03-13-00 PC Agenda
AGENDA
GOLDEN VALLEY PLANNING COMMISSION
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, March 13, 2000
7:00 P.M.
I. Approval of Minutes - February 28, 2000
II. Informal Public Hearing - Conditional Use Permit
Applicant:
Address:
Purpose:
Rudy Luther's GMC Truck & Motor Home Center, Inc.
700 Pennsylvania Avenue South, Golden Valley, Minnesota
To allow the building at 700 Pennsylvania Avenue South to be used, by a Conditional
Use Permit, for clean-up and reconditioning of vehicles.
III. Informal Public Hearing - Rezoning from Industrial to Light Industrial
Applicant:
Address:
Purpose:
Breck School and Golden Valley Housing and Redevelopment Authority
That property bounded by Olson Memorial Highway on the South, Dahlberg Drive on
the West and North and 4101 Dahlberg Drive on the East
Rezone a portion of the subject properties from the Industrial zoning district to the
Light Industrial zoning district.
IV. Informal Public Hearing - Minor Subdivision
Applicant:
Address:
Request:
Breck School and Golden Valley Housing and Redevelopment Authority
That property bounded by Olson Memorial on the South, Dahlberg Drive on the West
and North and 4101 Dahlberg Drive on the East
To combine all parcels into one lot.
V. Informal Public Hearing - Conditional Use Permit
Applicant:
Address:
Request:
Breck School
That property bounded by Olson Memorial on the South, Dahlberg Drive on the West
and North and 4101 Dahlberg Drive on the East
To allow by a Conditional Use Permit a recreational facility in the Light Industrial
zoning district
VI. Informal Public Hearing - Amendment to the West Metro Surgical Center, Planned Unit
Development No. 39
Applicants: Struthers Parkinson's Center and Teacher Federal Credit Union
Address: 6701 and 6681 Country Club Drive, Golden Valley, Minnesota
Request: Amend PUD No. 39 in order to allow three additions and other improvements on the
property located at 6701 Country Club Drive
-- Short Recess --
VII. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
VIII. Other Business
VII. Adjournment
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Regular Meeting of the
Golden Valley Planning Commiss,ion
February 28, 2000
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,
February 28,2000. The meeting was called to order by Chair Pentel at 7:00 P.M.
Those present were Chair Pentel, Commissioners Eck, McAleese, Shaffer, Hoffman,
and Rasmussen; absent was Groger. Also present were Director of Planning and
Development Mark Grimes and Recording Secretary Heidi Reinke.
I. Approval of Minutes - January 24, 2000
MOVED by McAleese, seconded by Shaffer, and motion carried unanimously to approve
the January 24, 2000 minutes as submitted.
II. Informal Public Hearing - Minor Subdivision (Lot Consolidation)
Applicant:
Daniel and Debbie Grossman
Address:
1126 Florida Avenue North, Golden Valley, Minnesota
Purpose:
To allow for the consolidation of two lots in order to construct a
new garage to the rear of the existing house.
Director of Planning and Development, Mark Grimes, explained the request for a minor
subdivision..lot consolidation of Lots 409 and 410 in order to construct a garage behind
the existing house. Grimes indicated the location of the two lots on the location map.
The existing garage, shown on the survey, has been demolished. The property owners
want to consolidate the two lots in order to build a detached garage. The proposed
garage would be placed over the now existing lot lines. By consolidating the two lots,
the applicants hope to build a conforming garage on the lot.
Daniel Grossman indicated that he was present to answer any questions if needed.
Chair Pentel opened the informal public hearing; seeing and hearing no one, Chair
Pentel closed the informal public hearing.
MOVED by Shaffer, seconded by McAleese and motion carried unanimously to
recommend to the City Council to allow for the consolidation of two lots in order to
construct a new garage to the rear of the existing house.
III. Informal Public Hearing - Rezoning
Applicant:
David Bernard Builders & Developers (a division of Rottlund
Homes), Brookstone-Vanman LLP, CommonBond Communities
and the Golden Valley Housing and Redevelopment Authority
Minutes of the Golden Valley Planning Commission
February 28, 2000
Page 2
Address:
That portion of property bounded by Winnetka Avenue on the
east, Golden Valley Road on the south, Wisconsin Avenue on the
west and Basset Creek on the north
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Purpose:
Rezone portions of the existing properties from Commercial to M-
1 (Multiple Dwelling) in order to constructtownhomes, one-level
stacked condominiums, and affordable rental housing on the site.
The southeast corner would remain commercial.
Director Grimes said that the request for a Planned Unit Development (P.U.D.) No. 86
(Item IV on the agenda) corresponds to the request for Rezoning.
Grimes addressed the request for rezoning portions of the existing properties from
Commercial to M-1 (Multiple Dwelling) in order to construct town homes, one-level
stacked condominiums, and affordable rental housing on the site. The current property,
as shown on the zoning map, is a 12-acre site. The existing commercial zoning (as
indicated on the zoning map) has reflected the previous uses of the 12-acre site that was
previously dominated by a grocery store and retail uses along Winnetka Avenue. The
current plan for this area, as stated in the Valley Square Redevelopment Plan, is for the
creation of a mixed-use redevelopment. The plan is consistent with the goals outlined in
the Valley Square Plan. The proposed redevelopment of this area is also consistent with
the ideas developed for the area by the Area B Task Force appointed by the City Council
in 1997.
Grimes told the Commission that in 1999, the City Council approved a new General .
Land Use Plan Map for the City of Golden Valley. This plan map indicates that Area B is
guided for High Density residential uses with the exception of the northwest corner of
Winnetka Avenue and Golden Valley Road. The corner is recommended for commercial
uses. When the Plan Map was approved by the City Council in 1999, the staff was
already working with the development team on the plan for Area B that is now being
considered. The guiding of Area B on the Plan Map was done in a manner consistent
with this plan proposed by the development team.
Richard Palmiter, representative of David Bernard Builders and Developers stated that
he would be available to answer any questions.
Chair Pentel opened the informal public hearing; seeing and hearing no one; Chair
Pentel closed the informal public hearing.
Pentel stated that the rezoning was consistent with the Land Use Plan.
McAleese added that this issue has been discussed for several years. He agreed that it
is consistent with the Land Use Plan and also in the direction that the HRA is heading.
MOVED by Eck, seconded by Hoffman and motion carried unanimously to recommend
to the City Council to rezone portions of existing properties from Commercial to M-1
(Multiple Dwelling) in order to construct town homes, one-level stacked condominiums,
and affordable rental housing on the site.
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Minutes of the Golden Valley Planning Commission
February 28, 2000
Page 3
IV.
Informal Public Hearing - Review of the Preliminary Design Plan for Wesley
CommonslTown Square, a Planned Unit Development (P.U.D.) No. 86
Applicant:
David Bernard Builders & Developers (a division of Rottlund
Homes), Brookstone-Vanman LLP, CommonBond Communities
and the Golden Valley Housing and Redevelopment Authority
Address:
That portion of property bounded by Winnetka Avenue on the
east, Golden Valley Road on the south, Wisconsin Avenue on the
west and Basset Creek on the north
Purpose:
The proposal is to construct 130 town homes/one-level stacked
condominiums; a 38,000 sq.ft. office/retail facility; and 25 units of
affordable rental housing for families.
Director Grimes addressed the request for review of the Preliminary Design Plan for
P.U.D. No. 86, a proposal to construct 130 townhomes/one-level stacked condominiums,
a 38,000 sq. ft. office/retail facility, and 25 units of affordable rental housing for families.
The development team for this proposal consists of David Bernard Builders (a division of
Rottlund Homes), Brookstone-Vanman LLP, and CommonBond Communities. The
Golden Valley HRA is also an applicant, as the HRA currently owns the land and will
have a long-term interest in the land due to a land-lease with Brookstone-Vanman LLP
and the temporary operation of the Tower Square shopping center. The PUD will be a
staged development in that the existing Tower Square retail center will remain on Area B
until the new retail/office building is completed. After the new building is complete,
Common Bond will buy from the HRA the property where the existing Tower Square
shopping center is located.
Grimes said the David Bernard Builders would like to begin construction of the
town homes and stacked flats in the spring/summer of 2000, with completion of some of
the units by spring of 2001. Construction on the retail/office building is anticipated to
begin in spring of 2000, with completion in 2001. The construction of the CommonBond
town homes would begin in 2001, after the retail/office building is complete. Site plans,
elevations, and grading plans have been submitted for staff review. Grimes said the site
is a difficult shape to work with, and grading and setback issues have caused much
difficulty.
Grimes stated that this project qualifies as a P.U.D. under the following conditions:
1. The proposed development is in a redevelopment area.
2. The development has two or more principal use structures located on two or more
lots either in single or multiple ownership and the entire area are greater than one
acre in size.
Grimes listed the issues that staff would like to highlight in reviewing the proposal:
1. The development does help to meet some of the City's housing needs and goals
by providing affordable housing and more Iifecycle housing, including 130
town homes/stacked flats. Of the 130 townhomes and stacked flats, 115 would be
Minutes of the Golden Valley Planning Commission
February 28, 2000
Page 4
sold at market rate ranging from $150,000 to $220,000. Because the City received .
Livable Communities Funds from the Metropolitan Council to help subsidize the
development, a portion of the for-sale townhomes must be affordable to families
making 80% of the metropolitan median income. David Bernard has agreed to sell
15 units that would be considered affordable by Livable Communities standards.
At the current time, that price is $135,000. The Common Bond development will
provide 25 affordable tQwnhome units aimed strictly at families. The families in this
development will make 50% or less than the metropolitan median income. Funding
for this development comes from the Federal Tax Credit Program.
2. David Bernard has asked for flexibility in determining the future mix of the 130
town homes and stacked flats. At this time, the plan to construct 56 "urban town
homes" in three buildings and 74 stacked flats in four buildings. Depending on
sales, they would like the flexibility to change the mix. This would be possible
because the buildings are about the same width. The staff believes that this
flexibility is reasonable in order to better serve the market.
3. Parking is an issue for this development. In the case of this P.U.D., the
development would not meet the parking requirements as outlined in the M-1
(multiple dwelling) and Commercial zoning districts. Each unit in the townhomes
and stacked flats has two parking spaces in an underground garage. There are a
total of 260 underground spaces. The Zoning Code requires 209 underground or
garage spaces due to the mix of two and three bedroom units. However, the
Bernard townhomes have only 30 non-enclosed spaces for all the units when the .
code requires 130. As part of the PUD permit, the town home dwellers will have the
right to park on the lower level of the shopping center (about 50 spaces) between
5:30 P.M. and 8:00 A.M., Monday through Friday, and anytime on weekends or
holidays.
The proposed non-enclosed parking for the Bernard development is located on
private streets and in a couple of small parking areas. There is some limited on-
street parking on Wisconsin Avenue. The Planning Commission should plan to
discuss this issue with the developer.
Town Center, the new retail/office building, will have 147 parking spaces. Surface
parking in the front and sides of the building would provide 55 stalls for customer
use. Surface parking below the deck at the rear of the building would provide 45
spaces, mainly for employees and destination-oriented customers. This area
would also provide parking for the overnight guests of adjacent homeowners and
renters. Parking on top of the deck would total 47 spaces and be used primarily for
customer parking, employee and limited short-term parking for CommonBond
renters. The Town Center component is approximately 40,000 sq.ft., 17,000 sq.ft.
of retail space; 11,800 sq.ft. of office space; and about 10,000 sq.ft. of lower level
retail, storage, and production space. The Zoning Code would normally require
about 167 spaces based on one space for every 150 sq.ft. of retail space and one
space for every 250 sq.ft. of office space. Staff believes that the 147 spaces would
be adequate to meet the demand generated by this type of retail/office building.
With the combination of office, storage, and retail space that have different peak
hours, the number of spaces should be adequate, even with some shared parking .
for the housing.
Minutes of the Golden Valley Planning Commission
February 28, 2000
Page 5
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4. In this PUD, there are substantial setback variances on each of the components.
In this case, the HRA and City promoted the use of this site for more compact
development that would not meet the requirements of normal zoning. As indicated
on the plans, most of the buildings and parking do not meet the required 35-foot
setback from the public street.
Another significant variance is from Bassett Creek. The Shoreland Chapter of the
Zoning Code requires that there be no structures or hard surface areas within 50
feet of the top of the bank. The small parking lot between the two western-most
town home buildings is within the setback.
5. As part of the Livable Communities grant, the City said that live/work units would
be considered as part of the development. These home occupations would be
limited to office type occupations. The stacked flats could be purchased with
higher electronic capacity that would be helpful to someone running a home-based
office business. Staff will be working with David Bernard Builders to come up with
wording on the types of home-based business that would be permitted. This would
be included in the final PUD permit.
6. As part of the development of Area A, one of the requirements was that there will
be a trail along Bassett Creek. The plans indicate such a trail approximately 12
feet wide, unless the width has to be reduced to 8 feet due to certain geographical
circumstances.
