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01-10-00 PC Agenda j. 'r ~. -- . Regular Meeting of the Golden Valley Planning Commission December 13, 1999 The regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chamber, 7800 Golden Valley Road, Golden Valley, MN. The meeting was called to order by Chair Pentel at 7:00pm. Those present were Chair Pentel, Commissioners Eck, Groger, Hoffman, McAleese, Shaffer, and Rasmussen. Also present was Mark Grimes, Director of Planning and Development and Recording Secretary, Heidi Reinke. I. Approval of minutes-- November 8, 1999 MOVED by Shaffer, seconded by Eck and motion carried unanimously to approve the November 8, 1999 minutes as submitted. II. Informal Publi~ Hearing - Rezoning of Two Parcels of land Applicant: Breck School (123 Ottawa Avenue, Golden Valley) Capital City Investments - Owner of Property Address: Vacant land located east of the existing Golden Hills Shopping Center (Turners Crossroad and 1-394) and existing parking lotlocated to the north of the existing Golden Hills Shopping Center. Purpose: Rezone the vacant land from "Open Development" to "Commercial" and rezone the existing parking lot, located to the north of the shopping center from "Business and Professional Office" to "Commercial". The applicant would like to construct a single-sheet ice arena to be located to the east of the existing shopping center. !, Director of Planning and Development, Mark Grimes, explained Capital City Investm~i nts' request to rezone the vacant land from "Open Development" to "Commercial" and r zone the existing parking lot, located to the north of the shopping center from "Business and ofessional Office" to "Commercial". He reviewed several maps of the site to demonstrate wher these particular areas are located in relationship to adjacent lots. The purpose for this rezo'ning request by Capital City Investments is due to Breck School's plan to build a 40,640 sq.ft. single- sheet ice arena on the vacant lot east of the existing Golden Hills Shopping Center. Breck School's existing ice arena is located at 5800 Wayzata Boulevard, in the Golden Hills Redevelopment Area. Breck School believes this site would be appropriate for satisfying the needs of its skating programs, as well as existing clientele presently using the existing ice arena. Grimes continued his review by noting that the Golden Hills Redevelopment Plan calls for "continued commercial use, including office or service facilities, with continued medium density residential use as an acceptable alternative for the existing apartment site; and provision of adequate buffering to protect the adjacent residential neighborhood to the north." He further explained that the adjacent residential neighborhoods to the north consist of single family and Minutes of the Golden Valley Planning Commission December 13, 1999 Page 2 multi-family housing. The Current Action Plan Components include "improvement or redevelopment of the Golden Hills Shopping Center, incorporating the former Emergency Veterinary Clinic property and excess 1-394 right-of-way into a Planned Unit Development with office, hotel, restaurant, and/or retail uses served by an adequate and well-located public access and parking". In review of these Action Plan Components and Land Use Characteristics, staff believes that the rezoning of the subject parcels of land to commercial is consistent with the. Golden Hills Redevelopment Plan for this area. .4 Grimes said there are three different zoning categories associated with the proposal. The existing shopping center is currently zoned Commercial and is a permitted use in this district. The vacant land east of the shopping center has been zoned Open Development for many years. The request is to have this land rezoned from Open Development to Commercial. The existing parking lot located to the north of the shopping center is currently zoned Business and Professional Office (B&PO). It was believed at the time it was rezoned to B&PO that this area would be best suited for office use because it would be a transition or buffer area between commercial to the south and residential (institutional, multiple-family, and single-family) to the north. Chair Pentel interjected that the current "Open Development" zoning is a good buffer for the adjacent neighborhoods to the north. Grimes agreed that a buffer zone along the north edge of the redevelopment area is necessary. Presently, a fence, in a sad state of repair, is located along the north property line of the proposal. This fence was originally intended as a buffer. There is presently no buffer on the west side of the lot. Grimes proposed that some sort of buffer be provided between the commercial and residential areas. Grimes proceeded to explain the theory behind buffering a residential zone from a commercial zone. He explained that residential proceeds from low to high density up to a commercial zone. Furthermore, the side and rear setbacks from commercial are 20 feet, 50 feet from single-family, and 30 feet from multi-family. . Commissioner McAleese suggested that the ice arena would provide a buffer for the multiple- family housing in the area. He added that because 1-394 and Hwy. 100 create much noise, the arena might block some of this noise. In addition, noise created by the arena would go unnoticed due to the ambient noise of the highways. Chair Pentel opened the informal public hearing. Paul Dahlberg, ACC Architects, presented his design for the Breck School ice arena. Accompanying Paul Dahlberg were Wendy Engelman, Mack McMertree and John Thiel from Breck School, Patrick Fisher - representing the property owners, and Dave Putnam, Project Engineer. Dahlberg addressed the issues regarding the need for rezoning of the vacant lot. He stated that Breck studied several potential sites for the proposed ice arena. This site was decided upon because it eliminated the need for students to cross Highway 55. The arena would have moderate use in comparison to the other types of uses that could be proposed for this property. The arena would have limited hours of operation, from 6:00a.m. to midnight. Dahlberg added that there are no intentions to change the hours of operation. He proposed that the 30-foot high arena would be a visual buffer between the residential neighborhood and . -e -- . Minutes of the Golden Valley Planning Commission December 13,1999 Page 3 the freeways. Presently, ambient noise is an issue and the arena would provide a blocker from the sound, similar to walls along freeways. In addition, the arena would be compatible with the existing businesses. Don Taylor, 5120 Circle Down, expressed concern for the present amount of traffic generated by the Metropolitan Restaurant. There is difficulty entering and existing Circle Downs. Pentel closed the informal public hearing. Commissioner Groger said that he was concerned with the viability of accessibility for rezoning this area as Commercial. The area is difficult to access because Turner's Crossroad is blocked off, making this area remote. He noted that presently, the storefronts are empty. Heis uncertain that it would be wise to rezone this area as Commercial. Pentel stated that she was concerned with rezoning this land from Open Development to Commercial due to environmental issues. She said that there are few open parcels of land in Golden Valley. By retaining the natural features of the area, the neighborhood would remain somewhat secluded. Pentel said the Open Development area is presently functioning ecologically, with wet land features. This area is a wildlife habitat, providing paths and corridors that function as the habitat system. She added that the area is used as a bird wildlife sanctuary, wetlands, and for other recreational uses. Pentel said she would vote against the rezonings. Groger asked staff if the only way the eastern half of the property could be developed is through a PUD. Grimes said that was correct, that the existing shopping center and any proposed development must come in under a Planned Unit Development. He added that the underlying zoning must correspond with the proposed use of the site. Groger asked ifthe parking lot to the north were rezoned to commercial could development occur on this site. Grimes said that at this time the shopping center is deficient in the number of parking spaces it needs for its site and the parking lot needs to be used as it is. Commissioner Rasmussen stated that she was in favor of rezoning this area to Commercial. She said it presently is not in good repair. She felt that it would be an ideal time to address issues such as a fence and buffer landscaping. Commissioner Shaffer commented that he was in favor of upgrading this vacant lot for commercial development. It would help to keep small retailers in the area. He said that he agreed with the ecological issues that were addressed, but suggested that they should be discussed separately. MOVED by Shaffer, seconded by Eck and motion carried 6-1 to recommend to the City Council approval of the rezonings of Business and Professional Office and Open Development to Commercial. Minutes of the Golden Valley Planning Commission December 13, 1999 Page 4 III. Informal Public Hearing - Planning Unit Development (P.U.D.) No. 85 .4 Applicant: Breck School (123 Ottawa Avenue, Golden Valley) Address: Golden Hills Shopping Center - 5320-5418 Wayzata Boulevard (Turner's Crossroad and 1-394) and the vacant land located east of the shopping center Request: To allow for the construction of a single-sheet ice arena on the vacant land located to the east of the Golden Hills Shopping Center. The Golden Hills Shopping Center is included in the Planned Unit Development. Director Grimes reviewed the proposed design plan for Golden Hills Shopping Center/Breck Ice Arena Planned Unit Development. Capital City Investments is the owner of the Golden Hills Shopping Center and has an agreement with the Minnesota Department of Transportation (MnDOT) to purchase 4.6 acres which is located directly east of the shopping center building. Grimes showed the preliminary plan of the Golden Hills Addition as Lot 3,. Block 2. Furthermore, he stated that Capital City entered into an agreement with Breck School to sell this 4.6 acres that they would be purchasing from MnDOT. Breck plans to construct a 40,000- sq. ft. single-sheet ice arena at this location. This new arena is the replacement for the existing Breck Ice Arena, located at 5800 Wayzata Boulevard. The Golden Valley HRA would purchase the current ice arena from Breck in order that the area may be redeveloped. Grimes explained that in order for the ice arena to be considered and be a permitted use on this site, the City of Golden Valley must issue a Planned Unit Development (PUD) permit. The PUD is necessary for several reasons. First, the west 4.6 acres of the property can be accessed only by a private driveway, through the existing Golden Hills Shopping Center. The only way that a lot can be created in Golden Valley without frontage on a public street is by the PUD process. Second, the City had to agree to the purchase of Lot 3, Block 2, by Capitol City from MnDOT. The City agreed to this sale only if Capitol City would include this MnDOT warcel with the existing shopping center property to create one PUD. The City feels strongly abq>ut this because of limited access issues.. The City also agreed to this arrangement with their condition that Capitol City would purchase the former Vet Clinic on Turner's Crossroad from thp City and tear it down for additional parking. \. Grimes said that in order for the PUD to go forward, the Planning Commission must approve the rezoning of the east area from Open Development to Commercial. '" Grimes continued by describing the 9.7-acre existing site. The west 5 acres consists of the existing shopping center, the former vet clinic property and approximately 310 parking spaces on Lot 1, Block 1 and Lot 2, Block 2. The shopping center building consists of 42,000 sq.ft. of floor space. The west 27,500 sq.ft. of the space is leased to the Metropolitan and the vacant Cocolezonne restaurant. This includes about 4,000 sq.ft. of mezzanine office space for the Metropolitan. The east portion of the shopping center is about 14,400 sq.ft. in area and consists of smaller restaurants and shops, such as August Moon and Char-Mar Cleaners. . te -- . Minutes of the Golden Valley Planning Commission December 13, 1999 Page 5 Grimes explained that the east 4.6 acres, currently owned by MnDOT, is partially used for parking. As part of the settlement agreement with Capital City over the acquisition of right-of- way for 1-394, MnDOT built a bituminous parking area over the west portion of this lot used by Capitol City. This lot amounts to about 150 spaces. The east portion of this lot is vacant and partially wooded. MnDOT acquired this lot in the late 1980s to provide right-of-way for 1-394 and as a staging area for equipment during construction. Grimes reported on the land uses in the area. The land uses to the north are the most sensitive because they are residential. A nursing home and single family homes are built on the adjacent land, on Circle Downs. A deteriorating 6-foot wood fence is in place between the nursing home property and the shopping center parking lot. In addition, north of the proposed ice arena is the Mayfair Manor Apartments. Grimes said it is necessary to maintain the affordability of these apartments. Access to the apartments is only from Circle Downs. Grimes continued by saying that the only access to this PUD site is from Turner's Crossroad. MnDOT has agreed that the two lots that they own at the far east end of Circle Down would never be used as access to the property where the ice arena is planned. The east 4.6 acres cannot be developed on its own because there is not street access. Grimes said that the alley, shown on the site plan, has been in place for a number of years. The northern portion of the existing shopping center building is essentially the north driveway into the site from Turner's Crossroad. The city utilities are within this alley. Since the public no longer needs the alley, staff is considering the vacation of the alley. Pentel interjected that when the alley is vacated, the zoning to the north and south should be extended to meet in the middle and each would receive equal portions of the vacated alley. She added that in order for the commercial property owners to claim the alley as theirs, they would have to take further action. Grimes continued with the proposed development of the area. The arena is approximately 40,600 sq.ft. in area, with a seating capacity of 884. It would include locker rooms, ~eeting rooms, offices, and concession areas in addition to the ice sheet. The parking provicled on Lot 3, Block 2, for the ice arena would total 240 spaces. These spaces would all be direCtly west of the arena. The Zoning Code requires that ice arenas of this size have one space for\eVery six seats, which amounts to approximately 147 spaces. Both Breck and the City believe that 147 spaces would be too few to meet the demand for parking. ' Grimes said that the parking lot would be changed on the west side of the shopping center by the elimination of the vet clinic. . The building would be removed and replaced with additional parking as indicated on the site plan. A driveway along the south end of the site, adjacent 1- 394, would be constructed to provide the primary access to the shopping center and ice arena. Parking would not be permitted on this south driveway to the ice arena. This 24-foot driveway would enhance shopping center parking along the south side by better defining the parking available to the businesses. It is hoped that the majority of the ice arena patrons would use the south driveway for ingress and egress rather than the north driveway. The fire department has reviewed the plan and decided that access to the front of the building is adequate. Minutes of the Golden Valley Planning Commission December 13, 1999 Page 6 Grimes said that all the parking would be shared. Therefore, there are a total of 550 spaces shared by all the uses in the PUD. Presently, the existing shopping center does not meet the current parking code of 600 parking spaces. This amount is due primarily to the restaurants on the site. Currently, there are about 300 spaces on the site within the parking lot west and north of the shopping center. The parking area on MnDOT property will hold about 150 cars. Grimes said these spaces would be feasible. He added that problems would only occur if two large events were planned for the same night with the arena and the Metropolitan. Breck School offered the suggestion of bussing people to the arena and providing parking elsewhere if this problem should occur. Grimes continued by commenting that since the Metropolitan has been in operation, and the closure of the Cocolezonne restaurant, the number of parking spaces, along with the overflow parking lot provided by MnDOT, has been adequate on the site. Even when the Metropolitan has a large event, there seems to be no on-street parking in the neighborhoods like happened during the Rupert's days. However, if Cocolezonne would open again (which they have every right to do), parking could get tighter on the shopping center site. Grimes added that the City hired SEH Engineering to look at parking and circulation on the site. Glen VanWormer of SEH believes that the parking and circulation would work if certain measures were taken. He stated that approximately 30 to 40 cars on average would be present at the arena. On average, 13 to 14 times a year, there are 150 to 200 spectators for Breck School events. An important issue was raised that Breck and the Metropolitan have a parking management plan for the site. This would require these two parties to coordinate their schedules to ensure that two large events do not occur at the same time. If this were to occur, the plan would have to indicate how parking would be handled without using the City streets. One suggestion may be that Breck require students not to drive to the game at such a time and be bussed over from the existing campus. Another solution may be to get agreements with surrounding businesses to use their parking lots. Grimes said working out such a parking management plan would be advisable. In response to questions by McAleese and Eck, Grimes said that the amount of parking would be reasonable. If the balance of uses holds, the parking would work with fewer spaces than the code requires. During the majority of the time, the parking for the PUD would be better than it is today. Breck has stated that the greatest attendance they see for a hockey game is about 500-600 persons. The hockey arena would mostly be used for practice or physical education classes. Breck does rent out about 20% of the ice hours to non-Breck groups. Most of that ice time is for figure skating, broom ball, or hockey practices. As part of the parking management plan, Breck could require to manage the types of users that rent out space to ensure that the parking lot is not overloaded. Commissioner Hoffman interjected a concern for safety due to excess traffic generated by the arena. Pentel also expressed a concern about the extra trips that the ice arena would generate. Grimes said that because the arena is in use during the non-peak-hours, it should not create a problem. The additional trips generated by the ice arena would not have a significant impact on any of the surrounding streets or intersections. The 370 vehicle trips from people coming to the event would be coming and leaving within a 15-minute period, though they don't go through the neighborhood. e~ fill . , ~e -- . Minutes of the Golden Valley Planning Commission December 13, 1999 Page 7 Commissioner McAleese brought up the issue of wait time for residents coming out of Circle Downs during the peak of event traffic. With extra traffic coming into and out of the parking lot, it would be extremely difficult to enter or exit Circle Downs. Shaffer stated that there are three options to consider: 1) parking management plan, 2) students bussed from campus, and 