08-12-96 PC Agenda
.
.
.
<:.
AGENDA
I.
II.
GOLDEN VALLEY PLANNING COMMISSION
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
August 12, 1996
7pm
Approval of Minutes -June 10, 1996
Informal Public Hearing: Conditional Use Permit
Applicant: Mcponald's Corporation
Address: 9315 Medicine Lake Road, Golden Valley, Minnesota
Request: To allow for the operation of a. Class II Restaurant in the
Commercial Zoning District
III. Informal Public Hearing: Preliminary Plat Review -
Valley Square 3rd Addition
Applicant: City of Golden Valley
IV.
V.
VI.
Address: That area bounded by Bassett Creek to the North, Winnetka
Avenue to the East, Golden Valley Road/Drive to the South
and Wisconsin Avenue to the West
Request: Review and approve the preliminary plat for Valley Square
3rd Addition which will permanently dedicate the Right-of-
Way for the realigned Golden Valley Road and to clear up
miscellaneous other legal matters
- Short Recess -
Reports on Meetings of the Housing and Redevelopment Authority, City
Council, and Board of Zoning Appeals
Other Business
A. . Review of Attendance
B. Reschedule Planning Commission Meeting of September 23, 1996
Adjournment
PLANNING COMMISSION GUIDELINES FOR PUBLIC INPUT
.
The Planning Commission is an advisory body, created to advise the City Council on land use.
The Commission will recommend Council approval or denial of a 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,
adversely affect the surrounding neighborhood.
The Commission holds informal public hearings on land use proposals to enable you to learn,
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 will be used by the 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 remainder of the agenda.
To aid in your understanding and to facilitate your comments and questions, the Commission
will utilize the following procedure:
1. The Commission Chair will introduce the proposal and the recommendation from staff.
Staff will give a brief summary of the applicant's request. Commission members may ask
questions of staff.
2. The applicant will describe the proposal and answer any questions from the
Commission.
tit
3. The Chair will open the public hearing, asking first for those who wish to speak to so
indicate by raising their hands. The Chair may set a time limit for individual
questions/comments if a large number of persons have indicated a desire to speak.
Spokespersons for groups will have a longer period of time for questions/comments.
4. Please give your full name and address clearly when recognized by the Chair.
Remember, your questions/comments are for the record.
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 opportunity to speak initially. Please limit your second presentation to new
information, not rebuttal.
7. At the close of the public hearing, the Commission will discuss the proposal and take
appropriate action.
.
..
~
e
e
e
Minutes of the Golden Valley
Planning Commission
June 10, 1996
A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council
Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota. The meeting was called to order by
Chair Prazak at 7pm.
Those present were Commissioners Groger, Johnson, Kapsner, Lewis, McAleese, Pentel and
Prazak. Also present were Mark Grimes, Director of Planning and Development; Elizabeth
Knoblauch, City Planner, and Mary Dold, Secretary.
I. Approval of Minutes -May 13. 1996
MOVED by Pentel, seconded by McAleese and motion carried unanimously to approve the May 13,
1996 minutes as submitted.
II. Informal Public Hearing - Conditional Use Permit (CUP)
Applicant:
Minneapolis Crisis Nursery
Address:
5400 Glenwood Avenue North, Golden Valley, Minnesota
Purpose:
Consider a request for a Conditional Use Permit which would allow the
use of a crisis nursery, ages newborn to eight years old, in the 1-3
Institutional District
Mark Grimes, Director of Planning and Development gave a brief summary of the request by the
Minneapolis Crisis Nursery for a conditional use permit which would allow the facility at 5400
Glenwood Avenue to be used as a crisis nursery. Director Grimes told the Commission that the
nursery falls somewhere between schools and nursing homes and felt that a conditional use permit
(CUP) in the 1-3 Institutional District would fit this proposed use; the 1-3 Institutional district does not
specifically address 24-hour nursery care. Staff reviewed this proposal with the City Attorney and
determined the best way to proceed was through a CUP.
Director Grimes reviewed the site plan with the Commission and commented he had visited the site
several times and had determined that there is amble parking on the site with 48 spaces. The
applicant told staff the number of people on-site would be approximately 15; children would arrive via
car, bus, and taxi. Director Grimes stated that the amount of traffic generated by this use would be
much less than other uses permitted in the 1-3 district occupying the building. Director Grimes
reviewed the ten factors of findings and made the following two recommendations: 1).the capacitY of
the crisis nursery be no more than 18 children, and 2) the construction of an outdoor playground be
allowed.
Commissioner Lewis asked about the playground area. Director Grimes showed the Commission on
the site plan where the playground would be approximately placed, that it would be fenced-in, and be
under strict supervision.
Minutes of the Golden Valley Planning Commission
June 10, 1996
Page Two
e
The representative for the Minneapolis Crisis Nursery, Executive Director Connie Skillingstad,
reviewed for the Commission what the nursery is all about, .commenting that it is a safe place for
children when parents are under stress. Their goal is to prevent child abuse. She continued by
explaining how the nursery works and who usually uses the facility.
Commissioner Johnson asked how the organization advertised. Ms. Skillingstad commented that
word is spread through organizations like "First Response" and word of mouth. The nursery has not
done any TV advertising because of the lack of capacity at the nursery.
Commissioner Pentel asked how the center was managed. Ms. Skillingstad said that the ratio at the
nursery is 1 adult to 3 children and their are supervisors on each shift; she talked about the services
offered to the families. Ms. Skillingstad said that funding comes from Hennepin County, United Way,
corporate, individual, and civic donations.
Commissioner Lewis asked about outdoor sign age. Ms. Skillingstad commented that there would
only be an identification sign, similar to other office buildings and clinics. They do not give out
information on who is in the building but the building location is not withheld.
Commissioner Groger asked how the nursery handles a school aged child so they don't miss school
and how often have the police been called to handle a problem at the nursery. Ms. Skillingstad stated
that their organization tries to get the child to school those days when they are at the center. She
continued by commenting that the police have only been called once in a 2-1/2 year period and that _
child protection has been called several times. Ms. Skillingstad commented that children are brought .,
to the center on a voluntary basis which makes a big difference.
Chair Prazak opened the informal public hearing.
Elizabeth Gardner, representative from the Northwest Hennepin Human Services Council,
commented that the council had recommended the location of a crisis nursery for this area and would
like to see the conditional use permit granted.
Chair Prazak closed the informal public hearing.
Commissioner Pentel commented that she has children at Meadowbrook School, which borders the
5400 Glenwood Avenue building, and said that many people are excited about the program.
Commissioner McA1eese said that this would be a wonderful use for the site and that it meets the
requirements of the conditional uses allowed.
MOVED by Kapsner, seconded by Groger and motion carried unanimously to recommend to the City
Council approval of the request by the Minneapolis Crisis Nursery for a conditional use permit for the
building located at 5400 Glenwood Avenue. The motion included the conditions in the permit for the
construction of an outdoor playground and the maximum amount of children allowed at the nursery be
18.
e
Minutes of the Golden Valley Planning Commission
June 10, 1996
Page Three
.
III.
Informal Public Hearing - Amendment to the Housing Element of the
Golden Valley Comprehensive Plan along with a Livable Communities
Action Plan and Related Background Documentation
City Planner Beth Knoblauch reviewed the staff report on the updated housing plan and the Livable
Communities action plan. She explained that the State of Minnesota passed a law that the
communities in the metropolitan area would have to update their comprehensive plan, in its entirety,
by the year 1998. The housing plan update is the first step in the overall update process. Ms.
Knoblauch also summarized another state initiative, which is the Livable Communities program. This
program requires communities, if they choose to participate, to present an action plan to the Metro
Council no later than June 30, 1996. The action plan pinpoints areas of housing opportunities that
will serve all segments of society. City Planner Knoblauch talked about how the livable communities
action plan was made part of the housing plan and how these two plans work together. She found
that the Livable Communities action plan items fit in to what the City is already doing concerning
housing.
Chair Prazak asked staff, concerning the technical background, if they found any different features of
the housing situation. City Planner Knoblauch commented not really. Staff expanded the
investigation on what had been done in the past. The focus on the statistical analysis was narrowed
down because much of this information can be found in other sources elsewhere. Staff wanted to
look at other areas of investigation and spend more time on state requirements that contribute to
housing issues.
e
Commissioner Kapsner asked staff if the City of Golden Valley was ahead of other communities
concerning amending their housing plan. Ms. Knoblauch commented that the City is much farther
ahead than other communities with regards to completing the housing component of the plan but all
communities are in the same boat with regards to the Livable Communities Action Plan requirements.
Chair Prazak opened the informal public hearing; seeing and hearing no one, he closed the informal
public hearing.
Chair Prazak and the Director Grimes thanked City Planner Knoblauch for her effort to gathering and
organizing the materials. Commissioner Lewis commented that the materials submitted were very
readable and found it to be a good piece of literature.
MOVED by Pentel, seconded by Johnson and motion carried unanimously to recommend to the City
Council approval of the Housing Plan Update, Supporting Background and the Livable Communities
Update.
IV. Informal Public Hearing - Amendment to the City Code. Section 11.55 - Planned
Unit Development -
e
Mark Grimes gave a brief summary of the request by staff to amend that section of City Code which
pertains to Planned Unit Developments. He commented that there has always been an issue of
PUDs with multiple lots with multiple ownership and having only one permit. Staff is suggesting that
each PUD have an overall main permit which affects such areas as shared elements of the
Minutes of the Golden Valley Planning Commission
June 10, 1996
Page Four
e
development including streets, driveways, parking, landscaping, maintenance, utilities, signage, and
building appearance. Each lot owner, in the PUD, would have to sign this permit. There would be a
second permit which would cover each individual lot and would cover issues of concern only to that
lot. Director Grimes explained that if an individual lot owner wanted to change something specific to
his lot, he would only need to amend the permit pertaining to that specific lot. Notice for an
amendment would be sent to the other owners in the PUD as is the process for any PUD or public
hearing.
Commissioner Groger asked if any other communities were using this kind of procedure. Director
Grimes said he was unaware of any other communities using this process. He also commented that
the City Attorney has looked at this amendment and has recommended it.
Commissioner Pentel and McAleese asked for clarification of Item G in the staff report, on how the
amendment would affect existing PUDs. Staff explained how.ltem G would work, particularly with
existing PUD's.
Commissioner Lewis asked if having more than one permit in a PUD might precipitate the City in
becoming a mediator between property owners and staff answered yes. Director Grimes commented
that having more than one permit, would be somewhat different and difficult for staff to work with.
However, staff believes there are benefits to having the multiple permit system.
Chair Prazak opened the informal public hearing; seeing and hearing no one, he closed the informal
public hearing.
.
Chair Prazak commented that the requested amendment seemed appropriate for those PUDs with
multi-property owners.
Commissioner McAleese thought it would be a good change but had some reservations because
there are not problems in all PUD's. He questioned staff on how this amendment would simplify the
process since the entire PUD ordinance is not being amended. Commissioner McAleese feels that
the formal process will still be as long and costly as the original PUD and doesn't see the economical
benefits from the amendment. City Planner Knoblauch commented that the amendment deals more
with the issue of fairness where there are internal disputes.
Commissioner McAleese again said that he had reservations about making changes to existing PUDs
referring to item G in the staff report. He believes PUD owners need to agree together to be covered
by a PUD instead of having the City become an arbitrator on future decisions. City Planner
Knoblauch said that there are not problems in all PUDs. Staff believes that in situations where an
individual wants to amend something on his property, the first alternative would be for the property
owner to work with all other property owners in the PUD, in order to come to an agreement.
MOVED by Groger, seconded by Pentel and motion carried unanimously to recommend to the City
Council approval of an amendment to that section of 11.55. which would establish a main permit for
the entire PUD and separate PUD permits for each individual lot. Staff noted that Commissioner
McAleese's concerns be passed along (as stated above) to the Council.
Chair moved for a short recess.
e
.
.
.
Minutes of the Golden Valley Planning Commission
June 10, 1996
Page Five
Chair Prazak suggested moving the "ReportsD to the end of the agenda and proceed with "Other
BusinessD so those representatives from Personal Communication Services could be heard.
(Commissioner Pentel briefly discussed her attendance as representative to the Board of Zoning
Appeals and departed for the evening.)
VI. Other Business
A.. Discussion regarding location of tower and other facilities for Cellular
and Personal Communication Services
Mark Grimes gave a brief summary of the request by providers of Personal Communication Services
(PCS) to allow more locations for antennas. Rachel Beatty, representative from APT, a PCS
provider, showed the commission a seven minute VCR tape on wireless technology. She showed
the commission a couple dozen photos which showed various poles, water towers and buildings
where antennas can be located. In some cases the antennas could not be seen at all. Ms. Beatty
commented that there are many ways to add antennas to the community without putting them on
towers.
Commissioner Lewis asked how providers of PCS and cellular services proceed in reaching
agreements with cities regarding tower locations. She said she works with the city to address
concerns regarding antennas and their locations. She commented that by putting antennas on police
buildings or water towers, their company pays for this privilege which can benefit the city's budget.
PCS would like to be able to place antennas in more than the industrial zoning district.
Commissioner Lewis asked Ms. Beatty if their company has talked with MnDOT. Ms. Beatty said
they have talked with MnDOT. Because MnDOT is a nonprofit organization, they cannot rent or
lease space for towers.
Commissioner McAleese commented that he was concerned with changing City Code and wording
which would allow antenna use in various districts.
MOVED by Johnson, seconded by McAleese and motion carried unanimously to recommend that
staff look into the possibility of antenna use in other districts.
B. Review of Oasis Mental Health Program - Annual Report
The Commission reviewed the Oasis Mental Health Program Annual Report.