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7. There are significant public works and engineering issues related to this
development. City Engineer Jeff Oliver has written a memo to Mark Grimes stating
that the preliminary design plan is generally acceptable. However, several issues
must be resolved prior to submission of the General Plan. This memo will 'become
part of the Staff recommendation on the Preliminary Design Plan.
8. Ed Anderson, Deputy Fire Marshall, has written a memo to Mark Grimes dated
February 22, 2000 that covers public safety issues. As indicated in the memo, all
buildings will have fire sprinkler systems. This memo will become a part of the staff
recommendation on the Preliminary Design Plan.
9. Planning staff has been in contact with Building Official Gary Johnson regarding
building code issues. Mr. Johnson has indicated to the applicant that there is
additional information needed prior to submittal of the General Plan of
Development. This additional information is a code analysis that indicates that the
types of buildings that are proposed meet all building code requirements.
10. During the construction of the townhomes and stacked flats, David Bernard has
asked to place a sales trailer on the property. The staff does not object to this but
it should be removed after a townhome or stacked flat building is completed. At
that time, one of the units can be used as the sales office.
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11. There are no sign age plans in the preliminary design plan application. As part of
the General Plan, the applicants should submit a signage plan that would include
both directional and private street signs. This should also cover the signs for the
Minutes of the Golden Valley Planning Commission
February 28, 2000
Page 6
retail/office building. Generally, the PUD permit will allow the same signage as
permitted in the underlying zoning district.
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12. There are preliminary landscape plans for each component of the PUD. Final
landscape plans will have to be submitted to the Building Board of Review as part
of the building permit process. Staff has given a preliminary review to the
landscape plan. There are some additions that would have to be added including
re-vegetation of the creek slope. Also, the tree preservation plan and the
landscape plan will have to coordinate.
13. The Common Bond property will include two playground areas for the tenants. The
playground area closest to the building would be for younger children. The second
playground would be located directly west of the parking deck, about 50 feet
southwest of the Common Bond building. This playground would be located on the
David Bernard property and open to all children in the development. The only
other public spaces in the development include the trail and patio areas for eating
outsides the retail building at the corner of Winnetka Avenue and Golden Valley
Road.
Hoffman stated that he does not have a problem with giving the developers flexibility
with the development.
Grimes said that the developers have gone back and forth with the number of units
within the buildings, though the size of the buildings has not been reduced. Therefore,
the present concern is for parking. The developers have allotted two underground
parking stalls for each unit.
Chair Pentel inquired what the Metropolitan Council thoughts were on a bus stop near
the development. Grimes said that Metro Transit has discussed rerouting a bus line
through the new development area and a meeting will take place next week to discuss
this issue.
Pentel addressed the issue of barbecuing at the town homes. She asked if there was an
area outside the building for barbecuing. Grimes responded that the City does not have
rules regarding barbecuing, though they do want to limit this activity on wooden decks.
Richard Palmiter agreed that if this issue is important to the City then more discussion
should take place.
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Minutes of the Golden Valley Planning Commission
February 28, 2000
Page 7
. Richard Palmiter, David Bernard Builders & Developers, stated that they have spent
many hours on this project and want to make it work for the City. He addressed all the
areas of the site, beginning with the site plan.
Palmiter stated that the site is small, without much room to move the buildings around.
He said working with the other developers for this project has so far been successful.
Palmiter talked about the townhome layout noting that parking will be built on the
underground lower level, living areas on the first level, and bedroom space on the
second level. He proceeded to show elevations of the New Urban Townhomes. The
town homes are adjacent to the creek and trail system. The design of the town homes is
an urban style with the front door built off the sidewalk, along the street. The
underground parking will eliminate garages along the street. The underground parking
is divided into two stalls per unit, which has an optional garage door for additional
security and privacy.
Palmiter said that the south building is a transitional type of building. He said the market
would determine whether this building would be for town homes or stacked flats. He
added the unit count for this building in either case would be the same.
Palmiter described the road system that would be built through the development. He
said private roads would go through the development. In the middle of the development,
a major road would be constructed. A one-way road would be built around the north end
of the stacked flats and proceeding east. The one-way road is designed to separate the
residential from the commercial area. This design will help deter people using the
commercial area from parking at the apartments.
Palmiter stated that the lighting plan is not yet fully developed. He added that all the
developers have much experience with this type of housing and feel the final design will
provide enough lighting for everyone to feel safe after dark.
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Palmiter said that a ponding area would be created in the northeast portion of the site.
They have worked hard with the watershed district at creating the pond. Retaining walls
will be built for the sides of the pond and be built in phases. He added that the retaining
wall would be built as the building on the east side of the site is constructed. It will
remain a partial pond until the existing buildings are removed and the new building
constructed.
Palmiter addressed parking for the site. He is confident that parking for the homeowners
will be sufficient. The amount of guest parking is the concern. The developers would like
to give all the guests an opportunity to park close to the town homes and single family
flats, but there is little room for parking on the site. Parking on one side of the interior
streets is provided. Also, there is guest parking in the ramp on the east side of the lot.
On-street parking is another option. There is some parking along Wisconsin Avenue.
He said City staff is recommending there be no parking along Golden Valley road due to
some site line issues. Palmiter said David Bernard Builders would like to see some
parking along that road.
Commissioner Eck noted that the housing is densely packed into the site. He added that
unfortunately, there is shortfall of 45 outdoor parking spaces, and noted that staff is
suggesting % space for each unit should be provided. Palmiter commented that the
other projects completed with David Bernard Builders usually are designed with % space
per unit. With the shortfall in parking, the tenants of the retail/office development would
have to be dependent on the agreement of the shared usage of the ramp. Eck
suggested that eliminating one or two units might decrease the parking problems. .
Palmiter said that in meetings with the other developers, the shared usage does not
seem to pose a problem. The residents' guests will most likely use the ramp during off-
hours of the commercial and retail spaces. The commercial developers would be
responsible for enforcing the shared and limited usage of the ramp parking for residents.
He would like to have more discussion regarding on-street parking around the site.
Commissioner Shaffer commented that parking remains a concern. If the City does not
allow on-street parking, other parking options should be explored. The lack of parking
might cause a problem if a resident has a gathering with several cars. A possibility
would be parking on both sides of the one-way street. Without adequate parking, the
development does not work well. Palmiter stated that parking is a concern for the west
side of the site. Residents near the parking ramp do not have much of a problem with
availability of parking.
Grimes answered Shaffer's questions regarding the City's recommendation of no on-
street parking. The curve in Golden Valley Road makes the area dangerous to park. He
said that vehicles are driven very fast around this curve. The City is looking at ideas of
how to slow down the traffic, such as building a median. Since the site is tight, there is
not much room to move the buildings or make cutouts for parking. Another option is to
discuss a parking agreement with the bank.
Palmiter commented that this project is not self-contained and is relying on the street
system to provide on-street parking in cooperation with the project. He added that it is
impossible to build an additional parking area due to inadequate space.
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Minutes of the Golden Valley Planning Commission
February 28, 2000
Page 9
. Rick Martins, developer from Brookstone-Vanman LLP, commented on the parking
questions that relate to the residential development. He said parking would be readily
available to the residents and guests. The peak time for the commercial area is
lunchtime Monday through Friday. Saturday's and Sunday's are not busy and parking
would be available to residents at that time.
Martins discussed his retail/office development. He said his design is centered on
recommendations from the Task Force. The goals were as follows: to establish a
pedestrian friendly complex, a complex that blends into the existing topography, a multi-
level and multi-use building, and efficient use of parking.
Carey Lyons, Architect with Vanman Companies, discussed the commercial
development. He said there would be access to this portion of the development from
Winnetka Avenue and Golden Valley Road. Parking for the development would total
147 stalls. The city streets cape project would incorporate planters, brick pathways,
landscaping, trees, benches, and lighting. Additional handicap parking on the west side
of the building would provide direct access to the building. Lyons next explained the
landscaping concepts of the development. A plaza area is designed in the center of the
site. Hanging baskets, seasonal landscaping, and raised bed planting areas would be
built. The plaza would also have a fountain and eating areas. The light poles would be
equipped with removable caps for banners to be used on a seasonal basis.
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Lyons showed the floor plans of the three-story building. The lower level consists of a
parking area and a retail area. A walkout would lead to the street between the building
and. residential development. The second level is retail. The southwest corner would be
a restaurant area. The remainder of this level would be for various retail tenants (mostly
relocated from the existing strip mall). The upper level would be an office lease area.
Grimes inquired about dining areas. Lyons said that there would be dining areas located
in the lobby area and in the outdoor plaza area.
Doug Mayo, Director of Development for Common Bond Communities, discussed the
concept for the affordable housing. This unique housing provides an urban-type
environment. There is little concern with parking, as they will also have access to the
parking ramp. He said the only time where parking might be a problem would be during
the rush hour lunch period. Mayo believes it is most likely, that guests would come in
the evenings or weekends. Mayo said landscaping has also been a priority for this
project. The objective was to incorporate all the pieces of this development to
coordinate. This development includes ground cover, trees, and perennials that blend
with the City's existing landscaping.
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Harry Olson, Architect for Common Bond Communities, presented the design of the
affordable units. Access to the units would be from Winnetka Avenue. The parking for
this development is underground, below the units. He said these units are two level living
with the bedrooms on the second floor and living space on the first level. A community
center for these residents is located in the center of the building. He presented the
exterior elevations of the building.
Pentel inquired about the landscaping between the parking ramp and the CommonBond
building. Olsen replied that the plan includes trees and green space in this area.
Minutes of the Golden Valley Planning Commission
February 28, 2000
Page 10
Pentel expressed concern about the aesthetic consistency throughout these three
developments. She believes it is important that these buildings are all compatible with
each other. Palmiter stated that this issue has been taken into consideration. Grimes
stated that he would suggest to the Building Board of Review to consider the
coordination of the entire project before issuing building permits.
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Palmiter addressed another concern about on-street parking. He said that Wisconsin
Avenue could offer about 10 spaces or more. Curr~ntly, the project has 45 spaces, but
would need 65 to meet the 'Y2 stall per unit requirenilent.
Pentel asked who would monitor the 15 affordable units of the New Urban Townhomes.
Grimes added that this issue is between David Bernard Builders and the City of Golden
Valley. He said that this is not a federal or state program, but the City did commit to
make these units affordable. Palmiter added that David Bernard Builders has designed
and sold similar affordable units in the past. They plan to work out a program with
regards to the priority stated HRA qualifications for those who can buy these homes.
Palmiter talked about the Associations noting there would be two Homeowners'
Associations. Until 75% of the units are sold, a third party management company would
be hired to oversee the Association. After that, the homeowner's themselves would
have control to make decisions. The owners would decide to keep the management
company or manage the Association themselves. Unfortunately, there will not be a
facility for the Homeowners' Association; therefore, they would have to find some place
to meet.
Chair Pentel opened the informal public hearing.
Greg Hackett, 130 Jersey Avenue North, described the Task Force's image in creating
this project. He said the Task Force wanted this development to resemble an urban
setting, with homes built right along the sidewalk and street. The original ideas for the
development revolved around the old-style city living, homes above retail shops.
Hackett said on-street parking goes hand-in-hand with the "urban" image of the
development. He gave an example of Annapolis, as a model of urban living and on-
street parking. At this site, the road is 45 feet wide, allowing plenty of room for on"'street
parking. He believes there should be a compromise for parking on at least one side of
Golden Valley Road. Hackett believes adequate parking is essential for this project to
succeed. He added that finding a solution for slowing the traffic on Golden Valley Road .
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Minutes of the Golden Valley Planning Commission
February 28, 2000
Page II
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would reduce some traffic concerns if parking were allowed on this road. He said that
the Task Force envisioned a dense development and it would be a shame if units were
taken out due to inadequate parking.
Hackett concluded with a statement regarding the connections between the site and
neighboring sites. The north/south street is important to connect the rest of the
neighborhoods to this development. It is also important that these connections are
developed with consideration to pedestrian safety.
Chair Pentel closed the informal public hearing.
Pentel said she was a member of both the Area Band C Task Forces. She felt that this
redevelopment captured the ideas that were discussed by the Task Force. She noted
the City has hired someone to look at the pedestrian connections in the development. In
addition, sidewalks and easy access along the development should slow the traffic along
Golden Valley Road. Pentel noted the Task Force did not want to have a median. She
said the Task Force was disappointed that the City does not want parking on Golden
Valley Road.
Grimes commented that the City does not want parking on Golden Valley Road due to
the lack of visibility around the curve, adding that the bank driveway also adds to the
problem. By creating a median, it would narrow the road and force people to drive more
slowly.
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Eck said that the workability of this development relies on the amount of parking that is
allowed on the street. Another solution might need to be developed, since the City does
not want on-street parking.
