12-13-99 PC Agenda
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AGENDA
~OLDEN VALLEY PLANNING COMMISSION
" Regular Meeting ,
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers .
Monday, December 13,1999
7:00 P.M.
'I.
Approval. of Minutets -,November 8,1999
II:
Informal Public Hearing - Rezonings'of Two Parcels of Land
Applicant: Breck School (123 Ottawa Avenue, Golden Valley)
Capital City Investments - Owner of Property
Address: Vacant land located east of the existing Golden Hills Shopping
'CeRter (Turners Crossroad and 1-394) and existing parking lot
located to the north of the existing Golden Hills Shopping Center
Informal Publi~Hearing - Planned Unit Development (P .U.D.) No. 85
Applicant: Breck School (123 Ottawa Avenue, Golden Valley)
Address: ' Golden Hills Shopping Center - 5320-5418 Wayzata Blvd. (Turner's
Crossroad and 1-394) and the vacant land located east oU~e "
shopping. center
To allow for the construction of a single-sheet ice arena on the
vacantlanci located to the east of the Golden Hills Shopping Center.
The Golden Hills Shopping Center is included in the ~lannedUnit '
Development. ' ! '
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Purpose:
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Rezone the vacant land from "Open Development" to "Commercial"
and rezone the existing parking lot, located to the north ofthe
shopping center from "Business and Professional Office" to
"Commercial". The applicant wouldtike to construct a single-sheet
ice arena to be located to the east of the existing shopping. center. '
-Short Recess -
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Planning Commission. Guidelines for Public Input
The Planning Commission Is an advisory body, createdto advise tI1e City Council on land use. The Commission will
recommend Council approval or denial ofa -land use proposal based upon the Commission's determination' of whether the
'propOsed use is permitted 'under the Zoning Code and the Comprehensive "Plan, and whether the proposed use will, or will not;
adve~ely affect the surrou~dlng neighborhood. '
The qommi~slon holds informal public hearings on land use proposals to enable you to leam, first-hand, what such proposals
are, and to permit you to ask questions and offer comments. Your questions and comments become part of the record and Villi
be used by Jhe Council, along with the Commission's recommendation, in reaching its decision.
With the completion of the informal public hearing(s) there will be a short recess before the Commission continues with the '.
,renulllider of the agenda.
To aid in your understanding and to facilitate your comments and qu8stions, the COmmission will utilize the following
procedure: '
1. The COmmission Chair will Introduce the proposal and the recommendation from staff. Commission 111embers may
ask, questions of staff,
2. The applicant will describe the proposal and answer any questions from the Commission.
i
, ,,3.. I The Chair will open the pubHc hearing, asking first for those who wish to speak to so indicatca by raislng their hands.;
Th, e Chair rria" y set, a, time limit for individual, questions/comlTl,ents if a larg", e numbcar Qf per$ons have In, dicated a desire
to speak. Spokespersons for groups will have ~ longer period of time for questions/comments. \
4.' Please give your full name and address clearly when recognized by the Chair. Remember,yourquestlons/
comments are for the record. . ,
Reports on Meetings of the Housing and Redevelopnlent Authority, City
CP9JnciI, Board of Zoning Appeals and other Meeting$
Other Business
A. Agenda Item for December 27,1999 Planning Commission Meeting
; V. Adjournment
5. ' Direct your questions/comments to the Chair, ,The Chair will determine, who will answer your questions.
6~', No one will be given the opportunity to speak a second time, until everyone has had' the 0 pportunity to speak
initially. Please limit your second presentation to new information,not rebuttal. .
7. At the close of the pu~lic hearing, the Commission will discuss the proposal and take appropriate action.
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Regular Meeting of the
Golden Valley Planning Commission
November 8, 1999
The regular meeting of the Planning Commission was held at the Golden Valley City Hall,
Council Chambers, 7800 Golden Valley Road, Golden Valley, MN. The meeting was called to
order by Chair Pentel at 7:00 P.M.
Those present were Chair Pentel, Commissioners Eck, Groger, Hoffman, McAleese and
Shaffer; absent was Rasmussen. Also present were Mark Grimes, Director of Planning and
Development and Recording Secretary Mary Dold.
Chair Pentel reviewed for the audience the procedure of the meeting. She indicated that the
discussion regarding the Environmental Assessment Worksheet (EAW) for the Allianz Office
Development would be among the Planning Commission. She said this was not an informal
public hearing item and that the City Council was the Responsible Governmental Unit that
would respond to all comments. Pentel told those persons present and the television audience
that written comments would be passed on to the City for response to their inquiries.
I. Approval of Minutes -- September 27,1999
MOVED by Groger, seconded by Hoffman and motion carried unanimously to approve the
September 27, 1999 minutes as submitted with corrections to minor grammatical errors.
II. Reports on Meetings of the Housing and Redevelopment Authority, City
Council and Board of Zoning Appeals
Commissioner Shaffer gave a brief review of the Board of Zoning Appeals meeting of October
26. He told the Commission that Luther Company had presented an amended site plan. He
noted his concern about inadequate parking on the site due to 60 cars per week moving
through the operation, which was 20 cars more than what was presented at the Planning
Commission meeting on October 11. He further discussed the Board's findings. Groger asked
Mark Grimes, Director of Planning and Development, if the City Council denied the request for a
Conditional Use Permit would the variances be eliminated. Grimes said the variances would be
eliminated. He added that no matter what use is proposed for the site, if the existing property is
changed, variances would be required.
III. Other Business
A. Planning Commission Appointment to the Citizen Advisory Committee
The Commission briefly talked about the study and the Chair asked who would be interested in
sitting on this committee. Les Eck agreed to represent the Commission on this committee. Jay
Hoffman said he would be an alternate. The Commission appointed Eck by acclamation.
B.
Planning Commission Review of the Environmental Assessment
Worksheet (EAW) for the Allianz Office Development
Chair Pentel asked if any of the Commissioners had questions for staff.
Minutes of the Golden Valley Planning Commission
November 8, 1999
Page 2
Hoffman commented on the EAW findings regarding the amount of pollution of paint, wood
debris, and other items, on the site. Groger noted the pollution of construction debris and runoff
from the Breck Ice Arena to the north of the building as found in the report. Hoffman said he
was amazed there was so much left in the ground from previous buildings of the 70's and asked
if these pollutants would be removed from the site. Grimes said the HRA would clean the site
with tax increment financing and be cleaned up per the Pollution Control Agency (PCA).
Hoffman asked if it were possible that other objects could be found that are not in the report.
Grimes said it could happen, and if it did, the project would have to stop until it was remedied.
Groger noted the Hidden lakes project and its unforeseen asbestos problem; Grimes
concurred. Hoffman asked who would stop the project if pollutants were found. Grimes said the
applicant hires a firm to review the problem and oversee the clean-up work. He added the firms
are approved by the PCA.
Pentel told the commission she was more comfortable with the environmental information in the
report and had more concerns with the traffic information.
Hoffman asked about the Olympic Printing site, noting from the report that DRO's (petroleum
contamination) were found in the soil and water samples and questioned how this site would
get cleaned up, knowing that the company is remaining on the site. Grimes commented that at
this time there is low level ground water pollution throughout the area but none of the
consultants have been able to identify the source. Grimes added that the properties in the area
use the City's water system, and trying to locate the source is impossible. He added that at a
time when the Olympic Printing property would be redeveloped, it would then be determined if
this property is the source of the pollution. Grimes told the commission if pollutants are found
the project stops. He noted the CyberOptics site where buired drums were found during the
parking lot construction. The removal and remediation of any pollutants had to be accomplished
before the parking lot could be constructed. Hoffman asked who pays for remediation. Grimes
commented anyone associated with the project could possibly have to help pay for the clean
up.
Eck commented that the heart of the study was the traffic. He said the consultants looked at a
year 2008 base and post Allianz development regarding traffic projections for the various
primary and secondary areas. He asked whether these levels, percentages and projections are
based only on anticipated change as a result of this project or does it take into consideration
other possible changes in the area. Grimes said it takes into consideration existing apd
proposed development in Golden Valley and other proposed developments in the area.
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Pentel said that she was aware of the number of Allianz Life employees to be located on the
proposed site and questioned the projected 750 peak hour trips. Grimes said the traffic concern
is for the AM and PM peaks hours and trying to flatten the number of trips out at these times.
Pentel asked how much fieldwork the consultants actually do regarding traffic calculations. She
said she had followed vehicles down Glenwood to see where they were travelling, noting that
many cars trickled over to the 1-394 area. She asked how much traffic is really projected vs.
1995 traffic counts that are projected out. Grimes said that the consultants looks at traffic
assignment zones and they know how many people work in different blocks along the corridor
and then they assign traffic in those zones to different networks. He added this is not a 100%
science. Grimes said that a map of where Allianz employees live was reviewed so there is an .
idea of a traffic pattern to this site.
Minutes of the Golden Valley Planning Commission
November 8, 1999
Page 3
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Pentel said that she assumes that in Allianz's current location there are a number of employees
who use public transportation. Grimes said that they are located on major bus lines near the
Guthrie. He added because Allianz Life is a single employer the City would like to work with
them on traffic management efforts. The Allianz workday begins at 6:30 AM., so they have
some flex time which gets some people in early to the office and reduces the AM and PM peak
hour trips.
Pentel asked if there was any discussion of taking land to create a car pool entrance at Xenia
onto 1-394, going west. She noted the car pool parking area at Louisiana. Pentel said there
seems to be no incentive to do car pooling. Grimes said that the EAW is given to the MnDOT
so they can make suggestions concerning these issues.
Grimes told the commission that there were two traffic engineers who prepared the report
because the City feels this is a critical area. He said there are some traffic changes that will
need to be made to handle the traffic, such as left hand turn lanes and some restriping of the
streets.
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Pentel said there was an agreement, with DUKE, to develop up to 230,000 sq.ft. before Allianz
came in with the bigger proposal. Grimes said that was correct and the proposal would not have
triggered an EAW review. Pentel asked if DUKE could have requested an amendment to
400,000 sq.ft. Grimes said yes, that it's a function of the market and probably the most valuable
piece of land in Golden Valley at this time. He said at this time speculative office buildings are
not being constructed.
Hoffman said the report indicates that no problems were anticipated due to the Allianz project
regarding the 12 intersections discussed in the report. Grimes said these are secondary
intersections and not a requirement of the EAW. He said there was a request by various groups
to look at secondary impacts. Grimes said it took into account the proposed development and
the traffic impacts at Laurel and Winnetka, Glenwood and Hwy. 55 and the numbers that were
generated showed that there was a minimal increase in traffic at peak hours.
Hoffman c!ted Figure 21-3 and questioned the 15% traffic increase at the Xenia and.Glenwood
interchange due to development. He questioned whether this was for just AM and P\'Vl peak
hours. Groger commented that it was traffic distribution calculations and does not give the net
effect from the existing traffic. \
Groger said that he was confused on the 1-394 Overlay Zoning District ordinances in that it
implies that it takes effect on this project because it pushes the requirement over the limit.
Grimes said this project does affect the 1-394 Overlay Zoning District and Allianz will need to
prepare a Traffic Management Plan. Groger questioned whether this affected development in
St. Louis Park and this plan would encourage car pooling, staggered hours, taking buses, etc.