3) agreements with existing business to sharethe parking. McAleese suggested that if Breck School decided to sell the arena in 10 years, there might be a chance for parking and traffic problems. Rules need to be set to avoid problems in the future. Grimes said although this is a PUD, staff would like to maintain the setbacks that are stipulated in the Zoning District in which the proposal is made. In this case, the property is zoned Commercial. The existing shopping center did receive several variances from the BZA and City Council for existing setback variances due to 1-394 acquisitions. These variances have made the building and site legally non-conforming as it sits today. A variance for the.number of parking spaces was not given because it was determined the building was legally non- conforming as to parking. Grimes said this proposal would not meet all the requirements of the Commercial zoning district as to setbacks. First, the new parking along old Turner's Crossroad, where the former \let clinic is now located, is proposed to have a setback of only 3 to 5 feet. This portion of Turner's Crossroad has been suggested for vacation because it serves the shopping center and the Colonnade building. If such a vacation occurs, this would become private property where only the sideyard setback of 1 0 feet to a parking area would apply. Grimes commented that the proposed ice arena building and parking area would not meet the commercial setback requirement along 1-394. The required setback is 35 feet from a street. In this case, the parking lot is setback 13 to 16 feet from 1-394. The building is proposed to be from 20 to 24 feet from 1-394. Grimes said that because this setback is adjacent to a depressed freeway with no direct access, it has been the City's policy to allow such setback variances as part of the PUD. Grimes added that along the north side of the ice arena site, the required building setback from the Multiple-Family zoning district is 30 feet. A parking area may come within 15 feet of this Multiple-Family zoning district. In this case, the parking area is no closer than 17 feet from the property line. However, the ice arena building will be 20 feet from the property line, 10 feet closer than permitted in the Commercial zoning district. Grimes said that staff is suggesting that the alley behind the ice arena be vacated. It is anticipated that half of the 18-foot wide alley would go to the ice arena property and half to the apartments. With this vacation, the building would be 29 feet from the property line, or only 1-foot closer than required by the zoning code. If Breck could move the building 1-foot closer to 1-394, no variances would be required along the north property line. Grimes added that if the alley were vacated, the City would have to maintain certain utility easements that now exist. Grimes address the screening and landscaping issues. Breck School submitted a landscape plan, which indicates plantings on the Breck side of the site adjacent to the apartments. The Environmental Technician AI lundstrom, has given the plan a very preliminary review. A more detailed review would be done as part of the General Plan. He did suggest that additional or alternate plant material should be considered to provide a good landscape screen to the north. Minutes of the Golden Valley Planning Commission December 13, 1999 Page 8 , Lundstrom wrote that this could be accomplished by alternating types of trees along the north end of the property. Grimes said that Breck School looked favorably on these suggestions. e4 Grimes said that as Dahlberg noted, the arena would be 30 feet high. The building would be built at a first floor elevation of 878 feet. This would require fill be placed in the area where the arena would be built to bring it up to the 878 elevation. It appears 8 to 10. feet of fill would have to be brought in to meet the 878 elevation. The homes on Circle Downs are built at the 878- 880 foot elevation. As indicated on the preliminary building plans, the material that would be used include brick, glass, and decorative precast panels. The north side of the building facing the apartment property and the rear of the homes on Circle Downs would have two emergency exits. There would be no windows. The materials on that side would. be primarily decorative precast panels. Grimes stated that the plans indicate that the refrigeration unit would be located inside the building to reduce or greatly eliminate noise. Also, new technology has helped to reduce the noise of the refrigeration systems. Grimes said that the hours of operation during winter months are from 6:00 a.m. to midnight on weekdays and 8:00 a.m. to midnight on weekends. From April to October, the hours are 8:00 a.m. to midnight. During the non-winter months, many of the late hours are not used due to the lack of demand. The early and late hours are used only by small groups and not used for games with spectators. Grimes noted that Breck would have to submit a lighting plan for the proposed parking lot that would be sensitive to the adjoining residential area. Lights should be kept at a low level and turned off or down during the hours the faCility is not in use. ", Grimes stated that City Engineer Jeff Oliver addressed issues such as drainage, utilities, access, grading and erosion control, and water quality in his memo. This proposal would be required to meet the City's water quality standards. A retention pond is planned for the far east end of the site. Grimes said thatthe Inspections Department has met with the architect, for the proP<1>sed arena, to discuss public safety issues. Preliminary review indicates that the propose~ plan provides for adequate public safety access. Further review will be required. i Grimes added that the arena could be built with the conditions stated. The parking p~n could work as they will accrue 500 parking spaces. It would also give the Metropolitan an opportunity to have additional parking. Grimes added that the residents to the north have requested additional buffering to be done. Grimes indicated that the preliminary conditions for the proposal if approved as a PUD would include: a parking plan, revised landscape plan, alley vacation, vet clinic purchase, and a fence. A lighting plan would need to be reviewed by the Chief of Fire and Inspections and go before the Board of Building Review. Pentel commented that the packet did not include two memos, one from SEH and one from Dahlberg. Grimes said that Dahlberg's memo consisted of parking issues. He added that Dahlberg and VanWormer had discussions about moving the building further east. . \ -. -- . Minutes of the Golden Valley Planning Commission December 13, 1999 Page 9 Chair Pentel asked the applicant to come forward. Paul Dahlberg, 8851 Zealand Avenue North, Brooklyn Park, representative for Breck School, presented the proposal for the arena. He said that a soil report was conducted on the site and with this knowledge, the plan for building on the east portion of the site would require pilings of 100 fee deep. He said that Turner's Crossroad would provide access from the west, and that presently, the setbacks from 1-394 and the frontage road are 17.5 feet. Dahlberg stated that Breck is intending to use this facility for the long term. Breck's plan includes use for their physical education program and maintenance of the ice programs for the school. With the new arena and new rezoning to commercial, there is the possibility of enticing retailers to move into the area. Dahlberg addressed the parking issue. He stated that the only events that would cause a conflict would be with the Metropolitan. The Breck/Blake game, Blake's biggest rivalry, usually attracts the largest crowd of approximately 450 spectators. The game is set for a Saturday afternoon in.February, which should not be in conflict with events at the Metropolitan. Dahlberg stated that the single-ice sheet is 200 feet long. To accommodate code for this size, the seating capacity must be 884. Breck's programs would not demand the 884 seating capacity at present. On average, there will be 350 seats filled. The existing parking would be able to handle this size of crowd. Dahlberg stated the potential to push the setback further south towards the 1-394 frontage road. The surface water easement runs along the south line. The utility easement must be 20 feet, the existing distance. Therefore, there is little room for adjustment. Dahlberg next commented on the conditions recommended by Director Grimes as found in his report to the Planning Commission: 1. The site plan prepared by ACC Architects becomes part of this approval. 2. Parking: Breck is willing to work with other property owners for parking arrangement, though no formal discussions have happened at this stage. 3. The recommendations of City Engineer, Jeff Oliver, were taken into account and accepted as part of this approval. 4. The landscape plan has been submitted, illustrating the developments of the building on the west side of the site. It will be revised accordingly if necessary. The landscape plan includes tree preservation. There are two species, including the box elder and cottonwood. 5. Vacation of the alley: At this point, Dahlberg states that he does not see any benefit for the vacation of the alley. 6. The purchase of the vet clinic is important. 7. Maintaining a fence to provide a buffer zone is essential. 8. There are no problems with the restricted hours of the arena. 9. There are no problems with the approval of the lighting plans for the parking lot. Minutes of the Golden Valley Planning Commission December 13, 1999 Page 10 , Dahlberg stated that during the planning process, Breck School organized a public meeting with neighbors in the adjacent area. This meeting was held prior to location the building to the east side of the vacant lot. He noted that only six residents attended the meeting. Dahlberg added that at that time, there were no major objections to the development of the ice arena. The only concerns voiced were of maintaining control of the parking lot during off-hours. Dahlberg noted that Breck School would be a private owner for this arena, thus they would have more control over the site. .- Dahlberg was asked by McAleese to discuss the elevations of the proposed arena. Dahlberg said the main entrance is on the west side and that the north wall faces the property owners. The north side of the building would contain two emergency exits, which would have ~ foot candle lights required by coding. These doors would remain closed and maintained with an alarm system. The east side of the building faces Hwy.1 00. Dahlberg said the refrigeration system is located inside, though one is outside. He added, the condensing unit, located on the roof, is screened from the north side. He said the main building is 28 feet height and 30 feet with the top cap, and the southwest corner is the tallest portion of the building. Dahlberg stated that the lighting in the parking lot would meet the code of 2-foot candles. The lights would be in downcast, shoebox type fixtures on 3D-foot high masts. The light would be evenly distributed across the parking lot to allow people to feel comfortable walking to their car after dark. On the rear of the building, the emergency doors will be lit by batterypack lighting. Grimes recommended that control of the lighting after hours would be a good idea. Dahlberg discussed acoustics of the arena. He said to maintain the climate within the arena, the doors would need to be kept closed. He added, with the doors closed, little noise would escape the arena. '" Shaffer asked if there were plans to create pedestrian walks between the overflow parking and existing parking areas. Dahlberg stated that only during a major event would the whole lot be occupied. During regular operation, there are approximately 30 to 40 cars. He said there is a possibility of creating boulevards between the rows, but that would eliminate space fbr creating a landscaping buffer. 'I I I Dahlberg stated that the drainage pond in the easterly portion of the site would be mtintained as a drainage pond. Patrick Fisher, Capital City Investments Property Manager, addressed concerns over the present state of the existing buildings. He said presently, there are several maintenance issues. He said that until Capital City Investments purchases the former vet clinic from the HRA, they are unable to do any improvements. He said he would be unwilling to spend lots of money until he knows the plan for building on the vacant lot to the east of the shopping center. Fisher discussed concerns of parking; As many parking spaces as possible are necessary for the existing businesses and the proposed arena. He said there are only a few big events throughout the year on the existing site, and on those nights, the existing parking fills up. Fisher said on average, only 30 parking spaces are occupied. Chair Pentel opened the informal public hearing. . \ -. -- Minutes of the Golden Valley Planning Commission December 13, 1999 Page 11 Dan Goldman, son of owner of the Mayfair Manor Apartments-5307-11Circle Down, said that he did not receive notification of the meeting with Breck School. He continued to say that he was familiar with the area, dealt with the Rupert's problems, and was assured by MnDOT that the fence was to be maintained. Goldman said that after 1-394 was built, the fence stopped being maintained. His main concern is that the Mayfair Apartments face the parking lot of the ice arena. He is worried that there will be issues dealing with noise from the parking lot and lights shining into the apartments. He added that with the fence in bad repair, people are likely to park in the apartment parking lot and walk over to the arena. He suggested building a berm or fence to deter people from parking in the apartment's lot. Shelley Maasch, 5011 Circle Down, is concerned with the lack of screening along the development. This project would eliminate part of the woodlands where the Peregrine falcon hunts. She is also concerned with the noise being produced by construction of the 100-foot pilings. Jane Gjerstad, 5420 Circle Down, is concerned with the traffic on Turner's Crossroads. She said she has difficulty getting in and out of her driveway and with all of the new traffic, it will become increasingly more difficult. She also stated concern about noise generated from the traffic. The lights in the parking lot will also affect the houses along Circle Down. She suggested building something that would be a tax benefit to the city. John Theil, Director of Athletics at Breck School, described Breck School's athletic program. He said there are 18 home hockey games a year, 9 girls' and 9 boys' games. The games are held on Saturday afternoons and Tuesday evenings. The biggest game this year had 307 spectators, only 100 cars. Theil said on average there are 187 people and under 75 cars. The largest game is the Breck/Blake game drawing 400-450 people. Mr. Theil addressed Pentel's question regarding the large rink size. He said that besides Breck School events, the rink is used for women's programs, figure skating groups, youth programs, and broomball. The arena would be used for small crowds, and that all large games (1500 or more spectators) would be held at other locations. i 'I I Doug Velenchenko, 5011 Circle Down, expressed environmental concerns. He said ithat this area is a drain basin with black peat soil. He is concerned about the impact of filling!n this area on drainage, soil, water, and vegetation. He questioned the plan for re-Iandscaping tris area. Dahlberg responded to several questions that were addressed. He said that no ice resurfacing material would leave the building, all the ice melt would be recycled inside the building. He noted that it would take approximately one month to drive the piles for the building. He said vibrations could be felt approximately Y.t mile away and be heard one mile away. Other options for the foundation have not yet been explored. Dave Putnam, Civil Engineer for Breck School ice arena, addressed the drainage and erosion control plan. He plans on raising the grade for the building. The drainage would be conveyed across to the pond on the east side, through a storm sewer system. The storm water would be treated and skimmed of floatables. The water that leaves the area would be cleaner than the . water that goes into the creek. The pond would be left in its natural state. Putnam said the Minutes of the Golden Valley Planning Commission December 13, 1999 Page 12 I pond is on average 8 feet deep and during a rainfall, the water level would rise and fall as the storm water was discharged. They have accounted for rainwater while designing the pond. The pond is capable of handling rainwater from 7 acres of land. e4 Chair Pentel closed the informal public hearing. Eck voiced concern that the lighting in the parking lot might be problematic for surrounding residents. He said the 3D-foot high lights would spread light across the parking lot, but would not simply restrict it to the parking lot area. Grimes stated new lighting technology. helps to retain lighting with the parking lots. .If the lights were turned down after hours, it would help to eliminate the problem of spill over from the site. He said the lighting situation would be further reviewed by stall. Eck addressed the problem of people parking at the apartment building and walking to the Metropolitan or the proposed ice arena. He would like to see a buffer, such as a fence, included in the plan. Grimes said that the fence is in disrepair. A solid fence would have to be considered to deter people from parking at the apartments. Dave Putnam stated that it would be impossible to build a 10-15 foot berm. It would take 70 to 100 feet to build that size of berm. Rasmussen agreed with several of the issues discussed. She would like to see a maintained fence added to the plan to provide buffering for the adjacent residential area. In addition, the lighting issue should be addressed to lessen the impact on the adjacent residences. '" Pentel stated that with the new rezoning to Commercial, there is a. possibility of attracting more people to the area. The owner of the existing strip mall is waiting to see what will happen with the proposed ice arena before making improvements to his building. She would like to make sure that the new commercial. zoning would have the least effect on the adjoining residential neighborhood. Since this is an isolated area, there are concerns for density of the use, coverage of the property, and parking considerations. McAleese stated his concern for the parking problem. He said there is no guarantee that Breck School and the Metropolitan would work out a parking contract. He is also concerned about the setbacks. He finds the setback to the rear of the property problematic, thus it would not be sensible to build so close to the setback. He noted that the north side setback would be resolved by vacating the alley. In addition, he is concerned about drainage. Shaffer stated his concern for the parking issue. A clear parking management plan would be essential to alleviate any problems. With the Athletic Director's parking statistics, it seems that on average the proposed amount of parking stalls would be sufficient. In regards to landscaping, he clarified that landscaping would serve the purpose of softening the edges of the building. He agreed with the suggestion to build a fence as a buffer. The fence would assist in minimizing headlights from shining into the adjacent residences. . \ ~. 3. 4. 5. 6. 7. -- 8. 9. . Minutes of the Golden Valley Planning Commission December 13, 1999 Page 13 Hoffman proceeded to propose that construction of the single-sheet ice arena be allowed on this vacant lot, under the conditions of building a fence and maintenance by Breck School. Grimes added that the percentage of retail and restaurant usage for this commercial area should be stated. MOVED by Hoffman, seconded by Eck and motion was carried by a vote of 4 to 3 recommending approval to the City Council of allowing construction of a single-sheet ice arena on the vacant land located east of the Golden Hills Shopping Center as part of the Golden Hills Addition, PUD No. 85 with the following conditions: 1. The site plan prepared by ACC Architects and dated 12/3/99 becomes a part of this approval. 