Shaffer said that the City has made a big commitment to the development ofthis piece
of property. He suggested that another alternative for slowing traffic on Golden Valley
Road would be to create a cobblestone-like street. The traffic would immediately be
slowed down, allowing parking to work on both sides of the street. Shaffer agreed that
the parking situation is a problem. He does not want to see lots of striping on the
roadway, such as that near Loring Park. Rasmussen agreed that this was a good idea.
Pentel stated her concern about the Bassett Creek setback. She does not want the City
to set a precedent of encroaching into the creek setback. If the City allows this, then
private developers will want to have this concession also.
..
McAleese confirmed that this development qualifies as a PUD, but a few other issues
remain. First, he agreed that parking on Golden Valley Road is quite dangerous. The
curve, bank driveways, and fast traffic make this area very treacherous. The creation of
a median would slow traffic at first, but does not believe it would last. Secondly, he would
like to see a condition recommending coordination between the aesthetics of the sites.
Thirdly, the barbecuing issue should be addressed, noting that a possible communal
outdoor barbecue area should be discussed. Fourthly, he said creating home offices in
the units would be an. interesting idea. He would like to see City staff work with this
issue. Finally, he suggested that the Homeowners' Association have access to space in
the City Hall for their meetings.
Minutes of the Golden Valley Planning Commission
February 28, 2000
Page 12
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Grimes said that parking remains a concern. The development may be too dense if
additional parking is not provided. On~street parking should be reevaluated. The
creation of cutouts for on~street parking is another option. In most cases, the parking
requirements exceed the actual amount necessary to accommodate the vehicles. He
said that the east side of the site works effectively, but the west side is lacking parking.
.
Pentel suggested cutting into the street to create a recessed area for the parked cars.
She also feels that there may be some options for using on-street parking.
McAleese said that we should require parking on the site, as it is the typical approach.
Since the City decided to take a different approach in creating this dense development,
other alternatives need to be discussed. Shaffer agreed that on-street parking is not
usually allowed. In this instance, the City is aiming for an urban setting and needs to
reevaluate the parking situation.
MOVED by McAleese, seconded by Hoffman, motion carried unanimously to
recommend to the City Council to approve the Preliminary Design Plan for Planned Unit
Development No. 86 subject to the following conditions including two additional
conditions (13 and 14).
1. David Bernard, Brookstone-Vanman LLP and Common Bond have submitted
drawings and other plans. These plans become a part of this approval. TheBernard
plans were prepared by Pioneer Engineering and dated 2/4/00. These plans include
a cover sheet, site plan, preliminary plat, preliminary grading plan, preliminary utility .
plan and tree plan. Brookstone-Vanman LLP plans include a site plan, an illustrative
drawing, a landscape concept outline and drawing, and floor plans. These plans
have all been prepared by Vanman Companies. Common Bond plans were prepared
by SMMA Architects and are dated 2/1/00. These plans include a grading and
drainage plan, a utility plan, planting plan, site plan, floor plans and exterior
elevations. A landscape plan for the Bernard portion of the PUD has been prepared
by Arteka and dated 2/15/00.
2. The memo from City Engineer Jeff Oliver to Mark Grimes dated February 22, 2000,
shall become a part of this approval. It should be noted that the trail is to be 12 feet
wide rather than 8 feet wide as noted. in the Oliver memo. All requirements outlined
in this memo should be completed in the time frame stipulated in the memo.
3. The memo from Deputy Fire Marshal Ed Anderson to Mark Grimes dated February
22, 2000, shall become a part of this approval. All requirements outlined in this
memo shall be completed in the time frame stipulated in the memo.
4. A building code analysis must be submitted to the Building Official in order to
determine if the structures meet the requirements of the Building Code. This
analysis shall be prepared prior to the submission deadline for the General Plan of
Development.
5. The location of pedestrian crossings across public streets should be in a location that
is consistent with the pedestrian circulation study prepared by Glen VanWormer in
February 2000.
6. An overall signage. plan shall be submitted with the General Plan of Development.
This would include both directional signs. and building signs.
7. Bernard may have a sales trailer on this site that is located no closer than 20 feet
from any public street. The sales trailer must be removed within 30 days after a .
,
.
.
.
Minutes of the Golden Valley Planning Commission
February 28, 2000
Page 13
certificate of occupancy is granted for one of the stacked flats or townhome
buildings. At that time, a sales office may be located in one of the units.
8. The applicants must prepare all cross parking agreements and other agreements
regarding joint maintenance and other shared issues as part of the submittals for the
General Plan of Development.
9. The Building Board of Review shall approve the final landscape plans.
10. In the future, the City may want to add a bridge across Bassett Creek to connect to
the creek trail between Wisconsin Ave. and Winnetka Ave. If the City obtains the
rights to build the bridge, and obtains the necessary financing, the PUD permit will
state that such a bridge may be built.
11. As stated in the City Engineer Oliver's memo, a Tree Preservation Plan must be
submitted as part of the General Plan of Development that meets the requirements
of the Tree Preservation Ordinance.
12. David Bernard may substitute town home buildings for stacked flat buildings and visa
versa as long as the footprint of the building remains essentially the same and all
building code requirements are met.
13. Additional parking should be created (on-street can be included in the additional
parking count) and the count should reach 65 spaces. There remains some flexibility
in this issue.
14. The developers should develop a unified streetscape and exterior plan for
consistency and compatibility between the properties.
V. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and Other Meetings
Grimes noted that the City Council meeting would be held on March 6, instead of the
original date set on March tho
Pentel commented that she attended the HRA meeting. The meeting went smoothly
with nothing to report to the Planning Commission.
Pentel asked Grimes to distribute a map and footprint of the Olympic Printing site for
better understanding of the project at hand.
VI. Other Business
There was no other business discussed.
VII. Adjournment
The meeting was adjourned at 10:00 P.M.
Richard Groger, Secretary
.
MEMORANDUM
DATE:
TO:
FROM:
RE:
March 13, 2000
Golden Valley Planning Commission
Dan Olson, City Planner
Informal Public Hearing - Conditional Use Permit -700
Pennsylvania Avenue South - Rudy Luther's GMC Truck & Motor
Home Center, Inc., Applicant
.
Rudy Luther is proposing to lease an existing building at 700 Pennsylvania
Avenue South to house their car detailing business. Rudy Luther currently
operates this same business at 5760 Wayzata Boulevard in Golden
Valley, and is relocating to accommodate the Allianz Life PUD that is due
to be reviewed by the City Council in the near future.
The business entails new and used car clean-up and cosmetic add-ons
(for example, installing roof racks and running boards). The facility will
utilize the latest state of the art technology and equipment. The Golden
Valley City Code requires a Conditional Use Permit for this type of use in
the Industrial zoning district: "Automobile repair shops, auto body repair
and/or painting, and auto cleaning and reconditioning" can be found under
Subdivision 4. "Conditional Uses" (attached). Also attached is a location
map that shows the location of the building Rudy Luther's is proposing to
lease.
The Buildina. The applicant has submitted a site plan showing the
existing building, which is a 1-story, concrete building with a footprint of
4,004 sq.ft. The building was constructed in 1961, and was most
recently used by a company called Jet Edge to build high volume
compressors and power generators. The building is now vacant. No
changes are proposed to the exterior of the building. The building will
house a service bay for cars which will be accessed through a drive-in
entrance. There will also be a small 450 square foot office and record
storage area.
.
Parkina. Adequate parking for this site is being provided. The Code
requires one parking space per each 250 square feet of gross floor area
for the office use and one parking space for each three employees. Rudy
Luther's states that there would be 4 employees on the site resulting in a
total of 4 outside parking stalls. According to the proposed site plan,
there is a large paved parking area in front of the building which would
easily accommodate more than 4 cars.
.
Setback/Code Issues. This property does not meet the south side yard
setback of 20 feet, and is therefore considered a non-conforming
structure. However, according to City Code Section 11.90, Subdivision 2,
relating to non-conforming uses, this is not an issue since the building
footprint is not proposed to be changed.
Environmental Issues. Since the building footprint is not being changed, .
the applicant would not be required to complete and submit a Grading,
Drainage and Erosion Control application or a Landscape Plan. A Tree
Preservation application would also not be needed on this property
because there are no trees being displaced.
We have received written information from the Building Official and Fire
Marshal on building code requirements. This information is attached for
your review. The applicant would be required to meet these requirements
before occupancy.
.
Factors for Consideration
In approving or denying any CUP, City Code requires that findings be
made on ten specified factors. Staff evaluation of those factors as they
relate to the current proposal are as follows:
1. Demonstrated Need for the Use: The City's standard basis for
determining need is that an applicant has identified a market of the
proposed good or service. That criterion has been met in this case.
2. Consistency with the Comprehensive Plan: The plan identifies the
proposed site and its surrounding area to the south for long-term
industrial use, other than the low density residential site directly across
the street from the proposal. Automobile-related services, by
conditional use, can be considered for that land use classification.
3. Effect on Property Values in the Area: Approval of the CUP will not
substantially alter the extent or nature of on-site development or
activity. The property is bounded by a single-family residential
development north of Laurel Avenue. Vegetation on the north side of
this property is sufficient to help shield any negative impact the
proposal could have on this residential area.
4. Effect of any Anticipated Traffic Generation Upon Current Traffic
Flow and Conaestion in the Area: The applicant has stated that
approximately 10-15 cars per day would be in for detailing. According
to Jeff Oliver, City Engineer, this site would generate about 24 traffic
trips per day. Staff believes that this would not cause undue
congestion for this area. The applicant has indicated that they would
use the travel route along the Highway 394 frontage road from the
main dealership buildings, which is away from the residential area
along Laurel Avenue. The hours of operation will be from 7:30 A.M. to
4:30 P.M., Monday through Friday.
.
2
.
5. Effect on any Increase in Population: Staff does not believe that the
number of employees that will be on site during the day will cause an
impact to the area.
6. Increase in Noise Level: At this time, staff have no reason to expect
that noise impacts will extend outside of the building.
7. Any Odor, Dust, Smoke, Gas, or Vibration Caused bv the Use: The
City Inspection staff has reviewed the issues concerning this use.
Their comments are attached for your review. These requirements
would need to be met before occupancy.
8. Anv Increase in Flies, Rats. or other Vermin on the Area Caused
bv the Use: There should be no increases in these pests, because the
proposed business is not the sort to attract them.
9. Visual Appearance of the Proposed Structure or Use: It is unlikely
that the applicant will require signage. However, any proposed signs
would be regulated by the City's Inspections Department and will have
to meet established standards.
10. Other Concerns Reaardina the Use: Modifications to the building for
the detailing of vehicles will need to be addressed by the Inspections
Department.
One other concern for this site is outside storage of vehicles. To
protect the residential area along Laurel Avenue, staff recommends
prohibiting parking in the green space area on the north side of the
building.
The applicant is not proposing any outside storage. However, should
the applicant choose to do this at a later time, all materials and
equipment should be screened so as to not be visible from adjacent
properties and streets and would not be permitted within the required
landscaped area.
.
Recommended Action
Staff recommends that the following conditions be made part of any
approval of a Conditional Use Permit for auto-related services at 700
Pennsylvania Avenue South. An approved site plan becomes a part of the
CUP approval.
.
1. The hours of operation shall be from 7:30A.M. to 4:30P.M.,
Monday through Friday.
2. Only those vehicles being serviced by Rudy Luther's may use the
building.
3. The paved asphalt parking area shall be the only location where
motor vehicles may be parked. No parking shall be allowed within
the required landscape area.
3
.
4. Any signage for the building must meet the signage requirements
of the City's Inspection Department.
5. Whenever possible, the applicant use the travel route along the
Highway 394 frontage road from the main dealership buildings,
which is away from the residential area along Laurel Avenue.
6. The doors of the facility shall remain closed except when vehicles
or equipment are taken into or out of the building.
7. No outside storage of materials is allowed unless it is screened so
as to not be visible from adjacent properties or streets. No storage
is permitted within the required landscape area.
8. All other applicable local, state, and federal requirements shall be
met.
9. Failure to comply with one or more of the above conditions shall be
grounds for revocation of the conditional use permit.
Attachments:
.
. Section 11.36, Subd. 4 .
. Location Map
. Narrative submitted by Luther Company
. Memo from Deputy Fire Marshall/ Building Official
. Proposed Site Plans
.
4
.
t
..f
S 11.36
Subdivision 4. Conditional Uses. The following conditional uses may be
allowed after review by the Planning Commission and approval by the Council folloWing
the standards and procedures set forth in this Chapter:
District.
A. All conditional uses as provided for in the Light Industrial Zoning
B. Car wash.
C. Structures and premises for automobile, or other motor vehicle
sales and showrooms, with incidental accessory service and repair facilities.
D. Gasoline service stations.
E. Bulk storage of gas, fuel oil, chemicals, and other liquid or solid
materials which may be considered hazardous or toxic.
F. Mortuaries.
G. Off-street parking lots for adjacent Commercial or Industrial uses.
H. Outdoor sales including motor vehicle and equipment rental.
I. Drive-in retail establishments, such as banks, cleaners, photo
shops, restaurants (Class II), and similar uses.
