05-14-01 PC Agenda
AGENDA
GOLDEN VALLEY PLANNING COMMISSION
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, May 14, 2001
7:00 P.M.
I. Approval of Minutes - April 23, 2001 Planning Commission Meeting
n. Continuation of Informal Public Hearing -- Preliminary Design Plan - Hidden Lakes
P.U.D. No. 74 Amendment
Applicant: Hidden Lakes Development, LP
Address: Block 5 and Block 9, Outlots F and M, Hidden Lakes PUD No. 74,
Golden Valley, MN
Purpose: The P.U.D. would allow for the construction of 7 single family homes on Block 5,
and 10 single family villa homes on Block 9, Outlots F and M.
III. Informal Public Hearing - General Land Use Plan Map Amendment (Z021-08)
Applicant: Golden Valley Lutheran Church
Address: 5431 Glenwood Avenue; 21 Turners Crossroad South; east half of Turners
Crossroad South adjacent to these two lots, all in Golden Valley, MN
Purpose: The applicant is requesting to change the General Land Use Plan Map for 5431
Glenwood Avenue and for 21 Turners Crossroad South from Low Density
Residentialto Schools and Religious Facilities. For the east half of Turners
Crossroads South adjacent to these two lots, the applicant is requesting to change
the General Land Use Plan Map from a vacated right-of-way to Schools and
Religious Facilities.
IV. Informal Public Hearing - Property Rezoning (Z013-05)
Applicant: Golden Valley Lutheran Church
Address: 5431 Glenwood Avenue; 21 Turners Crossroad South; east half of Turners
Crossroad South adjacent to these two lots, all in Golden Valley, MN
Purpose:
The applicant is requesting to rezone the properties at 5431 Glenwood Avenue and
for 21 Turners Crossroad South from Residential to Institutional (1-1). For the east
half of Turners Crossroads South adjacent to these two lots, the applicant is
requesting to rezone the property from a vacated right-of-way to Institutional (1-1).
V. Informal Public Hearing - Zoning Code Text Amendment
Applicant: Premier Investments, LLC
Address: Light Industrial Zoning Districts, Golden Valley, MN
Purpose: The applicant is requesting to add "Trade schools or Training Centers" as a
Conditional Use to the City's Light Industrial zoning districts.
VI. Informal Public Hearing - Preliminary Design Plan - KQRS, Inc. - P.U.D. No. 93
Applicant: KQRS, Inc. - ABC, Inc.
Address: Lot 1, Block 1, KQRS 2nd Addition (917 North Lilac Drive), Golden Valley, MN
Purpose: The applicant is requesting to subdivide the property into two parcels in order to
create an office building on one lot and radio antenna towers on the other lot.
-- Short Recess --
VII. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of
Zoning Appeals and other Meetings
VIII. Other Business
IX. Adjournment
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Regular Meeting of the
Golden Valley Planning Commission
April 23, 2001
A regular meeting of the Planning Commission was held at the Golden Valley City Hall,
Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday,
April 23, 2001. Chair Pentel called the meeting to order at 7:00 p.m.
Those present were Chair Pentel and Commissioners Eck, Grog
and Shaffer. Commissioner Rasmussen was absent. Also pr
Planning and Development Mark Grimes, City Planner Dan
Secretary Lisa Wittman.
, McAleese,
rector of
ording
I. Approval of Minutes - April 9, 2001 Plannin
MOVED by Eck, seconded by Groger and moti
9, 2001 minutes as submitted.
unanimously to approve the April
II.
Informal Public Hearing -- Pre!"
Amendment
gn Plan - Hidden Lakes P .U.D. No. 74
Applicant:
Address:
Outlots F and M, Hidden Lakes PUD No. 74,
Purpose:
uld allow for the construction of 7 single family homes on
10 single family villa homes on Block 9, Outlots F and M.
rocess for conducting the public hearing and introduced the
Grimes is staff report regarding the requested amendment to f?lanned Unit
D~velopme ber 74. Grimes referred to the site map pointing out that it is located
South of Golden Valley Road near the Courage Center. When this PUD was approved in
1997 the peninsula was not included in the PUD other than allowing the existing home on
the peninsula to remain. The other amendment area is along Block 9, which was
previously planned for the construction of one carriage home, which would have two units
in it. Now they have changed their minds and would like to construct Golf Villa homes in
that location, which are similar to the ones on Skyline Drive.
Pentel asked Grimes to point out the street names and to clarify what's referred to as
Block One and Block 2. Grimes pointed out the streets.
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Golden Valley Planning Commission
April 23, 2001
Page 2
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Grimes referred to the original PUD Master Permit that affects the entire PUD and the sub-
permits, which affect the various portions of the PUD such as the golf villa homes, the
town homes and the single-family homes. He stated the two proposed amendments would
require changes to several sections of the existing PUD permit. The master permit
indicates that the peninsula may be used only for one single-family home and outlot M
was left vacant for the potential development of the carriage homes sub..permit for
the peninsula states that an amendment to the sub-permit to allo I development
may be applied for when the conditions found in the minutes of eting of the
City Council from June 19, 1997 are met.
Grimes first discussed the Golf Villa Homes on Block 9, ~ and on Outlot M. He
stated that Hidden Lakes Development has decided not t carriage homes as
originally proposed in 1997 and instead are proposi struction of ten golf villa
homes. Grimes stated the lots they are proposi 0 feet wide and 108 feet
deep, about 5,100 square feet in area. He sta es that are being proposed will
be about 38 feet wide and 65 feet long and will ttached two-car garage. He
stated access to the golf villa homes will way street off of Skyline Drive and
will exit out onto Hidden Lakes Parkwa . be no parking permitted on the street
with exception to 8 spaces on the w the road for guest parking. He stated Staff
feels this would be adequate par' ea and that overall this is a good location .
for the golf villas.
Grimes referred to the City
control and stated that the
existing pond on the C
extensions to exist"
been submitted a
was adopted.
a tree pres
with the tree
mo related to grading, drainage, and erosion
from proposed Block 2 will be routed north into an
er property and the utility services will be from
in the area. He stated a tree preservation plan has
e tree preservation ordinance was passed since this PUD
en the original PUD was approved in 1997 the City didn't have
nee. However, the City is now requiring that they now comply
ion ordinance.
he setting of these homes deviates from the subdivision code in
regards to se cks, lot size and variances required. Grimes stated all of Hidden Lakes is
on private streets and that there isn't a public street adjacent to this piece of property. He
stated that normally the City requires single-family lots in the residential zoning district to
have 80 feet of width and 10,000 square feet of area. The front set back from a public
street is normally 35 feet. Side yard setbacks on 80-foot lots are about 12 % feet or 15%
of the lot width. Rear yard setbacks are 20% of the lot depth. In this case, the lots are
about 105 feet deep so they would require a 20-foot setback. They are proposing 15 feet
in the front and back.
Shaffer asked what the proposal is for outlots B&C. Grimes stated it would probably
remain common open space. Shaffer asked if the same layout would work if the houses
weren't in a linear pattern. Shaffer stated he is concerned about the houses being so
close to each other and that with the way they are lined up it will be visible from Golden
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Golden Valley Planning Commission
April 23, 2001
Page 3
Valley Road and would look like townhouses. He questioned if there was a way to
redesign it so it doesn't look like one building. Grimes stated that that would be a question
for the developer but that they were trying to do something similar to the other Golf Villas
in the area.
Grimes next discussed the lots on the peninsula. He stated that in
had originally proposed the development of the peninsula, howe
City Council it was taken off of consideration and the Council a
the development of the peninsula indicating they could com
developing the peninsula if certain conditions were met.
conditions are part of the PUD permit and that Staff has
been met. Grimes briefly outlined the conditions. The fir
and other information related to the development 0
and provided to the City. He stated staff that h
environmental issues and that much of this in~
process that was done in 1997. The findin s i
harm would be caused by the Hidden La
Hidden Lakes
. went to the
UD without
s for
at the five
h condition has
is all environmental
sula has been assembled
nformation related to
as provided as part of the EAW
at no substantial environmental
nt, including the peninsula.
The second condition is all due dilig
issues regarding development on
stated staff has received the info
peninsula and the informatio
environmentally responsibl
care have been taken to address the
including environmental issues. Grimes
necessary to address development of the
shows that the peninsula will be developed in an
The third condition is
successfully compl ted
conditions of appr
stated all maj
and Hidden
from state ag
ing and infrastructure on Phase I has been
eveloper has successfully complied with all related
equirements of environmental sensitivity on Phase I. Grimes
infrastructure improvements on Phase I have been completed
pment has received aU necessary approvals and certifications
garding cleanup of environmental pollution.
The fourt n is home building has been successfully completed on at least five
lakeshore lot Phase I. Grimes stated that according to the Inspections Department,
this has been accomplished.
The fifth condition is ten of the townhomes have been issued Certificates of Occupancy.
Grimes stated that according to the Inspections Department, this has been accomplished.
Grimes stated the City Council minutes from June 19, 1997 also indicate that when the
plans are submitted to develop the peninsula, four criteria shall be used to determine if the
plans are adequate. Grimes stated that staff has found that these four criteria have been
met. The first criterion is all lots to be created shall exceed the minimum lot size and the
average lot size shall be twice the minimum lot size established by the DNR in shoreland
impact areas. Grimes stated that lots within a shoreland impact area must be at least
20,000 square feet in area. In the case of the seven lots being proposed for the
Golden Valley Planning Commission
April 23, 2001
Page 4
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peninsula, all lots exceed this and that the average size lot iswell over twice the minimum
set by the DNR. Grimes referred to a letter from Tom Hovey, Area Hydrologist for the
DNR and stated that the letter indicates that the DNR has no permitting authority because
all construction will be done above the ordinary high water mark for Sweeney and Twin
Lakes and that the plans appear to be consistent with the City's shoreland management
chapter of the zoning code and finds that it meets, or will meet the r . ements.
Grimes stated
developme
will be appro
the ordinary
rom the
derstood by the
The second criterion is that the private road be setback at leas
high water mark. Grimes stated the private road would be a
ordinary high water mark except where it nears the bridge,
Council when the PUD was approved in 1997.
The third criterion is that Hidden Lakes shall retain t
geohydrologist to verify the location and number
features shall be protected by inclusion within
stated a geohydrologist was hired- and a repo
seeps and springs. These seeps and sp .
easements and will not be affected by
s of a qualified
s springs and all of these
ted "no impact zone". Grimes
red indicating the location of
ated within conservation
The fourth criterion is that the Cit
have adequate buildable area a
storm water improvements,
and all other performance
1997. Grimes stated the Cit
peninsula to accomm
such as roads, con
II determine whether the lots to be created
cessary land has been provided to accommodate
I easements, restrictions on woodland clearing
c tained in Jeff Oliver's memo dated February 13,
.neer is confident thatthere is adequate room on the
ots along with necessary easements for improvements
ments, storm water ponds, and tree preservation areas.
.
rmined that the application for an amended PUD to allow
sula can go forward but it doesn't mean that the development
ut review.
the development of the peninsula would be restricted in a manner
similar to the eshore lots in the other parts of Hidden Lakes. He stated they will have
conservation easements protecting the shoreline of both Twin and Sweeney Lakes and
only canoes or other hand-paddled boats will be allowed in Twin Lake and that the size of
the docks on Twin and Sweeney Lakes will be restricted in the same manner as the home
lots on Sweeney Lake and the east side of Twin Lake.
Grimes stated that park dedication for the development of the peninsula must be
addressed as outlined in the PUD permit on page 3, number 7. The permit states that
"Ultimate development plans for the peninsula will be shaped by City decisions about park
dedication, which may include a trail ona portion of the peninsula, as well as the relative
weight that the City chooses to place on specific environmental.features, characteristics,
or objectives." He stated the City has to make a decision about park dedication on the
peninsula.
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Golden Valley Planning Commission
April 23. 2001
Page 5
Grimes stated that the plans for the peninsula do not include a public trail or trail
easement. He stated staff does not recommend that a trail run through or across the
peninsula for several reasons. First, if there were a trail, it would have to be paved and be
separate from the private road serving the seven homes. This would mean another 8-9
feet of paved surface and therefore, additional runoff. Second, it would make the
proposed lots narrower than they are now shown on the plan. Thir t would be the
destination of the trail at the south end of the peninsula? There i a path in that
area that runs to the end of Kilarney Drive. Grimes indicated 0 e trail.that the
City now has through the Hidden Lakes development conne alley Road to
Wirth Park and the future Hennepin Park trail. He stated t ication of an
easement over one lot toward the north end of the devel now used for public
access for non-motorized boats and there is a picnic area ebo that will be
constructed this spring.
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Grimes stated that staff is recomme
proposed Block 1 and Block 2 an
Oliver, the recommendation from
systems in the homes, no p
peninsula bridge be condit'
ication be made to the City for
for the development of the
Grimes stated that staff is recommending that
park dedication and anticipates that this cash
Adeline Lane. lot at the south end of Swe
va of the preliminary design plan for
i hat the memo from City Engineer Jeff
Fire Marshal Ed Anderson to have sprinkler
edication and a portage crossing at the
roval.
Grimes stated that pa
connecting from th ex
would be construct
the Planning
trail if there'
val for park dedication was that there would be a trail
Isouth trail to the peninsula along Island Drive and that
time there is development on the peninsula. He stated that
d City Council would need to decide if there is a need for this
e peninsula.
Pentel s ed t u lic access along Island Drive is part of the PUD permit and it seems
to her tha to be addressed. She also stated there are many trails in Golden
Valley that ar n streets and that the City's paved trail system is much smaller than the
on-street trails. Grimes stated that this trail would be off the street. He stated that tile
policy of the Council has been that all trails should not be on the street because of safety
reasons.
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Pentel referred to Grimes' memo on page 4 in the first criterion where it talks about the
proposed lots exceeding the minimum lot size of 20,000 square feet and asked if that is a
DNR statute or a rule. Grimes stated it's a rule, not a statute. Pentel asked if there is
anywhere else in Golden Valley where private roads are considered to be part of the
adjoining lots. She said every other private road in Hidden Lakes is an outlot.
Golden Valley Planning Commission
April 23, 2001
Page 6
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Grimes stated he would have to look at a map to say for sure, but that the difference here
is the property owners would own property on both sides of the road and would have
access to Twin Lake on the other side of the private road so then you would be splitting
their property by an outlot. They will have private property rights on both sides of the road.
That's why it's kept as an easement rather than a dedication for the other property owners
to enjoy.
Eck stated that the citizen's I
calculated with regard to t
differently taking into acco
location of the high wa
hydrologist and indo
that determining t
lake and shou
a lake and t
comparing ap
n to the
a consultant
es not occur
If which means
and asked Staff how
are two hydrologists
a e been identified are all in
in the 50-foot conservation
he engineer that originally
seeps and springs in the no impact
the site. The engineer that the
not done an analysis of the. site other
.
Eck referred to letters received from concerned citizens, which
hydrologists report in regard to the seeps and springs. Thes
of their own which indicates the recharge for these seeps
entirely offsite, but is, in fact, in part, recharged from the
construction there would have an impact on the seeps an
this report should be factored in. Grimes stated bas
saying two different things, but the seeps and s .
the no impact zone of the development. They
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easement where there is no construction plann
looked at the site indicated that and felt
zone was adequate. He did go on the
citizens hired did not get on the pro
than looking at it from a canoe.
ke exception with the way the high water line is
n prings and indicated that it should be calculated
ocation of the seeps and springs as influencing the
. es stated he spoke with Tom Hovey, the DNR area
erns Mr. Maynard had in his letter. Mr. Hovey indicated
ter level using the sloping wetland definition does not fit for a
en looking at a sloping wetland. Sweeney Lake is considered
mark is 827.7. This is a different category and he's not
pples.
ubdivision 11.65, subdivision 5 zoning provisions for shorelands and
stated there I Iscussion about structure setbacks from ordinary high water marks that
says where feasible and practical all roads and parking areas shall meet the setback
requirements established for structures which would be 75 feet and in no instance shall
these impervious services be placed less than fifty feet. She stated that the retaining wall
at some points is going to be so tall that it will require a building permit. She asked if that
indicates that perhaps the City is allowing a structure to be built closer than our ordinance
would indicate that we should be building structures. She stated it's not a road and a
building permit is going to be required to build this retaining wall. She asked how staff and
Jeff Oliver looked at that. Grimes stated the reason the City requires a building permits for .
retaining walls over 4 feet in height is to make sure they are structurally sound. The
reason the wall is being proposed there is to protect the shoreland and to have minimal
disturbance along the 50-foot no impact zone.
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Golden Valley Planning Commission
April 23, 2001
Page 7
Pentel asked if the City has a no phosphate fertilizer requirement and stated that on page
7-14 in the Hidden Lakes plans it states that they will be reseeding the disturbed areas
with a fertilizer type that may have up to 400 Ibs of phosphate per acre. Grimes stated
that page 10 of the PUD permit says no phosphate will be used. Pentel asked how that is
monitored. Grimes stated it's easier to monitor in this situation, because Hidden Lakes
Development does all the maintenance for the entire development . n't done on an
individual basis. If that was indicated on the plans, it was a mista n permit would
override that.
