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03-28-05 PC Agenda We will be meeting at 6 pm to discuss Envision Golden Valley, a box lunch will be provided. AGENDA GOLDEN VALLEY PLANNING COMMISSION Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Monday, March 28, 2005 7pm I. Approval of Minutes March 7, 2005 Planning Commission Meeting II. Informal Public Hearing - PUD No. 91 Amendment #1 - Rudy Luther Toyota Applicant: The Luther Company Limited Partnership Address: 8801,8909 and 8989 Wayzata Blvd. Purpose: To allow for the demolition of the five existing buildings and the construction of a new 70,000 square foot Toyota/Scion building and a 45,000 square foot Jaguar/Landrover building. III. Informal Public Hearing - Z011-11 Property Rezoning at 2548 Douglas Drive North Applicant: Amain Homes, Inc. Address: 2548 Douglas Drive North Purpose: To allow the property to be rezoned to R-2 (Two-Family Residential) in order to construct two twin homes. IV. Informal Public Hearing - SU11-07 Minor Subdivision at 2548 Douglas Drive North Applicant: Amain Homes, Inc. Address: 2548 Douglas Drive North Purpose: To allow the property to be subdivided into four lots in order to construct two twin homes. -Short Recess- V. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings VI. Other Business VII. Adjournment v . . . Regular Meeting of the Golden Valley Planning Commission March 7, 2005 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, March 7, 2005. Chair Keysser called the meeting to order at 7 pm. Those present were Commissioners Hackett, Keysser, McAleese, Rasmussen, Schmidgall and Waldhauser. Also present were Director of Planning an lopment, Mark Grimes and Administrative Assistant, Lisa Wittman. Commissio absent. Keysser stated that this was Commissioner McAleeses' last me his twenty years of service. im for I. Approval of Minutes February 28, 2005 Planning Commission M MOVED by McAleese, seconded by Hackett an the February 28, 2005 minutes as submitte II. Informal Public Hearing - PU Company of North Americ ~pplicant: t #2 - Allianz Life Insurance Address: Purpose: e construction of the Phase II portion of the PUD 000 - consisting of a 200,000 square foot office 'arking ramp addition. UD ordinance was changed recently and it is now a Ian of development for PUDs have an informal public hearing ion in addition to the public hearing before the City Council. to site map and pointed out the Allianz campus located along 1-394 at Grimes stated that the original Allianz PUD was approved by the City Council in 2000 which included the Phase I Building and Phase I parking ramp. He explained that the second phase was in the original plans and conceptually, it was approved by the City Council, however, it did not receive final approval and it was the understanding that Allianz would come back at a later date for final approval of the Phase II building. Grimes referred to the site plans and explained that the building on the site now is a 10- story, 600,000 square foot building and that the Phase II addition is a 6-story, 200,000 square foot, addition with a parking ramp addition that brings the total amount of parking Minutes of the Golden Valley Planning Commission March 7, 2005 Page 2 . on the site to approximately 2,500 spaces. He reminded the Planning Commission that an amendment was granted to this PUD last year which allowed Allianz to install a temporary parking lot where the Phase II building is proposed to be located to accommodate some additional employees. He said that this parking 'lot will be removed as a part of this Phase II addition. Grimes stated that he believes this proposal is consistent with the original PUD that was approved in April of 2000. He said there have been a couple of minor changes proposed such as the shape of the proposed building, a two-story connection link arking ramp with an auditorium for their own internal use during the day and mmunity use at night with training facilities along the connection link as well . Grimes referred to the parking plan and explained that there parking spaces on the site. 2,200 of those will be in the ram parking. He stated that there may be more than 2,400 emplo management plan says they have to control traffic fro e si than 2,400 employees, staff believes the parking pi analysis shows that about 85% of their employe added that if for some reason there were to be pm peak hours their traffic management pia peak hour traffic. Grimes stated that another thing Alii under the Phase II building. He s be used only for mechanicals a area. '4tal",this proposal is a full basement , ave any issues with that because it will no employees will be housed in that Grimes referred to City requiring a $100,00 ash Golden Hills Drive. three lots still e I r's memo and pointed out that the City will be to be used to do future traffic improvements along the issue of platting the property into either one lot or d. y traffic data on which direction traffic is coming from to get s said the primary way people get to the site is via the 1-394, e ded that traffic is going the way that it was anticipated to go and peak hour effect that staff originally thought it might because of the r at Allianz. Rasmus ed what the advantage is to having three lots instead of one lot. Grimes stated that buildings located over property lines could cause future problems and there could be setback issues as well. . Rasmussen referred to the traffic management plan and said that it states that there would be an initial traffic survey conducted and than another survey would be done two years after the first one. A comparison of the two surveys would show if Allianz had met their established percentage reduction goal. She asked if the City ha~ the data from those surveys. Minutes of the Golden Valley Planning Commission March 7, 2005 Page 3 . Grimes stated that the surveys have been done and that a significant amount of traffic analysis has been done on the 1-394 Corridor and the traffic analysis in this area has just been updated. He said that staff feels that traffic is working as per this traffic management plan or actually better. Rasmussen asked if the surveys are available. Grimes said they are available at City Hall. Rasmussen said she hasn't heard any complaints about the traffic compared to the difficulty people thought there might be. Grimes said that traffic was the biggest concern when the original Allianz PUD was approved and that this was the first traffic management plan ever implemented. He stated that staff feels that what Allianz has done, along with the improvements that have been made to eet system has worked well. However, the second building still has to be built an ic Printing site still needs to be developed, but staff does feel confideD.t the additional development, traffic will still move at an acceptable Ie . Keysser asked about the parking spaces removed. Grimes pointed out the spac along the curve in the south west c . er recommended be s Drive and the spaces located Keysser asked where the bus stop referred to in Oliver's me referred to the site plan and pointed out the bus stop location Works department doesn't feel that it is working well re it . recommending that the bus stop location be chang right. Grimes said that buses are blocking the thr working as well as staff originally anticipated. Waldhauser referred to the par auditorium would be used ~ occasional basis. Grimes Allianz employees and th Allianz has done th in th additional parking b n~)l; k he proposed expanded training area and :"lings which would bring in a lot of traffic on an ining and auditorium areas will be used by eop ay come from off site. He said that when , ey bus the employees to the site so there won't be an n the site or on the employees. Waldhauser a driveway little bit normall Gl!j~es sal dire~ted into feels tn Ii hard spa rcentage of property coverage for the buildings and the said that it seems that the building footprint seems to be a be and the parking and driveways are a little larger than She ed if that was a trade-off when the original PUD was approved. ii<~ explained that there are no ponds on this site because the run-off is earby pond provided as part of the redevelopment district. He said staff has done a good job on their landscaping and that offsets some of the y do have but it still meets the water quality requirements. . Ed Fitzpatrick, Allianz Life, stated that currently they have about 400 employees that work off site and that they have a desire to move them back to their main campus. He said that it is their objective to be a continued good citizen of Golden Valley. He explained that the issue of platting the property into three lots versus one is a financial matter and it would allow Allianz to sell, subdivide or mortgage the properties separately whereas, having one lot means they have to be kept all together. Minutes of the Golden Valley Planning Commission March 7, 2005 Page 4 . He referred to the issue of peak time traffic and explained that they have broad start and ending times for their employees to help spread out some of the congestion on the site and that they also have employees that telecommute which also helps alleviate some of the traffic issues. Tom DeAngelo, Architectural Alliance, Architect for project, stated that he thinks about 40% of the site is devoted to green space and in his mind the hard surface area is considerably less as a percentage of the total site than what the normal ordinances require. He said that was part of their decision to build a ramp five years . stead of having surface parking everywhere. He said he was not sure what C I Waldhauser was referring to in her question regarding the percent e rope coverage. Waldhauser said the surface parking is 23% and the ng 's 2 and the building footprint was 35% but the code would allow up to Yo so e t couple of percent under the limit and that 40% would be the minim ace a Allianz does exceed that. DeAngelo said he was under the impressi um green space was significantly less than 40% in terms of the's z t Allianz had exceeded that in the master plan five years ago. He ey fe good about the amount of landscape and green space on the ca u commitment to allow green space. Hackett asked DeAngelo to talk auditorium in the future. DeAng large corporate internal me the auditorium will be abl Allianz has historically su groups that use the Iianz they have an indivi added that Alii e have a need, t DeAngelo showed the Commission seve proposed building, the connection link, ns and renderings of the the ramp additions. . ommunity may be able to use the Allianz intends to use the auditorium for training for their on site employees. He said that proximately 300-400 people. Fitzpatrick added that 10 dfii.~mmunity events and that there are several rooms, conference rooms and cafeteria. He stated that t coordinates community events and activities. He e as a community member and if there are groups that odate them the best they can. hearing. Seeing and hearing no one, Keysser closed the Sch . gall s he IS inclined to support this request and that everything they have seen is con e what was originally approved. He said he is very pleased to have a premier like this in Golden Valley and that they provide a real important tax base and job base in the community. . McAleese said he would support the proposal as well and that it seems to be consistent to the plans approved by the Council five years ago. He referred to condition number five in Mark Grimes' staff report regarding the use of the auditorium by Allianz employees during regular business hours. He said it seems to him that Allianz would not want to use the auditorium for outside groups during normal business hours but that it doesn't matter if they do because their traffic management plan would kick in. Grimes agreed and said Minutes of the Golden Valley Planning Commission March 7, 2005 Page 5 . that it probably isn't necessary to include that condition. McAleese said he has witnessed a number of near accidents on Golden Hills Drive where it narrows toward the railroad tracks to the west. He said that is not an Allianz problem, but rather a street problem and he hopes the City will address that issue. Grimes said that is exactly one of the things the City is looking at when improving Golden Hills Drive. Waldhauser said she agrees with what the other Commissioners have said. Keysser said he too agrees and strongly supports this proposal as well. MOVED by Key nominate MOVED by Waldhauser, seconded by Hackett and motion carried un recommend approval to the City Council to allow for the constructiq portion of the Allianz PUD approved in 2000 - consisting of a 20 building and parking ramp addition. -Short Recess- III. Reports on Meetings of the Housing and Council, Board of Zoning Appeals and Waldhauser reported on the February 22 B Board approved a variance extension re . No other meetings were discussed. peals meeting where the .iOn Ave. W. IV. Other Business MOVED by Waldha nominate Keysser a by Hackett and motion carried unanimously to y Rasmussen and motion carried unanimously to ice Chair. a, econded by Keysser and motion carried unanimously to retary. Grimes suggested that the Envision discussion be a special meeting or that they have a discussion about Envision before another future Planning Commission meeting. The Commissioners agreed. . V. Adjournment The meeting adjourned at 8: 10 pm. . . . Hey Planning 763-593-80951 763-593-8109 (fax) Date: March 23, 2005 To: Golden Valley Planning Commission From: Mark W., Grimes, Director of Planning and Development Subject: Informal Public Hearing on Preliminary PUD Plan for Rudy Luther Toyota, Amendment No.1, PUD No. 91-Properties between 8801 and 8989 Wayzata Blvd.