06-12-89 PC Agenda .
GOLDEN VALtEY PLANNING `COMMISSION
� Golden Valley Fire Station No. 3
3700 Golden Va1Tey Road
Monday, June 12, 1989
7:00 P.M.
AGENDA
I. APPROVAL OF MINUTES - MAY 22, 1989
II. INFORMAL PUBLIC HEARING - PRELIMINARY DESIGN PLAN FOR AMfNDMENT #1
TO PUD #55, PUBLIC STORAG'E, INC.
APPLICANT: Public Storage, Inc.
LOCATION: 2300 Winnetka A�enue North
REQUEST: Approval of the Preliminary Design Plan for an Amendment
to PUD #55 Which Proposes to Change the Footprints of
the Buildings
� III. INFORMAL PUBLIC HEARING - PRELIMINARY DESIGN PLAN FOR AMENDMENT #3
TO PUD #28, PONDW004
APPLICANTc Pondwoad Associates
LOCATION: 4959, 4969 & 4979 Olson Memorial Highway
REQUEST: Approval of the Preliminary Design Plan for an Amendment
to PUD #28 to Allow Canstruction of a Storage Area to
the Existing Two-Car Garage at the South End of tfie
Property
IV. INFORMAL PUBLIC HEARING - -PRELIMINARY DESIGN PLAN FOR PUD #57,
NORTHWIRTH COMMERCE CENTRE
APPLICANT: Northwirth Limited Partnership
LOCATION: 4100 O1son Memorial Highway
REQUEST: Approval of the Preliminary Design Plan for PUQ #57,
Northwirth Commerce Centre, for Construction of Offices,
Office/Warehouse/Showroom and Industrial Buildings
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� MINUTES OF 'IHE C�IDEN VALLEY
PLANN I NG C�NIVII SS I ON
May 22, 1989
A regular meeting of the Planning Catrnission was held in the meeting roan of the
Golden Valley Fire Station #3, 3700 Golden Valley Road, Golden Valley,
Minnesota. The meeting was called to order by Chair Prazak at 7:05 p.m.
Those present were C',onmissioners Kapsner, Leppik , Lewis, McAleese, Prazak,
MeCracken-Hunt. Also present was Beth Knoblauch, City Planner , and Don Taylor ,
Finanee Director . C',ormiissioner Russell was absent
I . APPR(7VAL OF NII NUTES - May 8, 1989
Comnissioner McAleese requested his statement on page 5 be revised to read,
"After reading the zoning code, he feels that the language of the code requires
the Planning Carmission to look at other things ."
It was moved by Camiissioner Kapsner, seconded by Carmissioner McCracken-Hunt
and unanimously voted to approve the minutes of the regular May 8, 1989,
Planning Corm�ission Meeting as corrected.
II . PRESENTATION OF CITY CAPITAL IMPROVIIVIENT PLAN - DON TAYIAR, FINANG�
D I RD�,�'lUK --- — — --- - —
� Chair Prazak introduced this item and asked Mr. Taylor , Finance Director , for an
overview of the C.I .P. Mr. Taylor stated that the C.I .P. was prepared in about
the same format as in previous years except they tried to describe changes in
the programs from last year , as the C�rmission had requested. They did not ,
however , get into why it was changed. Mr . Taylor opened it up to questions
so that they could touch on the things of most interest to the C',ommissioners .
Chair Prazak stated that they would take it one seetion at a time.
Vehicles Ec Equipment
Cortmissioner McAleese stated that the Police Department had five different pla-
ces in the C.I .P. where they had budgeted for a given year for replacement of
squad cars . He felt these could be eonsolidated on one sheet.
Mr. Taylor stated that they would eombine vehicle purehases whenever possible
in the future.
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� � Minutes of the Golden Valley Planning C,onmission
May 22, 1989
Page 2
PARKS
Corm�issioner MeCracken,Hunt asked about the lighting upgrade for the parks.
She stated there are still some small parks that do not have any lighting,
and asked if Park �C Rec was considering putting lights in the parks that pre-
sently have none.
Discussion was then held on the lighting of the City parks. The Corm�issioners
were very pleased with Brookview but asked about the bridge and the deck from
tne park . Mr . Taylor will check on these for the Cormiission.
Corm�issioner Leppik asked about the Trail Ir►�rovements and where the trails
were going to be built . She would like more information on the plan for the
Eward/Valley d'Orr trail project .