Grimes said that was correct, but they may not have to implement the plan until the traffic levels
are reached, but may want to put the plan in place before hand. He added that public transit is
preferred, so there should be specific bus stops.
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Pentel asked what was an Indirect Source Report (ISR) and if there is a requirement that an
ISR needs to be obtained from the Minnesota Pollution Control Agency. Grimes said the report
contains carbon monoxide calculations. He said he had talked with the Environmental Quality
Minutes of the Golden Valley Planning Commission
November 8, 1999
Page 4
Board Cilbout ISR's and generally they are approved. He said newer vehicles are more efficient .
and do not run at such high levels of CO's as in the past 15 years. He added that he does not
anticipate air pollution problems with this development.
Groger asked if 1-394/Hwy. 100 interchange was off limits for comments. He noted that traffic is
clogged in this area, and with additional development in St. Louis Park, traffic will only get
worse. He asked who had control over the 1-394/Hwy. 100 road system. Grimes said these are
federally funded roads so MnDOT has control along, with ramps and metering. He added that
the EAW has been sent to MnDOT for comment and believes they will make comments on how
backups on ramps affect the local street system. Pentel noted that the commission had had this
discussion before, that 1-394 is here to serve people traveling through Golden Valley, not its
residents. Grimes said that MnDOT's philosophy is that if you are traveling less than five miles,
one should not get on the freeway. He said the cities of Golden Valley and St. Louis Park do not
want a situation to occur where traffic could back up on the city street system. He said the City
would work with Allianz or other developers doing traffic management, particularly looking at
peak hour, in order to reduce this level of service from the main lines. Grimes added that traffic
management must be looked at in solving these issues. Groger noted a dilemma in that there
is already over crowding and problematic roadways, but if the City of Golden Valley turns down
proposed developments because they are too dense, St. Louis Park and Minnetonka may then
do the high-density development. He questioned who would then have control. Grimes said the
Metropolitan Council has some control over this because they look at metropolitan systems and
the freeway is a metropolitan system, but they do not control anyone's land use. Pentel said
because they don't control land use all these cities are looking at making individual decisions .
and that is where looking at a traffic study is more problematic because the percentage coming
from Golden Valley and St. Louis Park development does not include what's happening farther
out on 394 in Minnetonka.
Grimes said the City has taken into consideration a fairly wide area in this report going down
into St. Louis Park and counting secondary access points. At this time Allianz is willing to
spend $40 million on a building with the understanding that there could be delays in traffic.
Allianz will be implementing traffic management plans to help traffic flow in an acceptable
manner.
Shaffer asked what would happen when the ramp at 1-394 backs up on Zenia Avenue and who
determines what to do at that point. Grimes said the City would meet with MnDOT to
reconfigure the lighting system to prevent this occurring. He added that the lights at Louisiana
have been timed, but recognized that there is not the amount of office development in this
location. Grimes said MnDOT has been cooperative in working on problems that occur. Pentel
noted that a car pooling area would help with the traffic situation.
Pentel questioned who would be present at the November 16 City Council meeting. Grimes
said all the consultants and staff who had worked on the study. He added there would be a brief
presentation on the EAW, the mayor would open the meeting for public comment, and
questions would be taken back to staff and the consultant for answers.
Pentel asked staff that if the Breck Ice Arena were relocated northwest of the Dahlberg
Headquarters on Dahlberg Drive how would the runoff be handled from the ice, and would the .
City be more careful that no future environmental problems occur. Grimes commented that ice
.
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Minutes of the Golden Valley Planning Commission
November 8, 1999
Page 5
arenas now use more efficient and environmentally friendly chemicals to maintain the ice.
Pentel asked if there are regulations where the runoff can go. Shaffer added that runoff would
have to be properly channeled. He believes Breck would have to ask the City and the Bassett
Creek Water Management Commission to review the runoff running into the sewer system.
Grimes told the Commission that Breck was not looking at the North Wirth site at this time.
Pentel encouraged the audience to make written comments on the EAW for Allianz for the
record.
Chair Pentel adjourned the meeting at 8:15 P.M.
Richard Groger, Secretary
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MEMORANDUM
DATE:
TO:
FROM:
RE:
December 9,1999
Golden Valley Planning Commission
Mary Dold, Planning Assistant
Informal Public Hearing - Rezoning - Vacant land East of the
Existing Golden Hills Shopping Center from Open Development to
Commercial; and the existing parking lot located to the north. of the
Golden Hills Shopping Center from Business and Professional
Office to Commercial, Breck School, Applicant (Capital City
Investments - Property Owner)
Breck School is proposing to construct a 40,640 sq.ft. single-sheet ice
arena on the vacant land located to the east of the existing Golden
Hills Shopping Center. It is believed thatthis proposed facility would
meet the needs of the skating programs for Breck School as well as
existing clients presently using the existing ice arena. Breck's existing
ice arena is located in the Golden Hills Redevelopment Area. It is
located at 5~00 Wayzata Boulevard (see attached portion of % section
map). The existing ice arena and other businesses in the area are
slated to be relocated due to the redevelopment of the block.
The Golden Hills Shopping Center is located in the East Area of the
Golden Hills Redevelopment District. The Golden Hills Redevelopment
Plan outlines Land Use Characteristics and summarizes Planned and
Completed Redevelopment Activities. Planned characteristics for the
East Area (see attached) is for "continued commercial use, including
office or service facilities, with continued medium density residential
use as an acceptable alternative for the existing apartment site; and
provision of adequate buffering to protect adjacent residential
neighborhood to the north". Current Action Plan Components include
"improvement or redevelopment of the Golden Hills Shopping Center,
incorporating the former Emergency Veterinary Clinic property and
excess 1-394 right-of-way into a Planned Unit Development with office,
hotel, restaurant, and/or retail uses served by adequate and well-
located public access and parking". Taking into consideration these
Action Plan Components and Land Use Characteristics, staff believes
that the rezoning of the subject parcels of land to commercial is
consistent with the Golden Hills Redevelopment Plan for this area.
Also, the City's General Land Use Plan designates the subject parcels
as "Commercial".
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At this time there are three different zoning categories associated with
the proposal. The existing shopping center is currently zoned
Commercial and is a permitted use in this district. The vacant land east
of the shopping center has been zoned Open Development for many
years. The Open Development designation is a remnant of the original
Zoning Code adopted by the City around 1940. The request is to have
this land rezoned from Open Development to Commercial. It is on this
portion of land that the proposed ice arena and parking lot would be
located. The City's Zoning Code permits recreational buildings and
structures, and skating rinks in the commercial zoning district. The
existing parking lot located to the north of the shopping center is
currently zoned Business and Professional Office. In September of
1978, the Planning Commission reviewed a request to have the land,
then known as the "Park", rezoned from Open Development to
Business and Professional Office. It was the commission's belief that
this piece of land would best be suited for a Business and Professional
Office use because it would be a transition or buffer area between
commercial to the south and residential (institutional, multiple-family
and single-family) to the north. The City Council unanimously approved
the rezoning of the property. It is unclear why the property was never
developed with an office type use.
.
If the City should receive a request to use the rezoned "Park" landfor
something other than parking, the P.U.D., that is being reviewed along
with this rezoning, would have to be amended.
Recommended Action
Staff recommends that the Planning Commission grant the following
two rezonings:
· Rezone the vacant land located to the east of the existing Golden
Hills Shopping Center from "Open Development" to "Commercial"
in order to allow for the construction of a single-sheet ice arena;
and
· Rezone the existing parking lot located to the north of the existing
Golden Hills Shopping Center from "Business and Professional
Office" to "Commercial". The parking lot will remain parking.
Attachment:
Location Map
Portion of Golden Hills Redevelopment Plan - East
Area
Portion of ~ Section Map
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. East Area
When Golden Hills was first established, and again in the late 1980's, there was
some discussion of possibly expanding the East Area to take in some or all of the
residential neighborhood to the north, but the idea had little serious potential.
There has been almost no redevelopment activity in this sub-area to date, partly
due to the impact of the adjacent 1-394 construction process. (Exhibit E)
Boundaries and Size
Bounded on the west by Turners Crossroad, on the south by the city Iimits/l-394
fence line, on the east by the Highway 100/1-394 interchange, and on the north by
the nursing home and row of single family lots lining the south side of Circle Down.
Approximately 9.6 acres in size.
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Oriainal land Use Characteristics (1984)
. Golden Hills strip shopping center (source of redevelopment area name) and
other commercial or service uses on poorly differentiated individual land
parcels.
. Two-building apartment complex containing 24 dwelling units.
. Vacant land with poor soil conditions.
. Numerous zoning nonconformities, including inadequate on-site parking,
inadequate or nonexistent landscaped areas, structures too big for sites, and
unscreened outdoor storage of equipment or materials.
. Increasing building and fire code violations and structural decline.
. Traffic congestion on Turners Crossroad approaching Highway 12.
Known/Anticipated 1-394lmoacts (1984)
. Significant right-of-way acquisitions along south side of commercial properties.
. Substantial limiting of highway access to commercial properties with shift of
access route from Turners Crossroad to Xenia Avenue.
Planned Characteristics
Continued commercial use, including office or service facilities, with continued
medium density residential use an acceptable alternative for existing apartment
site. Provision of adequate buffering to protect adjacent residential neighborhood
to the north.
.
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Exhibit E: Golden Hills East Area
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Activities Comoleted or Underway to Date
. MnDOT construction of 1-394 project elements.
. Acquisition of former Emergency Veterinary Clinic property.
. HRA-assisted turn-back of excess 1-394 right-of-way to owners of Golden Hills
Shopping Center. '
Current Action Plan Comoonents
. Improvement or redevelopment of Golden Hills Shopping Center, incorporating
former Emergency Veterinary Clinic property and excess 1-394 right-"of-way
into a Planned Unit Development with office, hotel, restaurant, and/or retail
uses served by adequate and well-located public access and parking.
South Area
This sub-area constitutes one end of a large redevelopment site that spans the
Golden Valley/51. Louis Park city limits. For many years, the entire site has been
held by a developer whose long-range plans include eventual demolition of
existing buildings and construction ot a new office park. Discussions between the
developer and both cities have been intermittent but generally ongoing since the
establishment ot Golden Hills. (Exhibit F)
Boundaries and Size
Bounded on the west and south by the city limits, and on the east and north by the
Highway 10011-394 interchange.
Approximately 7.1 acres in size.
Oriainal Land Use Characteristics (1984)
. Office uses in three buildings on poorly differentiated land parcels.
. Parking area for restaurant building located in 51. Louis Park.
. Moderate zoning nonconformities, including inadequate on-site parking and
inadequate or nonexistent landscaped areas.
Known/Anticioated 1-394lmoacts (1984)
. Minimal, if any, permanent right-ot-way acquisitions.
. Substantial limiting of highway access, with nearest access point at Xenia
Avenue (known as Park Place on 51. Louis Park side of 1-394).
