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11-09-10 HRA Special Workshop Meeting AgendaAGENDA GOLDEN VALLEY HOUSING AND REDEVELOPMENT AUTHORITY Special Workshop Meeting Golden Valley City Hall 7800 Golden Valley Road Tuesday -November 9, 2010 6:30 PM or immediately following the Council/Manager Meeting Golden Valley City Council Conference Room Review of Three• Nine•Four Development Proposals 2. Adjournment ' 't~ '°` This document'is available in alternate formats-upon a 72-hour request. Tease calf t ~ ~' %b3-593-806 (TTV: 763-593=39b8) to make a request. Examples of alternate formats .~~ 3 ~ may include large print, electronic, Braille, audiocassette, etc. ~~ _~T,~ 'Golden galley Memorandum Housing & Redevelopment Authority 763-593-8014 / 763-593-8109 (fax) Executive Summary for Action Housing and Redevelopment Authority Special Workshop Meeting November 9, 2010 1. Agenda Item The Three•Nine•Four Development Proposals Prepared By Jeanne Andre, Assistant Director Mark Grimes. Director of Planning and Development Joe Hogeboom, City Planner Jeannine Clancy, Director of Public Works Jeff Oliver, City Engineer Mark Ray, E.I. T Summary Global One Commercial has been working with the HRA and its staff on developing the MnDOT parcel in the northwest quadrant of Highway 100 and I-394. The greatest concern with proposals that have been presented in the past, is access to the site, both in terms of the amount of peak-hour traffic flowing through the Golden Hills Drive/ Xenia Avenue intersection and the lack of street access to the MnDOT parcel. MnDOT has indicated that it would provide access through the expanded alleyway north of the Metropolitan/Good Day Cafe, .but this access does not meet public street access called for in the City Code. Global One Commercial has submitted two new development proposals that incorporate an adjacent parcel and provide street access to Circle Down. Global One would like to start the planning approval process with one of these proposals and is seeking staff input on how to proceed. Staff has reviewed the proposals and identified concerns with each of the proposals. This review is based solely upon the information provided by the developer at this time, and does not constitute a complete review of the development. Staff reserves the right to require additional plans and analysis as the development process proceeds. In addition, staff reserves the right to modify the comments contained in this review based upon additional information required. Staff would like to present the proposals to the HRA at a workshop session to get comments from the Commissioners. Option 26 Overview This option incorporates the original six-story, 165-room hotel and bank facility, asix-story, 160-unit apartment building and adds athree-story, 90-unit apartment building on the north side of the expanded development site. Option 27 Overview This option includes the same hotel and bank facility, but combines all of the apartment units into one six-story, 261-unit apartment building. Staff comments are segregated into those that apply to both proposals and those related to specific options. General Comments 1. The City's consulting transportation engineer, SEH, Inc., reviewed both Options #26 and #27 to evaluate whether these options would generate traffic that would create operational issues at the intersection of Xenia Avenue and Golden Hills Drive. SEH, Inc. determined that the traffic generated by these two options does not exceed previously established thresholds for trip generation during either the AM or PM peak hours. SEH's memo is attached to this document for additional information. 1. The proposed access roadway to the new development appears to be a 36-foot wide roadway. In general, the concept of separating the traffic from the Good Day Cafe/Metropolitan site and the proposed Three Nine Four Site is favorable, pending the resolution of several issues. Due to the nature of the development, this access roadway will be privately owned and maintained by the development. 