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04-09-12 PC Agenda AGENDA Planning Commission Regular Meeting Golden Valley City Hall, 78Q0 Golden Valley Road Council Chambers Monday, April 9, 2012 7 pm 1. Approval of Minu#es March 15, 2012 Regular Planning Commission Meeting March 26, 2012 Regular Planning Commission Meeting 2. Informal Public Hearing — Planned Unit Development Amendment— Final Plan — 123 Ottowa Ave. N., Breck School — PU-88 Amendment#1 Applicant: Breck School Address: 123 Ottawa Avenue North Purpose: To allow a portion of the existing two-story building (the upper school) to be demolished and replaced with a new four-story building. --Short Recess-- 3. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings 4. Other Business 5. Adjournment �' This document is available in alternate farmats upon a 72-hour r�quest.Please cali 763-593-8QOb(7TY:763-593-3968}to make a request. Examples of al#ernate formats may inelude Iarge print,eleetronic, Brailie,audiocassette,etc. Regular Meeting of the Golden Valley Planning Commission March 15, 2012 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 Thursday, March 15, 2012. Chair Waldhauser called the meeting to order at 7 pm. Those present were Planning Commissioners, Cera, Kisch, Kluchka, McCarty, Schmidgall, Segelbaum and Waldhauser. Also present was Director of Planning and Development Mark Grimes and Administrative Assistant Lisa Wittman. 1. Approval of Minutes February 13, 2012 Regular Planning �ommission Meeting >>; '� McCarty stated that he misunderstood the motion regarding the p�bli��li�earing for the proposed PUD on Triton Drive. He said that if he had understood it �e wau�fd have changed his vote. The Commission discussed their understanding of the m�tion and�suggested that McCarty write a letter to the Council explaining his concerr�s: MOVED by Schmidgall, seconded by Cera and motion carrred unanimously to approve the February 13, 2012 minutes as subm�tt�,, ' ,.�w �� 2. Informal Public Hearing — Subtlivision;� 15 Meadow Lane North — SU08-10 Appticant: Golden Valley�Land�Co. -�M�att Pavek Address: 15 M�ad�w Lane North Purpose: To allovu the'applicant to divide one single family residential lot into ; f4u,r single family residential lots (the existing home will remain) �� Grimes referred°t�;� site p��n of the property and explained that the applicant is proposing to keep the existing�F�ome and divide the 2.1 acre lot into four single family residential lots. He stated that th� ap�ficant is requesting a variance of 5 feet to allow the corner lot (Lot 2) to b� 95 feet in aividth instead of 100 feet as required along Meadow Lane North. (The applicant's original request was for Lot 2 to be 90 feet in width).He stated that all of the proposed lots exceed the minimum lot size requirement and conform to the requirements of the Comprehensive Plan and the Zoning Code. Waldhauser asked if the variance request will have to go to the Board of Zoning Appeals. Grimes said no and explained that the City Council would grant variances from the Subdivision Code whereas the Board of Zoning Appeals would grant variances from the Zoning Gode. Waldhauser referred to the City Engineer's staff report where it states that a buffer around the pond is "encouraged." She questioned if the buffer could be required in arder to help Minutes of the Golden Valley Planning Commission March 15, 2012 Page 2 filter the water. Grimes stated that the applicant prefers to keep the existing landscaping that currently exists around the pond. McCarty noted that a buffer would also help keep geese out of the pond. Segelbaum asked where the additional 5 feet came from in order to make the corner lot 95 feet in width rather than 90 feet as originally proposed. Grimes stated that the applicant shifted the lots in order to make the corner lot be 95 feet in width. Waldhauser asked about the setback from the wetland. Grimes stated that there is a 25- foot setback required from the wetland. � ;; � � ;. Kluchka referred to the Planning staff report where it states that corner lots have t� 20 feet greater than interior lots and asked for clarification. Grimes explained that the '° Subdivision Code requires interior lots ta be 80 feet in width and corner°lots to be 100 feet width, which is 20 feet greater. Kisch asked if both property lines along a corner lot have.to me�sure'��1�00 feet in width. � Grimes said both property lines are required to be 100 feet°�n,�nrid�h and explained that the width of a lot is measured at the firont setback line a�td the,narr'�r'�r side of a lot is considered to be the front. Segelbaum nated that one of the criteria for �pprovai I�sted in the Planning staff report states that a subdivision request shall be ,denied if the proposed lots do not meet the requirements of the appropriate zoning di$trict, Grimes stated that the proposed lats can meet the requirements of the Single F'arnily Zoning Clistrict; the variance request is from the Subdivision Code. Segelbaum::asked if the City has any authority to deny this proposal. Grimes said, in his opir�ion, iit� � � � kcn�� Waldhauser clarified that tt��e a�r�finro ��ues. One is the subdivision request and one is the variance request. Sh� su�g�ste�l��hey vote on the items separately. �, ,,t, McCarty referred tp;tl�e Citj�Engineer's memo where it states that the builder must "ensure" that each storrnw�t�� management plan submitted meets the lowest floor elevation requireri�ents. l�e,said he thinks the word "ensure° is ambiguous and hard to enforce. Grimes explained that the applicant, per ordinance, will have to submit storrnwater man�gement plans that meet the City's requirements. Kluchka�asked �rimes if he is aware of any covenants on this property that would limit the ability to subdt�i�de it. Grimes said no. Peter Knaeble, Terra Engineering, explained that all of the plans submitted represent conforming lots. He explained that they are asking for a variance on the width of Lot 2 as an optional plan that wauld allow Lot 3 to be shifted slightly in order to allow the house to be built further away from the pond. He stated that if the City doesn't feel that the variance is justifiable they can still do the project using conforming lot widths. Knaeble referred to a site plan of the property and reiterated that the proposal is to keep the existing home and allow three new homes to be built which he feels is a benefit to Golden Valley. Minutes of the Golden Valley Planning Commission March 15, 2012 Page 3 Knaeble stated that each lot witl be custom graded and they are estimating 20 out of the 128 trees, ar 15°fo of the trees will be removed. The tree preservation plan allows up ta 40% of the trees to be removed. He explained that they've looked at several options and if the existing house were removed there could be six conforming lots on this property. He noted that the lots they are proposing are fairly large and will be bigger than the average lots in the neighborhood. He explained that they have three goals in developing this property. One is to keep the existing house and design large lots around it, the second goal is to maintain the look of the pond view on the corner lot (Lot 4) and third goal is to maintain the perimeter trees as much as possible. He shawed the Gomm��sion an illustration of other subdivisions done in the area and noted that this is the last of the lots in this area that hasn't been subdivided. Knaeble showed the Commission a picture of the pond and said his;g.oal �s to keep it the way it is, without the recommended vegetative buffer. He said he under�tands�the requirements regarding the buffer area but a buffer strip would not be appropriate in this location because of the size of the watershed. Waldhauser asked about the maintenance of the pond. K�r��ble stated that three properties will share the maintenance responsibility a�rd will also°meet the City and watershed requirements. He added that the City will have'a public drainage and utility easement over the pond and an access easem�nt c�n Mead�iw Lane which they do nat currently have today. ° �`�� r. ,';:, McCarty asked Knaeble why he is agair�st��ia��ng th� vegetative buffer strip around the � pond. Knaeble said he thinks a 10 to �'��foot un�noviin buffer strip will ruin the views and be a detriment to the neighborhoad He�;dded �at the existing grass around the pond will provide some filtration. , E� Kluchka asked Knaeble if,th�re is�any hi�tory of the pond flooding. Knaeble said he � wasn't aware of a history�of t�hs�pond�fiooding. � , Waldhauser askec��ab�ut th�e ele�ation of the house on Lot 3 compared to the elevation of � the pond. Knaeb�e�sta�e�i tFt�it��ie pond has an elevation of 859 and the lowest floor elevation�ill be��:�eet ab��e that. Waldhauser asked where the 25-foot setback from the pond is meas�red ��m. Knaeble stated that thE setback is measured from the edge of the deli��ated wet��1d ed��e, not the water. � � ; < Ee Segelb�um refer�red to Lot 3 and asked how far away the house would be from the pond if the requesfied.variance is granted. Knaeble said the variance would allow the home on Lot 3 to be shifted five feet to nvrth so the home would then be approximately 30 feet away from the pond. Kisch noted that another 350 square feet of floor space could be added to the house if the variance were granted. � Kluchka asked if any consideration was given to subdividing the property into three lots instead of four. Knaeble said no and reiterated that they are looking at subdividing the property into four lots with no variances. He added that they would like to have the 5-foot variance but they don't need it to subdivide the property. Minutes of the Galden Valley Planning Commission March 15, 2012 Page 4 Waldhauser opened the public hearing. Donald Browne, 4135 Leber Lane, said his immediate concern is the pond and he was pleased to learn that it won't be filled in. His second concern is regarding the quality of the houses being built and if there were just 3 lots total it would alleviate some his concerns. He added that this neighborhood is more historic than others and he wants to know what kind of protection there will be. Leone Fox, 4125 Leber Lane, said she has a problem with flooding and tl�e entire area was once swampland. She stated that when the original owner of the subj�ct property built the house he was told he had to install the pond, so it is nat purely dscc�ta�ive and at various times it overflows. She said the more structures that are built the iess roo�n,there is for water to seep into�the ground. �he stated that three years ago�the �i�nd ov��flowed and water went into the existing home's basement. She asked tha� a s�ecial st�dy be done and the DNR be consulted before anything is done. ` Anna Murray, 12 Meadow Lane North, said there have been 3, �.00-y�r rains since 1979 and water comes gushing down Meadow Lane causing the cirain�.ta get filled up with debris and the pond to overFlow. She said Lot 4 is very ��w, wif� have to be "built up" and will drain toward the pond. She referred to the propr�sed d�iveway on Lot 4 and said she would be looking at that long driveway and she:r�oesn't