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MEMORANDUM
DATE:
TO:
FROM:
December 9, 1999
Planning Commission
Mark W. Grimes
Director of Planning and Development
Informal Public Hearing - Preliminary Design Plan for
Golden Hills Shopping Center/Breck Ice Arena Planned
Unit Development (PUD) No. 85 - Breck School and
Capitol City Investments, Applicants
RE:
Background
Capitol City Investments is the owner of the Golden Hills Shopping Center and
has an agreement with the Minnesota Department of Transportation (MnDOT) to
purchase 4.6 acres which is located directly east of the shopping center building.
This property is shown on the attached preliminary plat of the Golden Hills
Addition as Lot 3, Block 2. Several months ago,. Capitol City entered into an
agreement with Breck School to sell' this 4.6 acres that they will be purchasing
from MnDOT.
Breck plans to construct a single sheet ice arena at this location. This new arena
is the replacement for the existing Breck ice arena that is located at 5800
Wayzata Blvd. The Golden Valley HRA will purchase the current ice arena from
Breck in orderthat the area may be redeveloped. The HRA is giving Breqk until
April 2001 to vacate the existing arena in order to give them an opportunity to find
a new arena location and construct a new arena. This would allow Breckt\ o..tlSe
the existing arena until the time the new arena is ready for operation.
In order for the ice arena to be considered a permitted use on this site, th~ City of
Golden Valley must issue a Planned Unit Development (PUD) permit. The PUD
is necessary for a couple of reasons. First, the west 4.6 acres (Lot 3, Block 2) of
the property.can only be accessed through the existing Golden Hills.Shopping
Center by a private driveway. The only way that a lot can be created in Golden
Valley without frontage on a public street is by the PUD process. Second, the
City had to agree to the purchase of Lot 3,Block 2 by Capitol City from. MnDOT.
(Technically, Lot 3, Block 2 would first be sold to the HRA and then sold to Capitol
City. MnDOT cannot sell the property directly to Capitol City due to state
regulation.) The City agreed to this sale only If Capitol City would include this
MnDOT parcel with the existing shopping center property to create one PUD. The
City feels strongly about this because of limited access issues. The City also
agreed to this arrangement with the condition that Capitol City would purchase the
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former Vet Clinic on Turner's Crossroad from the City and tear it down for
additional parking. The City purchased this vet clinic in the early 1990's because .
it was no longer an appropriate use in the area due to its lack of parking and small
size. The City has always anticipated that the vet clinic site would be attached to
the Golden Hills Shopping Center for additional parking.
In order for the PUD to go forward, the Planning Commission must also consider
the rezoning of the east area from Open Development to Commercial. Without
this rezoning, the proposed ice arena use would not be consistent with the current
zoning of the property. An informal public hearing on this rezoning is before the
Planning Commission at this same meeting. A memo from Planning Assistant
Mary Dold outlines the rezoning request and recommends that the rezoning be
approved. (As indicated in her memo, the proposed use of the site for the ice
arena is also consistent with the comprehensive plan map and the Golden Hills
Redevelopment Plan.)
Existing Site Description
The property that is indicated in the Golden Hills Addition preliminary plat is 9.7
acres in area. The west 5 acres includes the existing shopping center, the former
vet clinic property and approximately 310 parking spaces on Block 1, Lot 1 and
Lot 2, Block 2. The shopping center building consists of 42,000 sq.ft. of floor
space. The west 27,500 sq.ft. of the space is leased to the Metropolitan and the
vacant Cocolezonne restaurant. This includes about 4,000 sq.ft. of mezzanine
office space for the Metropolitan. The east portion of the shopping center is about
14,400 sq.ft. in area and consists of smaller restaurants and shops such as
August Moon and Char-Mar Cleaners. .
The east 4.6 acres that is currently owned by MnDOT is partially used for parking.
As part of the settlement agreement with Capitol City over the acquisition of right-
of-way for 1-394, MnDOT built a bituminous parking area over the west portion of
this lot for use by Capitol City. This lot can probably hold about 150 cars. The
east portion of this lot is vacant and partially wooded. MnDOT acquired this lot in
the late 1980's to provide right-of-way for 1-394 and as a staging area for
equipment during construction.
The property to the east of this PUD site is the Colonade office building and its
parking ramp. To the south is 1-394 with retail and offices in St. Louis Park. To
the east is TH-100 with residential uses east ofTH-100. The land uses to the
north are the most sensitive because they are residential. A nursing home is
located at the comer of Circle Down and Turner's Crossroad. This nursing home
has been at this location since the 1950's. A wood fence is in place between the
nursing home property and the shopping center parking lot. North of proposed ice
arena is Mayfair Manor apartments. There are two buildings with a total of 24
units. Rents range from $450 to $500 per month. Access to these apartments is
only from Circle Down. One single-family lot on Circle Down abuts the site. The
other single-family homes on Circle Down have the Mayfair Apartments between
them and the proposed PUD. The houses on Circle Down are located more than
150 feet from the proposed ice arena.
The apartment building is currently screened from the property to.the south by a
6-foot wood fence that was built by MnDOT as part of the 1-394 construction .
process. This fence is now ina deteriorating condition. .
2
.
.
.
l
Since the construction of 1-394, access to-this PUD site is only from Turner's
Crossroad. MnDOT has agreed that the two lots "that they own at the far east end
of Circle Down will never be used as access to the property where the ice arena is
planned. As stated above, the east 4.6 acres cannot be developed on its own
because there is no street. access.
The alley that is shown on the site plan has been in place for a mJmber of years.
The portion that is north of the existing shopping center building is essentially the
north. driveway into the site from Turner's Crossroad; east of the shopping center
property, the alley exists only on paper. The alley is 18 feet wide. There are city
utilities within this alley. Since the public no longer needs the alley, staff is
considering the vacation of the alley.
Proposed Development
The proposal made by Breck School and Capitol City Investments WOuld allow for
the construction of a single sheet ice arena for Breck School to be constructed at
the east side of the site. The arena is approximately 40,600 sq.ft. in area. The
arena would have a seating capacity of about 884. It would include locker rooms,
meeting rooms, offices, and concession areas in addition to the ice--sheet-The
parking provided on Lot 3, Block 2 for the ice arena would total 247. These
spaces would be all directly west of the arena. The Zoning Code requires that ice
arenas of this size have one seat for every six seats. This would come out to. be
about 147 spaces forthis arena. Both Breck and the City believe 147 spaces are
too few to meet demand.
The existing shopping center building would remain the same with the same
balance of restaurant and retail space. The shopping center side of the site would
change by reconfiguration of the parking lot west of the building along Turner's
Crossroad and the construction of a new private .road along 1-394 to serve the
entire PUD site.
The parking lot would be changed on the west side of the shopping center by the
elimination of the former vet clinic. This property would be sold to Capitol City by
the City. The building would be removed and replaced with additional parking as
indicated on the site plan. A new, 24 foot wide driveway along the south end of
the site, adjacent to 1-394, would be constructed to provide the primary access to
the shopping center and ice arena. Parking will not be permitted on this south
driveway to the ice arena. This driveway will enhance shopping center parking
along the south side by better defining the parking available to the businesses. It
is hoped that the great majority of ice arena patrons would use the south driveway
for ingress and egress rather than the north driveway.
There are no plans to change the parking lot located to the north of the existing
shopping center. Staff is recommending that this lot be rezoned from Business
and Professional Office to Commercial as noted in Planning Assistant Dold's
memo.
A total of 312 parking stalls will exist on the property west of the ice arena lot.
Since this is one PUD, all parking on the site will be shared. Therefore, there are
a total of 550 spaces to be shared by all the uses in the PUD.
3
PLANNING ISSUES
There are a number of issues that the staff would like to highlight in the discussion .
of this proposed PUD. They are as follows:
Parkina. At the present time, the existing shopping center does not meet the
current parking code. It is estimated that the code requires about 600 parking
spaces for the shopping center. This large amount is due primarily to the
restaurant uses on the site. Currently, there are about 300 spaces on the site
with a parking lot west of the shopping center that was built by MnDOT for
overflow parking. This parking area on MnDOT property will hold about 150 cars.
(It is not included in the 300-space count.)
Since the Metropolitan has been operation, and the Cocolezzone restaurant
closing, the number of parking spaces, along with the overflow parking lot
provided by MnDOT, has been adequate on the site. Even when the Metropolitan
has a large event, there is no on-street parking in the neighborhood like happened
during the Rupert 's days. However, if Cocolezzone would open again (which
they have every right to do), parking could get tighter on the Shopping center site,
especially on the south side.
The City hired SEH Engineering to look at parking and circulation on the site.
With the construction of the. arena and the proposed site plan, it is the opinion of
Glen VanWormer of SEH that the parking and circulation would work if certain
measures were taken.
The most important measure is that Breck and the Metropolitan have a parking
management plan for the site. This would require these two parties to coordinate
their schedules so that two large events do not occur at the same time. If they .
would occur at the same time, the plan would have to indicate how parking would . .
be handled without using the City streets. One suggestion may be that Breck
require students not to drive to the game at such a time and be bussed over from
the exiting campus. Another solution may be to get agreements with surrounding
businesses to use their parking lots. Staff believes that working out such a
parking management plan, as part of the PUD permit is reasonable.
During the vast majority of times, the parking for the PUD will be better than it is
I
today. Breck has told us that the greatest attendance they see for a hockey game
is about 500-600 persons. During the majority of times, the hockey arena;would
be used for practice or physical education classes. Breck does rent out about
20% of the ice hours to non-Breck groups. However, most of that ice time.\ is for
figure skating, broom ball or hockey practices. As part of the parking I,
management plan, Breck could be required to manage the types of users that rent
out space to ensure that the parking lot is not overloaded.
Because the arena is located at the east end of the site, the 247 spaces provided
for the arena are located next to the existing shopping center. This allows patrons
of the shopping center to utilize this parking without walking a great distance.
Because the ice arena will have few large events, the number of parking spaces
on the PUD site available to the shopping center businesses would be enhanced.
Circulation. Both City Engineer Jeff Oliver and Glen VanWormer have reviewed
the site to determine how circulation will work. With the new driveway along the
south side of the site, adjacent to 1-394, and the proposed parking lot design next .
to the proposed arena, circulation will work well.
4
.
Traffic Generation. An increasing concern in this area of Golden Valley is the
number of trips generated from a specific use. In this case, the arena would
primarily generate trips after the PM peak hour or on weekends when traffic is
lower. Breck has stated that their games are held on weekend afternoons or
weekday evenings, after the PM peak. The additional. trips generated by the ice .
arena would not have a significan~ impact on any of the surrounding streets or
intersections.
Setbacks. Although this is a PUD, the staff would like to maintain the setbacks
that are stipulated in the Zoning District in which the proposal is made. Inthis
case, the property is zoned Commercial (or will be). The existing shopping center
did receive several variances from the BZA and City Council.for existing setback.
variances due to 1-394 acquisitions. These variances have made the building and
site legally non-conforming as it sits today. A variance forthe number of parking
spaces was. not given because it was determined the building was legally non-
conforming as to parking. (When Ruperts was established, the parking
requirement was less stringent than it is today for such nightclubs. The shopping
center met or exceeded parking requirements at that time. The new parking
requirements for nightclubs went in after Ruperts was opened. It is the City
Attorney's opinion that the shopping center is regally non-conforming as to the
number of parking spaces because they met the parking requirement prior to the
ordinance change for nightclubs.)
