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08-11-08 PC Agenda AGENDA Planning Commission Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Monday,August11,2008 7 pm 1. Approval of Minutes June 23, 2008 Regular Planning Commission Meeting 2. Informal Public Hearing - Property Rezoning - Z012-16 Applicant: City of Golden Valley Address: Northeast Corner of Douglas Drive and Golden Valley Road Purpose: To make the zoning designation consistent with the General Land Use Plan map designation 3. Informal Public Hearing - Preliminary Plan Review - Planned Unit Development - Applewood Pointe - PUD 106 Applicant: United Properties Address: Northeast Corner of Douglas Drive and Golden Valley Road Purpose: To allow for the construction of a 4-story, 74-unit senior cooperative building and 4-story, 105-unit assisted living building. 4. Informal Public Hearing - Conditional Use Permit - Teacher Federal Credit Union - 601 Boone Avenue North - CU-123 Applicant: Teacher Federal Credit Union Address: 601 Boone Avenue North Purpose: To allow for the construction of a 7,700 square foot credit union building with 4 drive-through lanes in the Commercial Zoning District. The Conditional Use Permit is required for the drive-through lanes. ---Short Recess--- 5. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings 6. Other Business 7. Adjournment Regular Meeting of the Golden Valley Planning Commission June 23, 2008 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, June 23, 2008. Vice Chair Waldhauser called the meeting to order at 7 pm. Those present were Planning Commissioners Cera, Eck, Kluchka, McCarty, Schmidgall and Waldhauser. Also present was Director of Planning and Developm k Grimes, City Planner Joe Hogeboom, Environmental Coordinator AI Lundstro . istrative Assistant Lisa Wittman. Chair Keysser was absent. 1. Approval of Minutes June 9, 2008 Regular Planning Commission Meeting Eck noted several typographical errors. MOVED by Eck, seconded by Cera and motion 9, 2008 minutes with the corrections noted 2. Continued Item - Minor Subd - SU09-13 2, Block 3, Glen Urban Addition Applicant: DiGiacomo1 Address: , Glen Urban Addition Purpose: n wou d create three separate lots to allow for the f three new homes Waldhauser re May 28, prese area in ission that this subdivision request was tabled at their der to obtain further information regarding the City's tree nd to get an update on a drainage study that was done in the a e City's Environmental Coordinator, AI Lundstrom is available to talk ommission about the City's tree preservation requirements. He referred to the u drainage study done by SEH Consulting and stated that they don't feel that the proposed development would cause any significant changes to the existing storm water issues however, they do recommend that best management practices are followed. He suggested that a condition of approval be added regarding the requirement of a rain garden, infiltration basin or some sort of water retention system. Eck stated that he was disappointed that Lundstrom's memo regarding tree preservation requirements didn't address the interconnected root issue and how oak wilt could spread from tree to tree. He said he spoke with Mr. Lundstrom about oak wilt and was told that it could be an issue in April, Mayor June but that the beetle that causes oak wilt is dormant Minutes of the Golden Valley Planning Commission June 23, 2008 Page 2 after June. He stated that at their previous meeting for this proposal there was concern for the large, old oak trees in this area. He added that those oak trees were there before the houses that exist there now were built so it has to be possible to build houses without wiping out all the oak trees. Waldhauser said she would like more information regarding the tree inventory. Lundstrom explained that there is no requirement for the applicant to do a tree inventory for this type of development. He stated that the applicant has provided a very preliminary, informal tree inventory, but more detailed information will be required when the t applies for building permits. Waldhauser asked that for hardw a significant tre develop 20%. how Waldhauser asked Lundstrom if he could comment on the oak many could possibly be removed or damaged with this develo explained that the amount of trees removed or damaged de location of the proposed houses on the lots. He stated that h the applicant about the potential development and he current tree preservation requirements. There will He explained that oak wilt is always a concern i explained that if a tree is wounded in April, May dressing to help prevent oak wilt. He ad de for example red oak to red oak or white urban forest with a mix of trees. He ex together or their roots are grafted to 100 feet in a year or two. Intand ssions with i build under the hey can be minimized. edevelopment. He ould be treated with wound only spread to like species that Golden Valley is an ak trees are close enough gus could possibly move up to 50 Cera asked how the City e explained that a building approved. e preservation plans are followed. Lundstrom ed until the tree preservation permit is determined to be a "significant tree", Lundstrom stated e is 6 inches in diameter at the base and for softwoods s In diameter at the base. He added that for this particular maximum removal of trees before mitigation is required is KI strom to discuss his findings regarding the preliminary tree n. Lundstrom said it is feasible to build on these proposed lots without tion or no mitigation depending of the type of homes built and the homes on the lots. McCarty asked Lundstrom if he could estimate the average age of the trees in this area. Lundstrom said no and that it varies quite a bit. There is a large variety of trees including some old oaks and some new due to more recent developments. Kluchka asked if removing trees would affect the surface water drainage issues. Lundstrom stated that there is no information available regarding trees effect on surface Minutes of the Golden Valley Planning Commission June 23, 2008 Page 3 water drainage. He said his inclination is that the removal of 20% of the trees would have minimal to no affect on storm water issues. Schmidgall stated that if a developer can remove 20% of the trees and there were 30 trees on these lots the developer could remove 6 trees over the course of developing these 3 lots. Lundstrom clarified that the threshold for mitigation is 20%. If less than 20% of the significant trees are removed, the applicant does not have to mitigate. If more than 20% of the significant trees are removed, the applicant would have to mitigate. Kluchka referred to the pond in the area and as drainage issues in this neighborhood. Grimes e issues with the pond the neighbors could have a pump installed, the cost of whic owners. He explained that the drainag make sure that this proposal won't' added that there are also things problems. at t that n would ng that the Grimes suggested that Waldhauser read aloud the memo from SEH requested updated drainage study. Waldhauser read the memo a s SEH concludes that the proposed changes and development w' insl some sort of storm water reduction practice such rain garde fit nicely in this proposal. Grimes suggested adding a condit developer should work with the Public Works Department re recommendations. Id help mitigate the in order to mitigate any an improvement project to to the benefiting property ee one and updated in order to II~ate the current issues. Waldhauser do themselves to help reduce water Mike Schock, 4316 Gle Stinson, they had a tree s record. He stated t w about preservation. Rainbow Tree r destructive to t tree pres removl d that in conjunction with his neighbor, Judy e y inbow Tree Care. He submitted study for the difficult to replace the old oaks so he is more concerned there is no immediate danger to his trees but the that if trees become sick or wounded it can be st. e said he wants the City to be very aggressive regarding nts and he wants it to be economically painful for people Glencrest Road, asked the Planning Commission if they have seen n these lots. He said based on the topography he doesn't know how built there without flattening the lots. He said he is concerned about the preservatl f wildlife. He loves the deer that hang out at the pond and migrate through these properties and developing these lots will significantly change the deer's migration paths. He added that he wants to make sure these homes are designed to be aesthetically pleasing because they will be corner lots and will stick out like a sore thumb if they are not. Bobbie Conner, 244 Janalyn Circle, said she's been asked by several neighbors to speak about a report written by Robert Burke (4223 Glencrest Road). She submitted copies of Minutes of the Golden Valley Planning Commission June 23, 2008 Page 4 the report to the Planning Commission. She highlighted the five major points from the report as follows: 1) In the promotional piece done by Mr. DiGiacomo the "front" of the home on proposed Lot C is on Janalyn Circle, not on Glencrest Road which is the narrower side of the lot; 2) The issue of steep slopes occurs in this proposal. The street drops 30 feet over 170 feet in length; 3) The issue of excessive wetness occurs in this proposal. People have had wet basements and yards and she has had to drive around water in the streets to get to her house; 4) A government agency such as the Bassett Creek Watershed Management Commission has not been included in this review and; 5) There is a question if Mr. DiGiacomo is legally capable of granting eas ecause he is not, at the present time, the owner of all the lots. She submitted ares that support Mr. Burkes' report and asked that the Planning Commissi d d deny this request. She added that she needs to see much more deta' plans DiGiacomo. Gene Hollister, 240 Janalyn Circle, submitted photos of the a it rains there are streams of water two to three feet in said there are only two drains in the street to servi new houses will increase the strain on the sewe new homes are supposed to be in the style of th of that in this case. He stated that many of and asked if rain gardens would increas environmental issues become feasible. were two also increases the popul ed how after e street. He a and these proposed that these proposed od and there is no evidence environmental concerns ation and at what point ating four homes where there Yvonne Fredericks, 300 Janaly buys a lot, there has to be long time and has not s She stated that the appli that need to be cle up. quite understand wh is not that big 0 in the area bec care of a to be ta' id oesn't understand why, when a person e involved. She said she has lived in this area a ter problems people have been talking about. oug very nice piece of property, full of dead trees said the developer has been very nice and she doesn't ;'t~ien so much discussion in the neighborhood because it h't want this developer blamed for any water problems something the group in the neighborhood should have taken e reiterated that she thinks a lot of the trees on these lots need ust wants to see the anxiety in the neighborhood go away. alyn Circle, said