understand why there can't be a shorter driveway onto Glenwood rather than tM� prop�s��d lang driveway onto Meadow Lane. She added that she thought there wa�s a �u.preme Court law that says variances can't be granted unless a lot can't be built on at ali. � , Mary Ja Browne, 4135 Leber Lane, said her concern is the way the proposed driveways are configured. She stated that tl�ere is a r�`iedian with a sign on Meadow Lane and the sign gets knocked down, so th�,�riveways carr�i►�g onto Meadow Lane with the concrete median seems to be too mt�ch for;�#his Ic�t; She stated that she doesn't want to have to be _„ watching far cars coming ou# �f�the dCiveways euery time she drives down Meadow Lane. She asked if the new hQUSes will,�e corr�patibls with the neighborhood and questianed why the driveways ca�'t b�;on .C'�`rlenwood instead of Meadow Lane. Peter Kna�eble explained that the homeowner on Lot 4 could ask to have a driveway on Glenwood bu�they would need permission from the County to do sa. He said he assumes th� homeowner woufd:want to have their driveway on a quieter street, would want to have a Meadow Lane'�ddress and would not want to cut down trees along Glenwood to install a drivewa�y. He �dded that three additional driveways on a residential street would not overtax t�i��`�et. He referred to the comments made about the pond flooding and � explained that he doesn't know if the flaoding of the basement in the past was caused from the pond overflowing or from water coming off the roof. He added that they will be upgrading the outlet pipe of the pond. Waldhauser asked if the outlet upgrade is based on certain calculations. Knaeble said the calculations are based on the proposed development. Minutes of the Golden Valley Planning Commission March 15, 2012 Page 5 Leslie Blessing, 3940 Glenwood Ave, said she would also like the driveway on Lot 4 to be on Glenwood. She stated that she used ta live in a low lying area in St. Louis Park and a neighboring property owner changed the grade of their property, following all the regulations, but it significantly changed the drainage on her property. She said she appreciates the view of the subject property and it is important not to have the 1 Q-foot buffer araund the pond. Carolyn Brunelle, 4211 Glencrest Road, asked if the developer will be required to replace the trees being removed. Waldhauser said no. Brunelle said she wants to.see other projects this developer has done and she wants to know the timeframe of tl�i� project. She said the proposed long driveway on Lot 4 will create a dangerous lef�tut�n�into the d riveway. � �'� Heather Fraser, 115 Maddaus Lane, said she has lost several vehicles due to flooding. She said she is not sure how the driveways along Leber Lane wilf fit b,ecause there is a 4- foot high retaining wall along Leber Lane. She said she doesn�t,understan�`the footprint size of the houses and she likes the pond without the bu ,ffer. SI�� refe�re��to the picture shown of the pond and asked which season the picture vir��°#ak��t in and how big the pond gets after a big rain. She suggested that the de��per check the history of the flooding on the property and how high the pond has;been.' :, Eva Jensen, 4010 Roanoke Gircle, said she is.very pk�as�d with the value Golden Valley places on trees and the enviranment but she is "sfiartled to hear that 40% of the trees are allowed to be removed. She asked if that courtt.considers the size, type and age of the trees and stated that fhere is mostly b�ckthorn��along�Glenwood Ave. She asked about fencing codes, the propased footp?r��t si�e�of the houses and the arriount of space � between Lots 2 and 3. She add�d t`hat�s;he is al�o concerned about the quality of construction and their compati�i.��y with �he n�i�hborhood. �; Harry Pulver, 105 Meadow L�ne, sa�i��he is not happy about this proposal. He stated that Golden Valley is a first Fing si�burb,that doesn't feel like it and he questions if this proposal needs to be four Iots�.�,He said th��ivhole neighborhood is built on a swamp and his backyard �ets flo�ded.�� e s�it��his is a precarious situation that should be looked at very � carefully. t, Bru�� Pappas,a�D A�t�rr�ore Drive, said he emailed the developer before this meeting and was tnl� by him t�rat all of the lots were conforming to City Code. Now he is at this meeting��earin�.�at the developer is requesting a variance. He said his plea to the Planning G�ort��ission is that they not make it easier on the developer because what he is proposing is a bastardization of this property. He noted that the developer has said he could subdivide this property into six conforming lots and questioned if the fact that he is only proposing three new lots is supposed to make the neighbors feel good. He said it doesn't seem right that the pond can be used when figuring the square footage of these lots and asked the Commission to abide by the codes and not grant the variance. Minutes of the Golden Valley Planning Commission March 15, 2012 Page 6 Emett Carpel, 24 Ardmore Drive, asked if it has been considered to make Lots 2 and 3 into one lot. He said the iconic view of this property will na longer be iconic. He added that he understands how this development will improve the tax base but questioned how it will improve the neighborhood. Tom Hansen, 4116 Glencrest Road, referred to the Housing Goals, Objectives and Policies section of the City's Comprehensive Plan and questioned how they would be met if this subdivision is approved. He noted that the Comprehensive Plan states that the housing goals would be met through multi-family developments not infill. Me stated that the lot sizes in this area are much larger than the lots in this proposal and questioned what the City is doing to protect the historical value of the neighborhood. : Curt Olson, 800 Tyrol Trail, said he agrees with what has been said, He a�ked if L,of 4 could be split again in the future to allow for anather home; if so, that wp�wld`be:a shame. He asked if anything can be done to stop further developmentr `� ;��, fak �� b�� Anna Murray, 12 Meadow Lane North, asked if there has,,been `�ny�cd��i�leration given to rain gardens s�nce there has been so much talk about flooc�hr�g, ��;'; � Lisa Morley, 4006 Roanoke Circle, referred to other'houses in the area that are for sale or took a long time to sell. She asked if these propased house� are being built on "spee" and what will happen if they dan't sell. She said she.doesn't un��;rstand where the demand is for these houses. Chis Oldenburg, 240 Meadow Lane N�r#h, said he agrees with so many things that have been said. Me said he was part of�� minb�r subdi�ision that occurred at 240 Meadow Lane approximately 10�years ago and`�iis u��ers�arfi�ing is that there is more standing water on the property now as a result of fihe gradir�� tha#was done at that time. Carolyn Brunelle, 4211 Glencrest RQad, said it seems problematic to her to allow three people to own one�pond. ; '� � Vicki McGinty, 4��0 Si�n�e� �t�dge, said there is a reason she moved to this area but it has not been ea5y;,to stay;since the taxes in Golden Valley are horrific and the property values have g�ne i��wn. She said there is absolutely no benefit to this project. She said it is nQt about beirac� seffi�h or not wanting change, the project just isn't practical and doesn't mak�;��nse. Shes�aid maybe one additional house would be ok but not four. She said it miffs her that the':neighbors have so little control over things that impact them. Chris Dawney, 125 Meadow Lane North, asked if these lots would be able to be split again in the future and agreed that there has been a lot of flooding in the area. Pam Lott, 220 Sunnyridge Lane, said she was assured there would be no water problems when a subdivision was done in her neighborhood approximately 15 years ago and there have been water problems ever since so maybe the city engineers should go back to school. Minutes of the Galden Valley Planning CQmmission March 15, 2012 Page 7 Bruce Monick, 4215 Poplar Drive, said this is a very important piece of the neighbarhood. He said the stop sign on the corner of Meadow Lane and Glenwood is run over about six or seven times per year and it is very dangerous. He said it will be difficult for people to get out of the proposed driveways on Meadow Lane and that this proposal does not keep the property as a park-like setting. He said he would like Lot 4 to have the driveway on Glenwood instead of Meadow Lane and asked if the house plans will have to be approved by a City body. Seeing and hearing no one else wishing to comment, Waldhauser closed the public hearing. �� E. � Schmidgall grouped the questions together for discussion. His first group°pf que'��i�ns is related to the pond, rain gardens, flooding, the proposal that three p�qpl��bwn th�``pond and the vegetative buffer around the pond. � ' s�� ` �� '��` Grimes said the City Engineer's memo addresses the issues c�`�the �ond. Me said some people may not agree with him, but he is the professional engin�er for the City and it his � opinian that with the homes built 2 feet above the 100-yea��oo� ��levation there should �, �� not be problems with flooding in this situation. �� ; � Kluchka asked who is responsible if the pond daesr�'t,work Grimes said if there is a 500- year flood, it won't work. Grimes added that th� City vsi[II hatr� an 'easement over the pond so it will be under the control of, and main#�jned'by, the City. Waldhauser reiterated that the pond was built just for the watershed of tli�is pr�operty. Knaeble added that the pond will be owned by Lots 1, � and 4 and fihere will kie a restrictive covenant on the deed regarding that ownership. Schmidgall said the next group pf issues to b� discussed is relating to traffic and the location of driveways. �, �t`f� Grimes explained that a� oft�;n ��s=possib,le, the City likes to see driveways located on the streets with the low�st,amaunt of fraffic. He said he doesn't think Hennepin County would like to se� curb cts or�to Gl�r�vvood Avenue but the owner could apply for a permit through the Cou��;jr. He nt�ted that the locations of the driveways on the site plans are illustrative at�this p��nt and�could change. Schii�id�gall said the�next questions were regarding the iconic view of the pond and the potential to furtl�r subdivide the property. Waldhauser said she did not think Lot 1 could be further �pltt,b�ecause there wouldn't be street access. She noted that a homeowner could purchase additional property to obtain the correct amount of frontage. She said it seems Lot 4 could potentially be split. McCarty said he doesn't think there would be enough setback area available to split Lot 4 any further. Grimes explained that every property owner has the right to propose a subdivision if they meet the requirements. Minutes of the Goiden Valley Planning Commission March 15, 2012 Page 8 Schmidgall referred to the questions regarding the quality of the homes and the size of the homes' footprints. Grimes stated that as long as a house meets the requirements of the Zoning Code and Building Code it can be built. He stated that the City does not have design