Discussion was held on the Trail I►rq�rovements . The Corm�issioners felt they
would like to know the policy on paving trails versus using crushed rock.
S I D�WALKS
� Carmissioner McAleese stated he and Carmissioner Russell had served on the
sidewalk earmittee. The sidewalk carmittee only set priorities for sidewalk
development. He stated that sidewalks tend to get developed where the roads
are being improved.
Mr . Taylor and the Corrmission further discussed sidewalk development in Golden
Valley.
In s�nnnarizing the discussion on the Capital Improvement Plan, Mr Taylor stated
that he would do the following:
- Canbine Vehicle purchases whenever possible.
- Follow-Up on Park d� Recreation (trail dc lighting)
- Check on the bridge bc deck from Brookview
- Trail Paving Policy
Chair Prazak asked if there could be a surrmary of each section listing the pre-
vious year along with the current year .
Mr. Taylor stated they would do a surrmary of the previous year along with the
current year at the front of each section.
The Camiissioners thanked Mr. Taylor for sharing with the Planning C,armission.
Carmissioner McAleese stated the C.I .P. h�s been improving eaeh year .
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" Minutes of the Golden Valley Planning Corrmission
� May 22, 1989
Page 3
I I I . D I S(�ISS I ON OF FnLt�QN-UP IV�1Vp FR(N! �1pI NT PLANN I NG CZ.MVII SS I ON/CI TY CX7UNCI L
iV1EETI NG
City Planner Knoblauch stated that items 2, 3, �C 4 were the work tasks for the
Planning Commission. With these tasks and other work assigned to the Planning
Corm�ission, we will have to put the Camprehensive Plan aside for a-while. She
feIt , also, that the Planning Carmission should look at the Zoning Code which
has conflicting information throughout .
Carmissioner McAleese stated he felt working on the Zoning Code was very impor-
tant because if we don't get it fixed we' 11 just eontinue to put out fires.
City Planner Knoblauch stated that we needed a firmer platform. The Zoning Code
has a good basis , but it needs to be cleaned up.
Carmissioner Lewis asked what the Council wants us to do on Duluth bc Douglas
(Item #1) .
Discussion was held on It�n #1.
� City Planner Knoblauch stated she was under the impression that the Planning
Cam�ission should wait until the final deeision has been reached on this item
before proceeding.
Carmissioner Kapsner stated he feels the Couneil does not want to dietate to us
what to do with that site. They wanted us to decide the best use and we decided
a shopping eenter was not the best use for that site.
City Planner KnobTaueh stated they have had several preliminary minor sub-
division contacts in the last couple of weeks .
Corm�issioner MeAleese asked if the City could declare a moratori�n on
subdivisions .
City Planner Knoblauch stated that the City could declare a moratoriun, but they
would have to have a specific time period and a plan outlined as to what they
are going to do. The City Couneil prefers to avoid moratoriums.
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� Minutes of the Golden Valley Planning Corrmission
May 22, 1989
Page 4
Further discussion was held on minor subdivisions .
City Planner Knoblauch stated she would have a zoning proposal for minor sub-
divisions for the Planning Carmission to examine in late June,
Cam�issioner Leppik asked that the City Council let the Planning Camiission know
when they can again consider the land use on Duluth � Douglas .
City Planner Knoblauch will check with Director Grimes and make sure she is
correct in the understanding that we need to wait . If so, she will ask the City
Council to let the Planning Carmission know wt�en to proceed.
I V. REPORTS OF APA NAT I ONAL t70NFERENCE H I C�-IL I C�I'I5
In view of the hour and the weather, City Planner Knoblauch suggested postponing
this item to a later date.
OTHER BUSINESS
� The Carm�issioners looked at the mem th t ir t r rim s dr ft r s nt
o a D eco G e a ed topee to
the City Couneil regarding the Planning Comnission's decision to turn down the
request for the shopping center on Duluth & Douglas .
Discussion was held on the mano. The Planning Carmission unanimously agreed to
forward the mema to the City Council .
V. REPORTS ON CI'IY OOUNCI L AND B7A IV�ETI NGS
Chair Prazak presented the outcome of the Council 's consideration of a Con-
ditional Use Permit for the proposed SuperAmerica station at Duluth b� bouglas
The meeting was adjourned at 9:15 p.m.
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June 6, 1989
.� T0: Golden Valley Planning Commission
FROM: Beth Knoblauch, City Planner
SUBJECT: Informal Public Hearing - Preliminary Design Plan, P.U.D. #55
Public Storage, Inc.