This proposal will not meet all the requirements of the Commercial zoning district
as to setbacks. First, the new parking area along old Turner's Crossroad, where
the former vet clinic is now located, is proposed to have a setback of only 3 to 5
feet, similar to the existing parking lot now west if the shopping center building. In
this case, such a setback from the street appears reasonable. This portion of
Turner's Crossroads has been suggested for vacation because it only serves the
shopping center and the Colonade building. If such a vacation occurs, this would
become private property where only the sideyard setback of 10 feet to a parking
area would apply.
Second, the new driveway along 1-394 is less than 35 feet from the 1-394 right-of-
way. In most cases, the City has allowed parking areas, driveways and structures
to gomto the setback along 1-394 because of the different elevation of th~
freeway from the property. :
The proposed ice arena building and parking area does not meet the comh,ercial
setback requirement along 1-394. Again the required setback is 35 feet fr~m a
street. In thiscase,.the parking lot is setback 13 to 16 feet from 1-394. Th~
building is proposed to be from 20 to 24 feet from 1-394. Because this setback is
adjacent to a depressed freeway with no direct access, it has been the City's
policy to allow such setback variances as part of the PUD.
Along the north side of the ice arena site, the required building setback from the
Multiple-Family zoning district is 30 feet. A parking area may come within 15 feet
of this Multiple-Family zoning district. In this case, the parking area is no closer
than 17 feet from the property line. However, the ice arena building will be 20 feet
from the property Une, 10 feet closer than permitted in the Commercial zoning
district. Staff is suggesting that the alley behind the ice arena be vacated. It is
anticipated that half of the 18-foot wide alley would go to the ice arena property
and half to the apartments. With this vacation, the building would be 29 feet from
.
.
5
the property line, or only 1-foot closer than required by the zoning code. If Breck
could move the building1-foot closer to 1-394, no variances would be required .
along the north property line. If the alley were vacated, the City would have to
maintain certain utility easements.
Screenina and LandscaDina. At the current time, there is a wood fence
between the apartment building and land that would be the parking lot for the ice
arena. This fence was built by MnDOT and has not been well maintained. The
apartment owner is concerned about this deteriorating fence and would like to see
a fence maintained between the proposed parking lot and apartment buildings.
The fence would provide both a screen and prevent people from parking in the
parking lot of the apartments.
. Breck has also submitted a landscape plan, which indicates plantings on the
Breck side of the site adjacent to the apartments. (Please note that this
landscape plan was designed when Breck proposed the ice arena at the west end
of the vacant site. However, it is illustrative of the Breck plan for landscaping.)
Environmental Technician AI Lundstrom, has given the plan a very preliminary
review. A more detailed review would be done as part of the General Plan. He
did suggest that additional or alternate plant material should be considered to
provide a good landscape screen to the north. This may be accomplished by
alternating types of trees along the north property line.
New landscaping on the "old" or shopping center portion of the site would be
limited to the areas where new parking is to be constructed. This will have to be
included in the General Plan of Development.
It should also be noted that this site is subject to the City's Tree Preservation .
Ordinance. Additional information is needed for the tree preservation plan to be
complete. This plan has to be completed prior to issuance of building permits and
would become a part of the PUD permit.
Overall, Breck has indicated a willingness to work with the City on providing good
landscape screening on the site.
ADDearance of Buildina. The ice arena will be about 28 to 30 feet tall and about
260 feet long. east to west. The building would be built at a first floor elevation of
878 feet. This~would require fill be placed in the area where the arena would be
built to bring it up to the 878 elevation. It appears 8 to 10 feet of fill would have to
be brought in to meet the 878 elevation. The homes on Circle Down are built at
the 878-880 foot elevation. As indicated on the preliminary building plans, the
material that would be used include brick, glass and decorative precast panels.
The north side of the building facing the apartment property and the rear of the
homes on Circle Down would have two emergency exits. There would be no
windows. The materials on that side would be primarily decorative precast
panels. It appears that the building is well designed and not just a typical hockey
rink with few architectural amenities.
Hours of ODeration. Breck hours of operation during the winter are from 6 AM to
midnight on weekdays and 8 AM to midnight on weekends. From April to
October, the hours are 8 AM-midnight. During the non-winter months, many of
the late hours are not used due to the lack of demand. The early and late hOUrS
are used only by small groups and not used for games with spectators.
.
6
.
Lightina. Breck will have to submit a lighting plan for this parking lot that would
be sensitive to the adjoining residential area. Lights should be kept at a low level
and turned off or down. in hours the facilities are not used.
Engineering Issues. Attached you will find a memo from City Engineer Jeff
Oliver that addresses issues such as drainage, utilities, access, grading and
erosion control, and water quality. This property will be required to meet the
City's water quality standards. As you can see, a retention pond is planned for
the far east end of the. site.
Building and Public Safety Issues. The Inspections Department has met with
the architect for the arena to discuss public safety issues. Preliminary review
indicates that the proposed plan provides for adequate public safety access.
Further review will be required. The architect will. meet in greater detail with the
Inspections Department regarding the design of the building. This building would
have a fire suppression system. .
Noise. The plans indicate that the refrigeration unit would be located inside the
building to reduce or greatly eliminate noise. There will be noise from the parking
lots related to cars.
.
RECOMMENDED ACTION
The staff recommends approval of the Preliminary Design Plan for PUD No. 85
that would permit the construction of an ice arena adjacent to the Golden Hills
Shopping Center. The attached plans indicate that the proposed arena would be
a use that compliments the existing shopping center. The additional parking
provided by the ice arena would provide needed overflow parking for the shopping
center's restaurants. In the rare occasion that there would be large crowds at the
ice arena at the same time as the restaurants, Breck and Capitol City have
agreed to develop a parking management plan. This plan would insure that two,
large events would not occur at the same time or that alternative parking locations
are available. This alternative could mean busing from the Breck campus or
using parking ramps at the Colonade building or new United Properties building.
Such a plan would have to be developed as part of the General Plan of
Development and become a part of the PUD permit.
I
The site plan appears to provide for good access to the new ice arena an~ the
existing shopping center. As stated above, the City has had a traffic conspltant
review the plan. The consultant is satisfied with the site plan. 1\
The location of the proposed ice arena at the east end of the site appears to be
the best location. This location provides for the best option for shared parking.
Also, the building is then farther away from the two apartment buildings while still
remaining over 140 feet from any of the single-family homes on.Circle Down.
With proper landscaping and fencing, the ice arena should not be a detriment to
the residents in the area. Also, the number of persons using the ice arena is
generally low. At most times only those skating or arriving to skate would be
using the parking lot. This means few trips to and from the arena. When there are
games, most games have less than 300 spectators who can be handled.with the
planned parking lot. As with any operation that closes after 10 PM, Breck would
have to carefully police its clients to ensure that the noise and lights from cars
leaving the parki~g lot do not disturb neighbors.
.
7
The staff is recommending the following conditions:
1. The site plan prepared by ACC Architects and dated 12/3/99 becomes a part .'
of this approval.
2. A parking management plan is developed prior to review of the General Plan
of Development. The plans would provide ways to manage and control peak
parking on the site.
3. The recommendations of City Engineer Jeff Oliver as found in his memo dated
December 9, 1999 become a part of this approval.
4. A revised landscape and tree preservation plan is submitted as part of the
General Plan of Development.
5. The City staff investigates the vacation of the alley throughout the site.
6. Capitol City Investment purchase the former vet clinic site from the City prior
to approval of the General Plan of Development.
7. A 6-foot wood fence is maintained on the PUD property to screen the
apartment buildings from the parking lot.
a. The arena hours are limited to 6 AM to midnight.
9. The Director of Inspections shall approve lighting plans for the parking lot.
Lighting should be reduced after 11 PM.
Attachments: .
. Location Map
· Narrative with revision date of 12/6/99
· Memo from City Engineer Jeff Oliver to Mark Grimes dated 12/10/99
. Site Plan dated 12/3/99
· Building Plans and Elevations dated 11/1/99
· Preliminary Plat dated 11/17/99
· Grading, Drainage and Utility Plan dated 12/6/99
· Landscape and Tree Preservation Plans dated 11/3/99
.
8
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.
BRECK ICE ARENA
PUD APPLlCA liON - 11-22-99 REVISED 12-06-99
Golden Valley, Minnesota
PROJECT DESCRIPTION - NARRATIVE
.
The proposed project is located at the northwest comer of the intersection of Highway 100 and
Interstate Highway 394, just east of Turners Crossroads. The Colonnade Office Tower and
parking ramp is located across Turners Crossroads from the site on the west. The planned unit
development consists of retaining all of the existing Golden Hills Shopping Center retail building
located on the west side of the site adjacent to Turners Crossroads and dividing the parcel to
create a site on the east side for construction of a new single sheet ice arena for Breck School.
The existing pet clinic located at the west end of the site will be demolished and the land area
will be used for additional parking. The proposed sitework will include modifying the existing
retail site on the south and west to accommodate additional parking and a defined 24' wide
access drive along the south property line for the Ice Arena. Curbing ofthe drive and parking
areas will be included as well as landscaping within the island areas created.
The easterly portion of the site will be used to construct a state ofthe art ice arena to meet the
needs of skating programs for Breck School as well as the existing clients presently using the
existing Breck Arena. The building is proposed to include a standard ice sheet (85' X 200'),
seating for approximately 884 spectators, 4 locker rooms for Breck hockey teams, 4 guest
locker rooms with showers, entry and lobby space with access to public facilities and
concessions, and accessory space required for operation of the ice rink. A second level
lobby/viewing area adjacent to a multi-use room and access to a concourse at the top of the
seating area is proposed as.part of the project. Parking for 247 cars will be included on the
west side of the arena. The parking for existing retail portion of the site will be modified to
accommodate additional parking in the area of the existing pet clinic building and create better
definition of the parking along the south side of the retail forthe tenants located at the east end
of the center. A total of312 parking spaces will be provided on the existing site.
The arena will be constructed of decorative insulated precast wall panels with masonry accents
for the main building along with masonry and glass elements at the primary entranc~. An
attempt will be made to maintain an institutional character compatible with the surrownding
commercial and retail buildings and representative of the quality befitting Breck SchOOl.
Durable materials (decorative masonry, concrete, brick, etc.) will be used throughou~ the facility
to withstand the hard use and maintain its desirable appearance throughout the expected life of
the building. \
The project developer is Breck School, presently located in Golden Valley. The new facility will
be a replacement for the existing Breck Arena located west of the proposed site approximately
1/4 mile that is being displaced by new development. The school has been and will continue to
be an important and active resident of the City of Golden Valley.
The project architect is ACC Architects, Inc., located in Minneapolis specializing in the design of
ice arenas and recreational facilities.
.
The project construction manager is Kraus-Anderson Construction, one of the major general
contractors in the region.
Page 1 of 4
..
BRECK ICE ARENA
PUD APPLlCA liON - 11-22-99 REVISED 12-06-99
Golden Valley, Minnesota
.
I 394 & HWY 100 - Site & Building Issues
ZONING
Existing - Open Development Zoning District
Re-zone to Commercial Zoning District within a PUD (Planned Unit Development).