criteria but based on the value of the homes in this area, he would guess that these proposed homes would also be valuable. Schmidgall agreed that the location of the homes will demand quality. Schmidgall asked about fencing and said his understanding is that homeowners can install 6-foot high fences if they want to. Grimes stated that private deed r�istrictions z;, regarding fences could be placed on the properties however, deed restricfroh� are not enforced by the City. He added that the Zoning Code does allow 4-foot h,ig`� �nees in front yards and 6-foot high fences in side and rear yards. Schmidgal� asked about the tree preservation concerns. Grimes stated that tMe.City does have a tree preservation ordinance that the developer will have to`follow. He noted that there will be a tree plan and a grading plan for each lot. He re["tera�d':that the applicant is proposing to remove 20 trees. He added that he believes_trees add value to property and developers don't typically remove more trees than neces��iy. ,�'�,,� ��w� Schmidgall stated the requested variance seems tt�abe mor�.of an afterthought. He would not be in favor of granting the variance request�d because something very nice could be built on this property withoufi a variance. � �� Kluchka asked Grimes to give an updat��o�tht�,Su�?reme Court ruling regarding � variances. Grimes explained that the Supreme Gourf ruling is in regard to the Zoning Code requirements. The variance;be�ng'�eguested for this propasal is a variance from the Subdivision Code. f°�`' Kluchka asked about the ti�:frar�� for t�e project and if the houses are being built on � "spec" and where the det�i�and;is com�ng from. Knaeble said he hop�s to have the plat finalized by the end of May,o�'the;�eginr�ing of June and depending on the market, two or three of the homes may start construction this summer. Grimes added that if the market is not there, the land will just sit��s'is. Knaeble agreed and said he would be responsible for maintaininc� the �raperty. N;e added that these lots will be sold to families who want to build house� �sing�fi�eir own builder; they will not be building "spec" homes. Kisch asked Knapble if he has thought about covenants or restrictive deeds regarding fences an� the pt�nd. Knaeble said they have considered restrictive deeds regarding fences an�i��th�`�pond, but he can't guarantee them. Kluchka asked Knaeble if he knew the possible footprint or size of the new homes. Knaeble said they don't have designs for the houses because it will depend on what the hameowners decide to build. He explained that whatever is built will meet the Zoning Code requirements and he would expect that the quality of the new homes to meet or exceed the homes in the area. Minutes of the Golden Valley Planning Commission March 15, 2012 Page 9 Waldhauser asked how much space there would be between the homes on Lots 2 and 3. Knaeble said there would be a minimum of 25 feet between the homes on Lots 2 and 3. Waldhauser asked if there will be enough room to allow for a larger setback if the homes are taller than 15 feet in height as required. Grimes said yes, if the homes are taller than 15 feet the side yard setback requirements will increase. Segelbaum asked Knaeble to comment on the lot sizes. Knaeble said the average lot size for the whole development is approximately one-half acre which exceeds the neighborhood average. He added that he would not expect that it would b�,feasible to � further split these lots in the future. Kluchka referred to the residents' comments about the goals and objectives in the Comprehensive Plan. Waldhauser said she thinks any paragraph ar;sentence in the Comprehensive Plan could be interpreted a number of ways. Kisc�i agr�d`and said the Comprehensive Plan guides decisions and has vision statements �hat tlie City hopes to attain, but the City still has to follow its ordinances and codes: , ,, ; ; ;�: Waldhauser stated that many homeowners are not inter�5t��d �� i�ving large lots. They want nice hames on smaller lots. Schmidgall agreed that the Comprehensive Plan is intended to guide or inform. He said he wants these proposed new homes to be attractive tQ families wanting to move into Golden Valley and they provide opportunity for th� kinds of goals and objectives mentioned in the Comprehensive Plan. .�fe sai�l he:is;in favor of supporting this proposal. Kisch stated that the City really can't de�i�:�ubdivisions that conform to the requirements. He said he doesn't think the req�ested;va�iance is needed because the homes can be of great quality and conform to the �equirements'without the need for a variance. He also said he would like to stron�ly enc�urage restrictions on fences. Segelbaum said he agrees ��tat��i� Cit�i;doesn't have much right to deny this proposal. He said he thinks it w�uld,be difficul#fo further subdivide Lot 4 in the future. He added that he would be jn favg��of gr�nting�t�ie requested variance because moving the house on Lot 3 further aw�y from the pond;would create a safer environment and would make it less prone to flooding. C.�,rimes agreed that these lots would be very difficult to subdivide any furt�er. Waldh�user stated that campliance with the normal lot regulations in this case isn't an issue. She �aid she doesn't have concerns about granting the request�d variance because there will be net improvements as a result, but she wauld like to separate the issues into two votes. She said she feels confident there will be beautiful homes built on the property. She referred to a question regarding how many more infill opportunities there are in the area and said she doesn't think there are a lot of opportunities left. Minutes of the Golden Valley Planning Commission March 15, 2012 Page 10 MOVED by Cera, seconded by McCarty and motion carried unanimously to recommend approval of the subdivision request with the following conditions: 1. No variances from the lot size requirements shall be granted. 2. Deed restrictions regarding fences will be strongly encouraged. 3. Covenants regarding the ownership and maintenance of the pond will be strongly encouraged. 4. The City Attarney will determine if a title review is necessary prior to approval of the final plat. 5. A park dedication fee of$4,8$5.90 shall be paid before final plat approv�l, 6. The City Engineer's memorandum, dated March 7, 2012 shall become;part €�f this approval. 7. A Subdivision Agreement will be drafted for review and approval.by tfie;City Cquncil that will include issues found in the City Engineer's memorandum. '� 8. All applicable City permits shall be obtained prior to the develppment of;the new lots. t Knaeble asked if he could also get a recommendation regardin� the buffer strip around the pand. Kluchka said he doesn't feel the buffer strip isst�e:i�;within the Planning Commission's purview. Grimes stated that staff will;h��e further discussion with the applicant regarding best management practices for buffer�trips around ponds. � Cera suggested that the setback requiremenfik�rom th��v��l�nd area be 30 feet rather than 25 feet on Lot 3. Kisch asked the apx�licant if he would be open to the idea of a larger setback from the wetland area. Knaebl�=�a'rd Me would not be open to that idea, but he would be open to shifting Lat 3, in its eritirety 5 feet further north. MOVEQ by Segelbaum, second�d by 1/�laldha�ser and motion carried 5 to 2 ta recommend approval of the subdivision request with the following conditions: 8 4. A variance allowing l,:o��2�t��e�`95 feet (rather than 100 feet) in width along Meadow Lane shall be grant�d �' 5. Deed restrictior�s regars�;�ng fences will be strongly encouraged. 6. The setback requiremer�t��r�iirn the wetland area on all lots shall be 30 feet. 7. Covenants re��rding the pond will be strongly encouraged. 4. The City�Attorn�y.will determine if a title review is necessary prior to approval of the final plat. 5. A��rk dedic��on fee of$4,885.90 shall be paid before final plat approval. 6. The Gity Engi�ieer's memorandum, dated March 7, 2012 shall become part of this approval, ,: ` 7. A Subdivision Agreement will be drafted for review and approval by the City Council that will include issues found in the City Engineer's memorandum. 8. All applicable City permits shall be obtained prior to the development of the new lots. --Short Recess-- Minutes of the Golden Valley Planning Commission March 15, 2012 Page 11 3. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings Segelbaum reported on the March 6, 2012 City Cauncil meeting where the Council approved the Preliminary PUD plan for the Eldridge 3�d (Triton Drive) 4. Other Business �v No other business was discussed. ��,�°�� 5. Adjournment � �°�' The meeting was adjaurned at 9:40 prn. eR� � 4a. ; �A ;, ,� �� ;a, ��y lEp;°�� !z : �� David A. Cera, Seeretary ��: i' : � , , 5.st., f�; ',a Regular Meeting of#he Golden Valley Planning Commission March 26, 2012 A regular meeting of the Planning Commission was held at the Golden Valley Gity Hall, Council Ghambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday, March 26, 2012. Chair Waldhauser called the meeting to order at 7 pm. Those present were Planning Gommissioners, Cera, Kisch, Kluchka, McCarty, Schmidgall, Segelbaum and Waldhauser. Also present was Assistant HRA Director Jeanne Andre, City Planner, Joe Hogeboom, Planning Intern Bryanna Vidd�r� �nd Administrative Assistant Lisa Wittman. 1. Consideration of Resolution No. 12-01 Finding that the Re��A'r�lp,p��;�1��lan for the I-394 Corridor Redevelopment Project Area (formerly k��owri'�� tli'e��Golden Hills Redevelopment Project) Conforms to the City's G�mj�ehensirre Plan Andre gave a history of the existing Golden Hills Redevel�pment Area plan which was created in 1984. She explained that the plan was amended in the;late 1990s to add the Xenia Ave. extension and the current proposal, as a result af the 1=394 Corridor Study, is to expand the redevelopment plan and rename it. She stated that the propased plan was adopted by the City's HRA in March but canno# been Qfficially adopted by the City Council until the Planning Commission determines that it is in accord with the Comprehensive Plan. She showed the Planning Commissian maps of several of the areas in the redevelopment plan and stated that th� main goal o#�his redevelopment plan is to guide the HRA as they work with developers on projec�s in this area. Cera referred to the plan and aslced wh}� sor�n�,sub-areas have development proposals listed and some don't. He referred,specifically'to the East Area section. Andre explained that there will be a propos�l��=fi�r tha#are�`coming forward to the HRA, but the proposal � hasn't been formally adt�pted sb:it wo�ldn't be appropriate at this time to discuss � proposals in that are�. � `�� Cera referred tv#he Central Area and noted that it refers to the buildings being removed from the sit� �ven though��tey have already been removed. Andre said she wouldl make that correction and e�cplained that the redevelopment plan is really just a snapshot,in time of tt�e area and it.is never going to be completely up to date, ' Segelbaurr� asked what is meant by "more intense land uses would be preferred along the southerly se�tion af the area adjacent to Wayzata Blvd" as is mentioned in several, locations in the plan. Andre stated that the I-394 Corridor Study and the Mixed Us� Zoning District allow taller buildings to be located adjacent to I-394 and then the h�ight steps dawn as it gets closer to hausing to the north. Schmidgall explained that wh�n the Mixed Use Zoning District was developed the idea was to put the more intense ' commercial development along the freeway to act as a screen for the less intense''�and residential uses to the north. Kluchka agreed that he doesn't know what the term "intense" means. He suggest�d using the words more density or taller heights instead. ', � Minutes of the Golden Valley Planning Commission March 26, 2012 Page 2 McCarty asked who uses this dacument and why the HRA needs to have redevelopment plans. Andre explained that it is a statutory requirement to have a redevelopment plan when there is a redevelopment area.A redevelopment plan is also required in order to create tax increment finance (TIF) districts. She added that it also used by the Planning Commission, the HRA and City Council to all come together and agree on the intent for the redevelopment area so the development community understands the City's intent. Waldhauser stated that a redevelopment plan is a successor document to, or another piece of, the Comprehensive Plan. Andre stated that a redevelopment plan;is more of a visionary guide needed to do redevelopment, whereas the Comprehensive Rlan and Zoning Gode are land use controls that require a higher level of specificity.