he does not object to the proposed subdivision as city requirements. He stated that he and his neighbor, Jeff Nordstrom, t $12,000 worth of water removal equipment at their own expense with the City eer's approval. He feels he has done his part and now the City needs to do what it's supposed to do when the water comes. Rich Baker, 224 Janalyn Circle, said that if the comments received are not applied to this project they should be considered for future action. He said that there were a lot of trees removed from these lots by builders that preceded this one. He agreed that there should be a stronger disincentive to remove trees. He referred to the updated drainage study and said it was disappointing in its scope because it only looked at impervious surface Minutes of the Golden Valley Planning Commission June 23, 2008 Page 5 coverage, not compaction, erosion and steep slopes. He said the City is doing a very poor job in assessing the hydrology report. Helga Thielen, 400 Janalyn Circle, said she is asking the City to deny this subdivision request. She said the proposal would increase density and she bought her house because of the large size of the lots. She said the impact from this development would be wide reaching because there are several lots in the area that could be subdivided so it would be wise for the City Council to deny this request. KI not propos Commissl been removed from ow those. trees are included Judy Stinson, 4308 Glencrest Road, said she has encountered in th belief that this subdivision is already a done deal because of the Ii's liter She said she supports Mr. Burke's report and requested that th ms In addressed because many developers can not be trusted to pr tr that going forward "more teeth" be put into the City's tree pr nd requirements because there is not much of a financial cost in trees. Brant Pallazza, 4101 Glencrest Road, stated th these properties prior to this developer's reques in the total tree count. Seeing and hearing no one else wishi hearing. Kluchka said from what he has a better way to handle issu stated that the City does applicant could have the there will be a sub . . 'on tree preservation a that neighborhood covenants might be , trees, wildlife and tree mitigation. Grimes orhoods to have covenants but in this case the om wners form an association. He reiterated that ment agreement to address the issues of grade and 9s. Waldhauser s have to b more b Ie or the neighbors to form an association but there would . h all of the neighbors and in her experience covenants create t environmental impact studies. Grimes stated that this proposal does shold to require an environmental impact study. He added that this esn't meet the threshold for the Bassett Creek Water Management o review but the City does follow their best management practices. Kluchka asked at what point the grading plans are done. Grimes stated that the grading plans are done during the building permit process. However, in this case the City has asked the applicant to show preliminary grading. He added that the elevation of the foundations will also be set in the subdivision development agreement. Cera clarified that the grade is set in the subdivision development agreement but the grading plan is done during the building permit process. Minutes of the Golden Valley Planning Commission June 23, 2008 Page 6 Kluchka asked what excessive wetness means. Grimes stated that there are ways to mitigate wetness on properties. He said excessive wetness is rare unless a property is in a wetland area. Kluchka asked if wetness refers more to protecting the foundation of buildings. Grimes said yes. Waldhauser suggested the Planning Commission take the concerns they have heard and see what additional support the City can give people to help them solve their own drainage problems. She said she agrees with the updated drainage study done by SEH and with staff reports. McCarty said subdivision reque of people against these types 0 requirements they are har of the proposed new ho architectural design stan keep the houses wi . the diversity of house st stated that the e removed but if more Eck stated that this is a "who do you believe" type of situation bec think the grade, the drainage and the build-ability of these lots i problems but there are professional staff and consultants sa . manageable. He said he has to accept the professional reli Cera asked if certain trees can be singled out not to b tree preservation ordinances states that any num than 20% of the trees are removed then mitigati DiGiacomo stated that one of the lots has will be saved. He noted that the other 10 save. He stated that he wants to do w h have significant value and them that he also wants to ake sure the trees survive. icult because there is a strong turn out t if the proposals meet the City's eferred to a comment made about the aesthetics hat Golden Valley does not have any weve e thinks that the developer has incentive to ter of the neighborhood even though there is a large a. He said he is in support of this proposal. nclined to support this proposal. He said he wants to make s remain but feels that the tree preservation requirements will hat if these properties provide their own storm water on' add to the existing drainage issues in the area. Grimes reiterated agement will be a part of the subdivision development agreement. Kluch Grimes sa Council. at the report written by Mr. Burke be forwarded to the City Council. e and the City Attorney will review the report and forward it to the City MOVED by McCarty, seconded by Eck and motion carried unanimously to recommend approval of the minor subdivision of Lots 11 & 12, Block 3, Glen Urban Addition in order to create three separate lots to allow for the construction of three new homes subject to the following conditions: Minutes of the Golden Valley Planning Commission June 23, 2008 Page 7 1) The applicant will work with the Public Works Department regarding a run-off retention system 2) The final plat of this proposed minor subdivision (yet to be named) will be consistent with the preliminary plan submitted with the minor subdivision application. 3) The recommendations in the memo from City Engineer Jeff Oliver, PE, to Mark Grimes, Director of Planning and Development and dated May 19, 2008, shall become a part of this approval. 4) A park dedication fee shall be paid in an amount approved by the City Council at time of final plat approval. 5) Individual Tree Preservation Plans shall be submitted for the dev the proposed lots at time of building permit application. 6) A Subdivision Agreement will be drafted for review and appr ncil that includes issues found in the City Engineer's memo d 4. Other Business Reports on Meetings of the Ho Council, Board of Zoning Ap pment Authority, City etings Grimes suggested that the neighborhood also work with the and/or the Environmental Commission regarding the C'l ' requirements. 3. No other meetings were discuss No other business 5. Hey Planning 763-593-8095 I 763-593-8109 (fax) Date: August 5, 2008 To: Golden Valley Planning Commission From: Mark W. Grimes, Director of Planning and Development Subject: Informal Public Hearing to Amend the Zoning Map from the Single Family Zoning District (R-1) to the High Density Zoning District (R-4) for 1100, 1170, 1200, and 1300 Douglas Dr. N.; and Medium Density Residential Zoning District to High Density Residential Zoning District for 6200 and 6212 Golden Valley Rd.-City of Golden Valley, Applicant The existing General Land Use Plan Map approved by the City Council in 1999 designates all properties on the east side of Douglas Dr. N. that are north of Golden Valley Rd. and west of the railroad tracks for High Density Residential uses. This proposed General Land Use Plan map that will be a part of the City's updated Comprehensive Plan to be approved later this year by the Planning Commission and City Council also designates this property for High Density Housing. It is a requirement of the State of Minnesota that the General Land Use Plan map for a City and the Zoning Map should be consistent. In the case of the area south of Bassett Creek, the zoning map is not consistent with the General Land Use Plan map. The Zoning Map has remained Single Family Residential (R-1) for the four single family or two-family homes along Douglas Dr. and Medium Family Residential (R-3) for the two multi-family buildings at 6212 and 6200 Golden Valley Rd. The General Land Use Plan map designation for this area as High Density Residential allows housing with 12 or more units per acre. The existing R-1 zoning for the lots along Douglas Dr. N. allows five or fewer units per acre and the R-3 zoning for the two lots along Golden Valley Rd. allows no more than 12 units per acre. This is a conflict that must be corrected by amending the Zoning Map to be consistent with the General Land Use Plan map. This discrepancy should have been corrected with the change several years ago to the Zoning Code that eliminated the Multiple Dwelling (M-1, M-2, M-3, and M-4) zoning district and created the new R-3 and R-4 zoning district. The two new zoning districts were created in order to have two multiple residential zoning districts that would better correspond to the Medium and High Density designation on the General Land Use Plan map. The new Medium Density Residential zoning district (R-3) corresponds to the Medium Density designation on the General Land Use Plan map and the High Density Residential zoning district corresponds to the High Density designation on the General Land Use Plan map. 1 It is necessary to amend the zoning map to High Density Residential (R-4) for these parcels in order to make their zoning consistent with the General Land Use Plan map. This is a requirement of state statute. Secondly, United Properties has requested a Planned Unit Development (PUD) to construct about 175 units of cooperative and assisted living units for persons 55 years and older on the properties to be rezoned. The property to be rezoned is about 5.6 acres in area. With the proposed 175 units, the density is over 30 units per acre. Therefore the United Properties development (Applewood Pointe) greatly exceeds the permitted density allowed in both the R-1 and R-3 zoning districts. Recommendation The staff recommends amending the zoning map to change the zoning of the properties at 1100, 1170, 1200, and 1300 Douglas Dr. N. from Single Family Residential (R-1) to High Density Residential (R-4); and the zoning of the properties at 6212 and 6200 Golden Valley Rd. from Medium Density Residential (R-3) to High Density Residential (R-4). The change in the zoning is consistent with the General Land Use Map dating back to 1999. (The City is in the process of updating its General Land Use Plan map. The proposed update does not change the designation for the subject property.) The high density designation on the General Land Use Plan map has been placed on this property by the City Council due to the need for multiple family housing in Golden Valley and because this is a good location based on accessibility to the street system and access to sidewalks and transit. Attachments Location Map ( 1 page) Zoning Map (1 page) General Land Use Plan Map ( 1 page) 2 , , I I I I 1 l$Oll 6424 64tl8 6400 6326 6316 6_ I I I I I I I ~ 1400 1315 1436 6425 6401 1336 I'll 0 ~ 0 0 1320 0 i 0 0 1310 0 i 0 0 0 0 :ill: 0 0 6436 6424 6400 6336 / ~ ~ 1111 M~ '-:'~ '($'itl.