2. The developer must include truck-turning movements on the site plan for the new development. The design vehicles should include a WB (wheelbase) 53 semi, and a 45- foot long single unit vehicle as an emergency response design vehicle. 3. The developer claims that the proposed uses require no loading docks or accommodations for large delivery vehicles. Staff is concerned about that semis and large delivery vehicles will be used at the site. The plan must include potential locations of delivery and service points within the development. In specific, trash pickup, moving trucks, and delivery access, along with wheel paths to demonstrate maneuverability of these vehicles on site must be shown on the plans. 4. Staff questions whether an emergency exit to Circle Down at the east end of the parcel is reasonable given the elevation changes between the parcel and Circle Down. 5. The developer will be required to meet all applicable stormwater management requirements of the City and the Bassett Creek Watershed Management Commission (BCWMC) for the new development. 6. Both options have a street connection to Circle Down at the west end of the site but also keep the MnDOT expanded alley access that goes west to Turners Crossroad as a reliever access. The plan must include the location of all service points to the existing land uses and the maneuverability of service vehicles on site. This must include the wheel paths of the same design vehicles discussed above. 7. Both options remove the Mayfair apartments, which include 24 units of affordable rental housing. The new units are proposed to be market rate. 8. Either of the options would be presented as a Planned Unit Development (PUD) which allows deviation from Code requirements based on evaluation of the individual development. Option 26 Comments 1. A three-story building is allowed on the current Mayfair Apartment site under the current mixed-use zoning district. 2. A detailed zoning and engineering analysis is required to fully assess requirements such as setbacks, maximum impervious surface and ponding requirements. The developer has indicated that all of the ponding for this proposal is in underground facilities. 3. The parking provided for each use along with the standard requirement under City Code is as follows: new apartment 154/160, hotel-bank 165/258 and larger apartment building 234/320. It appears that the parking provided is significantly less than required by Code. Option 27 Comments 1. Under the current Mixed-Use Zoning District asix-story building is not allowed on the current Mayfair Apartments site. In the I-394 Mixed-Use Zoning District, sites that adjoin single-family residential neighborhoods typically are allowed to have buildings up to three stories in height, which is the situation in this case. Because there are multiple buildings, this project would most likely go forward as a PUD, which establishes its own zoning. However staff generally recommends that the underlying zoning match that of the PUD. 2. A detailed zoning and engineering analysis is required to fully assess requirements such as setbacks, maximum impervious surface and ponding requirements. The developer has suggested that the pond will meet surface water quality requirements. 