� Hogeboom stated that the Golden Hills Redevelopment Plan already exists it just needs to be updated with this amended plan. He reiterated that the Zoni�g Cot�e state�what type of use can be developed in this area. Kluchka stated that a redevelopment plan is really a marketing tool. Hogeboom said yes and stated that tliese types of plans are used to illustrate what the City wants to see in a redevelopment area:: Andre suggested that the Planning Commission fon�tard:any coii�trj�ents to Hogeboom. :,� MQVED by Cera, seconded by Schmidgall and mation carri�d unanimously to approve Resolution No. 12-Q1 finding that the Redevelopment Plan for the I-394 Corridor Redevelopment Project Area (formerly known as the Golden Hills Redevelopment Project) conforms to the City's Gompreh:ensive Pl�n . 2. Continued Informal Public Hearin� —Zoning Code Text Amendment—Amending Section 11.70 "Off-Street Parking and Lc��ding Regulations" —ZO00-89 Applicant: City of Golden��lley �� i� Purpose: To cor��i�er �r�en��ng the�amount of parking required for certain uses. �� Vidden r�r�inded,the Cornmission that this item was tabled at their January meeting in order to corrrpare �'olden Valley's parking ordinance with other cities, to observe variaus parK�ng lots witliFn Golden Valley and to discuss parking conditions at various parks throu�k�out the Ci�y with the Director of Parks and Recreation. She explained that as a result of further study staff is recommending that parking requirements at parks remain the same because the existing parking areas are adequate for everyday use. She discussed the parking conditions at retail locations, gas stations, fast food restaurants and banks and stated that staff is recommending a reduction af parking to 1 space per 300 square feet of gross floor area for banks, but the parking requirements for other locations appeared to be adequate. Minutes of the Golden Valley Planning Commission March 26, 2012 Page 3 She stated that staff is also recommending that the parking requirements for community centers be changed to 1 space per 300 square feet of gross floor area, multiple family properties be reduced to 1.5 spaces per dwelling unit without requiring enclosed parking spaces, clubs/lodges be reduced to 1 space per 3.5 seats and trade and training schools be reduced to 1 space per 5 students. Waldhauser referred to the parking comparison chart and noted that compared to other cities Golden Valley is being aggressive about getting rid of unnecessary parking. Cera referred to gas station parking and asked Vidden if she researched the requirements regarding service stalls. Vidden explained that parking spots at the pumps<are not considered service stalls so the recommendation is to keep the requirem�nt at g�s stations requiring 8 spaces plus 4 per service stall. Kisch said he likes that the parking ordinance establishes a minimum nurnber of parking spaces rather than a maximum. MOVED by Kisch, seconded by Kluchka and motion carri�d;�nanimous(y to recommend approval of the amended off-street parking requirem�nts;as presented. --Short Recess�-- � 3. Reports on Meetings of the Housin� and �e,deve(o�pmen#Authority, City Council, Board of Zoning Appeals=�nd�i�the�rMeetings No reports were given. 4. Other Business No other business was dtscussed.�� °� �, 5. Adjournment : The meetit�g adj�u�ned at 7:50 pm. �;' .�i David A. Cera, Secretary �� Planning; Department 763-593-8095/763-593-8109(fax) Date: April 5, 2012 To: Planning Commission From: Joe Hogeboom, City Planner Subject: Final PUD Plan— Breck School PUD No. 88—Amendment #1 Breck School, Applicant Background Breck School applied to amend its PUD in January, 2012. As part of its proposal, Breck School seeks ta demolish a portion of its existing building and replace it with new construction. Breck School received preliminary approval for the PUD amendment on February 21, 2012. Breck must now receive final approval from the Planning Commission and the City Council. Description of Proposal This project involves the demolition and re-building of the Upper School, which houses grades 9 through 12. The proposed addition to the building will include four floors of classrooms, with a mechanical penthouse above. The height of the new building is propased to be 70 feet at its highest point. The addition is intended to better serve the math and science curriculum of Upper School students. Since the horizontal development of structures within the site is limited by wetlands, f(oodplain and recreational facilities, the footprint of the building will not be greatly altered. The newly constructed building will consist of 70,205 square feet, with additional ground coverage of 1,820 square feet, in comparison to the existing building. Breck School is proposing to construct two green roofs which will total 3�700 square feet. Other proposed renovatians to be cantained within the new building include, updated electrical and mechanical systems, a renovated Media Center, small-group meeting spaces, a greater number of smaller classrooms, the consolidation of the Upper School's administrative services and new faculty spaces. Scope of Proposal Breck Schoal is governed by a PUD, and therefore has a specially designated set of rules by which it must abide. Specifically, Breck School is limited to 1,200 students ar less. This addition is meant to accommodate existing students; Breck is not proposing to increase enrollment. During the Preliminary PUD Plan approval process, traffic concerns were raised by residents living near Breck School. Breck School is obligated by its PUD permit to work with the Golden Valley Police Department to regulate traffic control at and near the school. Currently, Breck School has contracted to hire a Golden Valley Community Service Officer, wha helps to regulate traffic during school arrival and departure times. Breck is working with the City to contract for additional hours of traffic patrol during construction of its new addition. Staff will bring traffic concerns raised in the past several months to the Neighborhood Traffic Safety Committee for review. While traffic is an important consideration, it is outside of the scope of this PUD amendment. While traffic is an important consideration, it is outside of the scope of this PUD amendment. Traffic related to construction is necessary to address in this PUD amendment. Included in its proposal, Breck has submitted a Construction Traffic Plan that calls for all construction vehicle traffic to use only Ottawa Avenue North to access the site. Construction workers would be required to use Lilac Drive, and enter the property from the west. Compliance with this Construction Traffic Plan is a recommended condition of the PUD amendment approval. The City Cauncil directed Breck Schaol to create a Construction Communication Plan. The Plan is intended to require Breck to communicate major construction activities to surrounding neighbors. Breck has submitted a plan which is acceptable staff. Compliance with the Construction Communication Plan is a recommended candition of the PUD amendment approval. Though outside of the scope of this PUD amendment, Breck School has addressed some additional concerns that have been brought up by neighborhood residents. Breck is currently working with its various vendors to modify delivery times. While City Code does not regulate what time deliveries can be made ta the property, or any property in Golden Valley, Breck is working to have mor�e deliveries done during daytime hours. in addition, Breck is working to have its waste collected at a later time in the day. City Code does not permit waste collection before 6 am. Finally, City Code permits construction activity between the hours of 7 am — 10 pm. Breck will limit its construction activity to between the hours of 7 am and 7 pm, Monday through Saturday. This will be a recommended condition of the PUD amendment approval. RECOMMENDATION Staff recommends approval of the Final Plan for Amendment No. 1 to the Breck School PUD No. 88. The proposed remodel and expansion represents a long-term commitment by Breck School to remain in the City of Golden Valley. Staff recommends the following conditions of approval: 1. The plans submitted with the application shall become a part of this approval. 2. The recommendations and requirements outlined in the memo from Deputy Fire Marshal Ed Anderson to Mark Grimes, Director of Planning and Development dated March 14, 2012, shall become part of this approval. 3. The recommendations and requirements outlined in the memo from Public Works Specialist Eric Eckman to Mark Grimes, Director of Planning and Development, dated April 3, 2012, shall become a part of this approvaL 4. The Construction Traffic Plan, submitted by the applicant, April 4, 2012, shall become a part of this approvaL 5. The Construction Communication Plan, submitted by the applicant, April 4, 2012, shall become a part of this approvaL 6. Construction times for the proposed addition associated with this amendment shall by Monday through Saturday, 7 am—7 pm. In the event of an emergency, the Director of Public Works, or her designee, may authorize additional construction time. 7. All signs on the property must meet the requirements of the City's Sign Code. 8. This approval is subject to all other state, federal, and local ordinances, regulations, or laws with authority over this development. Attachments Location Map (1 page) Memo from Deputy Fire Marshal Ed Anderson dated March 14, 2012 (2 pages) Memo from Public Works Specialist Eric Eckman dated April 3, 2012 (3 pages) Applicant's Narrative (4 pages) Construction Communication Plan (1 page) Construction Traffic Plan dated April 4, 2012 (1 page) Email from Sue Schneck dated March 21, 2012 (3 pages) Emaif from Mary Jane Pappas dated March 21, 2012 (1 page) Email from Joel Fussy dated March 19, 2012 (1 page) Email from Jim Vos dated March 18, 2Q12 (2 pages) Letter from Mary Jane and Bruce Pappas dated March 18, 2012 (2 pages) Email from Juliana and Tim Clarkson dated March 18, 2012 (1 page) Letter from The Schneck family dated March 17, 2012 (2 pages) Site Plans (15 pages) �;� ) � � � �`�``"`� �"5; �� ti � ��1 ., ,: ^� 4��`��:.. ��s ��'�; �- �-—� �,��rr�€r�r��d� a�� t :� �� -�� ', � ..:: ��: �`� � --�� s t 9 ° � ��p�r R�rk � cr�� 5"chaper F�d � �cs � � 1 � ,c� h�,ti, �L t . t i � � ,��u��x,�` . . �� (� ,t �"( ! � � � �� ,✓ .," "`Sct�ftt�c Ftei^� V '4� � � 0 L11 ''� — �'� ,//i ,'�qsG`'�''�� k C � ° �;� k $ f 1_. 