J. Unattended business operations, such as vending machines and
equipment.
K. Temporary structures such as tents or air-supported structures.
L. Railroad yards, railroad tracks and rights-of-way in such yards,
railroad shops, round houses, and any other use which shall be for railroads.
M. Automobile repair shops, auto body repair and/or painting, and
auto cleaning and reconditioning.
Source: Ordinance No. 641
Effective Date: 11-16-84
N. Heliports, as herein defined.
Source: Ordinance No. 643
Effective Date: 11-16-84
GOLDEN VALLEY CC
293
(6-15-98)
.
~ 11.36
O. Child Care Facilities, as defined in this Chapter.
Source: Ordinance No. 712
Effective Date: 6-23-88
P. Trade Schools or Training Centers.
Source: Ordinance No. 53, 2nd Series
Effective Date: 1-23-91
Subdivision 5. Building Height. No building or structure, other than water
tanks, water towers, essential service communication structures not exceeding 120 feet in
height and lighting fixtures, shall be erected to exceed a height of forty-five (45) feet in the
Industrial Zoning District. All necessary mechanical equipment and elevator penthouses
will not be included in computation of building height.
Source: Ordinance No. 80, 2nd Series
Effective Date: 11-28-91
Subdivision 6. Yard Requirements. Front, side and rear yard setbacks
shall be required within the Industrial Zoning District as follows:
. A. In the case of premises abutting a public street front yard setbacks
shall be at least 35 feet from the right-of-way line of said street. All front yard setbacks
shall be maintained as landscaped green areas. In the case of corner lots all portions of
said lot abutting a public street shall be deemed to be a front yard.
B. In the case of premises facing a Residential Zoning District or an
R-2 Zoning District across a street, the yard abutting that street shall not be less than 75
feet in depth.
C. Other side and rear yard setbacks shall be as follows:
1. In the case of premises adjoining a Residential Zoning
District or an R-2 District, required side and rear yard setbacks shall be not less than 100
feet in depth.
2. In the case of premises adjoining a Multiple Dwelling,
Business and Professional Office, or Institutional Zoning District, required side and rear
yard setbacks shall be not less than 50 feet in depth.
3. In the case of premises adjoining a Commercial, Light
Industrial, Industrial, Radio or Railroad Zoning District, side and rear yard setbacks shall
be not less than 20 feet in depth.
.
GOLDEN VALLEY CC
294
(6-15-98)
.
.
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, Rudy luther's
TOYOTA
Purpose for Building Lease
700 Pennsylvania Avenue
Golden Valley, MN
The above listed building will be used for a detail and acce ory installation
site, including new and used car clean-up and cosmetic add I (e.g. roof.
racks, nmning boards).
.
Chemicals to be used include A T6 Degreaser, ZEP 50 Tire
Cleaner, Transit Coating RemoveIi and ZEP Blue Magic C ash.
, Crew wiD include three clean-up teclmicians and one acces oJ teClmiCian,
utilizing all of the main garage area. Office space will be us d for record and
file storage. :
I I
The building appearance *m not ~hange, approximately te 'to fifteen cars
on site per day. The trave~ route t~ and from main dealershi bJndings will
utilize frontage road from Pennsylrania to Winnetka, away ; odt residential
areas. HoW"S of operation e nozmalIy 7:30 A.M. to 4:30 P, . Monday
through Friday.
Thank you,
Greg W ohlsdorf
I Service Manager
'.
, ,
_ e ~ I W;ayzata Boulcv;ard I Golden Valley. H I S5"2~ lei: 163-5<<-1313 I Fax: 763.541.8 : 1 I GETTHE VERY BEST OF US
.
.
.
MelTIoranclum
To: Dan Olson, City Planner
From: Ed Anderson Deputy Fire Marshal/Gary Johnson Building Official
Date: 03/09/00
Re: Conditional Use Permit for 700 Pennsylvania Ave South
On March 8, 2000, I completed a fire prevention survey at 700 Pennsylvania
Ave South. The name of the company is Rudy Luther Toyota Car Dealership..
Listed below are the items need to be corrected. After consultation with Gary
Johnson the following items compiled and shall be completed before occupancy.
1) The fire /automaticsprinkler system shall be reevaluated for the use of the
building. This reevaluated shall be done by a Fire Protection Engineer or
Fire! Sprinkler Company.
2) Replace all painted sprinkler heads located in the building. A license
sprinkler company shall do the completion of this work. Permit for this
work is required.
3) Provide a Flammable Waste Drain for the storage of vehicles in the garage.
The installation shall in accordance with City Of Golden Valley Plumbing
code and requirements.
4) Provide Fire Extinguishers throughout the building. The fire extinguishers
shall be classified for the type of operation of the business.
5) The list of chemicals for the daily operation of the business is not hazardous
and will not required any special hazardous storage requirements.
6) The mechanical system shall be designed by mechanical engineer'
accordance Uniform Mechanical Code.
7) A Building Permit maybe required.
If you have any questions please contact Gary or myself.
.
MEMORANDUM
DATE:
TO:
FROM:
RE:
.
.
March 9, 2000
Planning Commission
Mark W. Grimes, Director of Planning and Development
Informal Public Hearing on Zoning Map Amendment for a Portion
of the Proposed Breck Ice Arena Site Located at the Northeast
Corner of Dahlberg Drive and TH 55 - Industrial to Light
Industrial- Breck School, Applicant
Breck School has requested that a portion of the 3.6-acre site they are proposing
to purchase for an ice arena site be rezoned from Industrial to Light Industrial.
The remainder of the site is currently zoned Light Industrial. (See attached map.)
The rezoning is requested in order to have the same zoning for the entire ice
arena site.
Breck has entered into a development agreement with the HRA to purchase this
site at northeast corner of Dahlberg Drive and TH 55. This site was formally the
location of the Juhl Brokerage building (demolished by the HRA in 1999) and a
portion of the Minneapolis, Northfield and Southern Railroad headquarters and
roundhouse. The railroad property was purchased by the HRA in the late 1980's
and the Juhl building was purchased in 1999.
The proposed ice arena site currently consists of 11 platted parcels and vacated
streets and alleys. The site is in the process of being consolidated into one lot in
order that a conditional use permit (CUP) may be considered for the construction
of the ice arena. (Only one principal building may be located on one lot.)
The site has two zoning categories. The property that the Juhl building was
located on is zoned Light Industrial and will remain with that zoning. The
remainder of the site is zoned Industrial because of the heavier, industrial uses
that were formally on the site. This area is proposed to be rezoned Light
Industrial.
The Comprehensive Plan Map that was approved by the City Council in 1999
guides this area for light industrial uses (including offices). The North Wirth
Parkway Redevelopment Plan adopted by the City Council in 1997 indicates that
the east area of the North Wirth Redevelopment Area is planed fora mix of large-
scale office, office/warehouse, with office development preferred adjacent to TH
55. The Light Industrial zoning for the entire 3.6-acre site is most consistent with
both the Comprehensive Plan Map and Redevelopment Plan (see attachments).
.
Recommended Action
The staff recommends that the zoning map be amended to Light Industrial for
that portion of the proposed ice arena site at the northeast corner of Dahlberg
Drive and TH 55 that is now zoned Industrial. This Light Industrial category is
consistent with both the Comprehensive Plan Map and the North Wirth Parkway
Redevelopment Plan. The rezoning will provide for one zoning category for the
site where the Breck Ice Arena is proposed.
Attachments: Location Map
Existing/Proposed Portion of Zoning Map
Portion of General Land Use Plan Map
Portion of North Wirth Redevelopment Plan
.
.
2
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"Industrial and Light Industrial"
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GENERAL LAND USE PLAN
RESIDENTIAL
o Low Density (Less than 5 units per acre)
tT. Medium Density (5 to 11.9 units per acre)
l1li High Density (12 or more units per acre)
COMMERCIAL
[:J Office
.. Commercial (also includes Office)
INDUSTRIAL
[=:J Light Industrial (also includes Office)
l~i1:H Industrial (also includes Office)
[B Open Space - Public and Private Ownership
D Schools and Religious Facilities
1:_'___,_1 Public Facilities - Miscellaneous
_ Semi-Public Facilities - Miscellaneous
.. Open Water
D Wetlands National Weiland Inventory. not field verified
(MInor adjustments made to some wetlands)
~ Railroad
Existing Local Trail
. . . . . . . . . . Proposed Local Trail
Regional Trail
- - - - Proposed Regional Trail
_PEa Pedestrian Bridge
Road Rights-of-Way
--- MiJnicipal Line
1 inch = 1,833 feet (1)
Thibault
.usDC;.lATES
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-
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Comprehensive Plan 1999 - 2020
_.. ...... ..___._.&.""1__
,
.
Part II: REDEVELOPMENT PLAN COMPONENTS
As indicated in Part I of this plan, North Wirth is divided for planning purposes
into three sub-areas: the East Area, the Central Area, and the West Area (Exhibit
B). The following pages present a summary of land use characteristics and
planned and completed redevelopment activities for each sub-area.
East Area
Among the three sub-areas, the East Area displayed the least advantageous
initial land use characteristics. Ten years older than the other two parts of North
Wirth, it has also been the focus of the most extensive redevelopment activity
over the years. Even with time out for remediation of significant soil ~nd
groundwater contamination, most targeted redevelopment projects have been
completed or are well iri hand. (Exhibit C)
.
Boundaries and Size
Triangular area bounded on east by Wirth Park, on south by Olson Memorial
Highway (Hwy. 55), and on northwest by railroad tracks. Also known as
"original" North Wirth Parkway area.
Approximately 38 acres in size.
.
Initial land Use Characteristics (1978)
· Unplanned intermixing of small scale residential, commercial, and industrial
uses near park and highway, with Hennepin County Animal Humane Society,
a major box manufacturer, and encroaching railroad uses extending
southeasterly from the railroad tracks.
· Most of area platted in small (40 to 50 feet wide) residential lots dating back
to 1915.
· Many vacant lots under widely dispersed ownership.
· Widespread zoning nonconformities, including businesses in residential
structures, inadequate on-site parking, inadequate or nonexistent landscaped
areas, and structures too big for sites.
· Increasing building code violations and structural decline.
· Inadequate and hazardous access to and from highway.
· No curbs, gutters, or sidewalks on internal streets; pavement nonexistent or
deteriorated; many street and alley segments vacated for railroad yard use.
EXHIBIT c:
EAST AREA AND TAX
INCREMENT DISTRICk
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Planned Characteristics
Mix of large scale office, office/warehouse, and light industrial uses, with office
development preferred adjacent to highway. Animal Humane Society to remain
in place. Due to prohibitive cost of acquisition, box manufacturer to remain in
place with site improvements as feasible.
Activities Completed to Date
· Buyout and removal of all residential uses and all railroad uses except basic
trackage.
Construction of redesigned internal street system.
Construction and signalization of redesigned highway access.
Construction of local storm water ponding facility.
Remediation of soil and groundwater pollution generated by former uses.
Development of Wirth Park Center -- 260,000 square foot office complex in
three buildings, with associated parking ramp (can accommodate
approximately 40,000 square feet of additional office space through vertical
expansion of tallest office building and parking ramp).
Development of Dahlberg, Incorporated -- 87,700 square foot corporate
headquarters and hearing aid manufacturing facility.
Development of Grow Biz International-- 47,500 square foot office,
'warehouse, and training center for company specializing in purchase/resale
of various popular commodities.
Current Action Plan Components
· Development of one remaining site east of Dahlberg Drive, including
necessary soil corrections.
· Development of one remaini!lg site west of Dahlberg Drive, including
necessary soil corrections.
· Development of one remaining site north of Animal Humane Society.
· Potential acquisition and demolition of one remaining older building (Juhl
Brokerage) on highway side of easterly development site, with accompanying
relocation of existing business.
.
MEMORANDUM
DATE:
TO:
FROM:
RE:
March 6, 2000
Planning Commission
Mark W. Grimes, Director of Planning and Development
Informal Public Hearing on Consolidation of Lots at the
Northeast Corner of Dahlberg Drive and TH 55 into One Lot -
Breck School and Golden Valley Housing and Redevelopment
Authority (HRA), Applicants
.
Background
The Golden Valley Housing and Redevelopment Authority (HRA) has entered into a
development agreement with Breck School. This agreement outlines the terms for the
sale of 3.6 acres at the northeast corner of Dahlberg Drive and TH 55. This property is
the former location of a portion of the Minneapolis, Northfield and Southern Railroad
roundhouse and Juhl Food Brokers. The HRA has owned the old railroad property since
the late 1980's and the Juhl property since 1999 when the building was torn down.