~-~,#iW - C<.lp),~;.-tt {C~ lOOtS GIS 21))5 o ZO,,\~ tv\~ ->t'\\~.- ........ .... -J. . - _\ . lll1. ~\r.' \,..' -j.l- \.. T - ' Legend House Numbers Street Centerline. 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J,JjTI =e t$~ t1 r~~~ ,11111' II '~TL~J:J'a'N~ ((lr((})!Ll/J) IEI~ ..(111\ l(j] TV A1ILILlE'Y! GENERAL LAND USE PLAN RESIDENTIAL c=J Low Density (Less than 5 units per acre) J~{;~':,] Medium Density (5 to 11.9 units per acre) .. High Density (12 or more units per acre) COMMERCIAL CJ Office .. Commercial (also includes Office) INDUSTRIAL c=J Light Industrial (also includes Office) [::J Industrial (also includes Office) [~;:] Open Space - Public and Private Ownership c=J Schools and Religious Facilities CJ Public Facilities - Miscellaneous .. Semi-Public Facilities - Miscellaneous c::J Open Water II Wetlands National Wetland Inventory - not field verified L-J (MInor adjustments made to some wetlands) ~ Railroad Existing Local Trail Proposed Local Trail Regional Trail Proposed Regional Trail Pedestrian Bridge Road Rights-of-Way _PEO Municipal Line 1 inch = 1,833 feet (j) WgvJ~ 1Moo,...., D.......... ............. I..... Golden Valley May 1999 Comprehensive Plan 1999 - 2020 Hey Planning 763-593-8095 I 763-593-8109 (fax) Date: August 5, 2008 To: Golden Valley Planning Commission From: Mark W. Grimes, Director of Planning and Development Subject Informal Public Hearing on Preliminary PUD Plan for Applewood Pointe- PUD No. 106 (Northeast corner of Douglas Dr. N. and Golden Valley Rd.)- United Properties, Applicant Background and Description of Request United Properties, represented by Alex Hall, has entered into agreements with several property owners at the northeast corner of Golden Valley Rd. and Douglas Dr. N. The 4.74 acre site now consists of six lots that are each occupied by housing. The largest lot is the 6200 Golden Valley Rd. property that is occupied by an apartment building constructed in the 1960s. The remainder of the housing is single family homes, duplexes or a triplex. United Properties plans to demolish all the buildings and construct two buildings on the site. The north building is planned for a senior cooperative that would have 74 units. The buildings would be 3 and 4 stories with underground parking. The south building would be for assisted living. The plan for the south building is to have a total of 105 units with 78 assisted living units and 27 memory care units. This building would also be 3 and 4 stories in height with underground parking for staff and residents. The development is best described in the attached "Applewood Pointe Preliminary PUD Development Plan" prepared by Alex Hall of United Properties. The attached site plans indicate that the site will have its sole access from Golden Valley Rd. at the east end of the site. The developer had originally wanted to have a second access on to Douglas Dr. north just north of Golden Valley Rd. However, Hennepin County controls access to its County roads and the County staff believed that the access to the development just north of Golden Valley Rd. would cause conflicts. Therefore, the site plan was modified to have only one access. After review by the Public Works and Public Safety Departments, the plan was deemed to be acceptable with only one access. (See attached memos from Deputy Fire Marshal Ed Anderson and City Engineer Jeff Oliver, PE.) The property is designated on the General Land Use Plan map for High Density Residential (over 12 units per acre). However, the zoning map indicates that the property is zoned both Single Family Residential (R-1) and Medium Density Residential (R-3). There is a proposal by the City of Golden Valley to change the zoning to High Density Residential (R-4) that would bring the site into consistency with the General Land Use Plan map. (This rezoning proposal is also on the August 11,2008 Planning Commission agenda.) City policy has been that in the 1 case of a PUD consideration, the underlying General Land Use Plan map and Zoning Map designations should be consistent with the proposal made by the PUD. Therefore, staff is recommending that the zoning map be changed to High Density Residential (R-4) prior to approving the final PUD plan. The City is in the process of studying the land use and bike/pedestrian connections along the Douglas Dr. corridor. It is hoped that the study will be completed in early 2009. The study has taken into account that the Applewood Pointe property will someday be developed into high density housing as outlined on the General Land Use Plan map. Qualification as a PUD Staff has reviewed the application for the PUD to insure that it qualifies to be considered as a PUD. It is the staff's determination that this application does qualify to be considered as a PUD. The development of Applewood Pointe as a PUD is consistent with the intent and purpose provision of the PUD section. Also, the applicant (United Properties) has shown the City contracts for the development of each of the parcels proposed to be part of the PUD. The applicant has also had several pre-application conferences with the City staff and they recently held a neighborhood meeting to get information and feedback from the surrounding property owners. The intent of the use of a PUD is to provide for an optional method of development which permits design flexibility from other provisions of the zoning and subdivision codes including flexibility in uses, height, setbacks, parking requirements and other similar regulations. The staff has reviewed the information submitted for the Preliminary PUD Plan. The staff has determined that the information is complete and, therefore, can go forward with the consideration by the Planning Commission and City Council. Review of Development Proposal United Properties has proposed two types of senior housing for this site as described in the attached description provided by United Properties. There will be a 74 unit cooperative building at the north end of the site and a 105 unit assisted living building along Golden Valley Rd. The assisted living building will include 27 memory care units. United Properties believes that there is a market for these two types of housing built on one campus. It allows seniors to live independently in the cooperative building and provides for more services in the assisted living building. This allows couples to stay on the same campus if one needs to move to the assisted living while the other remains in the cooperative housing. The City's housing plan has always encouraged a variety of housing types and opportunities Golden Valley residents. As the population ages, the cooperative and assisted living gives nearby residents the option to stay within their community. This helps to "free up" existing single family homes for younger families who would like to live in Golden Valley and enjoy its good schools and amenities. The proposed cooperative and assisted living buildings will each be three and four stories in height. The building elevation plans for each building shows that the majority of the building is four stories with a smaller portion being three stories. The maximum height of the building is 56 ft. with the measurement taken from the mid-point of the highest gable. In comparison, the condominium building to the north of this site is three stories in height. The south elevation of the condo building (creek side) is 46 ft. in height where the basement is exposed. 2 The north elevation of the condo building is 38 ft. in height. The height is measured to the mid- point of the highest gable. The proposed Applewood Pointe buildings meet the setback standards found in the R-4 zoning district with the exception of the front setback along Douglas Dr. The setback for buildings along the public right-of-way is 25 ft. The closest point that the cooperative structure will be to Douglas Dr. N. is about 18 ft. The rear and side setback in the R-4 zoning district is 20 ft. All structures meet this setba.ck requirement. (Note that there is a triangular shape parcel south of Bassett Creek that is owned by the condominium association to the north of the creek. Applewood Pointe has entered into an agreement to purchase this triangle (about 6000 sq. ft.) in order to provide adequate setback area for the cooperative building from the north property line. The final plan of development cannot be approved until Applewood Pointe obtains title to this property.) In comparison, the condominium building to the north is setback a total of 35 ft. from Douglas Dr. N. However, the 35 ft. is measured from the existing right-of-way line for Douglas Dr. in front of the condominium building. The Applewood Pointe setback from Douglas Dr. N. is measured from the right-of-way line for Douglas Dr. N. based on a dedication of an additional 17 ft. along the east side of the road. (Douglas Dr. width in front of Applewood Pointe will be 100 ft. vs. 66 ft. in front of the condominium building to the north.) With the additional dedication, the setback of the Applewood Pointe buildings along Douglas Dr. N. will be in almost the same as the condominium to the north. Hennepin County has also asked for an additional 1 0 ft. wide trail easement along the east side of Douglas Dr. This easement is outside of the right-of-way and may be used by the County for future bike trails. As you will note on the plans, there are sidewalks planned along the east side of Douglas Dr. that will connect to the sidewalk along Golden Valley Rd. In the future, the City hopes to extend sidewalks along the entire length of the east side of Douglas Dr. The Applewood Pointe development indicates that there are a total of 192 parking spaces for both buildings. The cooperative building has 74 underground garage spaces and 40 surface stalls. The assisted living building has 60 underground garage spaces and 18 surface stalls. This exceeds the City's parking requirement for these two types of structures by almost 100 stalls. The City's parking code requires that senior housing have .5 to 1 space per unit and that assisted living have 1 space per every 5 beds. Using the highest requirement for the senior housing (cooperative housing) of 1 space per unit, the total parking required by the zoning code is only 95 spaces. Applewood Pointe believes that the 192 spaces will better serve their residents, visitors and employees. The R-4 zoning district states that buildings should occupy no more than 45% of the property and that the total impervious surface should not exceed 60%. Based on the information . provided on their plans, the buildings cover 30.9% of the site and the total impervious surface of the site is about 47% of the site. Applewood Pointe indicates that 53% of the site is landscaped, natural or open (including ponding). United Properties has submitted a landscape plan as part of the submittal package. This plan appears to be well designed. However, the plan must be reviewed by the City's Environmental Coordinator