Ice Skating Facilities are a permitted use in the Commercial Zoning District
Zoning requirements are as follows:
Maximum Building Height - 120'
Building Parking
Front Yard Setback (South I 394) 35' 17.5'
Abutting public street
Rear & Side Yard Setback (North) 30' 15'
Abutting Multi-family Zoning
Rear & Side Yard Setback (Northeast) 50' 25'
Abutting Residential Zoning
Parking Requirement (Ice Arena Only) - 1 Car per 6 Seats or 1 car per 300 SF of
rink area whichever is greater
Parking Stall Size 9' X 20'
Lot Coverage - 50% Maximum
SITE PLANNING & BUILDING CONSIDERATIONS
.
Parking required by ordinance: 1 car per 6 seats = 148 cars
Parking provided on the Breck Arena site: 247 cars
Parking provided on the Existing Retail site: 312 cars
The ponding area required by City of Golden Valley Engineering and Basset Creek
Watershed District will be located on the east end of the site adjacent to the Highway
100 & 394 R.O.W. and connected to the Highway 394 storm drainage system.
The 30' building setback as required by the Commercial Zoning District for the north
property line is proposed to be 20'. The proposed parking setback along the south
property line varies as the property narrows along the 1394 ROW. It is anticipated that it
will be necessary to provide access to the pond area on the east end of the building,
which will need to occur on the south side. The building has been placed on the site in
such a manner to allow some landscape treatment on the north side of the building
without encroaching into the City owned alley. An attempt has been made to provide as
much parking on the site as possible to alleviate the parking concerns across the
. combined site as voiced by City planning staff.
Site parking and security lighting will be provided utilizing a combination of pole mounted
down-light fixtures with a "shoe box" type head and building mounted fixtures at exit .
locations. All lighting will be designed to limit the amount of light that is cast to the
adjacent single and multi-family residential properties.
.
Page 2 of 4
BRECK ICE ARENA
PUD APPLlCA liON - 11-22-99 REVISED 12-06-99
. Golden Valley, Minnesota
1394 & HWY 100
LEGAL DESCRIPTION:
Property commonly known as the northwest corner of Highway 100 and Interstate 394 in
Golden Valley:
That part of Tracts 1 and 2 described below:
Tract 1. Tract N Registered land Survey #106, files of Registrar of Titles, County of
Hennepin, MN; the title thereto being registered as evidenced by Certificates of Title
numbered 858779,858781,858783,858785,858787,858789, and 858791.
Tract 2. lot 18, Block 2, Spring Green South, according to the plat thereof
on file and of record in the office of the County Recorder in and for Hennepin
County, MN; the title thereto being registered as evidenced by Certificate of
Title number 716569.
Tract 3. Tract E, Registered land Survey #106, files of Registrar of Titles,
Hennepin County, MN, the title thereto being registered as evidenced by
Certificate of Title number 723111.
.
which lies northerly and southwesterly of Line A.
Commencing at the west quarter corner of Section 30, Township 29 North, Range 24
West; thence run easterly on an azimuth .of 90 degrees 55 minutes 11 seconds along
the east and west quarter line of said section for 561.17 feet; thence on an azimuth of 0
degrees 55 minutes 11 seconds for 225.54 feet to the point of beginning of Line A to be
described; thence on an azimuth of 90 degrees 52 minutes 41 seconds for 27.40 feet;
thence on an azimuth of 117 degrees 27 minutes 58 seconds for 5.20 feet; thence on an
azimuth of 89 degrees 29 minutes 48 seconds for 96.30 feet; thence on an aZimuth of 1
degree 37 minutes 24 seconds for 15.43 feet; thence on an azimuth of 88 degrees 26
minutes 40 seconds for 101.60 feet; thence on an azimuth of 87 degrees 35 't. inutes 31
seconds for 69.97 feet; thence on an azimuth of 86 degrees 36 minutes 44 s conds for
50.31 feet; thence on an azimuth of 86 degrees 19 minutes 53 seconds for 6 .45 feet;
thence on an azimuth of 86 degrees 11 minutes 26 seconds for 117.28 feet; thence. on
. an azimuth of 85 degrees 31 minutes 48 seconds for 110.01. feet; thence on an azimuth
of 83 degrees 6 minutes 37 seconds for 49.38 feet; thence on an azimuth of 82 degrees
3 minutes 14 seconds for 50.18 feet; thence on an azimuth of 76 degrees 6 minutes 38
seconds for 49.70 feet; thence on an azimuth of 70 degrees 43 minutes 4 seconds for
50.08 feet; thence on an azimuth of 62 degrees 44 minutes 52 seconds for 28.72 feet;
thence on an azimuth of 50 degrees 29 minutes 48 seconds for 235.97 feet and there
terminating.
.
together with that part of Tract 3 hereinbefore described which lies northerly
of Line B described below:
Page 3 of 4
.
.
BRECK ICE ARENA
PUD APPLICATION - 11-22-99 REVISED 12-06-99
LEGAL DESCRIPTION:
.
4
Line B. Beginning at a point of the east line of said Tract E, distant 65 feet south
of the northeast corner thereof; thence run westerly ta a point on the west
line of said Tract E, distant 65 feet south of the northwest corner thereof
and there terminating.
And That part of the Southwest Quarter of the Northwest Quarter of Section 3D.
Township 29, Range 24, Hennepin County, MN lying East of the East line of
Turners Crossroad, South of the South line of Lots 1. 2, 3, and 4, Block 2, Spring
Green South, West of the West line of Lot 19, Block 2, said addition and North of
the North line of the alley separating Spring Green south from Registered Land
Survey #106, files of the Registrar of Titles, Hennepin County, MN (Per
Certificate of Title #653547).
And Tracts C, F, H. I, J, and K, Registered Land Survey #106. files of the Registrar of
Titles, Hennepin County;MN (Per Certificate of Title #594816).
Except that part of said Tracts F, H. J, and K, Registered Land Survey
#106, which lies southerly of the following described line:
Beginning at a point on the east line of said Tract K, distant 265
feet south of the northeast corner thereof; thence run westerly to
a point on the east line of TractE, said Registered Land Survey
#106, distant 65 feet south of the northeast corner thereof and
there terminating.
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Page 4 of 4
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PUBLIC WORKS
MEMORANDUM
DATE:
TO:
FROM:
RE:
December 10, 1999
Mark Grimes, Director of Planning and Development
Jeff Oliver, PE City Engineer ~
Preliminary PUD Review: Br~rena and Metropolitan Site
Public Works staff has reviewed the plans submitted for the proposed PUD that includes
the existing Metropolitan site and the proposed Breck Ice Arena. This site is located in
the northwest quadrant of Trunk Highway 100 and 1-394, just east of Turner's
Crossroads and south of Circle Down. This memo outlines issues that need to be
addressed prior to approval of the general plan for this PUD.
Preliminary Plat and Site Plan:
1) The preliminary plat must be revised to include all existing and proposed easements
on the site. This includes all easements for watermains and storm water drainage
facilities that have been discussed in prior reviews of the site.
2) There are several easements, each recorded by separate documents, across the
properties included in the PUD that run in favor of the City of Golden Valley. Staffs
past experience has been that it is more efficient to have City easements shown. on
plats whenever possible. This helps insure that the easements are recorded in an
easily trackable format. Therefore, the developers must vacate these easements
and rededicate them on the final plat. The vacation process can run concurrently
with the final plat and PUD.
3) The preliminary plat includes an existing alley that extends fromTumer's Crossroads
eastward to Highway 100. This alley was platted with the original developrt,ent in
the area to serve as access to individual parcels. The alley is connected to the
apartment site immediately to the north, but there is currently no access to the
apartments from the alley. The alley does contain utilities. Staff is currently
investigating the possibility of vacating this alley as part ofthe PUD. If a vacation is
recommended, the north half of the alley right-of-way would become part of the
parcels adjacent to the north, while the south half would become part of the site for
the Breck Ice Arena.
4) The Minnesota Department of Transportation will be acquiring additional right-of-way
from these parcels along 1-394. This acquisition must be shown as platted right-of-
way on the preliminary plat.
5) Parcel C shown on the preliminary plat must be platted as street right-of-way for
Turner's Crossroads.
.
6) As shown on the plans, the only street frontage for this PUD is on Turner's
Crossroads, which is located along the west boundary. Given the existing and
proposed uses of the site, trip generation onto Turner's Crossroads, and
subsequently into the intersection of Golden Hills Drive and Xenia Avenue, is of
concern. The City's consulting traffic engineer, Short Elliot Hendrickson, has
reviewed this site for potential traffic impacts in the redevelopment area. Attached to
this memo are review letters from SEH dated November 19,1999 and December 9,
1999 that discuss this site. (It should be noted that the November 19, 1999 SEH
letter addressed a previous submittal with the arena in a different location. The
issues discussed in this letter have been addressed by relocating the arena as
shown in this submittal.) As discussed in these SEH reviews, peak trip generation
from this site will occur at different times than peaks from adjacent land uses.
Therefore, there should be no impacts on the capacity of the Xenia and Golden Hills
Drive intersection.
7) The SEH reviews also discuss the issue of parking on the PUD site. As discussed, if
the peak demand for parking spaces should occur simultaneously at the proposed
Breck Ice Arena and the existing Metropolitan there will be a significant shortage of
parking spaces.
8) As proposed, with the arena located on the far east end of the site, the parking .
arrangement will function well for the majority of events held at the two facilities.
This conclusion is based upon the common parking area being located in between
the arena and the Metropolitan. With this arrangement motorists will fill the parking
areas closest to their destination first, and then proceed towards the center of the lot.
Therefore, it is anticipated that the only shortage of parking spaces will occur should
peak events occur at the same time in each of these facilities.
I
9) Based upon this information staff recommends that Breck Ice Arena, and any
subsequent owners of the arena, develop parking management plans that Y"i11 allow
for transportation into arena events from off-site, or other accommodations\if peak
uses are planned for the same times.. This plan must be submitted for revifrw as part
of the general plan for the PUD.
Grading. Drainage and Erosion Control:
1) This proposed PUD is located within the Sweeney Lake Drainage District of the
Bassett Creek Watershed. The size of the development requires that the project
comply with the Water Quality Plan for the watershed. The plan will also be subject
to the review and comment of the Commission. The Commission meets monthly on
the third Thursday of the month. Development plans, computations and an
application form approved by the City must be submitted to the Commission's
engineer no less that two weeks prior to the meeting. .
F:\GROUPS\ENG\DEVELOPMENTS-PRIVATE\BRECK\ARENA\PRELlM PUD REVIEW.DOC 2
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2) The existing conditions for this site has storm water runoff routed in two different
directions. The western portion of the site currently drains into an existing storm
sewer system on Turner's Crossroads. This system flows to the north and
discharges in the Sweeney Branch of Bassett Creek without any water quality
treatment. The rest of the site drains south and east into a storm sewer system
installed by MnDOT as part of the construction of 1-394. This storm sewer system
flows to the northeast into Colonial Pond. Colonial pond was constructed with
adequate water quality volume to accommodate runoff from 1-394, but was not sized
for runoff from this site.
3) The proposed storm drainage system for this PUD provides the required water
qualityponding for approximately 9.4 acres of the 9.7-acre site. This area being
treated includes all but the most western portion of the site, which will 'continue to
flow into the Turner's Crossroad system. As a result, this development will provide a
substantial improvement to quality of storm water runoff leaving the site.