-Luther Company Partnership, Applicant Background On May 15, 2001, the Gity Council approved the Rudy Luther Toyota Campus PUD No. 91. The purpose of the PUD was to allow for the reconstruction and expansion of the Toyota sales and service building on th,e 6.2 acre site at the southwest corner of 1-394 and General Mills Blvd. At the same time that the PUD was approved, the City worked with Luther and the Minnesota Department of Transportation (MnDOT) to make changes to the local street system. These changes included the vacation of the Wayzata Blvd. frontage road that used to run north of the Toyota, former Wilkins Pontiac and Audi dealership buildings adjacent to 1-394. Also, Flag Ave. was vacated to the west of the old Audi dealership site. The pavement has been removed and the former street right-of-ways have been added to the adjacent properties. The City has retained easements for utilities. As part of the PUD, access to the dealership was changed by eliminating the north driveway that was closest to the Wayzata Blvd. frontage road and the relocation ofthe main driveway into the dealership by moving it to the south to line up with the access to 1-394 east of General Mills Blvd. A traffic signal was placed at this location that controls traffic in and out of the dealership along with access to 1-394. This traffic signal has been in operation fortwo years or more and has provided safe access to the site and 1-394. The PUD plan also shows access to the site from Miller S1. by way of two driveways. Although the PUD plan was approved in 2001, only portions of the approved PUD plans were completed. Staff was told by Luther that after the PUD was approved in 2001, Toyota Corporation changed the format for any new dealerships. The plan approved in 2001 as part of PUD No. 91 does not meet the current Toyota requirements. Therefore, only some of the plan approved by the PUD was completed. The pavement was removed from the former frontage road and the new access drive (with traffic signal) was built on General Mills Blvd. The driveway access to General Mills Blvd. from the now Scion building was removed as part of the agreement with MnDOT to construct the one signalized access to General Mills Blvd. The old school building at 8901 Wayzata Blvd. was converted to auto uses (parts storage) as permitted by the PUD agreement. . The appearance of the main Toyota building has been improved in the past several years. These improvements did not include any increase to the building footprint. The old used car building at the northeast corner of the site was recently converted to the sales building for the new Scion cars. The used car sales for Luther have been moved to the former Wilkins Pontiac building that was purchased by Luther within the past couple of years. However, the major portions of the approved PUD were not completed. This included the rebuilding of the Toyota sales and service building, conversion of the old school building to used car sales and the removal of the current Scion building. Most of the site improvements have also been delayed until a revised or amended PUD is approved. Thesesite improvements include the paving of the old Wayzata frontage road and the parking lot changes. Since 2001, Luther has acquired both the old Wilkins Pontiac store and the old Audi store. The$e two properties total 6.9 acres bringing the total size of the Luther properties along 1-394 to 13.2 acres. Luther now would like to amend PUD No. 91 to incorporate the 6.9 acres to the. west with their existing 6.2 acre site. The amended PUD would include newToyota sales and service building that has been approved by Toyota Corporation on the east portion of the site and new Jaguar/Landroversales and service building on the west portion of the site. The plan is to create two lots, one for each of the buildings. PUD Approval Process . The existing PUD and the proposed expansion area are designated on the Comprehensive Plan map for Industrial uses and on the zoning map as Industrial. Car dealerships are considered a conditional use permit in the Industrial zoning district. Therefore, the amendment to the PUD may be considered because it is consistent with the Plan Map and zoning for the area. Amendments to a PUD must go through the same process as any PUD approval. This is the first, or Preliminary PUD Plan stage. The purpose of this stage is two-fold: to give concept approval to the proposal and to callout issues that must be addressed. in detail as the proposal goes forward to the Final PUD Plan stage. Preliminary Plan approval does not guarantee that a proposal will become reality. It gives the applicant some assurance of being on the right track, and some guidance on how to proceed. The role of the Planning Commission is to consider the application for consistency with the intent and purpose provisions of the PUD chapter, other PUD requirements, and development principles and standards adhered to in the City. The Planning Commission's report to the City Council shall include recommended changes, conditions, or modifications. In the case of this Luther PUD amendment, Luther has submitted a set of specific plans as part of the preliminary stage that will allow the Planning Commission a detailed view of the development. Summary of Development . Lyn Robson of Luther has submitted a letter dated February 9, 2005. This letter explains the plans for the 13.2 acre site by the Luther Group. In summary, the plan is to tear down the existing Toyota, Scion and 8901 Wayzata Blvd. building and construct a new, 70,000 sq. ft. Toyota/Scion sales and service building. While this building is being constructed (about 12 months), the Toyota, Scion and Toyota used car sales will move to the former Wilkins Pontiac building (currently used by Toyota for used car sales) and old Audi building. After the new Toyota/Scion building is 2 constructed, the Toyota/Scion and Toyota used car sales will move to the new 70,000 sq. ft. building. The former Wilkins and Audi building will then be demolished to make way for the new 45,000 sq. ft. Jaguar/Landrover building. This construction should take another 12 months. . The overall plans for amended PUD No. 91 are illustrated on-the attached 16 plan pages prepared by Baker Associates and other consultants for Luther. These plans include civil and architectural plans for the development. The plans indicate that the green area setback around the south and east sides of the site will be greater than the existing setbacks. Currently, the setback from the parking lot to the east property line along General Mills Blvd. is less than ,10 ft. in most locations and 0 ft. near the Scion building where the parking lot is actually on the right-of-way for General Mills Blvd. Along Miller St. (which will be renamed Wayzata Blvd. in the future), the existing setback goes from 0 ft. near the southeast corner of the site to 35ft. at the southwest corner of the site. Along the north property line adjacent to 1-394, the setback is proposed to be 0 ft. This 0 ft. setback is appropriate in this location because M'1D,OT maintains a 20 ft. to 40 ft. green space between the north property line and the south wall for 1-394. This space is needed by MnDQT for the maintenance of the freeway. This setback is the same as was approved by the City Council as part of the original PUD No. 91. Staff has included the approved plans for PUD No. 91. The site plan calls for only one access drive (existing) from General Mills Blvd. and,three driveways to MillerSt. The east driveway is over 400 ft. west of General Mills Blvd. and the other two driveways provide access to the Jaguar/Landrover dealership. The locations of the driveways to Miller St. are much improved over the existing driveway locations. . Eligibility of Application PUDs are regulated under City Code Section 11.55. The PUD section was revised last year and no longer has specific tests that have to be met to qualify as a PUD. In this case, this application is an amendment to an existing PUD that was determined to be eligible as a PUD by the City Council. Also, this proposed amendment does meet the minimum standards and guidelines for consideration of a PUD. The Planning Commission should consider if the proposed Luther PUD meets the Intent and Purpose of a PUD. The staff believes that this amendment does meet this Intent and Purpose section. The Intent and Purpose section is attached. Planning Considerations The types of issues that come up in connection with PUD applications vary based on the type of development and the specific characteristics of the development. In this case, staff has identified no particular concerns beyond those that generally accompany PUD applications. The staff highlights the following issues: . 1. Parking-The proposed PUD calls for a total of 1,075 parking spaces that includes 989 storage stalls for the display of cars or storage of cars waiting for repair and 86 parking spaces for customers and employees. Parking will be permitted only in designated parking spaces. Therefore, if there is a need for additional employee or customer parking, the number of display cars will have to be reduced. The City will closely monitor the site to determine that cars are not parked in designated fire lane areas or other areas not approved for parking on the site plan. 3 .. . . 2. Unloading of Car Carrier Trucks-The unloading of car carriers will have to be done on site and not on the street. The plan indicates that there is a truck route around the buildings that can handle these large trucks and large City emergency vehicles. 3. Landscaping and Tree Preservation-A preliminary landscape and tree preservation plan has been submitted. The proposed landscape plan appears to provide adequate landscaping for the site and is an improvement over the existing conditions. Luther will have to meet the tree preservation standards and this will be determined by the City's Environmental Coordinator. The final landscape plan must be approved by the Building Board of Review along with the building elevation plans. The west setback area does include a Landrover terrain course. This is a man-made hill course to show how well the Landrover goes over rough terrain. It will be landscaped on the side with plants and rocks. Luther will have pictures of the terrain course at the public hearing. . 4. Setback Areas-The proposed setbacks are greater than the setbacks approved as part of PUD No. 91. The minimum setback along the street is 10 ft. along General Mills Blvd. and Miller St. with a 35 ft. setback 'along Miller St. in front of the Jaguar/Landrover store. The reduced setback is justified by the fact that the site is surrounded by streets on three sides and that the site is relatively narrow for this type of use~ The 0 ft. setback along 1-394 is satisfactory due to the large MnDOT owned green area (20-40 ft.) after construction is completed. Luther is planning to have four small display areas for vehicles in a small portion of the front setback areas. They will extend less than 10ft. into the 35 ft. setback area. (There is one small display area in front of the Audi dealer to the west along with some parking within the 35 ft. setback area.) There will be no setback between the two lots in the Luther subdivision. 