2. A parking management plan is developed prior to review of the General Plan of Development. The plans would provide ways to manage and control peak parking on the site. The recommendations of City Engineer Jeff Oliver as found in his memo dated December 9, 1999 become a part of this approval. A revised landscape and tree preservation plan is submitted as part of the General Plan of Development. The City staff investigates the vacation of the alley throughout the site. Capitol City Investment purchase the former vet clinic site from the City prior to approval of the General Plan of Development. A 6-foot wood fence is maintained on the PUD property to screen the apartment buildings from the parking lot and maintained by Breck School. The arena hours are limited to 6 AM to midnight. The Director of Inspections shall approve lighting plans for the parking lot. Lighting should be reduced after 11 PM. IV. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings Eck said that the Winnetka Task Force met last Monday. They discussed traffic concerns of the residential area across the street from a commercial area. Also discussed was the interest in access to parks. He noted there was discusion of the difficulty to access parks in Golden Valley. The City has hired a facilitator to run the meetings. V. Other Business No other business was discussed. VI. Adjournment The meeting was adjourned at 10:50 p.m. Richard Groger, Secretary . . . Minutes of the Golden Valley Planning Commission December 27, 1999 A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday, December 27, 1999. The meeting was called to order by Chair Pentel at 7:00 p.m. Those present were Chair Pentel and Commissioners Eck, Groger, Hoffman, McAleese, Rasmussen and Shaffer. Also present were Mark Grimes, Director of Planning and Development and Mary Dold, Recording Secretary. I. Approval of Minutes -- December 13, 1999 The minutes of December 13, 1999 were not available for approval. II. Informal Public Hearing -- Rezoning of Properties from Light Industrial to Commercial Applicant: Allianz Life USA/Duke-Weeks Address: Properties bounded by Golden Hills Drive to the north, Xenia Avenue to the east, 1-394 and 5760 & 5800 Wayzata Blvd., and adjacent parking lot, to the south and the Soo Line Railroad to the west Request: Rezone those parcels of land with a designation of Light Industrial (former MnDOT land which is now vacant, and the properties at 950 Xenia Avenue and 5740 Wayzata Blvd.) to the Commercial zoning district III. Informal Public Hearing -- Zoning of Street Right-of-Way to Commercial Applicant: City of Golden Valley Address: I I Existing Wayzata Blvd. that runs along the Soo Line Railroad tp the east and the west property line of the former MnDOT property and ~e existing Breck ice Arena parking lot Ii Request: Designate that portion of the existing Wayzata Blvd. Street right-of-way to the Commercial zoning district Director of Planning and Development Mark Grimes presented the reports on the rezoning of properties that are now zoned Light Industrial to Commercial and to designate the street right- of-way as commercial. Grimes reviewed the General Land Use Plan Map showing the proposed area to be rezoned. He showed a portion ofthe half-section map for this area noting the properties that are involved with the rezoning. Grimes told the commission that Allianz would like to construct a two-phase office development that would include a 10-story office building with an approximate 1,400 parking stall ramp and Minutes of the Golden Valley Planning Commission December 27, 1999 Page 2 ,,/ also include surface parking. He said the second phase is proposed to begin construction in 2007 and would be a 5 to 6 story office building with an addition to the existing ramp and additional surface parking. . Grimes said the rezoning to commercial would make the new zoning consistent with the Land Use Plan Map. He said, generally speaking, we do not rezone street right-of-way. He added that the City Attorney believed that because the street right-of-way would be used as part of the proposed development, it should be zoned to what the property would be used for. Staff believes the commercial rezoning is appropriate because it permits office space and allows for more flexibility because this is a two-phase development. Grimes said that if the Allianz project is not approved, the City in the past has seen other uses for the site other than an office building. Grimes next talked about the Golden Hills Redevelopment Plan and said the subject property as part of the "Central Area". He reviewed the "Planned Characteristics" noting a mix of high and medium density office running along 1-394, with structured parking, so green space would not be compromised. Grimes told the commission that staff is recommending approval of the rezoning of properties from Light Industrial to Commercial and a zoning designation for the Wayzata Blvd. street right-of-way to the Commercial zoning district. Chair Pentel told the commission that it makes sense to review the rezoning and the street designation to commercial together. Grimes concurred. Commissioner McAleese asked about the land that runs along 1-394 in front of the proposed development. Grimes said this land would be vacated and used as part of the development. He added that the City would. hold an easement over a portion of this land due to util.ities being maintained under the old street. . Tom Loucks, Loucks Associates - 7200 Hemlock Lane, Maple Grove, and representing Allianz, agreed with staff recommendations on the rezoning to commercial and the street right-of-way designation to commercial. He urged the commission to make a favorable recommendation. Chair Pentel opened the informal public hearing. Ellis Gotlieb, 100 Quebec Avenue South, commented on portions of the Environmental Assessment Worksheet (EA W) that some issues along with the traffic management plan was to be addressed as part of the Planned Unit Development (PUD). He said the City has an agreement with St. Louis Park and asked how this development would tie in with the agreement. He also asked if the large projects in St. Louis Park were included in the traffic data analysis for this project. Linda Loomis, 6677 Olson Memorial Highway, asked why it takes so long to rezone property relative to the Comprehensive Plan. Chair Pentel closed the informal public hearing. . . . . Minutes of the Golden Valley Planning Commission December 27, 1999 Page 3 Grimes said the traffic management plan would have to be addressed. He added that St. Louis Park has indicated there would be additional office space built south of 1-394 near Vernon Avenue, but at this point in time, there are no specific plans beyond that of the EAW. Grimes commented on the question of having rezoned this area sooner. He said that there are now a couple of parcels of land that are industrial in nature - Palm Beach Products and Baby N' Teen. He believes rezoning these two sites to commercial before there was a viable proposal for redevelopment of the sites could have hurt the City in that these properties do not have adequate parking. McAleese said the rezoning and establishing zoning for the street right of way seems very straightforward. He added that the rezoning was consistent with the Compo Plan and with other documents prepared for this area. He believes it would. be the correct thing to do to rezone to commercial. MOVED by McAleese, seconded by Pentel and motion carried unanimously to recommend to the City Council approval to rezone the existing properties that are now light industrial to commercial and zone the Wayzata Blvd. street right-of-way, on the east side of the Soo Line Railroad to commercial. The zoning of the street right-of-way was conditioned on the General Plan of Development being approved by the City Council and the City vacating the street right- of-way. IV. Informal Public Hearing -- Preliminary Design Plan for Allianz Life USA Addition, Planned Unit Development (P.U.D.) No. 87 Applicant: Allianz Life USA/Duke Weeks Address: That area bounded by Golden Hills Drive to the north, Xenia Avenue to the east, 1-394 to the south and the Soo Line Railroad to the west Request: To allow for the construction of a two-phase office development on the site. The first phase consists of a10-story, 400,000 sq.ft. office building, with a 6-level, 1400 stall-parking ramp, and additional surface parking. The second phase is proposed to be a 200,000 sq.ft., 5-6 story building, with an addition to the parking ramp and additional surface parking to accommodate another 800 cars. Director of Planning and Development Mark Grimes reviewed the staff report saying that this is a request by Allianz Life USA/Duke-Weeks for a P.U.D., for the area bounded by Golden Hills Drive on the north, Xenia Avenue on the east, 1-394 on the south and the Soo Railroad on the west. History and Site Proposal. Grimes gave a brief history regarding Allianz's request to purchase the 12.7 acre site from the HRA in order to construct its headquarters~ He told the commission that the proposal is for a two-phase development. The first phase would get under way sometime in spring or early summer and phase II is proposed to be completed in year 2008. He said an agreement does remain in place with Duke-Weeks that if the proposal before the Minutes of the Golden Valley Planning Commission December 27, 1999 Page 4 commission tonight would not go forward, Duke-Weeks would come before the commission and council this summer with a smaller project. . Grimes reminded the commission that on November 7, 1999 the City Council passed a negative declaration on an EAW for this proposal. He noted that one of the comments found in the EAW was that some citizen comments should be deferred until the time the P.U;D. is reviewed. Grimes told the commission this proposal qualified as a P.U.D. because 1) it is located in a redevelopment area; 2) this proposal is a major development with a parking ramp and to be completed in two phases; and 3) there would be at least two uses on the site at one time. He said the Breck Ice Arena would be in operation until its new building was completed. Grimes added that Palm Beach also could remain on the site while a portion of the Allianz site was being developed. Grimes gave the commission additional information on the proposed land noting that it was a rather flat area with poor soils. He said there were numerous environmental studies done on the site with few notable problems coming forth. He said a tree preservation plan would have to be reviewed and commented on by the City. Grimes next reviewed the site plan of the Allianz project. He also talked about the surrounding area and developments that had occurred in the past few years. Grimes said the 7-acre Olympic Printing site to the north contains two older buildings. He said that Olympic Printing had shown some interest in selling, but at this time they would be staying on the site. He commented on the six-story office development northeast of the proposal that is being constructed by United Properties and would be completed within the next few months. Directly to the east is the Colonnade office building with a four-story ramp. Grimes said there is one vacant lot left on the land to the east which at one time was slated for a hotel. He said staff believes that some other use would probably be proposed for this vacant piece of land. To the east of the Colonnade and new United Properties building is residential, on Turner's Crossroad, which is approximately 700 feet from the proposed site. There are condos and apartrJoents to the north of Laurel Avenue. In 8t. Louis Park is office, commercial and restaurants allong 1-394. I Pentel asked where the regional pond is located. Grimes noted on the site plan and ~aid that the proposed site would drain into the pond. He added that this ponding is a more e~icient and a more effective way to clean water and maintain runoff. ! . Commissioner Hoffman asked the percentage of occupancy of the three office/warehouse buildings to the west and that of the Colonnade. Grimes said the Colonnade is 100% occupied and that the office/warehouse buildings are leased out. Hoffman asked about the height of the United Properties office building. Grimes said it was a six-story building. Traffic. Grimes again referred to the site plan noting where the first phase building would be located. He talked about the traffic in general which was a concern noted in the EAW. He said staff and the City Council believe the data analysis provided by Benshoof and Associates and reviewed by 8EH is accurate and staff is recommending that the commission accept these . findings when considering its recommendation for the P.U.D. Grimes said there is an estimated 5,250 trips daily being projected from the office development, with 778 trips that would end at . . . Minutes of the Golden Valley Planning Commission December 27, 1999 Page 5 the Allianz site in the AM peak hours and 752 trips in the PM peak hours. He added the analysis has indicated with certain improvements the additional trips, due to the Allianz project, can be handled by the existing street system. Staff will further evaluate suggested improvements as found in the consultants report and recommend construction as needed. Grimes said staff was disappointed that MnDOT had not commented on the EAW during the comment period, butthey had received its comment two weeks after the comment period closed. He noted MnDOT is concerned about congestion at the 1-394/Xenia Avenue Interchange and suggested additional traffic analysis be done. As part of the Joint Task Force, St. Louis Park and Golden Valley would be doing additional analysis and it is anticipated that this work would be done in January. Staff will also be scheduling meetings with MnDOT to discuss the issues at the 1-394/Xenia Avenue interchange. He said that it is noted in the EAW that heavier traffic would occur regardless of the Allianz project. Grimes said the key element to mitigating traffic congestion in the area is the Traffic Management Plan. He said Allianz has committed to developing such a plan to help reduce peak hour traffic. Allianz has submitted some good ideas for traffic management but there needs to be a more detailed plan developed. Grimes said the Traffic Management Plan would need to be submitted to the Joint Task Force (Golden Valley and St. Louis Park) in mid-January for review. This Plan would become a part of the P.U.D. Permit. Grimes said he would like to see a preliminary Traffic Management Plan before the Preliminary Design Plan goes to the City Council in order to review Allianz's specific ideas and how it intends to reduce trips to the site. Grimes said in the EAW comments there were concerns regarding traffic filtering through the neighborhoods and how it might affect the quality of life. Grimes suggested that Mr. Glen VanWarmer from SEH address this topic. He added that there were 12 additional street intersections that were looked at to see what the affect from this proposed development would be on those intersections. Staff believes there are minor increases of 1 % to 4% in the neighborhoods. Grimes suggested that VanWarmer could talk about these numbers. Parking. Grimes said Allianz has done a good job with developing its parking noting, the one space for every 250 sq.ft. of office space. He added that the site plan shows green space where the phase II building is being proposed and this could remain green space until a time when the phase II development begins by providing "proof of parking". Grimes said~lIianz has provided more parking with its Phase I building that what is required. I I i Circulation. Grimes said one concern regarding circulation to the site is the entranc$ into the site off of Golden Hills Drive. He said that the original plan calls for an entrance approximately 150 feet from the intersection of Golden Hills Drive and Xenia Avenue. Staff believes that this is too close to the intersection without major traffic concerns. Allianz has agreed to move this entrance to the middle of the ramp. Grimes said that staff has requested that the proposed entrance on Golden Hills Drive become a pedestrian walkway that can also be used for emergency vehicles. It is hoped that this would encourage pedestrian access within and throughout the area. He added that the most western access into the site would serve the Breck Ice Arena and service area on the south side of the building along 1-394. Setbacks. Grimes said the project would meet all setbacks except on the south side. Setbacks along Golden Hills Drive, Xenia Avenue and 1-394 are 35 feet of required greenspace, and 20 feet along the west side of the building for building setback, with a requirement of 10 feet being Minutes of the Golden Valley Planning Commission December 27, 1999 Page 6 greenspace. He noted that parking would come within 20 feet of the setback along 1~394. The Holiday Inn Express and office/warehouse parking along 1~394 received variances. to be within 5 feet of the front setback along 1~394. . Height. G~imes~ai~!