Grimes referred to the area on the peninsula that is going
conservation easement to save a large grove of oak tree
additional conservation easements along the shoreline a
along the shoreline there would be a conservation e
ed as a
ed if there would be
mes stated yes, all
Pentel stated that on page 4-14 of the Hidden
utility easement arrow is pointing to the wron
easements on the peninsula are going to
year flood elevation plan.
s, the proposed drainage and
G. es stated that all the drainage
d rededicated to go along the 100-
Eck asked Grimes to talk about r . en d how they differ from ponding. Grimes
stated it's an alternative form of ter drainage and helps with filtration of the water
before it drains into the wate ich in this case is Sweeney and Twin Lakes. He
stated that basically, they reas and the storm water drainage goes into
these areas and infiltrates into the soil. Rather than creating the large pond that
was originally propose of the peninsula, there is a series of these rain
gardens. He state th ens still require some more detailed discussions with the
Engineering Depa with the Bassett Creek Water Management Organization and
still have to b the Bassett Creek Water Organization. He stated that the City
has receive ments on the rain gardens so far because it requires less impact
on the area t g ponds. Eck asked what keeps the rain gardens from becoming
ponds. ime wed a drawing of a rain garden and explained that they are not as
deep and ide for infiltration through the soil rather than directly into a pond.
Pentel state not clear from the information they've received, what will happen in times
of heavy rain and stated there's going to have to be some excavation and some moving of
soil in order to create a difference in elevation between the rain gardens and the bodies of
water they are to be cleaning the water for. Pentel asked if the runoff from all the
impervious surfaces is going to be routed to the rain gardens. Grimes stated his
understanding is that all the runoff would be routed to the rain gardens. Pentel asked how
the runoff would get to the rain gardens. Grimes stated she would have to ask the
developer for more details.
Shaffer asked how much of the area on the peninsula is actually going to be disturbed.
He stated the plans indicate that there's not going to be much disturbance, but he's
concerned that the whole peninsula is going to be disturbed. Grimes stated there is going
to be disturbance with this development and stated that page 7-14 OIJ the grading plans
Golden Valley Planning Commission
April 23, 2001
Page 8
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indicate that there will be 1.65 acres of disturbed are and 7.82 acres of undisturbed area.
Pentel stated when she reads the details on that same page she questions the total
number of acres being disturbed especially if each house is going to be graded to what
the road is.
Shaffer asked if houses, driveways, roadways, etc. are included in
surface. Grimes stated roadways, driveways and roofs are inclu
Groger asked for clarification on the sha ge 4-14 of the plans. Grimes
stated the shaded areas are the builda roger stated the homes seem to be
very close to the roadway. Grimes equirements of the PUD ordinance state
that no structure can be any c10s t from the roadway. Groger asked ifthe .
structures could be further away stated the Planning Commission and Council
could designate areas wher . t of the building can go on each of these lots.
Groger stated lot 6 doesn't uc, any, of a driveway. Grimes stated one of things
he would like to see is that e 20-foot driveways. Groger talked about the parking
concerns at Hidden L asked if there will be parking along the easement
area. Grimes state t parking for 4-5 cars along the easement area and most
of the homes will garages which will allow more room for parking. He stated
the more park' mpervious surface there is. He also stated there would be no
parking alo , ecause it's only 16-20 feet wide. (With the exception near the
tree conserva ment.) .
s Park Board
ment and that
Iity. He asked if the
orne soils on the
that have less then suitable
, per construction techniques
Hoffman referred to a letter from a citizen, which stated that
determined in 1980 that soils on the peninsula are unsuita
development would risk major environmental damage to
developer is aware of this statement. Grimes stated that
peninsula and throughout the rest of the Hidden La
soil. However, in speaking with the engineers,
those issues can be resolved.
the 20-foot wide street near the golf villas is a one-way street. He
stated that it nded like from Jeff Oliver's report that it needed to be one-way because it
was 20 feet wide. Grimes stated that the Public Safety Director wanted the radius of the
curve for emergency access. Shaffer asked why the road on the peninsula is less than 16
feet and it's a two-way road and stated he was concerned about the width of the road and
two cars being able to pass each other. Grimes stated an option would be to have them
widen the roads. Groger stated the Commission could have them increase the width of
the road and minimize the size of the house on lot five where the road tapers to 16 feet.
Pentel asked if it is a private road, who will be allowed to park there. Grimes stated he
believed that access is going to be restricted. .
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Golden Valley Planning Commission
April 23, 2001
Page 9
Shaffer asked if the conservation monuments are used within the individual lots as well.
He asked when the individual homeowners have 30% that they are allowed to develop up
to the lake who protects the rest of the 70%. Grimes stated that there is an agreement
between the homeowner association and the homeowner that the area can't be disturbed
other than 30% of the lakeshore. Shaffer asked if there are monuments at each lot.
Grimes stated it would be monumented at every other lot line.
Pentel asked
peninsula.
under the lak
Uban s d th
will acco
stated no, th
ut the
variety of
t he feels they've
are concerned
v ental clean up, with
f what was thought to have
n lakes site and showed
ters and stated that all the run-
erior of the development to catch
stated they've followed. all the
. trict to make sure this is a quality
John Uban, Principal at Dahlgren, Shardlow, Uban, gave a pre
development of the peninsula. He showed an area map an
housing types that have been built so far at Hidden lakes.
shown that they really can do the environmental protecti
about. He stated there was about 8 million dollars worth
no expense to the City or any other public agency,
been a polluted area. He showed an aerial ph
that there was no significant impact to the surr
off has been directed toward a ponding syste
the impact during the grading portion of
regulations of the City, the DNR, and
development.
.
He stated that one benefit to the
million when the developme
be spending money on ma'
amenities to provide recre
launch, an arbor syste
would be rebuilt. n
ver $600,000 in tax dollars and a projected $1.6
e stated the roads are private and the City won't
additionally, the development has a set of
h as the trail running north/south, a tot lot, a canoe
ge to connect the peninsula. Pentel asked if the bridge
t it would be.
s would be routed from the main development to the
st, RlK stated that they are proposing to.run the sanitary lines
pposed to running them under the bridge as they currently are now.
ge is proposed to have fishing platforms on either side. In addition, it
canoeing. Hoffman asked if the bridge is only a walking bridge. Pentel
the way cars get to the peninsula.
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Pentel asked about the lake improvements on Sweeney lake and attaching them
somehow to this development in the CIP. She wanted clarification why the link was being
made between park dedication by Hidden lakes when the funding is already showing up
in the Capital Improvement Plan. Grimes stated that a suggestion was made at staff
meetings, that because the Adeline lane lot is on Sweeney lake, the funding from this
park dedication can be used to helpfund that project and parks throughout the City.
Pentel stated that in the PUD ordinance it states that there will be a trail that comes down
Island Drive to the bridge and asked if there will be public access to the bridge. Uban
stated that ideally they would like to have an informal, more natural trail coming down to
the bridge.
Golden Valley Planning Commission
April 23, 2001
Page 10
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Uban referred to a map of the site that showed completed lots, sold lots, reserved lots and
available lots. He stated that the golf villa homes are lined up in a row because of a utility
line that goes along the front edge of the driveways. Also with the architecture, they
are meant to sit side-by-side, but there will be a variety in elevation and height. Also,the
golfvilla homes are close together so they won't lose any of the gre ace and they are
built to the same standards as the other golf villas in the area.
He discussed the rain ,gardens they' ed and stated they are to replicate a much .
more natural system and require . n than ponds. Shaffer asked if there is
maintenance required on the rai s. Uban stated there is some maintenance
required, especially when th tablished and that is something that the
homeowners association cap firm would take care of. Pentel asked how the
water from the roofs and ro ts to the rain gardens. Uban stated they have a
drainage system that er to the rain gardens. Pentel asked if there are
overflow pipes in c rdens fill. Uban stated there is a natural area for the
water to spill into i arden gets absolutely full.
eyed all the trees and they are going to save as many oaks as
moving some ash, box elder, willow and some cottonwoods.
a, that was also
, but after hearing
a map showing the
e lots on the Sweeney
er lot. They have almost 213
given each lot a very large
deal of protection to the lake. He
d stated that every suggestion,
reviewed and complied with.
Uban stated that in 1997 they had looked at having 10 lots 0
the number and arrangement of lots considered and studi
many concerns, they have seriously changed the plans.
lot comparison between 16 lots, 10 lots and 7 lots and st
lake side have an average of 330 feet of lakeshore
of a mile of shoreline divided into 7 lots. He st
area to accommodate_a building and still provi
stated .they've increased the no impact zone to
recommendation, and comment from the
Uban sho p of the lake access easements and stated that Peterson
Environmen s surveyed where all the seeps and springs are and that they all fall
within the no impact zone and that they will all be preserved. Uban summarized by stating
the City will gain the following things from this proposal: 1) The no impact zone has been
increased to 50 feet which is more than required by the' ordinance. 2) There are 7 lots
being proposed as opposed to 10 or 16. 3) There will be a private road, which minimizes
the impact to the peninsula. 4) There is an exceptional tree preservation plan. 5) There is
exceptional surface water management with rain gardens that replicate natural systems.
6) There is guaranteed protection of wooded areas. 7) There is unprecedented protection
of seeps and springs, which are not required to be protected. 8) The steep slopes are .
being protected as if they were bluffs. 9) There is a tremendous increase in taxable value.
.
.
.
Golden Valley Planning Commission
April 23, 2001
Page 11
Eck asked if there were any pictures or sketches of what these proposed homes will look
like on the peninsula, how high they are.and if they will face Hidden Lakes. Uban stated
all these homes will be custom designed and doesn't think there will be a typical front and
back to these homes, but that there would be a view from all directions.
He stated they don't have any home designs yet, but would be hap
example of what a home might look like. Eck stated that one of t
citizens in this area is the visual impact of these homes as well a
concerns of the peninsula. Uban stated that the homes can' e r
knowing who is going to be buying the lots, but stated he
the homes may fit into the landscape. Eck asked how th
impact of the retaining wall. Uban stated that they will be
be at the bottom, and they will be able to protect all
road and the lake. There is also another five fe
wall that will be restored back to its natural ch
would be visible from the Twin Lake side. Uba
where the retaining wall would be visible
submit an
ncerns among
nmental
ed not
n example of how
inimize the visual
nt on top, the road will
tion that exists between the
im zone beyond the retaining
k asked if the retaining wall
ere may be a couple of spots
Eck referred to letters the Planning
residents who are dissatisfied wit
landscaping, general upkeep, pa
was aware of these complai
going to be done about th
meeting with all of the exis
Hidden Lakes Develo
explained the way
in a state of transit
area where th
stated they
association
n has received from current Hidden Lakes
, maintenance, rubbish removal,
d snow removal. Eck asked the developer if he
e were ongoing problems, and asked what is
. Pentel asked if there has been a neighborhood
eowners regarding this development. Bill Huser,
they do have meetings with the homeowners and
r groups are structured. He stated that the association is
e letters Eck referred to are from people that are living in the
are being built and that is creating a great deal of activity. He
ely hard to deal with these issues and stated there is another
ming up within the next week.
description of snow storage that will occur on the peninsula and
garbage rem from the peninsula area. Huser stated that there is one sanitary
contractor that currently handles all of Hidden Lakes and they will handle the peninsula as
well. He stated that there is also one contractor for snow removal and that snow would be
removed from the peninsula to another part of the site, but that final details haven't been
worked out yet.
Pentel asked if lots will be graded to the elevation of the roadway and if the homes on the
peninsula will have basements. Aaron Hemquist, RLK, stated that the subgrade elevation
is roadway minus the pavement. The pavement section hasn't been determined yet, but
the lots will be tapered into the roadway and some will be higher, some will be lower. The
lots themselves will be graded to the back of the curb. Pentel referred to lots 3 and 5 and
stated that the road at lot 3 sits at 838 feet and the road at lot 5 sits at 836 feet and the
middle of that lot is 11 feet higher.
GoldenValley Planning Commission
April 23, 2001
Page 12
.
Hemquist stated that they tried to match the roadway to the existing terrain and the
houses will have to fit in. He stated he believes there would be basements excavated for
these homes.
Groger referred to the conservation ea stated that the lots on the peninsula
would have easements potentially s. se on the existing lake side lots which on .
the east side of Twin Lake allows f no more than 30% of the area extending
inland 37 % feet from the shoreli sked what the experience has been on the east
side of the lake and how mu ook place. He asked what they would anticipate
along the shorelines given f the impact to both Sweeney and Twin Lakes.
Huser referred to the site p referred to block 6 as an example. He stated the 37%
feet conservation eas d on DNR guidelines. He stated they work with
individual buyers a servation easements on each lot certificate so the home
is being designed the least amount of impact to the shoreline and they are well
within the 300/< learing. Groger asked if they would have any objections to
having a s ge of potentially developable land along the shoreline. Huser
stated that w anageable and they are trying to select the best way for
homeo rs t ve a trail to go to the lake that would have the least impact on the seeps
and sprin ope and the vegetation. Grimes showed pictures of two homes that are
on Twin Lake d showed the minimal impact to the lakeshore when a trail was added.
Huser stated no, it
velopment. He
oesn'trequire
onths, the
Shaffer asked if the retaining wall is going to be a flat concrete wall.
will be a textured wall and will fit in with the other walls that are in th
-stated-the-wallbeingproposedwouldbea- -poured-in-place-wallb
as much sloping and it's much stronger. He stated that during
vegetation is so dense that much of the wall won't be seen.
Shaffer stated he noticed on the plans that there is const
trees and asked for clarification on that. Uban stated it is
however, they intend to do precise root pruning and
and protection. Shaffer asked who controls ho
on. Uban stated the City has ordinances, and.
association often times hire a landscaping firm
the drip line of the
ay out of the drip line,
g, trenching, fertilization
p on the individual lots later
and the homeowner's
this process.
Pentel asked if there is a maximum height requirement of 25 feet. Grimes stated the DNR
has a guideline of 25 feet in shore land impact areas. It isn't in the City's shore land
ordinance, it isn't adopted and isn't a law. Pentel asked if the City could decide to put a
height limitation on the homes. Grimes stated they probably could if there are reasonable
criteria.
McAleese asked, if in the public hearing portion, they could separate speaking about the .
golf villas from the peninsula and-speak about the golf villas first so people could feel free
to leave if they only had questions abouUhe villas and not the peninsula.
Pentel agreed and opened the informal public hearing.
.
Golden Valley Planning Commission
April 23, 2001
Page 13
Dr. Manley Rubin, 1425 Skyline Drive, stated that he lives in the golf villas that are there
now. He stated when he purchased the lot he was told there would be one more home
built where they are now proposing 10 new golf villas. He stated that the green area that
is there now is the only green area they have and that there are a few dozen oak trees
there that will have to go for driveways and homes. He stated thatthe aesthetics are c
atrocious and the developers should be ashamed for trying to put te mes when there
isn't enough room. He stated there is only one entrance and exit ason there is
only a one-way street being proposed is because there is no ro ing else. He
also stated he was concerned about the availability of parki d if he could
park two cars in his driveway. Rubin stated, yes, one behi , ot side-by-side.
Pentel asked how the snow removal was this past winter. d he wasn't here
this winter.
Pentel asked Grimes if he
have parking on one s
parking on both si
because there is
n bout the width of the street.
sac during construction and
rtrash removed. She stated the
n the peninsula were valid. She
tion equipment going up Hidden
t the equipment during construction. She
good plan; during construction if there
the 11 months she's lived there, there have not
.
Linda Keene, 1735 Waterford Court, stated she'
She stated it's very difficult to get in and out of
many times they have not had their mail delive
concerns that were raised about the widt
stated she's concerned about the imp
Lakes Parkway and where they are
stated that she didn't think Hidde
were to be an emergency. She
been any all homeowners m
width of Waterford Court. Grimes stated in order to
e at least 22 feet wide. Grimes stated that if there is
t they should contact the Public Safety Department
sed to be parking on one side of the street.
Greg Klave,
regulation to
about t rop
going to b
being a goo
green.
e North, stated it would be a violation of the forest heritage
n the 12 oaks that are the golf villa site. He also stated concerns
homes being right next to a green way and stated there is obviously
lis taking off into the home area. He stated that he doesn't think it's
Ighbor to the Theodore Wirth Golf Course to put homes so close to the
Grimes stated that the sub-permit in 1997 did indicate that up to 10 additional units would
be developed at a future date and would be located in the area that is being proposed for
golf villas.
.
McAleese disagreed and stated that this is a new look at the PUD and we aren't promising
that it will be developed and the City can still decide. Grimes agreed, but thought these
citizens should have been on notice that there was a plan for up to 12 units and now they
are proposing 10 units.
Golden Valley Planning Commission
April 23, 2001
Page 14
.
Nancy Azzam, 2300 Noble Avenue North, stated her biggest concern is water quality.
She stated over development in Golden Valley has adversely affected every water body in
the City except for Twin Lake. She stated she is against this proposal and urged the
Planning Commission to leave the area alone. She stated that Barr engineering found
that the water quality in Sweeney Lake is an unswimable level 5. She referred to the
Highway 100 project and all the environmental promises MnDot ma arding how
careful they would be in preventing erosion. She stated that they p their
promises and now massive amounts of soil have moved to Gol nds and
lakes. She talked about raw sewage being pumped into Ba to a
construction accident. She stated there is way too much oing on in Golden
Valley and it's humanly impossible to oversee all these s e of thorough way.
She then listed all of the current projects going on in the ked that we leave
Twin Lake the peninsula alone.