5. Lighting-A lighting plan has been submitted that will be reviewed by the Inspections Department to insure that the fixtures direct light to the ground to minimize reflection and do not "over light" the site..The City has not received anycomplaints regarding the lighting of the two dealerships to the west that have similar lighting fixtures and coverage. 6. Building Height-The Zoning Code states that in the Industrial zoning district, the height of buildings should not exceed 45 ft. In this case, the proposed buildings will be no higher than 34 ft. This is similar to the auto dealers to the west. 7. Lot Coverage-The PUD section states that in retail and commercial developments, the maximum hard surface should not exceed 90% of the site. In this case, the hard surface (building and parking) is about 88%. 8. Subdivision-Luther proposes to subdivide the property into two lots-one for the Toyota dealership and one for the Jaguar/Landrover dealership. 9. Park Dedication-The City Attorney will determine if a park dedication is appropriate. If there isa park dedication fee, it would be assessed at the time the subdivision is approved by the City Council. 10. Engineering Concerns and Issue-City Engineer Jeff Oliver, PE, has written a memo to me dated February 28,2005. In this memo he raises several issues about the PUD. Staff met with Luther to go over this memo two weeks ago. Since that meeting, Luther has responded with revised plans that appear to address the concerns of Mr. Oliver. The most significant concern was over the approval by MnDOT regarding the ability of Luther to use the existing storm water pond east of General Mills Blvd. for storm water rate control and holding. Staff has now heard from MnDOT stating that the MnDOT pond can be used for this purpose with some modifications. Also, there are several other site plans issues that he asked to be addressed. Luther has agreed to make these changes and they will be reflected in revised plans that will go to the City Council when they review the Preliminary PUD Plans. . , , 4 . . . 11. Public Safety Concerns-Ed Anderson, Assistant Fire Marshal, has submitted a memo and his concerns will be reflected in revised plans. Luther has agreed to Mr. Anderson's proposed changes. 12. Traffic-This is generally not a concern with car dealers due to the low traffic generation during the morning and afternoon peak periods. The highest traffic periods tend to be in the evening and on Saturday. 13. Signage-Staff is recommending that the signage plan be consistent with the amount of signage permitted in the Industrial zoning district for auto dealerships. The signage plan must be approved by the Inspections Department. Staff Recommendation The staff recommends approval of the Preliminary PUD Plan for Amendment No. 1 to PUD No. 91-Rudy Luther Toyota. The amended plan will be a substantial improvement to the existing situation. The two new buildings will provide for a planned campus similar to the two dealerships that wereconstruct~d a couple of years ago directly to the west. Access to the area will improve with the consolidation 'of driveways and the increased setb~cks along both General Mills Blvd. and Miller St. will improve the overall appearance of the area. The approval is subject to the following conditions: 1. The Civil and Architectural Plan Packet (16 sheets) prepared by Baker Associates and dated 2/11/05 shall become a part of this approval (subject to revisions required by the City Engineer and Fire Marshal). 2. All recommendations and requirements set out in the Engineering Memo to Mark Grimes from City Engineer Jeff Oliver, PE, and dated February 28, 2005 shall be made a part of this approval. The Plan Packet must be revised in a manner consistent with Mr. Oliver's memo prior to 'the plans going to the City Council for Preliminary PUD Plan approval. 3. All recommendations and requirements set out in the memo from Assistant Fire Marshal Ed Anderson to Mark Grimes dated February 22, 2005 shall become a part of this approval and the Plan Pack must be revised in a manner consistent with Mr. Anderson's memo prior to the plans going to the City Council for Preliminary PUD Plan approval. 4. The Building Board of Review, as part of the building permit process, must approve the landscape plans. 5. All signage must meet the requirements for auto dealers in the Industrial zoning district. 6. The existing cellular tower on the site may remain. Attachments PUD Plans for Amendment prepared by Baker Associates and dated February 11, 2005 PUD Permit and Plans for PUD No. 91 approved in 2001 Purpose and Intent section of PUD Chapter of Zoning Code Memo from City Engineer Jeff Oliver, PE, to Mark Grimes dated February 28, 2004 Memo from Assistant Fire Marshal Ed Anderson to Mark Grimes dated February 22, 2004 5 /4(// ~ '\ .//./.~- -~. .H t9~~" ~.../ <.,'~:j.~ -aQ~ ~ ,~\\~'~~. > ~~/~ ~~~ ~ --- ~ ~...::,'9tz, , _-------------- _/~~Jl.\.. ~4L MILLS ~~:- ~) r1G9~::----~__ _,__~ ~ ~ GEN WB 1394 TO NB HWY169 S ~ ' r::; I 8 '-----'______. BLVD TO WB INTERSTATE 394 w . ~ I ------==---GE~RAL MIL~~ERSTATE 394 INTERSTATE 394 -iN . / ---=4TOsB~~~---------_____ ~EB1394 is!EBI394'J;'' NB -,- -- .-- WB ~ --------:-iE 394 --- ~--- ...I 0, ~~ ~9~ ---- INT~~~~~-394------= -~~ 1...1: "~\:I :E ~9~ _ __-- - -- /!.i~~l~J;o EB\394 __ ~~ E.-3~~ _ -----sa HWY169 // _~___~' ! ~/ 1'1:e~~ // /// ~/ , . / t;-/ /~ ~ / a~/~ \ III /- / ______- //(', \D) CQ // /Ir- / ~~~ / ~ /~<q ;/ ~/3g-~fT6~~~'\0,/ // :;..... / . // ,/ ,. ~~~ //;~;':;/ I -- ! ==--. WAVZATAet:~~/// . . \ \ \ 10 I >/ ~I CI) ...I ...I :g ...I ~ W Z W C) , o > ...I llJ CI) ...I ...I :g ...I ~ W Zl ~ ./ // ~ WAYZATA BLVD 2iJ C) \ . \ \ \ _._-'-~_..__..._-'--'-- Subject Properties: 8801, 8909 and 8989 Wayzata Blvd. . <" , . ~tolden Valley Public Works 763.593.8030 I 763.593.3988 (fax) Date: February 28,2005 , To: From: Mark Grimes, Director of Planning and Development 1Gf' /'! l' Jeff Oliver, PE, City Engineer ~~, l'J~/7 . / / /,'/ ( LJc!., Preliminary Review of PUD 161, Rudy Luther Toyota Subject: Public Works staff has reviewed the materials submitted for the proposed Planned Unit Development at Rudy Luther Toyota. The proposed development site is located west of General Mills Boulevard and south of Interstate 394. Based upon the review, staff has determined that the plans are not complete, and the following issues need to be addressed prior to resubmission of plans for review. . Site Plan and Preliminary Plat 1. There are multiple easements on the property being combined in this PUD that run in favor of the City of Golden Valley. It appears that some of these easements may no longer be needed and may be permanently vacated. In addition, several of the easements may be vacated and then rededicated on the final plat. 2. The preliminary site plan indicates revisions to the entrance into the site from General Mills Boulevard that was constructed as part of the installation of traffic signals at the 1-394 ramps. The proposed plan includes installing openings to allow turns within 25 feet of the right-of-way line. This proposed layout creates multiple opportunities for conflicts with vehicles entering and exiting the 'site, which has a high likelihood of impacting traffic on General Mills Boulevard. Therefore, the site plan must be revised to eliminate any turning vehicles within 80 feet of the General Mills Boulevard right-of-way line. 3. The site plan illustrates the proposed truck route through the site. However, it appears that several of the turns on the truck route may be difficult, if not impossible, for semi-trucks to negotiate. If this is the case, these trucks will likely load and unload vehicles on the south frontage road (Miller Street), which is not acceptable. Therefore, the plans must be revised to include the truck turning radii for a 45-foot single-axle vehicle and the largest semi-truck and trailer that is expected to use the site. . G:\Developments-Private\Rudy Luther\PreReview 022805,doc ." . . . 4. The site plan also includes the installation of several trash enclosures within the drainage and utility easement along the north property line. This easement covers the vacated right-of-way from the frontage road and has storm sewer and water main located within the easement. The proposed trash enclosures are considered permanent improvements, which are not permitted within drainage and utility easements. Therefore, these enclosures must be placed in a new location on the site. 5. The site plan must be modified to include pedestrian ramps at all driveway locations where pedestrian facilities are present. These pedestrian ramps must be constructed to City standards including the installation of detectable warning devices as shown the City detail plate. 6. The site plan also shows parking lot lighting on the MnDOT right-of-way on the north side of the site. The site plan should be revised so these lights are within the development site. Utility Plan 1. The removals of existing sanitary sewer and water main on site, as shown on the demolition plan, must be shown on the utility plan in order to expedite analysis of the proposed changes. 2. The existing sanitary sewer into the Toyota building is owned and maintained by the City. However, following redevelopment this main will only provide service to the Toyota building. Therefore, the ownership of this sanitary sewer will be turned over to the developer as part of this PUD, and the easements covering this line can be vacated. This change should be shown on the appropriate plans. 3. It appears that one of the layers of the CADD drawing for the utility plan is not shown on the plan. Several manholes on the western end of the site are not shown. In addition, the gate valves on the existing City water main along the north edge of the site are not shown. 4. The utility plan indicates a 6-inch clearance between an existing sanitary sewer and a proposed storm sewer in the southwest corner of the site. Every effort must be made to provide 18 inches of clearance between these utilities, including the possible relocation of the storm sewer. 5. In order to determine if adequate fire protection is provided for the pun site, the plan must be modified to include all existing fire hydrants near the site, including bordering streets. 6. The existing hydrants on the north property line are proposed for relocation into the MnDOT right-of-way for 1-394. As proposed, there is no access available to these hydrants. Therefore, the plans must be modified to relocate these hydrants to the south where access is possible. The relocated hydrants must be on median islands from the north curb line of the parking lot. .' . . . 7. There is an existing catch basin within the proposed driveway to the southwest of the proposed Toyota building. The plan must address how this catch basin will be modified. 8. The proposed pond outlet structure shown on the utility plan must be revised to be consistent with the City's standard detail. GradinQ and Erosion Control Plan 1. The grading plan must be prepared to City standards for Grading, Drainage and Erosion Control Plans. A copy of the City standards is attached to this memo for the developer's use. 2. The plan indicates that curb cuts are proposed along the north line of the parking lot to provide drainage into the existing storm sewer. Curb cuts are also shown in the parking lot island directly south of the Toyota building. This type of curb cut is very susceptible to plugging by snow and ice, which results in backup of storm water runoff. Therefore, the plans must be revised to include installation of catch basins at each of these locations. 3. Silt fence must be shown on the plan along all street frontage. 4. The Storm Water Narrative submitted with the plans indicates that MnDOT is looking favorably on the excavation of its storm water pond in the cloverleaf directly east of this site. The text also states that the final plans will be submitted to MnDOT once the City and Bassett Creek Water Management Commission have reviewed and approved the plans. However, because the availability of the developer to utilize the MnDOT pond for its water quality requirements has a major impact on the site layout, staff cannot review the site further without indication from MnDOT that work within its pond 'Nil! be permitted. Therefore, the developer must provide the City with written confirmation from MnDOT that use of its pond is acceptable and likely. 