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'3�'�a�,u,�h.�.l Date: March 14, 2012 To: Mark Grimes, Director of Planning and Zoning From: Ed Anderson, Deputy Fire Marshal Subject: PUD Amendment 88#1 Breck School ��a__ . � . _ �_�- ��2u.�. -•_ .��!��I�'� , ; �,i�,7�1u0 �u��"�.,.,. . ��i�m�_;-- ... ��a� r ai u�,5�...�:.� .�..ri..w�.i�^m�t�n�vit;�`��r.+�'��.��,r,c'a"�»cz.e.s r��m�r:�u,«�' � . . . . .. . ., t-y ��.�iir�,�aw.w>,.. .. . .�.�... . - _ I have reviewed the final plan for the PUD Amendment application packet for the Breck School located at 123 Ottawa Avenue North. Listed below are the fire department comments regarding the proposed construction site, fire department access water supply/fire flow requirements and other fire life safety construction features in accordance with Minnesota State Fire Code and other recognized fire code standards. A fire protection engineer approved by the fire code official will be required to evaluate design and commissioned as required by the fire code official. 1. The current water supply system shall be calculated to meet the proper fire flow rating for the new proposed building site. The fire flow rating information shall be reviewed by a fire protection engineer and submitted to the fire code official for review and approval. 2. The fire department access road and the surface of the roadway shall be maintained in accordance with all weather capabilities during the construction phase. 3. The design and operation of the chemistry and laboratories using chemicals shall be in accordance with National recognized fire code standard, including but not limited to, fire protection equipment, mechanical system and required temporary storage of all chemicals located in all science chemistry and biology classrooms. 4. The design of permanent storage areas for all flammable, combustible liquids and other chemicals shall be in accordance with the Minnesota Fire Code and fire code standards. The fire protection engineer shall review the above information and submit to the fire code official for review and approval. 5. The staging of construction equipment including trailers, vehicles and other construction related equipment shall not block or hinder the fire department access road or access point to the building site. If you have any questions, please contact me at 763-593-8065, or e-mail eanderson@�oldenvallevmn.�ov EA/jl �� Public�V€arks Dep►artment 763-593-803Q 1763-593-3388{fax) �� -.� �I��u�i�� _ � � , � ,�.�� _.._-��..�� . n.� �� i�.� �-ES� _ a . Date: April 3, 2012 To: Mark Grimes, Director of Planning and Development Through: Jeff Oliver, PE, City Engineer From: Eric Eckman, Public Works Specialist �`-� Subject: Review of Final Plan— PUD 88, Amendment 1 Breck Upper School Addition . . . . .�.��z�....r�i��P�l�i�li�'�f�11"h�"r�(�"Liwa Y ahi�i�:nd�i�amwdt�;��'�^'-.�.�'��-��.�:�:_ = , �. .��: .��.. . �kr4.,.��'i�. , '�.; t�q:'; .. .. Public Works staff has reviewed the final design plans for Amendment 1 of the Breck School Planned Unit Development (PUD). The plans are for an interior classroom renovation and a new upper school addition at Breck School located at 123 Ottawa Avenue North. Since reviewing the preliminary plans, minor grading and utility work has been added to the project.The Public Works review will focus on this additional work. Site Plan: Due to the significant amount of floodplain and wetlands present on the site,the plans call for a vertical expansion of the school, and only a small horizontal expansion. According to the plans, the footprint of the building will be expanded 1,820 square feet. Site work has been added to the project and consists of construction of a new fire protection water service and minor grading and storm sewer upgrades. Tra�c• It is staff's understanding that the purpose of the school renovation and expansion is to improve the conditions and maximize space to better accommodate the current student population. No increase in student enrollment or long-term traffic generation is anticipated with this project. Therefore parking, access, and traffic management were not considered as part of this review. G:\Developments-Private\Breck\Upper Schoo!Addn 2012\FinalPlanReview040212_PUD 88 Amend 1.docx During the review process several residents in the area expressed concerns about the existin� traffic conditions on the surrounding streets. In order to address the existing traffic concerns, staff will forward the issues to the Traffic Safety Committee for review. The Committee is made up of City staff from Public Works, Police, and Communications departments, and the City's traffic engineering consultant. The Committee will review the existing traffic conditions and perform studies as needed to determine the scope and extent of the existing issues. The Committee will meet with Breck School representatives as needed throughout the process to address the issues, and the Committee will communicate with property owners in the vicinity of Breck School during this process. There was also a concern form residents about delivery and construction-related traffic during the project. Breck has proposed that construction crews travel on Glenwood Avenue and Lilac Drive and that crews park in the lot near the American Legion. Breck also proposed that delivery and construction traffic use Glenwood Avenue and Ottawa Avenue North; however, not during the school's morning drop-off and afternoon pick-up times. Utilities: Breck is proposing to construct a new 6-inch fire protection water service on the north side of the building near the interior classroom renovation. This service will connect to the City's watermain within a public easement and therefore will require a Utility permit and a Right-of-Way Management permit. The fire protection water service will be owned and maintained by Breck. As part of the PUD application process, the City requires that a property bring its sanitary sewer service into compliance with the City's Inflow and Infiltration (I/I) Ordinance. Records show that Breck School has completed an inspection of its sewer facilities and is currently working toward compliance. As such, staff recommends the PUD application process move forward subject to the condition that Breck obtain a compliance certificate before a Certificate of Occupancy is issued for the building. If repairs are not completed by the time of Certificate of Occupancy, an escrow must be posted to guarantee the work. Stormwater Mana�ement: This project is located within the Sweeney Lake sub-district of the Bassett Creek Watershed. The proposed land disturbance is over 10,000 square feet and therefore requires the review of the Bassett Creek Watershed Management Commission (BCWMC). The project will add 1,820 square feet of impervious surface to the site, which is below the non-degradation policy thresholds listed in the BCWMC Requirements for Improvements and Development Proposals. Although not required by the BCWMC or the City, the plans show 3,700 square feet of"green roof system" stormwater treatment as part of the project. The stormwater calculations submitted by Breck indicate that the green roof system provides a slight reduction in both runoff rate and volume. G:\Developments-Private\Breck\Upper School Addn 2012�FinalPlanReview040212_PUD 88 Amend 1.docx Minor site grading and storm sewer improvements will occur on the south side of the school near its main entrance. Therefore, the contractor will be required to obtain a City Stormwater Management permit. The permit must be obtained prior to issuance of building permits, and the contractor will be required to implement best management practices for controlling sediment and erosion during construction. Utility permits may also be required by the City. Tree Preservation: Because the footprint of the existing building is expanding by less than 10 percent,the City's Tree Preservation Ordinance does not apply to this proposal. Summarv and Recommendations: Public Works staff recommends approval of the proposed PUD 88, Amendment 1—Breck Upper School Addition, subject to the comments contained in this review, which are summarized as follows: 1. Breck must obtain a City Stormwater Management permit, Right-of-Way Management permit, and Utility permits, as discussed in this memorandum. 2. The sanitary sewer service must be brought into compliance with the City's Inflow and Infiltration Ordinance consistent with the conditions outlined in this memorandum. 3. Subject to the review and comments of the City Attorney, Building Official, other City staff,the BCWMC, and other agencies. Please feel free to call me if you have any questions regarding this matter. C: Jeannine Clancy, Director of Public Works Mark Kuhnly, Chief of Fire and Inspections Mitch Hoeft, Engineer Gary lohnson, Building Official G:\Developments-Private\Breck\Upper School Addn 2012\FinalPlanReview040212_PUD 88 Amend 1.docx � B�ck Breck School 123 Ottawa Avenue North Minneapolis MN 55422-5189 763.381.8100 www.breckschool.org Breck School — P.U.D. No 88 Amendment Request PUD Amendment Status: - The preliminary P.U.D. amendment request was reviewed, considered and approved by both the Planning Commission and the City Council at their respective meetings on January 23, 2012 and February 21, 2012. - Breck School is seeking final approval of the amendment of P.U.D. No. 88. - The final plans are consistent with preliminary plans reviewed, considered and approved by the staff, the Planning Commission and the City Council. - Breck is not requesting an increase to the enrollment cap of 1200 Replacement and Renovation Strategy for Breck: - The current Upper School facilities are almost 60 years old with low ceiling heights, space limitations and limited flexibility. Few independent schools operate in buildings of this age without replacement or significant renovation - Improvements will allow Breck to remain competitive in the independent school market. - Changes in pedagogy and a desire for continued educational excellence requires a reconfiguration of classrooms, departmental groupings and expanded science labs. - The new and renovated facilities will include life safety and accessibility upgrades—restrooms, elevator, etc. - Energy