and approved by the Building Board of Review. In addition, the developer must 3 show how the site will meet the City's tree preservation ordinance and come up with a mitigation plan. This plan must be developed and submitted with the final PUD plan. Overall, the staff believes that is a good plan. It provides the City will additional senior and special needs housing. It is located in an area that is designated for high density housing. The site will have more than adequate parking and it will be well landscaped. Applewood Pointe will provide additional right-of-way for future street improvements to Douglas Dr. and additional sidewalks and trails. The design of the buildings appears to be well thought out. In terms of height, it is four stories in height (56 ft.) which is substantially less than the 96 ft. (approximately 8 stories) that is permitted in the R-4 zoning district. Access to the site is limited to Golden Valley Rd. By eliminating a driveway to the site from Douglas Dr., potential conflicts along that minor arterial are greatly reduced. Because these buildings are limited to senior citizens, staff believes that the traffic generation from the site will not be significant during the peak hours when workers are commuting on the busy streets in the area. Recommended Action Staff recommends approval of the preliminary plan for Applewood Pointe, PUD No. 106 with the following conditions: 1. The "Preliminary Site Development Plans for Applewood Pointe" prepared by MRFA Associates and dated 7/25/08 shall become a part of this approval. These plans consist of Sheets C-1.01, 2.01, 3.01, 3.02,4.01,4.02,4.03, 5.01, 5.02, 5.03,6.01, 8.01, 9.01, 9.02, and 10.01. 2. The preliminary architectural plans for Applewood Pointe of Golden Valley prepared by JSSH Architects and dated 5/09/08 shall become a part of this approval. These plans consist of Cooperative Sheets CS, A1.1, A2.0, A2.2, A2.3, A2.4, A2.5, A2.6, A2.7, A3.1, A3.2, A3.3, A3.4, A4.1, A4.2, A4.3, A4.4, Assisted Living Sheets A2.1 , A2.2, A4.1, and A4.2. 3. The recommendations and findings made by City Engineer Jeff Oliver, PE, and found in the memo to Mark Grimes, Director of Planning and Development and dated July 30, 2008 shall become a part of this approval. 4. The recommendations and finding made by Deputy Fire Marshal Ed Anderson and found in the memo to Mark Grimes, Director of Planning and dated July 21, 2008 shall become a part of this approval. 5. Prior to approval of the final plan of development by the City Council, title to the triangular piece of property now owned by the condominium association north of Bassett Creek shall be in the ownership of Applewood Pointe. Attachments Location Map (1 page) Applicant's Narrative titled "Applewood Pointe Preliminary PUD Development Plan" (3 pages) Memo to Mark Grimes from City Engineer Jeff Oliver dated July 30, 2008 (6 pages) Memo to Mark Grimes from Deputy Fire Marshal Ed Anderson dated July 21,2008 (2 pages) Letter to Mark Grimes from Hennepin County Director of Transportation & County Engineer James Grube dated July 23, 2008 (1 page) Site Plans, Survey and Architectural Plans (36 oversized pages) 4 --LLLJ 6600 6S2tl GlOM 6611 ~ -I ~ M:I;:l(:,':~lJl.~t';t~"ii!S.. ~~4flIi{C:I.LO~lS~~ un z ~ (.ll 1 i II ; I , , ; \ " APPLEWOOD POINTE PRELIMINARY PUD DEVELOPMENT PLAN United Properties is excited about the opportunity to work with the City of Golden Valley in developing Life-Cycle housing consisting of a senior living campus with the addition of an Assisted Living Community and an Applewood Pointe Cooperative. Over the past year United Properties has been working on a plan with staff that would give us the opportunity to assemble all of the properties in the northeast quadrant of Golden Valley Road and Douglas Drive. The site consists of approximately 4.74 acres and is bounded by the railroad tracks on the east, Bassett Creek on the north, Douglas Drive on the west, and Golden Valley Road on the south. Because the City of Golden Valley is a First Tier Community, it has a larger number of seniors that have lived in the City for 30 to 50 years. According to the Housing chapter of the City's Comprehensive Plan, the number of residents age 75 and older nearly doubled between 1990 and 2000. Building housing suitable for these long-time Golden Valley residents will serve both the needs of these aging citizens as well as the City's need to attract a younger population. Residents that have raised their families and lived in the community for many decades are hesitant to leave that community. This is especially true in a City like Golden Valley where the quality of living is extremely high. Because there are so few new options for seniors, many are forced to stay in their home beyond the time they would like, and perhaps beyond the time their housing safely meets their needs. We believe that this proposed plan is ideal for allowing Golden Valley residents to remain in their community and for the City of Golden Valley. COOPERATIVE The senior cooperative will be a 3 and 4-story, 74-unit building. The Cooperative is a '"for sale" property for independent seniors age 55 and older. The building will have underground parking for the owners providing one stall per unit. Surface parking includes 40 additional stalls on the south side of the building. The community will include 13 unique floor plans ranging from an 835 square foot one bedroom, one bath unit to a 1,764 square foot two bedroom with den unit. Cooperative members own a share of the entire building and grounds, and have a right to occupy a specific unit. Each member purchases a share in the Limited Equity Corporation, and has equal voting status in electing the Cooperative Board of Directors from their membership. Cooperative housing combines the advantages of pride of home ownership with the conveniences of community living. The exterior of the building will consist of brick, stone, stucco, and maintenance-free lap siding. The roof will be asphalt shingled. Residents will have no individual exterior building maintenance obligations. The interior will include a community room with small serving kitchen, a 2-story entrance lobby with multiple seating areas, a library, a sun room, game and craft rooms, conference room, media room, barber shop, great room and an office for the on-site manager. Additional amenities include a guest suite, an exercise room with sauna, and a carwash and woodworking shop. Residents will enjoy a social, interactive, and healthy lifestyle. Cooperative housing provides an affordable option for seniors to have an ownership interest in their housing. We anticipate we will be utilizing a HUD Guaranteed Mortgage which will assist in the long term affordability ofthe housing for our residents. We also structure our Cooperatives as limited equity coops which means that there is a limit to the amount of annual appreciation the owners receive. Typically we have limited the appreciation to 2% to 2-1/2%. This additional control provides another mechanism for keeping the housing affordable; not only for the initial coop members, but also for future members. ASSISTED LIVING The assisted living facility will be a 3 and 4-story, approximately lOS-unit building with 78 independent! assisted and 27 memory care units. The facility is primarily for assisted living and memory care, but does contain congregate living for independent seniors looking for limited services. The building will have underground parking for staff and residents. Surface parking includes 18 additional stalls on the north side of the building. First floor will contain independent living and memory care units. The second, third and forth floors will have assisted living and independent living units. The exterior of the building will consist of brick, stone, stucco, and maintenance-free lap siding complementing the design of the adjacent cooperative building. The roof will be asphalt shingled. The interior will include a serving kitchen, dining area, beauty! barber area, staff lounge, a 2-story entrance lobby with multiple seating areas, a sun room, private enclosed garden and spa area for memory care, and an office for the on-site manager and nurses. Additional amenities include an exercise room, game room, and an outside patio. Residents will enjoy a social, interactive, and healthy lifestyle. SITE AND LANDSCAPE There will be two entry points into the senior living campus, one from Golden Valley Road and one from Douglas Drive. The area between the two buildings will consist of exterior parking a central pond with a fountain and an amenity area with a gazebo! shade structure and seating area. The parking lot will be paved with brick pavers creating the feel of an outdoor plaza between the buildings. . The front entrance area of the site is designed to have a more formal landscape and amenities to welcome the residents and visitors. A loop drive will provide easy access into the site for pick up and drop off of the residents and parking. One naturalistic pond, adjacent to Basset Creek and two decorative pond areas consisting of decorative plantings and fountains provide key focal points on the site. Decorative plantings will extend across the front of the building and along the sides, where it will transition into the general open space at the back of the building. The back of the site will capture landscape complementing the adjoining creek and openspace. Creative storm water design and treatment was also used to minimize impact to the site. Drivelanes, parking lot and building storm water will be collected into a series of ponds, filtration and infiltration areas, and permeable brick pavers in the central and eastern parking area to provide treatment. Filtration systems have been utilized to reduce pond footprint sizes, lowering the impact of the development. The treated and clean water from the ponds and filtration areas will be directed to the adjacent existing storm sever and Basset Creek. United Properties has worked closely with city staff in developing this community under a pun that conforms to city standards and is environmentally sensitive. Many meetings and discussions were committed in ensuring that the project will fit with the vision ofthe community. Special attention was made to develop a plan focusing on protecting the majority of the existing trees around the perimeter of the property. The addition of a public trail along Douglas drive north to the Basset Creek bridge were stemmed from our discussions with staff. In summary, we look forward to developing a senior living campus in Golden Valley. We have enjoyed a great working relationship with the City, and look forward to breaking ground on this community as soon as possible. AHlbls alley Memorandum Public Works 763.593.8030 I 763.593.3988 (fax) Date: July 30, 2008 To: From: Mark Grimes, Director of Planning and Development Jeff Oliver, PE, City Engineer .