The agreement with Breck calls for the construction of a 40,640 sq.ft. ice arena. In order
for the ice arena to be built, two other items must also be reviewed by the Planning
Commission and approved by the City Council. First, the entire site, except for the
former Juhl site, must be rezoned from Industrial to Light Industrial. The former Juhl site
is currently zoned Light Industrial. This would make the entire site proposed to be sold to
Breck as Light Industrial. Second, a conditional use permit would have to be granted to
allow for a recreational facility, such as the ice arena, in the Light Industrial zoning
district. These two items are both on the Planning Commission agenda at the same time
as the lot consolidation. Breck would like to begin the construction in the next several
months. Breck's current arena on 1-394 is being purchased by the HRA for the Allianz
office headquarters.
At the current time, the Breck ice arena site consists of eleven (11) platted lots and
vacated streets and alleys. In order for construction to occur on this site, the site must
be consolidated into one lot. The Zoning Code specifically states that a building can
only be placed on one lot.
Qualification as a Minor Subdivision or Consolidation
Section 12.50 of the Subdivision Code states that the minor subdivision process may be
used for lot consolidations as long as:
1. The lots involved in the consolidation are a parts of recorded plat
2. Consolidations may involve any number of parcels
.
3. The consolidation shall not necessitate any additional public investment in
streets or utilities to serve the new lot
Because this qualifies as a consolidation, the applicant must submit a sketch plan with
information outlined in Section 12.50. In this case, Breck has submitted a preliminary
plat drawing of the "Breck School Ice Arena Addition". All information required by
Section 12.50 has been included in the sketch.
The Code requires that the Planning Commission make a recommendation to the City
Council on this consolidation. The City Council would then hold a public hearing on the
plan for the consolidation. If the City Council approves the plan, the applicant will then
prepare the final plat. The final plat is then brought back to the City Council for
approval.
Staff Findings
The staff has reviewed the request for the consolidation. The proposed consolidation
would create one lot for the construction of an ice arena or other use permitted in the
Industrial zoning district. The proposed lot exceeds all requirements for lots in the
Industrial zoning district. Since both properties were purchased by the HRA for
redevelopment, it has always been anticipated that these parcels would be consolidated
into one lot for the construction of one building.
City Engineer Jeff Oliver PE, has written a memo to me dated March 6, 2000 regarding
the development of the site for an ice arena. In his memo, he indicates that the City
would have to vacate a drainage and utility easement under vacated Indiana Avenue
(east side of site). New utility and drainage easements would be dedicated on the final
plat. He also indicates that additional right-of-way or sidewalk easements would have to
be given to the City due to the existing location of the sidewalk along the east side of
Dahlberg Drive. It would appear that additional right-of-way can be dedicated to the
City, where needed, because the proposed ice arena is planned to be at least 48 feet
from Dahlberg Drive rather than the required 35 feet.
Recommended Action
The staff recommends approval of the proposed lot consolidation for the "Breck School
Ice Arena Addition" subject to the dedication of easements or right-of-way as indicated
in the Oliver memo dated March 6, 2000 and other standard drainage and utility
easements required along all property lines. The consolidation is also subject to review
by the Minnesota Department of Transportation. It is not anticipated that MnDOT
comments will be negative because there is no additional right-of-way needed and there
are no proposed driveway openings on TH 55.
Attachments: Location Map
Narrative (3 pages)
Memo to Mark Grimes from City Engineer Jeff Oliver dated
March 6, 2000
Memo to Mark Grimes from Deputy Fire Marshal Ed Anderson
dated March 1, 2000
Memo to Mark Grimes from Building Official Gary Johnson
dated March 6, 2000
Site Plans
2
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SUBJECT PROPERTY
BRECK SCHOOL,
APPLICANT
:~
-$
'7
OLSON MEMORIAL HWY
. BRECK ICE ARENA
CONDITIONAL USE PERMIT APPLICATION
REZONING PETITION &
APPLlCA nON FOR MINOR SUBDIVISION (lOT CONSOLIDATION)
Golden Valley, Minnesota
February 22, 2000
PROJECT DESCRIPTION - NARRATIVE
The proposed project is to be located at the northeast corner of the intersection of Minnesota
Highway 55 and Dahlberg Drive in the North Wirth Redevelopment District. The property is
presently owned by the City of Golden Valley, Housing and Redevelopment Authority and
consists of several parcels that will be consolidated by platting (Lot Consolidation) to create a
single parcel large enough to accommodate the Ice Arena and associated parking. The property
is presently zoned INDUSTRIAL and LIGHT INDUSTRIAL and as part of this application is
proposed to be RE-ZONED to a single zoning classification, INDUSTRIAL. Application is being
made to grant a CONDITIONAL USE PERMIT for the proposed Ice Arena which has been
identified as an acceptable conditional use within the Industrial Zoning District.
.
The building is proposed to be located on the south, higher end of the consolidated site with the
entry facing north toward the parking area at the lower area of the site. The parking lot will be
accessed from the west and north along Dahlberg Drive. The floor elevation of the building will
be set such that the arena will be built into the hill and will be approximately 18 feet tall along the
Highway 55 frontage. No building or parking setback variances will be required with the proposed
site arrangement. Curbing of the drive and parking areas will be included as well as landscaping,
in conformance with the City Landscape Ordinance, along the Dahlberg Drive street frontage and
Highway 55 frontage. There are approximately 11 trees that exist on the site today. Every effort
will be made to retain any existing tree that falls outside of the building footprint or the areas on
the site where contaminated soils are not required to be excavated and removed for disposal.
Breck School proposes to construct a state of the art. ice arena to meet the needs of skating
programs for Breck School as well as the few outside clients presently using the existing Breck
Arena. The building is proposed to include a standard ice sheet (85' X 200'), seating for
approximately 884 spectators, 4 locker rooms for Breck hockey teams, 4 guest locker rooms with
showers, entry and lobby space with access to public facilities and concessions, and accessory
space required for operation of the ice rink. A second level lobby/viewing area adjacent to a
multi-use room and access to a concourse at the top of the seating area is proposed as part of
the project. Exiting from the concourse level at the south end will occur on grade. Parking for
164 cars will be included on the north side of the arena and efforts will be made to arrange for
overflow parking with the adjacent business located in the North Wirth Development.
The arena will be. constructed of decorative insulated precast wall panels for the main bUilding
along with masonry and glass elements at the primary entrance. An attempt will be made to
maintain an institutional character compatible with the surrounding industrial and office buildings
and representative of the quality befitting Breck School. Durable materials (decorative masonry,
concrete, brick, etc.) will be used throughout the facility to withstand the hard use and maintain its
desirable appearance throughout the expected life of the building.
.
Page 1 of 3
BRECK ICE ARENA
CONDITIONAL USE PERMIT APPLICATION
REZONING PETITION &
APPLICATION FOR MINOR SUBDIVISION (LOT CONSOLIDATION)
Golden Valley, Minnesota
February 22, 2000
.
The project developer is Breck School, presently located in Golden Valley. The new facility will
be a replacement for the existing Breck Arena, being taken for redevelopment, that is located
along Highway 394 in Golden Valley. The school has been and will continue to be an important
and active resident of the City of Golden Valley.
The project architect is ACC Architects, Inc., located in Minneapolis specializing in the design of
ice arenas and recreational facilities.
The project construction manager is Kraus-Anderson Construction, one of the major general
contractors in the region.
HIGHWAY 55 & DAHLBERG DRIVE - Site & Building Issues
ZONING
Existing - Industrial & light Industrial
Re-zone to Industrial Zoning District
Apply for Conditional Use Permit
Recreational Facility allowed by Conditional Use Permit
Maximum Building Height - 45'
Building Parking
Front Yard Setback (street) 35' 35'
Side Yard Setback 20' 10'
Rear Yard Setback 20' 1 0'
Parking Requirement -1 Car per 4 Seats for Design Capacity
Parking Requirement (Ice Arena) - 1 Car per 6 Seats or 1 car per 300 SF of rink
area whichever is greater
Parking Stall Size 9' X 20'
Lot Coverage allowable - 50% Maximum
Lot Coverage for proposed building - 26%
(Building 40,640 SF Site 157,926 SF)
.
SITE PLANNING & BUILDING CONSIDERATIONS
Parking required by ordinance: 1 car per 6 seats = 148 cars
Parking provided: 164 cars
Site parking and security lighting will be provided utilizing a combination of pole mounted
down-light fixtures with a "shoe box" type head and building mounted fixtures at exit .
locations. All lighting will be designed to limit the amount of light that is cast to any
adjacent properties.
Page 2 of 3
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BRECK ICE ARENA
CONDITIONAL USE PERMIT APPLICATION
REZONING PETITION &
APPLICATION FOR MINOR SUBDIVISION (LOT CONSOLIDATION)
Golden Valley, Minnesota
February 22, 2000
SITE LOCATED AT MINNESOTA HIGHWAY 55 AND DAHLBERG DRIVE
LEGAL DESCRIPTION:
Outlot 0, NORTH WIRTH PARKWAY 3RD ADDITION, according to the recorded plat
thereof, Hennepin County, Minnesota.
AND
Lots 75,76,77,78 & 79; Lots 107, 108, 109, 110 & 111, all in GLENWOOD, according to
the recorded plat thereof, Hennepin County, Minnesota, and those portions of vacated
alleys as dedicated in said plat of GLENWOOD accruing to said Lots, described as
follows:
That part of the vacated alley adjoining said Lots 78, 79, 107 & 108 which lies between
the extensions across it of the north lines of said Lots 79 & 107, and the south lines of
said Lots 78 & 108; and that part of the vacated alley adjoining said Lots 75 to 78
inclusive which lies between the extensions across it of the west lines of said Lots 77 &
78, and the east lines of said Lots 108 & 109.
AND
That part of Indiana Avenue North, (formerly Virginia Avenue), as dedicated in the plat of
GLENWOOD, according to the recorded plat thereof, Hennepin County, Minnesota, lying
west of the centerline thereof and between the extensions across it of the south line of Lot
109, said GLENWOOD, and the north line of Lot 98, said GLENWOOD.
AND
That part of vacated Ardmore Drive (formerly Jean Avenue) lying east of the west line of
the Southeast Quarter of the Northeast Quarter of Section 19 , Township 29, Range 24
and between extensions across it of the north and south lines of Lot 79, GLENWOOD,
according to the recorded plat thereof, Hennepin County, Minnesota, and which lies
easterly of a line of 30 feet westerly of and parallel with a line described as beginning at
the intersection of the south line of said Northeast Quarter of Section 19, and a line 60
feet easterly of and parallel with the west line of said Southeast Quarter of the Northeast
Quarter of Section 19; thence northerly along said parallel line 227.89 feet; thence
northwesterly a distance of 107.28 feet along a tangential curve concave to the southwest
having a central angle of 32 degrees 56 minutes 29 seconds and a radius of 186.60 feet
and said line there terminating.
Page 3 of 3
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PUBLIC WORKS
MEMORANDUM
DATE:
TO:
FROM:
RE:
March 6, 2000
Ma.rk Grimes, Director of.Pla~nin a d Development
Jeff Oliver, PE, City Engineer
Review of Proposed Beck Ic r a North Wirth Site
Public Works staff has reviewed the plans submitted forthe proposed Breck Ice Arena
in the North Wirth Redevelopment Area. Based upon this review staff has identified the
following issues that need to be resolved.
Site Plan:
1) The City of Golden Valley vacated Indiana Avenue on the east property line of this
site on February 2, 1999. As part of this vacation a drainage and utility easement
was retained over the entire 3D-foot wide former right-of-way. Based upon the plans
reviewed it appears that the building will be located within the easement that was
retained. Therefore, that easement, and other easements that run in favor of the city
should be vacated and rededicated as needed with the final plat. The vacation
process must run concurrently with the final plat.
2) There is an existing sidewalk along the east side of Dahlberg Drive that is not
located within the current street right-of-way. Additional right-of-way dedication will
be needed with the final plat to cover the sidewalk. If this additional right-of-way
requirement creates significant problems with the site plan a walkway easement
could be dedicated over the sidewalk.
Grading. Drainage and Erosion Control Plan:
1) This site is within the Main Stem Subdistrict of the Bassett Creek watershed.
Because of the size of the project it will be subject to the Bassett Creek Water
Quality Policy, including the requirements for water quality ponding. However, when
the infrastructure in the North Wirth Redevelopment Area was constructed by the
City a pond was built that provides the water quality and rate control volumes
needed for this site. Therefore, no additional water quality or rate control ponding is
required with this development.
2) The grading plan will need to be submitted to the Bassett Creek Water Management
Commission (BCWMC) for review and comment. The BCWMC meets the third
Thursday of each month. In order to be placed on an agenda the plan and an
application form signed by the City must be submitted a minimum of two weeks prior .
to the meeting date. Therefore, the soonest this development can be reviewed is at
the April commission meeting.
3) A City of Golden Valley Grading, Drainage and Erosion Control Permit is also
required for this site. No site disturbing activities may occur until the plans have
approved by the BCWMC and the City permit has been obtained.