C. Clarification of Representative to the Board of Zoning Appeals
As mentioned earlier, Commissioner Pentel commented that she would be the representative to the
BZA unless she had a conflict:
D. Clarification of Quote in the Sun Post made by Commissioner Pentel
Minutes of the Golden Valley Planning Commission
June 10, 1996
Page Six
Commissioner Johnson said that she had read an article in the Sun Post about the Schaper Property.
Commissioner Pentel was at this meeting and commented on the proposed playing fields. The paper
made it sound as those Commissioner Pentel was representing the Planning Commission, instead of
acting as a resident, and would like staff to contact the paper so this won't happen again in the future.
V. Reports on Meetings of the Housing and Redevelopment Authority. City Council. i.nd
Board of Zoning Appeals
No reports were given.
VII. Acljournment
Chair Prazak adjourned the meeting at 9: 15pm.
Jean Lewis, Secretary
e
.
.
MEMORANDUM
.
Date:
August 6, 1996
To:
Golden Valley Planning Commission
From:
Mark W. Grimes, Director of Planning and Development
Subject:
Informal Public Hearing -- Conditional Use Permit -- 9315
Medicine lake Road -- To allow a Class II Restaurant (drive-in,
fast food) in the Commercial Zoning District -- McDonald's
Corporation, Applicant
.
McDonald's Corporation has applied for a Conditional Use Permit (CUP) in order to
allow for the use of a Class II restaurant in the Commercial Zoning District. The
applicant is proposing to demolish the existing store, and. build a new 4,100 sq.ft.
restaurant, which includes a drive-through lane, and a 1,400 sq.ft. indoor playland.
The property is located at 9315 Medicine Lake Road; the site is 1.9 acres. The
current Zoning Code allows Class II restaurants to operate only with a conditional
use permit in the Commercial Zoning District. There is an existing McDonald's
located on this site which is approximately 35 feet by 90 feet (about 3,150 sq.ft.).
This store includes a drive-through lane on the east side of the store that was added
some years after the store was originally opened in the mid-1970's. Because the
existing store operates without a CUP, which is now required, it is considered a
nonconforming use.
The site is currently designated on the Comprehensive Plan Map as Commercial
and on the Zoning Map as Commercial. A Class II restaurant is consistent with the
Commercial designation on the Comprehensive Plan Map. These types of
restaurants are considered a conditional use in the Commercial Zoning District. The
CUP is required in order to allow the City to give special consideration to certain
matters including but not limited to traffic, parking, access, landscaping and site
layout.
The surrounding properties to the west and east are zoned commercial and
designated on the Comprehensive Plan for commercial uses. The property to the
south of Hillsboro is the Medley Park Townhomes. This townhome area is
designated on the Plan for Medium Density Housing and zoned PUD. North of the
site is New Hope where the property is used for apartments.
.
The request by McDon.ald's is unique for Golden Valley. McDonald's is requesting
that the existing store with the drive-through lane remain open during construction of
the new store. McDonald's believes that this can be done due to the location of the
proposed new store on the site. As shown on the attached plans, the new store is
proposed to be located to the east of the old store. They believe that even the
drive-through window can remain operational during construction. My
1
understanding is that the Crystal store, off Douglas Drive remained open while a .
new store was built on the same site.
The request is also unique because there are two significant variances needed in
order for this proposal to go forward. These variances are for both the number of
parking spaces on-site and the setback of the parking area from the street
Variances from the requirements of the Zoning Code are not approved by the
Planning Commission. These specific variance requests must be approved by the
Board of Zoning Appeals (BZA). The staff has discussed this matter with the City
Attorney regarding the best way to review CUP applications that also require
variances. The procedure that is recommended by the attorney and staff is that the
proposed CUP application is first reviewed by the Planning Commission at an
Informal Public Hearing. After the Commission makes a recommendation and prior
to the City Council holding a public hearing on the matter, the request for variances
would be reviewed by the BZA. The City Council would then have both the Planning
Commission and BZA recommendation when their decision is made. If the BZA
would recommend against the variance request, the City Council would hear
McDonald's appeal for the variance at the same time the CUP application is
considered. Because CUP's are ordinances, it takes four City Council votes to
approve the CUP.
The Planning Commission has the right to comment on both the parking and
setback variances proposed by McDonald's. If the Commission finds one or the .
other to be unacceptable, the Commission can use this as part of the grounds for a
recommendation of denial for the proposal. This vote or concern would be passed
on to the BZA for their review.
Description of Existing Restaurant
As stated above, McDonald's is proposing to tear down its existing store at 9315
Medicine lake Road and replace it with a larger store. The current store was built
on this 1.9 acre site in the 1970's and is about 3,150 sq.ft in area. The proposed
store with an indoor playland will be about 4,100 sq.ft. The proposed playland area
itself is 1,400 sq.ft. in area. The current store requires about 90 parking spaces
(one space for every 35 sq.ft. of gross floor area). I have counted about 78 on-site
spaces or a deficiency of about 12 spaces from the code. It would appear that the
existing parking is adequate because I have received little or no complaints on
parking at this McDonald's. The drive-through facility works well at this location
because of the adequate stacking distance. .
-
The store probably became deficient in parking spaces when the drive-through lane
was added some years ago. I assume there was parking all along the east side of
McDonald's prior to the drive-through window opening. .
The setback requirements are met by the current stores as validated by the current
survey. Since the site has street frontage on three sides, the required setback is 35
2
.
.
.
feet on Medicine lake Road and Hillsboro Street. The sideyard setback adjacent to
the gas station/convenience store (zoned Commercial) and the radio tower building
(zoned Radio) is 20 feet ~ith the requirement that 1/2 be landscaped.
The site has access drives from both Medicine lake Road and Hillsboro. The site
seems to function well from a traffic point of view.
The site is well landscaped with large trees and shrubs along Hillsboro. With the
proposed plan, some of these trees and shrubs will have to be removed and
replaced due to the proposed smaller street setback.
Description of Proposed McDonald's
As indicated on the proposed site plan, McDonald's plans to build a new 4,100 sq.ft.
restaurant on this site. It would include both a playland and drive-through window.
McDonald's has recently built similar structures in Champlin (109th & Douglas Drive)
and in Buffalo. The new store would be more attractive to young families with
children, especially on the weekends. The 1,400 sq.ft. playland area is added to
increase traffic on the weekends and evenings when the restaurants are normally
less busy.
Because the building is larger, the Zoning Code requires more parking spaces for
the proposed building than the existing building. The Code requires one space for
every 35 sq.ft. of gross floor area or one space for every 3 seats which ever is
greater. In this case, the floor space creates the greater number of required spaces.
The number is 118 spaces. McDonald's is requesting a variance to allow only 112
spaces or about 6 fewer than allowed by the Code.
In order to better understand the parking requirements for this new type of
restaurant, the City hired SRF Engineers, to analyze the needed parking. (The
study was paid for by McDonald's.) The result of the study (attached) is that the
peak time at this type of restaurant is a Friday at lunch time. At that peak time 88
spaces are needed. The Engineering staff has reviewed this report and find it to be
acceptable and reasonably thought out. Staff is also confident that the 112 spaces
should be adequate because it is about 25 spaces more than the peak period
requirement.
Access to the site with the new plan is to be provided off Medicine lake Road and
Hillsboro Avenue. The Medicine lake Road access will be farther to the west than
the existing access to the site. This is good because it is then further from the
intersection with Hillsboro. There are two access points from Hillsboro. The first will
be a one-way access point into the site, about 80 feet south of Medicine lake Road.
Since this is a one-way in, staff believes this will function adequately and not cause
problems on-site. Traffic entering from Hillsboro at this point will merge with the
drive-through traffic and go around to the north side of the building to find parking
west of the building.
3
The second access on Hillsboro is at the south end of the site. At the request of the
City Engineering Department, this access was moved to this location to improve
internal circulation and access to the site. With this driveway location, cars may
enter from Hillsboro and get into the drive-through lane without conflicting with other
traffic movements.
.
There is some concern about this access drive at this curve and how it will effect
traffic in this area. Although it is not ideal to have access on the curve, there is
adequate site distance in both directions for those exiting onto Hillsboro. There may
be a need to reduce the height of landscaping on Hillsboro in both directions to
insure that the site distance is maintained.
The driveway access to Medley Park Townhomes and the Gallant Townhomes is
. south and west of McDonald's driveway by about 80-100 feet. This appears to be
adequate separation between driveways in order to minimize conflicts.
If this plan is approved, the City may consider requiring that McDonald's plant
evergreen-type trees on the south side of Hillsboro across from the south access
point to help screen head lights from the Gallant Townhomes. These trees could be
planted on City right-of-way or the townhome property.
McDonald's is proposing to move the bus stop on Hillsboro to the south about 120 .
feet. This move would be paid for by McDonald's including any pavement or
reconstruction. There is a benefit to the City to move this bus stop further from the
intersection.
McDonald's is proposing to significantly reduce the green area setback along
Hillsboro. With the current store, the 35 foot green setback is met along Hillsboro.
They are proposing to reduce the setback to 18 feet along most of Hillsboro in order
that the drive-through lane may be built within 18 feet of the property line. This
means that the new restaurant will be built 36 feet from Hillsboro Avenue and there
is only 1/2 the required green space.
The variance from the code for setback is requested in order to maximize parking
spaces on-site. Also, McDonald's believes that the drive-through lane works best on
the east side of the building because it eliminates customers crossing over the drive-
through lane. All the customer parking is on the west side of the building.
Staff is concerned about how keeping the current store open during construction
determines the locatioI') of the new building. Staff have asked McDonald's to review
the site plan to see what variances would be needed if the existing store was tom
down right away. McDonald's prefers to keep the store open for economic reasons.
Staff believes that the long term location of the store is most important. Staff .
believes that few, if any variances, would be needed if the current store was tom
down first to make way for the larger store.
4
Oc
. Planning Commission Findings on CUP
As with all CUP's, the Planning Commission shall make findings and
recommendations on the 10 factors found in Section 11.80 of the Zoning Code. The
following 10 items are addressed with staff comments:
1. Demonstrated Need for the Use: McDonald's currently exists on the site
and does a good business. By providing the bigger store with the playland,
additional customers will be served. The City has not generally taken a
position about determining need and has preferred to let the market make
that decision.
2. Consistency with the Comprehensive Plan: Drive-in type restaurants are
consistent with" the commercial designation found for this area.
3. Effect on Property Values in the Area: Since there is already a store on
the site, and the amount of traffic will not significantly increase during the
peak period (lunch), this use will not significantly effect values.
4.
Effect of any Anticipated Traffic Generation Upon Current Traffic Flow
and Congestion in the Area: The parking study states that peak usage of
this restaurant will not greatly increase due to the playland. The use of the
restaurant will go up during evening hours and on weekends when there is
greater capacity on the surrounding streets. The Engineering Department
has reviewed the access points on both Medicine lake Road and Hillsboro
Avenue and finds that they will function adequately with the note that the
landscaping along Hillsboro Avenue should be kept low to allow for better
visibility for drivers entering and exiting McDonald's.
.
The internal traffic pattern for the proposed McDonald's appears to work well
and allows for adequate stacking of cars for the drive-through. It is hoped by
McDonald's that the new drive-through process will speed traffic. Orders will
be taken in person at the first window, payment at a second window and food
presentation at a third window.
5. Effect on any Increase in Population: This use will not effect the
population since no one will live at this location.
6. Increase in Noise level: The proposed McDonald's will have the same or
less noise because there will be no speaker for the drive-through lane.
7.
Any Odor. Dust. Smoke. Gas. or Vibration Caused by the Use: There
should be no increase in any of these pollutants with the new restaurant.
.
5
8.
Any Increase in Flies. Rats. or other Vermin on the Area Caused by the
Use: There should be no increases in these pests due to the new restaurant.
McDonald's does a good job handling its garbage.
.
9. Visual Appearance of the Proposed Structure or Use: The proposed
construction is different than the standard suburban McDonald's. The front of
the store is the playland which is taller than the remainder of the restaurant.
The playland has a glass front. I have heard many differing opinions about
the look of the playland stores - more negative than positive. Because of the
size of the store, staff believes it is important to keep it as far from the street
as possible to minimize the effect of the taller playland space.
10. Other Concerns Regarding the Use: No other concerns have been
identified by staff.
Recommended Action
Staff is recommending that McDonald's revise their site plan to minimize or eliminate
the requirement for a setback variance along Hillsboro Avenue. A revised plan may
evaluate that a new store, meeting the needs of McDonald's, may be built that
keeps the required green space in the area. Although staff can understand the
concern by McDonald's about keeping a store open on the site during construction, .
it does not provide for the overall best plan for the City in the long run.
Staff agrees that the number of parking spaces on the site could be reduced to 112
spaces based on the parking study. However, staff believes that this number should
not be reduced any farther because of the success of the McDonald's chain and the
potential of the playland.
MWG:mkd
Attachments:
Location Map
Parking Study
Letters from Residents
Site Plans
.
6
.,
-.
..
."
m
<.0
CITY
OF GOLDEN
VALLEY
(I'
,:;::. Z 66 7Z
NB'OSl''ff.
'!9. /
....~/.
'1! ',$.
"'.s:
" . 6".10 "
Z, t ~~I" - . ~ -~ . .
~' 9..0."':"'::
. ~ 175
~~
I . ~M
,"" " i\ !"
J', ~
-"~ I
Z 2., ?J
,,.,,
oa.~
e.~
. ~e. \. a.~
S" e."
~e.~ . C\~
0"';> ~"
~'\O~~ ~e.
~ ~'?>\:
... .'~"
..Q t iiO....