$... Preliminary Design Plan ReJ:l).) Applewood Point Assisted Living PUD 106 Subject: Public Works staff has reviewed the plans for the proposed Planned Unit Development (PUD) NO.1 06, Applewood Point. The proposed development, which is located in the northeast corner of Golden Valley Road and Douglas Drive, consists of two new buildings of co-op and assisted living facilities. Bassett Creek is immediately adjacent to the site on the north, and the CP Railroad tracks are adjacent to the eastern boundary of the site. Site Plan and Preliminary Plat Access to this proposed development is provided by a single driveway from Golden Valley Road. The driveway is located in the southeast corner of the site. Site circulation consists of a looped driveway, with parking stalls on the outside of the loop. Access to both buildings and the subsurface parking beneath the buildings is provided from the driveway. Previous discussions with the developer included a request to demonstrate the turning radii of the City's largest fire truck, a 45-foot long single axle vehicle, within the parking lot and driveway. This exhibit was not submitted with the Preliminary PUD plans, and must be provided as part of the General Plan submittal. There are several easements along Douglas Drive and Golden Valley Road that encumber this site for roadways and utilities. The easements are labeled on Douglas Drive, but not on Golden Valley Road. The developer must document all existing easements on the proposed development site. In addition, all easements for roadways . and easements must be vacated as part of the platting process, with the appropriate dedication shown on the final plat. The developer will be required to submit an application for easement vacation as part of the General Plan submittal for this PUD. G:\Developments - Private\Applewood Point\PreDesignReview 072208.doc 1 ,- The Hennepin County Transportation Department has reviewed this proposed PUD. This review identified the need for additional right-of-way on Douglas Drive to accommodate future upgrading of the roadway. The proposed site plan indicates a total right-of-way dedication on Douglas Drive of 50 feet. In addition, the County is requiring a 10-foot wide trail easement along Douglas Drive. The right-of-way and easements shown on the preliminary plat are acceptable as submitted. Because the trail easement must be recorded as a separate document and cannot be shown on the final plat, the developer must provide a legal ,description for the easement and the City will prepare the easement documents for signature and recording. The preliminary plat submitted for review includes drainage and utility easements to the Base Flood Elevation (BFE) of Bassett Creek (elevation of 870.0 feet). However, the City's Floodplain Management Code requires management of the floodplain to the Regulatory Flood Protection Elevation (RFPE), which is 2 feet above the BFE, or to an elevation of 872.0 feet. Therefore, the drainage and utility easements over the floodplain must be extended to an elevation of 872.0 feet. Previous discussions with the developer indicated that the triangle of land south of Bassett Creek owned by the condominium association to the north would be incorporated into the PUD. However, this land is not included in any of the proposed plans submitted for review. This additional property must be included in all appropriate plans for the PUD in order to allow staff to fully review the proposed site developments. Douglas Drive is identified as a Primary Bikeway Route in the Hennepin County Bicycle System Plan. Therefore, the developer must dedicate the appropriate easement as discussed earlier in this review, and construct the trail across the property included in the PUD. Discussions with County staff indicate that the trail must be a minimum of 8 feet wide and be paved with asphalt. The developer will be required to obtain the appropriate permits from the Hennepin County Transportation Department and the City of Golden Valley for all work proposed within the rights-of-way for Douglas Drive and Golden Valley Road. Copies of all County permits must be submitted to the Public Works Department prior to issuance of City permits for the work. This PUD will require a Development Agreement. The developer will be required to submit detailed construction cost estimates for all sanitary sewer, storm sewer, watermain, storm water management, trail and street excavation and repairs to the City as part of the General Plan submittal. These costs will be used for calculation of the securities required for the Development Agreement. Sanitary Sewer and Water There are existing sanitary sewer and water supplies available in Douglas Drive and Golden Valley Road for this proposed development. There is adequate capacity available in these facilities to meet the anticipated demands from the development. G:\Developments - PrivatelApplewood Point\PreDesignReview 072208.doc 2 The developer will be responsible for ownership and maintenance of the sanitary sewer and watermain systems within the proposed PUD. The utilities must be constructed according to City standards and the maintenance requirements will be included in the Development Agreement. This PUD must comply with Chapter 3 of Golden Valley City Code regarding the sanitary sewer system and inflow and infiltration (III). In order to comply with Chapter 3, the sanitary sewer services to the existing buildings within the property being developed that are not being reused must be removed in their entirety. If removal of any service is not possible, it must be rehabilitated to eliminate infiltration into the line and may be abandoned in place. The developer must submit an III compliance plan for the existing service lines with the PUD general plan. In addition, a security of 125 percent of the estimated cost of III compliance will be required as part of the securities for the PUD. An escrow agreement is currently in place for the existing property at 1200 Douglas Drive. The developer must also determine an approach for the water services to the existing buildings within the PUD. As with the sewer, removal of these services to the main is the goal of the City. Public Works staff will review the removals with the developer to determine the appropriate approach for each service. Golden Valley Road adjacent to this PUD was reconstructed in 2007. Therefore, open cutting of the street should be minimized to the extent possible. If open cutting cannot be avoided, additional street restoration may be necessary. The restoration requirements will be determined at the time of issuance of utility and right-of-way permits. The City reserves the right to require modifications to the utility plan prior to issuance of permits. The developer will be responsible for any additional costs resulting in modifications to the utility plan. Gradina, Drainaae and Erosion Control This proposed PUD is within the Main Stem sub-district of the Bassett Creek Watershed. Therefore, the development must comply with the Bassett Creek Water Management Commission (BCWMC) Requirements for Improvements and Development Proposals, and must be submitted to the BCWMC for its review and approval. As discussed earlier in this review, the Main Stem of Bassett Creek is immediately adjacent to this site on the north side of the property being developed. Because there is a floodplain associated with Bassett Creek, the PUD must comply with Section 11.60 of the Golden Valley City Code. As discussed above, the floodplain for this site is managed to the RFPE of 872.0 feet, and drainage and utility easements are required to this elevation. G:\Developments . Private\Applewood Point\PreDesignReview 072208.doc 3 . .. The proposed grading plan indicates grading near the northern most portion of the proposed building that will extend the 872 contour against the building, and apparent patio elevations at an elevation of 872. The grading plan must be revised to keep the proposed 872 contour a minimum of 15 feet from the edge of the proposed building. The drainage and utility easements over the floodplain should be platted accordingly. The developer has proposed a combination of on-site ponds, infiltration and storm sewer to provide drainage for the site and bring this PUD in compliance with the BCWMC rate control and water quality requirements. As shown on the grading plan, the developer has proposed an infiltration trench around much of the site. Portions of this infiltration trench will be located beneath an internal trail system that will be built by the developer. Storm water runoff from the rooftops and some localized storm water drainage will discharge into the infiltration trenches, which are constructed of large diameter aggregate and fabric. These trenches are planned to drain into Ponds 2 and 3 as shown on the grading plan. Storm sewer structures have been proposed to serve as outlets from these ponds. The overflow from Pond 2 is into Bassett Creek, and the overflow from Pond 3 is into the storm sewer system on Douglas Drive. The proposed pond outlets must be constructed according to City standard details including skimming and emergency overflow structures. The developer has proposed a system of porous pavement underlain by a drain-tile system to provide storm water drainage in the central portion of the site. A piped outlet draining into the Douglas Drive storm sewer provides the outlet from Pond 1, which is located in the center of the looped driveway in the middle of the site. The proposed storm water management system on site appears to comply with the BCWMC requirements for water quality and rate control. However, long-term maintenance of the porous pavement will be critical in ensuring the ongoing treatment of storm water runoff prior to its discharge into Bassett Creek. Therefore, the developer must submit a maintenance plan for the storm water system on site. This plan will become part of the PUD agreement for the site. The developer has also proposed a series of catch basins within the porous pavement areas to serve as a backup to the porous pavement. These catch basins are located in low point in the parking lot and will only receive runoff in the event that the porous pavement becomes plugged with accumulated sediment or ice, or in the event of a large rain event, that exceeds the infiltration capacity of the pavement. The proposed catch basins drain into the subgrade beneath the porous pavement, which flows directly into Pond 1. The developer will be required to provide a native vegetation landscaped buffer along Bassett Creek. This buffer area must be located north of the proposed internal trail system and be entirely within the drainage and utility easements over the Bassett Creek G:\Developments - PrivatelApplewoocl Point\PreDesignReview 072208.cloc 4 . . floodplain. The buffer plan and a maintenance plan must be submitted with the General Plan submittal for the PUD. A City of Golden Valley Grading, Drainage and Erosion Control Permit must be obtained prior to starting any work on site. In addition, the developer will be required to obtain an NPDES General Storm Water Permit from the Minnesota Pollution Control Agency (MPCA) prior to starting work on site. The City permit will be issued when a copy of the MPCA permit is provided to the City. Tree Preservation This PUD must comply with the City's Tree Preservation Ordinance. The developer has submitted an inventory and Tree Preservation Plan for the site. The plan does not include the proposed planting schedule for mitigation. The tree mitigation portion of the plan must be submitted with the General Plan submittal for the PUD. Summary and Recommendations Public Works staff recommends approval of the Preliminary Design Plan for the proposed Applewood Point, Planned Unit Development NO.1 06, subject to the comments contained in this review, which are summarized as follows: 1. The plans be modified to address the floodplain management issues discussed in this review. 