Tom Zins, 892523rd Avenue North, stated he to come to this Planning
Commission meeting by Linda Loomis. He sta es on the Parks and Open
Space Commission and stated that they ok at the proposal and have some
formal input in the process. He stated s been inadequate land dedicated for
public park purposes and that this I ongs to everybody in the City. He stated .
he's concerned about the dedicaf h and not land. He stated the bottom line in
developing the peninsula is that g more needs to be done than dedicating a few
bucks and there needs to be ge access points for the public. McAleese asked
when the next Parks and ce ommission meeting is. Zins stated their next
meeting is in about a mont
Hugh Maynard, 14 Road, stated he's been opposed to this project for 5-6
years. He discusse ildability of the peninsula and showed a map prepared by land
planner, Fred r years ago that stated he looked at the setbacks and code
widths and . owed that only 2 houses could be built honoring the normal
setbacks. M en talked about the protection of the 51 seeps and springs shown
on the s. a ed that his neighbors hired a hydrogeologist from Hennepin County
to do an o' estigation. He stated that the City was supposed to be given a full
environmenta port and the only thing he could find in City files was the report from
February 1997. He stated that several years ago he was complaining that the dump on
the mainland might be sending contamination into the lakes and into the springs. He
stated that in 1999 the developer hired Braun Intertec who determined that the water flow
is north into Bassett Creek and therefore, the source of water for the springs is entirely
from the peninsula and not from any land east of Twin Lake. He stated that it's not
enough to just not build on top of the springs, they have to stay off the recharge area,
which is the whole peninsula. He then discussed the retaining wall and stated that it is
about 750 feet long and on the grading plans there are a number of places where they .
calculated the height of the wall and the maximum height he saw was 12 feet tall. He
showed a picture of himself standing against a 12-foot high wall and showed a 12-foot
long board to illustrate the height of the retaining wall. He stated that the bottom of the
wall is wetland and there will be no trees blocking the view of the retaining wall.
.
.
.
Golden Valley Planning Commission
April 23, 2001
Page 15
Barney Rosen, 4820 Killarney Drive, stated he's enjoyed the two lakes on the peninsula
actively for 67 years. He stated it makes him sick to hear people talking about
environment and ecology and when they dig that peninsula, it's going to be a mound of
dirt. He stated that there is mud pouring into Sweeney lake in torrents from the rain we've
had and now the lake is brown. He stated a mistake was made with the ball field and
asked the commission not to make a mistake with this proposal.
Cori Of stead, 901 Parkview Terrace, stated she's been oppos
beginning. She stated she did a door-to-door petition in 199
wanted there to be any development of the peninsula. Sh
signatures including 702 Golden Valley residents who w
development. She said the developer stated that the op
who lived on the lake. She showed a map indicatin
who are opposed to this development, but that
opposed. She stated she measured the penin
some lots to 210 feet wide on the widest lot an
enough to build these houses.
pment from the
neighbors
e got 1,028
Y type of
s only from people
just the people on the lake
n Valley in general are
went from 155 feet wide on
at the peninsula wouldn't be wide
Glen Helgeson, 901 Parkview Terra
themselves to the City and to the
they've done. He also questione
developer's measurements
an independent study be d
adequate information oh th
peninsula and that the
inforrflation. He st
shown on the plan
on the site in
and study t .
and stated th
stated t wer
developer
means.
e developer is misrepresenting
hat they say they are going to do and what
ensions of the peninsula and stated the
te to what he has found. He recommended that
o accurate dimensions. He stated he has seen no
feet of earth that is going to be taken out of the
. not including the driveway or house pads in their
alked the site and questions the number of springs
ed that a PCA did find 240,000 cubic feet of contaminated soil
d the Planning Commission should question the developer
ottman asked about the contaminated soil Helgeson mentioned
veloper did mention that they found asbestos on the site. Helgeson
providing the information from the soil borings and stated the
imal amounts of asbestos was found and questioned what minimal
Faith Woodman, 1420 Spring Valley Road, stated she is opposed to the development of
homes on the peninsula. She stated she has looked carefully at the grading plans
proposed by the developer and that the plans indicate that 1.65 acres will be disturbed out
of the 9.47 acres and that that's 17% of the entire peninsula.
She showed a copy of the developers grading plan and stated the grading will be massive
and if homes and driveways were included in the total percentage the amount would
perhaps be 40%. She stated that the Planning Commission and the City Council need to
know the total acres of land that will.be disturbed so that they can evaluate the adverse
impact to the peninsula and to the seeps and springs.
Golden Valley Planning Commission
April 23, 2001
Page 16
.
She stated that for the Planning Commission to accurately determine.the impact of
developing the peninsula the developer should prepare eight cross sections, one for each
home and one for the cul-de-sac turnaround to see how much earth is being lopped of the
top of the peninsula, how much is being excavated for basements and how much fill is
going to be added to create level pads for construction. She then showed an example of
a cross section map and discussed the earth cut away and earth fill . She stated that
this is the most environmentally sensitive piece of property left in \ley yet, the
Planning Commission is being asked to waive most of the City' subdivision
requirements and allow development without the normal sa~ ed development
elsewhere in the City. She stated that this project would n d management
and should be denied. "
Dr. David Cline, 4700
proposal and dev
t to the Planning
ou esolution in 1997 that put
peninsula. He stated he's very
d this development is not going
at it will make it worse. He stated
t since the EAW has already been
gs to consider. He referred to a
e soils are unsuitable for building. He
elopment project, but at that time they were
ndoned, an old dump full of refuge from the
eyesore in a bad spot. He stated the peninsula
.
Bob Mattison, 1120 Angelo Drive, referred to the Ie
Commission and pointed out the language of th
the conditions on the approval of the develop
upset about what's happened to Sweeney Lak
to make it any better, but there's a signifi
he's concerned that the Council is goin
approved, there are no other enviro
Minneapolis Park Board report in .
stated he was in favor of the orig
developing a hospital that h
highway, and they were ta
isn't that, it's just fine the w
Ive, urged the Planning Commission to reject this
d to park property.
Jean Zawist
isn't a public
drug pa her
the lake i
Planning Co
idgeWater Road, stated there is a path behind her house that
that she has collected beer cans, liquor cans, used condoms and
d didn't think anyone would want that in their back yard. Shestated
one, and agreed there should be public access, but urged the
ssion not to put a public path on the peninsula.
Steve Mahle, 1410 Spring Valley Road, stated he is opposed to the development and
urged the Planning Commission to think about their grandchildren and how they would
view the peninsula and the Planning Commissions decisions 50 years from now.
Dave Fellman, 1540 St. Croix Circle, stated he was representing himself and not the
Environmental Commission or the Bassett Creek Watershed Commission. He read from
the EAWand stated the City should be bound by it. He referred to a report submitted to .
the City by the Surface Water Management Committee that stated saving wetlands isa
number one priority. He referred to a model ordinance that supports the 1991 Wetlands
Conservation Act that suggests a setback of 75 feet from the edge of the wetland .to the
principal structure. He referred to an e-mail he sent to Tom Hovey at the DNR in which
.
Golden Valley Planning Commission
April 23, 2001
Page 17
Mr. Hovey states he would strongly support a 75-foot wetland setback if the City proposed
one. Pentel asked if that's 75 feet from the ordinary high water mark. Fellman stated no,
it's from the edge of the wetland. He showed a picture of a silt fence along Sweeney Lake
and referred to the dirt that has built up there. He showed pictures of the sediment in the
streets that missed the ponds and water that is running over land i Lakes. He
showed a picture of Sweeney Lake and stated the water is brow sediment that's
washed into the lake. He showed a picture of a pond and refer Wand stated
the pond is supposed to contain 1 DO-year storm water and it . ed a picture of
the bridge to Hidden Lakes and stated there is a 40" culve supposed to take
the water out of Sweeney Lake. He stated the culvert is der water and is
acting like a dam. He stated he's concerned about a chil to the water. He
referred to the developers planting plans and stated ants have been put around
the ponds.
Greg Klave, 6
we are thro .
Golden Valle
once c red t
process s
environment.
tter she wrote to Barry Blomquist,
so submitted photographs which
part of the developer and the builder
sSlon to make some prudent decisions in
t the development of the hillside is crazy
traffic on the streets would be impossible.
.
Katherine Sobieck, 1400 Waterford Drive, refe
General Partner of Hidden Lakes Develo
she feels evidences the lack of respon
in this project. She urged the Plann.
further development of this projec
and there isn't enough land ther
Celeste Shahidi, 1810 Maj
upset because her daught
lake to deteriorate like
future.
, C/ she learned to swim in Sweeney Lake and is
swim in the Lake. She stated it's a shame to allow the
d the Planning Commission to make a decision for the
North, stated that by allowing the peninsula to be developed
gical heritage out the window and taking the Golden out of
ted it's a pristin'e nature area left over from the glacial period that
rea. He stated he's concerned that what he sees in the planning
e more interested in protecting the developer instead of the
Michael Nelson, 1745 Bridgewater Road, stated he is in favor of the proposal. He stated
the City needs the tax base to help clean up Sweeney Lake. He stated that the developer
is not at fault for the pollution of Sweeney Lake, and that the pollution is from the Highway
100 project. He stated he would like to see the development continue and that the
majority of the people in the development are happy with the developer and the
landscaping. He stated the two ponds near him are working fine.
.
Pentel mentioned that the Planning Commission received two letters. One from Stephen
Passeri, 1498 WaterfC?rd Drive and one from James Assali, 1499 Waterford Drive.
Golden Valley Planning Commission
April 23, 2001
Page 18
.
Pentel closed the informal public hearing. She stated she would allow the developer to
speak to the comments that were made.
Bill Huser, borrowed Mr. Fellman's photographs and stated he is troubled by the
information that's been presented, particularly in this photographic format. He stated he
personally goes to the site virtually every day and his highest priori roject manager
for this project is making sure there is very good erosion control. that over the
last four years they have been complimented by virtually every very person.
that deals with environmental control as having done ~n out this project.
the amount of land that will need to be moved or excavated.
d be calculated and he can get the figure for the Planning
er asked for the figure for the disturbed area also. Huser stated that
ted as of now because they don't know the size of the.houses at this
point. He sta they tried to be extremely conservative when they laid out the plans and
tried to show the extreme of what could be developed. Shaffer asked when they figured
the di.sturbed area if they included the footings for the retaining wall and utilities. Huser
stated that was all included in the figure. Shaffer asked about the discrepancy between
the impervious surface and the disturbed surface. Huser stated the disturbed surface that
was listed was for the installation of the roadway. The total impervious surfa.ce calculation
that was given included that roadway and an estimated amount for the homes and
driveways once they are completed.
nating that the
opment. He urged the
watching on T.V. to talk to
Ie are on the Surface Water
what the problem is. He stated
m the south side, but the runoff
He stated he strongly disagrees with the information sho
degradation of Sweeney Lake is caused by the Hidden L
Planning Commission, the people in the room and t
people at the DNR, the watershed district, and t
Management Committee to get a better under
there are issues with water coming into Sween
is not coming from the Hidden Lakes dev
He referred to the silt fence picture t
than a week ago, he had Metro E
every bit of erosion control fence
that Mr. Fellman stated is ac .
through the pipe as fast as
something to do with the w
He referred to the refe
management pond a
ponds are working
Iman showed earlier and stated that less
I (contractor for Hidden Lakes) replace
ite. He referred to the photograph of the bridge
m and stated that water is in fact, running
. He stated to imply that the flooding has
en Lakes handles their storm water is very deceptive.
to the water running over the land into the. storm
at that is what the water is supposed to do and that the
ere designed to work.
.
Pentel asked what the feeling of the Commission was as to making their deliberations at
that point.
.
"
.
Golden Valley Planning Commission
April 23, 2001
Page 19
McAleese stated it would be wise to hold the deliberations over to the next meeting. He
also asked if the people who had visual aids could leave them with City to allow the
Planning Commission to look at them.
Grimes asked the Commission what additional information they would like to see aUhe
next meeting. Pentel stated she would like to know the consequen f running the
utilities under the lake. She would like a better idea of how gradi to happen
across the site to better understand how much land is going to
the seeps and springs on
u If and doesn't come from
n Barr referred to in the informal
Public Works Director and City
Hoffman asked what the time constraints are for the devel
has to give them approval before they can begin.
Eck stated he would like to know what the impact w
this development will be if the recharge is on th
offsite. Grimes stated he will review the report
public hearing along with the report done in 19
Engineer.
.
Groger asked if Staff could do what
and what was in the staff reports
which to base their opinions on.
review conflicts between what was said
uld have some definitive information on
Hoffman asked to see the
hearing. Grimes stated he
r ort that Mr. Mattison referred to in the public
et the report, but stated it needs to be evaluated. '
Pentel stated she 0
lands, sewage, wi
get to the pen'
of disturbed
tscuss the following issues at the next meeting: public
oad, rain garden technique, utilities going under Twin lake to
nt excavation, the amount of land to be moved, the amount
height of the water table.
at if the Planning Commission is concerned about park dedication
the City Council to ask them for something from the Park and Open
Space Com Ion. Pentel stated she would write a letter to the Mayor and Council
asking them for information from the Park and Open Space Commission.
Pentel stated that at the next meeting she would like to take each Commissioners issues
one by one and have a public discussion, but not a public hearing. Grimes stated he was
going to ask someone from Public Works to attend the next meeting.
.
MOVED by Groger, seconded by Shaffer and motion carried unanimously to continue the
consideration by the Planning Commission of the PUD amendment at the May 14, 2001
meeting.
-- Short Recess --
.
Golden Valley Planning Commission
April 23, 2001
Page 20
There was discussion of the'
the City Council and the PI
Reports on Meetings of the Housing and Redevelopm
Council, Board of Zoning Appeals and other Meetin
ity, City
III.
There was no discussion regarding other meetings.
IV. Other Business
A. Discussion of General Mills EA
There was discussion of the General Mills EA
Commissioners would be doing individu
able to discuss General Mills items du
s d.ecided that the Planning
haffer stated that he would not be
. of interests.
B.
il on May 21, 2001
.
that will take place on May 21, 2001 between
Ission to discuss the PUD Ordinance
V. Adjournment
.
e
Hey
Me ora u
Planning
763-593-8095/763-593-8109 (fax)
To:
Planning Commission
From:
Mark Grimes, Director of Planning and Development
Subject:
Continuation of Consideration of Hidden Lakes PUD Amendment
Date:
May 10, 2001
Also attached is a copy of a letter report prepared by Ray W. Wuolo, P.E., P.G., C.G.W.P. who is the
principal hydrogeologist for Barr Engineering. He was asked by the City to review the two other
hydrogeologist's reports that were available to the Planning Commission at the last meeting. The
conclusion of Mr. Wuolo's report is that "changing the development plan by changing the density or
reducing the impervious surface would probably not affect the springs and seeps in a measurable
way." Mr. Wuolo will attend the May 14th Commission meeting to answer questions.
Also attached is a copy of a second report from Peterson Environmental Consulting prepared for Bill
Huser and dated May 9, 2001. Peterson Environmental prepared the first report on the springs and
seeps as a response to the EAW comments in 1997.
A copy of a soils map that was prepared for the Minneapolis Park and Recreation Board is also
included. This map was mentioned at the April 23rd Commission meeting. I want to thank Robert
Mattison for providing the City with a copy. The map indicates the soil types and slope characteristics
of the peninsula and all of Wirth Park. It indicates that the peninsula has severe development
restrictions. Hidden Lakes has indicated to me that their soil borings do not show soil conditions that
will cause restrictions.
An e-mail message from Tom Hovey. Area Hydrologist for the DNR is attached. This message states
that the utilities under the bridge will require a license from the DNR. Also, he says that the DNR
encourages the use of rain gardens and that the water quality of Sweeney Lake has suffered due to
shortcomings of MnDOT erosion control on THG 100 construction.
e
If there is other information that you need, please give me a call on Friday or Monday. The staff will
do its best to respond on Monday night.
.
.
e
Hey
Me randum
Planning
763-593-8095 I 763-593-8109 (fax)
To:
Planning Commission
From:
Mark Grimes, Director of Planning and Development
Subject:
Hidden Lakes PUD Amendment Information
Date:
May 11. 2001
As indicated in the Planning Department agenda packet that was delivered yesterday, the drawing or
perspective of the retaining wall along the east side of the peninsula was not included. It has now
been completed and in attached.
I did not put in my memo about Hidden Lakes that the City Council forwarded a request to the Open
Space and Recreation Commission. The request is for the Open Space and Recreation Commission
to send to the City Council a recommendation on park dedication for the Hidden Lakes amendment in
order that their recommendation could be considered at the same time the City Council reviews the
preliminary design plan. As you will recall, the Planning Commission asked the City Council to
request this review from the Open Space and Recreation Commission. At the present time, the next
meeting date for this consideration by the Open Space and Recreation Commission has not been set.
Normally, it would have been discussed at their regular May meeting. However, that date falls on
Memorial Day so the meeting will have to be rescheduled.
'"
~
275 M~rket Street · Suite 445 · Minneapolis, MN 55405, '
I
'. ,. .HIDDtN'
~ zLAKtS'
.' 41::,. --.. ..
"7
---.
May 9, 200~
Golden Valley Planning Commission
CIO Mr. Mark Grimes
. Director of Planning
Golden Valley City Hall .
" Golden Valley; MN 55422
Re: Hidden lakes PUD No. 74 Amendment
e
Dear Mr. Grimes:
In response to the questions and Comments raised by' the Planning Commission at
the meeting -of April 23RD, , 2001, please, find attached the additional information
. requested by the Commission. These -attachments are in the form of supplemental
drawings and text to address those questions: . As this infonnation may not be Self
explanatory, further explanation is offered within this text, in summary fotm. -.