5. The grading plan must include all existing storm sewer on site that is to be removed. 6. The proposed storm sewer on the western edge of the site is different from the existing City-owned storm sewer. The new storm sewer will not be owned or maintained by the City. Attachment c: Tom Burt, City Manager Jeannine Clancy, Director of Public Works AI Lundstrom, Environmental Coordinator Mark Kuhnly, Chief of Fire and Inspections Gary Johnson, Building Official Ed Anderson, Deputy Fire Marshal i.. . . . M morandum Fire Department 763-593-8055 I 763-512-2497 (fax) To: Mark Grimes, Director of Planning & Zoning From: Ed Anderson, Deputy Fire Marshal Subject: PUD 91 Amendment NO.1 - Rudy Luther's Toyota Campus, Preliminary Comments Date: February 22, 2005 cc: Mark Kuhnly, Fire Chief The Golden Valley Fire Department has reviewed the preliminary PUD application and site plan for the Rudy Luther's Toyota Campus regarding the development of all five (5) of their parcels, including the addition of the Land Rover/Jaguar Dealership. Listed below are the plan review comments. 1. The fire department access road will be required around all portions or buildings on the site. The concept plan does not indicate access is completed, therefore additional fire protection will be required. Additional fire protection will be, but not limited to, standpipe systems, smoke detection system or additional fire suppression system throughout the buildings. 2. Fire hydrants will be required to be installed throughout the site. The indication on the plan of relocation of fire hydrants shall be in the area that is accessible to the fire department operation. 3. The turning radius for fire apparatus access roads shall be 45 foot turning radius. 4. Post indicator valves (PIV) that are for the fire suppression system that are indicated on the plan will be protected by physical barriers to prevent vehicle damage to the PIV. The installation of the impact protection posts shall be in accordance with the Minnesota State Fire Code. 5. The fire department access road shall be designed and maintained to support the imposed loads of all fire apparatus and shall have a surface so as to provide all weather driving capabilities. 6. No Parking Fire Lane signs shall be posted in the fire department access road in accordance with the City of Golden Valley ordinance and the Golden Valley Fire Department standards of installation of stationary signs. 7. The location of main electrical transfer boxes and natural gas meters shall not obstruct the access to the fire department nor shall they obstruct the fire department connection for the fire suppression system. . . . 8. The buildings fire suppression system shall be monitored by a fire alarm control panel. The fire alarm control panel shall be supervised by an Underwriter's Laboratory (UL) local central station. 9. Landscaping and other building equipment or vehicles shall not obstruct in any manner or material access to any fire department equipment, including but not limited to fire hydrants, post indicator valves and fire department connections. 10. The Golden Valley Fire Department will require rapid access key boxes for all fire department access doors on the proposed buildings. If you have any questions, please contact me at 763-593-8065. . . . .. February 9,2005 Mark Grimes City of Golden Valley 7800 Golden Valley Road Golden Valley, MN 55427 Re: PUD Application The Luther Company Limited Partnership Dear Mr. Grimes: The Luther Company Limited Partnership ("Luther") is submitting a PUD application for the redevelopment of the five properties located between 8989 Wayzata Boulevard (the former site of Carousel Audi) and 8801 Wayzata Boulevard (the current site of Rudy Luther Toyota). Luther and its associated entities acquired these five properties over the past 30 years. The Rudy Luther Toyota site at 8801 Wayzata Boulevard was acquired in1975. Since that time, dealership operations at the site have included Motorhomes, GMC Truck, Honda, Toyota and Scion. The former gas station adjacent to I-394and contigUous to the north of the Toyota dealership was acquired in 1978 and is currently being used as a Scion sales facility. The former school building was acquired in 1999, and is now being used for parts inventory storage. Luther acquired the former Wilkins Pontiac site at 8909 Wayzata Boulevard in February 2001 and operated a Pontiac dealership at the site for one year. In June of2004, Luther acquired the former Carousel Audi property at 8989 Wayzata Boulevard. This property has been used for motor vehicle sales and service since 1973. Luther proposes a complete redevelopment of these five properties, including demolition of the five existing buildings and construction of a new 70,000 square foot Toyota/Scion building and a new 45,000 square foot Jaguar/Landrover building. The preliminary site and building plans for these two new facilities are included in the PUD application package. Phasing for the redevelopment is proposed to proceed as follows: 1. After city approvals are received for the project, RL Toyota operations will relocate to the Carousel and Wilkins properties. The buildings on the RL Toyota site will be demolished, and construction of the new Toyota building will commence. 2. We anticipate that construction of the new Toyota facility will take approximately 12 months. 3. Upon completion of the Toyota building, Toyota operations will move into the new building, the Carousel and Wilkins buildings will be demolished, and construction of the new Jaguar/Landrover building will commence. 4. Construction of the Jaguar/Landrover building will also take approximately 12 months to complete. 701 XENIA AVENUE SOUTH. SUITE 220 . GOLDEN VALLEY, MN 55416 tel: 763.593.5755 . fax: 763.593.0769 . web: www.lutherauto.com . email: info@lutherauto.com . . . City of Golden Valley Page 2 2/9/2005 5. It is anticipated, and hoped, that the entire redevelopment will be complete within 24 months of the final city approvals. We thank you for your consideration of this request and look forward to answering any questions you may have at the March 14, 2005 hearing. Sincerely, qz;~ ~ ~ . . . Rudy Luther Toyota PUD Application Zoning variances: 1. Applicant is seeking a variance for the 35' setback on the east and south yards at the intersection of Miller Street and General Mills Boulevard. Justification: General Mills Boulevard and Miller Street both angle into the southeast comer of the Toyota property. Maintaining a 35'setback all the way to the comer will result in a loss of approximately 100 parking spaces, and significantly impact traffic circulation and efficiency. The problem is further complicated by the fixed location of the General Mills Boulevard curb cut, which was a condition of the PUD approved in 2001 (PUD number 91). The 10' setback proposed was approved in January 2001 in conjunction with PUD number 91. The setback proposed also represents a significant improvement over the existing conditions. As the right of way for General Mills Boulevard has changed over the years, it has encroached not only up to RL Toyota's parking lot, but also into it by approximately 13 feet. The proposed setbacks will increase from the existing setbacks to a minimum of 10' as approved in 2001. 2. Applicant is seeking a variance from the 20'setback on the north property line. Justification: The north property line is on the right of way line for 1-394. This property line is adjacent to a 30' retaining wall, which supports 1-394. The retaining wall is separated from the property line by a 30' green space. The proposal is to allow parking up to the property line, because there is no adjacent use from which to screen or setback. There is no longer a street or sidewalk on the north side of the site, so there will be no public use or visibility of this 30' adjacent to the retaining wall. 70 I XENIA AVENUE SOUTH. SUITE 220 . GOLDEN VALLEY, MN 55416 tel: 763.593.5755 . fax: 763.593.0769 . web: www.lutherauto.com . email: info@lutherauto.com -, , . . . . \. SECTION 11.55. PLANNED UNIT DEVELOPMENT. 9 11.55 Subdivision 1. Intent and Purpose. It is the intent of this Section to provide an optional method of regulating land use which permits flexibility from the other provisions of Chapters 11 and '12 of the City Code, including flexibility in uses allowed, setbacks, height, parking requirements, number of buildings on a lot and similar regulations. A. The purpose of this section is to: 1. Encourage, preserve and improve the health, safety and general welfare of the people of the City by encouraging the use of contemporary land planning principles. 2. Achieve'a high quality of site planning, design, landscaping, and building materials which are compatible with the existing and planned land uses. 3. Encourage preservation and protection of desirable site characteristics and open space and protection of sensitive environmental features including steep slopes, trees, scenic views, waterways, wetlands and lakes. 4. Encourage construction of affordable housing and a variety of housing types. 5. Encourage creativity and flexibility in land development. 6. Encourage efficient and effective use of land, open space, streets, utilities and other public facilities~ 7. Allow mixing land uses and assembly and. development of land to form larger parcels. 8. Encourage development in transitional. areas which achieve compatibility with all adjacent and nearby land uses. Plan. 9. Achieve development consistent with the Comprehensive 10. Achieve development consistent with the City's redevelopment plans and goals. 11. Encourage development that is sustainable and has a high degree of energy efficiency. B..This Section applies to all Planned Unit Developments existing in the City on the date of its enactment and all subsequently enacted Planned Unit Developments. ' Subdivision 2. Applicability. A. Optional Land Use Control. Planned Unit Development provisions provide an optional method of regulating land use which permits flexibility in the uses allowed and other regulating provisions including setbacks, height, parking requirements number of buildings on a lot and similar regulations provided the following requirements GOLDEN VALLEY CC 312 (6-30-05) t 9 11.55 . are met and the PUD plan complies with the other provisions of this and other Planned Unit Development sections. Approval of a Planned Unit Development and granting of a PUD agreement does not alter the existing zoning district classification of a parcel in any manner; however, once a PUD has been granted and is in effect for a parcel, no building permitshall be issued.for that parcel which is not in conformance with the approved PUD Plan, th{3 Building Code, and with all other applicable City Code provisions. B. Uses. Once a. Final PUD Plan is approved, the use or uses are limited to those approved by the specific approved PUD ordinance for the site and by the conditions, if any, imposed by the City in the approval process. C. Maintenance - Preservation. All features and aspects of the Final PUD Plan and related documents including but not limited to buildings, setbacks, open space, preserved a'reas, landscaping, wetlands, buffers, grading, drainage, streets and parking, hard cover, signs and similar features shall be used, preserved and maintained as required in said PUD plans and documents. Subdivision 3. Standards and Guidelines. A.. Size. There is no minimum lot size. . B. Frontage. Frontage on a public street shall be at least 100 feet or adequate to serve the development. 'C. Setbacks. 1. Principal Building. No principal building shall be closer than its height to the rear or side property line when such line abuts on a single-family zoning district 2. All Buildings. No building shall be located less than 15 feet from the back of the curb line along those roadways which are a part of the internal road system. Some minor deviations may be allowed provided. adequate separation is provided through additional landscaping, berming or similar means. D. Private Service Facilities or Common Areas. In the event certain land areas or structures are proposed within the planned unit development for shared recreational use or as service facilities, the owner of such land and buildings shall enter into an agreement with the City to assure the continued operation and maintenance to a pre-determined reasonable standard. These common areas may be placed under the ownership of one of the following as determined by the Council: anticipated. 