2. A truck turning radius plan must be submitted as discussed within this review. 3. A final utility plan, including a plan for compliance with the City's Inflow and Infiltration Ordinance, must be submitted as part of the General plan submittal. This plan must limit the extent of open cutting of Golden Valley Road to the extent possible. 4. The developer must submit a maintenance plan for the porous pavement and storm water management system on site as part of the General Plan submittal. 5. Detailed construction cost estimates for all sanitary sewer, watermain, storm sewer, trail and pavement restoration items be submitted with the General Plan submittal for use in calculation of securities for the PUD. 6. A revised Tree Preservation Plan be submitted to address the issues discussed in this review. 7. The developer must obtain the appropriate review and permits from Hennepin County, the Minnesota Pollution Control Agency, the Bassett Creek Water Management Commission, and other agencies as discussed in this review. G:\Developments - Private\Applewood Point\PreDesignReview 072208.doc 5 , . Approval is also subject to the review and comment of other City staff. Please feel free to call me if you have any questions regarding this matter. C: Tom Burt, City Manager Jeanne Andre, Assistant City Manager Jeannine Clancy, Director of Public Works Mark Kuhnly, Chief of Fire and Inspections Gary Johnson, Building Official Ed Anderson, Deputy Fire Marshal Ron Nims, Public Works Project Coordinator AI Lundstrom, Environmental Coordinator Eric Eckman, Public Works Specialist G:\Developments . Private\Applewood Point\PreDesignReview 072208.doc 6 alley M randu Fire Department 763-593-8079 I 763-593-8098 (fax) To: Mark Grimes, Director of Planning & Zoning From: Ed Anderson, Deputy Fire Marshal Subject: Preliminary Site Development Plan #PUD-106, Applewood Point of Golden Valley (Revised) Date: July 21,2008 Cc: Mark Kuhnly, Chief of Fire & Inspections The Golden Valley Fire Department staff has reviewed the revised proposed site plan for the Applewood Point project located on the NE corner of Douglas Drive and Golden Valley Road. The revised following comments are focused on the site plan, fire department access, water supply, fire protection and landscaping of the site. Site Plan 1. The current site has existing buildings to be demolished. The demolition of all buildings on the site for this proposed project shall be in accordance with the Minnesota State Fire Code and other city regulations. 2. The current revised plans indicated that the fire department's apparatus access road cannot be obtained to due to physical terrain. Fire protection safeguards will need to be installed in all of the buildings. Fire Department Access 1. Since the fire department apparatus access driveway from Douglas Drive has been eliminated, the only fire department access road for the entire complex is the access off of Golden Valley Road. Therefore, it is imperative that a single access road needs to work with the responding fire apparatus and other emergency vehicles. The following requirements for the fire department apparatus access road will be as follows: a. The fire department apparatus access road will be a minimum of 26' wide. The apparatus access road will be the starting point from the driveway entrance on Golden Valley Road to the center point of the circle, around the circle and then out again to the driveway, exiting on Golden Valley Road. The fire department apparatus access road will be a one-way circulation around the circle with the necessary directional one-way signage. b. "No Parking Fire Lane" signs will be installed in accordance with the Golden Valley City Ordinance. The location of the posted signs will be determined by the fire marshal. c. The turning radius for the fire apparatus access road should be in accordance with the Minnesota State Fire Code and the fire code official. Requirements include all driveways approach off Golden Valley Road. d. The fire department apparatus access road should be designed and maintained during the different phases of the construction of the site to support the imposed loads of all fire apparatus. The surface of the fire apparatus access road shall be surfaced to provide all-weather driving capabilities. Water Supplv 1. The water supply for the proposed site should be capable of supplying the required fire flow for all fire protection systems, including fire hydrants, fire suppression, sprinkler systems and Class I standpipe systems for both buildings. 2. A post indicator valve will be required for each building. The location and distance of the post indicator valve from the building shall be accessible and protected from any physical damage. Protective barriers shall be installed in accordance with the Minnesota State Fire Code. 3. The location of the fire hydrants on the proposed revised plan shall be relocated to that the fire department apparatus access road has better traffic circulation within the confines of the inner circle area. The fire hydrant relocations will be determined by the code official. Fire Protection 1. The proposed buildings will require additional fire protection safeguards. The following fire protection safeguards will include, but not be limited to, the following: automatic fire suppression system in all attic and concealed spaces, balconies, apartments, apartment restrooms, Class I standpipes, and the installation of a smoke detection fire alarm system in the common corridors and all storage rooms within each building. 2. The walking path around the proposed site will be used by fire department personnel for emergency access for both buildings. The design and construction of the approved fire department access walkway will be a minimum of 6' wide and the surface of the walkway shall be an approved surface and maintained for all-weather climates. Landscapinq 1. Fire hydrants, fire department connections and other fire protection system control valves shall not be obstructed by any landscaping materials including, but not limited to, posts, fences, vehicles, growth, trash, storage and other materials or objects that would hinder the fire department gaining immediate access to the fire department equipment and/or fire hydrants. If you have any questions regarding these items, please contact me at 763-593-8065. Hennepin County Transportation Department 1600 Prairie Drive Medina, MN 55340-5421 612-596-0300, Phone 763-478-4000, FAX 763-478-4030, TDD www.hennepin.us July 23, 2008 Mr. Mark Grimes, Director of Planning City of Golden Valley 7800 Golden Valley Road Golden Valley, Mn 55447 Re: Preliminary Plat - Applewood Pointe CSAH 102, Northeast Quadrant Golden Valley Road Section 28/33, Township 118, Range 21 Hennepin County Plat No. 3139A Review and Recommendations Dear Mr. Grimes: Minnesota Statutes 505.02, 505.03, and 462.358, Plats and Surveys, allow up to 30 days for county review of preliminary plats abutting county roads. We reviewed the above plat revision and offer the following comments: · Hennepin County Transportation finds the updated plat and site plan acceptable as submitted. The City may need to more clearly identify the Golden Valley Road right of way and address the minor sidewalk encroachment at the plat's southwest comer. We acknowledge and appreciate the City's and developer's response to our prior comments eliminating direct access to CSAH 102 and providing adequate right of way for future roadway improvements. · Please inform the developer that all proposed construction within county right of way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to driveway and street access, drainage and utility construction, trail development, and landscaping. Appropriate forms can be obtained by contacting our Permits Section at (612) 596-0336. Please direct any response to Dave Zetterstrom at (612) 596-0355. Sincerely, ~/2~ James N. Grube, P.E. Director of Transportation & County Engineer DKZ/sew Cc: Plat Review Committee-Byers 1 Lindgren 1 Holtz 1 Drager 1 Zetterstrom 1 Fackler 1 Lemke Mark Larsen, Hennepin County Surveyor's Office An Equal Opportunity Employer Recycled Paper Hey Planning 763-593-8095 I 763-593-8109 (fax) Date: August 4,2008 To: Golden Valley Planning Commission From: Mark W. Grimes, Director of Planning and Development Subject: Informal Public Hearing to Consider Conditional Use Permit (CUP) Application to Allow Four Drive-Through Auto Banking Lanes as Part of a New Teacher Federal Credit Union Building at 601 Boone Ave. N (existing Malik service station)- Teacher Federal Credit Union, Applicant Teacher Federal Credit Union (TFCU) has entered into a purchase agreement with the owner of the service station at the northwest corner of Boone Ave. and TH 55. TFCU plans to tear down the service station and replace it with a 7700 sq. ft., two-level credit union building with four drive-through banking lanes. This property is designated on the General Land Use Plan map for commercial uses. The Zoning Map indicates that the property is zoned Commercial. Copies of the General Land Use Plan Map and Zoning Map for this area are attached. The proposed use as a financial institution is consistent with the General Land Use Plan Map and financial institutions are considered permitted uses within the Commercial zoning district. However, drive-through lanes require a Conditional Use Permit (CUP) within the Commercial zoning district. The approximately 50,000 sq. ft. site (about 1.14 acres) has been a service station for over 30 years. Currently, the zoning code requires that all service stations require a CUP. However, this service station pre-dates that requirement. Therefore, the existing service station is considered nonconforming. The existing service station has two driveways on to Boone Ave. N. These two driveways cannot be used by northbound traffic on Boone Ave. N. due to the median that was constructed several years ago. There is also a driveway into the service station from ih Ave. N. that provides access to those vehicles coming from the south, east and west. TFCU will keep the 7th Ave. N. driveway although it will be widened. The existing two driveways on Boone Ave. N. for the service station will be eliminated and replaced by one new driveway on Boone Ave. N. There are no changes planned to the median in Boone Ave. N. Access to TFCU by traffic from the south must use the driveway off ih Ave. N. or do a U-turn at the intersection of ih Ave. N. and Boone Ave. N. 1 Section 11.80 of the Zoning Code outlines the CUP process. It states in Subd. 1 that: It is the purpose and intent of this Section to provide the City with a reasonable degree of discretion to determine the suitability of certain uses with characteristics which maybe appropriate within a given zoning district but which might have an unusual impact upon surrounding properties or which might otherwise adversely affect the future development of the City or the general public health, welfare, or safety of the property or residents. The Planning Commission must make finding on ten factors and send those findings and recommendations to the City Council when they consider the application. The ten factors and staff comments follow: 1. Demonstrated Need for the Proposed Use: The City's policy has been to allow the market to determine the need for each particular use. In this case, the financial institution is a permitted use but the drive-through lanes are allowed only by CUP. TFCU continues to operate at their current location in Golden Valley (6500 Olson Memorial Highway) and they will remain there until the new credit union structure is completed. At the current location, there are three drive-through lanes that have operated well over the past three decades. TFCU believes that the drive-through lanes are critical to their operation and that they will not have a negative impact on the BoonefTH 55 intersection. 