One of the, main questions, was ,how would. these se,ven homes actually be situate~
on the lots in relationship to the existing' topography~ The original drawings depicted
, the ,lot configuration, the buildable portion thereof and a hypothetical building pact af,
'generally rectangular shape. 'T,he buildable area was. determined as that area,
outside the 75 foot setback from the DNR prescribed Ordinary High Water ,(OHW)
level of 827.7 feet, and the required front an side yard setbacks. The bUilding "pad"
was typically a 60' by 100' rectangular box located ,therein, as no specific homes
have, yet,been cust0m d~signed for these lots. _ , ' ,
, The accompanying site .plan incluges the use of a . "typical" 'house footprint situated'
on the lots, with the exception'of lot 3 which contains the existing home. This typical
home was selected as it is currently being built by the Charles GLJdd Company on
another. site and is,representative in size, height ,and' quality of what is expected for
, peninsula' homes.' Please note that this home fits on ~II the lots, and subs\antially
larger homes could be ,accommQdated on most of the lots. '
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Utilizing the e~ample home, east (west cross sections were' prepared 'for: each'of the
lots to show how such homes' could be placed on the lots in the, context or the
existing topography, elevations 'and width orthe, lot The garage erid view'is depicted
in each case to represent architectural features and overall height., Please note that
the teyhnical sections do not include the trees and vegetation on the slopes ~o the
east and west, or home ~andscaping, as inclusion of these features would make it
more . d,ifficu~ to read .the slopes, distances and height of the homes, drive and.
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May 9, 2001
proposed wall. A rendering of the "typical" lot is included to show how these e
vegetative features will continue to provide screening of both the homes and the
proposed wall section.
Questions arose as to the visual impact of the wall proposed for the Twin Lake side
of the private drive. Attached is a north I south sectional drawing(s) which places the
wall in the context of the physical characteristics of the site. It seemed there was
concern that the wall might be 12 feet tall along it entire length, and questions were
raised as to color and surface treatments. The individual lot sections and the. wall
section drawings aid in understanding the actual proposed configuration of this
feature. .
The wall is proposed to be a poured wall, as this can be constructed with the least
impact on those areas proposed for conservation areas. It is typically 3'to 5' in height
along the majority of its length, including the 2' raised portion on the drive side of the
wall (see detail and sections). It increases to 12' at ~e south end near the cul-de-sac
where the drive is at its highest elevation and the base matches grade at its lowest
point. This is somewhat lower than the wall at the entry to Hidden Lakes, at the
crossing of Bassetts Creek.
The attached cross sections and renderings show this wall in relation to the length,
height and overall scale of the peninsula, the backdrop of the proposed homes, and
the foreground conservation area with 50' of retained vegetation. It will be of a color
which best blends in with the natural features, and would utilize a textured finish e
(rather than a pattern) to minimize the tendency to be eye-catching. However, if
found desirable by the City, the 2' raised portion could probably be eliminated along a
major portion of the wall, and plantings of vines and other appropriate vegetation
could be added to soften and additionally screen this feature.
Comments were made as to the width of Island Drive and its adequacy for traffic
movements. As you are aware, all the streets in Hidden Lakes were configured to
minimize hard surface area while still accommodating the anticipated traffic loads.
Hidden Lakes Parkway, as the main collector street with no parking, is scaled similar
to Wirth Parkway to the east. The individual neighborhood streets with parking on
one side are required to be 22' in width. Island Drive is intended to bea private drive
with no parking on either side (except in the parking bay) and only serving the seven
lots on the peninsula. It was felt that with no parking, 20' is more than sufficient for
the majority of its length, and where it serves only two or three lots at the south end
something smaller would be appropriate. . This is also beneficial in the reduction of
hard surface area and related runoff. The width can be increased at the south end, if
desired by the City, without significant effect to lots five and six, as is evident on the
plan and sections.
A question was raised as to how the Ordinary High Water level is calculated and why
the "shoreline" and OHW line do not match up. The OHW for all DNR managed
water bodies is determined by the DNR, and is designated as 827.7 el. for both .-
Sweeney and Twin Lakes. The actual "shoreline" varies according to the lake levels .,
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May 9, 2001
at any given point in time, being lower in dry conditions (drought) and higher in wet
conditions (following rainfall events). The OHW (a constant), and the shoreline as
depicted on the drawings are according to the actual level at the time and date of the
field survey (refer to attached letter from Egan Field, May 7,2001). The comment
that certain individuals' measurements do not match with the actual registered survey
is addressed in the last paragraph of that letter. There a several points along the
peninsula where this is possible. During higher water levels, which exceed the
normal water level, the northernmost end of the peninsula would likely appear more
narrow than under normal conditions. Similarly, the area near lot six and the cul-cle-
sac which contains the "sloping wetland" on the Twin Lake shoreline could be
inundated for a period until water levels recede back to normal conditions. This
condition could also lead to inaccurate measurements by individuals.
Rain gardens are an alternative form of storm water management which puts a
greater emphasis on infiltration back into the soils than traditional sedimentation
ponds. The use of this management tool is encouraged by the DNR, Bassetts Creek
Watershed Management Organization (BCWMO) and other watershed districts in
Minnesota and nationally. They return and filter more water to the soils and are a
more attractive component of the total landscape. We will use them to the extent
approved by the City and BCWMO.
To the question on the percentage of allowable lakeshore development, the DNR
suggests a maximum of 30% of the frontage. As you are aware, the existing
homesites on the east side of Twin Lake and Sweeney Lake have made
improvements substantially less than the 30% allowable, which would typically be 30'
on these 100' lots. Although the peninsula lots are substantially larger in size and
frontage, an area significantly less than 30 % will be utilized, such as a limit of 30',
and with encouragement towards even less.
(',
Several comments I questions concerned the status of the existing wood bridge and
its treatment to afford canoe access to Twin Lake. As discussed with staff, this
bridge is to be entirely replaced with a new yet similar wood bridge, which is
engineered to accommodate anticipated load requirements for Fire and emergency
vehicle access. The clearance beneath the new bridge will be increased for canoe
travel, with the new utilities located beneath the lake bed (as was done with the utility
crossing at the Bassets Creek) under review and permit by the DNR. This method
affords better protection of the utilities and additional clearance for canoe access to
Twin Lake.
Questions relating to total impervious surface area, total disturbed area and
estimated earth moving are addressed in the supplemental drawings from RLK I
Kuusisto, as attached. As previously discussed, each home will be custom designed
and graded according to its final design. The earth moved for the general grading
and placement of the drive and utilities is anticipated to balance. The earth moved
for the construction of the homes (basement or lower level depending on
configuration) is estimated based on the unit shown on the additional drawings. It
should be noted that the areas listed for the above are total estimates for the finished
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. Page 4
May 9, 2001
construction, and that a very significant amount of those areas are already e
"disturbed" due to the presence of the existing home, which was constructed in
1957/1958. The road, driveway, house footprint and lawn areas of this previously
disturbed area constitute the majority of what is proposed as lots one, two and three.
A question was put forth regarding construction of homes near the dripline of the
trees. You may be aware that oak species are particularly sensitive to grading, both
cut and fill, over their root areas. The lot lines, building areas and elevations have
been carefully studied and selected to minimize impact on the trees, the slopes and
the associated vegetation of the peninsula. Mr. Uban's presentation on April 23RD,
2001 was also responsive to this concern. Careful attention will continue to be
afforded to avoidance, tree protection measures, selective pruning if necessary and
as recommended by the project forester and City Forester.
Questions were raised regarding the recharge source of the springs and seeps
based on comments from a recent review of same by Mr. James Piegat, Professional
Geologist, at the request of Mr. Hugh Maynard and neighbors. Please find attached
a supplemental report by Mr. James Arndt, and Mr. .Ron Peterson of Peterson
Environmental Consulting with boring logs and additional information regarding this
issue. These experts' analysis an opinion definitively respond to the questions.
Finally, reference was made to unsuitability of soils for home construction on the
peninsula. Hidden Lakes soils information is contrary to such unsuitability assertion. _
The soils information provided by the geotechnical consultants (through soil borings) .
and hydrogeological data provided by PEC and reviewed by the project engineers all
confirm the suitability of the peninsula for construction as proposed.
I believe that all the questions generated at the Commission meeting have been
addressed in the text herein or on in the drawings and reports attached. If something
has been inadvertedly omitted, I will be available to the Commission or staff to
provide answers at the next meeting. Please consider the enclosed information; our
prior submission and ~resentation at the April 23RD ,2001, meeting; the memoranda
of April 17TH and 19 H from Mark Grimes and Jeff Oliver; the Conditions of Use
Permit No. 74 for Hidden Lakes; and all other relevant material in the City files.
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Mayg, 2001
We are proud of what we have created and will create in Hidden Lakes. We believe
our submissions and presentations conclusively meet the criteria for approval
expressed in the Use Permit, and the June 19TH 1997 Council minutes, and Section
11.55 of the City Code. Please recommend approval to the City Council.
If you have any questions please call me at (612) 889-2437.
Respectfully,
~.i-I-
William Huser
Project Manager
Cc Janine Clancy
Jeff Oliver
Robert Shellum
Mark Kuhnly
AI Lundstrom
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From:
To:
Date:
Subject:
"Tom Hovey" <tom.hovey@dnr.state.mn.us>
<joliver@ci.golden-valley.mn.us>
5/4/01 4:35PM
Hidden Lakes
Hi Jeff.
J wanted to pass along a brief note because some concerns have come up on several issues.
1) The utilities under lakebed to the isthmus will need to be reviewed under the Department's license
process.
2) Apparently, there has been concern about the "rain gardens". I wish to voice my support for their use if
appropriately designed. In general, it is our desire to see precipitation stored as close to the place it falls
as possible as opposed to having it piped great distances with little or no chance for infiltration. We do
realize that the basins need to be carefully designed to ensure their performance.
3) Erosion control measures for the latest stage of Hidden Lakes should follow the lead of the earlier
stages. As we have discussed, the water quality of Sweeney Lake has suffered largely due to
shortcomings of the erosion control efforts on Highway 100. By the way, it looks like MNDOT and
contractors have taken great strides in controlling the erosion problems in the last month. It is my
understanding that the existing development of Hidden Lakes has not significantly altered the water quality
of Sweeney or Twin Lakes.
Thanks for the opportunity to comment. Please call me if you have any questions.
Tom Hovey
Area Hydrologist
DNR Waters
Phone 651.772.7923
Fax 651.772.7977
tom. hovey@dnr.state.mn.us
Visit our website @ www.dnr.state.mn.us/waters
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~ -- ---- I~
7415 WAYlATA BOULEVARD E F MINNEAPOLIS. MINNESOTA ~5426
\\1n. Ill}
Phone: (952) 546-6837
FAX: (952) 546-6839
May 7, 2001
Bill Huser
Hidden Lakes Development
International Market Square
275 Market Street
Minneapolis, MN 55406
Re: Surveying Services
e
Dear Mr. Huser:
As you requested we have reviewed our surveys of the Hidden Lakes site. Of the various
surveys we have completed, our February 22, 1996 survey and April 28, 1997 survey address
the peninsula issues we recently discussed. In 1996 we prepared an AL TNACSM Land Title
Survey of the entire Hidden Lakes property. This survey included topography of the peninsula
and location of the shoreline, which was provided by MARKHURD using aerial
photogrametric methods. Our 1997 survey was a very detailed topographic survey of the
peninsula utilizing conventional field survey methods. The 1997 survey, in addition to
locating the existing shoreline (elevation 827.3), located the ordinary high-water level
contour (elevation 827.7). When we overlay the two surveys, the shorelines shown on each
survey match quite closely, varying only a few feet. Obtaining the same results utilizing two
different mapping methods confirms the accuracy of the two surveys and answers the
question of reliability of our 1997 survey.
If measurements across the peninsula, from shoreline to shoreline, are now differing from
these two surveys I would assume it is due to the high water conditions we are currently
experiencing. In some of the flatter shoreline areas, a higher water elevation could result in a
significant change to the width of the peninsula. The difference in elevation between the
shoreline and the 827.7 contour shown on our 1997 survey indicates a variance of up to 45
or 50 feet horizontally to the peninsula width.
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Regarding the work we performed for these surveys and the integrity of our company, I
submit the following:
. Our 1997 survey of the shoreline is confirmed by the aerial mapping produced by
others.
. We use the latest state of the art equipment in the field and in the office.
. We utilize industry standard survey techniques and methods.
. We employ highly skilled field and office personnel.
· The average number of years of experience for our survey personnel is over 18
years.
. Egan, Field & Nowak, Inc. has been providing highly regarded surveying services
for the past 129 years.
Please call with any questions you may have regarding our surveys at Hidden lakes or the
qualifications and practices of our company.
iJ7V1
t:~olke
Vice President/COO
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RI.K.. Engineering. Planning. Surveying. Landscape Architecture
( KUUSISTO LTD )
~
I, Kurt M. Kisch, am a Licensed Land Surveyor licensed in the State of Minnesota under
license No. 23968.
Under my direction the survey work was completed for the subdivision plat recorded as
IDDDEN LAKES PUD NO. 74, (2/19/1998) in the office of the County Recorder and the
Office of the Registrar of Titles, Hennepin County Minnesota.
On that plat, and according to Minnesota State Statutes Chapter 505, displayed water
boundaries, water elevations, and supporting elevation benchmark with reference to a
nationally accepted elevation datum (N.G.V.D. 1929 Datum). That information was
gathered under my supervision in the field, and displayed on the plat according to the
accepted standard of care and recommended Practices and Procedures as set forth by the
e Minnesota Society of Professional Land Surveyors.
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Kurt . Kisch, PLS
Professional Land Surveyor
Minnesota License No. 23968
Offices: Hibbing . Minnetonka . St. Paul . Twin Ports
(952) 933-0972 . 6110 Blue Circle Drive' Suite 100 . Minnetonka. MN 55343 . FAX (952) 933-fl53
Equal Opportunity Employer
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Barr Engineering Company
4700 West 77th Street. Minneapolis, MN 55435-4803
Phone: 952-832-2600 . Fax: 952-832-2601
BARR
Minneapolis, MN . Hibbing, MN . Duluth, MN . Ann Arbor, MI . Jefferson City, MO
May 9, 2001
Jeannine Clancy
Director of Public Works
City of Golden Valley
7800 Golden Valley Rd
Golden Valley, MN 55427
Re: Hidden Lakes Seep/Spring Hydrogeology
Dear Ms. Clancy:
This letter describes an evaluation of the likely origins of the seeps and springs that are present along a
narrow peninsula that separates Sweeney and Twin Lakes in Golden Valley. The purpose of this
evaluation is to assess whether design changes to a proposed housing development on the peninsula are
warranted in order to minimize a reduction in the flow of these seeps and springs. I understand that the
primary concern is whether or not the development will reduce infiltration through the soils and thereby
reduce flows to the seeps and springs.
Conclusions
The data and regional information indicate that the likely source of water for the springs and seeps is
primarily from areas south of Sweeney and Twin Lake and that infiltration on the peninsula is only a
minor component. Changing the development plan by changing the density or reducing the impervious
surface will probably not affect the springs and seeps in a measurable way. There will continue to be large
portions of the peninsula that are available for natural infiltration. The precipitation and snow melt that
does not infiltrate will continue to flow into the lake as surface runoff. Additional data collection, such as
seep flow-rate monitoring and Geoprobe borings would be interesting to view but the results will not
likely affect these conclusions.
Information Sources
In performing this evaluation, I reviewed the following project-related materials:
· Preliminary Plansfor Grading, Sanitary Sewer, Water Main, Storm Sewer and Tree Protectionfor
Hidden Lakes Peninsula and Block 2 Amendment to PUD #74, Golden Valley, Minnesota, (sheets
. Ms. Clancy
May 9, 2001
Page 2
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dated March 5, 2001 and April 9, 2001), prepared for Hidden Lakes Partners, LLC by RLD Kuusisto
LTD.
.
Preliminary Plat, Hidden Lakes Development, February 2, 2001, prepared by RLK Kuusisto LTD.
.
City Responses to Comments on Hidden Lakes Environmental Assessment Worksheet (EA W), City of
Golden Valley Memorandum from Mark Grimes to William Joynes, February 3,1997.
.
Comment Responses to Proposed Mitigation, Peninsula Springs and Seeps, Hidden Lakes EA W,
Memorandum to Mark Grimes and Fred Salsbury of the City of Golden Valley from Jim Arndt of
Peterson Environmental Consulting, Inc.
.
Investigation of Springs Between Sweeney and Twin Lakes, Golden Valley, Minnesota, prepared for
Mr. Hugh M. Maynard by Kelton Barr Consulting, Inc., April 20, 2001.
In addition to these materials, I also met with James Arndt of Peterson Environmental Consulting, Inc.,
who provided me with draft maps and figures of a report that he plans to submit to the City of Golden
Valley on May 9,2001, three logs of soil borings performed by GME Consultants in 1996, and a portion
of a letter report by Braun Intertec, dated April 9, 1999, with some results of water quality analyses
performed on the effluent of two seeps, collected on April 1, 1999. Because I met with Peterson
e Environmental Consulting, Inc., I also extended an invitation to meet with representatives of Kelton Barr
Consulting to provide me with any additional information and data that might be pertinent to this
evaluation..