efficiency improvements will be realized. Breck is seeking LEED certification for enhanced, sustainable building performance—including two new green roofs. Project Overview—The amendment of P.U.D. No 88 seeks permission to: - Demolish, replace, expand and renovate Breck's Upper School classrooms, labs and Media Center. - Update aging electrical and mechanical systems. - Consolidate the Upper School administrative offices. - Provide a greater number of smaller classrooms, new faculty spaces and new small-group meeting spaces. Building Characteristics. - The completed building will consist of four occupied stories(53') plus a mechanical equipment enclosure (17'). The total proposed height of the new building will be 70'. - Plans include approximately 70,000 GSF of new construction, 12,000 GSF of renovated spaces and 20,000 GSF of temporary classrooms inside the existing Fieldhouse (for one academic year to serve the displaced students and faculty during construction) Breck is an Episcopal,coeducational,college-preparatory day school enrolling students of diverse backgrounds in preschool through grade twelve. - The top occupied level is set back approximately 30'from south building face and the mechanical enclosure is set back approximately 50'from south building face and approximately 135' from north building face. - The top of the new proposed mechanical enclosure is approximately 26' shorter than top of existing chapel steeple—the attached sectional diagram shows the relationship to existing chapel - Roof-top Mechanical enclosure: o One partial additional roof level (above the last occupied level) encloses only mechanical equipment, elevator and exit stair extensions. o Mechanical equipment has been located on the roof level to most efficiently serve building � HVAC and the ventilation requirements for the science laboratories. o Enclosure visually screens and hides equipment for improved aesthetic appearance for school and neighbors. o Enclosure provides sound control for enclosed equipment. - Mechanical enclosure level is screened from most adjacent residential areas by surrounding trees. See attached photos. Commitment to Golden Valley location and community: - Breck purchased the former Golden Valley High School property in 1981 and has upgraded and improved facilities since that time working collaboratively with City over many years. - The current campus provides a central and easily accessible location for students residing in the Twin Cities and surrounding area. - Rebuilding and renovating in this location demonstrates Breck's continued commitment to the Golden Valley community. - Breck remains committed to collaboratively working with the Golden Valley Public Safety Department to address traffic concerns. Construction Hours: - Proposed construction hours from 7 am to 7 pm, Monday thru Saturday(city code allows 7 am to 10 pm); core work hours will be from 7 am to 6 pm Monday through Friday; no work will begin before 7 am. - Periodic work on Saturday on as needed basis for specific activities such as demolition debris hauling, material delivery, etc. Advance notice will be provided to neighbors as part of Breck communication plan. - There are no plans for Sunday construction. - Contingency for later hours, if ever needed, only through city manager pre-approval process. Construction Schedule: June 7, 2012 School Graduation June, 2012 Site Preparation/Salvage/Temporary Classroom Construction 1uly, 2012 Demolition August, 2012 Construction Start/Footing and Foundations September/October, 2012 Structural Framing and Floors November/December, 2012 Building Enclosure January to June, 2013 Mechanical and Electrical Systems/Interior Fit-up and Finishes July/August, 2013 Furniture Installation and Move-in Late August, 2013 School Starts in New Addition Construction Access: - Access and haul route—illustrated in attached construction zones and circulation diagram o direct access to construction site from south o most controllable with single route and entry/exit point o least disruptive for school traffic because avoids going around entire building o safest because it avoids Lower and Middle School entrances with younger children present - Staging area—fenced and gated, construction vehicle loading and unloading, laydown area for materials, construction vehicle turn-around - Construction crew parking will utilize a portion of the American Legion parking lot, and will enter and exit via Lilac Drive. Construction Disruption Mitigation and Safety: - Goal to minimize disruption—McGough Construction will work closely with City, Breck and subcontractors. - Construction traffic management: o Traffic control coordination meetings o No construction traffic allowed during school drop-off and pick-up times o Define construction delivery routes onto campus with city staff o Construction traffic control on Ottawa and Glenwood on as needed basis - Dust control o Periodic street cleaning o Watering during demolition activities o Erosion control measures and Storm Water Protection Plan o Vehicle wash down on site as needed - Noise control—Nosiest period will be demolition, short window of time in July, no pile driving for foundations, utilize low-noise tools through-out construction. - McGough safety program o Weekly on-site safety meetings o On-site safety training—includes both worker, student/faculty and neighborhood safety o Construction Site will be fenced and locked off hours and monitored during construction operation o Construction personnel will be subject to background checks and will wear badges and high visibility vests o Emergency Management Plan linked to emergency responders Job creation: - $20 million infusion into the local economy with 15 months of union construction jobs, with WMBE performance targets for women and minority-owned businesses Communication Plan: March 15, 2012 Breck held a two hour informational session during which construction plans, safety measures, draft communication plan and project timeline were presented. Breck invited 99 neighborhood households(list provided by the city of Golden Valley). 30-35 neighbors attended including some south of Glenwood Avenue. March 16, 2012 Breck mailed a letter with highlights from the information session to all neighbors who were invited to the informational session and at the suggestion of neighbors who attended the March 15'n meeting, 280 additional neighbor households were also included in the mailing (list provided by the city of Golden Valley). The letter included an invitation to join an email distribution list that will be used once the project commences to share bi-weekly project updates. To date Breck has received 22 requests to receive project updates. Once project commences in June, bi-weekly project updates will be available: • Via email distribution list • On Breck website The project updates will include: • Upcoming work that may impact neighbors • Advance notification of Saturday construction • Contact information for Breck staff and McGough staff for any neighbors to use to report a construction-related problem or concern. Breck respectfully requests that any problems are shared immediately so they can be addressed immediately. Monthly meetings: • Breck will host monthly meetings for neighbors to ask questions and share any concerns. Meetings will continue throughout the project as long as there is neighborhood interest. Proposed Neighbor Communication Plan for Breck Upper School Construction Project March 15, 2012 Breck held a two hour informational session during which construction plans, safety measures, draft communication plan and project timeline were presented. Breck invited 99 neighborhood households(list provided by the city of Golden Valley). 30-35 neighbars attended including some south of Glenwood Avenue. March 16, 2012 Breck mailed a letter with highlights from the information sessian to all neighbors who were invited to the informational session and at the suggestion of neighbors who attended the March 15th meeting, 280 additional neighbor households were also included in the mailing (list provided by the city of Golden VaNey). The letter included an invitation to join an email distribution list that will be used once the project commences to share bi-weekly project updates. To date Breck has received 22 requests to receive project updates. Once project commences in June, bi-weekly project updates will be available: • Via email distribution list • On Breck website � The project updates will include: • Upcoming work that may impact neighbors • Advance notification of Saturday construction • Contact information for Breck staff and McGough staff for any neighbors to use to report a construction-related problem or concern. Breck respectfully requests that any problems are shared immediately so they can be addressed immediately. Monthly meetings: * Breck will host monthly meetings for neighbors to ask questions and share any concerns. Meetings will continue throughout the project as long as there is neighborhood interest. � � � ] a � ��J(7 � m ,� -� � � : v ap� � 9 � � Q � C U ` m � �� a N m � � ¢ tn r- 2 � � U Q .. a o o g' o L Q Q Y � . � '� �Ti o rn 0 2 2 a 2 0 � � 2 O C � — a�i 5 o d 6 z �' m' � � t •O '_' m cv � U U U U U V U N Q �' ■ • � L O . r . 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We will be attending the meeting. * Please confirm for me the date of the Planning Commission meeting regarding the Breck PUD. I have also attached a recap of homeowner suggestions, made to Mr. Kim at the Breck neighborhood meeting, for improving traffic and safety. Sue -----Original Message----- From: Pentel, Paula <PPentel@goldenvalleymn.gov> To: Sue Schneck<susanedee@aol.com> Sent:Wed, Mar 21, 2012 1:15 pm Subject: RE: Concerns about Breck PUD Dear Sue- Thank you for taking the time to write to us. Please make sure to also bring your concerns to the Planning Commission when they next consider the Breck PUD.After that meeting, it will come before us again. -Paula From: Sue Schneck [susanedee@aol.com� Sent: Saturday, March 17, 2012 1:39 PM To: Planning; Grimes, Mark; Scanlon, DeDe; Clausen, Joanie; Hogeboom, Joe; Wittman, Lisa; Freiberg, Mike; Pentel, Paula; Harris, Shep Subject: Re: Concerns about Breck PUD Dear Mayor, City Council and City Planning Department, Please see the attached letter regarding the proposed Breck School PUD. We would like the issues raised on the agenda and included in the discussion at the upcoming Planning Commission meeting on April 9, 2012. Thank you. Sue Schneck 1 . Suggestions to Mr. Kim (Breck's Head of School) to alleviate the current traffic and traffic safety concerns caused by Breck's students, parents and staff from those who attended Breck's neighborhood meeting We ask you to implement at least 1 of these ideas before the Fall school start. *** The March 8, 2012 PUD shows Breck has 556 existing parking spaces for students/staff! That's 556 cars parking+ approx. 32 buses + all of the other cars only dropping off, picking up or visiting the school! 