~~--- -- ""1- - . .-"
9/45 ::.;. \ R. : 9/05
33':
>=
3:
:c
.le
~
.....
~
C\.i
o~
~
c;
11'1
o
'"
~I
. ~ S'
-1
.
,
.
.
.
an,
0-'
..'
I
I
..
.~
y
...
o
"'"
, j
'6' .w
.. ~.:
:;.... r ~o
.w
.. .- c> '...
:! ."
.r .n,>
~ - '0
- '2
:t" i ".
~51".3.~i'E
S',.l!'
MEDLEy OUTLOT 2
,~~030'Si;"\\ H/tL
llt.as .~
.. . _ .'.3" pL. ~ t'
e:4 .-. b. ~'!'
.. \ ':'S'":,3 -' ~
Z~4":~
':: '. :Q, 4
'"' ! ',..............-
. ,/
)0 .
~
~
::.
,
...
u
"l .1
....
..:
"):
I
PARK
(\.~
/79.99
- 1263.47"
N8!70S9 "SO "e
KINGS
<::I.... o~' ~
~V .....
OV
/50
: - -;50 - 7;;"'J'
(....'-!
:":.~'
'-i...
'".
(:~')
J.....:
V4(
<.~
J-
'".
t(O)
..... i
~... ~...:
':...:..:
;e,,,,
,.~~
"'"'"
.
.
.
,
Consulting
Group,
I n c .
Transportation · Civil · Structural · Environmental · Planning · Traffic. Landscape Architecture. Parking
July 29, 1996
Mr. Mark Grimes
CITY OF GOLDEN VALLEY
7800 Golden Valley Road
Golden VaHey, Minnesota 55427-4588
RE: PARKiNG NEEDS STUDY FOR THE PROPOSED EXPANSION OF MEDICINE
LAKE ROAD McDONALD'S RESTAURANT
Dear Mr. Grimes:
Attached for your review is the summary report presenting the results of the parking
needs study related to the proposed expansion of the Medicine lake Road McDonald's
restaurant.
OUf parking study reveals that with the addition of the Playland, the number of parking
spaces that will be required at the peak weekday of the peak month of the year at the
Medicine lake Road restaurant is 88 spaces. The current site has 84 spaces and the
peak parking accumulation of 88 vehicles yields a parking supply deficit of 5 percent or
four parking spaces. However, when using a typical design level of 85 percent of the
peak, the typical demand would be 75 parking spaces. Use of typical design levels is
reasonable because the peak accumulation represents the peak day in the peak month
of the year and in many cases will only apply to a few days during the year.
The attached report also includes the methodology we employed to determine the peak
and average parking lot accumulations as well as the raw driveway counts collected by
the McDonald's. Corporation for clarification.
If you have any questions, please contact us at (612) 475-0010.
Sincerely,
ri1u;J Cb. 0
April G. M~apaz
Transportation Engineer
cc: Jerry Roper, McDonald's Corporation
SRF Consulting Group, Inc.
One Carlson Parkway North, Suite 150, Minneapolis, Minnesota 55447-4443
Telephone (612) 475-0010 · Fax (612) 475-2429
An Equal Opportunity Employer
PARKING NEEDS STUDY
FOR THE PROPOSED EXPANSION OF
MEDICINE LAKE ROAD MCDONALD'S
PREPARED FOR:
THE CITY OF GOLDEN VALLEY
PREPARED BY:
SRF CONSULTING GROUP, INC.
ONE CARLSON PARKWAY NORTH, SUITE 150
PLYMOUTH, MINNESOTA 55447
(612) 475-0010
JULY 1996
,
.
.
.
. OVERVIEW
The McDonald's Corporation is proposing to expand its Golden Valley restaurant on
Medicine Lake Road with the addition of a Playland. The addition of the Playland may
impact existing traffic patterns and parking demand in the restaurant's vicinity. The
purpose of this study is to present the existing parking demand at the Golden Valley
restaurant and estimate the parking demand that would result in the addition of a
Playland. Figure 1 presents the location of the Golden Valley restaurant.
As part of this parking study, traffic data from the Champlin restaurant and sales data
from the Champlin, Andover, Buffalo and Spring Lake restaurants are used. Like the
Golden Valley site, these restaurants are located in the northwestern area of the Twin
Cities metropolitan area, and therefore have similar customer demographics. In
particular, the Champlin restaurant is used as the basis for comparison because a
P'layland has been added to it just this past February and its size is similar to the
present Golden Valley restaurant. Table 1 present the general characteristics of both
the Golden Valley and Champlin restaurants.
TABLE 1
GENERAL RESTAURANT CHARACTERISTICS
Golden Valley Champlin
. . ~~~~t~pe..."--...-..--.---..-.. _....~~~.~e;~~~~~~~~UbU~~....... ..-..~ort!!~~;:~Pa~~~_~~~~b
..Number.Of"paikingStalis-.-.-_.-. .--..-----84.......-.....-......-........- ...-........-...--.......95-..-....-..-....-.-
..Nu.mber of 5eats....--......-..---. .----.. 108-.......-.....-...-......... ".---..124.-.--.--
."N.umberoTparkiiig"Sfails/Seat ..----.-O~78.........-._..-.......... ..-...-.....--.0:77..-.---
..Pi"ayianif.......--.......---...-........ NO......-.-.-....... ..-......-......-.-.......-yes..---..--...
::~~~E:~~~Fi.~~.Q~~:=:::::=-.:::::::== :=::=::=:::::::..=~~!~f.~~i.::::==::~~::..::::. ::::::=~:==--===~~1~!~~:::::::::::~~~..
DATA COLLECTION
The following data were collected by the McDonald's Corporation and used to estimate
the existing and future parking demand at the Golden Valley restaurant with the
addition of the Playland.
1. Driveway counts were conducted for the Golden Valley and Champlin restaurants
for the highest sales volume weekday and weekend day. The highest sales volume
weekday and weekend day for the Golden Valley restaurant were Friday and
Saturday, respectively. The highest sales volume day for the Champlin restaurant
was Saturday and because of this, no driveway counts were collected at this
location for a weekday.
.
SRF Consulting Group, Inc.
1
City of Golden Valley
McDonald's Parking Needs Study
July 29, 1996
,
~
..~.
'1A.o.s: .-. - - - ~ -- - - - - - -- - .-
.. o I .
~, n ..."1 -~ , , ... .... '" ".... 1fWOo.1_ . "
0
U\ . ~r-
Q "
en ... . ~i;~, J I ~ t~ ~o ~~-'~~l' ~I
CD .
- - ~ - ~ ~ \ ~, t
-
f1'
,.()"~
o. 0 ~,,~e \.'b~e
~e~. \~e
. v'(o~o ~e6.'\c
~ ~'?J~~
>=
==
::J:
. ..,
.. _Ill'
..,_. -
..d..-.'-'l'i. - .. "OS
,. . I
4:1
.l~C
.
"
'~
""
.
(
..
I
:1
00
.
1J7J-e6
:" f ~.
~n'J: U'E
~~ -:1 i~ 4f~DLee\; OUTLOT
.. . 0... ... f kll
,. ~.,
;r ..
.. . 0
'. . · r"
. , . "'"'" ," " 'I
- )Il.~ pt.,' ~:!
... -.... J~,iJ.. "';
.'A. . _ 'o.
0" .. \ .,....I9i-..~
16. ~~
"I.n
._.(tlZ~ 1.1......~
.~ :::,7 "
." ....,!;) "l." _
'Il~ 'Vi; it;' ~ ;:
.Q~/.~:--~ lJU'" .,f 'J:
("'" ." ;.
. :. -. - t'.
! " of
MEDLEY r.,"
~
~. l ·
~ IJ4~.'1 ~ USZ-6B
CIl
.
.
I.
1-'
:;J'
()
'fa "
..
...
"l!
.
PARK
~~!
NO.
3H.4S
/7'.19
.~-..-...
July 29, 1996
rmD
CoNSULTING Gaour,lNc.
McDONALD'S PARKING STUDY
FIGURE
MEDICINE LAKE ROAD RESTAURANT
1
CITY OF GOLDEN VALLEY
. 2.
Driveway counts at these two restaurants distinguished between vehicles that
parked and those that used the drive-through window. They also included volumes
entering and exiting the parking lot, the number of occupants in each vehicle, and
time of entry and exit.
3. Driveway counts were performed from 11 :00 a.m. to 1 :00 p.m. and from 5:00 p.m. to
7:00 p.m. Data were broken down into 10-minute intervals to determine at what
time the peak accumulation at the restaurant parking lot occurred. The Golden
Valley driveway counts were performed on Friday, April 19, 1996, and Saturday,
April 20, 1996. The Champlin driveway counts were performed on SaturdaYI
April 13, 1996.
Appendix A presents the unadjusted driveway counts collected for this study.
4. Overall sales, number of customers and number of employees at the Golden Valley
and Champlin restaurants were also collected for the same days and time periods
during which the driveway counts were performed. This information was
summarized in half-hour intervals.
As in the driveway counts, information on overall sales, number of customers and
number of employees were for Friday, April 19, 1996, and Saturday, April 20, 1996
. for the Golden Valley site; and Saturday, April 13, 1996, for the Champlin site.
5. Total monthly sales volume for the Golden Valley and Champlin restaurants was
provided, as well as three similar suburban restaurants with Playlands. These sites
were Andover, Buffalo and Spring Lake Park. This information covered the period
from 12 months prior to the opening of the Champlin restaurant Playland (January
1995) to May 1996.
6. Weekly sales volume by day for the Golden Valley, Champlin, Andover, Buffalo and
Spring Lake Park restaurants was collected. This information was for the four
weeks in May 1996, commencing on Sunday, May 5,1996, and ending on Friday,
May 31,1996.
Additionally, the current number of parking stalls at the Golden Valley and Champlin
restaurants were also determined using existing site plans.
ANALYSIS
Driveway Counts
.
Driveway counts were conducted to determine existing parking patterns at the Golden
Valley and Champlin sites. Table 2 presents the adjusted number of vehicles parked in
SRF Consulting Group, Inc.
3
City of Golden Valley
McDonald's Parking Needs Study
July 29, 1996
the Golden Valley and Champlin lots. Bold text are the peak 10-minute accumulation.
The direct addition of vehicles entering and subtraction of vehicles exiting from the
driveway counts at the beginning of each count period (11 :00 a.m. and 5:00 p.m.) did
not always yield the exact number of vehicles parked in the lot at the end of the count
period. Therefore, driveway counts were adjusted to match the number of cars parked
at the end of each count period (1 :00 p.m. in the morning and 7:00 p.m. in the evening).
The highlighted cells are the peak 10-minute number of cars parked in the lot during
each count period.
.
Overall, the number of cars parked in the lot (peak accumulation) is higher in the
morning from 11 :00 a.m. to 1 :00 p.m. than in the evening from 5:00 p.m. to 7:00 p.m.
On Friday, April 19, 1996, the number of cars parked in the Golden Valley site peaked
at 12:40 p.m. with 35 vehicles. In the evening, the peak was at 5:10 p.m. with 14
vehicles, only 40 percent of the morning peak. The peak period also lasted longer in
the morning than in the evening. In the morning, the peak period started at about noon
and ended at the end of the count period at 1 :00 p.m. On the other hand, the evening
peak period began at 5:00 p.m. and lasted only until 5:20 p.m.
On Saturday, April 20, 1996, the Golden Valley restaurant demonstrated different
parking trends from the day before. It appeared that around 11 :00 a.m. there was a
peak that proceded to come down and then a second peak arose around noon. As in .
the previous day, the peak parking lot accumulation was around 12:30 p.m. with
30 vehicles, about 86 percent of the previous day's peak. In the evening, the restaurant
exhibited very different parking behavior from the previous day. It had a steady number
of cars parked throughout the count period, with a slight dip at around 6:30 p.m. On
average, the parking lot accumulation was also about 75 percent greater than the
preceding Friday evening. The peak lot accumulation was 17 vehicles and occured at
5:30 p.m.
The driveway counts were also analyzed to determine the average auto occupancy
rates of vehicles parking and using the drive through window at the two sites. Table 3
presents the auto occupancy rates at each driveway count location and count period.
In general, the auto occupancy rate of vehicles using the drive through window is lower
than that of vehicles parking in the restaurant lot.
.
SRF Consulting Group, Inc.
4
City of Golden Valley
McDonald's Parking Needs Study
July 29, 1996
. TABLE 2
ADJUSTED NUMBER OF VEHICLES PARKED IN THE LOT
End Time Golden Valley Golden Valley Champlin
Friday Saturday Saturday
April 19, 1996 April 20, 1996 April 13, 1996
11:00 a.m. 18 15 20
"'Tf:1'O's:'iii~---:i"ir'-"'''''-'-''''-''--f3-''''---'''''-'-24-...-.
'''1f20's~iii:''--~1--'''-''-''-'''-''''12'-'''--'--''30''--''-
...-:r=F30.s:m:........ 21 .-..---...-11.....--..-..---...--32.-.....-..-
...1T:.40.s:m:~.-----22-.........-..-...--....:i'2--.---....-33'-'-"
....rf50.s~iii:..-....-2-3.....-.........._.....--......-8..................---.....-....-34...-..-.-
.-T2':oo.p:.iii:..--30-........-.-.----.......g.-.-.....-.-.-...38''''''---
..-rf1.0.p:.iii:.-......'.... 33 ......-......---.--12-------3i3'-..
...T2.:20.p:.m:...-'3r.-.-......-...-.-.1-S-. '41'--'
...Tf30.p:m:...-~2.........--:-....-.-f7 '--~H--
...12.:4ii"p:.iii:.....--j4.......---......-.-2f....-.----42--..-.