I also consulted several published and electronic sources of information as part of this evaluation,
including: Geologic Atlas of Hennepin County, Minnesota (Balaban, 1989); Soil Survey of Hennepin
County; Digital Elevation Maps (30-meter OEMs) (U.S. Geological Survey); digital orthophotoquad
maps (U.S. Geological Survey); electronic versions of wetlands maps (MDNR); County Well Index
(CWI) (Minnesota Geological Survey); and miscellaneous electronic GIS coverages.
Overview of Issues
The central issues is: Do the seeps and springs that are found along the shores of the peninsula that
separates Sweeney and Twin Lakes exist because of infiltrating precipitation on the peninsula or is the
source of the spring water from an area some distance from the peninsula. Secondarily, should the City
require that the developer make changes to the current plans in order to further minimize the effects on
the seeps and the springs?
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", Ms. Clancy
May 9, 2001
Page 3
Kelton Barr Consulting (page 4) states: "It is certain that the springs and seeps are recharged from the
peninsula itself. It is not certain that recharge through the peninsula is the only source of ground water
that supplies the springs and seeps." Peterson Environmental (February 4, 1997, page 2) state: "Because
groundwater flow is rapid in coarse textured sediments, the winter-time presence of the springs and seeps
indicates that the source of the groundwater is not precipitation infiltrating the coarse-textured soils on the
peninsula." and "It is more likely that the recharge for the springs and seeps occurs in off-site wetlands to
the immediate southeast of Hidden Lake that are 20 to 60 feet higher in elevation that the site of the
springs and seeps on the peninsula."
Alternative Conceptual Models of Flow to Seeps and Springs
The following is a conceptual description of the two hypotheses that may explain the presence of the
seeps and springs.
1. Source of Seepage is from Peninsula
Precipitation that falls in the form of rain or melts from accumulated snow will do one of the following:
(I) flow over the ground surface and enter one of the lakes; (2) seep into the ground; or (3) evaporate into
the atmosphere. The water _ _
that seeps into the ground
will do one of the following:
(1) be used by plants and
uTnrn !(, > ....
.J;
~
~ 1\ EVAPOTRANSPIRATION
? SEEPAG~ ~
~cf J t " '?~
1~ '7 ...te...1I. - ~
S"P.~~~pa7.ta"
evapotranspired into the
atmosphere or move
downward and eventually
reach the water table or a
perched zone above the
water table (such as a
discontinuous clay layer).
The seepage water that
reaches the water table causes a mounding condition (also known as a "divergence"). The mounding
condition represents a hydraulic gradient from the interior of the peninsula toward the lakes, which are at
a lower elevation than the water table. A "seepage face" will always form in the soils a few inches above
the water's surface (although it may not always be visible or obvious). This seepage face is often
described as "seeps" and if flow is concentrated in some areas by coarser grained sediment or finer
e
e
e
, "
Ms. Clancy
May 9. 2001
Page 4
grained layers, these seeps may have sufficient visible flow to be described as "springs." The height and
extent of the seepage face is a function of (I) the capillary forces exerted between the sediment and the
water (finer grained sediments have higher capillary fringes), (2) the resistance to vertical flow
(represented by the "vertical hydraulic conductivity" of the sediments), and (3) the rate of seepage. In
general, the seepage face will extend to a higher elevation above the lake for finer grained sediments (silts
and clays) and for stratified sediments, such as alternating layers of silt and sand.
The flow rate of seepage to the lake under this conceptual model is directly dependent on the rate of
infiltrating precipitation. The highest possible annually averaged flow rate is equal to the average rate of
precipitation over the peninsula (@ 29 inches per year) multiplied by the area (about 820,000 square feet),
or about 28 gallons per minute (gpm). Distributing this over the entire perimeter of the peninsula (@
5,700 feet) gives about 0.05 gpm per every ten feet of shoreline (assuming that the flow is distributed
equally over the peninsula). However, not all of the available precipitation infiltrates to the water table -
most of the precipitation runs off or is used by plants, even in sandy soil. More infiltration will find its
way to.the lakes as runoff if the slopes are steep, as they are along the peninsula. Therefore, only a.
fraction of the available precipitation will reach the water table - something on the order of 6 to 12 inches
per year. If 12 inches per year reached the water table, 11.6 gpm would seep to the lakes, or about 0.02
gpm (about two tablespoons of water per minute) per every 10 feet of shoreline.
2. Source of Seepage is from Wetlands to the South of Peninsula
The concept of wetlands south of the peninsula feeding the seeps and springs along the peninsula is
somewhat less intuitive. Whereas infiltrating precipitation on the peninsula has only one place to go (Le.
to the lakes), water that
infiltrates from wetlands to
the south of the peninsula
has the potential to flow
not only toward the lakes
but also to other water
bodies or flow deeper into
the aquifer system. The upland wetlands and small ponds are areas where runoff from precipitation can
accumulate and leak downward to the water table at a relatively constant rate and under a driving head.
Thus, the wetlands represent a relatively continuous source of focused recharge to the aquifer, in addition
to regional precipitation. The same concepts of seepage faces that apply to infiltration over the peninsula
- --- -- - ----- - ---- - -- 'I)
PRECIPITATION I
II llll llll III l llll III l vfe~and I
:e~~ ~r-l~
_______ -~_l_ -
__ ---- ,-- .,.----t t
,/ water table_ .Y- --
seepage f~e_ ~_ - -'
~... ''!'; . ....
. '.
Ms. Clancy
May 9, 2001
Page 5
e
also apply to seepage from wetlands. The amount of available flow to springs and seeps is not limited by
the area of infiltration.
A particular difficulty with this concept is characterizing the effects that heterogeneity in the soils and
aquifer would have in directing the flow paths to the seep areas. Groundwater will tend to flow along
paths of least resistance, which generally corresponds to coarse-grained soils. It is typically difficult to
identify subsurface heterogeneity. Soil survey maps are indicative of near-surface conditions but may not
represent subsurface conditions, especially in stratified glacial deposits such as those in the study area.
Findings
e drilling should be
indicative of static Wetland Types
water level conditions. Weiland Types
C:E!J S.uon.tty Ftoodd
The boring - Shalloll Marsh
- Oup M..rsh
information does not - P....
- Shub s. amp
demonstrate that a - F"o""sted Swamp
- Commet\lbllllndust
substantial filii Riwrin.
- Wet Utadoll S
groundwater mound -
exists underneath the
peninsula.
The amount of flow
that could be generated
from infiltrating
precipitation alone does
not seem sufficient to
e
1. Infiltrating precipitation on the peninsula flows into the lakes but is insufficient to account for
most of the flow from the springs and seeps. There seems to be little doubt that some precipitation
on the peninsula infiltrates and flows to the lakes - there is no where else for it to go. Both Sweeney
and Twin Lake are tens of feet deep and it is very unlikely that there is not a good hydraulic
connection with the ice-contact sands that make up the peninsula. However, the logs of the soil
borings performed in July 1996 by GME Consultants along the peninsula show moist but apparently
unsaturated conditions to an elevation of the lake. Admittedly, these are not piezometer measurements
but the soil materials are sand and gravel in borings B-3 and B-9 and the water level measured during
Ms. Clancy
May 9, 2001
Page 6
account for the seeps and springs. It would be helpful to have flow rates measured at the seeps and
springs but the anecdotal information on the seeps and springs suggests that these flow rates will likely
be considerably higher than the rate due to infiltration on the peninsula (two table spoons per every ten
feet of lake shore).
.
2. Flow paths from the wetlands to the south toward the peninsula are plausible, even without
accounting for heterogeneity in the aquifer. This is a surprising finding. At first blush, it seems
implausible that water infiltrating from the wetlands would flow north into the narrow peninsula and
discharge to Sweeney and Twin Lake. The regional water table is shown to slope roughly west to east
in the unconsolidated deposits (Hennepin County Atlas, plate 5).
There are several wetlands in the area and most are of a type that would be saturated throughout the
year. From the 30-meter OEM of Hennepin County, it appears that the ground surface elevations near
Othese wetland areas are 835 to 840 feet above mean sea level, which is about 7 to 12 feet above the
View1
Wetland Types 51 f I ConIOU', o10rol.nd 8U'B:z (D OJ)
Wetland Types
Cl Se as on ally Flood ed
. .. Sh allow Mars h
., Deep Marsh
!C:iI Pond
.~
CJ Sh ub Swa mp
.. Forested Swamp
.. C omme rcla Vlndust
rm Rhlerine
. ~.~ ."
.. Wet Meadows
Dl.,,~
.. Bogs ......
e
1'1_1::1:1
e
e
.
Ms. Clancy
May 9, 2001
Page 7
water surface elevation of Sweeney and Twin Lake. Therefore, there is a hydraulic potential for flow
from the wetlands southwest of Sweeney and Twin Lakes toward the lakes and peninsula.
The drilling log data from domestic wells in the area (from the Minnesota Geological Survey's County
Well Index) indicates that the near surface sediments are low permeability clayey tills. A cross section
through the southern part of Sweeney Lake shows that a thin layer of sand covers this till southeast of
Sweeney Lake and sand underlies the till and overlies the S1. Peter Sandstone over much of this area.
This geologic information suggests that in the area south of Sweeney and Twin Lakes the near-surface
groundwater may not be a part of the regional flow system of the Quaternary regional aquifer and that
local flow systems may develop which, locally, can have flow directions that are not parallel to region
flow. . ,j"
-.7]
. clay C sand II (d~IO~i~e)
. 51. Peter 5andston
A
900
850
800
750
700
650
600
550
By constructing a simple groundwater flow model, using the flow code MLAEM, a general idea of
whether or not groundwater can flow from the wetlands to the peninsula was obtained. In this simple
model, the lakes and major wetlands are included as head-specified features, with water surface
elevations equal to those reported in quadrangle maps or on the OEM. An infiltration value of 8 inches
per year is applied regionally over the model domain. The global aquifer characteristics assume a fine
--
--
.
Ms. Clancy
May 9, 2001
Page 8
\ '.!\ 1/;/"/'/> J "';, ig;';tjjfA.;%~'..'$:.:~';~;
. . ..... ....f ~.. ............~...., .""..
'\;::\!.(\\\I~~~iM)~~t)]i::;rll~\i::'I~lil~
'. . . .... . . tf:: \ \'. .)/. .},. ". ...""",dw",,, fl,w.',,,,, . . ,.', '.. ..' "".
m..../!;;,w~~~I~~)0;.'.i.,.;::;;;~.;fl
to medium sand (hydraulic
conductivity of 10 fUd) and an
aquifer base elevation of 810
feet, MSL. An infiltration value
of 8 inches per year was used.
These modeling results are by
no means definitive - they were
performed only to determine if
groundwater flow from the
wetlands to the peninsula area is
plausible - the results suggest
that it is. The model does not show the flow paths extending further up the peninsula to where the
seeps and springs have been observed.
Heterogeneity in the aquifer is not accounted for in the model. There probably isn't enough existing
data available to adequately characterize the heterogeneity to the point where reliable predictions
could be made.
3. Water Quality data suggest long groundwater residence times and long flow paths.
Reddish-orange floc is associated with the springs and seeps. This floc is very likely iron
precipitation, mediated by bacterial action - a common occurrence with springs and seeps. Water
quality data from two seep samples collected by Braun Intertec in April 1999 reported dissolved
iron concentrations of 2.3 to 10 mglL and total hardness (as calcium carbonate) of 380 to 470
mgIL. The iron is probably in the Fe2+ and is oxidized to Fe3+ at the springs and seeps, where the
water contacts the atmoshpere. The relatively high iron in a reduced state and the relatively high
total hardness values are generally indicative of relatively long residence times in groundwater. I
would not expect to see such high reduced iron in the seeps if they water originated as
precipitation on the peninsula.
Summary and Conclusions
There are multiple hypotheses as to the origin of the seep and spring water along the peninsula between
Sweeney and Twin Lakes. Kelton Barr Consulting, Inc. expressed the opinion that the water was
originating from the infiltration on the peninsula itself and that there was not sufficient information to
conclude another source. Peterson Environmental Consulting, Inc. postulated that the source of the water
Ms. Clancy
May 9, 2001
Page 9
e
was from wetland areas, south of the peninsula, stating that the flow was sufficient to result in unfrozen
conditions and that the iron floc suggested a long flow path.
Peterson Environmental's hypothesis, at first, seems a bit far-fetched because the groundwater flow
direction (roughly south to north) is assumed to be perpendicular to the regional groundwater flow
direction (west to east) and because it is hard to envision how groundwater could flow so far up the
narrow peninsula without discharging to one of the two water bodies. Using "The Principal of Least
Astonishment", the hypothesis forwarded by Kelton Barr Consulting, Inc. does seem to be the most
likely.
However, the simplest explanation is not always the correct one. Indeed, all of the infiltration on the
peninsula must flow to either Sweeney or Twin Lake, as the Barr report states. But the amount of flow
cannot account for the flow rates that visual observations suggests are relatively high. The amount of
seepage that would result only from infiltration on the peninsula is simply not high enough. There must
be another source.
e
The high reduced iron and high hardness of the water suggests a longer flow path than from the center of
the peninsula to one of the lake shores. The absence of evidence of a groundwater mound under the
peninsula from the soil boring logs further suggests that the contribution of flow to the seeps and springs
from the peninsula is small. In all fairness to Kelton Barr Consulting, Inc., they did not have access to the
soil borings and water-quality data when they wrote their report - but this was the type of data that they
suggested be collected.
The modeling performed for this evaluation is very crude and only for illustrative purposes. It does,
however, show that a flow path from the wetlands to the south end of the peninsula is a plausible route.
The fact that the flow paths do not extend further up the peninsula is immaterial, given the lack of detail
in the model. Fine grained deposits along the shore line, muck, swamp deposits, peat, etc, would tend to
channelize flow and allow it to proceed further north before discharging to Sweeney and Twin Lakes. I
believe it is significant that the springs and seeps are not found on the northern portion of the peninsula -
only the southern. If flow was coming from only the peninsula infiltration, the seeps and springs should
be more broadly distributed.
In conclusion, the data and regional information indicate that the source of water for the springs and seeps
is primarily from areas south of Sweeney and Twin Lake and that infiltration on the peninsula is only a
minor component. Changing the development plan by changing the density or reducing the impervious
surface will probably not affect the springs and seeps in a measurable way. There will still be large
.
e
e
.
Ms. Clancy
May 9,2001
Page IO
portions of the peninsula that are available for natural infiltration. That water that does not infiltrate will
make its to the lake anyway as surface runoff. Finally, it should be pointed out that these springs and
seeps are not particularly unusual- they can be found around almost any water body.
~SinCerelY' ,I J
l>W c {" ~r-f-
R . Wuolo, P.E., P.G., CGWP
Principal Hydrogeologist
.
.
~
e
" .
Attachment 1
Water-Quality Data
from Seeps
(Braun lntertec, 1999)
r-. ,::' 08 '01 09:33AM BRAUN INTERTEC
, ; HIdden w.cs
.', !J9-(Yl181
; Number; CMXX-97-J093
l[Ilher:
Ildu-cDCC:
t: Liquid
am":. 99~J8~~
~D1I: Seep-2 '\Vest
r.o....olO
~tory:
Lab CoDbcrJPhone:
~:
S~
MDt.;
IlL:
Br.1I1n Ia.~ CotpOration
B. Maki/612-942-4820
BrauJl
JIlot Al'PIiCllblc
Method Detel;UOJl Limit
~nUJg Limit
Date Sampled:
Date~
Dace Reported:
04/01/99
04101199
04]09199
,'i
;f
J
Page; 2
eompouml
E:lti'act "2xlract
?rkdloci DlIIe
A:DJysk AaBl)Sis Dihdioll
Method Date I'actor MDL :RL
Sample Result
le\Un :Rylkoc:arboas
1 Range Ol'3llnics (C40)
I
ICSS as CaC03, Total
TOlal
WIDRO 04Ja2I9'J W1DRO 0Af([J199 1-0 21 100 <100 ug/l
SM 134GB 04IQS/99 1.0 0.10 1.0 380 mgBqI1 ~
EPA :ZOO.7 04105/99 1.0 6.1 20 ~ ugll ~.
EPA 200.8 04105199 1.0 0.09'7 0.30 0..95 ug/1
EPA 200.8 04I0S/99 1.0 0.33 J.O < 1.1) ugJl
1. ~ Spedro1nehy
. Toml
c. Toral
.
{EIld of R.epon)
.
~: ~. .'01 09:33AM BRAU'l
~, , li~~
a: ' , 95H12HU
:t lITUlJlber: CMXX-97-1093
l1D1ber.
, Rc1'ercnce:
x; Liquid
iIIm* 99-02181-01
l ~/l).nptiOD: Sa:p-l East
INTERTEC
r ........J~>~~.i;;
~':
.~
;r~~
:t
I.llbor=-lOry~
Lah CnDJxt/J'bo1le:
Sllmplt::r:
'llo MoistUr~
MDL:
"RL:
be In~ eorporatiQ"
B. Maki/612-94.Z-4320
Braun
Not App1ica.blr:
MedIAd Dc~an LUniI
lb:polling Limit
Dllie Sampkd: 04/01/99
))ate :Rt:c:eiYed: 04101199
))ate l\~~ 04109199:
l'age: 1
campouad
EstnlCl htnCl
Methad ))ate
AIlaI,fSis Ans1Jsis DilWoll
Method J);Iie Pactar MDl- lU.