~~j,J?r,()~osed building would be 10-stories in height with a ~asement I~vel and a heatln~{iip.9:Cf~J!2~~to"Y,~r on th~ top flo~r known a~ the penthouse.. He sal~ the park.lng ramp wouldf)e1slxstones!n height. Grimes said the applicant was proposing a higher parking ramp in order to provide greater green space, adding that 40% of the entire site would be green space. Appearance of Building. Grimes said the applicant would be using first rate materials on the outside ofthe building. Staff does not believe that lighting will be a problem in that the closest residential property is approximately 700 feet to the east. Commissioner Eck asked about bus access in and out of the site and if there was a bus stop. Grimes said that Allianz had planned for a bus stop on Golden Hills Drive. He said that in the evening the bus would be east bound stopping on Golden Hills Drive to pick up passengers. Buses that are north bound on Xenia would drop off its passengers on the east side of Xenia Avenue. He added that there is a bus stop on the east side on Xenia Avenue in front of the new United Properties building. He said that staff would be willing to work with Metro Transit on the bus stop and that Allianz intends to be a bus route user. Pentel commented on City Engineer Jeff Oliver's memo regarding moving the bus top more to the west. Grimes said this would help reduce conflict at the intersection, but still make it easy for people to take the bus. Commissioner Shaffer asked if the Breck Ice Arena does not get relocated to another site who has control to remove them from the existing property? Grimes said Breck School has an agreement with the Golden Valley Housing and Redevelopment Authority (HRA) which states that they can only remain on the site for a specific time. He added that at this time he is uncertain whether the HRA would be a tenant of Allianz or if Breck were the tenant. Pentel referred to the Joint Powers Agreement noting Subdivision 9 concerning payment of a traffic management administrative fee of 10<t: per gross floor area and half was to be paid at the . time of the request. She asked if the JointTask Force had received such a payment. Pentel , Minutes of the Golden Valley Planning Commission December 27, 1999 Page 7 . also asked if this would be based on the 600,000 sq.ft. of Phase I and II development. Grimes said he did not believe that the fee had been paid and would need to review how to assess the fee, whether it be.on the first phase building of 400,000 sq.ft. or at second phase build-out of 600,000 sq.ft. Pentel asked if there was a meeting scheduled with the Joint Task Force. Grimes said it had been difficult to coordinate the members of the Joint Task Force but believes a meeting would take place the first or second week in January. Hoffman asked Grimes why MnDOT responded to the EAW two weeks after the comment period deadline date. Grimes said all appropriate agencies were given the entire EAW packet and could not answer the question. Hoffman asked who would make up the Joint Task Force. Grimes commented the Task Force is already formed and reviewing the need for additional traffic analysis. He said there is a proposal from SRF to do additional traffic analysis in the area. Grimes added that the initial study was done in the late 1980's and the Task Force wanted to see those numbers updated, which should help MnDOT's concerns. Pentel asked if there have been any discussions regarding increasing the 1-394 right-of-way at Xenia in order to put in a carpool lane entrance. Grimes said this is going to be suggested to MnDOT when staff meets with them. Grimes said VanWarmer can provide additional information on this, and that staff has looked at this, and it may take additional right-of-way. Hoffman asked about cars filtering through the neighborhood. He questioned whether posted . signs saying "no through traffic" would work. Grimes said that this would be difficult to enforce. Tom DeAngelo, Alliance Architecture, gave a design overview of the proposal showing a model of the proposed buildings and property. He talked about the phase II building creating a stepping up to the Colonnade. He said the property provides a generous green space along Xenia Avenue. There would be trees along all four sides of the site. DeAngelo commented that Allianz has been in business in Minnesota for the past 50 years and has outgrown its existing building. They have now designed a building to be used ha~ its headquarters. He added that Allianz has provided much green space because it wan~s to bea long-term, single tenant on the site. DeAngelo said that the parking ramp to be constructed with the phase I building would be approximately two-thirds of what is being proposed. W~en the other one-third is constructed with the phase II development, the existing ramp woul~ stay in operation. ! DeAngelo talked about the proposed plan for a right-turn lane from Golden Hills Drive onto Xenia Avenue and a double turn lane going north on Xenia Avenue turning west onto Golden Hills Drive. He said these lanes have made the eastern entrance into the site on Golden Hills Drive problematic. The entrance on Xenia Avenue will be maintained and the problematic driveway on Golden Hills Drive would be moved more to the west. He said there would be two entrances on Golden Hills Drive. . Eck questioned the route that potential guests would need to take in order to access the site coming from 1-394 and then north on Xenia. DeAngelo said that employees and guests would have to take the turn on Xenia westbound and go through the parking ramp. He added that there would be visitor parking stalls in the ramp and limited outdoor parking stalls for guests. Minutes of the Golden Valley Planning Commission December 27, 1999 Page 8 ~ DeAngelo said there are proposed sidewalks around the entire site. He also said that there would be lockers in the building for the employees so they could walk/jog around the parks in the neighborhood. He added that it is important to get employees to wherever the transit buses would be located, so there was a strong emphasis from the front entrance of Golden Hills Drive and Xenia Avenue. . Pentel questioned the site plan showing local and regional trails. She commented that she is on the sidewalk committee and has not seen the trail over the railroad tracks into St. Louis Park. Grimes commented the trail over the railroad track might have come up when staff was reviewing the amendment to the Park Plan. He said in early meetings of discussion regarding the Park Plan and the update to the Comprehensive Plan there might have been comments made to the consultant that if the railroad tracks were ever vacated this could provide access into St. Louis Park. At this time the track is active. Pentel said the site plan shows a trail along the Olympic printing property connecting to a trail along the ponding area north of Laurel Avenue. Grimes said that sidewalks and trails throughout the area have been a request by the Planning Commission and City Council. He added that the City is a community with 30,000 jobs and there are fair amounts of people that walk and jog. Groger questioned whether there would be U-turns at Xenia Avenue and Golden Hills Drive for those vehicles going northbound but would like to enter the development on Xenia. Grimes said there would be no U-turns at this intersection and would need to be posted at Xenia and Golden Hills Drive. . DeAngelo showed a proposed rendering of the elevations of the development and how it might present itself to the neighboring community. He commented that there was a strong emphasis on pedestrian connections between the ramp and the building. He said the exterior would be colored stone at the base and the upper portion of the office space would be a combination of granite and glass, but this is still being worked out. Pentel said the master plan talks about a Phase-I building of 10 to 12 stories in height and referenced a penthouse area. DeAngelo said the current plans show abasement, with a ten- story building anda penthouse that would enclose the mechanicals. He addedthatthe penthouse would not be a habited floor. Commissioner McAleese asked if the access to the building from the parking ramp would be on the first floor level. DeAngelo said it would and added that it would not be unlike the Colonnade's parking ramp. Employees and guests would park in the ramp and use the elevators and go down to grade and enter the building. McAleese commented that most people who park in the ramp would then not have to cross the street level driveway to enter the building. DeAngelo concurred. DeAngelo explained to the commission that the owner is bringing together employees from two different buildings - from Minneapolis and from the Hwy. 169/Hwy. 55 interchange. He added that both companies have had active traffic management plans. It is Allianz'sintention to . continue to support transit and flextime to mitigate peak hour traffic. Minutes of the Golden Valley Planning Commission December 27, 1999 Page 9 . Ed Fitzpatrick, Allianz Project Manager, said that 30% of the work force is on flextime of 6:00 A.M. to 6:00 P.M. He added that this is not a retail business, so they are not expecting large numbers of visitors coming in during the day. Fitzpatrick said that approximately 5% of its employees use public transportation, which does not include car-pooling. He added that he does not have information on car pooling at this time but would be working with the consultant on the Traffic Management Plan to present to the Joint Task Force. Pentel asked if the lunchroom was subsidized. Fitzpatrick said the new site would be 100% subsidized and at this time, approximately 85-90% of the employees use the lunchroom on site. Commissioner Hoffman asked if Allianz had a Transportation Coordinator. Fitzpatrick said that there is a Facilities Manger who works with the Metro Transit and the City of Minneapolis on traffic issues. He said they work with MnDOT during road construction time and have worked with local churches and the Walker/Guthrie to help mitigate traffic. He added that Allianz would have the same commitment to its Traffic Management Plan for this site. Fitzpatrick added that because this development would be a single-tenant use, it can address these concerns. He added that Allianz is working with Preferred One, which is located on Golden Hills Drive and Colorado, on a bus schedule that would work well for both facilities. . Eck questioned bus ridership believing the 5% ridership mentioned would be less after the two companies join. Fitzpatrick believed that this would increase due to reverse transit. Buses would go downtown and deadhead and then come west utilizing Golden Hills Drive. He added that it does not cost extra to add a transit route. He said that buses coming from the west on I~ 394 could pick up additional ridership. Commissioner Groger asked how many employees are anticipated at Phase I. Fitzpatrick said 1100 to 1500 employees. Groger asked if Phase II did not become a reality, would this area remain green space until it was needed. Fitzpatrick said it would. He added that Allianz could look at another tenant for this area, but right now Allianz is not subletting any of the Phase I development. Hoffman said that Van Warmer's letter to City Engineer Jeff Oliver said that a true Traffic Management Plan would need to have a statistical breakdown and that Allianz has submitted a good plan, which is a good start. He asked VanWarmer to elaborate on this comment. Glen VanWarmer, Traffic Engineer with SEH, said that Allianz's plan has a good start but does not address specifics. Hoffman asked how someone makes a Traffic Management Plan work. VanWarmer said one needs to understand what the roadway capacity is and how employees arrive at the work place, whether it be by busing or car pooling, and by spreading out the travel time during peak hours. VanWarmer said the plan could consist of many elements - a wellness program where employees would come earlier or stay later to use the facilities and an in-house cafeteria, which cuts down on daily trips. Hoffman asked who was on the Joint Task Force. VanWarmer said there is a Joint Task Force between St. Louis Park and Golden Valley where the two cities have an agreement that the Task Force would review necessary Traffic Management Plans. . Eck commented that as soon as the freeway ramps back up, traffic would filter through neighborhoods and asked if VanWarmer took the same view, and was this addressed in the Minutes of the Golden Valley Planning Commission December 27, 1999 Page 10 traffic study. VanWarmer said knowing where a design concept it might still be more convenient to sit in a small amount of congestion than to work your way through the neighborhood. . Commissioner Rasmussen asked VanWarmer where the traffic problem would occur for those employees leaving the Allianz site and where possible problems of traffic filtering through residential areas would be. She asked if the residents east or west of the subject property were more concerned about traffic. VanWarmer indicated that the concern of the residents is traffic on Xenia that would use Turner's Crossroad, and north pass the Arts High School and come out on Douglas Drive. He added that vehicles would probably go north on Xenia to Laurel Avenue and then north on Winnetka to access Hwy. 55 and New Hope or would access Xenia to Glenwood. Commissioner Shaffer said in the traffic analysis report, it said that some of the neighborhoods showed moderate percentage increases and asked VanWarmer to explain this in terms of vehicles. Van Warmer said that if he understood Benshoof's report, it was not percent increase but the percent of total traffic that is distributed. He said, for example, the report showed 2% of traffic going west on Laurel and 1 % north and what this means is that if there were 750 vehicles in PM peak hour that you would get about 2% of those 750 vehicles on Laurel Avenue in both directions. Shaffer asked what that meant in terms of cars backing up in lay person terms versus percentages. Van Warmer said to look at it as cars per minute. Pentel interjected that the commission had been given 1997 traffic counts of the City and referred to the count on Glenwood Avenue. VanWarmer said the traffic in question are from those employees coming out of the development in the A.M. and P.M. peak hours that know their routes in and out of the area. He said if there were 750 vehicle trips at peak hour accessing the site, and if 2% of those trips are on Laurel, one would end up with one car coming or going every four minutes. VanWarmer did not believe this would be noticeable in the neighborhoods or on Xenia Avenue. He said if the percentage were 10% that would equal out to approximately 1 car every minutes and that would be noticeable. . Shaffer asked about the concern that City Engineer Jeff Oliver pointed out in his memo to staff on the Phase I service court access to the south side of the building concerning turnipg radius for trucks. DeAngelo commented that the plans show phase 1 with Breck still on the siite, but in reality the Breck IceArena would be demolished before the Phase I. building was occppied. McAleese questioned the service access road along the south property line protruding into the setback area of 35 feet DeAngelo commented that the service road was placed over 'the existing frontage road, so would simply use the same right-of-way. Grimes commented that the right-of-way is also being used for parking along the south side and added that the proposed road would protrude into the setback by 15 feet He added that the applicant could show proof of parking along the south side until a time it would need to be utilized for parking. Chair Pentel opened the informal public hearing. Bob Provost, 1429 Tyrol Trail, said that he was in favor of the project and that he was representing himself as a resident He said he was impressed with the design and proposed green space. Provost said he is familiar with the insurance business and this operation and believes it is a world class operation and delighted that they are interested in Golden Valley. He . . . . Minutes of the Golden Valley Planning Commission December 27, 1999 Page 11 told the commission that he is familiar will an insurance company moving into a residential area in that he was a neighbor to Prudential on Hwy. 55 when it moved in. He and the neighbors organized and Prudential sat down with the neighborhood to work out solutions to lighting, parking and concerns about property values. He said Prudential was super sensitive to neighborhood concerns. Provost added that the neighborhood came to love Prudential and hated to see them go because they were such a good neighbor. Linda Loomis, 6677 Olson Memorial Highway, agreed with a lot of what Mr. Provost had to say. She said she believes the carbon dioxide levels were based on the traffic study that was done with the EAW. She does not believe this was the worse case scenario because the trip generations were already discounted for some mitigation measures, such as bus ridership and discounted for flex time used. Loomis said this development would bring traffic into the residential neighborhood and people are concerned with traffic in their neighborhoods. She asked what the capacity was for 1-394, and believes 1-394 is at its capacity level. Loomis commented on routes that people use to avoid having to get on 1-394 and believes people will use the frontage roads. She asked what percentage of Allianz's work force was clerical because as VanWarmer said it is more difficult for clerical personnel to use flextime. She questioned how much flexibility an employer can force their employees to do before they go someplace else. Mary Hepokoski, 6473 Westchester Circle, referred to the 1-394 Traffic Management Ordinance, specifically page three and how much office development should occur along the corridor. She questioned when one takes into consideration the recent and proposed development in the subject area how this coincides with the ordinance and also questioned whether residents should be concerned about traffic considering all the development in the area. Pentel said that when the square footage is calculated from the various buildings it is clear that at Xenia, the City has gone over the reserve capacity limit of 892,000 sq.ft., and she assumes this is why the Joint Powers Agreement has kicked in and there needs to be a traffic management plan. She said unfortunately it takes the last development that pushes the limit to require a traffic management plan. I I I Pentel questioned r.evisiting the issue of what has been allocated for Louisiana Aven~e. Grimes said that when we did this ten years ago we looked at this as the trip shed area beca~se the primary use was car dealerships. He said it was thought that car dealerships wouldn't be around 10 years after the ordinance was written and suggested that it may now have to look at differently. Grimes said that Lupient has made a commitment for car dealerships in Golden Valley and cannot see this area on Louisiana being turned over to office/commercial space. Pentel said that in terms of what the Joint Powers Agreement goes on to say is that the reserve capacity should be reevaluated each year in order to determine its validity and if a reevaluation should indicate the original assumed reserved capacity was incorrect, the Joint Task Force would amend the numbers. Pentel asked if the numbers have been revisited in a meaningful way since the numbers were set. Grimes said they have not, but SRF has been hired to re-Iook at these numbers. Pentel asked if the Task Force would look at numbers beyond the Xenia Avenue interchange or will it affect the reserve capacity that was projected for Louisiana. Grimes said the Joint Task Force is also looking at the Louisiana Avenue interchange. He Minutes of the Golden Valley Planning Commission December 27, 1999 Page 12 added that St. Louis Park is not anticipating any redevelopment at Louisiana and the 10% indicated in the agreement might be more than they thought. Grimes said St. Louis Park has been consistent in maintaining their residential zoning areas and redevelopment would only be along the strip area now located on 1-394. Grimes said the reserve capacity of800,000 sq.ft. does not indicate how much redevelopment Golden Valley could have, basically it is saying when you reach that amount, traffic management plans must go into effect. . McAleese said in talking about reserve capacity and traffic management plans, that since the original document was done there has been a lot of development in the area and traffic circulation has also changed. He questioned whether the reserve capacity numbers could drop as well as go up because employees could be using the Louisiana Avenue interchange versus using the Xenia Avenue interchange. Grimes said that is why the numbers will be reviewed in the traffic study to be done by SRF to see if there is a change and then maybe. requiring traffic management plans with different levels of development. Linda Loomis, 6677 Olson Memorial Highway, commented that Xenia Avenue has a shared ramp with Hwy. 100 and MnDOT is proposing to add a third lane. When looking at metering who would get priority onto this freeway, those on Hwy. 100 or those on Xenia. She also questioned whether there was room to put a van or car-pool lane on Xenia in addition to the ramps that are already there. Pentel closed the informal public hearing. Pentel also questioned adding a car pool lane at Xenia and 1-934. Grimes said there would be discuss with MnDOT, and that it would take additional right-of-way to do this lane, so there is a viability issue. He added there is consideration for a car pool lane along 1-394 at Ridgedale, Hopkins Crossroad and Louisiana. . Shaffer asked if additional right-of-way were taken at Xenia and Golden Hills Drive, would the applicant receive a variance. Grimes said that additional right-of-way would be considered a taking and an automatic variance would be. granted. He added that there should be an agreement with Allianz regarding the additional right-of-way and that MnDOT would need to agree with the taking. VanWarmer commented that in MnDOT's long-term planning, they are trying to institute ramp metering and by-pass lanes wherever they .can on freeways. If we approached them with this ramp, they might want to note this with a dash line (future) on their plans, so there would be some concept introduced. He said on the other, currently there is a slope, but they would have the ability to build a retaining wall along the ramp that would allow for an additional lane. He said the biggest issue would be the railroad tracks crossing 1-394. Pentel commented that the City needs to be proactive on so this should be made a condition of the approval. VanWarmer added that if the businesses in the area worked together, the ramp may be something