4) The following items need to be included on the grading plan:
a) The location and a standard detail for catch basin inlet protection must be added.
b) An additional rock construction entrance should be included for the westerly
driveway access. If this driveway will not be used for construction traffic a
barricade should be shown.
c) A note should be included that a City of Golden Valley Right-of-Way permit will
be required for the driveway cuts and any other work in the right-of-way.
d) Pedestrian ramps must be shown at all curb radii for the sidewalks. The City
standard detail for these ramps must also be included.
e) The driveway apron for the Juhl Building was not removed as part of the .
demolition. This apron must be removed with this development. The concrete
sidewalk and curb and gutter must be installed in this location as needed.
5) A note discussing the repair of Dahlberg Drive must be added to the plan. The
repair should be made using the same pavement section that currently exists and
must conform to the repair standards of the city.
Utility Plan:
1) There is an existing water service on site that served the Juhl Brokerage building
that was demolished by the City. This service was cut off at the curb stop and
abandoned at the time of demolition. The service must be removed at the main as
part of this project if it is not being used for the arena.
2) A fire hydrant must installed near the northeast corner of the building at the corner of
the parking stalls. This hydrant should come off of the existing hydrant lead to the
adjacent building.
3) The sanitary sewer cleanout shown on the sewer service must be removed. A
sanitary sewer manhole must be constructed instead.
4) City record drawings indicate that there is an existing sanitary sewer and water
service near the northwest corner of the site. This sewer service should be utilized if
.
F:\GROUPS\ENG\DEVELOPMENTS-PRIVATE\BRECK\ARENA 2\1ST REVIEW.DOC
2
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at all possible in order to eliminate an open cut of Dahlberg Drive. Copies of these
record drawings are attached to this memo for the developers use.
Tree Preservation Plan:
1) A tree preservation plan is required for this site.
Conclusion:
In general, the proposed development works well on this site. The developer should
address the issues discussed in this memo. Once these items are addressed staff
recommends that the Breck Ice Arena proposal be approved.
Please feel free to contact me if you have any questions regarding this matter.
Enclosures
c:
Jeannine Clancy, Director of Public Works
Jeanne Andre, Assistant to the City Manager
Mark Kuhnly, Chief of Fire and Inspections
AI Lundstrom, Environmental Coordinator
Ed Anderson, Fire Inspector
Gary Johnson, Building Official
Joe Paumen, Engineering Technician
F:\GROUPS\ENG\DEVELOPMENTS-PRIVATE\BRECK\ARENA 2\1ST REVIEW.DOC
3
to.
.
To: Mark Grimes
Director of Planning and Zoning
From:Ed Anderson
Deputy Fire Marshal
Subj: Preliminary Site Plan for the Breck Ice Arena
Date: March 1,2000
Listed below is my preliminary site plan, review comments for the
Breck Ice Arena located at Dalhberg Drive and Olson Memorial
Highway.
1)
.
2)
3)
.
4)
Provide and maintain 20 feet minimum fire access. This access
road shall be posted with "No Parking Fire Lanes" and the
installation of stationary posts in accordance with the fire
department standards.
Provide and maintain the proper turning radius for the fire
apparatus to gain access in the parking lot and to the building.
Provide an automatic fire suppression system throughout the
building.
Provide an automatic smoke detection system throughout the
building. Audio and visual devices for the fire alarm system will
be installed throughout the building.
Provide an approved fire department key box (es) for the
building. The Deputy Fire Marshal shall determine the location of
the key box (es).
The fire department access road shall be maintained in all
weather conditions and constructed to impose the weight of the
fire department apparatus.
A post indicator valve (PIV) will be required for the
automatic/fire suppression system. This PIV shall be monitored
electrically by the fire alarm system.
Provide an additional fire hydrant located inside the parking lot
near the building. The installation of the fire hydrant shall be
installed in conjunction with the requirement from the City
Engineer's Office and the national recognized standards.
5)
6)
7)
8)
9) The construction site and the building under construction shall
meet the requirement as listed in the Minnesota Uniform Fire
Code Article 87.
10) Provide address numbers for the building. The address numbers
shall be position to be plainly, visible and legible from the street
or roadway fronting the property.
.
If you have any questions regarding the above listed items please call me
at 763-593-8065
.
.
,
.
DATE: March 6, 2000
TO: Mark Grimes,
Director of Planning and Development
FROM: Gary F. Johnson, Building Official
SUBJECT: Review of Preliminary General Plans of Breck Ice Arena
4210 Olson Memorial Highway
Must submit application for Board of Building Review.
Hydrant locations must be approved before issuance of building
permit.
P.I.V. required.
.
Building must be built to the '97 V.F.C., '97 V.B.C., '94 D.M.C.
and the MN State Plumbing Code.
Signage shall be according to the sign ordinance.
Plans must be submitted to the Metropolitan Waste Commission to
determine SAC units before issuance of permit.
List of special inspectors must be submitted to the City before
issuance of permit.
Submit a code analysis before applying for a building permit.
Plumbing plans must be submitted to the Minnesota Department of
Health by the plumbing contractor before city plumbing permit can
be issued.
.
..
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MEMORANDUM
DATE:
TO:
FROM:
RE:
.
.
March 6, 2000
Planning Commission
Mark W. Grimes, Director of Planning and Development
Informal Public Hearing on Conditional Use Permit (CUP) for the
Construction of an Ice Arena at the Northeast corner of Dahlberg
Drive and TH 55 (Olson Memorial Highway) - Breck School,
Applicant
Background
Breck School has entered into a development agreement with the Golden Valley
Housing and Redevelopment Authority (HRA) for the sale of the 3.6-acre site at
the northeast corner of Dahlberg Drive and TH 55. (This site is directly west of the
Dahlberg Inc. building.) Breck School plans to construct a 40,640 sq.ft. ice arena
on the site. Breck currently owns an ice arena on 1-394 just west of Xenia
Avenue. This property is being purchased by the HRA for the Allianz USA Life
development. Breck would be allowed to stay in the current ice arena until spring,
2000. At that time, the new arena would hopefully be constructed. Breck's
current arena would then be demolished.
Zoning and Code Issues
There are two other planning items that go along with the proposed CUP
application. First, the property must be consolidated into one lot. The site
currently consists of eleven lots. Staff is ~ecommending approval of this lot
consolidation as outlined in the staff memo. This consolidation would also be
considered as part of the March 13, 2000 Planning Commission agenda. Second,
the staff is recommending the rezoning of the northern portion of the site to Light
Industrial from Industrial as outlined in the staff memo. The Light Industrial zoning
is consistent with the Comprehensive Plan Map and the North Wirth
Redevelopment Plan.
The ice arena is being considered as a CUP in the Industrial zoning district.
Section 11.36, Subd. 4 states that recreation facilities, health and/or exercise
facilities, including dance studios, gymnastic training, weight lifting studio, aerobic
exercise and gymnasium are permitted by CUP. Staff has reviewed this matter
with the City Attorney and it is staffs opinion that an ice arena can be categorized
as a recreation facility similar to a gymnasium.
Breck School has submitted a packet for "Site Plan Option C". This is the plan
that the Planning Commission will be considering in the review of the CUP. The
packet includes a site plan, floor plans, building elevations, grading plan, and
utility plan. Breck has also submitted a project description narrative that
describes the proposal and certain pertinent facts.
The following items are issues that the staff would like to highlight:
1. Building Description-The Commission should refer to the narrative
prepared by the architect describing the ice arena. In addition, City
Building Official Gary Johnson has written me a memo dated March 6,
2000 describing Inspection Department concerns. These concerns are
ones that can be addressed during the development process. The
building does appear to be attractive with the use of quality material. The
Building Board of Review will have a chance to review these building plans
as part of the normal building permit process. One concern is how this
building would appear to the TH 55 side. Only about 18 feet of the building
would be visible from TH 55 due to the grade elevation change. The south
elevation of the building indicates that the materials to be used are
decorative precast wall panels. Some masonry elements would be visible
from TH 55. There are no openings planned for the south side of the
building.
2. Parking-The Zoning Code requires that arenas have one parking space
for every six seats. In this case, the arena is planned to hold 884.
Therefore, the parking requirement is 148 cars. Breck is proposing 164
parking spaces on the site, exceeding City Code requirements by 16
spaces. Breck has indicated that they will be meeting with adjacent
industrial and office owners to discuss the sharing of parking facilities to
cover the few times that there may be additional spaces needed. Breck
has indicated that 500 patrons are the highest attendance expected at a
game. The proposed parking should be adequate to handle this
attendance. During non-game time, the 164 spaces would be more than
adequate to handle the use of the arena for practices and other non-
spectator uses of the ice.
3. Landscaping-Breck has not submitted a landscape plan with the CUP
application. A landscape plan will have to be submitted to the Building
Board of Review. This plan must meet the City's landscape standards.
Breck will also have to submit a Tree Preservation Plan or indicate that
they are not subject to the Tree Preservation Ordinance. (Breck has
indicated that they will try to preserve the eleven trees that are located on
the site.) Staff recommends that a preliminary landscape plan be
prepared prior to City Council review of the CUP. Also, the determination
on the Tree Preservation Plan is made prior to City Council review of the
CUP. Ponding areas.are not required on this development because all
drainage is directed to the regional holding pond northeast of the site.
4. Setbacks-The proposed building will meet all street setback
requirements. The arena and the parking lot both meet the 35-foot
setback along Dahlberg Drive and the required 20-foot building setback
and 10-foot parking setback from the east property line. Buildings in the
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Light Industrial zoning district may not cover more than 50% of the lot. In
this case, the arena will cover 26% of the lot.
5. Height - No building in the Industrial zoning district can exceed 45 feet in
height. The subject building is proposed to be 36 feet in height at the
highest point of the structure. As indicated previously, only about 18 feet
of the building would be above the finished grade along TH 55.
6. Access and Driveways - There are two driveways into the parking lot
from Dahlberg Drive as indicated on the site plan. These driveways are in
good locations to serve the site and to minimize access issues. Traffic
can access the site from TH 55 by either Dahlberg Drive, that is not
signalized, or from Meadow Lane, that is signalized. Because events that
would draw large crowds are on weekends and in the evenings, access to
the area would be good with little or no conflict with other uses in the area.
The site is also very close to the main Breck Campus. Breck would
encourage students who drive to the arena from the main campus to use
Glenwood Avenue to Meadow Lane. This allows drivers to cross TH 55 at
a signalized intersection.
7. Environmentallssue- There has been environmental pollution on this
site caused by both a leaking fuel oil tank and activities at the railroad yard
that was previously located at the north end of this site. Breck will work
with the City and its consultants to develop the site in a manner
acceptable to standards approved by the Minnesota Pollution Control
Agency (MPCA). The City staff believes that the arena construction go
ahead with some conditions placed on development by the MPCA.
8. Hours of Operation-Breck would like to operate the arena from 6 AM to
12 midnight, seven days a week. The arena will operate all year. With the
. parking to the north side of the building lower than TH 55, the operation
until midnight would have minimal, if any, effect on the other properties in
the area.
9. Lighting-Because the arena would be located in an industrial area away
from residences, lighting becomes less of an issue. However, Breck plans
to use site parking and security lighting on both poles and on the sides of
the building. All fixtures are designed to keep the lighting on site as much
as possible.
.
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Factors for Consideration by Planning Commission
The Zoning Code requires that the Planning Commission make findings and
recommendations on ten factors. Staff evaluation of those factors as they
relate to the ice arena proposal is as follows:
1. Demonstrated Need for the Use: The City's standard basis for
determining need is that an applicant has identified a market for the
proposed use or service. In this case, Breck has demonstrated a need
for an ice arena to serve its school needs.
2. Consistency with the Comprehensive Plan: The Plan Map identifies
this area north of TH 55 for Industrial uses. The area south of TH 55 is
designated for residential uses. The ice arena is identified as a use
3
that is compatible with industrial uses as demonstrated by allowing an
ice arena as a conditional use in the Light Industrial and Industrial
zoning districts.
3. Effect on ProDerty Values in the Area: Approval of the CUP will not
substantially affect property values in the area. The site is designated
for industrial uses. The arena would be attractive and well landscaped.
Traffic to the arena would be primarily during non-peak hours. Due to
the topography of the site, only 18 feet of the building would be visible
from TH 55.
4. Effect on any AnticiDated Traffic Generation UDon Current Traffic: The
proposed ice arena would generate the greatest amount of traffic when
there are hockey games. Because the games are scheduled on
weekend afternoons and weekday evenings after the peak hour, the
traffic generated by this use would not have a significant effect on the
area. Access to the site is gained from TH 55 at Dahlberg Drive and
Meadow Lane.
5. Effect on any Increase in PODulation: The proposed arena would not
cause any increases in population. There would be several employees
working at the arena.
6. Increase In Noise Level: The ice arena would not cause a significant
increase. in noise for the area. The refrigeration unit is at the north end
of the arena, farthest from any residential area. The parking lot is
located at the north end of the site, away from the residential area.
There would be some noise cause by autos. The "Zamboni" remains
in the ice arena except when it is taken out for repair. The ice
shavings are kept inside the arena.