Sample RIl$Ult
)leulll~
aI :Range o~s ((40)
d
lness as caCOO. Tow
, TolBl
WIDRO 04102I99 '911 DllO 041a7/99 1.0 'I7 100 <100 ug/l
SM 2]4c)B 04I05Jf1IJ 1.0 0.10 1.0 410 mgEq/1 ~
EPA ~OO_7 O4IOs"g 1.0 6..l 10. JOOOO II.!lIl "--
-
EPA200.8 04105/99 1.0 OJl97 0.30 14- ugll
fifA ;lOO.8 04105/99 1.0 0..33 t.O <1.0 ngll
:&l, ~ Spec:m-eb"r
1, T ~tI1
lOT. Tow
.
i~!
~:'
~,
Ii
\
(lltpolt ~~ on "ext pase)
.
,
,
.
'. .
Attachment 2
Soil Boring Logs
(GME, 1996)
,
8-~ :
" .1
c::::.,_
THEODORE
WIRTH
PARK
~
TWIN LAKE
/
I
/
SWEENEY LAKE
Q
~ OENOTESEXISTING OR. FORMER BUiLDINGS
APPROXIMATE
SCALE
r . I. .. l
o' FEET . . 400'
i
;
GMECONSULTANTS. INC.
Geoted,nicd . Materic1ls . Environ1l8ntd
14000 . 21st ^venue No
Hinne<lf>oIi.. f"Iinnotaota 55447
(612) 559-1859
III
SOL BORNG LOCATION DlAGW1
HDD8'llAKE.S P.UD.
GOLDEN VALlEY. ~ESOT ^
1
.J
VJl
w
(/)
0::
::;I
o
(,)
to..
....I
o
o
:lc::
0::
0<(
n..
J:
t-
o::
~
W
0::
o
o
o
W
J:
t-
6244
LOG OF BORING s- 7
IE SITE ~outh of Golden VaHey Hoad
.Hidden takes P.U.D. Golden Valley, Minnesota
r CliENT . ARCHITECT -ENGINEER
Hidden lakes Development, Inc. RLK Associates, ltd.
. l- I/) Qp ltsf)
w I- -
W -J ...: ---0---
u... ::J-
ui I/) E u.. 1 2 3 4 6
CJ DESCRIPTION OF MATERIAL w c.. Iii
-' z cc,.g. 5; WATER
I- ~ w <C I- CD 0 CONTENT %
w ::J > :J: I/) tlI ..J
W zw W 0 W C ~ - - .e- - .
U. wll. -J 1-"0
.....1>- a:: <C .....I ID W
:J: ~ <( <II ::l STANDARD PENETRATION lBLOWS/fOOl)
l- ll..... w _0:: ..J
Q. ~o ~ a: SURFACE ELEVATION---. 0::J <( --@---
w <(Z I- ~Z >
a 1/)<( 5; I/) 832.5 (J):J: Z 10 20 30 40 50
- Gray and black organic SILT WITH ~
- lSS 34'
SHEllS - stiff - {Ol} 11 .
I- 2.0
I- Gray white ORGANIC SILT, mollusk shell ~
i--- 2SS 34
fragments -firm - tOLl 7 .
I- 4.0
c::s: 3SS Gray and brown SILT, trace sand, roots - 0 26
firm - (Ml) 6 .
~
I
i--- ~ 1
i--- 4SS 7 .
l-
I- I
9.0 I
=m Gray SIL TV CLAY - soft - (CL-CHl ~ 2~ 17
5SS .
-
'. \
- . I
- \
- 1
--'- \
f-- 14.0 . . \
~6SS Gray SANDY SILTY CLAY, trace gravel - - ~ 16
firm to stiff - tCl) 6 .
j
I
f-- ,
- .
I
- I
. \
- .~ 13
- 7SS 8 .
-,rr 20.0 ... '.
Endof boring at 20 feet
. Hollow stem auger used full depth
. Borehole backfilled with cuttings
..
'.
".
,
.... I
WATER LEVEL OBSERVATIONS BORING STARTED 7/24/96
II Groundwater not encountered ~ GMECONSUlTA>fTS.INC. BORING COMPlETED 7/24/96
while drillinQ or after .. ."'-..-'" ....,..- RIG CME-55D DRILLER . RK
~ 14000 21st Avenue North
casing removal Minne."ob, Minn....ot. 55447 TLW APPMVED MM
W.L. (6121559-1859 DRAWN
. JOBI 6244 SHEET 1 of 1
The stratification lines represent approximate boundaries
between soil types; insitu the transition may be gradual.
f.',~,~.'.["...'
':%'
~'!-;
"
;
1
l
to-
W
W
u..
W
C]
...J Z
to- UJ e(
W > :I:
w w 0
u.. ...J e(
a: ....
UJ e(
l-
e( a:
~ ....
!J)
1SS
2.0
3.5
LOG OF BORING B- 8
DESCRIPTION OF MATERIAL
SURFACE ELEVATION
837.7
Brown fine to medium SILTY SAND, trace
roots, organics" loose - damp - (SM)
(Topsoil)
Dark brown to black fine to medium SILTY
SAND. trace gravel - medium dense -
damp - (SM)
Light brown fine to medium SAND WITH
ILT. trace gravel - damp - (SP-SM)
Light gray brown fine SAND, trace silt -
loose - moist to wet - (SP)
15.0
End of boring at ,15 feet
Hollow stem auger used full depth
Borehole backfilled with cuttings
Ul
~
~ E t:
w Q. Ui
ex: ~ ~
I- .. 0
Ul CD ...J
~,g e.
...J 1\1 W
~ ~ :3
u::> e(
~ z >
Ul:J: Z
!
l'
.
Qp (tsfl
. - -0. - -
2 3 4 6
WATER
CONTENT %
--.e---
STANDARD PENETRATION IBLOWSIFOOl]
--0--
10
20
30
9
12
9
8
9
I
I
I
I
,
50
BORING STARTED
BORING COMPLETED
RIG CME-55D
DRAWN TLW
JOB # 6244
The stratification lines represent approximate boundaries
between soil types; insitu the transition may be gradual.
'WATER LEVEL OBSERVATIONS
, t3feet while drillin
~ GME CONSULTANTS, INC:
,. . , o-technic:al-Malan '.1. E nvi,onm, ""Ial
. ~ 14000 21st Ave""" North
~ . Minneapolis, Minne!JOla 55447
(6121 559-1859
Boring caved at 9~9 feet after au et
removal
40
-'
so
7/25/96
7/25/96
DRILLER RK
APPROVED MM
SHEET 1 of 1
fCTe"
idden Lakes P.U.D.
cUENT
,:Hidden Lakes Development, Inc.
I-
w
UJ
IL
u.I
w 0
lD .... 2
I- ~ uJ <(
w ::l > :x::
uJ 2uJ uJ 0
IL WO- ...J <(
:i ....> cc
0-1- w ~
I- ::EO ~
0- cc
w <(2 I-
0 (1)<( 3: (I)
1SS
2.0
2SS
4.0
3SS
4SS
LOG OF BORING B- 9
DESCRIPTION OF MATERIAL
SURFACE ELEVATION
844.9
Dark brown fine to medium SAND WITH
. SILT, trace gravel, roots ~ very loose -
damp - (SM) (Topsoil)
Brown fine SAND WITH SILT - loose -
moist - (SP-SM)
Light brown fine SAND, trace silt, 2 inch
dark brown sand seam at 4.5 feet - loose -
damp to moist - (SP)
9.0
Brown fine to medium SAND, trace silt,
gravel - medium dense to loose- moist-
(SP-SM)
15.0
End of boring at. 15 feet
Hollow stem auger used full depth
Borehole backfilled with cuttings
WATER LEVEL OBSERVATIONS
.L.Groundwater not encountered
.L. while drilling or after
W. L. casing removal
Boring caved at 8.7 feet after auger
removal
..' .~
. \.
~]:~;i:e-;_-';~, "
....-1'.....~-..-
.. -"-';:':}\~(i~;
II
Qp (tsf)
---0---
234 6
r=
LL
U;
3:
o
..J
IE.
I-
en
w
I-
...J en w
<(!:i ::l
u::> ...J
WUJ ~
g; ~ z
WATER
CONTENT %
--.e---
STANDARD PENETRATION I8l0WSIFOOTl
--0--'
10
20
30
3Q$>
5~
5~
\
7~
\
,
10
,
,
I
,
,
7 @
BORING STARTED
BORING COMPlETED
RIG CME-55D
DRAWN TLW
JOB' 6244
The stratification lines represent approximate boundaries
between soil types; insitu the transition may be gradual.
~ GME CONSUlTANTS,INC.
. . Geotechnical.Material". E"Wo nme"tal
~ 14000 2btAve1'll<e North
~ Minneapolis, Minnuota 55447
- 16121559-1859
40
50
!
7/25/96
7/25/96
DRItJ.ER RK
APPROVED' MM
SHEET 1 of 1
e
e
e
Hey
Memorandum
Planning
763-593-8095/763-593-8109 (fax)
To: Golden Valley Planning Commission
From: Dan Olson, City Planner
Subject: Informal Public Hearing on General Land Use Plan Map Amendment for the
Properties Located at 5431 Glenwood Avenue and 21 Turners Crossroad
South - Low Density Residential to Schools and Religious Facilities -
Golden Valley Lutheran Church, Applicant
Informal Public Hearing on General Land Use Plan Map Amendment for the
vacated right of way Property Located at east half of Turners Crossroad
South adjacent to 5431Glenwood Avenue and 21 Turners Crossroad
South, -Right of Way to Schools and Religious Facilities - Golden Valley
Lutheran Church, Applicant
Date: May 9,2001
Background
Golden Valley Lutheran Church, located at 5501 Glenwood Avenue, is requesting that two lots
and a recently vacated right-of-way receive a General Land Use Plan Map Amendment from
Low Density Residential to Schools and Religious Facilities (see the attached location map).
The church is in the process of purchasing these parcels from the City of Golden Valley, and
is planning on using the property for additional parking lots for the church.
These General Land Use Plan Map Amendments are the first of two applications to be
considered by the Planning Commission at tonight's meeting. The other application is to
rezone these properties from Residential to Institutional (1-1). See the staff memo in your
agenda packet for further information about this application.
Recommended Action
Staff recommends revising the General Land Use Plan Map from Low Density Residential
to Schools and Religious Facilities for the properties located at 5431 Glenwood Avenue
and 21 Turners Crossroad South and from Right of Way to Schools and Religious
Facilities for the property located at east half of Turners Crossroad South adjacent to
5431Glenwood Avenue and 21 Turners Crossroad.
Attachments:
Location Map
Existing Portion of General Land Use Plan Map
PROPOSED VACATION OF EAST 1/2 OF
TURNERS CROSSROAD RIGHT-OF-WAY 7
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Memorandum
Planning
763-593-8095/763-593-8109 (fax)
To: Golden Valley Planning Commission
From: Dan Olson, City Planner
Subject: Informal Public Hearing on Property Rezoning for the Properties Located at 5431
Glenwood Avenue and 21 Turners Crossroad South -Residential to Institutional
(1-1) - Golden Valley Lutheran Church, Applicant
Informal Public Hearing on Property Rezoning for the vacated right of way
Property Located at east half of Turners Crossroad South adjacent to
5431 Glenwood Avenue and 21 Turners Crossroad South, - Right of Way to
Institutional (1-1) - Golden Valley Lutheran Church, Applicant
Date: May 9, 2001
Background
Golden Valley Lutheran Church, located at 5501 Glenwood Avenue, is requesting that two Ibts and
a recently vacated right-of-way receive a rezoning from Residential to Institutional (1-1) (see the
attached location map). The church is in the process of purchasing these parcels from the City of
Golden Valley, and is planning on using the property for additional parking lots for the church.
This rezoning is the second of two applications to be considered by the Planning Commission at
tonight's meeting. The other application is to amend the General Land Use Plan Map for these
properties from Low Density Residential to Schools and Religious Facilities. See the staff memo in
your agenda packet for further information about this application.
Brief History of Properties
The properties at 5431 Glenwood Avenue and 21 Turners Crossroad South were the site of single
family homes. The properties were purchased by the City as part of the Xenia Avenue
reconstruction and improvements to Glenwood Avenue. In 1999, both of these homes were
demolished by the City. The right-of-way located at the east half of Turners Crossroad South
adjacent to 5431Glenwood Avenue and 21 Turners Crossroad South was vacated by the City
Council at their regular meeting on May 1, 2001.
Recommended Action
Staff recommends rezoning the properties located at 5431 Glenwood Avenue and 21 Turners
Crossroad South from Residential to Institutional (1-1) and the property located at the east half
of Turners Crossroad South adjacent to 5431Glenwood Avenue and 21 Turners Crossroad from
Right-of-Way to Institutional (1-1). The rezoning will be compatible with the residential zoning
that surrounds this property.
Attachments:
Location Map
Portion of Current Zoning Map for the Area
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Memorandum
Planning
763-593-8095/763-593-8109 (fax)
To:
Golden Valley Planning Commission
From:
Dan Olson, City Planner
Subject:
Consideration of Amendment to Section 11.35 of the City Code
Date:
May 9, 2001
Background
The City has an application submitted for a Zoning Code text amendment. The proposal is to
amend the text to of the Light Industrial zoning district (City Code Section 11.35) to allow
"Trade Schools and Training Centers" as a Conditional use in that zoning district. Currently,
this use is allowed as Permitted Use in the Commercial zoning district and as a Conditional
. Use in the Industrial zoning district.
Prior to 1991, Trade Schools were only allowed in the Commercial zoning district. That year,
the Planning Commission and City Council approved a revision to the City Code to allow this
use as a Conditional Use in the Industrial zoning district. At that time, staff completed quite
a bit of research on the issue. The staff memorandum and Planning Commission meetings
from that time period are attached for your reference.
Proposed Trade School Location
The applicant, Premier Investments, would be using the building to lease the property at 800
Boone Avenue North for 3 different uses: a trade school, a microscope manufacturing firm
(currently exists in the building), and 5,000 square feet of currently vacant office space. The.
school use, if approved by the Planning Commission and City Council, is for Lakeland
Medical Academy, which trains students as medical and dental assistants. The school is
currently located in the Uptown area of Minneapolis. The portion of the building that would
be used for the school has been vacant for one year. Prior to that time, the space was home
to a jewelry repair and manufacturing facility. No exterior improvements to the building are
planned for the school use.
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The parking requirement for Trade Schools in the Commercial and Industrial zoning districts
is "one (1) parking space per seat, based on maximum seating capacity, and one (1) space
per instructor or support staff". According to the applicant, there are 165 parking spaces on
the site. Of these, 125 would be for the school's use, 15 would be for the microscope
manufacturing firm, and 20 would be reserved for the vacant office space. It is believed the
school will have no more than 100 students, and 30 instructors and support staff (these would
be split up to 15 during the day and 15 at night). Since the students and staff will be spread
throughout the day, both the applicant and Staff believe the parking to be provided would be
sufficient to meet the needs of the 3 uses in the building.
.
.
Other City's Requirements
The following information is provided to give you an idea of what other cities require for Trade
Schools in Light Industrial zoning districts.
Permitted or
Conditional Use in
City Light Industrial Parking Requirement
1 parking space for student calculated by reference to
the design of the school structure plus 1 space for each
St. Louis Park Permitted Use classroom
Plymouth Permitted Use Number of spaces to be determined by the City Planner
1 1/2 spaces for every 2 students at student capacity,
New Hope Permitted use unless it can be proven that fewer spaces are needed.
One space per classroom plus one space per ten
students, or spaces equal in number to one-third the
maximum seating capacity of the largest place of
Edina Permitted Use assembly, whichever is greater.
Permitted Use (school
use is limited to 50%
Eden Prairie of the building) 5 spaces for 1,000 square feet
1 space for each 5 students of design capacity, plus 1
Brooklyn Park Conditional Use for every classroom.
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Recommended Action
Staff requests that the Planning Commission recommend to the City Council the amendment
to the Light Industrial zoning district's requirements in a Formal Public Hearing.
Attachments: Memo to the Planning Commission from October, 1990
Minutes from the Planning Commission meeting on October 22, 1990
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INFORMAL PUBLIC HEARING - ZONING CODE AMENDMENTS
REGARDING TRADE SCHOOLS/TRAINING CENTERS
The point of the requested code amendments is to allow Hennepin County Technical
Coll ege to operate what has been characterized as an enployment skill straining
program in the Industri al Zoning District of Golden Vall ey. The appl icant has
shown that simil ar schools are commonly accepted in office buildings, which are
permitted in both of the City's Industrial Districts. Also, permitted as con-
ditional uses are IIhealth, fitness, and/or exercise facilities, including dance
studio, gymnastic training, weight lifting studio, aerobic exercise and
gymnasiumsll, some or all of which might be cl assified as school s of a sort.
Staff determined that the proposed use more closely resenbl es a trade school or
professional school, but agreed that it might be a use which would naturally be
located in an office setting.
City Code gives the purpose of the Industrial Zoning District as follows:
"(T)o provide for the establishment of industrial and manufaCturing develop-
ment and uses along with directly rel ated and compl anentary uses which,
because of the nature of the product or character of activity, requires iso-
1 ation from residenti al and commerci al areas. II
It might be argued that the proposed use does not fulfill this purpose. On the
other hand, neither do several other uses (such as restaurants or motel s) that
are al ready permitted in the district. Given the way in which both permitted
and conditional use 1 ists have evolved beyond the stated purpose of the
district, it could be difficult to deny the addition of the proposed use on the
grounds of a potential conflict with the district purpose.