everyone is interested in pursuing. Pentel said in the EAW comments there were issues that came up that spoke to the quality of life in the area. She suggested the commission keep this in mind during their deliberations for .. this proposal. . . . Minutes of the Golden Valley Planning Commission December 27, 1999 Page 13 Groger said that this was an excellent proposal for the use of land and a definite improvement over what exists now. He noted the concerns that residents may have regarding traffic through their neighborhoods, but looking at the projected traffic patterns does not believe there would be a significant impact upon quality of life, and if it did would be inclined to vote against the proposal. He noted that the projected traffic patterns and number of cars during peak hours through the area. He said on weekends and evenings there would be little traffic from the proposed development. He said he doesn't see a significant traffic impact to the east or west. Greger believes the layout is good, along with using a parking ramp that helps provide green space. He said he was concerned about access into the site. Groger agreed with McAleese's point of retaining green space along the south property line by providing proof of parking. He voted in favor of the proposal. Hoffman said he agrees with Greger concerning the proposal. He said there is an absolute need that the Traffic Management Plan be part of the PUD Permit. Eck commented that the traffic issue is a high visibility issue and that Allianz recognizes this and that they want to bea good neighbor. He believes that the traffic issues will be looked at carefully and supports the proposal. Rasmussen believes it is a great addition to the area and a good fit considering the use. She said she was less worried about traffic after reviewing the 1997 M.S.A.S. Traffic Volumes. She said there seems to be difficulty for Allianz accessing the site for its employees and that the headquarters has to be friendly to its employees. McAleese said that he likes and supports the overall plan. He liked the green space at the corner of Xenia Avenue and Golden Hills Drive. He told the commission that the proposal do.es qualify as a PUD and meets the code requirements to do so. He said he was distrustful of the traffic analysis and long-term experience has shown that numbers don't always work out the way the analysis says. McAleese added that the City can and should address traffic issues as they arise. He said he would like to see proof of parking instead of parking until a time when it is needed along the south property line. Pentel said the developer has planned a beautiful building and has discouraged traffic. She said she would like to see a condition that states the reserve capacity at Louisiana be recalculated and a condition that there be a car pool lane at Xenia Avenue with the City approaching MnDOT on this last condition. She believes the Joint Powers Agreement does not seem to slow down development and that each city is watching out for itself and the other City. Pentel believes there needs to be a study for the 1-394 corridor and the most logical people to take on this task would be the Metropolitan Council. She said it is difficult to look at this one project when other developments are occurring along 1-394 that affects the communities all along the corridor. Pentel said it.looks like a nice proposal pushing the building envelope, although the applicant has provided a lot of green space. She said she would support the proposal with caveats. She agrees with providing proof of parking as green space along 1-394. Shaffer said he liked the proposal and said that it could bring new residents to the City. He said Golden Valley now supports 30,000+ jobs, but only 10% are residents. He agreed that traffic may be problem in the area, and employees may tend to avoid using Xenia during peak hours, Minutes of the Golden Valley Planning Commission December 27, 1999 Page 14 by using different roads to travel. He believes it is an appropriate use for the site, a nice looking building and well thought-out and a good addition to the area. . McAleese commented on the height of the building and said he is bothered by the policy that the City will step down building heights from 1-394 going northward. Specifically, he could foresee a developer proposing an 8-story building for the Olympic Printing site as consistent with the Golden Hills Redevelopment Plan. He believes the commission can address this issue as part of its review of the Olympic Printing site. He also commented on Pentel's suggested condition of the Task Force recalculating the reserve capacity. He does not believe it should be added as a condition to this development. McAleese added a condition that there be no U- turns at Xenia and Golden Hills Drive. Pentel has reservations removing the condition. of recalculating the reserve capacity, but agreed to do so. McAleese commented that he hopes the Council will take note of this issue. MOVED by Groger, seconded by McAleese and motion carried unanimously to recommend to the City Council approval of the Preliminary Design Plan for the Allianz Life USA Addition, P.U.D. No. 87 including the following staff recommendations: 1. The applicant provides proof of parking along the south property line until a time when it is determined that parking is needed. 2. The City addresses with MnDOT the possibility of a car pool lane on Xenia Avenue. 3. There will be no U-turn at the intersection of Xenia Avenue and Golden Hills Drive. 4. The plans submitted with the "Preliminary PUD Submittal for the Allianz Life/Life USA Corporate Campus Master Plan" dated Dec. 6, 1999 shall become a part of this approval. These plans include building elevations, area plan, site plans (Phase One and Two), topographic survey, grading, drainage and erosion control plan, utility plan and preliminary plat. Loucks and Associates, Inc. and Architectural Alliance prepared these plans and maps. These plans indicate the construction of 600,000-sq. ft. of office space builtin two phases. A six story-parking ramp with 2190 spaces is included in this approval. I 5. The memo dated Dec. 22, 1999 and prepared by City Engineer Jeff Oliver shalll:)~come a part of this approval. One of the recommendations is to move the eastern drivew~y from Golden Hills Drive into the site. The driveway must be moved to the westin orde~ to reduce conflicts at the Xenia/Golden Hills Drive intersection. Other site improvements related to access and circulation are also addressed in this memo. \; 6. A traffic management plan must be developed and submitted to the Joint Task Force for review in January 2000. The plan shall outline specific techniques that will be taken by Allianz to reduce peak hour traffic. These must be measurable. The final traffic management plan will become a part of the PUD permit. 7. The PUD will allow for Breck Ice Arena to remain a temporary use on the site. After Breck abandons the site, Allianz will immediately tear down the ice arena and return it to open space and green area until it is used for the Phase Two building. The ice arena may stay on the site until no later than Aug. 2001. . . \ . . . Minutes of the Golden Valley Planning Commission December 27, 1999 Page 15 8. The PUD will allow for the Palm Beach building to stay on the site as a temporary use. When Palm Beach abandons the site, Allianz will immediately tear down the building and use it for the construction for the Phase One buildings. The Palm Beach building may stay on the site no later than Dec. 1, 2000. 9. The memo from Deputy Fire Marshall Ed Anderson and dated Dec. 15, 1999 to Mark W. Grimes, Planning Director, shall become a part of this approval. 10. The landscape plan submitted with the preliminary design plan shall become a part of the approval. The plan was prepared by the Architectural Alliance and dated 12/6/99. The plan is subject to revision by the Building Board of Review. 11. All signs for the development shall meet the sign requirements for office buildings in the Commercial zoning district. 12. Allianz will work with Metro Transit on the location of bus stops and shelters on or adjacent to their property. 13. The City will not require that the surface parking areas west of the ramp (Phase One) and along the railroad tracks (in Phase Two) be constructed unless and need is shown. If additional parking is needed, Allianz will be required to construct the surface parking spaces shown on the plans. V. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings Eck reported on the second. LaurellWinnetka meeting noting that they did not have any additional concerns as those mentioned in the first meeting. Some issues were traffic filtering through the streets north of Laurel and east of Winnetka; cul-de-sacs would isolate pockets of the neighborhood; and difficulty of crossing over Winnetka Avenue to Brookview Park. Grimes suggested mini-stop lights for pedestrians. No other meetings were discussed. VI. Adjournment Chair Pentel adjourned the meeting at 9:40 P.M. Richard Groger, Secretary . MEMORANDUM DATE: TO: FROM: RE: January 5, 2000 Golden Valley Planning Commission Mary Oold, Planning Assistant Informal Public Hearing - Comprehensive Plan Map Amendment, From Office to Schools and Religious Facilities - 123 Ottawa Avenue North -City of Golden Valley, Applicant (Request made by Breck School) . An amendment to the City's General Land Use Plan Map is the first of three related applications regarding Breck School's intentions for improvements to its site. The commission will also.be reviewing a rezoning of a portion of the property and review of the Preliminary Oesign Plan for the Breck Addition, P.u,O. No. 88. Breck School is bounded by Highway 100 to the west, the railroad tracksto the north, Natchez Avenue and Natchez Park to the east, and residential, office and the American Legion to the south (see location map). Breck School is proposing to construct a field house attached to the existing school on its east side, a smaller building associated with the revamped track and field stadium,new bleachers and additional parking spaces. Attached is the City's amended General Land Use Plan Map from 1999. As can be seen by this map the area in question has a designation of "Office". (There are "Open Water" and "Wetland" designations overlaid on the subject property.) To the immediate southeast of the subject property is the American Legion Chester Bird Post No. 523 that is also designated as "Office". The American Legion will retain its designation of "Office" . In reviewing past comprehensive plan land use maps, the subject property had several previous uses labeled to it. Staff reviewed a General Land Use Plan Map from 1959. A note on the plan indicated that it should not be adopted for law. The subject property in 1959 had a future land use of Multiple-Family. In 1973 the land use was designated as Limited Business; in 1982 Business and Professional Office; and the most recent 1999 General Land Use Plan Map showed the subject property as Office. Staff believes an amendment to the Comprehensive Plan from "Office" to "Schools and Religious Facilities" makes sense because the subject property is used by Breck School as soccer fields, and as part of the pu~, Breck would be platting the subject property as part of the main campus. If for some reason the rezoningand/or the PUO are not approved,staffdoes -- . not believe the amendment will in no way hinder the proposed change in the comprehensive plan as Breck owns the property and uses it for its own purpose. Recommendation Staff recommends approval of the proposed Comprehensive Plan Map amendment from a land use designation of "office" to a "church and religious facilities" designation for the subject property. Attachments: . Location Map . General Land Use. Plan Map e e 2 " o H ....m. . STATE'" . . "''''' _.. -(.ptJ ").~'tll.-' y GENERAL LAND USE PLAN RESIDENTIAL r;(;;;;;2;;'11 Low Density (Less than 5 units per acre) _ Medium Density (5 to 11.9 units per acre) _ High Density (120r more units per acre) COMMERCIAL Office _Commercial (also includes Office) INDUSTRIAL _ Light Industrial (also includes Office) .. Industrial (also includes Office) Open Space - Public.and Private Ownership D Schools and Religious Facilities Public Facilities - Miscellaneous .. Semi-Public Facilities - Miscellaneous _ Open Water Wetlands ~..lIona1 Wetland Inventory. not field verified (MInor adjustments made to aome weUanda) ~ Railroad Existing Local Trail Proposed Local Trail Regional Trail Proposed Regional Trail Pedestrian Bridge Road Rights-of-Way ~._-- -"'ED Municipal Line 1 inch = 1 ,833 feet <I> Thibault ~TE8 t__rt--. - - - Comprehensive Plan 1999 - 2020 !::llrf~"'A \A1~tAr lA~ns:anAmAnt PIAn .~~..,., e MEMORANDUM DATE: TO: FROM: RE: e e January 5, 2000 Golden Valley Planning Commission Mary Dold, Planning Assistant Informal Public Hearing -- Rezoning-Portion of Property from Business and Professional Office to 1-1 Institutional (Churches and Schools) - Property bounded by Hwy. 100 on the West, the Soo Line Railroad on the North, Natchez Avenue and.Natchez Park on the East, and. residential, office and the American Legion on .the South - Breck School, Applicant Breck School has requested a rezoning of a certain portion of property that is located east of Hwy. 100 (see attached location map). This request is the second of three requests by Breck School. An amendment to the General Land Use Plan Map and a review of a Preliminary Design Plan for the Breck Addition, P.U.D. No. 88 will also be reviewed at the Planning Commission meeting of January 10, 2000. Breck's intentions are to construct a field house that will be attached to the existing school on its east side, construct a small building that is associated with the revamped track and field stadium, new bleachers and additional parking spaces. They are requesting a rezoning of the property at this time because it makes sense to have a similar zoning as the main campus and because it is Breck's intention to add this property to the main campus property via the platting process. The proposed portion of property to be rezoned from Business and Professional Office to 1-1 Institutional (see attached portion of zoning map) is approximately 7.11 acres in size. The entire Breck site is approximately 52 acres in size. The proposed site, in 1971 had an address of 250 North Lilac Drive. The property's zoning was "Open Development" as was the American Legion's to the southeast of the proposed property. In April of 1971 the Village Council rezoned the subject property to Business and Professional Office and at the same meeting rezoned the American Legion property to 1-3 Institutional. Dietrich Company e was the applicantfor the rezoning of the subject property, and his intention was to construct an office building on this site. Recommended Action Staff is recommending that the Planning Commission recommend approval for the rezoning of the subject property from "Business and Professional Office" to "1-1 Institutional (Churches and School). Staff believes it is Breck's intention to continue the use of soccer fields for this piece of rezoned land. Attachments: - Location Map - Portion of Zoning Map e e 2 . ~ C3YOijSSOijO . LEGEND c=J OPEN DEVELOPMENT 1'.'.......,:1 RESIDENTIAL ~~ RESIDENTIAL CR'll e MULTIPLE OWELLING ,......."., ,,-, tlhf.,-"tOIJ IT'o.itn<lfml c.:::z;:l ".2" (fO\.lf'..torr 19'O11~l l: ~ "., (111-,10', W'IOI,,,,,,m) J G::=J ".4 (el~,..tor, mo.im..-) 8U$'''tEssa PROFESSIONAL OFFICES INSTlTUTlUfriAl ~ IIIEilEl ~ CO......ERCIAL l-ll~'ch.....tl'Ooi'J \. ~. INDUSTRIAL ~ c=EI E::J ~ C"~ 1-3 (!:f~t. c"'bt.. t\o\.Cl'.loll. rts.hQtllU. nnltc:wlo. ......U"9 '1(11''1'' . clt",cll C.. (tod COVf"'.P~Il'. ~QJ9'~" Clt, ol',::n a firw ,to';on,1 1-' (U"'.'tr.f'\) RADIO a TELEVISION '-2 (ht\fOf.I.. cou.,.. a ",uNII"'" ~ LI~T INDUSTRIAL .. . ... - III(W:;,otl..... ----, L- C--- PROPOSED REZONING TO 1-1 INSTITUTIONAL (CHURCHES AND SCHOOLS) t N e ==----- 10- -/ .......- .~: III(W:;,otl..... ----, ~ C-- ~~I EXISTING ZONING OF BUSINESS AND PROFESSIONAL OFFICE e ...,..'1... .........(.. :.:. .j .:.:, :::: f:::;:':':':':' :' .....J....~.....I,..~ J . MEMORANDUM RE: January 5, 2000 Planning Commission Mark W. Grimes Director of Planning and. Development Infonnal Public Hearing-Preliminary Design Plan for Breck School. Remodeling and. Expansion Planned Unit Development (PUD) No. 8S-Breck School, Applicant DATE: TO: FROM: . BACKGROUND Breck School, located at 123 Ottawa Avenue North, has applied for a Planned Unit Development (PUD) in order to expand and remodel their school. Breck School.is a private school for gradesK-12. There are 1160 studentsanct about 215 faculty and staff. They have been in Golden Valley since 1980 when they purchased the former Golden Valley High School property from the Hopkins School District. Since that time, several improvements and additions have been made to the building and site. The school is located east of TH 100, west of Natchez Avenue North, south of the Soo Line tracks and north of Glenwood Ave. The main access to the site is from Ottawa Ave. North. There are secondary access points from the American Legion parking lot and from Natchez Ave. at the northeast corner of the site. The school encourages students, parents, faculty and staff to use Ottawa Avenue as the main access point. I Breck currently has about 225,OOO-sq. ft. of building area on the site. This includes classrooms, gyms; dining facilities, offices, perfo. rm.ing arts theatre, and chaPtl. They also have a bus garage on the site where buses are stored and repaired. Th s includes gas pumps to fuel the buses. . . I I Thesite,is approximately 53 acres in size. This acreage is located on several, unplatted lots. In addition to the buildings, the site includes about 450 parking spaces, tennis courts, athletic fields and other typical school facilities. Much of the site is below the 1 OO-year flood elevation that makes any additions to the site difficult. As noted in the memo from City Engineer Jeff Oliver to me dated January 5, 2000, the City and Breck are now going through a process that would revise the flood plain elevation. . This revision would increase the flood plain elevation and, therefore, allow for the field house expansion and the new football/soccer stadium. In late 1999, Breck began construction on an addition to the performing arts center at the southwest end oUhe building. There is also some minor building expansions being done along the north side oUhe building in conjunction with the arts center . c' expansion. This work is currently under construction. These building expansions did not require a change in the floodplain elevation. These improvements will add about .. 