Mr. Donald Jensen, acting for Public Storage, Incorporated, has requested an
amendment to the Public Storage PUD in order to extend the length of the
two-story building by 20 feet and at the same time decrease the length of both
one-story buildings by 20 feet. This amendment primarily involves the approved
site plans; no other changes in the conditions of the permit are being requested.
Although the Planning Commission generally reviews only the preliminary design
plan, Mr. Jensen has submitted all necessary information for preiiminary and
general plan review. It is his hope, because of the urgency of getting this
project into construction, that the preliminary and general plan approvals can
be condensed into a single City Council agenda.
The two-story building is 20 feet wider than the combined one-story buildings,
so the transfer of length will result in an additional 400 square feet of
building area at ground level , and 2300 square feet total . The transfer will
not affect any existing setbacks, nor will it change the distances between
buildings. The additional building area is currently planned as paved area, so
� there will be no reduction of greenery and no increase of impermeable surface
to affect water runoff. The main visual impact will be the extension of the
second story roofline for an extra 20 feet at the eastern end of the two-story
building. This will be seen from the south by the drainage pond.
Because this type of storage facility is a low traffic generator, I do not expect
the additional building area to generate any significant traffic increase. No
parking spaces will be lost, and internal circulation will be basically the same.
According to the applicant, this amendment is necessary to produce increased
revenues that will offset higher-than-anticipated construction costs due to the
poor soil conditions on the site. A soil study had been done before the project
was finalized, but as so often happens, the actual construction bids came in
considerably higher than the estimates. Rather than reduce the specifications
in order to cut costs, resulting in an inferior facility, the applicant would
prefer to recoup the additional cost through increased revenues. Mr. Jensen
has indicated that the facility might not be built if the amendment is not
apProved.
I think the Planning Commission should recommend approval of this amendment
request. It is not a major divergence from what was originally approved.
Public Storage has made every effort to design a quality project and to work
with the City and the neighbors. Considering the soil 'correction costs of this
relatively simple construction design, I honestly don't think we'll see any
other successful development of the site if this project fails.
� ' Attachments:
1. Site Location Map
2. Public Storage Letter
3. Site Plans (enclosed separately)
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Public Storage, Inc.
� i Appletree Square, Suite 1382 • Bloomtngton, Mlnnesota 55425
(612) 854-6579
May 10, 1989
Mr. Mark Grimes
Planning Director
7800 Golden Valley Road
City of Golden Valley
55427
Re: PUD Amendment request
To: Madam Mayor, mem}�ers of the City Council Planning Com�nission, Director
of C,ommunity Development, and Planning Department Staff.
This memo will serve to clarify the past process of approval for PUD #55
and serve as our request for amenc�nent to PUD 55.
Public Storage, Inc. is still very serious about building this project to
serve the needs of the community as well as create a project that can be
built on budget. We will not build a project which has too great a risk
for our investors. 4Jith this goal in mind, we have redesigned the interior
of the two story building and seek an amenchnent to our approved PUD to add
� 20 additional feet going to the east of building B, and delete the
corresponding 20 feet from Buildings C & D. This will create an overall
increase of 400 SF of building area with the same amount of pavement surface
and same amount of landscape area. The image from 23rd Ave. and Winnetka
will remain the same as previously proposed as will the overall image of
the project. The buiiding change will occur adjacent to the city's open
space lots, occur within the setbacks previously agreed to, and utilize the
same building materials proposed.
We ask for your support and approval for this amendment to our approved PUD
55 in order to conclude this project yet this summer. PSI also requests
a doubling up of approval dates wherever possible in this amendment pracess
due to our previous approval, building permit approval, and previous
neighborhood support.
The following list describes the approval of PUD 55:
Nov 14, 1988 Planning co�nission approval
Dec. 7 5, 1988 Neighborhood Mtg, at Town (�iar xestaurant
Jan. 3, 1988 Council approval of preliminary plan
March 7, 1988 General plan & plat approval City Council
March 20, 1989 Building Board of Review approval
March 21 , 1989 Approval 2nd reading, City Council
March 30, 1989 Building Dept. approval for permit
� Respectfully,
/�tiih�-
Donald Jensen, Development C�rdinator
• •
�. June 6, 1989
T0: Golden Valley Planning Commission
FROM: Beth Knoblauch, City Planner
SUBJECT: Informal Public Hearing - Preliminary Design Plan, P.U.D. #28
Pondwood Office Park, 4959-4979 O1son Memorial Highway, Amendment #3
Mr. Geraid Mundt, acting for Pondwood Associates, has requested an amendment to
the Pondwood PUD in order to add a 10'x26' storage area to an existing two-car
garage. According to the City's Zoning Ordinance, "any desired change involv-
ing a structural alteration. . .not specifically aTlowed by a particular PUD
permit shall require that an application be filed for an amended permit." The
site plan that was filed as part of the existing permit does not show the
proposed storage area, nor is there any special allowance for future expansion
in the written terms of the permit.