3. The parking provided for each use along with the standard requirement under the City Code is as follows: hotel-bank 185/258, apartment building 354/522. It appears that the parking provided is significantly less than required by Code. Going Forward The Global One Commercial designation ended November 1. If the HRA would like to work with the developer on one of the current development options or a hybrid thereof, this designation should be extended. If the HRA does not want to proceed with a development. proposal the designation should be formally terminated. In that case staff recommends working with MnDOT to secure a permit to allow this parcel to be used for construction staging for the City's Pavement Management Program and the Metropolitan Council Environmental Services Division's proposed sanitary sewer project. Further analysis of appropriate land uses should be undertaken that could possibly lead to rezoning. Attachments The Three•Nine•Fourdeuelopment options #26 and # 27 (dated 10-26-2010) 2 pages Memorandum to Jeannine Clancy from Mike Kotila (dated November 4, 2010) 2 pages Recommended Action Provide staff direction on the desired use of the MnDOT parcel. TURNERS CROSSROAD scum - G ''~ ~r~- - w~:`` ""'" ~ `-C~~~~ II _ _ - _ - I I I I L-._..1- n rare xr- - °~,7w at` - - ~t V~~°3 -'~P' 80 UNIT APARTMENT BUILDING 90 UNDERGROUND PARYJNG 64 SURFACE PARKING SPACES MONUMEM SIGN fOK BLANK BRhVCX AND DEVEI OPMENi ~A ! ~~ ! _~ - ~~na ~ ! A ° ! ~ e '~( to zsLr ~ _ ~ ~ o \ ° P ~ ~ asp ! o ~ ` ~ ~rW / _ ~~ ~ / - _ ____ __ __ _- -- ~ c / a -lo io' - - -_ _~ - - - / - 0 0 is \ ~ io / I \ / ~ \v/ / ~~ o v v \ 16 ~ fiViRGENCY EMRNJCf Q~~ \ \ 5i0R.UWAiE ~ HILTON GARDEN INN 6 STOP,Y- 165 RODM HOTEL 113 UNDERGROUND PARK1NG55PACE5 52 SURFACE PARKING SPACES - --- --- 0 0 0 -- ° 0 0 o a ° ° _ ----- INTERSTATE 394 SITE PLAN -OPTION #26 SrniF i = Fn_rv GL+~BAL ONE COMMERCIAL THE THREE • NINE • FOUR GOLDEN VALLEY, MINNESOTA mouurnENr s~v NfuvEMKY DwvE CIRCLE DOWN ,- `_a -k~ ~ -----T-----~---- - ~ I I i r-- ~~ ~~~~ ~ ~ I I ~ ~ ~ ~ \~ I ~ ~ i ~ \~ i ~ m ~ 1 NI'1 / - _ I ~ I-9 ., rtkrPx~A'Y sC~ _ _ _ .w,. -. w~. -. n~o..Uw,l _. IXISTING 51NGlE FAMIlY f10ME5 I ! 160 UNIT APARTMENT BUILDING ~° ~ 160 UNDERGROUND PARKING SPACES (2 LEVELS) 745URFACE PARNNGSPACES o / , 0 0 - 11WY ~ 00 SITE AREA: PHASE ONE: +!- 7.06 ACRES 160 UNIT APARTMENT BUILDING(6 STORY) 160 UNDERGROUND PARYJNG SPACES (2 LEVELS) 74 SURFACE PARKING SPACES 80 UNIT APARTMENT BUIIDING(3 STORY) 90 UNDERGROUND PARYJNG SPACES 64 SURFACE PARKING SPACES PHASE TWO: HILTON GARDEN INN(6 STORY), 165 ROOMS 113 PARKINGS SPACES BELOW GRADE 52 SURFACE PARKIN65PACE5 I STORY BANK BRANCH OPTION #26 TU9HIE MONTGOMERY ARCHITECTS 10/26/2010 TURNERS CROSSROAD SoDm M9NUMWi SIGN NEWENiRY pWVE CRCIf DOuVN _ ~ - . - ~_ o ~ I~ ----~-----~-----~ ~- I I I ARNNG ,( ~J ~ / 5°AGE ~ I I ( I ~ i I ~( I I I I' ~ ~ I ( ~ I ~ ~ l I ( I ~~~`. rw~s; t ( IX15TNG SINGLE FAMILY HOME / ' - s~wuuNG P -- I { I .I~ + + + is'aaeKinG SETB,m;A /~ YP I _ _ _ _ _ \ \ 7 Y~ ~- ~ _ _ _ _wsm~iNC~mAIr _ _ - - ) ~ ~ ~ SV~'NFM1R YARD Butpl vl _ _ _ _ _ 30N0 FEATURE. _ _ ' ser~cR ~ _ P ~ s~ ~wwsiroNnE nei~r . a+crcNn,V zs ne / ENTRY TO i~Jl ~~ ~, UPPER LEVEL iz iz ~ P ~ 8,- ENTRY TO ~s. N J-_~ i~ PARKING --=-~-~ ~~ _ A LOWfR LEVEL ~ ~ i G ~ ~Y, Y Y ----- _ _ _ PARKING ~ s08,Y, Y 0 ` _ I ~yy ~'Y n~ a I, (Ic _ _ - - - I ~ I I i h BANK BRANCH 85 PARKING SPACES HILTON GARDEN INN 6 STORY - 165 ROOM HOTEL 100 UNDERGROUND PARKING SPACES 85 SURFACE PARYJNG SPACES MONUMENT SIGN WRBUVK BRnucn aNO oere~eM INTERSTATE 394 SITE PLAN -OPTION #27 SCALE I ° = 5d-d' THE THREE • NINE • FOUR GLOBAL ONE COMMERCIAL GOLDEN VALLEY, MINNESOTA 3 _ - 71 90 PARKING SPACFS(ljZ~ , ~ I$ "A1`~? \ ~ ENTRY TO UPPER LEVEL PARKING 261 UNIT65TORY APARTMENT BUILDING 262 UNDERGROUND PARKNG SPACES (2 LEVELS) 905URFACE PARYJNG SPACES ~ ~1 r - - ----- 517E AREA: PHASE ONE: +I-7.06 ACRf5 261 UNRAPARTMENT BUILDING(65TORY) 262 UNDERGROUND PARKING SPACES (2 LEVELS) 90 SURFACE PARKING SPACES PHASE 1W0: HILTON GARDEN INN(6 STORYI, 165 ROOMS 100 PARYJNG SPACES BELOW GRADE 85 SURFACE PARKING SPACES I STORY BANK BRANCH ~ ~.. ~ OPTION #27 10/26/2010 EMERGE^F,l'ACCE558PART 1WY ~ ~O T U S H I E MOIJTGOMERY ARCHITECTS a E ~. E 8 ~~ SEH MEMORANDUM TO: Jeannine Clancy FROM: ~ Mike Kotila, PE Jerilyn Swenson, EI DATE: November 4, 2010 RE: Global One Trip Generation Option 26 and Option 27 SEH No. GOLDV-108711 This technical memorandum provides trip generation findings related to two potential Global One development scenarios -Option 26 and Option 27. Findings reported in this memorandum are provided within the context of the analysis previously performed for Global One development scenarios (see September 1, 2009 memorandum). The land uses considered for the current development scenarios are: O tion 26 • 160 unit apartment • 80 unit apartment • 165 (room hotel • 1 ba~-k (assumed to be 5,000 square feet) Option 27 • 261 unit apartment • 165 room hotel • 1 bank (assumed to be 5,000 square feet) Based on previous analysis (as reported in the September 1, 2009 memorandum), 189 is the maximum number of outbound Global One development trips that could be accommodated at the Xenia Avenue/Golden Hills Drive intersection during the PM peak hour while simultaneously serving existing and future demands from other planned developments in the area. The threshold assumes that intersection capacity improvements would be in place prior to full build out of all properties considered. The Institute of Transportation Engineer's Trip Generation Manual, 8`" Edition, was used to develop trip estimates for the proposed scenarios (the 7"' Edition was also referred to for AM trip generation for the bank land usei,). Results are shown in Table 1 on the following page. For Option 2~, it is estimated that a total of 307 PM peak hour trips would be generated, of which 132 would be outbound trips. The outbound pm peak hour trip total is less than the 189 threshold, therefore it is expected thlat intersection operations would be within acceptable parameters as previously defined. For Option 2'~, it is estimated that a total of 321 PM peak hour trips would be generated, of which 137 would be outbound trips. The outbound pm peak hour trip total is less than the 189 threshold, therefore it is expected thlat intersection operations would be within acceptable parameters as previously defined. Short Elliott Hendrickson Inc., 10901 Red Circle Drive, Suite 300, Minnetonka, MN 55343-9302 SEH i5 an equal opportunity employer- ( www.sehinc.com ~ 952.912.2600 ~ 800.734.6757 ( 952.912.2601 fax Global One Trip Generation Option 26 and Option 27 November 4,',2010 Page 2 Table 1 Option 26 and Option 27 Trip Generation Estimates A.M. Peak Hour P.M. Peak Hour ', Land Size Unit Volume Volume ~!, Use (CODE) In Out Total In Out Total Proposed Gloabal One Office Expansion Option 26 Apartments Building (220) 160 Units 16 65 81 64 35 99 Apartments Building (220) 80 Units 8 33 41 32 17 49 Hotel (310) 165 Rooms 56 36 92 52 46 98 Bank (911) 5,000 SF 10 10 20 27 34 61 Total Vehicle !Trips Generated by Proposed Global One Development Option 90 144 234 175 1.32 307 Proposed Global One Office Expansion Option 27 Apartments Building (220) 261 Units 27 106 133 105 57 162 Hotel (310) 165 Rooms 56 36 92 52 46 98 Bank (911) 5,000 SF 10 10 20 27 34 61 Total Vehicle'Trips Generated by Proposed Global One Development Option 93 152 245 184 137 321 Trip generation estimates during the AM peak period are also provided in Table 1. Trip totals are lower than those estimated during the PM peak hour. In addition, existing demands on the street system and future demands from other nearby sites also tend to be lower during the AM period. Therefore AM conditions artg not anticipated to control the design of the Xenia Avenue/Golden Hills Drive intersection. When a prefe~red development scenario is selected, it is recommended that a final traffic operations analysis be p$rformed to confirm preliminary findings and to document the expected intersection performance delay and LOS) during the AM and PMpeak hours. p:\fj\g\goldv\108711\gldbal one medical office tis\report\memo - globalone_option26_27_I 10410.docx