2. Consistency with the Comprehensive Plan: A financial institution is consistent with the Commercial designation of this property on the General Land Use Plan Map. 3. Effect upon property values in the neighboring area: The staff does not anticipate that the credit union with four drive-through lanes will have a negative impact on property values in the area. TFCU will construct a new building designed by an architect. It will be well landscaped. Overall, the value of the area should increase due to the change from a service station to a financial institution. 4. Effect of any anticipated traffic generation upon the current traffic flow and congestion in the area: The new credit union building will have access from both Boone Ave. N. and ih Ave. N. As compared to the existing gas station on the site, the number of driveways on to Boone Ave. N. will be reduced from two to one. This should help to reduce conflicts with Boone Ave. N. traffic. Also, traffic on Boone Ave. N. will be only right in and right out due to the median. No changes to the existing street system are needed due to the TFCU construction. In terms of traffic generation, the staff does not see this as a problem for this site. The existing gas station has a significant amount of traffic throughout the day which will be similar to the traffic from the credit union with drive-through windows. The City's consulting traffic engineer Mike Kotila, PE, from SEH, Inc. has reviewed the plans. He believes that the plan will work as submitted and applauds the reduction in driveway access points to Boone Ave. He is recommending that a sidewalk connection from the sidewalk along Boone Ave. to the sidewalk along the north (front) side of the building be made to better serve pedestrians. 5. Effect on any increases in population and density upon the surrounding land uses: The credit union will not increase the population of Golden Valley. However, the number of employees at this site will increase from two or three to 10-12 employees. 2 6. Increase in noise levels to be caused by the proposed use: The credit union with drive-through lanes should not cause any increase in noise levels compared to the current use of the site for the sale of gas and repair of vehicles. 7. Any odor, dust, smoke, gas, or vibration caused by the proposed use: There will be some pollution caused by the idling of vehicles waiting to be served in the drive-through lanes. Due to the surrounding land uses and it proximity to TH 55 with 40,000 vehicles a day; this increase would not be significant. 8. Any increase in flies, rats, or other animals or vermin in the area to be caused by the proposed use: None of these animal pests are anticipated with the construction of a new credit union building with drive-through lanes. 9. Visual appearance of any proposed use or structure: The existing service station will be removed and replaced with a new two level credit union building. The building will be architecturally designed. The building and parking Jot will meet all setback requirements. The property will be landscaped. The landscape plan and building plans will be reviewed by the Building Board of Review. The landscape plan will be guaranteed by a financial guaranty that will cover the landscaping for two growing seasons. 10. Any other effect upon the general public health, safety, and welfare of the City and its residents: The TFCU has operated in Golden Valley for several decades with three drive-through lanes. It is anticipated that the existing customers of the credit union will now use the new facility. TFCU hopes there will be some increase in traffic to the facility over the existing facility due to the improved visibility of the site compared tothe existing TFCU site. The new location is a commercial area with good access that can handle the additional traffic. City Engineer Jeff Oliver, PE, has written a memo to me dated July 31, 2008. He makes several recommendations that will be included in the Planning staff recommendation. In his memo, he addresses the history of this site, recent improvements, and information that is needed to allow this site to develop. Deputy Fire Marshal Ed Anderson has also written a memo to me dated July 30, 2008. In the memo he makes several findings that will also be included in the Planning staff recommendation. Recommendation Staff recommends approval of a Conditional Use Permit to allow the construction of four drive- through lanes in the new TFCU site at 601 Boone Ave. N. Staff believes that this is a good spot for a financial institution due to its location at the intersection of TH 55 and Boone Ave. N. Also, this is a relocation of TFCU from its existing location near Douglas Dr. N. and TH 55 where they have successfully operated for several decades with three drive-through lanes. Staff has reviewed the site plan and believes it will function well. The staff is recommending the following conditions: 1. The site plan for the TFCU new branch facility at 601 Boone Ave. N. prepared by HTG Architects and dated 7/14/08 shall become a part of this approval. 3 2. The recommendations and findings of City Engineer Jeff Oliver, PE, found in a memo to Planning Director Mark Grimes and dated July 31, 2008 shall become a part of this recommendation. 3. The recommendations and findings of Deputy Fire Marshal Ed Anderson found in a memo to Planning Director Mark Grimes and dated July 30, 2008 shall become a part of this recommendation. 4. A sidewalk connection between the sidewalk along Boone Ave. N. to the sidewalk in front of the proposed credit union building shall be constructed along with other site improvements. 5. The Building Board of Review shall review and approve the final landscape plan for this site. 6. Any failure to comply with one or more of the conditions of approval shall be grounds for revocation of the conditional use permit. Attachments Location Map (1 page) Letter from HTG Architects signed by Ed Muehlberg, AlA dated July 14,2008 (2 pages) Memo from City Engineer Jeff Oliver, PE, to Mark Grimes dated July 31,2008 (4 pages) Memo from Deputy Fire Marshal Ed Anderson to Mark Grimes dated July 30, 2008 (2 pages) Email from Jeff Phillips, KARE-TV dated August 5,2008 (1 page) Photos of existing service station on site (5 pages) Zoning Map (1 page) General Land Use Plan Map ( 1 page) Site Plans (4 oversized pages) 4 lI::l ~ i )> ;\'i :z 145 0 I ~ :z 800 o o o lI35 1SO o ~J:O::X) 13ll 1:W 8900 000000000 0 0 0 000 ll8Ol) .~ Subject Property \L c9 0 0 106000000 o o o o :) 7THAVEN 439 8851 9000 lIllOO 600 \ GOLDEN VALLEY RO 9000 _",jl,'1$'5 \\l~' .. ~,..'t5S \'I); ~......jl,'1 sS 'ji'l.I.>f'-- 8815 433 fil s; 4 c: ;r.l :0- ~ :z 432 44lJ 8951 8945 424 423 424 8811 416 ...... ... ARCHITECTS 14 July 2008 Mr. Mark Grimes City of Golden Valley 7800 Golden Valley Road Golden Valley, MN 55427 Re: Teacher Federal Credit Union Relocated Branch Facility Golden Valley, Minnesota Dear Mr. Grimes As you requested, below is a brief summary of the site usage for the Conditional Use Permit Application for the Teacher Federal Credit Union proposed new branch location at 601 Boone Avenue North, Golden Valley, MN. TFCU (Teacher Federal Credit Union) is looking to relocate their existing Golden Valley branch location toa new site that would better serve their members. Their existing Golden Valley site is at 6500 Olson Memorial Highway and has 3 drive-thru lanes. They have been a member of the Golden Valley business community for many years and wish to continue that presence far into the future. The relocated branch facility would provide its members 3 drive-thru lanes, an ATM lane, and a bypass lane around the drive up. The new building would have a total of 7700 square feet on two levels. The main level would have a footprint of 5200 square feet and the upper level would be 2300 square feet. There would be parking for 31 cars. The building's main entrance would be on the north side of the site adjacent to the customer parking. The drive- thru canopy would be located on the southwest comer of the building. Employee parking would be located along the south side of the site. Site access would be from the existing curb cut locations on the north side of the site on 7th A venue and the existing Right In/Right Out access on the east side of the site on Boone Avenue. The proposed use of the site will not affect the health, safety, morals, and general welfare of the occupants of the surrounding lands. The proposed building type should compliment the other businesses and people of the City of Golden Valley. The use will not be injurious to the use and enjoyment of the other properties. The establishment of the conditional use will not impede the normal and orderly development of the surrounding property. Existing utilities, access roads, drainage, etc. will be utilized for the proposed building. The use is zoned commercial, which is consistent with the purpose of the zone. The staffing and hours of operation would be similar to their existing Golden Valley location. The bank will have between 10-12 employees on site throughout a typical work day. The banking hours of operation will be as follows: Auto bank Bank M M-F 7:00 am - 7:00 pm 9:00 am - 5:00 pm T-F 8:00 am - 6:00 pm Please contact me if you have any questions or need any clarifications or additional information. The project is planned for spring construction. Sincerely, ~- Ed Muehlberg, AlA Architect ~3{ (]), Zo Z "'" - Ub 1q II - ~ ---11 WDTI [100 ... ... () m\ .~/LY ^ ~ ,- A/T-)(')(')(')II :-< IR I ,- () ~ -- ... q -0 r )> \ ~~ 'ci: ~~~AIN~~~~,~~= 5::f.~ ~ Ol~ z f~ P ~ J t 31 PARKING SPAGES Ol~ MAX BLD6 SF = 1150 -.J ~\ . ~ r (31x25O SF PARKING) ~ \ ~ J 0 ~ . ~ ~ q c::: 35'-0. trJ ... I SETBACK ;z: \ ~- ... ... I Ul ~~ Q "', ~Q~ (j 6"'6 "', ~ Q~ \J m~ 1 -l\.J1 I.., o ~ ,- ~ ..