..-f2':so.p:.iii:....---...-3S-.......-....-.-.........30---.....-.......-47..--....-...
......1':.O.O..p:m:................-...-30.................-.............-29.....-..-.-.................41..-.........
5:00 p.m. 11 13 20
......5:.1o..p:iii~....._...-.1.4................._.....-....-..13-............-...--...-1.8....-.-......
..-..5:.2o..p:iii~...._......~T....-....._.......-..-13-...-----.-.'1'7-'-"'-
...s:.3o..p:iii.:...--..-a---...-.--W-....-..-..-1Y.....-...
..s:4ifp.m:...-a-....----...-- 15 ....-1S..-.
. ::=~~~:.~~~~. -----. ~ --- ~}--~~ ~~..~~~~..
'-ef1i)'p.m. 7 .-.-...~2'-..-.....--..-...2..3...--.
....Ef20..p-:-m...-.-...--.4.-.--...----...1~-............27'..........
......S:.30..p..m.:.....-.--.-.s-..-........-..-....--..g...-.-...-..........36................
....eEiio..p.:iii.:....-...........-....s...................--..............12.....-....-......-..........33................
.....e;.so..p.:iii.:.......-............g......-..............-..-........1.6--.-.-----..........33...-......
::::I:Qp.::p.~~~::~::.............-...7'~.:::~=:::=:=:=::::~:=:J~===~=~:::::~~3...::~:..-.
For the Golden Valley site, the average auto occupancy rate in the morning period on
Friday, April 19, 1996, was 1.63 persons per vehicle parking in the lot and 1.25 persons
per vehicle using the the drive through window. In the evening period, the average auto
occupancy rate of vehicles parking and vehicles using the drive through window was
1.73 persons per vehicle and 1.59 persons per vehicle, respectively. The evening
period demonstrated a lower difference in occupancy rates between parking and drive
through vehicles than in the morning (8 percent versus 23 percent). The maximum auto
occupancy rate in the morning period was 1.93 persons per vehicle for vehicles that
park and occurred at 12:40 p.m. The occupancy of vehicles that used the drive through
window peaked at 11 :50 a.m. at 1.48 persons per vehicle. The maximum auto
occupancy rate in the evening period was 2.50 persons per vehicle and 2.25 persons
per vehicle for parking and drive through vehicles, respectively.
.
SRF Consulting Group, Inc.
5
City of Golden Valley
McDonald's Parking Needs Study
July 29, 1996
TABLE 3
AVERAGE AUTO OCCUPANCY RATES
Golden Valley Golden Valley Champlin
Friday Saturday Saturday
April 19, 1996 April 20, 1996 April 13, 1996
End Park Drive Park Drive Park Drive
Time Through Through Through
11 :00 AM 1.00 1.33 1.50 1.43 2.69 1.00
..--.....--.---. ---..--- ---.-..------ .......,,-.
11:10AM 1.43 1.27 1.53 1.33 2.08 1.92
...--.....--....-.-...-- .-...-...-....- . ..........-..-.-...-.- _.._.-.._.._.....~-
11:20AM 1.61 1.48 1.75 1.11 2.06 1.65
.--.......-...............- .----..-...--- ..---.-...-.---- .---.-...--.............
11:30AM 1.68 1.31 1.33 1.52 1.75 1.00
...........-.....-.....-.- ---....-...-----.-- ...-.--........---.- -.--..--.-........-..
11:40AM 1.71 1.10 1.50 1.53 1.81 1.40
...-.........-............-- .-......-.---..-. .---..-.......- '---"--'''''''-
11:50AM 1.59 1.39 2.06 1.41 2.10 1.65
'"''-rfOO'PM-''' '-l-:-ff-'''--' f:3'1"-"- ---=[8:f'--'---rS3'- --'T"75--1~46-
..................-.-....-.-.. ..-........-..-.....-.---..-- ..---......--..--.-..... ...-..-.........---......-.
12:10 PM 1.68 1.25 1.83 1.83 2.60 1.50
...-............................... .-..-....-........-.---;:- --...-.....-....--..--.-.-- ..--...-.....----.-.--............
12:20 PM 1.79 1.15 1.53 1.85 2.29 1.54
..........-..........-.....- ..-.....................-........-.......- -....--......-......----.. .---.....-.....-....................
12:30 PM 1.72 1.20 1.48 1.14 2.20 1.83
.-......-.-.....--.. _.._....__....__........~- -.---..-.-. --...--..-.-.....----
12:40 PM 1.93 1.29 1.72 1.63 2.08 1.56
-"'1'2:50'PM-" -.1:"30...........-.1.21"...... "'-(98'-"-1:3'8- ..--2'.'35.._....-2:<)"1".....
._....Average .~63--1.25-.. ""1:69-.--.....1.5<<)'- ....-2.11'.._.-'1:6"2......
5:00 PM 2.38 1.75 1.00 1.53 2.42 1.90
....-.---..--.---....... -...-.--.-.........-..-.-...-..---.-.--
5:10 PM 1.40 1.45 1.33 1.56 2.31 1.75
.--......-.-..- -..--...-..- .......---...-....---::.-..-.--.-.-.--.
5:20 PM 2.04 1.43 1.90 1.44 2.30 N/A
.-.-...-.--.-.- ..---..-..-.--. --.-.......-.-.----- .-.---.--..........-
5:30 PM 2.04 1.54 2.13 1.33 2.00 1.40
..........-....-.......--...-- '-'-""'--"---1- --.-...-.....---.-.-- -..---.--..-....-........._....
5:40 PM 2.07 2.25 1.57 1.41 2.94 2.00
.....-.~fs.ifpM........ '---r2Cr'--'.'1:"73-- ''''''-N/A -. 1.60 .....- ...-2~6-....-..-...i42-....
........r:i;'oo.PM......... ........1:"67........-..--1.78....... .._.1.00........_....2~35 -.. ..-"2.05-.....---.3.'2'5..-
......................-............ -.....--...........-..-.-..--...-- ......-...--..........................--.. ......--.--....-...---.................
6:10 PM 1.00 1.73 2.00 1.71 2.25 1.60
...--..........-.............. .-....---.-.....--........-... .....---......---.-.......-- -..-...-..--....-.--......-.-.
6:20 PM 1.25 1.52 N/A 2.00 2.71 1.56
..""Ei:'30.PM....- .2:50--.-U.1"..... '''-2~46--'raa- -'2.22-"'''-'1:40-
.-.-...-..-...--..--. ------...... -:.. ....--.......---....---
6:40 PM 1.92 1.47 1.20 1.40 2.80 2.06
..-..-....... .. ...-
6:50 PM 1.00 1.27 2.00 1.66 2.50 2.63
..-......-..--.-.-.. ..----......... --.----.--...--.-......
Average 1.73 1.59 1.74 1.66 2.45 1.78
.
.
On Saturday, April 20, 1996, the Golden Valley site exhibited only slightly higher auto
occupancy rates in the morning period than the previous day for both parking and drive
through vehicles. The morning period average was 1.69 and 1.50 persons per vehicle
for parking and drive through vehicles, respectively. However, evening period auto
occupancy rates were similar to the previous day's, averaging 1.74 and 1.66 persons
per vehicle for parking and drive through vehicles, respectively. The peak auto
.
SRF Consulting Group, Inc.
6
City of Golden Valley
McDonald's Parking Needs Study
July 29, 1996
.
.
.
occupancy rate of parking vehicles was 2.06 persons per vehicle and occurred at 11 :50
a.m. The peak auto occupancy rate of drive-through vehicles was 1.85 persons vehicle
and occurred at 12:20 p.m.
On Saturday, April 13, 1996, the Champlin site demonstrated a higher auto occupancy
rate for parking vehicles than the Golden Valley site on Saturday, April 20, 1996. The
average auto occupancy rate at the Champlin site was 2.17 persons per parking vehicle
in the morning period and 2.45 persons per parking vehicle in the evening period. The
Golden Valley rates for parking vehicles were only 78 percent of Champlin's morning
and 71 percent of the evening rates for parking vehicles. Additionally, occupancy rates
of parking vehicles both in the morning and evening periods were consistently near the
2.0 persons per vehicle range. On the other hand, Champlin's auto occupancy rates of
drive-through vehicles were not significantly different from Golden Valley's on both
count days (1.62 and 1.78 persons per vehicle in the morning and evening periods,
respectively). In the morning period, rates peaked at 11 :00 a.m. for parking vehicles at
2.69 persons per vehicle, and at 12:50 p.m. for drive-through vehicles at 2.07 persons
per vehicle. In the evening period, occupancy rates peaked at 5:40 p.m. for parking
vehicles at 2.94 persons per vehicle, and at 6:00 p.m. for drive-through vehicles at 3.25
persons per vehicle, the highest rate during all three count days.
The percentage of single-occupant vehicles (SOV) , which is determined from the
driveway counts as well, also support the conclusion that the addition of a Playland
attracts a different clientele, Le., clients that park vehicles with higher occupancies.
Table 4 presents the breakdown of vehicles entering the Golden Valley and Champlin
sites by number of vehicle occupants. Figures in Table 4 are consistent with the auto
occupancy rates shown in Table 3 in that drive-through vehicles are generally SOVs.
The highest percentage of SOVs was 78 percent and occured at the Golden Valley site
on Friday morning, April 19, 1996. On the other hand, the lowest percentage of SOVs
was 39 percent and occured at the Champlin site on Saturday evening, April 13, 1996.
The highest percentage of SOVs parking was 54 percent in Golden Valley on Friday,
April 19, 1996, while the lowest was 11 percent in Champlin on Saturday, April 13,
1996. Additionally, Saturday morning of April 13, 1996, in Champlin exhibited a fairly
equal distribution of SOVs and vehicles with two or more occupants.
SRF Consulting Group, Inc.
7
City of Golden Valley
McDonald's Parking Needs Study
July 29, 1996
TABLE 4
ENTERING VEHICLE DISTRIBUTION BY NUMBER OF OCCUPANTS
.
Golden Valley Golden Valley Champlin
Number of Friday, Apnl 19, 1996 Saturday, April 20, 1996 Saturday, April 13, 1996
Occupants Park Drive Through Park Drive Through Park Drive Through
Morning
1 54% 78% 51% 63% 31% 54%
2 32% 20% 33% 27% 30% 34%
3 or more ~ 2.% ~ ~ 39% .12%
Total 100% 100% 100% 100% 100% 100%
Evening
1 49% 54% 39% 52% 11% 39%
2 33% 35% 33% 33% 44% 48%
3 or more ~ 11% ~ ~ ~ ~
Total 100% 100% 100% 100% 100% 100%
Sales Figures
The following information related to sales were obtained to adjust the driveway counts
and estimate the current highest and average parking lot accumulation for the peak
weekday and peak weekend day: .
Golden Valley and Champlin Sites
· Sales figures for every half hour at the dates and times of the driveway counts.
· Daily sales figures from May 5,1996 to May 31,1996 (four-week period)
· Monthly sales figures from January 1995 to May 1996.
Andover. Buffalo and Spring Lake Park Sites
These locations have a Playland and were selected because they have similar
customer demographics.
· Daily sales figures from May 5,1996 to May 31,1996 (four-week period)
· Monthly sales figures from January 1995 to May 1996.
.
SRF Consulting Group, Inc.
8
City of Golden Valley
McDonald's Parking Needs Study
July 29. 1996
. Sales During Driveway Counts
Sales figures at the time driveway counts were performed were summarized on the half
hour instead of every 10 minutes because this level of detail was considered sufficient
in obtaining the ratio of Champlin (with Playland) to Golden Valley (without Playland)
sales on the Saturdays that driveway counts were conducted. .
On Friday, the peak weekday, sales and number of customers at the Golden Valley site
were highest from 12:00 p.m. to 12:30 p.m. However, average sales per customer and
employee peaked from 11:30 a.m. to 12:00 p.m., consistent with the auto occupancy
rates for these time periods. Evening sales were lower than the morning sales and
therefore are not discussed here. Peak weekday driveway counts were not conducted
at the Champlin site becau~e the peak day in the week was Saturday.
On Saturday, the peak weekend day, the Golden Valley site had significantly lower
average sales per customer than the Champlin site. At their respective morning peak
half hour, the Golden Valley site's average sales per customer was only 68 percent of
the Champlin site. This difference was exhibited throughout the morning and evening
periods. However, the average sales per employee were not significantly different from
each other.
.
The significant difference in sales per customer between the Golden Valley site and
Champlin site point to the clientele in Champlin. The higher average sales per
customer is consistent with the higher auto occupancy rates of vehicles in the Champlin
site. It is assumed that the addition of the Playland to the Golden Valley site will most
probably increase the average sales per customer at that site, as in the Champlin site,
without necessarily increasing the parking needs.
Sales By Day of Week
Weekly sales figures by day of week for four weeks commencing on May 5, 1996 and
ending on May 31, 1996 were analyzed to determine differences in sales during the
week. Sales figures for the Golden Valley, Champlin, Andover, Buffalo and Spring
Lake Park sites were obtained. Except for Golden Valley, all the restaurants mentioned
above have a Playland. The Andover, Buffalo and Spring Lake Park sites are also in
the northern suburbs of the Twin Cities metropolitan area and are considered to have
similar customer demographics as the Golden Valley and Champlin sites.
On average, daily sales peaked on Fridays and Saturdays in May. On an average
weekday, sites with a Playland had sales 95 percent of the average weekend day. At
the Golden Valley site, which has no Playland, the average weekday sales were
122 percent of the average weekend day sales. Therefore, restaurants with Playlands
have more consistent average sales figures throughout the week.
.
SRF Consulting Group, Inc.