Another of the City's zoning districts, the Commercial District, currently
allows IItrade or industrial training schools, both public and privatell as
regul arly permitted uses. There is no code definition for this use. After some
research into all of the programs or facilities that are becoming commonly
acceptabl e in many communiti es as some type of adul t education program, staff
developed a proposed definition that should be acceptabl e in both the Commerci al
District and the Industrial District. Schools for the performing arts or for
gymnastics/marti al arts have been excl uded because the City has tended to group
then under exercise or health/fitness programs. The proposed definition is pro-
vided with the other recommendations at the end of this report.
The parking requirenent for trade school s in the Commerical District is .r-at
least one (1) space for every four (4) units of seating based on maximum
capacityll. In office discussions regarding other proposals that never got as
far as the appl ication stage, staff had al ready concl uded thatthi s requi renent
is not really adequate for a suburban location. Although Golden Vall ey has bus
service, it runs in fairly 1 imited corridors and its best use is for ferrying
day workers into and out of downtown. It does not seen realistic to expect that
a majority of persons attending a trade or training school in a suburban loca-
tion woul d find it conveni ent to rely primarily on publ ic transportation.
Instructors and other support staff would require some form of transportation as
well. The parking requirenent should be the same in both districts, so either
the Commercial District needs to be amended to match the addition to the
Industrial District, or the addition to the Industrial District should match
what already exists in the Commercial District. Again, the staff proposal is
included in the recommendations section. Parking calculations for four dif-
ferent scenarios are appended to this report.
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The main probl em with this request is that staff and applicant kne.'I up front e
that the particul ar site being considered by the Technical College al ready fail s .
to meet existing parking requirements. With 35,030 sq. ft. of office space and
126,204 sq. ft. of warehouse space, the site should have 394 parking spaces, and
only 315 are provided. At the existing trade school parking ratio, the -amount
of office space being taken by the County for its program would actually reduce
the total number of parking spaces required on the site and therefore would not
constitute the expansion of a nonconformity. However, at a trade school parking
ratio that staff would consider adequate, the result would be the expansion of a
nonconformity, which City Code does not allow. _
Hennepin County contracts with a cab company to provide transportation for all
enroll ees served by the program in question. The code amendment request
included taking this fact into consideration. In other words, the City has been
asked to find some way to waive parking requirements in cases where alternative
transportation is guaranteed. This cannot be achieved through the regul ar
zoning variance process because the situation is inappropriate for a variance
appl ication. It must therefore become a specific provi sion stated in City Code.
Even then, it appears that enforcement could be a probl em. Making the use
conditional rather than permitted by right was one way staff found for providing
a somet/hat greater measure of control. Of greater concern is the precedent that
might be set when other developers or business peopl e see that parking require-
ments for this use are negoti abl e, and want the same fl exibil ity for other uses.
Staff Recommendations
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Staff recommends adding the following provision to the Definitions Section of
the Zoning Code (CC Sec. 11.03):
"Trade School or Training Center - A pl ace where education or
instruction is regul arly provided to groups of persons aged 16
(sixteen) or older in areas incl uding but not necessarily
limited to the following types of occupations: assembly or pro-
duction, business or cl erical, computers, cosmetology or hair
styl ing, el ectronics or mechanics, real estate, or skill ed
crafts. Training in adult literacy, employment skills, or per-
sonal improvement (such as weight loss or stop smoking programs)
shall also be included."
Staff further recommends adding the following provlslon to the conditional use
list for the Industrial Zoning District (CC Sec. 11.36, Subd.4):
"Trade School s or training centers"
Staff submits a spl it recommendation regarding parking requirements for the pro-
posed use in both the Commercial and Industrial Zoning Districts. First, staff
recommends that the requirement should be the same in both districts. Second, a
staff recommends that because enrollment will be limited to persons of driving _
age and because Golden Vall ey has somet/hat 1 imited publ ic transportation, park-
i ng requi rements shoul d be one-to-one for both stud ents and employees.
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Thi rd, staff recommends agai nst i ncl ud i ng any wai ver prov.i sions, due to poten-
tial enforcenent problens and to concerns about establishing an undesirable pre-
cedent. The compl ete 1 anguage proposed by staff for parking requirements in
the Commerical Zoning District (replacing CC Sec. 11.30, Subd. 6.2) and the
Industrial Zoning District (CC Sec. 11.36, Subd. 7) is as follows (the waiver
provision that does not have staff support is in parentheses):
IITrade School s or Training Centers - One (1) parking space per
seat, based on maximum enrollment capacity, and one (1) space
per instructor or support staff position. (This requirement may
be modifi ed under the terms of the conditional use permit in
cases where, and only for as long as, alternative transportation
modes are guaranteed by the entity or agency responsibl e for
administering the program of the school or center.)1I
If the waiver provision is adopted, then an additional change must be made in
the Commercial Zoning District to allow the use conditionally rather than by
right.
Parking Calculations for Alternative Scenarios
Basic Information: A. 2,500 sq. ft. of building space
B. Equival ent office parking is 10 spaces
C. 25 students at maximum
D. Four staff peepl e
Scenario 1 - Existing Requirement of one space per four seats:
Seating capacity generally excl udes employees, which is how staff
interpreted it in this case.
25 students - 4 = 6.25, which rounds up to 7 spaces. This does not
exceed the equival ent office parking, but staff consider it inadequate to meet
actual need inmost cas es.
Scenario 2 - Existing Requirement plus one space per employee:
This option was not really discussed among staff, but is offered
here for comparison purposes.
7 spaces for students + 4 spaces for employees = 11 spaces. This
exceeds the equival ent office parking by only one space, but that still tech-
nically results in expandi ng a nonconformity. It al so 1 eaves no IIwiggl e roomll
should conditions on the site change, arid it does not meet staff expectations
for the category of use in general; in most cases, staff would expect that more
than one student out of every four would be driving.
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Scenario 3 - One space per student plus one space per anployee:
This is the parking 1 evel with which staff would be most comfort-
able, considering that the type of school under consideration is for' adults,
most of whom are drivers, and this is a suburban community with certain limita-
tions on bus service.
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25 spaces for students + 4 spaces for anployees = 29 spaces. This
preferred alternative results in a significantly higher parking 1 evel than the
10 spaces that would be required for office use. If the County ever dropped its
cab transportation, or if students fail to avail thanselves of it, staff would
expect a potenti al parking probl an on the site.
Scenario 4 - Scenario 3 with Waiver for Alternative Transportation:
This meets the applicant's request, but is a matter of concern for
staff. Since cab service is provided only for students, parking requiranents
for anployees would not be waived.
o spaces for students + 4 spaces for anployees = 4 spaces. If the
County can really assure that all students would always use the cab service, J.
then this option would probably work for this particular program at this par-
ticul ar site. Staff can see no way to ensure the successfulness of a broader
application of this scenario around the City.
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MINUTES OF THE GOLDEN VALLEY
PLANNING COMMISSION
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October 22, 1990
A regular meeting of the Planning Commission was held at the Golden Valley City
Hall, Council Chamber, 7800 Golden Valley Road, Golden Valley, Minnesota. The
meeting was called to order by Chair Prazak at 7:05p.m.
Those present were: Kapsner, Leppik, McAleese, McCracken-Hunt, Prazak and
Russell; absent was Lewis. Also present were Mark Grimes, Director of Planning
and Development; Beth Knoblauch, City Planner and Mary Dold, Secretary.
I. Approval of Minutes - October 8, 1990
MOVED by Russell, seconded by Kapsner and motion carried unanimously to approve
the October 8, 1990 minutes as submitted.
II. Informal Public Hearing - Zoning Code Amendment Regarding Trade
Schools/Training Centers
Chair Prazak introduced the agenda item and asked Beth Knoblauch to give a sum-
mary of this item.
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Hennepin Technical College operates an employment skills training program for
high school dropouts. Their proposal is to operate such a program in an office
building in Golden Valley. The building is currently zoned Industrial. Staff
looked at the uses allowed in the Industri.al District where the particular
building in question is located. The proposed use doesn't seem to fit under
anything that is allowed in the Industrial District; it did seem to be fairly
close to what staff would consider a trade school/training center which are
currently allowed in the Commercial District. The proposal is to amend the text
of the Industri al Zoning District to allow trade school s and/or training centers
in the Industri al District with a conditional use permit. The proposal is to
add a definition for trade schools and training centers which do not exist in
the code right now, add parking requirements for trade and training schools and
require a conditional use permit for their operation in the Industrial Zoning
District.
Parking requirements at present for training schools is one space for every four
units of seating based on maximum capacity in a Commercial District. For a
suburban location, staff feels this is not an adequate parking space ratio. A
ratio of one to one for staff and students based at a capacity of seats instead
of total enrollment is recommended by staff.
Hennepin Tech guarantees cab transportation for clients in their program so this
particul ar use doesn't have a need for the parking. On the other hand, this
site is nonconforming in terms of parking. According to the Code, a non-
conforming use cannot be expanded. The parking ratio recommended by staff would
require additional parking and the building would become more nonconforming.
e Beth Knoblauch went through the staff recommendations and discussed the defini-
tion of "Trade School or Training Center".
Minutes of the Golden Valley Planning Commission
October 22, 1990
Page Two
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Commissioner Kapsner asked that if this isn't in the Industrial zone is there
another classification where it would fit better. Beth stated that the Commer-
cial District right now allows trade schools/training centers and there is no
definition for it in the code. Mr. Kapsner asked if we put this in the Indus-
trial zone now, what if we have an application in the Commercial District, six
months dO\'1n the road for the same type offaci 1 i ty? Woul d they not be abl e to
put it in a Commercial District because it is allowed in the Industrial
District? Beth Knoblauch said no because it is in a Commercial District now.
The Planning Commission would have to go back and look at the Commercial
District based on what was decided in the Industrial District.
The next recommendation that Beth di scussed was adding "Trade School s or Train-
ing Centers II to the conditional use list. Staff recommends that the parking
requirement be the same both in the Industrial District, where it is being added
and in the Commercial District, where it now exists. Staff also recommends that
the parking ratio should be one to one for both students and employees and recommend
against including any waiv~r provisions because of the concern of establishing a
precedent and concern regarding enforcement. . The portion that staff put in
regarding parking but is not happy with is the parking requirement IImay be
modified under the terms of the conditional use permit in cases where, and only
for as long as, alternative transportation modes are guaranteed by the entity or
agency responsible for administering the program of the school or centerll.
Commissioner Russell asked that if someone were going to bus office employees to e
an office location for work would they request the same type of conditional use
permit. Staff said that this could happen.
Chair Prazak stated that he was uncomfortable with the waiver being so specific
and tailored to a particular application. He said providing transportation to a
training site is an unusual arrangement.
Commissioner Russell stated that she disagreed with that because busing might be
quite common from a plant in St. Paul to a training location in Golden Valley
for industrial purpose training.
Commissioner Leppik stated that the waiver gives a guarantee by the entity that
they would provide alternative transportation.
Commissioner Kapsner asked what if they don't meet the guarantee, what are the
consequences. Mark Grimes stated that it would be hard to police such problems.
The leasing agent would probably be the first person to hear about a problem so
maybe there is certain language that can be put in leases regarding how much
parking is available for that site. Mark Grimes stated that the concern staff
has had is the precedent setting regarding parking. If the City allows this one
to go with less parking, other uses will want non-conforming parking because of
this waiver provision for training centers.
Commissioner McCracken-Hunt talked about promoting alternative transportation as
a good direction to move. She is concerned about potential abuse of this type .....
of conditional use and how it would be enforced. ~
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Minutes of the Golden Valley Planning Commission
October 22, 1990
P age Three
Commissioner McCracken-Hunt asked how alternative transportation modes can be
guaranteed. Staff said that the only way would be to require a CUP that states
parking on site will be provided if alternative transportation quits.
Commission Russell asked if the one to one parking seemed reasonable. Staff
stated that adults will drive to cl asses if they are held either during the day
or night due to scheduling problems people have.
Commissioner McAleese stated that he was not opposed to flexibility for parking,
but he is opposed to a waiver because it seems the direction the zoning code
should be taking is setting forth standards that can be applied objectively and
fairly. The Commission should look for ways to encourage alternative forms of
transportation but the way this waiver provision is written really doesn't pro-
tect the interest of the City and doesn't protect future proponents who come in
and want the City to apply the same standard to them that we would apply to
everyone else.
'Commissioner Russell asked what bothers staff about this waiver. Mark Grimes
stated the enforceability of it and the issue of precedent setting. There are
ways to enforce it by putting certain language in the Conditional Use Permit.
Commissioner McCracken-Hunt stated that if the City believes that the use of
alternative transportation modes are good then the City should provide for ways
to use such transportation.
Staff stated that many uses are not IIfitting intoll the zoning code any longer
and the problem may be that it is difficult at times for leasing, renting and
selling space and owners realtors are trying to be more IIflexiblell or IIcreativell
to attract tenants. The staff is seeing more requests to change the text of
the Zoning Code to permit uses where they have not previously been permitted.
Chair Prazak opened the Informal Public Hearing.
Brian Long, Towle Real Estate, provided information about parking required by
other cities and regarding parking at the Florida West Office building.
Chair Prazak closed the Informal Public Hearing.
The Commission discussed the definitions suppl ied in the staff memorandum. It
was agreed by theCommi ss i on to drop the 1 anguage in parenthesi sunder IITrade
School or Training Centerll.
Commissioner Leppik asked staff if there was a problem now in the Commercial
District on the one to four parking ratio for training schools? Staff said no,
but the GM Training Center is the only known site of a training school at this
time.
Commissioner McAleese stated that what is being created is a class of uses that
cause a waiver to occur. The class is ill-defined and it does not state what
modes of transportation have to be. Commissioner McAleese also questioned the
phrase IImay be modifiedll and felt that there should be standards when something
could be modified.
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Minutes of the Golden Valley Planning Commission
October 22, 1990
Page Four
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Beth Knoblauch stated that she agreed with Commissioner McAleese, that the terms
should be specific enough to use and practical enough to be useful. The issue,
is what is a rel i abl e way of having the parking waived. What can the City
depend on that will work.
Mark Grimes stated that staff felt that the parking standards for school s in
Commercial Districts is currently too small.
Commissioner Russell felt that this is where the Commission should be headed
tonight making the decision for the Commerci al and Industri al area and if staff
is uncomfortable with the waiver to establish a floor. Mark Grimes said yes and
that staff felt the floor shoul d be one space for every student and one space
for every teacher or seat.
Commissioner Russell questioned how much parking a trade school would need. If
there is a problem with the ratio it should be changed in all districts.
Mark Grimes said a conditional use permit could be written as tight as the City
wanted it to be and could put even a time limit put on it.
Commissioner Leppik stated that if there is now a district where trade schools
are permitted (Commercial District) the parking ratio should be the same for
trade schools in all districts.
Commission Kapsner asked staff what if the wording of the waiver were changed to
read IIThis requirement may be modified under the terms and conditions of the
conditional use permit in cases where and only for as long as parking require-
ments will be met on the existing sitell and leave out the specific guarantee of
alternative transportation modes.
Mark Grimes asked what the parking standard should then be? Commissioner
Kapsner said to leave it one to four in the Commercial District or change it
to one to one but gi ve them a wai ver if they meet the parki ng requi rements on
the existing site. A majority of the commissioners felt that this idea would
not work because of the lIafter the factll situation of parking that may occur.
Commissioner Kapsner saw no problem with going with the one to one but then
giving the waiver. Commissioner Prazak thought this was too loose of a change.
McCrac~en-Hunt stated the problem with giving this CUP is that the promise from
someone who is not up and runni ng may not be able to keep the park i ng requi re-
ment once they are in operation.
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Chair Prazak stated that he supports staff recommendation regarding the one to
one parking with the waiver as specified with the guarantee that al ternate modes
of transportation would reduce the need for parking.
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Minutes of the Golden Valley Planning Commission
October 22, 1990
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MOVED by McAleese, seconded by McCracken-Hunt and motion carried with five yea
votes and one nay vote approving the definition deleting the words U(such as
weight loss or stop smoking programs)U; adding uTrade Schools or Training Cen-
tersu to the conditional use list for the Industrial Zoning District and the
parking requirements as follows for uTrade Schools or Training Centers - One (1)
parking space per seat, based on maximum seating capacity, and one (1) space per
instructor or support staff position.
Commissioner Leppik asked if a time limit could be placed on the waiver. Beth
Knoblauch stated that a time limit could not be placed on the waiver but the CUP
could contain a time 1 imit. Leppik stated that the waiver would address con-
cerns the City may have regarding mass transit and looking at different ways to
encourage car pools and different means of transportation in the City.
MOVED by Leppik, seconded by Russell and motion carried with four yea votes and
two nay votes to approve the waiver language as submitted by staff which reads:
This requirement may be modified under the terms of the conditional use permit
in cases where, and only for as long as, alternative transportation modes are
guaranteed by the entity or agency responsible for administering xhe program of
the school or center.
Beth Knoblauch brought to the attention of the Commission that they had approved
the change in the parking requirements in both the Commercial and Industrial
Districts. The City Council may want to review this parking regulation in both
the Commercial and Industrial Districts (change of one to four to one to one).
MOVED by McCracken-Hunt seconded by Kapsner and motion carried unanimously to
recommend to the Council atlding Trade Schools and Training Centers as a Condi-
tional use to the Commercial Zoning District when an applicant wants to waive
the required parking requirements as proposed for the Industrial Zoning
District.