1. Dedicated to public where community-wide use is 2. Landlord 3. Landowners or Homeowners Association, provided appropriate conditions and protections satisfactory to the City are met such as formation . of the association, mandatory membership, permanent use restrictions, liability insurance, local taxes, maintenance, and assessment provisions. GOLDEN VALLEY CC 313 . (6-30-05) ~ . . . . . 9 11.55 E. Intent and Purposes. A PUD shall meet and be consistent with the intent and purpose provisions and all other provisions of this section. t, ~ Rudy Luther Toyota Campus P.U.D. No. 91 City Council Approval Date: May 15, 2001 . City of Golden Valley, Minnesota Use Permit for Plan Unit Development RL T Addition P.U.D. No. 91 8801 and 8901 Wayzata Blvd., Golden Valley, Minnesota 55426 Lot 1, Block 1, RL T Addition P.U.D. No. 91 Rudy Luther Toyota 8801 Wayzata Blvd., Golden Valley, Minnesota 55426 The Luther Co. Limited Partnership 701 Xenia Ave. So, #202, Golden Valley, Minnesota 55416 industriai Auto dealership (new and used car sales) with indoor and outdoor display, auto service and temporary use of the 8901 Wayzata Blvd. building for a school. . COMPONENTS OF PERMIT: Project Name: location: legal Description: Applicant: Address: Owner: Address: Zoning District: Permitted Uses: A. land Use 1. The General Plan of Development plans prepared by Baker Associates, Inc. and Landform and dated April 16, 2001 (Sheets CO.1, C1.1, C1.2, C2.0, C2.1, C3.1, C3.2, C4.1, L2.1, SK1, SK2) shall be made a part of this PUD permit. 2. Permitted uses shall include auto sales and auto service with outdoor display and indoor sales floor. . 3. The building at 8901 Wayzata Blvd. may be used as a trade/training school until June 1, 2003. It may be changed to the used auto sales building prior to that date. An amended PUD is not necessary to change the building from a school use to used auto sales. However, other city permits (i.e. building permits) may be required. Intermediate School District 287, Hennepin Techni<;:al College, operates the school. The school serves students between the ages of 16-21 with emotional/behavioral disorders. 4. The uses on the site shall meet all applicable City, State and Federal standards, rules and law. B. Appearance . 1. The General Plan of Development plans include the landscape plan that is a part of this PUD permit. This plan is subject to review of the Building Board of Review and any additional reVisions required by that Board. This Board shall also establish the amount of a performance bond to be posted by the applicant to insure the performance of the landscape material. 2. The floor plans and building elevations are a part of the General Plan of Development plans. Any new construction shall be consistent with those plans. . . . C. Construction 1. The construction shall be subject to all requirements of the City regarding the issuance of building and construction permits. . D. Grading and Utilities 1. The recommendations in the memo from Jeff Oliver, PE, City Engineer to Mark Grimes, Director of Planning and Development date May 9, 2001 shall become a part of this permit. 2. The attached General Plan of Development plans regarding grading and utilities are made a part of this permit. E. Subdivision 1. The name of the final plat shall be "RLT Addition P.U.D. No. 91". 2. No building permit shall be issued until the applicant Supplies the City with proof of filing of the final plat. The proof shall take the form of a certified copy of the fully recorded plat, or a receipt from the County specifically noting that the applicant has paid for such a copy to be sent to the City when it becomes available. Permits for grading and utility work may be issued in the interim at staff discretion. , , It is hereby understood and agreed this PUD Permit is part of the City Council approval granted May 15, 2001. Any changes to the PUD permit shall require an ame 1. w~ess:C~ R.UDYLUTHE~~9~;I; By: l/tl V Pfes.~~;d;- M~..J q..:~06~ / I Title: Date: ;i' \ \ I Witness: - ... \(!, \N i!-- V ,- CITY OF G~~DEN VA~LEY . .' By: c.j(rfilm,. /y{ (X01f}1U.4- Lin(ja R. LoomiS, Mayor 1') , J\Nr+- Witness: a I ~e, ) // v Date: By: Date: Warning: This permi,t does not exempt you from all other City Code provisions, regulations and ordinances. ,,';" . . . :;. _AREA LOCATION MAP- .- ~_ ., II @ ~ABBREVlATIONS l~ ... ~. ""'-' :::t ~ =.. - :'fl' ... ~ .. .... ~. g~.5. e~ ~tw. '-". ..... "'. ee ~ CP m> """'. ..... gg:w. ~ cu. ... .... '*". "". ~. ::re. ... '" .... . ~.. ~. 0.. uc. _. =: ..... ~. """. ..... ~~ ~Z: fL. ~ ... ... ..... n.al:() "". ~!: ~v. 0.. f.". ..... """. ~ -. .."c "" 10. N. OIl! 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'J" ,~ .. 10 f:1qf I ~ I .. .... ......."""...."'c ," "'."', . ,~ ~ " " , , ~..":':~::~..t "<'1 I II 1-'\ .....s;ll I..... l. _ ... ~ "~I , I '.'1- 1 l~ , . , I , -= ':"" a. ",__>__~!':... ,,,_ ..+: ~9iijffr - - - -i - - - --J ~ ~~.2cr ~- - -f-,,- - - , ' _ to, f....i,v:-... t.,./ :...... .,~~ ~; ("' f,\"-'\.#:'>' \(..~:" mBGENERAL NOTES ~<~w. .4';l:l;Wi\I ~~'I*Ql2t',.flOtl ,......,.", co.. NC', LAM q...28-OO. I ~C1._.....__._____..______ M'OlU1Ii'fO<l.I"UlVAD IV 01MlU. F Nn DI5ClUPANCES ". NanP. ne-~ SIQ.U) Ilf new.T!LY ..........- 2. netlUlttCsYS-1eMlJSeOI58ASfOQIIl1'M!' PUotOf-1'lJIII2I.ofW: NUmlW. PN1/I.. ~T. 3. 11* WCAB:WtJIoMlHlJQCI2OLNJ~St<lWNtUEON. F- Ntf, AU APf'l!OllI1ArE ,,",-Y. P\R!lJ~ TO I"EIA 21liP C0f4TACf IOCIPl-HSTATE QI6 CAU. AT <&12) U"-QCW2PlWQ TO .IrtIY~VAT1CIN. 04.,~ PIUIf1eIl:T'l'''~~eiH:tt'%ONliC,~,,*rN"W. ft.O(lClNC' 'QIIl .FI.OCO .N5l.ItAHClllAn MN'. CClI'tt.NIY-PAffi. NO. 270162 0003 B, 1Ef~ OAU- HllRlJAlZY ", AIH '"tONIC't!PG:5fHn.Y~P6lOfYOP-l:DUlbIvAU.eY. 6.:RrBACI.~P!llCl1'Y(J(-QlLDI!fIIV"""'Y. I'iKlNf . '" FHf GA2.20fH1' S7t - 20 MY 7. STE AU" .. 2040,454 5(llAft fH'T .. '-~20 ACIiIU. 8.AU.flROn:~""TCtEO~DI'Eft5ICN5~M PRf:aJtlM~oPN..TA/ACS1~ATICltO. '\. TIO s.RVeT VlA5.1Wl& ~ fH! ICRDIH). 10. NOc:uzuHT111Lt~VI"'fUZN3tEOFOI2TtE'.PQ!PAllATQlOF-TM5 '-RWy.I,tgl;.~~Ol2l.N12iC01K1EO~~ ~Mf5LIB.eCTT"Il!Yl5ll:lMU'Q<4.CElPTOfQA:W:NTmLf ""'- II. a.eVATlON tt.\TLn D """" o.l ./"E'N\l ~ Lt:VIll. DATA PM erN Of C:Q.DeNVALLt-Y. Ii. STeElEHC\olI'Wll:;'\LDC"'1lOff'dST5I:It~.~llOLUVNlO. 1ST~~Of-5aITl'lfllOHTAGi"QDJJ)OfNTwnU::l'W. lOPNllTOFttYOlUrHT.UVAIll:lN"~ 11 :!IIU. BeHCI4.nt.RC: , 2. LOc:ATDl WE'5T :IDE c:tNtl2N.. l'tJ., 8QUVA/lCI . '2N)I+YOllAHT SCIV1HOf~I'lWNTAl:E rIOlD Of NTEi25TATf! 3'14. TCPiVfOF~.fl.fVAOOH"e<l6.6(f 'r I \. ~ ,~..-,~ ,... \,~"'.5 , , :"7- ,- I ,..-,- I 'I' I. I 1'1 I Sqs , I, I I:; . ,~ " '1~--- I i" >-1" '." 0_> II - . .. - -------.J I ___~_~_J -.. NORTH fi ~ I ---"=,,"--=1 ,I,g I L- > -'" 'AU 5- 'I:'C:DO rT'D'C' " ,.a::1IXArJ 5- , -l....:~ o w-- ,'w ,,>1 _", - ET"'OANS->--- - - - - ;,\'.~~g; .,,' . '':''---re- M\',:~~il~~;:~ ~'.\.', . g ~6'\lI-_ 5' W rvi..J SCALE IN FEET 8A BAKER ASSOClA YES,. INC. ARCHITECTS 100 South Fifth Street Suite 250 Minneapolis. MN 554-02-1200 Telephone: 612.339.8601 Fax: '. 612.339.5668 -- Rudy luII1e(s Toyota __,Wl Proposed Buiding Addition SURVEY PREPARED BY HARRY S. JOHNSON CO., 'NC. LAND SURVEYORS 170 W. 79TH ST. BLOOMINGTON, MH. 55420 (612) 884-5341 -, -E!:! ~u Cl> CZ.. =.!:!. !'!:! ~ ~ !'!:! .!:.!:!. ~ !!:..' """""""" """'...., --....... ItlIITM: tlllHMD ....... IW" O'o'HLAy CCltPMeCN PUioI -.--. ... ....... -.--. """'" ....... fIrI(lpQSDlIRA.IMCi:A.G,t,f'W' -.--. IIfUTY ....... F'RILI'NAYPl.AT(NOTIIAIl'tf'IEl)) Uf&J5CAPE"'''" RDOlII.Pl.A.Ie .......... - ~ ~ Q-1't-OD - Oi5C1t..TlCIN C;OIQPT SlTt PLAn PI2tU1 "."D. Nit' PLAT $lel'ltrAl.. nruTOI:1AlHito<.--r:~T5t.eI'lTT"'l. ceNMAl PI.AM lllMf!'T-' ......, ~ - e~tt~ ~ LANDFORM MINNEAPOLIS.PHOENIX ........_""'" .u_......... __-..__ ......_-.._UIJ "~:-":;"'. ~ ..........." ,............. , -,~ CHTfiCA1ION At#) 5tA.L EXIS11IlG CONOO1ONS PLAN C1.1 . (UsHm' NO 12) (INTERSTATE HWY NO 394) --~-------------~-~-~-~-----~---~-----~---~ WAYZATABOULEVARD J6',.5:rs~ 1 I t '~.'. I" .'."'''''........... .~." >I~~' '1Z 'tt' " r- ... " I .~ ",..""', , 1 .~ ' 'IH ~ '\, \ g;;j' I 1""\ ( I """'"' \ I >t J 1< ) :1 ~ '-;, 1 . ( r1rl"\'- ....7....~.......................'.. ..... ..........' .... . ..... ..' I v (................ ...... i I t:l ./.. . J j;J;j.j .' ';,i~= ...~ .;(~r{ . ^ 'H' C"I'.) L . e -, ROAD DRAINAGE: AIg:AB ARE:A(A) ='Q,72 ACRES C =.0.9Q 'l'ct,;,lQ,..KDl . nQ := 5.8 '.", ."",- , ''', ""'\"~, I <: ~ o ~ cU .lei .... lB'ilLEGAL DESCRIPTION LOT'" AID "'!LOCI. \ I'IJIaII-f1AC ~ PI>I& AlxnDf-IlWLAT. ~T01JoltfffC(R(lEl)Pl.ATnEfli(lF.~!lIl.JATttlttiNEPtl COl.NfY./'NltS01A. "'" TMl!H peon BOLN)Al/.Y ND OllrEO'YMNllt"l' s...li:ll4eON ON 1-71-ClO NiD I2e\fI5tO ON ~*,"'~eIM!fl I 10TH! ACC\.WACT OF ~ f-NlfPl5Cllf:PNaS !ItICIl.LD..~taT """"""""""""'" t.1tERAI:tC",m'llJSeQe~CIN'lH!PU.TOff'llUloonAC IlOJS1RW.PN!lS.AllOIfIltHIEfUf. 3.TH!' LOCA1'IONOt-M~~SHOWNl-Eil!0H.1f AHT. Me APPROllI'IA~ CN.T. fiJ\IItSIJN.If TO f'OA 1160 cowrACT ~ 'TATE 0Mi CAU. "T (&Q) ":U-DOO? PRIOlt TO MY &xCAVAT\ON. 4. llUlI.acr PllClPH.1"l'I5Ill!:NfFl(opASll8C N"ZQliC, oVItAOftlNlW. F'l..OOOlC" ON fI.(/(I) ~ IZATt rw, COlftHTY..-f'NEL NCI. 7701&? 000' e,-EfHC11W OATf ~ <t, NL S. ZM<<: IS ~y ~ PElt CITY OF ~ VH.UT. 6. st~ ~ FU: Qn OF CCUIEH VALL!Y. Ff<<lN1'.. 3S K:l!T REAR_20fHT :!Ill"" 2DHtT 1.""'Hlf.....?<tO+.,.~FetT..'.noloCRE:S. e. AU.fa.o~'MTCHO~~..,.,...M PIi!I!CISOf~OFI>L.T"/AC!l1SPiCI'ICATiCHl. "-'ftt5SU1l\itY....AStwltCINTHECl!OlN). Ia. N(JaJf$tfIr mu WOlK w.u I'UIIISI'EO FOR. ftE PaPAllATIQM OF TttS SUIlYIY, LiCAL WSCllP1II:lN, llECOIIlOEO OR UreCGIUl&O ,~,.,., ~1lIlf:s.BJKTTOllEVlSI(NtJJrON~TOFCl.8liI'f'Imu ..... R. =~~'r 15 IA5&O ON MUH su. LtvEl. PATA PM afT Of 17. SlTi IlEHCH l'M&' ~ t.OcA'l'lON '<I't!f'!lQ; t;$ttill:M.. /1LL5IlQ,UYUI) &\ ISf WYDUIolS ~ ~ SOUfM MONfH:e lWAO ~ HfeaTA1f: ~ fOPMUS(1fotMlR""".EU:YAflClW_&<'I6.~ 13. SlTtIlEHGWI'WlI.' :t,I.OCAWHW6f 9Qi:Q!rEllM../'1LL!8CU.6VAlZOoI: 7tD~SOUI'I4(J1<!IQJfIol.FQONfAalZOADOf"'1HSfAfi3CW. fOP HUS (1fo 1f'ttlllAHT.I\.l:VAflCM.. 8'Wi.SO" 'g lB'ilGENERAL NOTES ~ DRAINAGE AREA E AREA (A) ..: 3.11 ACRES ,0 = 0.90 To = 15 MIN no - .5.a , . Q1Q = (0.90)(5.2)(3.11>"... iC l J'.= ~". foIZ.O"~~ .~ . DRAINAGE AREA D AREA '(,A) = 1.01 'ACRES C ...0.90 ..... To -10 MIN no = 5.8 CUO =.(O.90)(!i.8)(1.01) 1 ,~ Qt1.o1;'U..u u...Be(;.e:a r-"''<-%'l'lC\' :'l ~ f- ...:. '6:~ ~"'lo \ l,,, ~" l~"'" _....:---~~__j.,. . ~e. ~~" ST' $ff'lW ,""",e'U~ .N..~.':" I~'h.$'l?, 7 .{\'..1:ll:lf..1 ,~ STREET ., ~ ,;,.", , ' MILLER .. .;, . ~ I'IORTH hrtjo SCALE 11'1 FEET BA BAKER ASSOCIATES. INC. ARCHITECTS 100 South Fifth Street, Suite 250 Minneapolis. MN 5S402-12<l0 Telephone: 612.3.39.8601 Fox: 612..3.39.5668 - Rudy LuIhe(s Toyota _V"",MN Proposed Buiding Additiln SURVEY PREPARED BY; HARRY S, JOHNSON CO,.INC, LAND SURVEYORS 170 W. 79TH ST. BL.OOMINGTON. MN. 55420 (612) 884-5341 -, ........... CQJ ..... ou, ... -............... ... bBIN: 0lItMW:II MilA ,.., "'.. DIIlI.AY CCl'W'MBQ\ll'LNf "'" """"""'.,. ...... ..., l'IZII..nNy Q:WltC fIU,H .... fIIIUIPD!IKI~NlaAI'W' ... fI'lZaftWI.y UfUN FUH ..., PRIl.I1IW!.YPl.A1 (Mn "'*""IP) L:U ................. ." ............. .., .....""'" ~ ~ ~o <1-'-01 .-...., ......... ........... '::~l<PT5ITE-Plt.rl Pl2IlLMPJJ.O_ ""'PlAT SI.eI1tTld. tK'VS o.:::.w....-.l: ~r Sl.etlfTAI. l2fHAL A..AHs.II'fffN. ~tt~ ~ LANDFORM MINNEAPOLI-S.PHDENIX ...............NIdIl, ...-- ------ ~.=- .-. -........ ---...-.. == -- Cl!Rfl'l:A1'ION NoD 5fAl. ~1'I.>><ACloI1Ii"VIhlo .., :::~"~~~~~~ ?!:;~. (::c;~~:: "ii;::r ~:; ~ :=!:~: :::: ~:; :.... "~.n ..~..., EXIST1NG DRAINAGE AREA MAP - (US HWY NO 12) (INTERSTATE HWY 'NO 394) .--------- -------"--- --------- ------- ---------- . WAYZATABOULEVARD : I I ...."'" ..... .: I '^........ TO .. '='" ..,,'" :;:---..... D." . fWO. fO~~~ . '- ~<J I ,. . I FRONTAGE ROAD _MNHNm : I I I I I f--- -- I I I I ________J . ~ ~ .,.t::i:J t ~( c:::) I I -qj ..,m:~_fO~7'~_."- . ..... -,- . -. ...,.\ I I -I I r -....,-,.. t t. . :;...'..."!. , ~1~D ~I.O' 01 .. ,~ l. I-~ '-.. I'.~. I, , , I I ('j k I , I o I :J: I I , I , ""';:::J.. I , I , I I I I I I ," --! , ~... '-r- ~ ...' \-'" ~-; I;.. \ ... . . uj I " t I _"~ "; L_ ... I I I I I I I I -"- . _' t,,).. (" ~...' \.... I ~'f'.l... Y,.:.. \ . ......r- I I I I ....... . F001 ~we.< ~...~ PfIll ro~_ tlO. 604"1'.., .. ~~ .... I ...... ....,... .< I I I I V. .,., l._ ...... ..... I .. ~ -////:/7','.. ..,,'.,' ,..'./' //.,/" ,/ .W%~ -......... STREET . MILLER o ~ €mlNOTES,f:<"'~''''M.rt:r:.:Y;!~'''.~,."P'l'I!to"v~;X;~ l e~N'OfllV,1bfSt4OWNNnell!'