9
City of Golden Valley
McDonald's Parking Needs Study
July 29, 1996
Monthly Sales
.
Monthly sales figures commencing on January 1, 1995 and ending on May 31, 1996
were analyzed to determine differences in sales through one year. Sales figures for the
Golden Valley, Champlin, Andover, Buffalo and Spring Lake Park sites were obtained.
Except for Golden Valley, all the restaurants mentioned above have a Playland. The
Andover, Buffalo and Spring Lake Park sites are also in the northern suburbs of the
Twin Cities metropolitan area and are considered to have similar customer
demographics as the Golden Valley and Champlin sites.
The peak month at all five restaurants was in the month of May. Monthly sales were
highest from May to August every year. There was no significant difference between
the ratio of sales during the peak month to the average month for sites with and without
a Playland. At the Golden Valley site , sales at the peak month were 120 percent of
sales of the average month. At the Champlin, Andover, Buffalo and Spring Lake Park
sites, which have a Playland, sales at the peak month were 115 percent of sales at the
average month. .
The ratio of average sales in April to average sales in May the peak was computed to
account for monthly differences in parking demand. The resulting factor is used to
adjust the April 1996 driveway counts at the Golden Valley and Champlin sites and .
determine the peak parking lot accumulation at these two sites.
The ratio of average sales in an average month to average sales in May was also
computed. This factor was applied to the peak parking lot accumulation that was
computed. The result is the average parking lot accumulation at the Golden Valley and
Champlin sites.
Table 5 presents the ratio of the peak sales to each month's and average monthly
sales. For restaurants with Playlands, the peak month used was May although average
October and September sales were higher; this was done because the Andover
Playland opened in September 1995 and exhibited a marked increase in sales that fall
and dominated the average sales for the months of October and November 1995
although the other restaurants' peak month was May.
.
SRF Consulting Group, Inc.
10
City of Golden Valley
McDonald's Parking Needs Study
July 29, 1996
.
TABLE 5
RATIO OF PEAK MONTH SALES TO MONTHLY SALES (Factor a)
Month All Restaurants Golden Valley
With Play lands (Without Playland)
..................~.!~.~!!Y.................... 0.80 0.82
..-.......--0:7:;...................... ..-.......-..................................
..-..........E.~~~!!1................. 0.78
...............-0.91........................ ...-......-..............-...-..
March 0.91
......................Apiir...-...--. ........-.... o.sif..........-...... --..--.........-..-
0.89
:=::::===~~~y"~""- -.... ...... ''''r'''''-''''' .-......-."1.:()0........
1.00
.. -'" ..---....---
June 0.94 0.99
...............-....jjjiY.......-.. .. 0.89" ..-...- .-..--.......-.--
0.95
...................Au.Qust...- '-'---0.85""'-"'-- .-.---..-..----.
0.97
...............S..eptemtier- ....-.......-..........r.......-... .---.....-...-..--....--..-.-
1.04 0.91
..................Octobej=..-....- -.......-....-...r.......-......... .............-....O~95..--
1.13
..-........Novemti.e.;-....- ..............-:-.0.:98.-..-........... ....--.-0:87...........-
...-...........................................--... ...................-............................ ...............................................--.
December 0.99 0.89
........Average..Montil......... ......................0:91....................... ...................-................-...--.......
0.90
1
Used Mayas peak month because In September 1995, the Andover Playland opened and exhibited a
marked increase in sales in September and October 1995, dominating the average sales for these two
months.
.
METHODOLOGY AND ANALYSIS
To determine the existing (without the Playland) and future (with the Playland) parking
demand at the Golden Valley restaurant, the April 1996 driveway counts were adjusted.
The following steps were employed to determine parking demand:
Existing Parking Demand
April 1996 driveway counts were adjusted by day of week and month of the year. For
the Golden Valley restaurant, the existing parking demand was further classified as the
parking demand on the highest Friday and highest month of the year as well as parking
demand on the average Friday and average month of the year. The first factor adjusted
the April 1996 driveway counts to the highest or average Friday (or Saturday, as in the
case of the Champlin) using the daily sales figures for four weeks in May 1996 (Factor
b, see Table 6).
TABLE 6
RATIO OF PEAK DAY SALES TO AVERAGE DAY SALES (Factor b)
Store Type . Average Average
Friday Saturday
With Playland 1.08 1.11
Without Playland 1.03 1.13
.
SRF Consulting Group, Inc.
11
City of Golden Valley
McDonald's Parking Needs Study
July 29, 1996
.
The second factor adjusted for the highest or average month in the period from January
1995 to May 1996 (Factor a, see Table 5). Table 7 presents the existing highest and
average number of cars parked at both the Golden Valley and Champlin sites. The
peak accumulation at each site and type of day (peak or average) are displayed in bold
text To obtain the average parking lot accumulation, the parking accumulation on the
peak day of the peak month is divided by the factors presented in Table 6.
The equation for estimating the existing peak parking accumulation is:
Peak Parking Accumulation = Adjusted April 1996 Parking Lot Accumulation x Factor a X Factor b
The adjusted April 1996 parking lot accumulation is presented in Table 2.
The equation for estimating the parking accumulation on an average Friday in an
average month is:
Average Parking Accumulation = Peak Parking Accumulation I Factor b
The Golden Valley restaurant currently has 84 parking stalls. On the peak Friday of the .
peak month, 45 of the 80 spaces (54 percent) are utilized ,at the peak 10-minute period
in the morning, and 18 (21 percent) are used in the peak 10-minute period in the
evening. On an average Friday, the peak parking lot accumulation is 35 vehicles in the
morning and 14 vehicles in the evening. On the peak Saturday of the peak month, the
peak lot accumulation is 43 vehicles in the morning and 24 vehicles in the evening. On
an average Saturday, the peak accumulation is 31 vehicles in the morning and 17
vehicles in the evening. Therefore, at present, there is sufficient parking supply at the
Golden Valley restaurant.
The Champlin restaurant, which has a Playland, currently has 95 parking stalls. The
site peaks on the peak Saturday of the peak month at 53 vehicles (56 percent of
effective parking supply) in the morning and 41 vehicles (43 percent) in the evening.
These percentages are slightly higher than the Golden Valley restaurant. Therefore,
there is presently sufficient parking supply at the Champlin restaurant.
.
SRF Consulting Group, Inc.
12
City of Golden Valley
McDonald's Parking Needs Study
July 29, 1996
.
.
.
TABLE 7
EXISTING PEAK (MAY) AND AVERAGE LOT ACCUMULATION
Golden Valley Champlin
End Friday Saturday Saturday
Time Peak Average Peak Average Peak Average
11:00 AM 21 19 19 17 25 23
"'-"1-Ffi)"Ariir-'- -.-.:j'a----.--..-..16........... ..-......16--......-.-..-1.4......... ....-....30-......--..28......-
'--T1:20'AM'-'" .-..24.-..-.--..-22--...... ...........{f....-.._..........14........... .....-..38..........-....-..35..........
"'-1"1':30'AM"'-- ...........24-.-..--..."22-........ ...........14...........-.....-....1.3.......-. ...-....40.......--.-....37..---
.......1.1.:40.AiiiJ-..-- ..-....25--.-.-.-...23........- --......15.....-..--.-..14......... ....--.4.1"-......--....38......-
'''-1'1:50 AM-" .--27..-.........24.-...-. ..-....'1'0-..-....-.....-...9..-....... ..--43-........-..--39.......-
.......1.:z:00.PM...-. '-as--'~'32"'-'- ......--ff-.......--.......To.......- ...-48.----...44'.-.
..-......................- --. .. .........-.. ...........................--.....-..- ..-....-.......-.--.-................
12:10 PM 38 34 15 14 45 41
.......1.~E20.PM....... -.36.....----32..--- .-.....'1'9-..-...........1.7'....-.. -.-51.......-.-....47.....-
'''-''1'2':30'PM-'- --37...-.-..-....:..33-......... ...........2.1"..-.-.-...........19--.- .........!ff--47.--
.......1.2:40PM.-... ..-39--...........35........... .........."27""....--.........24.....-.. ..-..53..-..--49.....-.
.......1.2.:50.PM....... -.--'40.............-.-36....--. ...-....38"..........-..........34--..... .-...59......-....-54-......
"'''''''f'oo''pji.if''-- -..35-....-....... 32.......... ..........37...........--.-....33-......... .-.....51"-....-....-47..-.....
5:00 PM 13 12 16 14 25 23
...-...-.............-..-fo---..-..-_......._.._ _.__._____._ _........._..___._......
.~~.!Q..~.M_.. ._~__...._...!.~_..... .---1~__..._..14_..... _~~.....___~.!....._
5:20 PM 13 12 16 14 21 19
..-.............-.............. -... .....--.----.1---..-...._._._......... _._.....___....___.._.
._.?:..30 'pM ~ ~..._ 2!...._.___.!!I.._ _..~1 1 ~
5:40 PM 7 6 19 17 23 21
.--...-.-- ----..-...--- ..--.-...---........--.. .-.--...--.....-..-
5:50 PM 10 9 20 18 23 c 21
"-6:00 P~ -8-'---7 -'16'-'''--14-'-- -'"26"'-'24-'
'-"6:10"PM- -.-8-:--........-7........... ....-1'f....--.......14- --29'-""--'-27"-
..-........- . - ... ..--...........---....-..-......-- --..---.---..-
.....-.~:.~~.~~-- -}---.-i..-- .....-..+~---._.-~.5.-.. ~.....~.-_.-!}...-
'-"'6:4(j"PM'--'- '-'-6---"--"'5"-- '-'-"15"-"-"-"-''''-1'4--'-' ..-.-4.1-..-.-.....-38.......-.
'''''-ifscj''PM''-- 1 0 "--"-9-- .-.....'2'0-----.1"8-...--. f-o.-...4'f--.....-..-38-..-.-
........7;.0.O-PM.......... ...-8--......--.....:;...--.. .....-..1.g...........-..--..ff-....... .-.....41...-.....-........38-.....-.
...-.............................-. .--.---...--..--......-...... ..-......................-........-....-- ....--.....--.........---..........--
SRF Consulting Group, Inc.
13
City of Golden Valley
McDonald's Parking Needs Study
July 29, 1996
Parking Demand At Golden Valley Restaurant With Playland (Future)
.
In addition to Factor a presented in Tables 5 and 6, the following factors were applied to
the April 1996 driveway counts to determine the parking demand at the Golden Valley
restaurant with the Playland. All of these factors are based on Saturday driveway
counts and sales-related data.
Ratio of Adjusted Parking Lot Accumulation in Champlin to Golden Valley (Factor c)
This factor establishes the first relationship between driveway counts in the Champlin
restaurant, which has a Playland, and the existing Golden Valley restaurant, which
does not have a Playland. This factor is simply the ratio of the adjusted parking lot
accumulation presentedin.Table 2 for Champlin to Golden Valley. Table 8 presents the
average ratio in the morning and evening periods.
TABLE 8
RATIO OF ADJUSTED PARKING LOT ACCUMULATION, CHAMPLIN TO GOLDEN
VALLEY (Factor c)
Time Period
Morning
Evening
Ratio
(Champlin:Golden Valley)
2.53
1.87
.
Ratio of Number of Seats Champlin to Golden Valley (Factor dj
This is the ratio of the number of seats in the Golden Valley restaurant (108 seats) to
the number of seats in the Champlin restaurant (124 seats). The value of this ratio is
0.87 and is used to account for the difference in number of seats between the Champlin
and Golden Valley restaurants.
Future Parking Lot Accumulation Equation
To estimate the parking lot accumulation at the Golden Valley restaurant with the
Playland, Factors a, c and d were applied to the adjusted April 1996 parking lot
accumulation (see Table 2) and is presented in the following equation:
Future (With Playland) Parking Lot Accumulation =
Adjusted April 1996 Parking Lot Accumulation x Factor a X Factor c x Factor d
The parking lot accumulation at the Golden Valley site with the Playland is determined .
for the peak Friday in the peak month, the average Friday in the average month as well
SRF Consulting Group, Inc.
14
City of Golden Valley
McDonald's Parking Needs Study
July 29, 1996
.
.
.
as the peak Saturday in the peak month and the average Saturday in the average
month. Table 9 presents these figures. The parking lot accumulation on an average
weekday or weekend day of an average month is determined by dividing the peak
accumulations by Factor b (see Table 6).
The design parking lot accumulation is 85 percent of the peak parking accumulation
and is used instead of the peak because the peak accumulation may only occur a few
times a year. Designing for the peak may result in insufficiently used parking stalls.
The highest parking lot accumulation at the Golden Valley restaurant with the Playland
will occur at 12:50 p.m. on the peak Friday of the peak month. This accumulation is
88 vehicles. The current parking supply at the site is 84 vehicles. The peak parking
accumulationof 88 vehicle~ yields a 5-percent-deficit (or approximately four parking
spaces) in parking at the existing restaurant. However, when using a typical design
level of 85 percent of the peak, the typical demand would be 75 parking spaces. The
existing number of parking spaces is sufficient in meeting this demand and yields a lot
usage of 89 percent. Use of typical design levels is reasonable because the peak
accumulation represents the peak day in the peak month of the year and in many cases
will only apply to a few days during the year.
CONCLUSION
The addition of a Playland in the existing Golden Valley restaurant on Medicine Lake
Road will increase the current peak parking lot accumulation on the peak Friday of the
peak month of the year by approximately 120 percent from 40 to 88 vehicles. The peak
accumulation of 88 vehicles yields a 5-percent-deficit in the existing number of parking
stalls. This would require the McDonald's Corporation to provide at least four more
parking stalls if the Playland is constructed. However, when using a typical design level
of 85 percent of the peak, the typical demand would be 75 parking spaces. The
existing number of parking spaces is sufficient in meeting this demand and yields a lot
usage of 89 percent. Use of typical design levels is reasonable because the peak
accumulation represents the peak day in the peak month of the year and in many cases
will only apply to a few days during the year.