7. Any Odor. Dust. Smoke.. Gas. or Vibration Caused by the Use: The
proposed ice arena is not expected to cause any of these problems.
8. Any Increase in Flies. Rats or other Vermin on the Area Caused by the
Use: There should be no increases in these pests because the
proposed ice rink will not attract them. All garbage would be kept
indoors until ready for disposal.
9. Visual ADDearance of the ProDosed Structure or Use: Breck has hired
ACC Architects to design this ice arena. Based on the site plan and
building elevations submitted with the CUP applications, the ice arena
would blend in well with the other buildings in the area. The site would
meet all setback requirements that will provide substantial green areas
around the perimeter of the site. A landscape plan will be developed
to further enhance the visual appearance of the site.
10. Other Concerns Reaardina the Use: Staff believes that there are no
other issues that need to be reviewed for the development of the ice
arena.
Recommended Action
Staff recommends that the Planning Commission recommend to the City
Council, approval of the conditional use permit (CUP) to allow for the
construction of a 40,650 sq.ft. ice arena for Breck School at the northeast
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corner of Dahlberg Drive and TH 55. The proposed building would be a quality
addition to the North Wirth area and be a good neighbor to both the existing
office and industrial uses and the residential uses south of TH 55. The site is
close to Breck School with good ingress and egress to the roadway system.
The following conditions are recommended as part of the approval:
1. The "Site Plan Option C" package for the Breck Ice Arena prepared by
ACC Architects and dated 2-21-00 becomes a part of this approval.
2. The property is consolidated into one lot prior to the issuance of any
building permits for the ice arena.
3. The recommendations found in the memo to Mark Grimes from City
Engineer Jeff Oliver PE and dated 3-6-00 shall become a part of this
approval. .
4. The recommendations found in the.memo to Mark Grimes from Deputy
Fire Marshal Ed Anderson and dated 3-1-00 shall become a part of
this approval.
5. The recommendations found in the memo to Mark Grimes from
Building Official Gary Johnson and dated 3-6-00 shall become a part of
this approval.
6. The ice arena hours shall be limited to the hours of 6 AM to12
midnight. Special events after those hours may be permitted only with
approval of the Golden Valley City Manager.
7. The Building Official shall approve site lighting plans.
8. Signage shall be as permitted in the Light Industrial zoning district.
9. A landscape plan shall be submitted for review by the City Council at
the time the CUP is reviewed.
10. A tree preservation plan shall be submitted and approved for the site.
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Attachments: location Map*
Narrative (3 pages)*
Memo to Mark Grimes from City Engineer Jeff Oliver dated March
6, 2000*
Memo to Mark Grimes from Deputy Fire Marshal Ed Anderson
dated March 1, 2000*
Memo to Mark Grimes from Building Official Gary Johnson dated
March 6, 2000*
Site Plans*
* Refer to memos and plans attached to the Minor Subdivision-lot Consolidation
Memo written by Planning Director Mark Grimes
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MEMORANDUM
DATE:
TO:
FROM:
RE:
March 8, 2000
Planning Commission
Mark W. Grimes, Director of Planning and Development
Informal Public Hearing on Amendment No.2 to the West
Metro Surgical Center Planned Unit Development (PUD) No.
39, 6701 and 6681 Country Club Drive, HealthSystem
Minnesota and Teacher Federal Credit Union, Applicants
Background
The West Metro Surgical Center PUD No. 39 was originally approved by the City
Council in 1983. The PUD permitted the construction of the same day surgical
clinic at 6701 Country Club Drive (west building) and the continued use of the
6681 Country Club Drive building as a medical clinic. The PUD created two lots,
one for each of the buildings. The PUD allows for shared parking and access to
the two buildings as shown on the attached site plan. The parking lot between the
two buildings is constructed over the property line. The only "variances" from
standard zoning requirements with this PUD is that the buildings and parking area
between the two buildings do no meet the setback requirements from the interior
property line. All other zoning code requirements are met, including parking.
In 1985, PUD No. 39 was amended. The amendment was quite simple. It allows
the east building, that is about 21,500 sq.ft. in area, to be used for either medical
offices or business and professional offices. Since the parking requirement for
medical clinics is greater than for general offices, the PUD continued to meet the
parking requirement. Since 1985, the east building has not been used for medical
uses. Today, Teacher Federal Credit Union owns the building. Prior to its
ownership by the Credit Union, an insurance company occupied the site along
with other smaller tenants.
The existing PUD permit for the site requires 172 parking spaces based on the
premise that each building would be a medical clinic with six doctors in each
building and a total of 30 employees in each building. At the current time, there
are 168 spaces on the site. Four spaces have been removed in order to create
larger, handicapped parking as required by law.
.
Current Amendment Proposal
The 2nd amendment to PUD No. 39 is being proposed by HealthSystem
Minnesota in order for the existing Struthers Parkinson's Center building to be
expanded. The plan is to expand the building in three phases. The first phase at
the northwest corner of the building would add about 1850 sq.ft. The second
phase will add about 6650 sq.ft. at the northeast and south ends of the building.
The third phase includes an outdoor garden that is used for patient therapy. The
improvements also include interior changes to the building as outlined in the
attached submittals from Struthers. They have not indicated a time frame for the
second and third phases.
.
Planning Issues
There are several issues that the staff would like to highlight and discuss as part
of the amendment.
1. Parkina: The proposed building expansions would reduce the amount of
parking on the west part of the PUD adjacent to the Struthers building. On
the property owned by HealthSystem Minnesota, there are currently 108
parking spaces. The additions would reduce that parking down to 92
spaces. (Most of the spaces are lost at the south end of the building
where the outdoor garden area is proposed.) The number of parking
spaces on the Teacher Credit Union lot will remain at 60. After the new
additions to the Struthers building, there will be a total of 152 spaces that
are to be shared between the two uses. They are proposing a "proof of
parking" area that can provide 24 new spaces bringing the total to 176
spaces. ("Proof of parking" spaces would only be required to be
constructed if there was an actual need. Otherwise, the property would
remain landscaped.) The required number of spaces for both buildings
after the proposed additions (assuming both are clinics) is 196 spaces.
When it was determined that 172 spaces were needed for this PUD in
1983 and 1985, the amount was based on each building being occupied
as a clinic. The parking requirement for clinics is the same today as it was
at the time the PUD was approved - one space for every three
employees, one space for each doctor, and one space for every 250 sq.ft.
of building area. At that time, it was stated that each bUilding would have
30 employees and six doctors. The first amendment to the PUD altered
the permitted uses by allowing the east building at 6681 Country Club
Drive to be used for either clinic or office space. Since the parking
requirement for office space was less than for clinic space, parking was
not an issue. There remained 172 spaces for PUD No. 39.
In the narrative submitted by the applicant, the applicant states that the
152 spaces (with 24 "proof of parking" spaces) would be adequate to meet
the current needs. The Struthers clinic believes they have an actual need
for about 35-40 spaces because Metro Mobility or relatives drop off most
of their patients. Teachers Credit Union states that they have a need for
about 55 spaces for staff and visitors. This totals about 95 spaces and
there would be 152 spaces (not counting the "proof of parking") after the
additions to the Struthers building were made.
.
2
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The existing PUD Permit states that the east building may be used for
either a clinic or office building. The east building has not been used for a
clinic for over 10 years. Staff believes that the PUD permit should be
amended to state that the east building could only be used for business
and professional offices. This would then reduce the parking required for
the site to 180 or only four spaces fewer than the number of spaces shown
in the PUD on the proposed site plan for PUD No. 39.
2. Enaineerina Issues - As part of the PUD submittals, the applicant must
submit and grading and erosion control plan because there would be the
disturbance of the ground during construction. In addition, the applicant
will have to prepare a Tree Preservation Plan. This site has some
beautiful, large trees that should be preserved if at all possible. If and
when the "proof of parking" area is constructed, the applicant will have to
conform to the City's water quality requirements. A memo from the City
Engineer is attached.
3. Traffic Concerns - One of the major issues when this PUD was approved
in 1983 was over traffic. The concern was primarily because it was thought
that the clinics would create traffic congestion in the area. This has not
occurred with the use of these two buildings for both clinic and office
purposes. The 8505 sq. ft. addition to the Struthers building should not
cause a significant increase in traffic due to the nature of its clients. The
Struthers clinic will generate far fewer trips than generated by the previous
clinics that have used the buildings.
4. Insoection Deoartment Concerns - Deputy Fire Marshal Ed Anderson
has written me a memo-dated 3-3-00. This memo addresses fire
department requirements that must be addressed as part of the new
construction. The applicant is aware of these requirements.
5. Overalls Land Use - The proposed change to the site will not be
significant. The parking and buildings all meet or exceed the setback
requirements on all sides, including the west side that is adjacent to the
residential area. The PUD does provide excellent landscaping and
beaming along the west side. This will all remain in place. The proposed
additions to the building are well designed and in keeping with the existing
design of the building. The proposed garden to the rear will be an
attractive addition to the site.
6. Overall Need for the Struthers Clinic - Struthers is a leader in care for
persons with Parkinson's. The additions to this building will allow for more
persons to be served with new types of therapy and medical treatments.
.
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Recommended Action
The staff recommends approval of the proposed second amendment to PUDNo.
39 that would allow for up to 8550 sq.ft. of space to be added to the Struthers
Parkinson's Center at 6701 Country Club Drive with the following conditions:
1. The proposed site plan prepared by Jordan Architects and dated 2-21-00
become a part of this plan. This plan indicates the overall building
expansion, redesigned parking lot, and "proof of parking" area for the
Teacher Credit Union.
3
2. The "proof of parking" area shall be constructed when it is determined that
such parking is needed to meet parking demand. This determination is
made by the Golden Valley City Manager after consultation with the
owners of the properties within PUD No. 39.
3. The Teacher Federal Credit Union building at 6681 Country Club Drive
can only be used for business and professional offices. The building
currently can be used for both clinic and offices.
4. The requirements listed in the memo from City Engineer Jeff Oliver, P.E.
to Mark Grimes and dated 3-8-00 shall become a part of this approval.
This includes the need for a grading and erosion control plan and tree
preservation plan.
5. The requirements listed in the memo from Deputy Fire Marshal Ed
Anderson to Mark Grimes and dated 3-8-00 shall become a part of this
memo.
.
Attachments: Location Map
Struthers Parkinson's Center Material (3 pages)
As-Built Site Plan and Proposed Site Plan dated 2/21/00
Narrative by Stanley Schimke
Staff Memo to Mark Grimes from City Engineer Jeff Oliver dated
3-8-00- Nc+ A,-, A,' \AC,,;, I ~L At he,".Q "'.; MA", \ "'^~ '.
Staff Memo to Mark Grimes from Deputy Fire Marshal dated
March 3, 2000
West Metro Surgical Center P.U.D. Permit No. 39, Amendment 1
Oversized Plans
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Struthers
~arkinson's
Center
A professional and community
Parkinson's resource
Struthers Parkinson's Center has been the Upper Midwest's
most comprehensive Parkinson's disease resource for physicians
and health professionals, their patients and the Parkinson's
community for more than 20 years. The center's five neurologists
and 22 member professional staff offer an extensive range of
traditional and complementary programs from a freestanding
facility in Golden Valley, Minn.
Complementing your care of
Parkinson's patients
Physicians and health professionals are
faced with an expanding number of
choices in caring for people with
Parkinson's. Struthers Parkinson's
Center can be a partner in your
patients' care in two ways:
· Offering additional support and
care options that complement the
care of providers
· Consulting with professionals to
help make the best choices from the
many available options
.ices are available to anyone with
Parkinson's, their families or their
friends, regardless of whether they are
being clinically evaluated or treated at
the center.
Here's how we can help
Observation Day
Observation Day is designed to assist
in the management of symptoms such
as motor fluctuations or dyskinesia.
Participants are observed throughout
the day by registered nurses, who clini-
cally monitor medication response and
symptoms.
Observation Day results give patients
and health professionals a better
understanding of the problems associ-
ated with Parkinson's and helps opti-
mize treatment plans.
.
Rehabilitation therapies
Outpatient physical, occupational and
speech therapy services are available
from rehabilitation professionals who
have specialized expertise in caring for
people with Parkinson's. Therapists
work with patients to develop individ-
ualized plans to maximize safety,
mobility, communication and self-care
independence. Copies of all rehabilita-
tion evaluations and outcomes are for-
warded to the referring physician.
Therapeutic day program
Club CREATE therapeutic day pro-
grams are available to people with
Parkinson's and other related move-
ment disorders. The day program
offers activities that encourage self-care
and enhance wellness through partici-
pation in a stimulating and personal
environment. Carepartners also may
benefit by using this time for respite.
Options include:
· exercise groups
· Tai chi
· music therapy
· creative expression
· therapeutic horticulture
· animal-assisted therapies
· meditation/relaxation
· spiritual care
· painting, woodworking and
ceramICS
· computer arts
in home services, volunteer compan-
ions and carepartner support. Respite
gives carepartners time to accommo-
date their own schedules, personal time
or support group activities.