The amendment as proposed involves primarily the addition of the storage area
to the site plan, though the phrase "and enclosed storage area" should also be
added to the list of permitted uses. No other changes would be required. Mr.
Mundt has at this time supplied all materials necessary for the preliminary
• design plan and for the general plan, though the Planning Commission as a rule
reviews only the preliminary design plan. It is Mr. Mundt's hope that, because
of the minor nature of this proposed amendment, the City Council will be
agreeable to holding both reviews on the same agenda.
The existing garage is at the south end of the Pondwood site, and the addition
would be along the east side of the garage. The completed addition would be
parallel to and 10 feet distant from the eastern property line. Under the
` City's standard zoning regulations, this would be in violation of the 20 foot
setback requirement for Business and Professional Office structures, but PUD's
need not be bound by the standard regulations.
When the garage was first proposed in 1984, it was to include 3 car spaces, the
third of which was to be used for storage. When the Planning Commission agreed
with neighboring homeowners that 3-car garage might be too much, the applicant
voluntarily reduced the size and submitted a revised site plan. The concerns
as indicated in the minutes apparently did not include the setback issue. In
fact, the Commission suggested at one point that the garage should be construc-
ted right at the property line in order to get it as far away from the pond as
possible.
The submitted site plans show that the proposed addition wouTd be constructed
to match the existing garage. After driving onto adjacent properties I couldn't
find any perspective from which it would be particularly visible, but the
architectural integration will further minimize what little visual impact there
� might be. According to the applicant, none of the site's existing landscaping
would be altered, though I believe that at least some of the natural greenery
will have to come out in order for the addition to fit. There is also grass
cover that would have to be removed.
Golden Valley Planning Commission :
� June 6, 1989
� Page 2
The proposed addition will not impact traffic, population density, or employ-
ment density. The applicant foresees no significant change in the drainage
patterns due to the increased building coverage. Parking and sidewalks also
will be unaffected. Despite the fact that the garage as originally proposed
was reduced in size before gaining Planning Commission approval , I don't see
this proposed addition as causing any significant detraction to the site.
According to the Zoning Ordinance, "the Planning Commission's consideration of
the application shall be limited to a determination of whether the application
constitutes an appropriate land use under the general principles and standards
adhered to in the City and, if necessary, its report shall include recommended
changes in the land use planned by the applicant so as to conform the applica-
tion or recommend approval subject to certain conditions or modifications.° I
think that an enclosed storage area is an appropriate use on this site, and
except for the setback infringement it meets the City's standards for design
and development. I don't think that the site will be overcrowded with this
addition, but if the Commission is concerned that further amendment requests
might still come up, you could consider recommending a new permit condition to
the effect that no additional lot coverage will be permitted beyond this point.
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Attachments:
l. Site Location Map
2. Letter from Pondwood Associates
3. Landscape/Sidewalk/Drainage Statement
4. Site Plans (Enclosed Separately)
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Pondwood Associ ates
4969 Ol son Mem. Hwy.
� Gol den Val l ey, Mn. 55422
May 12, 1989
Mr. Mark Gri mes , Di rector
Pt anni ng and Devet opment Of f i ce
7800 Gof den Val i ey Road
Gol den Val i ey, Mn. 55427
Re ; Amendment #3 to P.U. D. #28
Comni �si on:
I t i s Pondwood Associ ate' s wi sh to add a 10 foot by 26 foot
storage to the exi sti ng 2 car garage at the south end of the
property. To do thi s, i t i s our understandi ng that our
P. U. D. cont ract wi t h t he ci ty vu�ul d have to be amended.
Si nce t hi s addi t i on i s very si mpl e, meet s t he set back requi rement s
estabt i shed, does not effect the number of parki ng spaces ori gi nal I y
shown, and i s desi gned i n the same styi e and wi th same materi al s
as t he exi st i ng bui 1 di ng, we a re request i.ng t hat t he Prel i mi na ry
� Desi gn PI an and General Pf an of Devet opment , herei n encl osed,
be acted upon at the same ti me.