23,000~sq. ft. to the .overall building size. The uses surrounding the Breck property are as follows: East - Single family residential and City Park, West - TH 100with office and school west of highway, North - Railroad tracks with single family residential and office north of the tracks, South - Single family housing, office and institutional (American Legion). In order for additional development to occur on the Breck campus, the staff is recommending that a Planned Unit Development (PUD) permit be i.ssued. . The size and complexity of the Breck campus make.it a unique use in the City. Staff has determined that it does in fact support several different uses and buildings. Designation as a PUD will bring greater certainty to the long~term larid use expectations of the school, neighborhood, and City as well as protecting the neighborhood and City against future land owners who may not be as cooperative and conscientious as Breck. The PUD process also makes sense in this case because of the need fora subdivision of the property (to consolidate the property into one lot) and the need for a comprehensive plan map and zoning map amendments that permit the entire site to be used for a school. (See memo on rezoning and comprehensive plan amendments.) PROPOSED DEVELOPMENT Breck School has submitted a substantial number of plans for review by the Commission. These plans include site plans, utility plans, grading plans, tree preservation plans,. building layouts, elevations,preliminary plat, and topographic . survey. The site plan indicates. the location of the building areas that are now under construction (expansion of performing arts center at the southwest corner of the building along with several small areas along the north side of the building that total about 23,000 sq. ft. in area) and the proposed indoor. athletic facility (fieldhouse) proposed to be located at the northeast corner of the building. At the present time, there is 225.,OOO~sq. ft. of building area atBreck. This includes classroom space, gyms, chapel,office, cafeterias and other spaces. With the proposed expansions, the total floor area will be 287,890 sq. ft. The proposed field house is 39,000 sq. ft. The field house is proposed to be constructed where the practice football field is now located. In addition to building improvements, Breck is also proposing to improve the track and football/soccerstadium at the south end of the site. A new track will be built along with new stands and a concession building. The field will also be.new and include an irrigation system. New lighting will also be added. The proposal also includes improvements to parking. The site will have 452 parking spaces, which does not include 56 spaces that they lease from the Legion for student parking. Changes are also proposed to the circulation system in order to improve the drop~off and pick~up of students. As shown on the plan, a new parent drop~off loop is proposed in front of the school. Breck will be removing the. bus garage and storage, including the fueling point, from the site by spring, 2000. Breck has purchased a site in Plymouth to handle that part of the operation. (Breck operates its own bus system.) The new plan shows that . buses will enter off Ottawa and loop around the back of the school. Students will be 2 . dropped off and picked up on the north side in order to minimize the conflict with parents that choose to pick~up their children. Buses would loop around the school and exit again on Ottawa Ave. Only buses needed during the day for field trips or transportation to places like the ice arena will be kept on the campus during the day. Due to the new construction and the issues revolving around the floodplain and wetlands, Breck has been required to create three new ponds on this site as indicated on the site plans and outlined in the Oliver memo. These ponds and new buildings have reduced to amount of space that is available for fields. The girl's softball field that was located west of the school is now a pond. The proposed field house will replace the practice football field. Due to the reduction in field space, Breck will have to more carefully plan for field use and possibly look off~site to fill some of its field space needs. . PLANNING ISSUES There are a number of issues that the staff would like to highlight in the discussion of this proposedPUD. They are as follows: Parkina. The proposed site plan indicates that there will be 452 parking spaces. This does not include the 56 spaces that Breck leases from the Legion for student parking at the West End of the site. Prior to the current construction, the school had about that same amount.of parking. The new plan indicates the same amount of parking even with the new ponds and buildings. The same amount of parking is maintained because of the elimination of the bus operation along the north side of the building and more efficient design of parking. The Zoning Code requires that there should be one space for each three units of seating capacity for a school. In this case,. the seating capacity of the school is considered'the same as the enrollment. The enrollment for Breck (K-8) is 1160. Based on this enrollment, the parking required is 386. (The City considers the gyms, chapel and theatre a part of the oVerall school. Capacity of those seating areas is not calculated separately because they are used as part of the academic program. When Breck does let outside groups use their facilities, it is during periods when school is not is session when adequate parking is available.) In my discussions with Breck, they believe that the 452 are more than adequate to handle the parking demand generated by staff, students and visitors.. Only on rare occasion (such as graduation weekend) has there been inadequate parking. Circulation. Breck is proposing a new circulation pattern for both the school blJses and parents picking up and dropping off children. This new pattern has been proposed.due to the congestion that now occurs in front of the school (south side) with bus pick up and drop off and. parent pick up and drop off. The plan is to take the buses around the north side of the building for pick up and drop off. One or more loading and unloading points for the buses would be established on the north side. Buses enter and leave the site only from Ottawa Ave. The City does know that some cars do leave and enter the site via Natchez in both the morning and afternoon. This has been a concern of some of the neighbors to the east. Breck does hire off-duty Golden Valley Police Officers to help control traffic in the morning and afternoon. The two officers help direct traffic and control access to Glenwood Ave. at Ottawa. .1 have spoken with Sgt. DennisArons of the PUblic Safety . 3 Department. He is one of the officers that perform this duty. He believes that traffic works well if there is assistance from police officers. He also feels that the new traffic circulation pattern will help relieve congestion. Sgt. Arons told me that traffic does use Natchez Ave. to enter and leave the site. The City has received some complaints abouttraffic on Natchez. However, those complaints are less than at the beginning of the school year. It is my understanding that the Dean of Students patrols the area and will take away student driving privileges if there is a problem with student driving. Breck does not want to cut off this access to Natchez. It is used as a secondary access point and allows for neighbors to drive through the campus. At this time, it does not appear to be a problem to keep Natchez open if properly monitored by the City and Breck School. Traffic Generation. Since no additional students or staff is expected due to the new construction, no additional traffic will be generated. Because of the new field house there may be other uses (such as sports camps) that may use Breck during times when the school is not in session. These uses would not cause a significant increase in traffic to and from the site. Setbacks. As part of the PUD review, the staff reviews the areas where variances would be needed if the normal zoning procedure were foUowed. In this case, the Board of Zoning Appeals has granted variances forthe construction of buildings and driveway areas in the required 50-ft. side yard setback area. These variances were granted along the north property line adjacent to the railroad tracks. Along this property line is a tall, chain link fence. There is also tree and landscape cover along this fence line. To the north of the fence is either single family housing or offices. In this case the Board of Zoning Appeals felt that the variances were justified and construction was permitted. Screenina and Landscapinq. Breck has not submitted a landscape plan with the submittals. The landscape plan that is in the packet is a tree identification survey. A final landscape plan will have to be provided as part of the General Plan of Development. The landscape plan will also have to be reviewed by the Building Board of Review. I I A tree preservation plan is also required as part of the PUD. Breck has done ithe first step as part of this plan. This plan will have to be submitted as part of the Ge,neral Plan of Development. '\ As indicated in the Oliver memo, there are two significant stands of trees on t~e site. The one stand that is east of the water quality pond (east of the field house) prbvides screening of the campus from the. east. Care will have to be taken to maintain this stand, especially during construction. The tree preservation plan will outline steps needed to preserve these trees. Along the railroad track, there are some trees that act as a buffer from the neighborhood and office areas to the north. Because buses will be dropping students off and picking them up on this side, landscape screening on along the railroad tracks is necessary. This should be emphasized in the final landscape plan. Appearance of Buildina and Additions. The design of the new buildings and additions for the Breck campus.appear to fit in with the existing architectural design for the campus. This is illustrated in the plans submitted for your review. . . . 4 . The new stadium will be built in essentially the samelocation.as the existing stadium. It will include new seating, a concession buildihg, new track, new sod, and new lighting. This stadium is well screened by a stand of trees south of the stadium. Enaineerinalssues. A memo from City Engineer Jeff Oliver PE is attached. This memo goes over, in detail, issues related to flood plains; wetlands; preliminary plat; easements; utilities; grading, drainage and erosion control; tree preservation; and landscaping. The Planning staff has met with the Engineering staff to go over these matters. The recommendations found in this memo will become a condition of approval for the Preliminary Design Plan. Public Safety Issues. Deputy Fire Marshall Ed Anderson has provided a memo to me dated January 4, 2000. The recommendations that are found in this memo will become a part of the Preliminary Design Plan approval. . RECOMMENDED ACTION The staff recommends approval of the Preliminary Design Plan for the Breck Addition, PUD No. 88, Breck Addition. The PUD would permit further construction on the Breck campus and consolidation of the property into one lot. The proposed plans indicate that ~he additions to the building and improvements to the site are consistent with good planning principals for a school campus. Breck has made a good effort to expand the building within the restrictions placed on it due to wetlands and flood plain. The staff is recommending the following conditions for Preliminary Design Plan approval: 1. The Preliminary PUD Submittal dated December 20,1999 shall becomea.part of this approval. This submittal includes a site plan, utility plan, tree inventory, preliminary plat, topographic survey, floor plans and building elevations. 2. The memo from Jeff Oliver,PE, City Engineer, to Mark W. Grimes, dated January 5, 2000 shall become a part of this approval. The recommendations of his memo shall become a part of these recommendations. These recommendations include the provision that Breck not be permitted to apply for the General Plan of: Development until the approval of the Conditional Letter of Map Revision ~y the Federal Management Commission is issues; and that the wetland impact land mitigation plan be approved by other agencies and the City. I I 3. The memo from Deputy Fire Marshall Ed Anderson to Mark Grimes dated\ January 4, 2000 becomes a part of this approval. : 4. Breck continues to hire off-duty Golden Valley Police Officers to control traffic in the peak morning and afternoon periods. 5. Breck School continues to closely monitor the use of the Natchez access to the campus. If the City determines that the use of the Natchez access is a problem, the City has the right to control it use. This could include the closing off of the access except for emergency vehicles. 6. As part of the General Plan, a Landscape Plan will have to be submitted. A Tree Preservation Plan shall also be submitted. 7. After June 2000, buses will no longer be stored on the campus. The fuel tankwill be removed by June 2000. ~. 5 Attachments: · Location Map · Staff Memo from City Engineer Jeff Oliver to Director of Planning .and Development Mark Grimes · Staff memo from Deputy Fire Marshal Ed Anderson to Director of Planning and Development Mark Grimes · Oversized site plans 6 . . . al .~ ""I. '::~ ~- ~ .~ . . ""-~, -".-r, .. ..... 7 . ~ . . : If-:C! " d ... ..-l.Lt""" . '"'I - ~ ,..... _. , , OF'~ ..;,~._ - , I .... , -':r"..._ '.~ _---,. xj- ,At: 1. ' .' j'~(kn,{-:f~~~4r~~;,;;.~-:~':: :~/.~~,.' ~'--: -', :1"ij,~~: ,-",~;; .,.... "-'" , · · I ~ . 'r \ "" ~ -rt,.~. .~. ~.7'\"~1, l' ~ . , - " ~ t -.... =~, h; \. ~ S~. . t. ~~4i ~ ~ol'\'!E-~. ' ~...... .' :. -..' " /' · · '- 1Y'. ,I , . 'l;o. .;." ;0'. '(" .~ ~ /.. · ':.", " ,.i;,.'.: itt. e. · k. '\ f \'~" I).'; . I' ; ',?, ,;';' ~\~ ~~ / "'" ~ '''!F.;.,.'~ " I. ~\l& ~ ...... "'~, l'l' ':_.. 9"'" t .' . ~, , . , .'. · .. '., "-. , e. . 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PUB L Ie WO R K S MEMORANDUM DATE: TO: FROM: RE: January 5, 2000 :~o~::.e;~~:::n::::~~evelopmenl Preliminary Design Plan Review for Breck School Planned Unit Development Public Works staff has reviewed the Preliminary Design Plan submittal for the proposed Breck School Planned Unit Development (PUD). This proposed PUD consists of consolidating the multiple parcels at the Breck site into one plat and using the PUD process to address the multiple uses and issues within the campus area. This review focuses on the issues that need to be addressed during the development ofthe site. Background: ThiS proposed PUD is located on the existing Breck School campus that is located east of Trunk Highway 100, west of Natchez Avenue North and north of Glenwood Avenue. Breck had proposed several additions to the school building, including a field house and performing arts center, the addition of parking areas and reconstruction ofthe football stadium. There are two primary obstacles to any development on the Breck School site. These obstacles include Trunk Highway 100 on the western edge of the campus, and the presence of the Sweeney Branch of Bassett Creek. The creek enters the site from under Highway 100, passes through a flood control pond in the northwest corner,and leaves the site via a culvert on the east end of the pond. The creek also has a 100-year flood elevation that encompasses a very large portion of the site. The existing flood elevation makes the addition of any more buildings extremely difficult. In fact, the initial proposal for the field house addition placed the structure within the flood plain. However, due to storm water ponding improvements that will be constructed by the Minnesota Department of Transportation (MnDOT), the construction of the Xenia Avenue ponding area by the City of Golden Valley in 1999 and other flood control ponding within the sub.watershed, revisions to the flood elevation became possible. Based On these improvements a flood plain revision is currently being pursued by the City of Golden Valley, the Bassett Creek Water Management Commission, MnDOT and Breck School through a process known as a Conditional Letter of Map Revision (CLOMR). This CLOMR process is currently being reviewed by the Federal Emergency F :\GROUPS\ENG\DEVELOPM ENTS-PRIV A TE\BRECK\SCHOOL PU D\PRELIM DESIGN PLAN MEMO. DOC . Management Agency (FEMA) and is expected to be completed early in the year 2000. Once this process is completed the proposals by Breck would become possible. . The original proposal by Breck included the addition of a performing arts center and several small office additions to the existing building that could be built without conflicts with the flood plain or any additional planning action. These aspects of the Breck proposal were allowed to begin, with the understanding that no additional. improvements to the site, specifically the field house and football stadium, could proceed until the overall PUD was processed. The PUD cannot be finalized until theCLOMR is approved by FEMA. At this point in time itis anticipated that the CLOMR may be completed. as early as February of 2000. Therefore, the Preliminary Design Plan for the Breck PUD is being processed at this time in anticipationof beginning the General Plan approval process immediately following CLOMR approval. Preliminary Plat: Drainage and utility easements across flood plains typically extend one foot above the 1 OO-yearflood elevation to provide an additional buffer from floodwaters. Due to the topography of this site the addition of the one-foot of easement freeboard would greatly limit the possibility of any uses on site other than those existing. Therefore, in order to allow Breck the ability to build the uses proposed staff is recommending that the drainage and utility easements to cover the flood plain extend only to the anticipated 100 year flood elevation. However, in order to provide the protection for the city that is . F:\GROUPS\ENG\DEVELOPMENTS.PRIVATE\BRECK\SCHOOL PUD\PRELIM DESIGN PLAN 2 MEMO. DOC . . . needed, Breck must agree in the final PUD Permit to hold the City of Golden Valley harmless for property.damage caused by flooding on site. . Staff will work with Breck's engineer to insure thatthe drainage and utility easements discussed above are shown on the final plat so all flood plain is covered. The City of Golden Valley has a 21-inch trunk sanitary sewer that crosses the south side ofthis site. This sanitary sewer is approximately ten feet deep, and is within a ten- foot wide drainage and utility easement. Typical drainage and utility easements covering municipal utilities are a minimum of 20 feet wide or twice the depth of the utility. These easement widths allow excavation to occur if needed. Therefore, when the existing drainage and utility easement across this sanitary sewer is vacated it must be rededicated as a 20 foot wide easement centered over the pipe. Site Plan: The proposed site plan does not significantly change traffic circulation on the campus. Breck should continue to route school busses to and from the site via Ottawa Avenue, and not on Natchez Avenue North. City Code requires that all driveways and parking areas in developments have concrete curb and gutter included. Breck has included installation of concrete curb and gutter in this plan in all but two areas. The two areas where curb is not included are on the existing parking lot immediately east of the football stadium and on the driveway from the Legion Club. into the site. Grades and topography in these areas are such that the installation of curb and gutter would create significant drainage problems. Based upon this information staff feels that the Breck request to not install curbs in. these locations is reasonable. However, the installation of stake-down parking barriers will be required in the parking area near the football field. These parking barriers must be shown onthe appropriate plans. I I I I I As previously discussed the majority of the Breck School campus is within a 1bo-year floodplain. The current regulatoiY flood level (100 year flood elevation) is .84fOfeet. According to City Code, the low floor of any structure on site mustbe one foot",above this level, or 843.0. Flood Plain Issues: The flood plain amendment currently being processed by FEMA proposes lowering the flood level to approximately 840.2, which would result in minimum low floor elevations of approximately 841.2. . The plans that have been submitted are based upon this anticipated elevation for the. flood plain. Although it is notanticipated, there is a possibility that FEMA will determine that the final flood elevation should be differentthan the expected elevation. If this occurs, Breck will need to reevaluate the plans based upon the new flood level. Staff recommends that this pun proposal not proceed to General Plan approval until the flood amendment (CLOMR) iffinalized by FEMA. F:\GROUPS\ENG\DEVELOPMENTS-PRIVATE\BRECK\SCHOOL PUD\PRELIM DESIGN PLAN 3 MEMO.DOC .' The Bassett Creek Water Management Plan includes requirements that any flood storage volume lost due to placement of fill in the flood plain be replaced by excavating . new storage volume. In this case, there is some fill that will be placed within the existing and anticipated floodplain as well as excavation for ponding areas. Plan sheets C701 and C702 are graphical illustrations of the proposed grading within the flood plain for this project that