SRF Consulting Group, Inc.
15
City of Golden Valley
McDonald's Parking Needs Study
July 29, 1996
TABLE 9
PARKING LOT ACCUMULATION AT THE GOLDEN VALLEY RESTAURANT WITH
THE PLA YLAND
Saturday End
Peak Average Time Peak Average Design
25 23 11:00 AM 46 42 39
....---...3.Cj"......--..- .-2S-.....--...-..-"1T1ifAM... "'-''''4cf''--'-3"if-''---'''--'j4---''-
.....--38--.....-. "'-3s--'-"'---:fF20Afvr ..---...S'f..--..-.---:18-.-....--45...-...-
.....---.-40.......-. "37-"'--'--'-11:'3ij"'j\j\ir '--"'S'f---'-48'-'-"-45"--'~
......-..41..-.-...- '~8---'------1T40 AM .--.55-.-..-51-....47-
......---..."43.......-..- .-39---...-...--1T5ifAM- ....---59 .-53-..---5Cr..--~
.---.... 4~f--"- --.<<--..--.-..---..12:.o.o..pir ...........:;7-.-----..70--.-.---..65-..-....
....--.-.4.5...-..-.. -4'1-''''-'-''-"1"2:"1'cfpM - '-'-"84-'---'--75 .--.--. 7f-"~
""'--"'-51-"-'- -47-'--' n--12:20fij\jr ...........79.-..-......70-.--67---
.....--51--- ~-.-.-...'-..--..12:30-PM ...-.....8"1'--.---73--.-69.-.--
....--......S'3.----.. -.49--.--.-....---......12:40 PM ...-.as.-.----n-.--...--73...-....
....-......-.S'9-.-......... "-'54"-"--"-""-'-"'-"'- 12:5i)""PM" ....-..-88-..-....--.""79.-.-...-..""7i5"...........
.....-.-...-.if1'...--.. .....-47.....--.....---..-1.:oopiVj"".. ....-....:;.7..----70....----..-65............
25 23 5:00 PM 21 20 18
.....---..23..--- -21'" ....--s:1ij"pjijj.... "-'-'"26-"---23-"---"22-"-
.....--.."21"-.-. --.19---------.-.S':20 PM-' '-'-"21'-'-'-20--"1Er'--~
...--....."2.r.......-.. -1g--.--..-.....--..--S:30priij.... ..--....1-S'..-----13..--..-.13..--.~
.....-..-23-..- --- 21" "5:40 pr;.r- ...-.-11------"10----.-9-.-.-
"-"2'3'-'-' --2.r-..---.-S':5opri.r-.......--=fi-..-15-._-...14--.-.
....--26---. -'24 -6:00 PM'''' "'-"""1"3"'---1"1---'11--'"
....~~f---- -- 27--.----......-...-S:10..PM-.. .-.-13-....---11...-.---.11-.
"'-"34-'- --.31"--.-----..--. 6:20-PM---a-.-.s-----7---
.-..--...45........-. .~1----..-_..--a:3..0..priij.... -.--fO.----8..-.----.9-...-...~
.....--...4.r......-- --3S'-"-"'--"-"-"S:4(fpM'- ..--..TO--...----...8-.--.....-9-.-~
......-...~i"1'.-.-..... '--""38"-'-'-"'-'-'-"'-"-'-6:50"PM'''' .......-."16.-..--.-.15-..---..-14..-....-
........-.......41'....--..... ...-....3S..-.-..-..-....-.....-.......7:00.PM.... ..-....-:,-3-..----...1-1...----.-11---
.
Friday
.
.a........._...._........._._..... _._._...._..._...______.._...._._
.
SRF Consulting Group, Inc.
16
City of Golden Valley
McDonald's Parking Needs Study
July 29, 1996
.
.
.
APPENDIX A
1996 UNADJUSTED DRIVEWAY COUNTS
SRF COnsulting Group, Inc.
City of Golden Valley
McDonald's Parking Needs Study
July 29. 1996
MCDONALD'S PARKING STUDY
1996 Driveway Counts
For the highest sales volume weekday and weekend day
Day of Week: ~
Count Date: 19 April 1996
MEDICINE LAKE ROAD - Peak Weekday
Number of Cars Parked at:
11:00 a.m. 1a
1:00 p.m. ~
11
I
5:00 p.m.
7:00 p.m.
Number of: Cars Entering & Partelng Cars Cats Entering & Using Drive-Through Cars
Persons In Car 1 2 3 OVer 3 Total Exiting 1 2 3 OVer 3 Total Exltfng
start lime
11:00AM 1 0 0 0 1 4 2 1 0 0 3 7
11:10 AM 4 3 0 0 7 2 10 1 1 0 12 9
11:20 AM 4 2 1 0 7 9 7 3 1 0 11 16
11:30 AM 6 3 0 2 11 12 11 5 0 0 16 17
11;40 AM 6 4 2 0 12 14 18 2 0 0 20 19
11:5OAM 7 6 1 0 14 8 11 4 1 0 16 13
12:00 PM 9 4 0 0 13 12 11 5 0 0 16 16
12:10 PM 9 9 1 1 20 27 17 3 0 1 21 23
12:20 PM 9 6 2 2 19 22 22 4 0 0 26 20
12:30 PM 10 4 3 1 18 20 18 2 1 0 21 21
12:40 PM 6 5 2 2 15 17 12 5 0 0 11 18
12:50 PM 11 2 0 1 14 23 15 4 0 0 19 17
AM Total 82 48 12 9 151 170 154 39 4 1 198 196
5:00 PM 1 1 2 0 4 1 1 3 0 0 4 4
5:10 PM 3 2 0 0 5 10 9 4 1 0 14 14
5:20 PM 1 4 1 0 8 10 7 2 1 0 10 7
5:30 PM 1 4 1 0 6 9 8 2 2 0 12 12
5:40 PM 2 3 1 1 7 5 0 4 1 0 5 5
5:50 PM 4 1 0 0 5 8 4 5 1 0 10 10
6:00 PM 1 2 0 0 3 3 3 4 1 0 8 8
6:10 PM 6 0 0 0 6 11 6 5 2 0 13 12
6:20 PM 3 1 0 0 4 4 7 4 0 1 12 12
6:30 PM 1 0 1 1 3 3 3 2 0 1 6 6
6:40 PM 3 1 2 0 6 2 6 2 0 1 9 9
6:50 PM 2 0 0 0 2 5 8 3 0 0 11 11
PM Total 28 19 8 2 57 71 62 40 9 3 114 110
= CoMuIting . Inc.
Page 1014.
Ul/~~Q
\;
GV.MCD.XlS;DlNeway.
.
MCDONALD'S PARKIN.TUDY
1996 Driveway Counts
For the highest sales volume weekday and weekend day
MEDICINE LAKE ROAD - Peak Weekend Day
Number of Cars Parked at:
11:00 a.m. 15
1:00 p.m. 2i
Day of Week: Saturday
Count Date: 20 April 1996
1a
15
5:00 p.m.
7:00 p.m.
Number of: Cam Entering & Partclng Cam Cars Entering & UsIng Drive-Through Cam
Persons In Car 1 2 3 OVer 3 Total Exftfng 1 2 3 OVer 3 Total Exilfng
Start Time
":00 AM 3 3 0 0 6 8 4 3 0 0 7 8
11:10 AM 5 2 1 0 8 9 6 3 0 0 9 8
11:20 AM 2 0 1 0 3 4 8 1 0 0 9 9
11:30 AM 4 2 0 0 6 5 7 4 1 0 12 12
11:40 AM 3 3 0 0 6 10 6 3 1 0 10 10
. 1:50AM 2 4 2 0 8 7 6 1 1 0 8 8
12:00 PM 4 3 2 0 9 5 6 3 1 0 10 10
12:10 PM 4 3 2 0 9 6 6 4 2 1 13 12
12:20 PM 6 3 1 0 10 8 4 <4 2 0 10 11
12:30 PM 8 4 0 1 13 9 6 1 0 0 7 8
12:40 PM 10 4 2 2 18 9 9 2 2 1 14 14
12:50 PM 4 5 3 0 12 13 5 3 0 0 8 8
AM Total 55 36 14 3 108 93 73 32 10 2 117 118
5:00 PM 1 0 0 0 1 2 6 3 1 0 10 10
5:10 PM 2 1 0 0 3 3 4 5 0 0 9 9
5:20 PM 3 0 2 0 5 2 5 4 0 0 9 7
5:30 PM 1 0 0 1 2 5 4 2 0 0 6 7
5:40 PM 3 4 0 0 7 9 6 1 1 0 8 8
5:50 PM 0 0 0 0 0 4 2 3 0 0 5 1
6:00 PM 1 0 0 0 1 2 2 0 2 1 5 9
6:10 PM 0 1 0 0 1 1 3 2 0 1 6 8
6:20 PM 0 0 0 0 0 4 5 5 1 3 14 6
6:30 PM 1 2 2 1 6 4 5 1 2 1 9 8
8:40 PM 4 1 0 0 5 2 3 2 0 0 5 5
&:50 PM 0 2 0 0 2 4 4 3 1 0 8 12
PM Total 16 11 4 2 33 42 49 31 8 6 94 90
SRF Consull1ng Group. Inc.
Page 2014
.
GV-MCD.Xl.S:Drivelvay Counfs
MCDONALD'S PARKING STUDY
1996 Driveway Counts
For the highest sales volume weekday and weekend day
DOUGLAS DRIVE - Peak Weekday
Number of Cars Parked at:
11:00 a.m. NLA
1 :00 p.m. HlA
Day of Week: NOT COUNTED
Count Date: SATURDAY IS WEEK PK
5:00 p.m.
7:00 p.m.
tuA
N!A
(PER JERRY ROPER, 19n1S6)
Number of: Cars Entering & Partdng Cars Cars EntDring & Using Olive-Through CaJs
PeJSons In Car 1 2 3 Over 3 Total exiting 1 2 3 OVer 3 Total exiting
Star1 Time
11:00 AM 0 0 0 0 0 0 0 0 0 0 0 0
, t:10 AM 0 0 0 0 0 0 0 0 0 0 0 0
11:20 AM 0 0 0 0 0 0 0 0 0 0 0 0
11:30 AM 0 0 0 0 0 0 0 0 0 0 0 0
t1:40AM 0 0 0 0 0 0 0 0 0 0 0 0
11:50 AM 0 0 0 0 0 0 0 0 0 0 0 0
12:00 PM 0 0 0 0 0 0 0 0 0 0 0 0
12:10 PM 0 0 0 0 0 0 0 0 0 0 0 0
12:20 PM 0 0 0 0 0 0 0 0 0 0 0 0
'2:30 PM 0 0 0 0 0 0 0 0 0 0 0 0
12:40 PM 0 0 0 0 0 0 0 0 0 0 0 0
12:50 PM 0 0 0 0 0 0 0 0 0 0 0 0
AM Total 0 0 0 0 0 0 0 0 0 0 0 0
5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0
5:10 PM 0 0 0 0 0 0 0 0 0 0 0 0
5:20 PM 0 0 0 0 0 0 0 0 0 0 0 0
5:30 PM 0 0 0 0 0 0 0 0 0 0 0 0
5:40 PM 0 0 0 0 0 0 0 0 0 0 0 0
5:50 PM 0 0 0 0 0 0 0 0 0 0 0 0
6:00 PM 0 0 0 0 0 0 0 0 0 0 0 0
6:10 PM 0 0 0 0 0 0 0 0 0 0 0 0
6:20 PM 0 0 0 0 0 0 0 0 0 0 0 0
6:30 PM 0 0 0 0 0 0 0 0 0 0 0 0
6:40 PM 0 0 0 0 0 0 0 0 0 0 0 0
6:50 PM 0 0 0 0 0 0 0 0 0 0 0 0
PM Total 0 0 0 0 0 0 0 0 0 0 0 0
SRF Consulting.. Inc.
page30f.
Ulf.nJnlO
GV.MCOJCLS:DfMlIWlV.
.
MCDONALD'S PARKI.TUDY
1996 Driveway Counts
For the highest sales volume weekday and weekend day
Day of Week: Saturday
Count Date: 04/13/1996
DOUGLAS DRIVE - Peak Weekend Day
Number of Cars Parked at:
11:00 a.m. 2!l
1:00 p.m. 41
2Q
3a
5:00 p.m.
7:00 p.m.