4) The City of Golden Valley Surface Water Management Plan has identified a potential
wetland in the vicinity of the proposed ice arena. Based upon this potential wetland
identification Breck hired an environmental consultant to work on wetland issues.
Based upon the research done by Liesch Associates, Inc, (see attached report dated
December 8, 1999) a low area on the site does have wetland characteristics.
However, during the sequencing required by the Wetland Conservation Act, it has
been determined that the wetland is exempt from the mitigation requirements of the
WCA. This project qualifies for an exemption because it was created as result of
MnDOl's work on site that inadvertently blocked drainage and created the wetland.
Accordingly, a Certificate of Exemption will be issued for this proposed project.
5) The developers will be required to obtain a City of Golden Valley Grading, Drainage
and Erosion Control Permit for this project. All erosion control measures must be
installed and approved by the Public Works Department prior to beginning work on
site.
6) A NPDES General Storm Water Permit is also required for this project. The
developer/contractor must provide Public Works with a copy of the application and a
copy of the permit once it is obtained.
7) A permit from MnDOT will be required in order to connect to the storm sewer system
in 1-394. A copy of this permit must be forwarded to Public Works once it is
obtained.
8) A drainage and utility easement must be placed over the storm water pond. This
easement must extend one foot above the 1 DO-year high-water level and must be
shown on the preliminary alid final plats. '
9) Wood fiber erosion control blanket must be shown on the plans for the banks of the
proposed storm water pond.
F:\GROUPS\ENG\DEVELOPMENTS-PRIVATE\BRECK\ARENA\PRELIM PUD REVIEW. DOC 3
10)Riprap must be shown and labeled at the end of the submerged outlet from the
pond.
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11 )Inlet protection must be shown in the plan view for all existing and proposed catch
basins on site.
12)The grading plan is unclear on how runoff from the adjacent property to the north will
be accommodated. A distinct swale directing runoff into the proposed storm water
pond must be shown on the plan.
13)There are several locations on the grading plan where it appears that existing storm
sewer structures are to be abandoned in place. All storm sewers being removed
from service must be removed as part of the site improvements.
14)AII parties in this PUD must enter into a storm water pond maintenance agreement
as part of the PUD agreement.
15)Record drawings for the grading plan and utility plans must be submitted and
approved by Public Works prior to the issuance of a Certificate of Occupancy of the
arena.
16)The storm sewer system within the PUD will be owned and maintained by the
property owners within the development.
Utility Plans:
.
1) As outlined in City Code, all watermains, including hydrants and leads, on site must
be placed within drainage and utility easements. These easements must be shown
on the preliminary and final plats.
2) The City of Golden Valley currently owns and maintains the sanitary sewe~ and
watermains that serve this site. Following development, the City will continueto hold
responsibility for the mains. However, the occupants of the PUD will own ~nd
maintain the fire hydrants and leads. Therefore, the hydrants must be pai~ted red to
differentiate them from publicly owned hydrants. : \
3) There is a hydrant labeled as remove and salvage in the central portion of the site.
Given the City's past experience with salvaging hydrants we recommend that a new
hydrant and auxiliary valve be installed.
4) The proposed watermain relocation on site must be labeled as an eight inch ductile
pipe.
5) In order to minimize disruption of water service to the existing uses on the east end
of the site, and to facilitate testing, we recommend that gate valves be installed on
both ends of the watermain relocation. .
.
F:\GROUPS\ENG\DEVELOPMENTS.PRIVATE\BRECK\ARENA\PRELlM PUD REVIEW.DOC
4
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6) The new hydrant shown in front of the eastern building must be labeled on the plans.
An auxiliary valve must also,be included with this hydrant.
7) City records indicate that there are no homes or buildings serviced from the eastern
portion of the sanitary sewer that extends across the northern end of the site.
Therefore, the sanitary sewer must be removed from the manhole where the arena
service stubs out to the east as part of this development.
8) There is an existing hydrant shown on the utility plan approximately in the center of
the proposed arena. The removal of this hydrant must be labeled on the plan.
9) All lateral taps into the existing watermain must be made with wet-taps. Please label
the plan accordingly.
Tree Preservation:
The PUD applicants provided a tree preservation plan earlier in the review process, but
no upgraded plan has been submitted with the preliminary plans. A tree preservation
plan, including a mitigation analysis, must be submitted for review and comment with
the general plan.
Summary:
. From a Public Works perspective it appears that the proposed uses within this PUD will
function together in a satisfactory manner. Staff recommends that the discussed in this
memo be addressed in the general plan submittal. The major issues of concern are
summarized as follows:
1) Revision of the preliminary plat to address the easement and right-of-way issues
discussed. The preliminary and final plat will also need to be revised based upon
the outcome of the City investigations regarding vacation of the alley to th~ north.
. 1
2)' Development of a parking management plan by Breck. This plan must be' submitted
for review and comment 'as part of the general plan. .1
II
3) Approval of the project by the Bassett Creek Water Management Commission.
4) Revision of the Grading, Drainage and Erosion Control Plan to address the issues in
this memo. .
5) Revision of the Utility Plans to address the issues contained in this memo.
Please feel free to call me if you have any questions regarding this matter.
.
C:
Jeannine Clancy, Director of Public Works
Mark Kuhnly, Chief of Fire and Inspections
Gary Johnson, Building Official
AI Lundstrom, Environmental Technician
F:\GROUPS\ENG\DEVELOPMENTS.PRIVATE\BRECK\ARENA\PRELIM PUD REVIEW.DOC 5
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3535 VAONAIS CENTER DRIVE. 200 SEH CENTER, ST. PAUl.. MN 55170 651490-2OC1O 800 325.2055
ARCHITECTlJRE ENGINEERING ENviRONMeNTAL. TRANSPORTATION
December 9, 1999
RE: Golden Valley. Minnesota
Breck Ice Arena Traffic Study
SEH No. A-GOLDV0003.00
Mr. Mark Grimes
Director of Planning and Development
City of Golden Valley
7800 Golden Valley Road
Golden Valley, MN 55427-4508
Dear Mark:
We have reviewed the memorandum received from Paul Dahlberg relative to the Breck Ice Arena
and our traffic study dated November 19. Mr. Dahlberg's memo was faxed to US on December 2,
and I believe you received a copy. Mr. Dahlberg has two concerns with our repon; one is the
numbers utilized to determine the volume of traffic generated by the Breck Ice Arena, and secondly,
the traffic circulation concerns which we cited.
.
The basic theme of our letter report was that the Breck Ice Arena, if it were similar 10 other ice
arenas,.would not create traffic volume problems. There should be no capacity problem at adjacent.
intersections. There should be little contlict with other peak period traffic coming from the nearby
office buildings. The only delays to the traffic would be to those drivers leaving the parking area of
the Breck Ice Arena and traveling through adjacent intersections. Even with this' relatively positive
.traffic report, Mr. Dahlberg expressed specific concerns, and requested corrections or modifications
to the report.
The memorandum indicated that the Breck Ice Arena is privately owned and that theJce arena use
would be primarily for the Breck ice sports teams and their physical education cu~culum. We
understand the current operation, but also recognize that the Use could change throli.h economic
changes or through the pressures for sharing ice time. We understand that there is a considerable
demand for ice time at various arenas throughout the metropolitan area.
.
The seating capacity of 884 was obtained from the building floor plan. If the actual seating capacity
is less, then there would be a smaller number of spectators. We did ~ot indicate that the only
standing room anticipated would be at the top of the bleacher area. Room may be available around
the perimeter of portions of the rink itself. Seating capacities of some ar~nas have been exceeded
by SO percent for major events.H our estimate of maximum capacity; of 1.200 spectators was
reduced to 1,000 spectators, and there was no adjustment made for vehicle occupancy, ther~ would
still be approximately 310 vehicles. Reducing the maximum capacity to 815, as suggested by Mr.
Dahlberg, and making a slight adjustment in vehicle occupancy, would still result in 260 vehicles
associated with spectators.
SHORT auOrT
HENDRICKSON INC.
MINNEAPOLIS. MN
Sf CLOlJD. MN CHIPPEWA FALLS. WI
EOUAL OP!>ORT/JNJ7Y EMPLOYER
MADISON, WI
LAKE COUNTY. IN
Mr. Mark Grimes
December 9,1999
Page 2
nie estimate of 40 to SO vehicles for team staff and employees appears reasonable to us.
Considering coaches, referees and officials, concession workers, ice rink and building maintenance
individuals, individuals associated with tickets, as well as Breck players, the number appears
reasonable.
.
Our estimate for attendance at hockey games includes not only students from Breck School, but
students from other schools in the conference or teams which are scheduled., many of which have
significantly higher enrollments. Crowds are also made up of significant numbers of parents.
relatives or friends who are not in school.
The entire discussion of numbers of vehicles is associated, not with traffic. but with parking. We
indicated that at times when both the Metropolitan Cafe and the ice arena had major events, the
demand for parking would outstrip the capacity. Our suggestion was that a parking management
plan be developed between the Metropolitan Cafe and other building uses. the ice arena and the two
adjacent parking structures, in the Colonnade and in the Golden Hills Office Building. This would
pennit the development of a parking plan in the event of a major game or coinciding major events.
Our position is that .there are opportunities for parking problems to occur, and that they should be
anticipated by developing a plan. To do otherwise would put the competition for parking between
the ice arena and the Metropolitan Cafe at a high level with the only additional parking to be found
in adjacent neighborhoods since there is no parking to the east or south of the developments. and that .
to the west is generally restricted other than in private Jots. Even if all major games are on Saturday,
a major reception at the Metropolitan Cafe would generate the parking competition. We do not
believe that a parking management plan is a major operational problem for the arena personnel to
develop.
The memorandum also indicates that OUr traffic circulation Concerns are overstated. We have
continually tried to improve parking and circulation at developments to minimize the pedestrian
conflicts. While some developments still have major traffic aisles running in front of I. the entrance
to a store, there are also opportunities to enter at other locations or to enter a parking aisle without
driving directly in front of the main entrance. The ice arena concept shown has all of tht pedestrians
exiting from the main entrance to the building directly into the aisle which is the only a~s into the
parking' area. By introducing it also at an intersection of a parking aisle and the drive aisle. we have
maximized the conflicts. We do not believe that it is overstated to say that this is hazardous,
especially given the fact that many of the drivers will be relatively inexperienced, the pedestrians
may be preoccupied with conversations with fellow walkers. and most of the major activity will be
done when the only lighting is artificial. We therefore are very concerned that the circulation pattern
creates these conflicts when there is an opportunity to utilize the alternate option of placing the
building at the east end and resolving virtually all of the traffic circulation concerns.
We would be willing to meet with Mr. Dahlberg or others associated with the Breck Ice Arena and
discuss our comments. However, if Option B (building to the east) is pursued. and a parking
management plan is discussed,or agreed to with the other area parking facilities, it would appear that .
most of the cOllcems will have been addressed. .
Mr. Mark Grimes
December 9, 1999
Page 3
. If you have any questioos or need further information. please call.
Res~tfully submitted,
Short Elliott Hendrickson Inc.
~~~~
Glen Van Wonner, P.E.