are based upon the expected revised flood level. It .. appears that there will be no loss of flood storage as a result of this project. These. plans have been fO/warded to the Bassett Creek Water Management Commission for review of the flood plain impacts. Breck will be required to make any changes to the plans determined necessary by the Commission to comply with flood plain management requirements. Wetlands: There are significant areas of wetland located within the boundary of this proposed PUD. The limits of these wetlands were delineated by Arlig Environmental, Inc. in early 1999. The results of this delineation are included in a report dated June 12, 1999. Staff and Barr Engineering have reviewed this report and have forwarded comments to Breck and its consultants. This development proposal includes filling of existing wetlands on the north side of the football stadium. This filling is proposed in order to construct the new track and bleachers on the north side of the stadium. The plans also include excavation of a . wetland to construct a water quality pond in the northeast corner of the site. Any proposed wetland impacts must be processed in accordance with the Wetland Conservation Act (WCA), which the city has adopted. The first priority for wetland regulation under WCA is avoidance, followed by minimization, with a final priority of mitigation. If Breck is to provide athletic facilities for competition for football, track and soccer on site, reconstruction of the stadium has been deemed necessary, so it appears that complete avoidance of wetland impacts cannot be accomplished. It does appear that the plans have minimized the proposed wetland impacts to the extent possible. Therefore, mitigation of the impacted wetlands is required. Specific information regarding the wetland mitigation and the applications for wetland filling have been submitted to the city for review. These items have also been submitted to the agencies regulating wetlands in Golden Valley for their review and comments. It is anticipated that the processing for wetland impacts could be accomplished in 60 days. The proposed excavation of the northeastern wetland for water qualityponding is>not regulated by the WCA. However, some of the other regulatory agencies may have comments and requirements based upon the overall plans for the site. These requirementswill be forwarded to the City as part of the WCA review process. It is anticipated that the processing of the wetland impact approvals will be completed in approximately 60 days from the application date, but could take longer. Final approval of the wetland application is required from the City of Golden Valley, which acts as the . F:\GROUPS\ENG\DEVELOPMENTS.PRIVATE\BRECK\SCHOOL PUD\PRELIM DESIGN PLAN 4 MEMO. DOC . . . Local Government Unit for WCA. This approval process must follow the same legal notification and hearing requiremen.tsas the city zoning or land use process. Because the wetland permitting process could potentially alter the proposed site improvements, it must be processed concurrently with the PUD and final plat. Furthermore, staff recommends that the General Plan for the PUD not be considered until any potential wetland issues on site have been resolved. There are portions of the wetland mitigation area shown on the plans where successful mitigation will be difficult. These areas include the right angle corners and the northern edge where there will be an upland gap between the existing and mitigated wetlands. Revision of the wetland mitigation area must be shown on the plans submitted for General Plan approval. Breck will be required to dedicate Conservation easements across all the wetlands on the site, including the proposed mitigation area. These easements cannot be recorded on the final plat so they must be recorded via separate documents. Staff will meet with Breck to determine the final extent of these conservation easements so the legal descriptions can be developed. Grading. Drainage and Erosion Control: This site is completely within the Sweeney Lake sub-wateshed of the Bassett Creek Watershed. The scope of the project requires that it comply with the Water Quality Policy. Therefore, as part of the General Plan approval the plans will need to be reviewed by the Bassett Creek Water Management Commission (BCWMC). The BCWMC review should proceed once the CLOMR and the WCA issues discussed earlier in this review are addressed. The application for BCWMC review must be signed by the City and forwarded to the Commission a minimum of three weeks prior to the meeting at which it is to be reviewed. The plans submitted for the PUD indicate water quality ponding that appears to be consistent with the Water Quality Policy. The plans include three separate water quality ponds, one of which was constructed with the first phase of site development. These ponds are proposed that runoff from virtually the entire site will receive water quality treatment prior to ,discharge from the site. A City of Golden Valley Grading, Drainage and Erosion Control Permit is required for this site. This permit must be obtained, and all erosion control measures shown on the plan must be installed and approved by the city, prior to beginning any work on site. Breck will be responsible for the application fee and securities as required for this permit. A NPDES General Storm Water Permit from the Minnesota Pollution Control Agency will also be required for the proposed work. A copy of the permit application, and of the permit, must be forwarded to the City. F:\GROUPS\ENG\DEVELOPMENTS-PRIVATE\BRECK\SCHOOL PUD\PRELIM DESIGN PLAN 5 MEMO.DOC The plans that were submitted for review did not include any standard detail plates for erosion and sediment control, or utility items. These standard detail plates must be . included with the General Plan submittal. There is an existing storm seWer catch basin located in the driveway access into the most northeasterly driveway. Details must be provided regarding the proposal for this structure. The existing storm sewer along the eastern edge of the site,adjacent to Natchez Avenue North, is owned and maintained by the City of Golden Valley. The city will continue maintenance of these pipes fOllowing development of the site. All other existing and proposed storm sewer on site will be owned and maintained by Breck. A manhole must be constructed over the existing storm sewer at the outlet connection from water quality pond #2. In addition, a detail plate for this pond outlet must be included with the standard details discussed above. The existing parking lot immediately north of Natchez Pond currently drains overland and discharges through a curb cut into the pond. A catch basin and storm sewer directing this runoff into the adjacent water quality pond should be included with final plans. Notes regarding the installation of riprap must be included on all pond inlets and outlets; This information is present in most locations, but several were missed. . There is an. existing storm sewer that primarily provides roof drainage immediately adjacent to the driveway atthe west end .of the tennis courts. It appears that a new storm sewer will also be installed in this area. If the existing pipe is. to be removed it should be labeled accordingly on the plans. Breck will be required to enter into pond maintenance agreements as part of t~e PUD. These maintenance agreements will insure that routine cleaning and dredging! of the water quality ponds occurs when needed so that maximum water quality ben~fits provided by the ponds is maintained.. The pond maintenance agreements ca~be included as text within the PUD permit. I , Vegetated buffer strips are also required around the perimeter of all of the storm water ponds and wetlands on site. These buffer strips are shown on the plans as "no mow zones". The buffer strips are currently shown around the storm water ponds, but not around the wetlands. The addition of these buffer zones around the wetlands, extending 15 feet upland.if possible, must be shown on the plans submitted for General Plan approval. In addition, the conservation easements surrounding thewetlands must be expanded to cover the buffer zones. . F:\GROUPS\ENG\DEVELOPMENTS-PRIVATE\BRECK\SCHOOL PUD\PRELIM DESIGN PLAN 6 MEMO. DOC . . . Utilities: As previously discussed, the City owns a trunk sanitary sewer that passes across the southern end of the site. In fact, the proposed redevelopment of the football stadium will place the sewer line between the football field and the track. A storm sewer is also proposed in this area that will be directly above the sanitary sewer. Based upon the plans submitted it appears that the only feasible way to remove the storm sewer from above the sanitary sewer would be to relocate the new stadium. Shifting the stadium to the north, south or west would result in additional wetland impacts. Shifting the stadium to the. east would result in loss of parking in this area. Therefore, placement of the storm ~ewer above the sanitary sewer is unavoidable. Provisions must be made in the PUD Permit in order to limit potential liability for the city in the event that substantial repair is needed on the subject sanitary seWer. These provisions must include Breck holding the city harmless for any damages or liabilities due to the sanitary sewer being located this close to the athletic facilities. In addition, Breck mustagree to perform any and all restoration work associated with city maintenance or excavation. of this sanitary sewer. This includes repair and replacement ofathletic facilities, storm sewers, landscaping, turf, pavement or any other items that may be damaged. The city will agree to notify Breck as far in advance as possible of any work on this sanitary sewer. The existing sanitary sewer and watermain within the former Ottawa Avenue North through this site are owned and maintained by the City of Golden Valley. The city will continue to be responsible for these facilities following this PUD. All other sanitary sewerand watermains within the site will be owned and maintained by Breck. There must be a 20 foot wide drainage and utility easement dedicated .above the proposed watermain relocation near the field house. This easement must be shown on the preliminary plat I I A gate valve must be shown on the watermain at the point of connection to the existing . . 1 . main at the northwest corner of the field house. This will allow the contractor t? test the new watermain according to city specifications.\ The relocated watermain near old Ottawa and Natchez Avenues must be revised at the point of connection. . A tee must be cut into the old main and a gate valve must be installed on the new main. The existing watermain connection on old Ottawa and south of the tennis courts must be cut and plugged at the main. F:\GROUPS\ENG\DEVELOPMENTS-PRIVATE\BRECK\SCHOOLPUD\PRELIM DESIGN PLAN 7 MEMO.DOC . Tree Preservation: Breck has included a Tree Preservation Plan with this submittal as required by code. This plan includes an inventory of all trees on site. However, even though it does not appear that any tree mitigation is required, it appears that the mitigation calculations on the plan are not correct. Breck should contact Public Works staff regarding this issue so it can be addressed with the General Plan. submittal. . A separate Tree Preservation Plan must be revised to illustrate the location of all protective fencing on site as specified by city ordinance. As shown on the Tree Preservation Plan there are two stands of significanttrees on site. The first stand is in the northeast corner of the site adjacent to the water quality pond. The second stand is located on a steep slope just south of the stadium. These areas must be protected with conservation easements. Breck will be responsible for the application fee and se.curities as required for this permit. LandscaDe Plan: The Grading Plan refers to Landscape Plan that was not provided with this submittal. The Landscape Plan should show all final stabilization methods including sod, seed, fiber blankets, etc, including any new tree and shrub plantings. Conclusions and Recommendations: . The proposed Planned Unit Development for the Breck School site includes the addition of a field house, additions to the school buildings, reconstruction of the stadium; and some additional parking areas. The use of this site is complicated by the presence of flood plain and wetlands, and by the need to comply with the Bassett Creek Water Management Commission Water Quality Policy. These issues resulfin a site with extensive parameters that need to be met as part of site improvements. In general, the proposed plans submitted forthis PUD appear feasible from a Public Works perspective provided two major issues are addressed prior to forwarding the proposal for General Plan approval. These issues are summarized as follows: 1) Approval ofthe Conditional Letter of Map Revision (CLOMR) by the Federal Emergency Management Commission. Ifthis revision results in a tOO-flood level different than anticipated, Breck must revise the plans to accommodate the new flood elevation. 2) Approval of the wetland impact and mitigation plan by other agencies. The City of Golden Valley, as the Local Government Unit for the Wetland Conservation Act, must approve the wetland plans as part of the General Plan approval for the PUD. Other issues that must be revised as part of the General Plan submittal include: . - F:\GROUPS\ENG\DEVELOPMENTS-PRIVATE\BRECK\SCHOOL PUD\PRELIM DESIGN PLAN MEMO. DOC 8 \ . . . 1) Vacation and rededication of all existing easements on site that run in favor of the City of Golden Valley. Breck must provide written legal descriptions for these easements as soon as possible. These descriptions are needed for notification of utility companies and legal notices for advertising. 2) Dedication of additional drainage and utility easements as outlined in this review, summarized as follows: a) Covering th~ approved 100-f100d plain elevation. b). Covering the trunk sanitary sewer on the southern portion of the site. c) Over the relocated and existing private watermains on site. 3) Dedication of conservation easements as discussed in this report. 4) A standard storm water pond maintenance agreement must be included within the text of the PUD permit. 5) Brack must agree to maintenance and restoration of their facilities adjacent to the trunk sanitary sewer as part of the PUD permit. 6) Approval of the proposed plans by the Bassett Creek Water Management Commission. 7) Subject to the review and comments of other City staff. Please feel free to contact me if you have any questions regarding this matter. C: Jeannine Clancy, Director of Public Works Mark Kuhnly, Chief of Fire and Inspections Gary Johnson, Building Official Ed Anderson, Fire Marshall AI Lundstrom, Environmental Technician F:\GROUPS\ENG\DEVELOPMENTS-PRIVATE\BRECK\SCHOOL PUD\PRELIM DESIGN PLAN 9 MEMO.DOC ., ~ . . . To: Mark Grimes Director of Planning From: Ed Anderson Deputy Fire Marshal Subj : Breck School Preliminary Report for Phase II Date: January 4, 2000 Listed below are the preliminary plan review comments for the phase.II construction at Breck School located at 123 Ottawa Ave N. 1 ) Provide and maintain the fire department access road during construction of phase II. The access road shall be constructed to impose the weight of the fire apparatus in all weather condition. The access road shall be constructed in approved matter. 2) Provide and maintain a turning radius of 45 degree inside dimension for fire vehicles. The turning radius shall be designed and maintain throughout the entire access road. 3) The fire hydrants maybe relocated or added thought-out the phase II construction. The installation and lor relocation of the fire hydrants shall be inaccordance with the City of Golden Valley Public Works requirements. 4) The installation of the fire/automatic sprinkler system shall be installed in the proposed field house building. A sprinkler installer shall submit the required plans to install the fire/sprinkler system and the permits prior to work is started. 5) The fire alarm/detection system shall be installed in accordance with the fire code and local requirements. The fire alarm/detection installer shall submit the required plans to install the system and the permits prior to works started. 6) The. fire department access road shall be posted "No Parking Fire Lanes". The.location of the signs and the stationary post shall be installed in accordance with the city code. Seethe Fire Marshal for more details. 1 ~ ~ 7) A Post Indicator Valve for the underground water supply for the fire/automatic sprinkler system will be required. The valve shall be monitored electronically by the fire alarm system. . 8) A Fire Department Lock Box( es) would be required for the proposed field house.. See the Fire Marshal for the location on the building. 9) Provide Fire Extinguishers throughout the proposed field house building. 10)Fire Safety Requirements shall be met during the construction of the building. See the attached requirements. If there are any questions please call me at 593-8065 . . . I ~ :,! ., . MEMORANDUM DATE: TO: FROM: RE: January.6,2000 Golden Valley Planning Commission Mary Dold, Planning Assistant Informal Public Hearing - Conditional Use Permit (C.U.P) to Allow for the Bassett Creek Montessori School to Operate at 2580 Hillsboro Avenue - Helen DeAlwis, Applicant e Background Helen DeAlwis, Directress of the Montessori School has requested from the City a Conditional Use Permit for the property at 2580 Hillsboro Avenue in order to operate a child care facility in the Commercial zoning district (see attached location map). She and Rohan DeAlwis, the Administrator for the Bassett Creek Montessori School would like to utilize the northernmost section of the center for the Montessori School. At the present time SuperAmerica occupies the space but will be vacating the building on January 31, 2000. The building at 2580 Hillsboro Avenue is guided on the General Land Use Plan Map as Commercial (available at meeting). The zoning of the property is consistent with the land use as it is zoned commercial (see attached portion of zoning map). Within the Commercial zoning district (Section 11.30, Subd. 4[R]) childcare is permitted by conditional use. The Montessori School would like to be considered under this use. The Planning Commission must conclude that this use'is compatible with other types of uses that are permitted by right or conditional use in the Commercial zoning district. Staff believes that the type of facility that is being proposed by the applicant would work in the setting ofa shopping center; and therefore, should be considered a conditional use permit. This is the City's first request for a child care facility in the Commercial zoning district. e Proiect Description As stated above the Montessori School would be located in the northern portion of the Sunny Hollow Shopping Center. The architect has submitted a narrative that describes the Montessori School's operation. SuperAmerica will vacate on January 31. The footprint of the shopping center is 10,812 sq.ft. with the Montessori School proposing to use. approximately 2,400 sq.ft. of the center. There are no anticipated additions to the shopping center that would change its footprint. In reviewing the survey, only minor infractions occur regarding parking, greenspace and trash enclosure setbacks. The owner of the shopping center has informed staff that it will be removing the trash container that sits in the setback along Medicine Lake Road. This trash container is used by SuperAmerica because it generates so much trash. The owner anticipates little trash being generated by the School and the School will use the container located on the east side of the building. Staff believes that , these small infractions should be addressed at a time when the footprint of the building is changed or some other major event occurs on the property, such as a fenced-in play area. Attached is the architects rendering of the interior of the school. His narrative explains the use of the interior space and how