Number of: Cars Entering a Parking Cars Cars EntBrfng & Using Driv.. Thraugb Cars
Persons In Car 1 2 3 Over 3 Tatal Exiting 1 2 3 OVer 3 Total Exftfng
Start Time
11:00 AM 1 0 1 2 4 0 1 0 0 0 1 2
11:10AM 2 2 1 1 6 0 3 1 2 0 6 4
11:20 AM 1 2 1 0 4 2 3 1 1 0 5 2
11:30 AM 1 3 0 0 4 3 3 0 0 0 3 8
11:40 AM 3 5 1 0 9 7 3 2 0 0 5 5
U:50 AM 2 1 0 2 5 1 3 1 1 0 5 6
12:00 PM 3 3 1 0 7 9 7 6 0 0 13 10
12:10 PM 1 5 2 5 13 8 5 5 0 0 10 14
12:20 PM 3 0 0 4 7 6 8 2 1 1 12 8
12:30 PM 4 2 2 3 11 10 6 4 3 0 13 11
12:40 PM 4 5 1 3 13 8 4 5 0 0 9 15
12:50 PM 4 0 4 2 10 15 2 3 2 0 7 10
AM Total 29 28 14 22 93 69 48 30 10 1 89 95
5:00 PM 0 2 0 1 3 5 3 0 1 1 5 2
5:10 PM 0 3 1 0 4 5 1 3 0 0 4 6
5:20 PM 1 2 1 1 5 6 0 0 0 0 0 3
5:30 PM 0 4 0 0 4 3 3 2 0 0 5 2
5:40 PM 0 1 2 1 4 4 0 1 0 0 1 3
5:50 PM 0 5 3 1 9 6 0 2 0 1 3 6
6:00 PM 1 3 1 0 5 4 0 0 0 1 1 3
6:10 PM 1 3 1 1 6 2 2 3 0 0 5 2
8:20 PM 2 2 5 4 13 4 4 5 0 0 9 6
6:30 PM 2 3 2 1 B 11 3 2 0 0 5 3
6:40 PM 1 0 3 1 5 6 1 2 1 0 4 9
8:50 PM 0 3 1 1 5 5 0 1 1 0 2 6
PM Total B 31 20 12 71 61 17 21 3 3 44 51
SRF Consulting GlOUp. lno.
Psge4of4
u{r~Wtlo
.
GV-MCDJdS:DdlI8way Coun's
OVERVIEW
The McDonald's Corporation is proposing to expand its Golden Valley restaurant on
Medicine Lake Road with the addition of a Playland. The addition of the Playland may
impact existing traffic patterns and parking demand in the restaurant's vicinity. The
purpose of this study is to present the existing parking demand at the Golden Valley
restaurant and estimate the parking demand that would result in the addition of a
Playland. Figure 1 presents the location of the Golden Valley restaurant.
As part of this parking study, traffic data from the Champlin restaurant and sales data
from the Champlin. Andover, Buffalo and Spring Lake restaurants are used. Like the
Golden Valley site, these restaurants are located in the northwestern area of the Twin
Cities metropolitan area, .and therefore have similar customer demographics. In
particular, the Champlin restaurant is used as the basis for comparison because a
Playland has been added to it just this past February and its size is similar to the
present Golden Valley restaurant. Table 1 present the general characteristics of both
the Golden Valley and Champlin restaurants.
TABLE 1
GENERALRESTAURANTCHARACTEmSncS
Golden Valley Champlin
Location __~ort!!."Y.es!.!.~ C!.~!J~~~_ __~.E...rtJ!W~!.:r~!~"f~-burb ._
~~ore !ie!_"==::~:=.:-.M: _.__...!!!!:~~!!.~._"--"" __"t..'!!:~l~i-M.--
._I'i~!!'~!!.2tParki!!'Q"~-tal~"_-"_-. 84 95
~___M____"M_________M__M_______-__ "---"-124.---------
Number of Seats 108
::~~~!.~~ff~kin~L~~!.isiS~at _= -..-..----------------..-.. --...._.._"--..-o~n--..-....._._.._..
0.78
..--..--....-..-....-..-....---..-..-.... __________M-~"_M__________________
..~J!l!!nd___"_".__.________-__ No Yes
:===:]"i~a~:=:::::: "______~__""~----~--_-"-M----...----
"~!~"~~!~!~~~--"-_."----- ____._-"-~!':!~l.-...M-_.-
DATA COLLECnON
The following data were collected by the McDonald's Corporation and used to estimate
the existing and future parking demand at the Golden Valley restaurant with the
addition of the Playland.
1. Driveway counts were conducted for the Golden Valley and Champlin restaurants
for the highest sales volume weekday and weekend day. The highest sales volume
weekday and weekend day for the Golden Valley restaurant were Friday and
Saturday, respectively. The highest sales volume day for the Champlin restaurant
was Saturday and because of this, no driveway counts were collected at this
location for a weekday.
SRF Consulting Group, Inc.
1
Ct'ty of Golden Valley
McDonald's Parking Needs Study
July 29, 1996
.
.
.
,
I
.. 1 .
"
.It- I... ..~ I I '" '_ " ",ill ::E' I
~ I ~,
len a 'I.. ". J~:'" 11 '.. i= 1\.'\ ~ 0. ~:F.l' :1
-,
CD ... _ ._11 \ u \. .
-
>=
:=
:I:
t1 .
'~o.~
.. S" '(.e \,.~,+-e
ft~ . ...e
<t\O~V ..l,~,\,.
(\'(O~ .e~
(c "~'t"a...~ 'f~
...'
....c
..,-
...:.!!.-,,"\'i. - - I ,-'
.-J _
~.T
......
.. .. ..
.
,
I~
l'
...
<
..
:'
:.1 ~,
-
~"'J: 'H-I:
t"i."
'6, ~~ I ~.: M~D
~"-e '. ..~~ 4;, Le'r
t ~ ~~,
':" .: II
... ,
OUTLOT
.
IJU-IS
..
"1~"dU"',\ Hit
.. )11..111
- .;-0 Jil" 01.., , ...:
· c .-. I: - '=\..
.. ,-- "';
SA..I...~..::
.. -
.:t~1 .
-. ~ '.
,
~ ;:
..,~ .:
'" -
~
MEDLEY ~f
. , .
1.;
lJtlS-,r ~ 116Z-68
, .
~' ~ '
.
11I~-"
:.
~
-
u
"" ,1
..
...
~
!
PARK
, ,.,'11
.----..
g
~,"1NOC-,k
McDONALD'S pARKlNG STUDY
MEDICINE LAKE ROAD RESTAURANT
CITY OF GOlDEN VALLEY
.
I.
FIGURE
1
.
June 20, 1996
2414 Mendelssohn Lane
Golden Valley, Mn 55427
TO: Department of Planning and Development
~Planning Commission
City of Golden Valley
7800 Golden Valley Road
Golden Valley, MN 55427-4588
REF: Informal Public Hearing, Conditional Use Permit No. 68.
After reviewing the information received from McDonald's Corp., we are submitting
the following comments and request they b~ entered in the written record concerning
this matter.
1. The request for a parking variance does not consider trucks which often use
more than one space. Presently this does cause occasional overflow resulting in
on-street parking or parking in Shopping Center lot East of Hillsboro.
The proposed scheme compounds this problem in that the area usually used by trucks
at the South end is pretty much eliminated by car park and a proposed new South
egress.
Also it should be noted that operators of a number of trucks and automobiles opt
to eat on-site in their vehicles. These factors could skew the projected 3:1 ratio
stated by McDonald's.
.2.
The proposed new South egress to Hillsboro is on a somewhat blind curve which
could result in a rather dangerous pull-out or turn condition. This is particularly
true for Southbound traffic on Hillboro. (I believe residents of Pheasant Glen,
Medley or Galant could attest to this when entering Hillsboro at busy periods.)
3. The queing for window service during high volume periods could easily overflow
onto Hillsboro causing a severe traffic hazard. It looks as if the on-site que
could be 11 or 12 vehicles. Look at some other examples; McDonald's on Winnetka
North of old Post Office where at peak periods traffic backs-up onto Winnetka.
At least Winnetka is two lanes cempared to the single lane on'Hillsboro. A second
example is the McDonald's in Plymouth, on frontage road, NE Hy 55!I 494. Here
you have both overflow line on street and overflow on-street parking.
4. The current operations result in trash being blown or deposited off-site in
residential areas. While McDonald's periodically policies their own site, an
occasional piCk-up in nearby areas would be a commendable good neighbor action.
We are not opposed to McDonald's Corp. having an opportunity to improve and expand
their business; however, in presenting and evaluating their proposal they must use
realistic projections and all potential traffic hazards must be anticipated and
solved beforehand.
Re.pectful~1
.1~J~
~c~
Maryann E. Newman (Pheasant Glen Townhomes)
~
"
:::
::r
;:
"1'
if
~
~\,
III
'\
"..
~~
II'
<I),
;~
f,;'
j
l
r
f'
'1
~r
.
L"h
. ......
~"
, ...
'r
..,~
If'
~!:
:'i,
::
f
:~
"
I-
Z
<:
~
=>
~
(f)
LU
~
V)
'0
~ .
o
o
u
l,
'..;
MEDICINE LAKE ROAD - (CO. RD. 70-~A24TH AvEJ-i
I
I
II
i O'
I .
I ,~r ~~~ct .
----
I. 812 U7-"llll LANllSllIR ~
I
L~
/1
I I
, I
I
, )>
I ~
Z
C
f"Tl
GOLDEN VALLEY . MINNESOTA
McDonald's~
e
I
~
e.
e
,
I
I
/
/
I
II
I~
/
,
/
,
/
/' /'
"//'
/"
~'
..---'
.'1
,
3D'
I
60'
I
90'
9315 MEDICINE LAKE !<OAD
96262
6262plp2.D\.IG
.
.
.
.
MEMORANDUM
Date:
August 7, 1996
To:
Golden Valley Planning Commission
From:
Elizabeth A. Knoblauch, City Planner
Subject:
Informal Public Hearing - Preliminary Plat, Valley Square
Third Addition
General Background
The proposed Valley Square Third Addition (location map attached) takes in all
of Valley Square's Area B except for Dave Trach's Golden Valley Shopping
Center, which was separately platted as a Planned Unit Development last year.
This is an application for full subdivision rather than the more frequently seen
minor subdivision. The land involved does not qualify as a minor subdivision
because some of it has never been platted before and because it will result in
more than four lots. Requirements for full subdivisions are more detailed than for
minor subdivisions, but some of them do not apply in this case because all of the
streets and public utilities are already in place.
Some Planning Commissioners or Council Members may recall that the last plat
they saw in the Valley Square series was called the Sixth Addition, and thus
may wonder how this proposed plat comes to be known as the Third Addition.
Various renditions of the Valley Square Third Addition have been "in process" for
the past decade, its original purpose being.to accomplish the dedication of the
"new" Golden Valley Road alignment behind the former supermarket property
and around Marquette Bank. A number of delays and stumbling blocks have
prevented the plat from being completed over the years. They have all been
partly or entirely beyond the control of either the City Council or the HRA. They
include delays in acquisition of affected properties, clouded property titles,
problems with the execution of related legal documents, and difficulty
coordinating with property owners whose land was affected but would not be
acquired in its entirety.
The City and HRA both have a substantial interest in finally completing the plat of
Valley Square Third Addition. So does the Hennepin County Department of
Transportation. The state of Minnesota's Department of Transportation has a
minor interest. Three corporate property owners - SuperValu Foods, Marquette
Bank, and Methodist Hospital (owner of the clinic on Wisconsin Avenue) - also
stand to gain from this subdivision proposal.
1
.
For the City and the two transportation agencies, the plat will provide formal
dedication of portions of Wisconsin Avenue, Golden Valley Road, Winnetka
Avenue, and Highway 55. Currently, the affected rights-of-way are established
by numerous recorded easements and unrecorded agreements signed by
individual owners of assorted land parcels. There are abundant examples from
around Golden Valley of the problems that such arrangements cause over time
for both property owners and agencies responsible for right-of-way maintenance.
As part of the negotiations with the bank and supermarket for the realignment of
Golden Valley Road, the City committed to ultimate platting of the new corridor.
For the HRA, the plat will permanently clear the official record of a number of title
issues that have had to be resolved as the HRA or the City has acquired
individual properties. It will also consolidate many of the small lots and unplatted
parcels that currently exist along Bassett Creek and Winnetka Avenue. Never
particularly well suited to the commercial uses for which the area has been
zoned since 1949, the boundaries of those lots and parcels were largely ignored
as the existing strip shopping centers expanded across them over the years.
The improvements resulting from the new plat will expedite the redevelopment
process later on if the HRA is able to attract an appropriate proposal, or will
leave the two strip centers in a better position to survive if the HRA is forced to
sell the properties "as-is" due to lack of financing.
. For the three corporate property owners, the plat will provide an accurate and
simple block and lot legal description unencumbered by miscellaneous additions,
subtractions, or deed ~estrictions. Right now, all three owners must deal with
various recorded and unrecorded right-of-way documents. The bank and former
supermarket each stand on a mixture of lots and unplatted parcels, and the clinic
property has never been platted at all. Since the supermarket property is for sale
at this time, reassurance of a clear title and clean property description could be
of particular importance t~ its owners.
.
Subdivision Requirements
City Code requires that the City Engineer or other appropriate official approve
any "engineering proposals pertaining to water supply, storm drainage, sewerage
and sewer disposal, roadway widths and the surfacing of streets" (Sec. 12.12).
There are no such proposals in connection with this subdivision, because all of
the named items are already in place.
City Code also requires that plats meet specified minimum subdivision design
standards. The Code includes a number of different specifications broken down
into the general categories of streets, easements, blocks, and lots (Sec. 12.20).
Going through the categories in reverse order, staff find that the lots and blocks
of Valley Square Third Addition as proposed (preliminary plat attached) are in
2
.
.
.
conformance with appropriate specifications. Final easement requirements are
still being worked out by the City's Engineering Department; there are existing
utilities that were not installed along property lines as called for by City Code but
will have to remain in place pending finalization of any redevelopment plans.
Streets included in the plat meet appropriate specifications with one exception -
Maren Lane - which is discussed more fully in an addendum to this report
(attached).
Finally, City Code provides that the City Council at its discretion may require
dedication of land, or cash in lieu thereof, for public parks or storm water
management. Proposed redevelopment concepts for Area 8 include commercial
and high density residential uses. The Council has not traditionally required park
dedication for nonresidential plats. Any additional storm water management
needs for the immediate area will depend largely on final redevelopment plans
that do not exist at present. Since the City is the major driving force behind the
replatting, any dedication in the form of land or money would have to come from
City or HRA properties or budgets. There will be time to further consider open
space and storm water management needs before the HRA releases any land
for redevelopment.