~ J t ,.'" Q ('\ q 1 1 7'\ PROPER..rr LINE - 8'-8" - - 120'-0" BOONE AVENUE N. A1.1 PROJECT #: 07163 DATE: 7/10/08 TEACHER FEDERAL CREDIT UNION 9300 Hennepin TO\llfn Road Eden Prairie, MN. 55347 SHEET: GOLDEN VALLEY, MN Tel: 952.278.8880 Fax: 952.278.8822 alley Memorand m Public Works 763.593.8030 /763.593.3988 (fax) Date: July 31,2008 To: ,IJV1ark Grimes, Director of Planning and From: Jeff Oliver, PE, City Engineer Subject: Review of Conditional Use Permit at 601 Boone Avenue North Teacher's Federal Credit Union Public Works staff has reviewed the plans submitted for the proposed Conditional Use Permit (CUP) for the Teacher's Federal Credit Union (TFCU) to construct a building at 601 Boone Avenue North. This site is currently a gas station located at the northwest corner of Boone Avenue and Trunk Highway 55. Site Plan: The proposed TFCU building will utilize two of three existing driveways to this site. The existing driveway from 7th Avenue North will be widened and the two existing driveways onto Boone Avenue will be removed, with one new driveway constructed onto Boone Avenue. The single driveway onto Boone Avenue is approximately at the mid point of the block, which will help reduce conflicts at the intersections with TH 55 and ih Avenue North. The proposed driveways to this site must incorporate the City standard for commercial driveway aprons. All of the City's standard details are available from the Public Works Department. The developer will be required to comply with the City's Right-of-Way Management Ordinance for all work within the 7th Avenue and Boone Avenue right-of-ways. Utilities: There is existing sanitary sewer and wat#r service to the gas station currently on this site. There is adequate capacity in the af,ljacent facilities to accommodate the proposed redevelopment of this site. ! The proposed utility plan indicates constfuction of a.new sanitary sewer service to this site between the new building and the sewer main within Boone Avenue. During the G:\Developments. Private\Teachers 601 Boone\CUP Review 073108.doc reconstruction of Boone Avenue by the City in 2004, a new sanitary sewer service was installed within the project limits. This new service line extends from the sewer main into the property to approximately the right-of-way line, and must be reused during redevelopment. The remaining portion of the sanitary sewer service must be removed and replaced in order to bring this site into compliance with the City's Inflow and Infiltration Ordinance. Following construction of the new sanitary sewer service, the developer must have the service inspected by the Public Works Department in order to obtain the certificate of compliance. The existing water service to this site is a 2-inch diameter line from the watermain located within the TH 55 right-of-way. The proposed utility plan indicates installation of a new 6-inch diameter water service from the main in the ih Avenue right-of-way. The developer should consider installing the new water service, which is a combined fire line and domestic service, from TH 55 to eliminate the potential of open cutting ih Avenue North, and to avoid an additional trench to remove the existing 2-inch service. The developer will be required to obtain the appropriate sewer and water permits, and right-of-way permits for installation of the sanitary sewer and water services to the new building. Storm Water Manaaement: The property being redeveloped is located within the Bassett Creek watershed, and is therefore subject to the Bassett Creek Water Management Commission's (BCWMC) Requirements for Improvements and Development Proposals. The BCWMC will review the plans for compliance with its water quality standards and floodplain impacts. This redevelopment is also subject to the City's Grading, Drainage and Erosion Control Ordinance. In order to obtain the permit required under this ordinance, the developer must modify the grading plan to meet City standards and resubmit the plan for further review. After City staff has approved the grading plan, the developer must submit the plans to the BCWMC for its review and comment. Portions of the property being redeveloped are within the Federal Emergency Management Agency (FEMA) designated floodplain for Bassett Creek. However, the frequent flooding of the intersection of Boone Avenue and Golden Valley Road was addressed as part of the City's reconstruction of Boone Avenue in 2004. The reconstruction project included the construction of a flood control levee along the west bank of Bassett Creek, and construction of a storm water pond and lift station in the northeast corner of Golden Valley Road and Boone Avenue. In order to prevent increased flooding in other portions of the Bassett Creek watershed, the City was required to provide mitigating flood storage as part of the Boone Avenue project. This flood volume was provided by the construction of the General Mills Nature Area, located east of Trunk Highway 169 and south of Trunk Highway 55. The total floodplain mitigation provided by the project was 36.73 acre-feet (one acre covered with G:\Developments. Private\Teachers 601 Boone\CUP Review 073108.doc one foot of water). The construction of the Boone Avenue project did not address the water quality requirements of any property protected by the flood control levee. In order to ensure that adequate flood storage continues to remain available in the General Mills Nature Area, the developer was required to quantify the volume of fill placed below the Base Flood Elevation (BFE) of Bassett Creek. The developer has calculated a total of 0.25 acre-feet of fill has been placed below the BFE of 888.0 feet. Therefore, adequate compensating flood storage is still available in the General Mills Nature Area. Because the developer will be placing fill below the BFE and constructing the new building at or above the Regulatory Flood Protection Elevation (RFPE) of 890.0 feet, it is likely that the property can be removed from the FEMA designated flood hazard area. In order to accomplish this, the developer must apply for a Conditional Letter of Map Revision (CLOMR) from FEMA. The proposed work on site cannot begin until after FEMA has issued the CLOMR. Following construction, the developer will need to submit construction record plans and complete a Letter of Map Revision (LOMR) application to officially remove the flood hazard designation. The developer is proposing the construction of rain gardens on site to provide the water quality treatment required by the City and the BCWMC. These rain gardens will need to be designed according to the standards of the BCWMC. The following storm water related items must be completed prior to issuance of any permits for this site, assuming the developer wishes to have the property removed from the flood hazard area. 1. A grading plan prepared to City standards, and an application form, must be submitted to the Public Works Department for review. This submittal must include all pertinent design information for the proposed storm sewer and rain gardens on site. 2. Following approval of the grading plan by City staff, the plans and an application must be submitted to the BCWMC. 3. Following BCWMC approval, the developer must apply for a CLOMR with FEMA. 4. The City will issue the Grading Permit, and other required permits, when documentation of the CLOMR is received. 5. Following construction, a record drawing must be submitted to FEMA for the LOMR. G:\Developments. Private\Teachers 601 Boone\CUP Review 073108.doc . Summary and Recommendation: Public Works staff recommends approval of this proposed Conditional Use Permit subject to the comments contained in this review, and the comments of other City staff. Please feel free to call me if you have any questions regarding this matter. C: Tom Burt, City Manager Jeannine Clancy, Director of Public Works Mark Kuhnly, Chief of Fire and Inspections AI Lundstrom, Environmental Coordinator Ron Nims, Public Works Project Coordinator Eric Eckman, Public Works Specialist Gary Johnson, Building Official Ed Anderson, Deputy Fire Marshall G:\Developments - Private\Teachers 601 Boone\CUP Review 073108.doc Hey M n u Fire Department 763-593-8079 I 763-593-8098 (fax) To: Mark Grimes, Director of Planning & Zoning From: Ed Anderson, Deputy Fire Marshal Subject: Conditional Use Permit for Proposed Teacher Federal Credit Union Date: July 30, 2008 The Golden Valley Fire Department staff has reviewed the Conditional Use Permit Application proposed for the Teacher Federal Credit Union located at 601 Boone Avenue North. The Conditional Use Permit Application coincides with the proposed construction of the new office building located on the same site. The following comments will be focusing on fire department requirement s for the building site, fire department access road, water supply and landscaping. BUILDING SITE The current site has existing buildings to be demolished. The demolition of all buildings on this site and the removal of all underground and above ground tanks should be removed and disposed of in accordance with the Minnesota State Fire Code. FIRE DEPARTMENT ACCESS Fire Department apparatus access road shall have an unobstructed, with not less than 20 feet, and an unobstructed vertical clearance not less than 13 feet 6 inches. The fire department apparatus access road should be designed and maintained during the different phases of construction of the site to support the imposed load of all fire apparatus. The surface of the fire apparatus access road should be surfaced to provide all weather driving capabilities. The turning radius for the fire apparatus access road should be in accordance with the Minnesota State Fire Code and the fire code official. Requirements for the fire department turning radius will include all driveway approaches off of 7'h Avenue and Boone Avenue. "No Parking- Fire Lane" signs shall be installed in the fire department apparatus access road in accordance with the City of Golden Valley City Ordinance. WATER SUPPLY The required fire flow for the commercial buildings shall be based on the type of construction, occupancy type, and the type of fire protection that's being proposed within the building. A post indicator valve for the fire suppression system will be required in the location and the installation shall be in accordance with the National Fire Code Standards. LANDSCAPING Fire hydrants, fire department connections, and other fire protection system control valves shall notbe obstructed by any landscaping materials including, but not limited to posts, fences, vehicles, growth, trash, storage and other materials, or objects that would hinder the fire department gaining immediate access to the fire department equipment and/or fire hydrants. If you have any questions regarding these items please contact me at 763-593-8065. Wittman. Lisa From: Sent: To: Subject: Phillips, Jeff (KARE) [jpphillips@kare.gannett.com] Tuesday, August 05, 2008 3:54 PM Wittman, Lisa 8/11/08 Public Hearing Lisa: I<.ARE-TV is unable to send a representative to the Public Hearing on August 11, 2008. Specifically, in regards to the request by Teacher Federal Credit Union to construct a 7,700 sq. foot building with 4 drive-through lanes, I<.ARE- TV has no objection to the request, and in fact, supports their request. Please have our opinion heard. 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