Manager, Transportation and Engineering Group
sah
c: Paul Dahlberg, ACC Architects, Inc.
Cynthia Drake, SEH
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3535 VADNAIS CENTER DRIVE. 200 SEH CENTER. ST. PAUL. MN 55110 651 490-2000 800 325-2D55
AACHITECTURE ENGINEERING ENVIRONMENTAL TRANsPDRTAnON
November 19, 1999
RE: Golden Valley, Minnesota
Breck Ice Arena Traffic Study
SERNo. A-GOLDV003.00 14.00
Mr. Mark Grimes
Director of Planning and Development
City of Golden Valley
7800 Golden Valley Road
Golden Valley, Minnesota 55427-4508
Dear Mark
We've reviewed the proposed Breck Ice Arena site plan and its impact on the existing
Metropolitan Cafe area development and the surrounding street system. We've previously
calculated. the trip generation from the Metropolitan Cafe and the associated development,.
We've also looked at the site relative to potential development with an office building.
.
Traffic Volumes
The Metropolitan Cafe traffic volumes will fluctuate significantly relative to specific uses. Most
of the uses, . with the exception of a sit-down type restaurant, will not impact either the morning
or evening rush hour. The Metropolitan Cafe could generate between 750 and 2,000 vehicles per
day depending upon specific use.
Assuming that a restaurant similar to Schlotsky's would be part of the development, the three
restaurants and three to four small businesses will generate less than 3,000 trips per day with a
p.m. peak hOUT volume of approximately 200.
I
The Breclc Ice Arena will apparently be used for practices, open skating, and compe*tion. This is
similar to a number of other ice arenas that we are familiar with in the metropolitan ~ea.Traftic
traveling either to practices or open skating times generally is spread over a short period of time,
but is not a high enough volume to create any noticeable traffic problems. Even when practices
or open times begin during the evening or morning rush hours, traffic traveling to or from these
events is distributed such as there is no concentrated amount of traffic at any adjacent
intersection.
.
The only concentrated traffic generally occurs in conjunction with a competitive event. Most of
these that draw higher spectator volumes occur after the evening rush hour or on weekends.
Many of the games do not draw significant volumes of traffic even if they start at 6:30 or 7:00
p.rn. It's only when there's a major competitive event that there is an entering traffic volume of
any significance. Exiting traffic generally occurs well after the rush hour and traffic problems are
SHORTEwOTT
HENDRICKSoN INC.
MINNEAPOLIS. MN
ST. CLOUD, MN CHfPPEWA FAllS. WI
EOUAL OPPORTUNITY EMPLOYER
MADISON. WI
WE couNTY, IN ,
. . ~
Mr. Mark Grimes
~overnber19, 1999
Page 2
limited to primarily to the delays in leaving the parking area traveling through adjacent
intersections.
.
The building seating capacity in fixed bleachers for the ice arena is 884. Assuming that some
spectators would be allowed to stand behind the bleachers or at certain areas around the rink, we
used 1200 as the maximum capacity of the arena. This is likely to be achieved only for major
games. Some studies have shown that vehicle occupancy increases as attendance increases and a
potential for close parking decreases. We have assumed that for the major even~ there would be
3.25 passengers per vehicle resulting in approximately 370 vehicles for spectators. Hockey team
members, team staff: and the various employees in the building during games could add another
40-50 vehicles to the parking lot and to the traffic. However, most of these vehicles will enter
and leave at different times than the peak spectator traffic time.
An analysis of the adjacent intersections, such as Golden Hins Drive and Xenia Avenue, showed
that the peak traffic times will occur with the arrival or departure of employees of the Colinade
and other office buildings. The traffic volumes approaching a major 7:00 p.m. hockey game will
be arriving after the peak volume from the office buildings has already departed.. The departure
of the spectators from a major hockey game is likely to . occur around 9:00 p.m., a time when
virtually all office traffic has left: Since the 370 vehicles a~~ated with the ice arena peak time
are significantly less than the peak generated by the ~na~and other office buildings, there
should be no capacity problem at the adjacent intersections.
A previous plan for the Metropolitan Cafe area had an office building over 120,000 square feet.
This office building would generate approximately 1500 daily trips with a p.m. peak hour
volume of 215. While the ice arena will generate more peak departing and arriving traffic,
because it comes after the peak volume from the other office buildings, it will have less of an
impact on intersections. It will also generate less total traffic than the office building.
.
Parking ,
Major concern with the Breck Arena is the number of parking stalls that will be needed at peak
times. The ice arena site plan shows 221 parking spaces, plus 5 handicap space,s. in the east
parking lot. There are also 20 provided in the aisle on the west side of the buildin~ for a total of
246. . . \
Parking around the Metropolitan Cafe, based on the revisions shown in the site plan, total 300.
For a normal game., with approximately 550 spectators, the Breck arena would need
approximately 250 parking spaces. For the maximum game, they would need approximately 400
parking spaces. For practices, open ice times, etc, the need is for 50 or 60 spaces. This is based
on infonnation and observations :from other ice arenas in the metropolitan area.
The Metropolitan Cafe, with a banquet room, dining room, bar, and catering service, could have
a peak demand of over 300 parking spaces. The other restaurants in the building are currently
more oriented toward noon-hour trade, but if they also had an evening trade, tbeywould add
.
. I .,'.
Mr. Mark Grimes
November 19, 1999
Page 3
.
demand of an additional 200 parking spaces. This would result in. a total demand of "
approximately 900 parking spaces, with Breck, compared to supply of approximately 550. .
On occasions when there is a regular game or only practices at the ice arena and a major event at
the Metropolitan Cafe, patrons of the Metropolitan Cafe and the other restaurants will seek to use
the Breck Arena parking lot or try to find parking on the street or Colinade Building.
Since the Colinade is a structured parking facility, it may not be inviting to patrons of the
Metropolitan Cafe, even if some arrangements have been made'between the management of the
two facilities to use the Colinade ramp. Patrons may also find parking available in citherthe
surface or ramp Jots associated with the new Golden Hms Office Building north of Golden Bins
Drive and west of Turners Crossroad. With the concept of the ice arena parking being 'east of the
ice arena building, it is more likely that the Metropolitan Cafe patrons will seek parking in the
other structures or on street. The parking behind the ice arena is hidden belUnd both buildings
and may not be discovered or recognized as alternative parking.
..
Traffic Circulation
There are also a number of concerns relative to the location of parking, for the Breck Ice Arena.
The location of the entrance, the entrance road, and the parking lot create a number of concerns.
The entrance to the ice arena is on a curve in the main driveway and at a location where a
number of vehicle conflicts will be occurring. Entering motorists will be watching for parking
spaces, traffic coming out of either the parking aisle or from the road to the north, and may not
also be aware of the pedestrians traveling between the parking lot and the entrance to the arena.
The arrangement of parking and entrances almost guarantees 100% conflict between pedestrians
and entering vehicles.
In addition, vehicles entering the parking area must travel past pedestrians coming from vehicles
previously parked. Similarly, the rust vehicles leaving the lot will be backing into pedestrians
still coming out of the ice arena at the end of the games. Thus the arrangement of parking being
filled from the :front nearthe ~ntrance guarantees maximum vehicle/pedestrian conflicts.
The distance from the commercial building to the Breck parking lot is approxima~ely 400 feet
farther, or three times that of the first alternate where parking is on the west side of the ice arena.
Common parking is much mote convenient for both facilities to use if the parking is between the
two facilities rather than on the east side of the ice arena. There is little difference in the distance
from the parking for the Metropolitan Cafe to the entrance of the Breck Arena whether the arena
is located at the east or weSt end of the site.
Another concern is the circulation pattern followed by traffic seeking parking first in the Breck
parking lot and then traveling back to the Metropolitan Cafe parking area. This again guarantees
additional pedestrian/vehicle conflicts as traffic first travels into and around the east parking lot
and then back out across the pedestrian path again and into the pedestrian path coming from
vehicles parked in the Metropolitan Cafe parking,area.
.
There are some additional concerns relative to the differences in parking with the arena at the
east. or west end of the lot.. Handicap parking is on a major aisle with parking lot at the east end
". ...... , ,
Mr. Mark Grimes
November 19, 1999
Page 4
. -'
and a lesser aisle with parking lot at the west end of the Breck Arena site. Relationships between
he3:dlights and parking lot lighting in the adjacent lots are also more intense with parking at the
east end rather than the west end of the lot.
.
Summary
The ice arena should not have created any additional traffic concerns at the major intersections.
Its traffic volumes will generally be relatively low and peak only for scheduled games at night or
on weekends. Only major games win drawn heavy traffic volumes and introduce some delays on
the street system. Those delays win primarily occur to patrons of the ice arena and possibly the
Metropolitan Cafe.
Of major concern is both the number and location of parking spaces. It would appear that from a
safety, convenience, and operations analysis, that parking on the west end of the site with the
arena on the east end of the site is much better than the concept with parking on the east end of
the site. If parking is to be on the east end of the site, the circulationpattems should be reviewed
in detail to eliminate the numerous pedestrian/vehicle conflicts.
In additio~ the number of parking spaces is inadequate to meet the peak hour demands. Placing
the common parking area between the two buildings win significantly reduce reliance on
on-street parking or on other buildings. However, if~he Metropolitan Cafe and the ice arena both
have major events, the demand for parking win outstrip the capacity significantly. We would
suggest that a parking management plan be developed between the Metropolitan Cafe and other .
building uses, Breck Ice Arena, and the two adjacent parking structures in the Colinade and
Golden Hills Office Building. This plan should allow for and encourage parking in the stnlctures
off the site for Metropolitan Cafe major events. It should also require scheduling coordination so
that there's not a major banquet at the Metropolitan Cafe occurring when there is a Breck and
Blake hockey game. There should be flexibility to recognize school rivalries may change and
that some other g8:Jlle may also generate maximum attendance at the ice arena.
We have backup information relative to the circulation conflicts that we previously '~howed you.
We also have some calculations for traffic capacity and level of service that indicates the small
rush hour impact of the Breck Ice Arena. If you need any of this additional inform~tion or have
questions, please call us,, \
Respectfully submitted,
Short Ell ion Hendrickson Inc.
~~~
Glen Van Wormer, P .E.
Manager Transportation Engineering Group
ymb
c: Cynthia Drake, SEH
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LIESI:H
· ~ LIESCH ASSOCIATES, INC. 13400 15TH AVENUE NORTH MINNEAPOLIS, MN 55441 612/559-1423 FAX: 612/559-2202
December 8, 1999
folm:@)]:EW)]:~
&\ DEe 0 9 1999JJ!J
Mr. Jeff Oliver
City of Golden Valley
7800 Golden Valley Road
Golden Valley, MN 55427-4508
RE: 5-Acre Parcel at the Northwest Quadrant of Highways 100 and 394, Golden Valley, Minnesota
Proposed Breck Ice Arena
Dear Jeff:
Liesch Associates, Inc. (Liesch) was retained by Breck School to obtain and review documents and'
work with the parties involved reviewing possible wetland issues at the northwest quadrant of
Highways 100 and 394; Golden Valley, Minnesota (the Property).
.
Liesch reviewed the following documents which have been attached for your reference.