Outside Review
The proposed plat has been submitted to the transportation departments of the
county and state for review and comment as required under state law. 80th
agencies are expected to support the plat as currently laid out. Their comments
will be forwarded to the Planning Commission if available in time, and will be on
hand before the City Council makes its final approval of the plat.
Staff Recommendation
Staff recommend approval of the subdivision proposal as shown on the
preliminary plat of Valley Square Third Addition, with the following qualifications:
1. The City Engineer should make a determination as to all permanent
easement locations before the plat returns to the City Council for its final
approval;
2. There should be no park or storm water management dedication in
connection with the plat, but the City Council should reserve the right to
revisit this matter prior to final disposition of any land within the plat that is
currently owned by the city or HRA; and
3
.
3. The City Council should either grant a variance to allow Maren Lane to
remain at its current width of fifty feet or require that the final plat reflect the
dedication of an extra ten feet of right-of-way all along the northerly (and
entirely City owned) side of Maren Lane from Winnetka Avenue to Golden
Valley Road. If the City Council grants the variance, the following findings
should be part of the record:
· Maren Lane is an already-platted street necessary for carrying utilities
and gaining access to and from adjacent properties but of minimal use
to the general public and with a planned life span of limited duration;
· Widening Maren Lane would result in the loss of parking from one or
both strip shopping centers along Winnetka Avenue and would either
bring the right-of-way undesirably close to Bassett Creek or have a
potentially negative impact on the vacant supermarket property;
· The special circumstances of this subdivision proposal arise from its
intended purpose of providing an identified public benefit in the form of
clearly dedicated public rights-of-way, clean and simple property
descriptions, erasure of historical clouds on the titles of certain
properties, and reduction of existing nonconformities on the strip
center properties to better position them for long term survival in case
the HRA is ultimately unable to complete a major redevelopment
project in Area B of Valley Square;
· The nature of these special circumstances make it unreasonable for
the City to adhere strictly to the -rules for granting variances as
established in City Code Sec. 12.54, and in effect make it of benefit to
the public welfare for the City to grant a variance from the standard
variance requirements;
· The variance to maintain Maren Lane at fifty feet in width will not be
detrimental to the public welfare or injurious to any property in the
neighborhood of Maren Lane.
.
Attachments:
Location Map
Preliminary Plat of Valley Square Third Addition
Maren Lane Addendum
.
4
~ LJ
>
<
J
> i
c
7TH AVE.
Gll..F
CtlJRSE
<PRIVATE>
DRIVE
eM
~
,. d
~~... ~%w.f'
'~~...,:...." .';;,'
v....~$1...
t-
.
z
0 U I "
E
0 II~I,'
. 0 h J r fili
~< II i 14
It : I PIII!I!I
0 -
~gs 1. 'I' !!I!I!l51
-' II I-~-"-"
If I, ~:~~~~~
~~ Ilf if i !'~~n!~~ -"
,,-
I~ ji Ii i i~~!!!!! ()
. I I!!!!!!!!
P. Ii i JHiHm \--
I'r ,,'
~ 11 '- e -" (')
. U 11 ,,-
fUI!n () (')
...J 0 c(
~ ' :l:l ';
\.tJ
~ ~ . ~
.
.
r------
'I
1
I
I
I
-----.,
I
I
I
1
1
I - , I' 1- i!m'
) "I J "'1', .!- :I Iii .
,I : iJ!; ~IU JJ) ! Ii !i:i )11 ~
, · Ii ! - :1'11f IS: · II -.,1 J. f
II · 'I I, III J '" . " 10:1 ,-
I" I ' " II ~" , .- Pil If I
I I !; i Gllil' I~I ' .! ~ J X
I' , -I ,! 'fl~.. 'I"t J Jill m,l 1'1 ill
"J " I' I, !! 'III 1-' ,~..) ~ lil
Ji I :I II 11'11 I" $"J I. Jf!
il II ~ ~;z~~=J ! = ! !I ~II flHI ~ ..P
I" I Ii I) I"IU;, ill i il '~I . ~ i
,I I .. " i! I i-l1f I 1'1 ~" II
ii u ti i ~ IIJjl= lib I Iii ~"" 1ft t
~i Ii il fi ll!h~ ~n i 1;1 ~:~ Iii a
,~ 1-.1 J~, . '~I'11 ~I , ~I .d "t
J"d '" ! " I , "oil 9 I
;J~ !' ~H It I IIIIII,!I! I ,il ~rli II t
!'" !I ,'I Ii Idlfl '~I I ,~:Ihl p..
'II !, .II "I 'I' Af !'~I I !'~I r.l I lln
. i'l !i :3 t~ Si ili!1 P. ~ ! P.. ~I~. I II
I d 1!II!1~ 11:11' lul u;;1 I if u~i ulhJ
'\.
~~~::=---
, II J ,~., 'd"l I!:.IJ
~ ,II lill ~: i . i .,=1 If ~i ; : iljl~lli= ~Ii'~
;~i!! ~~fi in ~IIII 5 ~lsll~il ~I!t i! i i jl~I!IIIII.!;lf IU!i~1
If'nJ '!JJ' II- I cl - I , I ",' Ii 'j,1t
~!,Iz kal!i~ if Ii !'I'II ' r.ij,i Ii Ii ! I liini'I!= ia!tili
.~ J' I'!I. "! 'fin' If I bllll' I' ~~~,J
mi~ ',!lib 1,liil! ;:11= i 1!I,dij n 'I'.t= i !~ il!,!llJI:11JI ijh:ii
jlll] !J""..' J , !~I "I -I -I 1',,' I II, :0.'1
Jill: i~i {',ili ~;I it jii!!1 j~ Ii Is Ii iJII~ill!III !If:ji1
~"I!" J~I~JI Iii !;! ;, Hili: ii ~I ~! 1'1 Y,~ ;!IJ1 I:,!jll
P.f!1 IDIUJ '1Ir II! I 1,111.1 I! J II' JD...IE'" J I'I'I~)
lim II~;I, i,~ 1,1 i~ I, ~ II~: I. J~ JiJ~R!'1 I,I 1:1
g;n IH1flj ii:~ ~PI j! dii!! ~I U =11 U !~Jfild~1 I n!nfl
i';i! i~it 'N! !I,I ~I 1!3i! ~I g 'I! iJiij.II!J ~ liJij:=
.:r.i ~I~!i! ill; ~lfI :! dl!~s II} 'I II I; Illh~IJIJI ~ ~illlil
.mil hll' J I lid 11- Ifl':1 I', IJI ~ 'I" J' I..!!g, 1.:1~I.f
iilih I ;11111 illl I I II I' I I JiIU I ,I. III I!I I J I J.imhi, I , 1,lId
l! I "
o U 'I I i
III -II_
- - - - -;-11I- -I~-Ib-'- ~
. I ·
J
J f
I !
, I
I I
I I
~ f
I, · I J J
;!,ii! !!
I I I
!o I I
;~ I I
IS II !I
;; inl
- 'I' 'I' DIOIDnOIII!1
; ; hi!
II ':l .'d;",it!i!ilh
III
G IIII
Y I
16100111111111I11
,IUKIIIe!ltt.!aathsn
.
I
1'1 ~ III'
:I!p '1111
.hll ' J11
i~h I ~IIII
lall 'I ii--
.r' J~~&
CII.,., · !fit
hi' J~I
'hJI,"~~
I
i
g
I
I
I
I
I
I
L_____
=:'1
! I
I
! I
II I
I
_______J
.
Maren Lane Addendum
City Code requires the right-of-way for all platted streets to be at least sixty feet
in width. For many years the City has been very strict about this requirement for
new streets and for replatting along older streets that were nonconforming.
Maren Lane is a platted street, but it was approved back in 1951 with only a fifty
foot right-of-way. The first rendition of Valley Square Third Addition was
considered and approved by the Planning Commission and City Council in early
1988 before running into problems due to a change in the corporate ownership
of the former supermarket property. The plat did not extend all the way to
Winnetka Avenue, but did include a portion of Maren Lane and the adjacent
properties to the north and south. Staff can find no evidence that the fifty foot
right-of-way was ever called to anyone's attention at that time.
.
Omitting Maren Lane from the plat is physically impossible if the City is to fulfill
the main point of the subdivision, which is to establish the permanent right-of-
way and abutting property boundaries for Golden Valley Road. Staff have
considered various other options for dealing with the problem, including delaying
the plat yet again, dedicating another ten feet of right-of-way to meet the code
requirement, and vacating Maren Lane entirely. None of those options appears
to serve the best interests of the community. The vacant and for-sale former
supermarket site is a point of concern in all of the options.
Option 1 - Staff feel that continued delay of subdivision approval while the long
term future of Area B is worked out would constitute an unnecessary risk. It has
already been noted that the City made a commitment years ago to plat the right-
of-way for the realigned Golden Valley Road. Right now, it appears that all
parties involved in the long process of trying to complete the Third Addition have
come to agreement. All known title problems have been resolved. All of the
documentation has been collected. Affected property owners are ready to sign
the plat. Another delay at this point could be viewed as an impediment to the
sale of the former supermarket property. Loss or accidental destruction of
important documents dUring the delay could result in another costly and time-
consuming setback. Additional changes in property ownership or in staffing at
affected city, county, or state offices could necessitate going back over years of
discussion and research all over again.
.
Option 2 - Widening Maren by the necessary ten feet would worsen an already
difficult situation for one or both strip shopping centers. They currently infringe
on the adjacent building setback and obliterate the setback area for parking.
Increasing the street's width would also bring it undesirably close to Bassett
Creek and/or entail the acquisition of land from the former supermarket property.
The HRA may be entering negotiations for the complete acquisition of the
supermarket property as a redevelopment site; staff are concerned that any
1
.
action by the City with regard to altering Maren Lane may be mistakenly
perceived as an attempt to unfairly influence negotiations. The street is only 800
feet long in its entirety. It carries virtually no through traffic, except for the taxi
cabs that use its tree-shaded length as a waiting area between trips. It is the
only public access to the lower level of Tower Square and it provides secondary
access to the other strip center and to the supermarket, but the future of those
properties is not clear. In another five years, the street may serve no purpose at
all.
Option 3 - Strictly from a redevelopment standpoint, eventual vacation of Maren
Lane makes a great deal of sense. The street is not well located to create
desirable sites for either new commercial or high density residential
development. However, it does carry utilities that must remain in place for the
present. Also, it does' provide sole or secondary access to the former
supermarket property and to the back sides of both strip shopping centers. The
HRA's ability to undertake a major redevelopment project in Area 8 will depend
on resolving a number of issues, a process that can be expected to take several
more months. If the HRA is ultimately unable to proceed, the existing uses could
remain in place for a long time. Prematurely vacating Maren Lane without
assurance of pending redevelopment could have as negative an impact on the
adjacent properties as trying to widen the street.
. Remaining Alternative: The Variance Process - Applications for variance
from the subdivision requirements of city code accompany the main subdivision
application and are approved or denied by the City Council. The BZA is not
involved, as it has no authority to rule on matters outside of the zoning chapter of
City Code. The City owns much of the land along Maren Lane. In order to leave
Maren Lane's right-of-way at its current width of 50 feet, the City will have to ask
itself for a variance.
In conformity with state law, City Code provides that any variance must be
based on the finding of "special circumstances" which create an "unusual
hardship" for the property owner. Code further provides that "(e)conomic
difficulty or inconvenience shall not constitute a hardship situation" (Sec. 12.54).
If Maren Lane were widened, the main hardship in a property sense would be
the loss of parking from one or both strip centers. To staff, this does appear to
be an economic difficulty, since it would reduce the ability of shopkeepers in the
center to attract and serve customers, which in turn Would make it more difficult
for the landlord (the City) to keep the property leased.
.
-
It also appears to staff, though, that such a narrow focus cannot fully address the
special circumstances of this particular subdivision. Valley Square Third Addition
is not proposed by a private property owner or developer who seeks to profit
unfairly by avoiding City regulations without justification. The plat is intended to
establish permanent right-of-way and adjacent property lines for the realigned
2
. It..
.
.
.
Golden Valley Road; to clean up documentation of right-of-way for portions of
Winnetka Avenue, Wisconsin Avenue, and Highway 55; and to consolidate and
clean up the titles for the two strip center properties. Those are all items with an
identified, long term public benefit. Maren Lane is an incidental complication. It
may be legitimate to question whether properties abutting Maren should have to
pay an additional penalty to achieve that benefit, and/or whether the
circumstances of this proposed subdivision are so unusual as to make it
unreasonable for the City Council to be bound by the limited focus of the
variance requirements.
In addition to finding a hardship situation, code says the Council should find that
the variance is necessary "for the preservation and enjoyment of a substantial
property right of a petitioner," and that granting the variance would not be
"detrimental to the public welfare or injurious to other property in the
neighborhood." Both of those findings will hinge on how the Council resolves the
hardship issue.
3
.
MEMORANDUM
Date:
August 7, 1996
To:
Golden Valley Planning Commission
From:
Mary Dold, Planning Secretary
Subject:
Review of Attendance
According to Section 120f the Planning Commission By-Laws, the chair is to
review the attendance record of the Commissioners in February and August.
Attached please find this record. No action needs to be taken.
mkd
.
.
e
.
e
Planning Commission
Attendance Record
#of
Year Mtgs. Groger Johnson Kapsner Lewis McAleese Pentel Prazak
1995
15
13
12
14
12
14
13
15
'1996
8
8
.6-
7
5.-
8
7
8