~ ,",ASTAUNHta15UllV1YS~BY1ll.L tl!TIWAoWLQT!l.RVt'BOUto"""'. t.tlOIfIOWl. NfOllf'Io'f1ONTN:lHfl<OM~PI<'T~fY PI1.OVllW BY Cl..tHf. 1...t.H>>0ltM ~ COl'PA/IlYOfff:e/'DQJAA~~'vIRlI'ftH OIl! ElCPESSEOAS rOM M:ClJIU.CYOfo 1M Ul$fNC G~ DtoP\CfEP N ~ A.AN5. 1. Dl'riHSlOfG SIolOWHCI'lltGR..o.NAlat TOr-t>a Of- G\M6~Uf~"ACt(Jflll.l.DNl:llU:55 I'IOnotmlilZws. .1 pNlJ'.N: sT,ouS TO \It S1ll:IPE:O 'IlfI.l " 4' WOt WICfl! PANm:l'1Ji!ft.w.N:lICAP~S!oI8L11I TO ae PAN1'to 'IIlfM A of' 'dIE: WMre PANtlO ~~ llI'O~. NSJ"" 4,DKll!tNC1..e5 TO 4.M~CllQTAl.fU.~lllltE ~.TOIlEUStOKIll~c:e~ MDafALH.e iW.flU FOl 00ff'f2KT."'~0N TttSPLAH,AHOOHMOlr:l1A1.FUsw.u.llE C(Jt'PNlI:DrOM1Nt.~PLAIe !lUPA.I!O III 1'tE CC/N'ff2AC1D1l! PlllOIl TO 'fAOle' AC11VlTe. IZfPORT Nn oe5c:R!PAHCe TO M ~M"EOIATtl.Y. ~.GREENSPACEt~''\'c~''''~~'~ ~ .....,'0<<: PAveniNT T(I 8i 'f't.lIlN;o TO QUetePAa T01H. PA~ lleNI: MIB) TO ~ACf .....453 ,p.. j ~~~,ir~f:nl~ H~~.5IlOWN. I , ". I ' I I I I I I ( I I I I I I I I I I ~, J , I I I I I ~ hfi..j SCALE IN FEET BA BAKER ASSOCIATES. INC. ARCHITECTS 100 South Fifth Street Suite 250 Minneapolis. MN 55402-1200 Telephone: 612.339.8601 Fait: 612.339.5668 - Rudy LuIher's T oyola GolleoV....,MN Proposed Buikling Addition - -- ~ ~ ~ .... -... """'...., ..................... IllS...., QRMII\a MIIoIt.twt DVtIlLA'YCOI'lIWIIGMPUrH ~..."'" fJtEt.f'ItN'fClUDNr:iILAH ~~....,.tw' ~.....,...... ~A.ATIHOl'~' """""""'" ""'" <<NO .......... ~ .2? ~ .2:! .!:!:!.. ~ ... - ~ ~oo ""- COtlCfPTSlttF'l.AIl "tt.l1PJJD.NlJI'I.AT s.ertrTAI. ttroT~Am.:.;r,I'f:QlffSl.811'TAL Q!N!fUI..fiI\.AH!l,B'tTT.... 04-~~01 <-..., tt ~~ ~ LANDFORM MINNEAPOLIS.PHOENIX 5tol'lNt_...... . """.....-..... -..............-- .....--...-- ---............. ,.,...,.u... ~-:::;r "';:-~M -- ca'R'lCA.1IONNDll&>\L ~t"'~..V'IIl'll, .., O~~, ~::f::;\E\~~"lm ,,""." "~,,.. ~ ,...".... '._'"'' ..~ ..;".. ".'_11"'" "';1"", w.. .,....~ '.. ",. '"" .'.. ,. ",. ., ~..,"'" h4'.......~ ~_... _"..,...... "~"",, OVEFLAY COMPARISON PLAN . ! Cf:N'~lf:llfi'lC$'~ft"""'''1,!O''<\4.' (US HWYNO 12) (INTERSTATE lIWY NO 394) WAYZATABOULEVARD ! ~ . ;-; I, 11I1;!.&6JOE-------_ lJI ,. 'S:S8;0(J"11' . 300~0 585"57'25"11' 300.00 jr .. flt" jT ~ 21 22 > ~ o ~ .:., c:I) jfti' : ~ ~ ' . . <N ~ I .""". . '. ~ .,- "-' '-~ .,. , h I.. L ::-l " ,. RUDY LUTHER TOYOTA ;: 38,386 av. , 105_ ,. FFE _ 895.13 SROWROOll I m _ 89-4.48 SERVICE DEPT. h ., I, . t " ,.."" "... ."._, ... 00< ..,. """"'~""'~<'.-1.. :'.. . . ....., , , , I I , , I I : 1_' .~. .:_.1- I f'LER .,X".$ "" --ZYl(.J;u .;t;lITl)t"\lJi..V3 ~~i\rH . :l STREET ,'3~ j .. "if.~ ~ o ~ cd ~ ...... EXl51'N"~l!y~mli!""''P h;lll; HftllSf...n 3'\4 EJ(f;TtIC PNU. -.w!We ~NOTES.,;,;;('''}<.;I.;U<''''''W''.''\>''''<\):;''~\;:;',\\1i'W;~~y:,,,:.='t'MI L~N'~1'IOHTAtl':NfoClI1llOl.tDM,Nt) r(IP~ ~y FUfCIMlO It, tWtRY s. .IOMI5GW co. He. LAID SJl2ViY(IU "" 7-21-(tD ~ IZEVISU' ON ~1"~ao.' LANDHRM OHat5 NO, WARI!ANfH, 1!lnEl2 t~DOI<!WRlT1'EN.ASraTH!ACCU!"'CT'~ N-O'lMMlCH F'ROVDW aT 01K;1i!5. '*' loIN' ~AtoICE"5 AIU Nafr:o. TIIi irOfil! SHOI.Ul 8lO n-au.ra y Ii(JWEDI"-OR~ 1.~SI{OWNDNTHSP\..Nil"',fOfACior~AH:I El!.1iO:lIl FACi (; UDNi: UU" NOfKl 01IEINClll. 3. I'~a:; ''f~ TO" SU!IW ~w " .f' \me WlffE l"A:lTW 'TRAi:. tINOICAP "'"", ~ TO lilt PAHfW 'ti'rf\o4 A .f' wa Wta'e p,l,NffO S11'01'E IlY o.c. ~,A' 4' tlel:1lff: ANCa.e5 TO ,roW.. 4. T/oEa.attn'0li:0IfH.FU;!Il.PF'I.K'8TTI'I:~foeeLl:!lO l'(lQ N.L CQi5fll!lJC11OM SfAUlCO' ACI'MTES. F NfY ~ 1liNl!frt nesE PlAte ...,.., 1tE rot=ITAt. Ft.!S f'KI5f. HOWT etft.OtEfll. J't'titI.1KY fOIl RESOUIfIClN. 1M! lII.LCINO ~OOTPll.Nr, AS SIfClWN m T~PU.N. At#) "" Mow:TTAL FU5IW.Lee COI'PMf:OfOM ~NAt. '1IWCTI.RAl. Pl.Are5lPl'l.l!08YM CONfI2ACTQIlPltiOR 10 'TN:tll: ACTIYl'1'e5. ll!l!PCl2T >><< ~NCe' TO ne ~ rttOIUt\.T. """""'"" ~ 2015.567 8U .n.~ 1304 ....... .......". ;- .......'" ~ "'"""""" ~ """ ... 2,Bl1 "''' ~ "PARKING SUMMARY.:'! f 5 ~ Iitlllil ~'W ~---.... Isr.w..N:AI"ACI431l'1"\O'1U:S I srAl-L PH MCM ~ooo Sf ",.lle/'L,\Y(NT OR U1) "SfALLSF'Rt-ACtl~BAY I SflrU. PM fIIlICI. ~ 13 $fALLS .. .......... 2'8'A4YH'STMLS Dl5PI.A'I': tfT'tI2IOR:41JO(15f'/'OOOSf.,."AU.... , 25CII5'I'CIi'MSfAlJ.l, tJt1tRlOlt: 30.000 5f' I ~0Q0"'f'M"'AU... 30 """'" n M'TS II" Sf.-&oU FIll MT.... ......1Oe ~ SIIltVIl2'STMLS I T'IIUClIIIPH. TALa....... ... ...... I 3OtI'IlI.DYII"SfAIJ.S 47~SfA&J,5 !l5!EtM::t-"'''''''' 267Nl1EMfClltTSTH.LS n,!OlOl:lL.S1ALLS -w- NORTH hrLjO SCALE IN FIlET BA BAKER ASSOCIATES. INC. ARCHITECTS 1 DO South Fifth Street Suite 250 Mlnneopolis. MN 55402-1100 Telephone: 612..339.6601 Fax: 612.339.5668 - Rudy Luthlll's Toyota GoldonV....... Proposed Buikling Addition -, E!:!. E!:!. !:!:!. ~ ~ ..., .... ~ ~ !::!:!. "' , !!!:.J -- COViR,.5tHf 1lI5n<<:~1'UH 1JlISn<<: oww:l AllIA. IWt DftILAY CGf'I'MIlIOIffIUN ~TSnlI'l,.AH """"Y t:llAPNI: IUH PIIIl:IPOSKJ~~rwo .....--, unny ...... PRiLtNrA1' A.A.1 (JC7f SMtT1IO) ~FU.H """'...... .......... ,..,J OAre - ee~t~ ~ LANDFORM MINNEAP4LfS.PHOENIX .1......._--. _T_......... 1!IdII'_-"__ --......_,. .................._ "-*-AZ_' -........... "'-......,... -~ .......... -- eH'TFtCA1lON/IH1~ ~weT~"~ "" ~____.___I;l"''''---- :~=:i"~~~~~ ;;;;:;~:';;;.,.:'::'. ,,:::.: .~'''.~'~ '~.'" f'REl.MNARY SITE PlAN . noted ............... c- 16'~~C2.1 0tIIIIIirIH ._ (US HWY NO 12) (INTERSTATE HWY NO 394) -c-- _-------- __---------~--------- _----------c--; W A YZA TA BOULEV ARD . '"'';K,<j-~ Q04 . '\lit;. l!i>, ff1 a;,f-e. e'" . .;;;~ -:-:. '.~ > l~ :5 II~ ['l~ i ,.\~ <<: \o!.,..'.f....~ I:tl :"'";;. Z :0; 0 ~~'ji~ ~ ~ ~ .0..... ~; "'~I.O< , . (~ ~;~\(..'":".. '; . , <('.. (".-' \..~ :), ",:;,,.,,,,:, . 10;; foOOf sri.. ~.lS!M!'lf l"fl< iXlC. NO. li04011...~~~~~_ _:.;;;,,;::.;::.:::..;;,/....' 1'"" ...,...... I ... to< I II I l..'I. 1.....1.. ...... .....,...' ..... ,,-vi' STREET ~1.\3li - . MILLER ~ . I I I I I I I I I I "" / ",,,,0 I ....". .1.r~~tI, I I I I , , I " I ,I I I I I I I I I J , 1 I I I i. B!i!iJ,NOTES~ ""-'Q.'~"'~-~';\~ ___,,;:e:~~ I _SPI:Ct'I:"'1IClN5HR~1l!QLREl'8mI I ' ...... ".,,"" CO~ He. '1--2&-00. , '" ~ ~ ~ 1M- II#aHJ. M1EQL Of 'M: SfAtDMP tOfSCCI :':=~T~'" .00000i'.CCEE051lTM <lDXtltt6T'l'. PlllOItl0 tCP~JtC'TlIIE1'S. #U. TOP!DL ~ LHSfAllLe ~ 9-WJ. iii anow:o. AN ~ fI"nr: fIl2r1 ~ ve0>Y floE C(l'PACfIOt' Nil) lleMOVAL Ofo ORQHC ~ ....,fAllL.E: SOLS Nil) PlZlMCl! 1lfi llf5I.LBOf> ~ ~rsf01Mtart, l!tlC:NftAtDCLeHT. 'tT'*fl.LS0L5StOl.lD U'f~~ MfYI't(IF.FLLNO CClftI'.lC1'DI:~llt ~"",AC' ~1'l<<:kte5S(lfM~"",. lO.nellOlll:lC5Nlll:"ft~~'C1#QlQI,IIG W.ulf2.lOIIlCUCI'WA1I!l:ll(U.Dl!eatt'll:N'!OI'ROI1H.L IXCAVAt'lQOAS 500M AS~." QIQN'iI ...A. IS PReeHf N, M e'ilCAVA'D:lN, OR .. ne ~ 5CILS Nl1W1NOt.NS1HU,WE:~I't.ACMl:N<<' COI'PACrN: HIl!tlfUHll:,...,.."",FU,..uneNnAl. ~()fofU.""""~". AVIUl/iaN MIti" Of- aorIIC:Se.., ..... ...... '" .... 2. PRG\Il'05eIl' SP01 &WAT1G1N5 $JoIOWN ...T c:tR8LMSME A.DWLM!lI.ev"1lQN5l.N..8SNlIC"'feO~ ey.,,~..~ PMitc tle"VY~Y) ,-, ~ an.nclUS wtM (tMlOl' ,...". 4111.J 1'AQ(. COAT (f'NIQf 7351) 79 1lIf\I'NlUS-1Mt (t'NJ01' ~_:!I8J 8" CLASS , ACGRKATt ""'" (1N7Of :!I13&1 Q" ~ CRo\/UM 8A!I (tlttHn' 314'\2B7) ...........- .. IllnftIQUS P...VM: (S1>>OMO) ~tllT\.nrl/XJS'WtAlI:(lN7OfnPt41o\J ~~7=-Tm:!lBJ "'''''''''~Te&Ml!(tN:lOT"t1D) Q"~tollNU.M8A!I{I'N)01':!II4U18) CQ'PACM ~ .. COWCR!Te W#U.W"'" ~ -I ::==-~~-~~~1 ':0 ~_~ I "CONClJI:UtIM'tlJlftOHJfN(1!Ull5 I 8"COHCeTtSLM-ffll!llMATlf'CC r Q..A55 , ACCllKATf: lWe (tMlOT ".1 ...........- I 4.ll!fMTO'~"'TIOMS"M~ ItEPOln'FOllIfl1AClJll'lQNN.$f!PllEfl'MAllOH ) ~n:w0ll!:~ 50 3POf UVATION!l StIl7WN AT CATCH ~ QNTMS t- - -..,. ~,,~~~l~~fOR~::'TlJN. I i. ~~~ IURfAa STt NA1lJIleS MIn f't)TtO HA. J 1. ~ALCIlZOHC""'mtW. (WI'SOL) U,..RfItf1Vf!f) I ~~=~'::s~~y:O ...eo~UIDSCIoPtAU-AS~IlfIILACIO"'f j ~"'TI!l!W.. _______J 17. Tte _PGtCl5 SIML lit hC...VA'ftOAS &MLT It floe CQ(S~~"'f'OS3IIL&"O'I't>DOf ~TKlra."Clf!eCfIO&YM~Tte CONfI2ACTClIt StloW. Rl!t1OVt Ttoe 91..T FIICI1 ne: PClN) H"Teltll.llf'C6fMl.l!HKJltTtl!:Pli!D.I!CT. 11 AFteR QIADN: 5 cc:rIU1t ne CCHfRACfGll: SWL. tGT,IrU So, HNCe. RCIQt. OUS .,., STRAW tALe AS :MNNONMPl.ANfOf'N1Zl!~ 14. ne: CONIlUCTOlI!: 9tWJ. U"IT HIS AC1MTES TO n.e Q:lAOtCU1f'S~~M~I'LAH.AIJ.. CON5~ ~!WU Cl3I'I'LT 'lnfMLOCM. _. '" 1M!' ctlNftACTQli! SIWL SCIEOtU IllS -QPfU.'flCte 10' I'N'IZIMCll5T1.Rflf$1......AfNl1OV'f:H'f1'e, l6.,lrUllIS1\JI(llfOl<<lt+-''Ulaf-.uSt4AU.ee..,'fOIIteO -.mt.' a> TQf'SOL AID SEll) OIl! 500 '" oecTEO tT ne!HI::N!Y.~77H1:U!5_a>~~ Q:lAOtC ItCrMrT N 'MIlT PNml1UR ..sA 17,AU,Sl!eO.SOP.JU.ClIIID_I'H11.ltl!llStW.LCOtf'QRI1 ~FQI.l.OWflI;_ftNjDOrSFKFll:A1'Il)d."'tlC:lI:lFEO . hrLJ SCALE IN FEET SA BAKER ASSOOA TES. INC. ARCHITECTS 100 South Fifth Street Suite 250 Minneapolis. 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ORADING PLAN (US liWY NO 12) (Il'ITERSTATE HWY l'lO 394) -- ------ - ----------- ---------- -------- ----- -- WAYZATABOULEVARD . bRAINAGE AREA .. 0;50ACl!ES Ql0 '" 2.52 CFS -', Ati~. ne blCNl!ll.'St\Ol..U) lie. ~1f:l.Y NO'~f'OIi!~. 2.PIl:~5POTElW"'JIaNS!tiOWNMC~"'Rfft.QWLN:: fUVAT1QNS \..\'US5)QCAfED ~wee. 3. ... 1"0 l2ECmr&CATlCte: N 1l'f; ceoTiCtNC.... IW'OR'f feR IoH't AlltmQNI\t.!lremPN2"l1OHtf'CflI'V.TlOMOfI.~'. 4. SPOT !l.CVAfIGIMS!lHl:1WM '" C,,'~ &A!lHS ON ne PL./IH DONt1f IWUcr rCA5fN!: 3I.n" MO'AC1UAL .In &\1'''1>>4. ~ se1 C4.f k:Il!: AC1U'.I. iU'lElZVA1De. 5. PROTeCTALLSUifAGf,,",FiAfIMt":,HMNOTEOI'ORIEI1CIVIL.. . ,.b', .~', . DRAINAGE AREA eF) ( '" 0.54 ACRES \\,t"'.. 7"0 - ~12 CiS / .1 . i~ :> g o ~ CZl ~ ".~, .,~ ,..lIJ ;0 .~i> ....,S> I <: ~ o ~ ,..,0 DRAINAGE AREA (E) '" 2.02 ACRES C .. 0.90 To .. 11.0 YIN no '" 5.4 Ql0 .. (0.90)(5.4)(2.02) '" 9.8 CFS . . DRAINAGE AREA (D) C .. 0.90 .; To '" 10.4 MIN no '" 5.55 Ql0 '" (0.90)(5.55)(2.30) STREET = 2.30 ACRES MILLER 11.5 CFS ~ - o 30 60 rv1...J SCALE IN FEET SA BAKER ASSOClA l'CS. INC. ARCHITECTS 100 South fifth Street Suite 250 Minneapolis, MN 55402-1200 Telephone: 612.339.8601 Fax: 612.339.5668 - RUltf Lu!hel's Toyota GolIInVIIIJ,llN Proposed Buiding AddKiln SH'< COJ ." ." C'l" C'l.' C11, .. ... .~, <OJ L2,' .-'..-...-.--.--- ............ """" SH'< .......-..... &llISfNl:~H5AMP CIlfIlLAT~~ """""""Sf5 A.Ml ......................... ~~NlUIW" IDlt&l.nWtY IInJf'Y PLM fiIIt&U'lNNlTl'UoT(M7l''''''''''' """""'..... """ ...- ....""'" .., ~..0A1'i ~ e-21-OO ';CM.'"E:rT SIff: PLAIt q~:q..(W PQtl.tl POD. I.fD PI."T SUltIHAL ol_'_OI 11CI01 N-..:lOI'l\0'IfS\.lll1f1AL '---'.....--- ..- ....15--01 GtNiltAl. 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Proposed BfiIg Addlllon 1..........".................._- ----......."".....---.........- =-MCIIfICf..-.....~.._., rr.tIo;_....._ 1"IIlI!L1I'I~ _allV....T_ !-- =.~ lA=:' S, K2 ~ ---.- ,1\0 . Hey Planning 763-593-80951 763-593-8109 (fax) Date: March 14,2005 To: Golden Valley Planning Commission From: Mark W. Grimes, Director of Planning and Development Subject: Informal Public Hearing to Amend the Zoning Map for 2548 Douglas Dr. N. From Single-Family Zoning District (R-1) to Two-Family Zoning District (R-2)-Amain Homes, Inc., Applicant . Amain Homes own the house and property at 2548 Douglas Dr. N. Amain recently purchased the house and property from the Rudser family. Building permit records indicate the house was completed by the Rudser family in 1953. The house is currently occupied by one of the Rudser family members as part of the purchase agreement with Amain. The family member will stay until later this spring. The property is currently zoned Single-Family (R-1). They are requesting that the zoning be changed to Two-Family (R-2) which would allow for the construction of two double-homes (four units total). The property at 2548 Douglas Dr. N. has a metes and bounds description as follows: The North 261 ft. of the West 216 ft. of the NW Quarter of the NW Quarter Of Section 28, Township 118, Range 21, Hennepin County, Minnesota. The property is 1.29 acres (53,376 sq. ft.) in area with the dimension of 216 ft. by 261 ft. The property has always been designated on the City's zoning map for low density residential uses. (The zonjng code designations have changed over the years but the permitted use of this property has remained low density.) Prior to 1977, the City's low density zoning district (Residential) did permit two-family homes in addition to single-family homes as a permitted use if a two-family home was built on a lot that was at least 18,750 sq. ft. in area and had a width of 150 ft. In the case of the Rudser house, the house was built as a single-family house. After 1977, the City changed the Residential zoning district to permit only single-family homes on lots at least 10,000 sq. ft. in area and 80 ft. of width at the front setback line. After 1977, two- family homes were considered permitted uses only in the Two-Family (R-2) zoning district. . Before consideration of the change in the zoning map for this parcel, the City must first determine if the proposed uses permitted in the R-2 zoning district are consistent with the City's Comprehensive Plan. The text of the City's Housing Chapter of the Comprehensive Plan does call for a variety of housing types and opportunities for Golden Valley. 