1. Add �eed bum�s (as seen in many neighborhoods to control speed in high traffic area) to Ottawa and Natchez (where there is a PARK) and perhaps Chatelain Terrace / 55 frontage road **** REQUIRE this done immediately at BRECK'S expense**** Effect: this would slow the drivers down considerably 2. Re uire all Breck beginning and end of school day traffic be directed from Glenwood Avenue down Lilac Drive North. Effect: this would keep the bulk of the school traffic off Ottawa and Natchez 3. Install sto� si�ns at the corner of Roanoke and Natchez and at the crosswalk by Natchez Park on Ottawa to slow the traffic down. Effect: this would slow the drivers down considerably 4. As Breck already has a fleet of buses (approx. 32), bus all students to Breck from a remote Breck parking lot ( Breck would purchase ) Note: other private schools have done this Effect: traffic would be significantly reduced if just buses were delivering students to the school- . S. Have Breck school staff ( wearing identifiable Breck staff garments) present at beginning and end of school day on Ottawa, Natchez, and Chatelain Terrace to act as traffic�uards and oversee drivers behavior. Perhaps students would lose their parking space if they have infractions. Effect: students and parents will slow down if they see school staff present 6. Build a Breck exit/entrance from Highway 55. Effect: this would keep the school traffic off Ottawa and out of the other neighborhood streets 7. Build a dedicated exit off the Highway 100 / Glenwood Avenue ramp to enter the Breck campus from the road access to the VFW. Effect: this would keep the school traffic off Ottawa and out of the other neighborhood streets * Also, PLEASE address the illegal crossing by students and parents from the frontage road to go west on Highway 55 or to get to Breck's ice arena. Wittman, Lisa From: mj@pappasdesign.com Sent: Wednesday, March 21, 2012 5:33 PM To: Clausen,loanie Cc: julianaclarkson@yahoo.com; mj@pappasdesign.com; Planning; Grimes, Mark; Scanlon, DeDe; Hogeboom,Joe;Wittman, Lisa; Freiberg, Mike; Pentel, Paula; Harris, Shep; bruce@brucepappas.com Subject: Accident in Godlen Valley(ID:4C5AO1A100130856) Hi Joanie. Juliana just called me to report an accident between a Breck parent driving through the neighborhood so fast she hit a school bus and totaled her car-a Volvo no less! We understand she was given a ticket for speeding.This just happened a few days ago and was reported to me by Juliana Clarkson.You may call her to get the details 763-377-0090...her daughter was on the school bus that was hit. Honestly-this is the stuff we are dealing with in this neighborhood and someone is going to get killed and THEN THE COUNCIL WILL LOOK AT THE DANGEROUS TRAFFIC SITUATION HERE AND DO SOMETHING ABOUT IT.....WITH BLOOD ON THEIR HANDS! Please, Please, Please address this.We do not want anyone to die- not a Breck student, parent, administrator, neighborhood child, bystander...no one! � Thank you, Mary lane 1 Wittman, Lisa From: Hogeboom,Joe Sent: Monday, March 19, 2012 10:58 AM To: Wittman, Lisa;Grimes, Mark Subject: FW: Breck FYI! From: Fussy, Joel M. [mailto:Joel.Fussy@minneapolismn.gov] Sent: Wednesday, March 14, 2012 8:31 AM To: Hogeboom, Joe Subject: Breck I'm not sure at what stage the Breck construction proposal is at or what, if any, city approvals it will require, but I wanted to submit a comment to the public record, if applicable. I have no ties or connection to Breck whatsoever, other than living with my wife and two young boys in the house we purchased in 2010 adjacent to their site at 200 Natchez Ave N. My boys will likely not attend Breck. That being said, I can already sense an atmosphere of NIMBY-ism developing regarding what seems to me to be Breck's reasonable plans to maintain and improve their facilities and possibly plan for expansion in the future. In our ciry/community we have purposefully chosen to live on the edge of downtown Minneapolis in a large urban center. It is absolutely foreseeable and utterly reasonable that a long-established private school —which by all accounts is an excellent neighbor and asset to the city—would occasionally engage in long-term planning that might—gasp— result in improvements and even expansions. I am assured that Breck will be reasonable in their approach and willing to make whatever accommodations are appropriate to ameliorate any"negative"associated consequences such as—gasp yet again— traffic. As residents we don't own our streets and hold dominion over them. They are there to serve the residential, commercial and institutional uses that have developed and hopefully will continue to develop in our urban environment. I just get the sense that this whole debate will spiral to the lowest common denominator and fear that the most vocal will be viewed as comprising the majority view when, in all actuality, I believe that any reasonable civic-minded approach would encourage such improvement and development. Thank you, Joel Fussy (612) 673-2939 200 Natchez Ave N 1 � Wittman, Lisa From: Grimes, Mark Sent: Monday, March 19, 2012 8:10 AM To: Wittman, Lisa Subject: FW: Breck School Expansion Plan Mark W.Grimes � Director of Planning � City of Goiden Vailey �� 7$QO Galden Valley Road �Golden Vat(ey,MN 55427} 763-593-8097� 763-593-8109(Fax) (763-593-3968(TTY} � ~��a�� E�7�ri,m�y..��gn.Bd.envta 9.dey��n,..�;ou � From: Jim Vos [mailto:jvos@cresa.com] Sent: Sunday, March 18, 2012 6:07 PM To: Grimes, Mark Cc: edward.kim@breckschool.org; dstrassburg@tegragroup.com; Paul Daniel Schneck; Harris, Shep Subject: Breck School Expansion Plan Mark— I understand you've been hearing from a number of the area residents regarding th� Breck Project.As a 25 year resident at 10 Natchez Ave North (a block from the school) and an experienced commercial real estate development professional, I would like to voice my own concerns to you personally, and trust that you will share them with the appropriate parties. I sense that there are two major categories of issues that keep coming up. First,there are legitimate concerns about the proposed development(phase I and beyond).These would include height(or site density),construction hours,future expansion plans,etc. The second category are those issues of legitimate concern that are unrelated to the project, but of on-going concern to the neighbors—current traffic problems and trash being foremost among them.And while these "second category" issues aren't necessarily the domain of the planning commission in the consideration of the proposed PUD, the voters and taxpayers in the neighborhood feel a strong desire to be heard.This hearing process creates the forum for that, right or wrong. I should note that I have been out of town for the last 2 weeks and was unable to attend the event hosted by Breck for the neighbors on 3/15. I did see the invitation on my return,though it came certainly less than 10 days before the meeting (I was in town until that time). I appreciate Breck's willingness to meet w+th neighbors, and would ask that they give people a little more time to plan for future conversations. The Headmaste�'s follow-up letter indicates there will be more discussions to come...These are probably a better forum for those on-going concerns. If Breck fails to be responsive,we will raise our concerns with the Council separately. As for the PUD proposal coming before the City, I think there are three specific areas where neighbor concerns should be addressed by the Planning Commission and City Council: 1. Future Phasing: I continue to feel it is critical for the council and the public to see a long range plan for the campus before considering any specifics on Phase I.The Headmaster has testified that they have a four stage plan in mind that will include capacity for 25%more students.The total project, while certainly subject to future revision, should be presented and may by its scale trigger and EIS or EAW—phasing the project should not exempt the developer from full assessment of the impacts. Issues concerning traffic,fire/life safety access, groundwater impacts,green space revisions, parking solutions, impacts on existing trees and vegetation all 1 should be acknowledged and considered. Every good developer looks ahead, and I trust Breck has done exactly that.Sharing those plans seems an act of good faith with the neighbors, and a minimal expectation from the City Council and Planning Commission. Please require that Breck provide a full disclosure of their current plans for all future phases, and that they identify and address the issues that will arise. 2. Building Height:The first phase has been reported to have heights from 66'to 70'to a reported 80' (indicated when presenting to the neighbors last week).The plans that I have seen which were entitled "Breck Final Proposal" indicate a total height from the 850-4"floor elevation at the North Entrance to 911-8" at the top of the penthouse (a height of 61'-4"). Certainly this exceeds the height limits of our current zoning code, but the real issue is the visual impact to nearby property owners of the larger structures. Permitting this height variance on the first phase could set a precedent to allow additional height or density variances on future phases.While the council is not bound to any future variance in the approvals they may choose to grant here, it would be instructive to Breck for the Staff, Planning Commission, and Council to articulate the conditions under which this height variance will or won't be used for future applications. In many communities, height and setback have a positive correlation.Will Breck be expect to keep buildings closer to residential areas at a lower height, or will they be permitted to continue to "raise the rooY' as future programs emerge and future phases are imagined? Addressing this early will clarify expectations for both Breck and the neighbors. Requiring that the first phase match the submitted plans is a minimum expectation for all concerned. Please be specific and consistent that the maximum permitted height of this phase, if approved, will be capped at the 61'-4"dimension shown on the submitted plans. 3. Construction Disruption:The Breck Campus is located within a residential neighborhood, and as such,the typical activity and legally permitted hours of construction (7:00 AM to 10:00 PM) run the risk being extremely disruptive to the neighborhood. Heavy equipment movement, crews of workmen, materials coming and going on Ottawa Ave may also put at risk families who wish to enjoy Natchez Park. I don't believe Breck has indicated where these crews and equipment will park,or where materials will be staged, nor am I aware of any discussion about how this affects the current traffic congestion,or the capacity of the campus or neighborhood-and for how many months will these issues persist?At a minimum,the Headmaster has testified that they know work will be noisy and that,as a result,they intend to do their work as much as possible outside of classroom hours to avoid disturbing students. I believe the consequences of all these inconveniences should be borne by the school and not the neighbors. Please require that any and all construction traffic be routed on Lilac Drive—away from neighbors' driveways or Natchez Park where children play. Please also require that any construction activity audible beyond the property lines be restricted to SAM to 6PM, Monday through Friday. Mark—As noted above, my family and I have been long-time residents of the area. We enjoy the green space of the Breck campus where my dog and I walk each morning. We've done our part to pick up trash on their campus and chase geese off their athletic fields. I continue to suffer the traffic problems that go with being a neighbor to a school, but on balance like having a school in the neighborhood. I believe those attributes add to my property value and 1 gladly pay that price through higher taxes each year,while Breck pays none. I do object to being forced to endure a long period of noisy construction, unusually tall structures in a residential area, and an undisclosed future when those seem unnecessary burdens to the taxpayers of our city. I intend to be present at the April 9 Planning Commission meeting. Thank you for the opportunity to be heard. 