National Wetlands Inventory Map
Liesch reviewed the 1990 Minneapolis South National Wetlands Inventory (NWI) map. The NWI
map does not show a wetland on or adjacent to the Property.
Hennepin County Soil Survey "
Liesch reviewed the 1974 Hennepin County Soil Survey. The Hennepin CountySbil Survey
identifies the Property and surrounding areas as ufilled land" described as a miSCellane~url land type
that consists of soil material that has been used to fill in depressions.:1
II
Aerial Photographs . \
Liesch reviewed 1945, 1957, 1971, 1980 and 1994 aerial photographs for the area of the Property.
The 1945 photograph shows the Property and surrounding areas as what appears to be agricultural
land. A frontage road is located on the south side of the Property . The Highway 12/1 00 interchange
is adjacent to the east.
.
The 1957 photograph depicts a structure at the southeast comer of the Property which may be the
building previously described as the real estate office and likely correspond with the address of
5000Wayzata Boulevard noted in city directories. The first residential development along Circle
Down Road is present northeast of the Property. The Golden Hills Shopping Center (5320-5418
Wayzata Bouievard) is evidence adjacent to the west. The Highway 12/100 interchange is located
adjacent to the east.
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Page 2
December 8, 1999
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The 1971 and 1980 photographs depict the building footprints of the Tyrol Medical Center (5250
Wayzata Boulevard), Golden Hills Drug (5382 Wayzata Boulevard), and the Golden Hills Shopping
Center (5300 Wayzata Boulevard). The apparent real estate office building remains in place at
5000 Wayzata Boulevard. All of these buildings are located on the Property, except for the Golden
Hills Shopping Center. Apartment buildings and houses are located north of the Property along
Circle Down Road.
The 1994 photograph depicts extensive soil grading on the Property for the reconstruction of Highway
100, Highway 394 and their interchange. No buildings are located on the Property, however a parking
lot is situated on the west portion of the Property. The Golden Hills Shopping Center is located on
the west side of the parking lot.
MDNR Protected Waters and Wetland Map
Liesch reviewed the 1983 Minnesota Department of Natural Resources (MDNR) Protected Waters
and Wetland map The MDNR Protected Waters and Wetland map does not show a protected water
or wetland on or adjacent to the Property.
City of Golden Vallev Surface Water Management Plan
Liesch reviewed the 1999 City of Golden Valley Surface Water Management Plan. This plan is
based on remote sensing and field observation. A small oval-shaped area identified as SL-67W was
located north of the Property. It is believed this location may in fact be 10cated..on the Property or on
the adjacent north property (north of the alley/sanitary sewer line).
Geotechnical Exoloration
GME Consultants advanced eight geotechnical borings at the Property. When the north service road of
Interstate Highway 394 was constructed extensive fill was placed for the roadway embankment. The
resulting Property topography is uneven, and tends to slope downward to the north and northeast. Most
of the Property, except for the wooded portion in the northeast comer encompassing borings 5 and 8
(see attached figure) has been extensively filled. GME found from 5 to 23 feet of mixed fill in the
other six borings. The fill was placed directly over the original peat and organic silt deposits, without
their prior removal. GME found 7 to .15.5 feet of peat and organic silt in five of their eight borings.
GME found groundwater in all eight borings, at depths of 5 to 18 feet below ground surface
corresponding to elevations in the range of 859 to 867 feet.
Liesch Walk-Over Review
Liesch conducted a walkover and test pit installation on the Property in October. and December 1999,
respectively. The test pit dug in this area by Liesch showed non-saturated peat soils to the termination
of the pit at two feet This was noted in the northeast portion of the Property in the . area roughly
defined by the sharp drop in elevation from 877 to 870 feet over a short distance;i No standing water or
near surface saturated conditions were discerned. The elevation difference appears to have been
created by the filling of surrounding areas in all directions.
.
.
MNDOT Documents
Liesch reviewed various readily available MNDOT documents. According to MNDOT the
surrounding rolling topography consists of hilly areas with intervening lowland and swamps. Much of .
the topography has been reshaped by cycles of residential, commercial and highWay development and
redevelopment. In areas of proposed construction the original natural soil horizons have~n mixed
LIESCH ASSOCIATES, INC.
13400 15TH AVENUE NORTH
MINNEAPOLlS,MINNESOTA 55441
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Page 3
December 8, 1999
with local and imported soils by prior construction activity. Peat was identified as the unstable material
varying in thickness from 3 to 12 feet near the location of the Property. In general, unstable soils in the
area were removed to a firm bottom and backtilled with granular material. Groundwater subsurface
drainage treatments were required in some locations.
According to MNDOT, based on all the available data, the regional water table is at 870 national
geodetic vertical datum. Water levels vary both seasonally and annually, but generally range between
"--. . -
elevation 865 and 870. Dewatering was specified both during construction and permanently for the life
of the project. Dewatering designs involved two major types: 1) deep perforated drains paralleling the
roadway and spaced under the' road section at appropriate distances and 2) drainage layers or blankets
of very permeable material underlying the entire roadway section, with perforated pipe for collection of
infiltrating water. South of the Property at Interstate 394 the water table was loWered by as much as 17
feet.
As mentioned previously, topographically the low-lying area on the Property has apparently created via
the placement of fill on the Property and surrounding areas to facilitate past development. including
development of the 394 service road. Based upon current topographic conditions, the low lying area
would appear to be.a possible collection point for drainage from these s'Wl'ounding areas. Without the
drainage system installed the low lying area is hydraulically isolated. The incidental collection of such
transient water apparently facilitated installation by MNDOT of a storm sewer drainage system
adjoining the north and east side of the low-lying area on the Property presumably to facility drainage
of water collecting in this area from topographically higher surrounding areas.
Conclusions
Based on the reviewed documents and Property walkover, Liesch makes the following conclusions:
The Property appears to have been farmed in the past. Extensive amounts of fill have been placed on
the Property for construction and development activities over the years. The current low spot on the
PJ;"operty appears not to have been filled with soil. Extensive grading and dewatering has taken place
for the redevelopment of the Highways 100 and 394. This most recent activity, now defines the
southern boundary of the Property. Highway 394 is at a lower elevation than the Property.' The
western portion of the Property is currently an asphalt parking lot. North of the Property is an
undeveloped grass' area and beyond are houses along Circle Down road. The residential ~evelopment
along Circle Down road is at a higher elevation than the Property. \
The surrounding development over the years appears to have transformed this area of the Property into
an isolated low-lying area. The reason it has not been filled to date is likely because of the presence of
trees and the lack of need to bring this low-lying area up to surroUnding grade.
Based upon the data presented above, Liesch respectfully requests that the existing low lying area be
exempt per the Wetland Conservation Act section 8420.0122 and allowed .to be brought up to
surrounding grade for purposes of Property development without the need for replacement, sequencing
or further delineation. Development of the Property includes a building, parking lot and a stonnwater
pond.
LIESCH ASSOCIATES, INC.
13400 15TH AVENUE NORTH
MINNEAPOLIS, MINNESOTA 55441
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Page 4
December 8, 1999
If you have any questions, please do not hesitate to call us at 612/559-1423.
Sincerely,
LIESCH ASSOCIATES, INC.
\)
cc: Wendy Engelman, Breck School
Paul Dahlberg, ACC Architects
w:\sa\62890\JeffOliverLtr 12899 .doc
LIESCH ASSOCIATES. INC.
.~
ft'6d Lehn
Project Manager
13400 15TH AVENUE NORTH
MINNEAPOLIS. MINNESOTA 55441
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CAPITOL CITY INVESTMENTS LLP
Contract Purchaser
CO Wolf Pack Properties. Inc.
3647 McKinley Street N.E.
Minneapolis, Mn. 55418
Tele. 781-3184
NORTH
BRECK SCHOOL
Developer
123 Ottawa Ave. No.
Golden Valley, MN.
Tele. 381-8100
NOTE:
The Proposed Use Of This Site
Will Be Breck Ice Arena.
Power Pole
Hydrant
Gate - Valve
Guard Post
Concrete Cu.b
Existing Spot Elevatlon
ExIstIng Contour
OecIdUOUll Tree
Conlt8l'llUll Tree
Top of Curb Spot Elevation
Gutter Spot ElevaUcm
Per'.the CIty of Gold... Volley. .
The property Is In floocl zone .C. per map
no. 2701620004 B. dated February 4. 1981.
J.
~ 0 ~ 100 1~
~ I I I
The current zoning a' the property Is open
development and must be chClft9ed ta Commercial.
The bulldlng eetbock Ones shown are far
commercial zoning.
Scale in Feet
1 Faot Cantaur Interval.
CI
Denoles Iran Monument
Area of Lot 1 Black I - 76,064:1: Sq. Ft. Or 1.746:1: Ac.
Area of Lot I Block 2 - 8,178:1: Sq. Ft. Or 0.18B:I: Ac.
Area of Lot 2 Black 2 = 139,078:1: Sq. Ft. Or 3.193:1: Ac.
Area of Lot 3 Black 2 = 200.642: Sq. Ft. Or 4.606: Ac.
Gross Area Of Site = 423,962: Sq, Ft. Or 9.733:1: Ac.
SOURCE:
W. BROWN LAND SURVEYING. INC.
November 17, 1999.
Manhole
Gas Meier
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LIEffit IIY1IllOLOGlSTS.ENGJNEBIlS.GmIIOIOaIftAt SCIEN'I'ISIlI
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SURVEY MAP
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No
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6820 HomIocIl Lane Na. . Maple Gnm. lIN 55J69
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ICE
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PRELIMINARY SITE MAP
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.I~)~H IIYDROOEOLOGISTS. ENGINEERS. EN\1RONMENTAL SCIENTISTS
6000 Oisholl Dr, Suire 203 13400 .,.. A\'IIIIIe N
Madison, WI '3713 ~1inneapolls, MN 55441
(609) 223-1532 (612) 559-1423
2700 N Cenl1'll Ave, Suire 890
Pbaenis. AI 85004
(602) 650-281'
UNDEVELOPED LAND
NATIONAL WETLAND INVENGTORY MAP
FIGURE
3
DEC99
UEiH
HYDROGEOLOGISTS . ENGINEERS. ENVIRONMENT At SCIENTISTS
6000 Gisholl Dr, Suite 203
Madison. WI 53713
(609) 223-1532
13400 IS'" A\_ N
Minneapolis. !\IN 5S441
(612) "9-1423
2700 N CClDIIaI Ave. Suite 890
Phoenix. A2. 85004
(602) 650-2815
HENNEPIN COUNTY SOIL SURVEY MAP:
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~itH IlYDROOEOLOOlS1S. ENGINEERS . ENVIRONMENTAL SClEN'TlSTS
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UNDEVELOPED LAND
DEC 99
6000 Gisholt Dr, Suill203
Madison, WI 53113
(609) 223-1532
13400 I" A_ N
MinDeapolIs. MN 55441
(612) 559-1423
2700 N Ccaual A.... SUite 890
Pboenix, AZ 85004
(602) 650-2815
PROTECTED WATER AND WETLANDS
MAP
FIGURE
5
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AERIAL PHOTOGRAPHS
THE RUB-ON SITE LOCATION LABELS HAVE BEEN P ARTIALL Y REMOVED
TO ALLOW FOR VIEWING THE PROPERTY
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