Education
The center offers a complete range of
educational programs to people with
Parkinson's, their families and health
professionals. These programs range
from newly diagnosed workshops to
professional education.
People affected by Parkinson's can par-
ticipate in a variety of educational pro-
grams either in formal seminars and
classes, or by sitting down with a cen-
ter professional to discuss their indi-
vidual situation. A comprehensive
resource center offers books, video-
tapes and other materials for patients,
families and health professionals.
Support groups
Help in dealing with Parkinson's is as
near as any of 70 support groups
throughout Minnesota, South Dakota,
North Dakota, Iowa, Wisconsin and
Nebraska. Specialized support services
offered at the center include young
onset groups and carepartner support
groups.
More information
For more information about the cen-
ter's services call the Struthers
Parkinson's Center at 1-888-993-5495.
Or visit our website:
www.hsmnet.com/struthersparkinson
Respite services
Carepartner support is offered through
the center's respite program. Respite
services include: case management,
-II
Methodist Hospital
HealthSystem Minnesota
Struthers Parkinson's Center is a National Parkinson Foundation Center for Excellence
.
.
.
Struthers Parkinson's Center
Minneapolis, MN
The Struthers Parkinson's Center, a unique, comprehensive program offering services for
people with Parkinson's and their family members, opened its doors as an expansion of the
Methodist Hospital Parkinson Clinic and Center in September 1995. Fall of that year also
marked the affiliation of the Center with the National Parkinson Foundation.
The Methodist Hospital Parkinson's Clinic and Center was established in 1978. At that time,
an all day assessment clinic with neurology, physical therapy, speech therapy, occupational
therapy, social services and nutrition services was initiated by Paul Silverstein, M.D. and a
team of people interested in offering more comprehensive treatment to people with
Parkinson's disease. The strong commiunent to providing excellent clinical treatment has
been enhanced through the years by the emphasis on education, support and family
involvement. This model is the foundation of our services and has led to the development of
multiple programs on the basis of need. The establishment of the Struthers Parkinson's
Center is the result of close collaboration with the Parkinson's community and the
community at large.
In 1992, through a combined initiative of community members, staff and interested donors, a
vision for a separate, free-standing facility began to take shape. Our dream was for a space
to offer the best treatment available, in a "healing" environment; a place where people could
receive treatment, therapies, exercise, support, information, workshops and classes designed
to enhance function and quality of life for people whose lives are affected by Parkinson's
disease. The Struthers Parkinson's Center CREATE program is the outgrowth of that
initiative. CREATE, which stands for Clinical, Research, Education, Artistic and
Therapeutic Endeavors, offers multiple services and a team of dedicated professionals
specialized in the treatment of Parkinson's. Expanded clinical services offer an all day
observation clinic, the Lee Silverman Voice Therapy Program, and a full complement of
rehabilitation therapies. We also are able to offer creative expression, movement and
exercise (including options such as T'ai Chi), music therapy and various forms of
meditation/relaxation, a peer counseling program, educational and support group services.
Research is an important component of the Struthers Parkinson's Center. We are in a unique
position to contribute to national and international efforts by measuring the effectiveness of
various treatments and therapies that are becoming available to people with Parkinson's. We
also are committed to measuring the outcomes of our CREATE Program services.
Our goal is to address the comprehensive needs of people recently diagnosed, as well as the
needs of people and families who have beellliving with Parkinson's, and who have been
more fully impacted by the progression of the disease. An important part of our work has
been to design program and group options which meaningfully address the needs for people
with Parkinson's to live better while weare searching for a cure.
crtprogs.doc
-If
Methodist Hospital
HealthSystem Minnesota
Struther.... Parkinson's Center
.
.
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ZONING VARIANCES:
Zoning Variance attachment sheet to PUD application dated 2-21-00.
No zoning variances request for Phase - 1 work.
Parking variance requested for Phase - 2 work only. Total parking required is 196 open stalls,
proposed including proof-of-parking as shown on the site plan is 176 open stalls.
Struthers Parkinson's Center on an average day uses only 18 open stalls for staff and physicians
and 17 open stalls for patients. A majority of their patients are dropped-off and picked-up by
Metro Mobility and family members. Teacher Federal Credit Union on an average day uses 50
open stalls for staff and two or three for visitors.
.
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. Minnesota
STRlTI'l-ERS PAfI<NSONS CENTER
Golden VaJey, MMesota
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Memorandum
To:
From:
Date :
Re:
Mark Grimes Director of Planning and Zoning
Ed Anderson Deputy Fire Marshal
03/03/00
Preliminary Design Plan Review for the Struthers
Parkinson's Center
Listed below are my plan review comments for the preliminary
design plan review for the Struthers Parkinson's Center.
1) The fire departments access road shall be maintained
around the building. If this access road is not maintained
around the building, I will proposed a additional safe guard
consisting of additional fire appliance. The fire appliance
would consist of a new addressable fire alarm system. This
addressable system shall be installed in accordance with
the fire department review and approval process. This fire
alarm system installation shall be completed by the end of
the construction of phase 3 of the building.
2) The installation of the fire lane signs and stationary posts
will be installed in accordance with the Golden Valley Fire
Department Standards in conjunction with the City of
Golden Valley City's Ordinance's. Contact the Deputy Fire
Marshal for more details.
3) The proposed therapeutic pool area shall be protected with
corrosion resistance automatic sprinkler system
components and equipment.
1
March 3, 2000
.
4) The proposed woodwork and ceramics area shall meet the
standards for the proper ventilation and exhaust systems.
5) An approved access walkway leading from the fire
apparatus access road to the exterior openings will be
required. Contact the Deputy Fire Marshal for more details.
6) Buildings undergoing construction, alteration or demolition
shall in accordance with the Minnesota Fire Code Article 87.
7) When the building is protected by fire protection systems,
such systems shall be maintained operational at all times.
8) When it is necessary to shutdown, the entire system a fire
watch shall be kept on site until the system is returned to
service. A fire watch shall be qualified personnel. The sole
duty of fire watch personnel shall be to watch for
occurrence of fire.
.
9) The required means of egress components for the building
under construction shall be maintained in accordance with
the building and fire codes.
10) Construction materials shall not block access to
buildings, fire hydrants or fire appliances.
If there are questions regarding the above listed items, please
contact me at 673-593-8065
.
2
.
.
.
PROJECT NAME:
ADDRESS:
P.U.D. #39 Amendment #1
City Council Approval January 2, 1985
CITY OF GOLDEN VALLEY, MINNESOTA
USE PERMIT
FOR
PLANNED UNIT DEVELOPMENT
West Metro Surgical Center
6681 and 6701 Country Club Drive
LEGAL DESCRIPTION: That part of Lot 11, "Auditor's Subdivision Number 322,
Hennepin County, Minnesota", lying North of State Trunk Highway 55, according to
the plat thereof on file or of record in the Office of the Registrar of Titles
in and for said Hennepin County.
That part of Lot Twelve (12) "Auditor's Subdivision Number 322, Hennepin County,
Minnesota", lying North of the North right-of-way line of State Highway No. 55,
according to the recorded plat.
APPLICANTS:
OWNERS:
Country Club Surgical Associates Limited Partnership
6701 Country Club Drive
Golden Valley, MN 55427
and
AMI Ambulatory Centres, Inc.
c/o American Medical International, Inc.
414 North Camden Drive
Beverly Hills, CA 90210
Country Club Surgical Associates Limited Partnership
6701 Country Club Drive
Golden Valley, MN 55427
and
AMI Ambulatory Centres, Inc.
c/o American Medical International, Inc.
414 North Camden Drive
Beverly Hills, CA 90210
Page 2
ZONING DISTRICT: Institutional (1-3)
4It PERMITTED USES: Uses permitted in Planned Unit Development #39 are an outpatient
surgical center and an office and medical clinic building.
COMPONENTS:
A. Land Use Component:
1. Land uses within P.U.D. #39 shall be limited to those indicated on the
approved Site Plan and Grading Plan dated March 15~ 1983~ with the addi-
tion of business and professional offices uses in the building designated
existing medical offices. The principal uses shall be the following:
a. An office and medical clinic building housed in a previously
existing two story building 21,960 square feet in size.
b. An outpatient surgical center housed in a freestanding one story
building 12~474 square feet in size.
2. Parking for P.U.D. #39 shall consist of 172 open parking spaces as shown
on the Site Plan and Grading Plan dated March 15, 1983.
4It
3. Landscaping, as shown on the approved Landscape Plan dated March 15~
1983, shall be completed within 210 days following completion and occu-
pancy of the buidings.
4. Special precautions shall be taken during and after construction to pro-
tect against erosion~ silting~ excessive grading, or any other con-
ditions detrimental to the area. Grading and excavation for footings
and other construction needs shall be done in a manner so as to avoid
dirt storage, disturbing of trees, or other activities beyond the
prescribed construction limits.
B. Circulation Component:
1. Interior walks and concrete curb and gutter shall be located where shown
on the approved Site Plan and Grading Plan dated March 15, 1983.
2. Interior concrete curbs shall be constructed within the development to
separate driving and parking surfaces from landscaped areas. Interior
curbs shall not be less than six (6) inches in height. Sidewalks and
curbs shall be designed to accomodate the handicapped.
C. Subdivision Component:
1. The described property shall be platted in accordance with the approved
plat for West Metro P.U.D. #39 prepared by DeMars-Gabriel Land Surveyors,
Inc. and signed by Gary Gabriel.
2. The Final Plat shall be filed within six (6) months after the date of
Council issuance of the PUD Permit.
4It
Page 3,
D. Services and Facilities Component:
Water and sanitary sewer service lines shall be installed, owned and
maintained by the owner or owners.
. 1.
2 .
3.
4.
5.
6.
7.
All utilities shall be underground.
All mechanicals on roof or ground shall be screened with Inspection
Department approval.
The structure and grading shall meet all the requirements of the Golden
Valley Fire Marshal, Engineering Department and Sanitarian.
All waste generated by the occupancy shall be stored internally until
removed from the premises.
Sprinkler and smoke alarms shall be transmitted to the Golden Valley
Police and Fire Dispatch Center.
Any erosion of the south bank due to discharge from the parking lot
shall be corrected by the owner. Rip-rap on the swales shall be kept in
place at all times.
E. Construction Order Component:
1. A bond running in favor of the City of Golden Valley as obligee in an
amount of $46,482 shall be provided for all bituminous surfacing and
concrete sidewalk, curb and gutter as indicated on the approved Site
Plan and Grading Plan dated March 15, 1983. The bond shall be executed
and delivered to the Golden Valley Inspection Department before the
building permit is issued.
.
2. A bond running in favor of the City of Golden Valley as obligee in an
amount of $34,350 shall be provided and shall run for two (2) full
growing seasons after installation of landscaping materials and until
released by the Golden Valley Inspection Department. The bond shall be
executed and delivered to the Golden Valley Inspection Department before
the building permit is issued.
F. Maps and Reports:
1. The architect or engineer in charge of the project, who shall be
registered in the State of Minnesota, shall provide as a minimum monthly
written reports for each phase of the construction project.
2. The architect or engineer in charge of the project, who shall be
registered in the State of Minnesota, shall inspect the site during
construction. When the project is completed, the registered architect
or engineer shall certify in writing to the Inspection Department of the
City of Golden Valley that the project has been constructed in confor-
mity with the following approved plans on file in the City Inspection
Department:
.
a. Site Plan and Grading Plan Sheet No.2 dated March 15, 1983, pre-
pared by Waters, Cluts and O'Brien, Inc. and signed by Brian Cluts.
.
.
Page 4
b. Exterior Elevations and Roof Plan Sheet No.4 dated March 15, 1983,
prepared by Waters, Cluts and O'Brien, Inc. and signed by Brian Cluts.
c. Landscape Plan Sheet No. 10 dated March 15, 1983, prepared by
Waters, Cluts and O'Brien, Inc. and signed by Brian Cluts.
d. Site Plan Sheet No. Ml dated March 15, 1983, prepared by Ericksen
Ellison and Associates, Inc. and signed by Leif Wm. Ericksen.
e. Plat for West Metro P.U.D. #39 prepared by DeMars-Gabriel Land
Surveyors, Inc. and 'signed by Gary Gabriel.
It is hereby understood and agreed that this Use Permit is a part of the City
Council approvals granted on April 19, 1983 and on January 2, 1985 relative to
Planned Unit Development #39.
WITNESS:
WITNESS:
WITNESS:
WITNESS:
COUNTRY CLUB SURGICAL ASSOCIATES
LIMITED PARTNERSHIP
BY:
ITS:
DATE:
AMI AMBULATORY CENTRES, INC.
BY:
ITS:
DATE:
CITY OF GOLDEN VALLEY
BY:
Mary E. Anderson, Its Mayor
AND:
William S. Joynes, Its City Manager
DATE:
WARNING: This permit does not exempt you from all other City Code provisions~
. regulations and ordinances.