1 ~ . The proposed development of two-double homes by Amain Homes on this 1.29 acre site does help provide for additional housing opportunity in Golden Valley that is not widely available. The City's current housing stock is about 70% single-family. In addition, the General Land Use Plan Map designates this area for Low Density (less than 5 units per acre) residential uses. In the case of the proposed Amain Homes development, the proposed density will be less than 5 units per acre and, therefore, consistent with the Low Density designation. A copy of the City's existing land use map is attached that indicates that there are several two- family homes in the area of the Medicine Lake Rd. and Douglas Dr. N. intersection. With the exception of the double home to the south at 2520-2522 Douglas Dr. N., each of these two- family homes is non-conforming because the properties are zoned R-1. These two-family homes in this area were built prior to 1977 when two-family homes were considered a permitted use in the Residential zoning district. This cluster of two family homes is due to the fact that they are located on a busy county road with commercial development to the north in Crystal. Builders tend to locate two-family homes on busier streets and near more intense uses. . The only other property in the area that is zoned R-2 is at 2520-2522 Douglas Dr. N. This property was rezoned to R-2 by the City Council in November 2004. This was done after a public hearing before both the Planning Commission and City Council. This property is immediately south of the Amain property. The 2520-2522 Douglas Dr. N. property is an existing two-family home that was constructed prior to 1977 and conforms to all the requirements of the R-2 zoning district. The Planning Commission did hold an informal public hearing on the rezoning of the southern half of the property now being proposed for rezoning by Amain Homes. This hearing was held as part of an application by Amain Homes to rezone the property to R-2 to allow the construction of a two family home. The Planning Commission recommended approval of the rezoning. When this rezoning was considered by the City Council, the Council referred it back to the Planning Commission to consider comments made by Hennepin County Public Works regarding access to the site from Douglas Dr. N. One of the comments from the County was that the driveway to the proposed double home was too close to the intersection with Medicine Lake Rd. and that access to the proposed double home should be off Medicine Lake Rd. At that time, Amain dropped the rezoning request. The zoning map indicates that the entire area around the proposed development in Golden Valley is R-1 with the exception of the 2520-2522 Douglas Dr. N. property that was recently rezoned to R-2. The property to the north in Crystal is zoned and used for a neighborhood shopping center. The northwest intersection of Medicine Lake Rd. and Douglas Dr. N. in Crystal is zoned and used for an apartment building. . The change in the zoning of this property to R-2 would not have a significant traffic impact on the area. Amain proposes to construct four housing units on the property that will generate around 40 trips per day. A single-family home normally generates about 10-12 trips per day. 2 . . . ..... RECOMMENDED ACTION Staff recommends approval of the zoning map amendment from R-1 Single-Family Residential to R-2 Two-Family Residential for the 1.29 acre property at 2548 Douglas Dr. N. The proposed rezoning of the property to R-2 is consistent with the policies of the City's Housing Plan and the Low Density Residential designation on the General Land Use Plan Map. The proposed use of the property by Amain (two double-homes) will provide four additional home ownership opportunities for Golden Valley. Attachments Location Map (1 page) Zoning Map (1 page) General Land Use Plan Map (1 page) Existing Land Use Plan Map (1 page) Aerial photo (1 page) Site plan (2 oversized pages) 3 . . . " Planning 763-593-8095/763-593-8109 (fax) Date: March 15, 2005 To: Golden Valley Planning Commission From: Mark W. Grimes, Director of Planning and Development Subject: INFORMAL PUBLIC HEARING ON PRELIMINARY PLAT OF AMAIN ADDlTION-- 2548 DOUGLAS DR. N.-AMAIN HOMES, APPLICANT Amain Homes, Inc. is the owner of the property at 2548 Douglas Dr. N. They recently purchased this property from the Rudser family who had owned the property since around 1953. The existing single-family home on the site is now being occupied by one of the Rudser family members until later this spring. At that time, the house will be demolished. The proposed subdivision of the property will divide the 1.29 acre site into four lots that will allow for the construction of two double homes (four units total). The property is currently zoned R-1 (Single-Family) and is proposed to be rezoned to R-2 (Two-Family) to allow for the construction of the two-family homes. This rezoning is before the Planning Commission at the March 28, 2005 meeting as an .informal public hearing prior to this informal public hearing on the preliminary plat. The rezoning must be considered first because the proposed lots for the two-family homes do not meet the requirements of the R-1 zoning district. If the Planning Commission recommends denying the rezoning, the Planning Commission must recommend denial of the preliminary plat because the proposed plat would not meet the requirements of the Zoning Code for the R-1 district. The property to be subdivided is 1.29 acres or 56,376 sq. ft. in area according to the preliminary plat of Amain Addition. At the current time, the former Rudser home is located on the property that is now considered one, unplatted lot described by metes and bounds. The proposed subdivision will divide the property into four lots that will allow for the construction of two double-homes. Each double-home will have a lot line running though the middle of the house along the common wall. Each side of the double-home can then be sold individually similar to a single-family home. As part of the preliminary plat, Amain indicates that 15,720 sq. ft. will be dedicated for right- of-way for Douglas Dr. N. or Medicine Lake Rd. At the current time, the City and County has easements for roads for existing Douglas Dr. N. and Medicine Lake Rd. As part of the platting procedure, the right-of-way must be dedicated to the public on the plat. 1 . Along Douglas Dr. N., the City and County are asking that an additional 7 ft. of right-of-way be dedicated for Douglas Dr. N. to allow for future road improvements. The preliminary plat indicates this additional dedication. Also, Amain will also be granting the City and County a sidewalk and trail easement of 10ft. in width adjacent to the Douglas Dr. right-of-way. This will allow for future sidewalk and trail construction in the area. The City has spoken to Hennepin County regarding the development of this property. The County Public Works Department has told the City that they will not permit any driveway access to the property from Douglas Dr. N. due to the proximity with the intersection with Medicine Lake Rd. The County has told the City that this intersection will require upgrading in the future that will probably mean the expansion of the intersection to provide additional through and turn lanes. In order to gain access to the properties, the County is suggesting that all access come off of Medicine Lake Rd. as shown on the preliminary plat. A 14 ft. driveway would be constructed along the east property line that would be the access to the garages for all four units. There would be no vehicle access off Douglas Dr. The staff has reviewed this proposed access plan and finds it to be acceptable. It is located about 15 ft. from the rear yards of the homes to the east along Brunswick. There is a 6 ft. high fence along this property line that is owned by the property owners along Brunswick. Traffic on this driveway will be low, about 40 trips per day. The preliminary plat that has been submitted by Amain Homes provides the City with the information necessary to make a decision on the preliminary plat. Assuming that the rezoning is approved, the proposed lots in the subdivision meet the requirements of the zoning code for the R-2 zoning district. . Factors for Consideration of Approval of Preliminary Plat Consideration for approving or denying subdivisions is set out in the Subdivision Code. Staff findings on the following points for consideration are as follows: 1. Proposed lots must meet requirements of the applicable zoning district. As stated above, all lots will meet the requirements of the R-2 zoning district and allow for the construction of two double-homes. The minimum lot size in the R-2 district is 12,500 sq. ft. for each double home. In this case, each of the double-homes will be constructed on two lots that are over 18,000 sq. ft. in area, far exceeding the minimum requirement. The preliminary plat does indicate that there are structures currently located on the property. These structures will be removed prior to approval of the final plat. 2.' Subdivisions may be denied upon the City Engineer's determination that steep slopes or excessive wetness encumbers the buildable portion of the proposed subdivision. The City Engineer Jeff Oliver, PE, addresses drainage and other engineering issues in the attached memo to me dated March 23, 2005. The memo indicates that the proposed development plans are acceptable if certain steps are taken as outlined in his memo. . 3. Subdivisions may be denied if public sewer and water connections are not directly accessible to each proposed lot. Sewer and water connections will be made to each of the four housing units in a manner approved by the City Engineer. This is discussed in the City Engineer's memo to me dated March 23, 2005. 2 4. Approval of a subdivision shall be conditioned on the applicant's granting of easements for necessary public purposes as determined by the City. The final plat will indicate all necessary easements as required by the Subdivision Code and City Engineer. The preliminary plat does indicate all proposed easements. . 5. When public agencies other than the City have some form of jurisdiction over an area including or directly affected by a proposed subdivision, approval of that subdivision may be conditioned on the requirements of the outside agency. In this case, the subdivision is located along a county road (Douglas Dr. N.). The County has indicated to the City that they would like to see an additional 7 ft. dedication for Douglas Dr. and a 10ft. wide sidewalk and trail easement along the west 10ft. of the property. This request by the County has been incorporated into the preliminary plat. The additional right-of-way for Douglas Dr. N. is necessary in order to accommodate any future improvements to the intersection of Douglas Dr. N. and Medicine Lake Rd. 6. If the applicant is required to submit a review of the property's title, then approval of the subdivision shall be conditioned on the applicant's resolution of any title issues raised by the City Attorney. Prior to final plat approval, the City Attorney will determine if it is necessary to review title information. 7. Approval of a residential subdivision shall be conditioned on the payment of a park dedication fee in an amount established by the City Council. The City Council has the right to assess a park dedication fee at the time of final plat approval. The staff will make a recommendation at that time as to the amount. . 8. In the case of subdivisions for two family home lots, the two lots in combination for the two-family home shall exceed the minimum lot requirements as established in the R-2 zoning district. This requirement is met in the case of the Amain subdivision. 9. The two-family lots must be able to be split into two substantially equal sections. In this case, the four lots are almost equal in size and dimension with the exception of the corner lot that is slightly larger. 