Address:
Minnesota
Request:
Chair Prazak intro a this agenda item and asked staff a brief summary of
the request. Knobl auch stated that this request is to 0 te an employ-
ment skil raining center in the Industrial Zoning District. would be
opera y the Hennepi n Technical Coll ege. The program woul d serve hi g 001
d uts and the maximum student capacity is 25 with four staff peopl e.
students are brought to the site by cab and leave by cab. Beth reviewed the 10
Factors for Consideration which can be found in the staff report to the Planning
Commission dated October 18, 1990.
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Hey
Memorandum
Planning
763-593-8095 I 763-593-8109 (fax)
To:
Planning Commission
From:
Mark Grimes, Director of Planning and Development
Subject:
Informal Public Information Meeting on Preliminary Design Plan Review for
KQRS 3rd Addition, P.U.D. No. 93-917 Lilac Dr. N.-KQRS, Inc.! ABC, Inc.,
Applicant
Date:
May 9, 2001
KQRS has applied for a Planned Unit Development (PUD) in order to allow the 6.57 acres that they
own to be subdivided into two. lots. At the current time, the KQRS property is all one lot with the
vacant KQRS studio/station at the east end of the property and the three radio towers located within
the wetland area at the west side of the site. The PUD would divide the property into two lots in order
that the former KQRS building can be converted and sold as an office building and the three radio
towers and equipment building can be maintained and owned by KQRS.
The KQRS property totals 6.57 acres. City records indicate that the property was first used for radio
towers in the 1940's wi~h the first significant building constructed in the mid-1970's. The existing
building has been expanded several time with the last expansion completed in 1994. Several
variances have been granted by the BZA to allow the construction and expansion of the building and
parking lot to within 4-5 ft. of the north property line. KQRS added two parcels to their site in the mid-
1990's in order to get adequate space for parking for the expanded station building. The properties
that were added to the KQRS property were part of the Carson property that was adjacent and to the
south of the KQRS property. With the reconstruction of TH 100, MnDOT has acquired property to the
east of the KQRS building for roadway purposes. The acquisition has placed the building about 5 ft.
from the new right-of-way line for TH 100. MnDOT also acquired the property indicated on the
preliminary plat map as the location of the loop road (shown as KQRS Drive). This property was the
location of the Carson home that has since been removed by MnDOT. This property was owned by
KQRS when MnDOT acquired it.
The KQRS property is designated on the General Land Use Plan map for Industrial purposes. This
map indicates that offices are considered a consistent use in the Industrial designation. Radio and
Television stations are also consistent with this General Plan designation. The zoning of the property
is currently Radio and Television. This zoning only permits radio and TV towers and transmitter
stations. There are no conditional uses listed in this zoning district.
The City staff and City attorney have reviewed the request by KQRS in order to determine how KQRS
can sell off a lot for an office building and parking and maintain a lot for the radio towers. It was
determined that the only way for this to be allowed would be through the PUD process because of the
existing location of the KQRS building close to the north property line. A simple rezoning of the
proposed east lot to Business and Professional Office would not be permitted because the existing
site does not meet the requirements of the Business and Professional Office district. A rezoning
application can only be accepted if the site and building that is proposed to be rezoned can meet the
requirements of the new zoning district. In this case KQRS has received variances for the building to
be located as indicated on the plans only in the Radio and Television district. These variances do not
"carry over" if the building is rezoned to another zoning district.
The PUD process will allow the proposed PUD with two principal uses on two lots and establish the
exact requirements under which the development will be permitted. There are two stages of approval
for all PUD proposals. This is the first, or the preliminary plan stage. The purpose of this stage is
two-fold; to give broad concept approval to the proposal, and to call out issues that must be
addressed in detail as the proposal moves ahead to the General Plan stage. Preliminary Plan
approval does not guarantee that a proposal will become reality. It gives the applicant some
assurance of being on the right track and some guidance in how to proceed. In the case of the
Planning Commission, in particular, the limitation of Preliminary Plan approval is clearly laid out. CC
Sec. 11.55, Subd. 60 provides that:
The Planning Commission's consideration of the application shall be limited to a determination of
whether the application constitutes an appropriate land use under the general principals and
standards adhered to in the City and, if necessary, its report shall include recommended changes in
the land use planned by the applicant so as to conform the application or recommend approval
subject to certain conditions or modifications.
Summary of Proposal
KQRS intends to divide the 6.57 acres into two lots. Lot 1 or the east lot is proposed to be 1.59 acres
in size. This lot is the proposed location of the office. building and parking lot for the office building.
Lot 2 or the west lot is the location of the three radio towers and garage that will be converted to the
mechanical building for the towers. (The mechanical room for the towers is now located in the
existing KQRS building.)
As indicated on the attached preliminary plat of the KQRS 3rd Addition, the existing building on Lot 1 is
14,330 sq. ft. in area. When this building is converted to pure office, the zoning code requires that
there be one parking space for every 250 sq. ft. of office space. Therefore, the building would require
58 parking spaces. The Site Plan and Watermain Service plan prepared by Schoell and Madson and
dated 4/26/01, indicates that the office lot will have 75 parking stalls. The Site Plan also indicates that
the parking lot will remain essentially the same as it does today with the exception of restriping the
parking lot and the elimination of some parking at the northwest corner of Lot 1 in order to have all
parking on the Lot 1 rather than straying on to Lot 2.
The preliminary plat indicates the site as it exists today with the exception of the loop road referred to
as KQRS DRIVE and the west TH 100 frontage road that are now under construction. As soon as the
loop road and frontage roads are constructed, the retaining wall along the frontage road will be
completed and access to the KQRS site will only be from proposed KQRS Drive. The Site and
Watermain Service plan indicates the future layout for site access. This plan also indicates the
revised parking layout.
The KQRS building is one story with some basement space. It is a stucco building and appears to be
in good shape. The garage building is also stucco to match the main building. It is also in good
condition. As indicated before, the garage building will be converted to the mechanical buildings to
service the three radio towers.
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The site is very difficult to access at this time due to MnDOT construction. Staff suggests that the.
best way to view the site is to park on Lindsey St. just west of TH 100. From that point, walk south _
along the fence of the duplex just west of TH 100. Follow the fence line to the rear of the KQRS .
building and walk west along the rear of the building. At that point, the parking lot and radio tower
area will appear.
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Eligibility of Application
PUD's are regulated under CC Sec. 11.55. Four subdivisions of that section come into play when
screening PUD applications for eligibility. Each is discussed below in relation to the KQRS
application. After considering the KQRS development in view of all four subdivisions, staff finds that
the proposal is eligible as a PUD and may enter the preliminary design phase.
PUD Definition
PUD's are defined in CC Sec. 11.55, Subd. 2. This proposal clearly meets the terms of Subd. 2.A.5,
which allows development with two or more principal use structures on two or more lots if the area is
greater than one acre.
PUD Purpose and Intent
Applications must also meet the general purpose and intent of PUD's as set out in CC Sec. 11.55,
Subd.1. According to Subdivision 1, the PUD process is designed for use in situations "where
designation of a single use zoning district or application of standard zoning provisions are too rigid for
practical application." The type of development that is proposed by KQRS would be impossible with
standard zoning due to the nature of the use, overall size and shape of the property, limited street
access and location of existing buildings on the property.
Standards and Criteria for PUD's
City Code establishes basic requirements for different types of PUD's in Section 11.55, Subd. 5.
Office and industrial uses are discussed in Subd. 5.C.
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There are eight items covered under this basic standard for Office and Industrial PUD's. Staff
believes that it can be demonstrated that the proposed development meets these requirements. The
items are listed below with staff comment:
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1. All office PUD's shall have no less than 100 ft. of frontage on a public street. This condition is
met on the proposed new loop frontage road.
2. The development shall be served by City utilities. This development is now served by City
utilities.
3. The surface water drainage shall be constructed according to a plan approved by the City
Engineer. Since less than ~ acre will be disturbed with parking lot changes, no changes are
necessary for surface water drainage. Drainage now goes into the wetland area on Lot 2.
4. The entire site shall be utilized as a PUD. In this case the entire site will be under one PUD.
5. The off-street parking spaces will be painted on the surface as per a plan. This will be done
as part of the plan as indicated on the Site Plan and Watermain Plan.
6. Provisions shall be made for off-street loading to service the business. The existing loading
areas will remain as they are today. Typical office buildings will primarily receive materials
from small UPS type trucks. Due to the dead-end driveway along the south of the office
building, the owner may want to establish a delivery area at the west end of the building. As
indicated in the memo from City Engineer Jeff Oliver, P.E., the parking lot has been designed
so that it can accommodate large emergency vehicles.
7. Private roadways within the project shall be constructed according to a plan approved by the
City Engineer. There are no private roadways in this development.
8. Landscaping shall be provided according to a plan approved by the Council in accordance
with City landscape standards. The site has been landscaped in a manner approved by the
Building Board of Review when the last addition was added in 1994. MnDOT will be
responsible for landscaping the areas adjacent to their streets and in areas they disturbed as
part of their road construction.
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Completeness of Application Packet
The final screening of any PUD proposal for eligibility purposes is based on CC Sec. 11.55, Subd.
6.A., which establishes the various components that must be submitted at the Preliminary Plan stage
of development. The staff has determined that all necessary information has been submitted.
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Planning Considerations
The types of issues that come up in connection with PUD applications can vary based on PUD type
and on specific characteristics of each PUD. Staff will highlight various issues for consideration by
the Commission:
ZoninQ
At the present time, the property is all zoned Radio and Television. Within that district, only radio
and television stations and towers are permitted uses. Therefore, the KQRS building cannot be used
for any other use without the creation of a PUD.
The existing building has a number of variances that were granted to allow for the expansion of the
building in the 1970's, 1980's and 1990's. Essentially, these variances allowed the building and
parking lot to be constructed within 4 ft. of the north property line. The zoning code requires that side
setback in the Radio and Television district be 100 ft. for buildings and 50 ft. for parking lots from
adjacent property that is zoned Residential or Two-Family Residential. The setback from any street
is 35 ft. In the case of the KQRS property, the recent acquisition of property from KQRS for TH 100
right-of-way puts the building about 5 ft. from the west frontage road and the parking lots within 2-3
ft. of the loop frontage road south of the KQRS building and within about 26 ft. of the loop frontage _
road along the parking area where driveway access is gained from the looped frontage road. .
There was one variance situation that was missed when the KQRS building was expanded in 1994.
The northeast radio tower is located about 65 ft. from the Two-Family residential zone to the
northeast. This setback should be 100 ft. When this tower was constructed, it may have met the
setback requirements at that time. All the other towers meet setback requirements.
The garage that is to be converted to a mechanical building for the towers will not meet setback
requirements. All buildings in the Radio and Television district must be setback 20 ft. from a side
property line when adjacent to property zoned for Business and Professional Offices. At least 10ft.
of this 20 ft. setback area must be landscaped. The proposal indicates that there will be a 5 ft.
setback on the north and east side of the building and a 20 ft. setback along the south side of the
building. None of these areas will be landscaped. In fact, these areas are paved areas for parking
or access. However, there is no changed proposed from the existing situation as indicated on the
preliminary plat. On the Lot 1 side of the garage, the parking lot will come right up to the property
line around the garage rather than having a 10ft. green area for parking setback.
As part of the PUD, variances would not be necessary. However, the City as part of the PUD
approval would acceptthe site plan indicating the exact location of buildings and parking. Any
changes from the approved site plan for the PUD would require a PUD amendment.
Access
City Engineer Jeff Oliver's memo addresses access issues for this site. Because of MnDOT
construction and changes to access for this property, it was necessary that the City is comfortable e
with the new access arrangement for the office building and tower site. The parking lot. has been
designed in a manner acceptable to the City Engineer and Fire Chief as indicated on the Site Plan
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· and Watermain Plan. The City Engineer indicates that there are adequate areas for the ingress and
egress of emergency vehicles.
. Overall access to the site will be improved after the construction of the new frontage road system.
Prior to TH 100 construction, access to the site was only from the west side of TH 100. The new
frontage road system will have a connection under the railroad adjacent to the KQRS site to the east
side of TH 100. This will provide improved access to this site from the east and south.
Access to the tower lot would be by an easement over Lot 1. It is anticipated that the three parking
spaces indicated south of the garage would be more than adequate to fulfill the parking needs of the
mechanical building for the towers. It is not anticipated that this shared access arrangement will
cause any problem for site access.
EnQineerinQ and Construction Issues
City Engineer Jeff Oliver, P.E. has addressed engineering issues in his memo dated May 7, 2001.
This memo will be a condition of the approval of the preliminary design plan.
Land Use
The use of the KQRS building as office space is very similar to the way KQRS used the building over
the past five years. In fact, KQRS used the building more intensely than most offices before they
moved. As indicated on the plans, KQRS had more parking on site than an office building of similar
size due to the employee count.
Staff Recommendation
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The staff recommends approval of the preliminary design plan for KQRS 3rd Addition, PUD No. 93.
This PUD will allow for the KQRS property to be divided into two lots and for the KQRS building to be
used for office space while continuing the tower operation. The use of a PUD for this proposal is
reasonable because there is no other way that the building can be utilized for any other use other
than a radio or TV station without the PUD due to the location of the building on Lot 1. The reuse of
the building for a specific use such as a radio or TV station seems very unlikely. Because the
building is in good shape, has adequate parking, adequate internal circulation, and good access, its
continued use as an office building is in the best interest of the City.
The staff recommends the following conditions of approval:
The Preliminary Plat of KQRS 3rd Addition prepared by Schoell and Madson shall become a
part of this approval.
The Site Plan and Watermain Service Plan prepared by Schoell and Madson and dated
4/26/01 shall become a part of this approval.
The recommendations and finding in the report from City Engineer Jeff Oliver, P.E. dated
May 7, 2001 to Mark Grimes shall be a part of this approval.
Prior to the occupation of the KQRS building for office space, all improvements indicated on
the Site Plan and Watermain Service Plan shall be completed.
Proposed Lot 1 is rezoned from Radio and Television to Business and Professional Office at
the time of General Plan approval.
The mechanical equipment for the towers is moved to the garage on Lot 2 prior to
occupancy of the Lot 1 building for office purposes.
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Memorandum
Public Works
763-593-8030 I 763-593-3988 (fax)
Date: May 7,2001
To: Mark Grimes, Director of Planning and Development
From: Jeff Oliver, PE, City Engineer
Subject: KQRS Subdivision
KQRS, Inc. has submitted plans for the proposed subdivision of its property on the west
side of Trunk Highway 100 just south of Lindsay Street. The applicant has moved out of
the subject property, and is proposing revisions to the site in order to accommodate a
new tenant for the building. These site plan revisions are also necessary due to a
change in access to the property that is occurring as part of the upgrade of Trunk
Highway 100.
e Site Plan:
The primary issue on this site is related to fire protection, which includes site
accessibility. Prior to the upgrade of Highway 100, access onto the site was via a
driveway near the east end of the existing building. This access will be eliminated due
to the construction of a retaining wall separating the building from the frontage road.
The existing layout of the site, and the elimination of the existing driveway, resulted in
access concerns for fire equipment.
The site plan submitted for review includes the ability to access the building through the
parking lot with fire equipment. This layout, along with the proposed water main
extension and sprinklering of the building, address the fire protection concerns.
The applicant will be required to prepare a plat of the subdivision of this property. This
plat must include the dedication of easements at all property lines as required by the
Subdivision Ordinance. It will not be possible to plat the required easement on the
frontage road property line due to the construction of the new roadway. Therefore, this
easement must be platted up to the edge of the existing building.
As required by City code, a drainage and utility easement must be platted over the
water main extension onto the site. This easement must be 20 feet wide and be
centered over the proposed pipe location.
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...
,.
KQRS Subdivision
May 7, 2001
Page 2
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Water Main Issues:
As discussed above, the ability to provide fire protection to this site is the primary
concern with this subdivision. The extension of the proposed water main onto the site
helps address this concern. As shown on the plan, the water main extension includes
the installation of a fire hydrant inside the lot, and a fire service into the building. As
agreed to by the applicant, fire sprinklers will be installed in the building from this fire
service. The applicant must demonstrate that the water main sizing shown on the plans
is adequate to provide a 1500-gallon per minute fire flow. Computations supporting this
pipe sizing must be submitted and approved prior to issuance of a plumbing permit for
the work.
The water main must be installed according to current City of Golden Valley standards
and specifications. This includes placing the water main within a carrier pipe as it
passes beneath the retaining wall being constructed by MnDOT. Final plans for the
water main, including a profile view, must be submitted and approved prior to issuance
of a water permit for the work. In addition, the plans must be revised to include only the
water mains that will exist following the Highway 100 project.
Other Issues:
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The proposed site revisions will require a City of Golden Valley Grading, Drainage and
Erosion Control Permit. As part of the permit application a complete grading plan,
prepared according to City specifications, will be required.
Recommendation:
The plans submitted for the proposed KQRS subdivision address the major issues on
the site. Public Works staff recommends approval of the proposal based upon the
conditions discussed in this review. Approval is also subject to the comments of other
City staff.
C: Jeannine Clancy, Director of Public Works
Mark Kuhnly, Chief of Fire and Inspections
AI Lundstrom, Environmental Coordinator
Gary Johnson, Building Official
Ed Anderson, Deputy Fire Marshal
Joe Paumen, Engineering Technician
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