7ames Vas 10 Natchez Ave. N Golden Valley, MN 763.374.5547 h 2 ` Mary Jane and Bruce Pappas 20 Ardmore Drive Golden Valley, MN 55422 Phone: 763-377-9874 March 18, 2012 Dear City Council Members, Planning Commission Members, and Neighbors: Bruce and I are Golden Valley residents of 23.5 years in the "Breck neighborhood". We are not within the 500 feet of Breck property and did not receive the notices regarding the Breck PUD. Our neighbors contacted us regarding the Breck PUD. As a result, I joined the 19 plus neighbors to voice my concern regarding the impact that the Breck PUD will have. I was also one of the 50 plus who attended the Breck School meeting last week, to voice my concerns about the building plan and traffic and safety issues. In order of importance my concerns are as follows: 1.The current Breck traffic causes a multitude of problems that need to be addressed immediately. These include but are not limited to: a. Breck parents and students speed through neighborhood, mostly on Ottawa and Natchez, threatening the safety of the residents and their children and pets. b. Ottawa is a residential street as well as Breck's entrance. Ottawa residents have been ignored when they want to cross the street and have not been able to pull out of their driveways due to Breck traffic and buses. c. In order to get to a rear parking lot and to avoid the traffic wait at Ottawa, Breck parents and students often take Natchez to enter Breck and do so without regard to neighbor safety. d. The carbon monoxide emissions in our neighborhood are considerably greater due to Breck traffic. e. Even with police directing traffic, the entrances and exits to Highway 100 are backed up. Residents often wait to allow Breck traffic to pass exactly during the time we are trying to get to our work. f. Traffic during the construction period will only exacerbate what is already a dangerous situation. g.The possible future 25% enrollment increase will further exacerbate the current traffic issues h.Breck conducted a traffic study in 2008 which resulted in no action. I believe the study and Breck's reasons for not following up on the study's recommendations should be examined. i. One solution to the traffic problem is to build a Breck exit/entrance from 55. Another possible solution is to build a dedicated exit off the Highway 100 Glenwood Avenue ramp to enter the Breck campus from the road access to the VFW and to build an exit from Breck to 55. In the case of both solutions, Breck access would be blocked on Ottawa. 2. The imposing size and visible impact of the phase 1 building, particularly the 80-foot height, does not consider the visual impact to our neighborhood. a. Breck has misrepresented the height and number of floors in their phase one addition. In the final PUD and the notices that have gone out to the neighbors state the phase 1 structure will be 70-feet tall with 4 stories. The actual plan shared at the 3/15 Breck meeting shows a building 80 —feet tall with 5 stories, the top story being a mechanical penthouse. b.The builder stated that the internal ceiling dimension in each story will be 10+ feet high, a height not necessary to the function and purpose of Breck's remodel. c.The fifth story is mechanical only and could be placed at a lower elevation reducing the size of this addition considerably. As in all design projects, there are myriad solutions to problems and there is more than the one they have chosen to expedite. d.Breck designed Phase 1 with no consideration to the visual impact to their residential neighbors. The view from the homes East of Breck that overlook the Breck Campus will be the imposing top half of the new building, almost the height of the bell tower, and probably the length of a football field. e.Breck states that there are 4 phases to their expansion but will not reveal the full scope of their 4-phase project. f. At the 3/15 meeting, Breck mentioned that one of the future phases includes another 4-5 stories tall building which will likely turn Breck into a large office campus in the middle of our neighborhood While Bruce and I welcome Breck's improvements to their school, we ask the Planning Commission and the City Council to consider the following: 1. Address the current and escalating traffic issues. 2. Do not approve any plans until all plans for all phases are submitted. 3. Address upfront the growth in enrollment that these projects are targeted to accommodate. 4. Limit the building height of Phase 1 and all other Phases to the current allowable height. 5. If a variance is granted, limit it to four stories or 63-feet (as per Breck plans). Only a simple relocation of the proposed mechanical penthouse would accomplish this. Thank you, Mary Jane and Bruce Pappas Wittman, Lisa From: Juliana Clarkson <julianaclarkson@yahoo.com> Sent: Sunday, March 18, 2012 11:09 PM To: Planning;Scanlon, DeDe; Clausen,Joanie; Hogeboom,Joe;Wittman, Lisa; Freiberg, Mike; Pentel, Paula; Harris, Shep Subject: Breck March 18, 2012 Dear Planning Commission and Golden Valley City Council: This is our second letter regarding our concerns about the Breck School expansion. As parents of two children, ages 9 & 7, the traffic from Breck School from 8:00 - 8:30am and 3:30 - 4:OOpm is of great concern. A few years back, I (Juliana) was involved in an accident at the corner of Westwood & Burntside with a Breck student. Fortunately, no one was hurt, but my car was completely destroyed. Last Friday, March 16 our daughter's school bus was struck by a Breck parent who was speeding. Again, we were grateful that no one was hurt, but major damage was done to both vehicles. It's just a matter of time before someone gets severly hurt. An extensive traffic study needs to be done. It seems that too many buses are sent down Westwood Lane. Shouldn't most of the buses be routed down Ottawa? Has Breck considered funding the construction/building of an entrance off Hwy 55 or Hwy 100? The construction of an 80 ft building in our residential neighborhood would change the landscape of the North Tyrol neighborhood. It is not needed and is excessive. Breck states that there are 4 phases to their expansion but will not reveal the full scope of their 4-phase project. We ask that all phases of the project be shared and reviewed before construction approval is granted. Thank you for your consideration. Sincerely, Juliana and Tim Clarkson 331 Burntside Drive 763-3 77-0090 i March 17, 2012 Dear City Council and Planning Commission Members, and others: As Golden Valley residents of 25 years in the tranquil"Breck neighborhood", and within the 500 feet of Breck property we have received the notices regarding the Breck PUD. Recently 19 plus neighbors, including some outside the "500 foot"notice area, voiced much concern when they met and discussed the impact that the Breck PUD will have. 50 plus attended the Breck School meeting last week, to voice their concerns about the buildling plan and traffic and safety issues. Areas of Concern: 1. The imposing size and visible impact of the phase 1 building, particularly the height,80 Feet tall-not 70 feet as Breck's PUD claims. This is only Phase 1 of 4 planned Phases- a total 10 year projected project. Breck stated at their meeting that at least one of the future phases includes another building 4 or 5 stories tall, and Breck has not revealed the full scope of their proiect- a114 phases. 2. Traffic and safety concerns during the construction period as well as the ongoing traffic issues currently plaguing our area, even without construction, which have not been remedied. The possible future 25% increase in student population which will further exacerbate the current traffic and safety issues. In all the documents we have seen so far, including the final PUD, submitted by Breck the week of March 8, 2012, the height of the new building is given as 70 feet. At the Breck School meeting it was revealed, and perhaps this is or was known by the city, but not the neighborhood, that the actual height of the proposed building is 80 feet, which is 4/Sth of the height of the bell tower. This seems to mean that the information presented by Breck to the City, including at least one of the drawings, which specifically compares the top of the new building at 70 feet to the top of the bell tower at 96 feet, is not accurate. Further, the notices that have gone out to the neighbors has talked about a 70 foot tall building with 4 stories. The actual plan is for 5 stories with a height of 80 feet. That should mean that any decisions based on incorrect information should be reconsidered in light of more accurate information. Maybe there is some basis for the difference,but no one in the community knew about the actual height of the building or that it is 5 floors, from the notices sent to the neighborhood. I know it has been said that when standing on Glenwood or looking down Ottawa, the height does not seem that imposing. However, the homes to the East of Breck overlook the Breck campus, therefore it will completely change the character of our view, and our neighborhood. Right now we see a rather pretty church steeple rising from the tree line. With the new proposal, we will see the imposing top half of the new building, almost the height of the bell tower, and probably the length of a football field. And, at the Breck meeting, it was revealed that one of the future phases will propose rebuilding the rest of the classroom buildings at the same increased height. It will be like putting a large office campus in the middle of our neighborhood. 2 At the Breck meeting, it came out through a neighbor's question that there are other workable alternatives to their current plans that would create LESS IMPOSING structures yet still meet Breck's goal of more updated classroom space. While we welcome Breck improving their buildings, we ask the Planning Commission and the Citv Council to consider the following: 1. Do not approve any plans until all plans for all phases are submitted. 2. Limit the height of the Phase I building to the current allowable height. 3. 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