the areas work together. The Deputy Fire Marshal has reviewed the plans for this area and his memo is attached. The most important matter at hand would be the sprinkling of the proposed school area. The Inspections Department has talked with the applicants and at this time had no comments. The Montessori School will be using Medley Hills Park as its playground area. As noted in the attached materials from the State, regarding outdoor activity areas, an outdoor play area must be within 2000 feet of walking distance and contain muscle equipment. Staff believes that Medley Hills Park meets these requirements. According to Rick Jacobson, Director of Park and Recreation, playground equipment is located in Medley Hills Park. The applicant has indicated that the children will be walked to Medley Hills Park using either the back sidewalk and gravel area or the front sidewalk. The gravel walkway to the rear of the building ends in the parking lot. Staff suggests that the owner of the property and the school work together to some how continue the path to the park entrance so the parking lot is not used as a walkway. e Parking. The survey indicates approximately 100 parking spaces. At the time of this writing staff had not received information on the uses within the building to determine the exact amount of parking required. There are various calculations for parking in considering the use, such as office, storage, or retail. The Commercial zoning district does notaddress parking requirements for a school. SuperAmerica's requirements for parking were one space for every 150 sq.ft. of floor space. This equals 16 parking spaces. The school will have a staff of four with a maximum of 40 children. If one looked at the Industrial zoning district the requirement for child care facilities is one parking space for each three employees and one parking space for each eight children enrolled. In the Institutional zoning district the parking requirement for schools would be one parking space for every three units of seating. Because these little people do not drive, staff believes that the parking that was adequate for the SuperAmerica store is more than adequate for the proposed Montessori School. It is anticipated that four parking spaces would need to be available for staff and three to four spaces available for drop-off and pick-up. e i City Services. '\ i At this time there is curb and gutter on the site. City soWer and water services arearilabJe to the shopping center. \ Drivewav Entrance/Exit. There are three entrances/exits into the site. One entrance is at the far south end of the subject property and the other two entrances/exits are on Hillsboro and Medi.cine Lake Road near the intersection of Medicine Lake Road and Hillsboro Avenue. According to City Engineer Jeff Oliver and other staff, entering and exiting the center should not create a problem on the roadway system. Staff have not received any comments or complaints about traffic regarding the SuperAmerica store in the proposed location. e 2 e Factors of Consideration. In approving or denying any CUP, the City Code requires that findings be made on ten specific factors. Staff evaluation of those factors as they relate to this proposed CUP are as follows: 1. Demonstrated Need for the Use: The City's basis for demonstrating need is that an applicant has identified a market for the proposed use or service. In this case, the applicant believes there is a need for Montessori School services in the near western suburbs. According to the applicant, children using the school come from Golden Valley and the nearby suburbs. 2. Consistency with the Comprehensive Plan: The Comprehensive Plan's General Land Use Plan Map identifies the Sunny Hollow Shopping Center property as Commercial and does the zoning map. A child care facility is permitted by a Conditional Use Permit in the Commercial zoning district and staff therefore believes it is in keeping with the requirements of the Comprehensive Plan and Zoning Code. 3. Effect on Property Values in the Area: The proposed Montessori Schoo Us not expected to have an impact on property values in the area. The Sunny Hollow Shopping Center is located in the northwest corner of the City where there is a McDonald's, gas station, the Medley Townhomes to the south.and the Medley Hills Condominiums, to the east, which are now under construction. The back of the center faces the condominiums, so there should be no anticipated change on the surrounding properties due to the School. 4. Effect on any Anticipated Traffic Generation Upon Current Traffic Flow and Congestion in the Area: The proposed Montessori School will generate fewer trips than if SuperAmerica were to stay in this location. In visiting the site, staff noted that many people frequent the.store early in the morning, but cars were constantly coming and going all day long from the store. 5. Effect on any Increase in Population: The proposed Montessori School will not increase the population in the area. 6. Increase in Noise Level: The proposed Montessori School will not increase noise level in that the children will be using Medley Hills Park as its playground. 7. Any Odor,. Dust, Smoke, Gas, or Vibrations Caused by the Use: The Montessori School is not expected to resultin the increase of odor, dust, smOke, gas or vibrations. I 8. Any Increase in Flies, Rats, or othe.r Vermin in the Area Caused by the Use: The Montessori School will not increase the presence of t.hese pests o~the. site. All garbage will be kept in proper containers and removed on a regular basis fom the site. l 9. Visual Appearance of the Proposed Structure or Use: The proposed use will have a minimum effect on the visual appearance of the building. A change to the front of the building is anticipated. Signage will need to meet the requirements of the Sign Code Ordinance for the Commercial zoning district. There will be no play area on site and children will be dropped off and picked up, similar to cars coming and going from the existing convenience store during peak hours. 10. Other Concerns Regarding the Use: If there were plans to expand the use by changing the footprint of the building, or by adding a playground, nonconformities would have to be addressed at that time. The applicants have indicated that they are not anticipating an addition to the building, nor are they planning to add a playground on the shopping center site. e e 3 Recommended Action Staff recommends that the Planning Commission make a positive recommendation to the City Council to allow the use of the Bassett Creek Montessori School in the Commercial zoning district by conditional use. Staff believes this use will create less traffic that the SuperAmerica does at this time. It is believed that there will be less traffic between peak hours because children will arrive at the center between 7:00 - 9:30A.M. and leave the center between 4:00 - 5:30 P.M. Staff is recommending the following conditions: 1. The attached interior site plan, prepared by The Foundation, dated December 30, 1999 become a part of this approval. Any change to the site plan after Council approval will require an amendment to the CUP. 2. The interior improvements shall meet all requirements of the building and fire code. 3. The enrollment of children on this site shall be limited to 40. 4. The Montessori School shall use Medley Hills Park as its playground. If a playground is needed on the subject property, the applicantwill need to amend its CUP. 5. The hours of operation shall be 6:00A.M. to 6:00P.M. 6. Signage for Montessori School shall meet the requirements of the City's Sign Ordinance for the Commercial zoning district. 7. All other applicable local, state and federal requirements shall be met. 8. Failure to comply with one or more of the above conditions shall be grounds for revocation of the Conditional use Permit. e Attachments: Location Map Portion of the Zoning Map Narrative Memo to Mary Dold from Deputy Fire Marshal Ed Anderson Portion of the State .Requirements for Playgrounds Interior Floor Plan Survey (oversized) e e 4 .:t..~.J:..,...~_ ~t~--' . . m lO - e e 1I":~m:~,~ CITY OF GOL.DEN VALLEY ..~:":. 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"'-' · ... ".... ..... , "..... ....... "" ." . ... , ~ ....... ....... '" ...... ,... , " ~ ...... '" " ......... '" " ......' ~ Ro.. ...... "'..... . "'- ~. ,; . . :. "':'. ; : , . : .: \:' '. ! ... _ ~~ .~......,'" ,..'.....~ ...."'"...........~~"-........."-......,,~ ..."" ",,::~~:: f8.. . .;: :.:. ~:. . ~ . . : J -&. ~ ,...."- .......,"-,.................... ~~ ~....'" ,.........~:.-......... ~...... ... ..~~, ~ ~." ...... "'- .... ,. .'. f\:': :'.: ::. .; I L -.;..... . "'-';"; I,; 1;' .;1:: I J; l: ~ · '"....., ""....." ~. ~,..' ': ~ ~ ~ ....".........., '''-....'''.. ~~, · ~ ~ . "'" ,>oc,.. . .,. .1. ., ,...... ..... .....~' ...... , , .. ..... ............................ ~ "-.........~ "" " , .. .. ~ ...., '" '\, ' ,; '. ..- ~~ ~~.:.~~. .~~"""-'~~~~~~,'\'\.'\' :\.'\."",.. .... , '-~ ~\..,'~ .........,......,,""'-~~"'... "".,.", '-~ ~"~ ~"....., 1 I \f- 0.- -. n -. =' CD r- I>> ~ CD ;0. o I>> 0. I i . e ij.' e THE " F au N D A T I a N Architects /Consu[tants -P.A. Minneapolis, Minnesota 55401 fax. 612.340.5431 f;' 212 Third Avenue North, Suite 460 phone. 612.340. 5430 /' Bassett Creek Montessori School Planning Commission Submittal Proj~ct Information i' Submitt~r: Bassett Creek Montessori School 8613 Virginia Circle South St. Louis Park, Minnesota 55426 612/546-6608 Contact: RohanDeAlwis Archit~ct: THE FOUNDATION ArchitectstfJonsultants P.A 212 Third Avenue North, Suite 460 Minneapolis, Minnesota 55401 612/34O~5430 Contact: Robert Shaffer Dear planning Commissioners and interested parties: Bassett Creek Montessori School has been in operation for the past twelve years, ten in the City of Golden Valley, and the past two years · in the City of Crystal. The Minnesota Department of Transportation infOlmed tire sclrool mat that as part oCme Highway 100 expansion the'school would have to vacate their- current location. . ' The school has found a suitable location to relocate to in the City of Golden Valley at 2580 Hillsboro in a vacant space in a commercial building previously occ~pied bya Super America ~onvenience Store. The building is zoned for commercial use and so the school will need a conditional use. permit to relocate to this location. Bassett Creek Montessori School is a Minnesota State licensed Pre-school, which incorporates the Monte~ori method of education in its,. curriculum to teach Pre-school through Kindergarten stUdents. The school also. pr-ovides- a Latchkey, program for stUdents who have completed the Kindergarten 'program- at Bassett Creek Montessori School and will atte!ld the local public or private elementary schools. .. The space the school wishes to occupy is approximately 2,400 square feet and will be divided into three Class Areas with a central Commons Area for use as a lunch/snack area, as well as for general use. The ClassAreaswiDbe'equ-ipped with appropriate educational/teaching material, computers, tables, chairs-, etc. This commercial space will suit the needs of the Bassett Creek Montessori School very well once the in~erior remodeling has been accomplished. The space will meet current state and local codes and will provide for people with disabilities. A n~w exit door is proposed at the Southeast comer of the space to provide adequate exiting. Two accessible toilet rooms will be 'constrUcted. The interior layout is rather simple mcorporatiJig colorful segments of walls to divide the spaces While leaving open areas for openness and functiGn. A community park is close by' and within short walking distance. The 9hildren would be walked behind the building to the connector path to the par~ at the Southeast comer of the site. Bassett. Creek MontessoriScIwol expe~d, enrollment would be approximately forty stUdents with a staff of four teachers/assistants. The hoU!,S of oPeration will be 7:00 am to 5:30 pm, Monday through Friday. Reviewing Bassett Creek Montessori School's typical drop-off and pick-up times resulting in car trips to and from the commercial center, we expect the traffic to decline from the rather busy traffic conditions.for the Super America Store. The typical drop-off time ranges fromabo\lt 7:00 am: until about 9:30 am while , . - . .; ~ ~. the pick-up times vary from about 4:00 pm until about 5:30 pm. The Super America Store appeared to , have approximately. a car trip per minute during peak times while we foresee a possible car .trip per three e or four minutes during peak times for the school.' This estimate does not account for multiple siblings or car pool drop-off and pick-ups. ~} Residents in Golden Valley and Crystal have welcomed Bassett Creek Montessori School and typically the majority of the students have been from Golden Valley or its immediate neighborlng cities. Bassen Creek Montessori School will provide a valuable service in Golden Valley and will grow into a valuable neighbor ; for this area of Golden Valley. . " Thank you for your time and attention. ?c .. Sincerely, " (b .. Robert A. Shaf(er, AlA President . THE FOUNDATION Architects;Consultants P.A. ... , e , ., ;;. ~ ", .I .. e , oiP . MEMORANDUM To: Mary Dold, Planning Assistant From: Ed Anderson, Deputy Fire Marshal Subj. Bassett Creek Montessori School Date: January 3,2000 The Fire Departmentwill required the following listed items for the proposed Bassett Creek Montessori School located at the Sunny Hollow Shopping Center. . 1) The proposed location will required a fire/automatic sprinkler system. The fire/automatic sprinkler system shall be installed in accordance with recognized standards and.the necessary permits. 2) The proposed location will require an automatic fire smoke detection system. The installation of the fire/automatic smoke detection system shall be in accordance with recognized standards and the necessary permits. 3) Fire Extinguishers will be required. The location of the fire extinguisher would be determined by the Fire Marshal. 4) The Fire /Smoke Detection system shall be supervised and monitored by a central station company. 5) The proposed location of the Montessori School shall meet the requirements for an Educational Occupancy as classified in the Building and Fire codes. If you have any questions please call me at593-8065 e INTERPRETIVE GUIDELINES RULE 3 CHILD CARE CENTERS July 1, 1996 MINNESOTA RULES INTERPRETIVE GUIDELINES .'" . A. dimensions and location of all areas of the. center designated for the provision of child care; B. planned use of each area; and C. size and location of areas used for outdoor activity. Subp. 5. Child's personal storage space. A center must have storage space for each child's clothing and personal belongings. The space must be at a height appropriate to the age of the child. Subp. . 6. Space for children who become sick. Space must be provided in the center for a child who becomes sick at a center not licensed to operate a sick care program under part 9503.0085. The space must be separate from activity areas used by other children. A cot and blanket must be provided. The space must be within sight and hearing of a staff person and supervised by a staff person when occupied by a sick child. ~~~pi,1y~:}~~t~~~~8c~",-iftt.!f!~~,~~":~~#e~tf activity area that complies witn" the following items must be provided or available for all child care programs except those licensed to exclusively provide sick care as specified in part 9503.0085, drop in care as specified in part 9503.0075, and those operating for less than three hours a day. A. A center must have an outdoor activity area of at least 1,500 square feet, and there must be at least 75 square feet of space per child within the area at any given time during use. B. An outdoor activity area used daily by children under school age must be within 2,000 feet of the center. or transportation must be provided by the license holder. In no case, however, shall the outdoor activity area be farther than one-half mile. from the center. C.The area must be enclosed if it is located adjacent to a traffic, rail, water, VINYL COUCHES WITH DISPOSABLE PAPER ON THEM ARE ACCEPTABLE AS SICK COTS (AS IN SCHOOL NURSES' OFFICES). AN UPHOLSTERED COUCH OR A BEAN BAG CHAIR IS NOT ACCEPTABLE AS A SICK COT. A STAFF PERSON WHO HAS EVIDENCE OF A COMPLETED APPLICANT BACKGROUND STUDY MAY SUPERVISE A SICK CHILD. THIS COULD INCLUDE SUPPLEMENTAL STAFF OR VOLUNTEERS NOT NORMALLY INVOLVED IN THE IMPLEMENTATION OF THE CHILD CARE PROGRAM PLAN. - - CENTERS OPERATING I.ESS THAN THREE HOURS PER DAY OR OFFERING SESSIONS THA TARE LESS THAN "iHREE HOURS IN LENGTH ARE NOT REQUIRED TO PROVIDE AN OUTDOOR ACTIVITY AREA UNLESS REQUIRED BY LOCAL ORDINANCE. THE NUMBER OF CHILDREN THAT MAY OCCUpy AN OUTDOOR ACTIVITY AREA AT ONE TJME IS LIMn "i"~ BY THE SIZE OF THE OUTDOOR AREA (CAPACITY OF . PLAYGROUND)~ EXAMPLE -IF AN OUTDOOR ACTIVITY AREA IS 1500 SQUARE FEET IN SIZE, NO MORE THAN 20 CHILDREN CAN OCCUPY THE AREA AT ONE TIME. IF A PARK IS USED FOR OUTDOOR PLAY, THE CHILDREN MUST ONLY USE DEVELOPMENTAL APPROPRIATE EQUIPMENT. . 88 v~, . INTERPRETIVE GUIDELINES RULE 3 CHILD CARE CENTERS . July 1, 1996 :. MINNESOTA RULES INTERPRETIVE GUIDELINES ",m~~~-fiW~~~~t~~PYir~'}m~m~!.,n~.z~r<\ unless t e area IS ~q)ubhc park 'or playg"round. D. The area must be free of litter, rubbish, toxic materials, water hazard, machinery, animal waste, and sewage contaminants. E. The area must contain the outdoor large muscle equipment required by part 9503.0065. e Subp. 8. Telephone: posted numbers. A telephone that is not coin operated must be located within the center. A list of emergency numbers must be posted next to the telephone. If a 911 emergency number is not available, the numbers listed must be those of the local fire department, police department, emergency transportation, and poison control center. . SUbp. 9. Indoor space. The licensed capacity of the center must be limited by the amount of indoor space. A minimum of 35 square feet of indoor space must be available for each child in attendance. Hallways, stairways, closets, utility rooms, lavatories, water closets, kitchens, and space occupied by cribs may not IF THE LICENSOR DETERMINES AN OUTDOOR ACTIVITY AREA IS ADJACENT TO A HAZARDOUS AREA, THE LICENSOR MAY REQUIRE THE ACTIVITY AREA TO BE ENCLOSED. AN OUTDOOR ACTIVITY AREA MUST BE FREE OF TOXIC MATERIALS. ALL LAWN PRODUCTS (FERTILIZERS, WEED KILLERS, AND INSECTICIDES) MUST BE APPLIED ACCORDING TO MANUFACTURERS INSTRUCTIONS WITH USE RESTRICTED AS SET FORTH IN THE SAFETY PRECAUTIONS. RECOMMENDATION: CHEMICAL FERTILIZERS, WEED KILLERS, AND INSECTICIDES SHOULD NOT BE USED ON LAWNS THAT YOUNG CHILDREN PLAY ON. THE AREA USED FOR OUTDOOR ACTIVITY MUST CONTAIN AGE APPROPRIATE EQUIPMENT FOR THE AGE GROUP USING THE AREA. A TELEPHONE MUST BE ACCESSIBLE TO STAFF. IF THE TELEPHONE IS IN THE OFFICE AND THE OFFICE IS lOCKED, STAFF MUST HAVE A KEY TO THE OFFICE. THE CENTER MUST ENSURE THAT SOMEONE IS AVAILABLE TO ANSWER THE TELEPHONE OR THAT A MESSAGE MAY BE LEFT ON A TELEPHONE ANSWERING MACHINE. RECOMMENDATION: TELEPHONE ANSWERING MACHINES SHOULD BE CHECKED PERIODICALLY FOR MESSAGES. SQUARE FOOTAGE IS M~ASURED ROOM BY ROOM TO DETERMINE LICENSED CAPACITY. ONLY PRIMARY USABLE SPACE IS USED TO DETERMINE LICENSED CAPACITY. PRIMARY USABLE SPACE IS DEFINED AS SPACE THAT IS EQUIPPED AND USED ON A DAIL YBASIS .FOR 89 H*0 Q I 4\ "" . 5111-6*" 1 D\ Ne..Futlr. ~ndo.. f11 'oor - ;:::::::::J ..., " . . ..... n .,' ' ' ': ' " ' . UtI I fty ~ . ',' " ' " , " ' . ..' ' ',' ,'... Off'lGe ' .: '... " ' ' ,.' 11"1 II - .. :' ~ldss,Ar~~'B",", . .' . . . storgge .~. . In.. ..<:::.," '~c.;;rp~~7' Tenon . '. ' . ,-. .:.. . .' . . .".. '. . ,'," ...... , . . . . . . .,-L,--L,-J- - " ", ,.,' " 1..-1.,-1,- ' ' , ' ,,(:.,105'5 'Ar : " : '.", )(~. eo, G " ' . . ,~ . . /~,~- ,'/ .. " - ",,.'/ " . . , ' ,'," . .r: ' . '" " '. . T W " ~ I .' .' . . . " ~ " ' , " . . . . - . - ' ' . , " ~ t PROE05ED FLOOR PLAN 6A66ETT CREEK MONTE660RI 6C~OOL. 2&8el 1-I111eboro Avenue North Golden Valle~1 Mlnneeota "i1-lE: FOUNDATION Archltecte/Coneultal'lte FA. December ;'~, 1. FroJ. No. SS&1 . ..