10. The structure will meet building code requirements. This is a standard requirement that will have to be met. 11. Separate utilities will be provided to each housing unit in a two-family home. This is now a requirement of the building code as well as the zoning code and will have to be met. . 12. The owners will have to provide a "Declaration of Covenants, Restrictions and Conditions" for each of the two-family buildings that will address issues such as maintenance, restrictive uses, and arbitration of disputes between owners. Amain has submitted a draft of the components of such declarations that the City Attorney will review at the cost of the applicant. The City will be made a beneficiary of the declarations as required by the Subdivision Code. The declarations will have to be filed with the County priorto the issuance of any buildings permits for the two-family homes. The driveway easement that is indicated on the preliminary plat will also have to be made a part of the declarations or other separate document in order to provide permanent access from Medicine Lake Rd. to the double-home on Lots 3 and 4. 3 . . . STAFF RECOMMENDATION Assuming that the Planning Commission recommends approval of the zoning map amendment for the property on which the Amain Addition is located, staff recommends approval of the preliminary plat of Amain Addition. The preliminary plat creates four lots that will allow for the construction of two double-homes (four units total) as shown on the preliminary plat. It is staffs' understanding that these units will be for-sale and not rental units. The following conditions are recommended for the approval: 1. The final plat will be consistent with the preliminary plat of Amain Addition prepared by RLK and dated 2/11/05. 2. The comments in the memo from City Engineer Jeff Oliver, PE, to Mark Grimes, Director of Planning and Development, dated March 23, 2005, shall become a part of th isa pproval. 3. A park dedication fee shall be paid prior to approval of the final plat by the City council. The amount of the park dedication fee shall be determined priorto final plat approval by the City Council upon recommendation by staff. 4. The final form of the "Declaration of Covenants, Restrictions and Conditions" shall be submitted for approval by the City Attorney prior to approval of the final plat. The cost of review of the "Declaration" shall be paid by Amain. Attachments: Location Map (1 page) Memo from City Engineer Jeff Oliver, PE, to Mark Grimes dated March 23, 2005 (4 pages) "Restriction on Use of Property" (Component of future "Declaration of Covenants, Restrictions and Conditions to be approved by City Attorney) (7 pages) Photos (6 pages) Preliminary Plat of Amain Addition prepared by RLK and dated 2/11/05 (2 oversized pages) Preliminary Grading, Utility and Tree Preservation Plan prepared by RLK and dated 2/11/05 (4 oversized pages) 4 . . . ~tolden Valley Public Works 763.593.8030 I 763.593.3988 (fax) Date: March 23, 2005 To: Mark Grimes, Director of Planning and Development Jeff Oliver, PE, City En9ineerdff; Review of Amain Addition From: Subject: Public Works staff has reviewed the plans submitted for the proposed Amain Addition. This proposed subdivision is located in the southeast corner of the intersection of Douglas Drive and Medicine Lake Road. Site Plan and Plat This proposed subdivision combines two existing parcels, one that is vacant and one with an existing single-family home, into four lots. The developer has proposed two duplex buildings on these lots, with zero lot lines between the attached units. The proposed subdivision has frontage on Douglas Drive, which is a Hennepin County State Aid Highway (CSAH 102). Therefore, the subdivision was submitted to the Hennepin County Transportation Department for its review and comment. The County review, dated July 21,2004, requested several revisions to the site plan. These revisions have been incorporated into the proposed final plat as discussed within this review. Douglas Drive is identified as a primary bikeway route in the Hennepin County Bicycle System Plan. Based upon the proposed addition of a bike path and future upgrading of Douglas Drive to include turn-lanes and channelization, Hennepin County has requested additional right-of-way and trail way easement. Based upon the request, the developer has included a dedication of seven feet of right-of-way on the plat, for a total of 40 feet of right-of-way on the east side of Douglas Drive. In addition, the developer must dedicate a 10-foot wide easement along Douglas Drive for trail and walkway purposes. This easement will coincide with the required 10-foot wide drainage and utility easement currently shown on the plat. However, the trail and walkway easement must be dedicated to the City as a separate easement document. The Public Works Department will prepare an easement document for the developer to sign. The easement will be submitted for recording at Hennepin County following approval of the final plat. G:\Developments-Private\Amain Addition\Review 032305.doc . The Hennepin County review of this proposed development also requested that all new driveway accesses from the subdivision be provided from Medicine Lake Road. As shown on the proposed plat, all driveway access onto Douglas Drive has been eliminated and will be provided from Medicine Lake Road following development. The developer will be required to obtain all appropriate Hennepin County permits prior to any work within the right-of-way for Douglas Drive. The developer will be required to obtain a City of Golden Valley right-of-way permit for all work proposed on Medicine Lake Road. As discussed above, driveway access for the proposed development will be directly onto Medicine Lake Road. In order to provide this access, a common driveway is proposed that crosses all the proposed lots. The developer must prepare and submit draft copies of a driveway access easement across these lots prior to approval of the final plat. In addition, recorded copies of the driveway easements must be provided to the Public Works Department when the recorded documents are available. The drainage and utility easement shown on the proposed plat must be increased to extend 10 feet to the east of the proposed sanitary sewer. Utilitv Plan . Municipal sanitary sewer and water are available to this proposed subdivision, and there is sufficient capacity in these systems to accommodate the development. The proposed utility plan indicates that four new water services will be extended into the site. However, there are currently two existing water services, one to the existing home and another in the vicinity of Lot 4, that are not being utilized. The plan must be modified to utilize these services. There are also two existing sanitary sewer services to the property being developed. However, the size of these services eliminates their use to provide service to all four proposed homes. Therefore, in order to provide sanitary sewer service to all four units, while minimizing the amount of open-cutting in Douglas Drive, the developer will extend a sanitary sewer onto the property. The sewer services for the homes will connect to this sewer main extension. The proposed sanitary sewer extension onto the site will be a public facility, and must therefore be Constructed to City standards and specifications. The developer will be responsible for preparing construction plans and specifications for the proposed sewer. In addition, the developer will be responsible for 100% of the costs of the sanitary sewer and water main work needed to serve the development, including all costs incurred by the City for plan review, administration, inspections and record keeping for the improvements. . G:\Developments-PrivatelAmain Addition\Review 032305.doc The City and the developer will enter into a development agreement that addresses design and construction costs, inspections, securities and all other issues associated with the public improvements. This agreement must be signed by the developer prior to forwarding the final plat to the City Council for its consideration. . The developer will be required to obtain the appropriate permits for construction of the utilities from Hennepin County ar::ld the City prior to beginning work. GradinQ, DrainaQe and Erosion Control This proposed development is within the Main Stem sub-district of the Bassett Creek Watershed, and is subject to the requirements of the Bassett Creek Water Management Commission (BCWMC) Water Quality Policy. As outlined in the Water Quality Policy, residential developments of more than two acres, and which contain four or more living units, must implement storm water Best Management Practices on site that include water quality ponding. This proposed development does not need to comply with the ponding requirements due to the size of the project, which is less than one acre. This development is subject to the City of Golden Valley Grading, Drainage and Erosion Control Ordinance, which requires a permit and development of an erosion control plan. The grading permit must be obtained prior to the start of work on site. Storm water runoff from the site currently flows eastward onto existing residential property along Brunswick Avenue North and Manchester Drive. After the runoff reaches these streets it flows southward until it is collected by the existing storm sewer system. . The grading plan submitted by the developer maintains this existing drainage pattern for much of the property. However, the runoff from Lot 1 will be rerouted to drain directly onto Medicine Lake Road, thereby reducing the total area draining to the east. The developer's engineer has submitted pre- and post-development storm water runoff calculations for the site that identify two locations where runoff leaves the site. These calculations indicate that there is a slight increase of the rate of runoff from the site for frequently occurring low intensity rainfalls. However, the runoff from the site will be reduced for the less frequent, high intensity rainfalls. However, given the small size of the site and the low runoff volume leaving the site, both pre and post development, the total increase in runoff calculated is very small and should be considered inconsequential. Tree Preservation This development is subject to the City of Golden Valley Tree Preservation Ordinance. As part of this ordinance, the developer is required to submit a tree preservation plan and obtain a permit. Based upon the plan submitted, it appears that mitigation for tree removal will be required for this development. Therefore, the developer will be required to submit a landscape plan that identifies the number, size and general location of trees to be planted as required by the code. . The developer must obtain the required tree preservation permit prior to the start of work on site. G:\Developments-Private\Amain Addition\Review 032305.doc . . . Recommendation Public Works staff recommends approval of the Amain Addition, subject to the comments contained in this review, which are summarized as follows: 1. The developer must dedicate a 10-foot wide trail and walkway easement along the plat frontage on Douglas Drive. 2. The developer must submit a draft copy of the driveway access easements across the eastern portion of these lots onto Medicine Lake Road. A copy of the final easement must be provided after it is recorded. 3. The drainage and utility easement along the Douglas Drive frontage must be modified to extend 10 feet east of the sanitary sewer. 4. The utility plan needs to be modified to utilize the two existing water services to the site. 5. The proposed sanitary sewer extension onto the site is a pUblic improvement project, and the developer must enter into a developer agreement regarding the project. The developer will be responsible for all costs for the utility installation. 6. The developer must submit a landscaping plan that outlines the tree mitigation required as part of the Tree Preservation Ordinance. 7. The approval of this subdivision should also be subject to the review and comments of the City Attorney, Building Official, Deputy Fire Marshal and other City staff. Please feel free to call me if you have any questions regarding this matter. C: Tom Burt, City Manager Jeannine Clancy, Director of Public Works AI Lundstrom, Environmental Coordinator Ron Nims, Public Works Project Coordinator Eric Eckman, Engineering Technician Mark Kuhnly, Chief of Fire and Inspections Gary Johnson, Building Official Ed Anderson, Deputy Fire Marshal G:\Developments-Private\Amain Addition\Review 032305.doc