Enct osed wi th thi s I etter are the two appl i cati ons al ong wi th
the requi red fee and documents for your consi deration. Shoul d
you have any quest i ons or need f urt her i nformat i on, pl ease gi ve
me a cal I at my archi tectural offi ce, 541-9143.
S' cerel y,
�--- �
� �!,j �
rald . Mundt
Managi Partner
GEM/ht n
encl .
�
Storage Addi ti on to Pondvwod Offi ce Park
Amendment #3 to Gol den Val I ey P. U. D. #28
�
Landscaee Statement
None of the exi sti ng si te i andscape wi i F be di sturbed
and no new 1 andscape materi al i s proposed.
Si dev►ral k and Dri ves Statement .
None of the exi sti ng si te si devral ks wi I I be di sturbed
and no new si devral k i s proposed. The exi sti ng bi tumi'nous
parki ng area adj acent to the addi ti on wi I I be patched to
match exi sti ng.
brai nage_Statement
The exi sti n� si te drai nage system wi I I not be changed.
The f i na l grade a round t he addi t i on wi I I be prepa red
to drai n avray from the structure and onto the exi sti ng
dra i ni n a rea s.
� '
�
� � '
�ra I d � Mundt
Pondwoo Associ ates
Managi n Partner
�
�• �?• 8`�
, June 6, 1989
�
T0: Golden Valley Planning Commission '
FROM: Mark W. Grimes, Director of Planning and Development
SUBJECT: Informal Public Hearing - Preliminary Design Plan for PUD #57,
Northwirth Commerce Centre - Northwirth Limited Partnership,
Proponent
Over the past year, the staff has been working with John Bossardt and Bill
Tobin to redevelop the remaining 30 acres in the original Northwirth Parkway
Redevelopment District (NWPRD). These two men have recently created the
Northwirth Limited Partnership to be the developer of the Northwirth Commerce
Cent•Fe {NWCC) .
The role of the Planning Commission in reviewing the Preliminary Design Plan
for the NWCC is to determine whether the
"application constitutes an appropriate land use under the general
principles and standards adhered to in the City and, if necessary,
its report shall include recommended changes in the land use
planned by the applicant so as to conform the application or
� recommend approval subject to certain conditions or modifications.°
(Section 11.55, Subd. 6(D) of the Zoning Code)
It should be noted that this application is being done in conjunction with the
HRA because the HRA is considered a qualifying petitioner (see Section 11.55,
Subd. 13(K) of the Zoning Code) . In order to qualify as a petitioner, an
applicant must own or have options on all property. In this case, the North-
wirth Limited Partnership (NWLP) does not control any of the property. The
HRA, however, has a signed purchase agreement on the Soo Line property with the
intent to sell the Soo Line property to the NWLP when a development agreement
is executed between the HRA and the NWLP. The HRA is also currently negotiat-
ing the purchase of four other properties in the NWCC that are necessary for
the project. These properties are all located on Highway 55 (Action Electric,
Juhl Brokerage, Otto 6ock and several small parcels owned by Georgia Pacific
adjacent and north of Action E]ectric) . The Georgia Pacific plant is not a
part of the redevelopment pl�n. Before General Plan approval can be given by
the City Council , the HRA or the NWLP must have title to all property.
Description of NWCC
The proposed NWCC consists of about 30 acres of property. There are five
building sites that make up the plan including two office sites along Highway
55 and three industrial or office/showroom/warehouse/high tech sites on the
north end of the site adjacent to the Soo Line tracks.
The first stage of the project includes the construction of a 57,280 square
� foot office/manufacturing building for Dahlberg, Inc. on Site #2 and a 75,000
square foot, five-story office tower on Office Site #l.
• ,
Golden Valley Planning Commission
June 6, 1989
� Page 2
�
Office Site #2 would be constructed at a later date as the market demands such
a product. The second office is planned to be a mirror image of the office on
Office Site #1. The other two manufacturing sites are essentially build-to-
suit sites. The land will be purchased by the NWLP and held until they have an
appropriate buyer.
The moving of Dahlberg from the Valley Square Area is the key component to the
NWCC. Presently they have outgrown their facility on Country Club Drive. The
new building for Dahlberg will provide them with a "state of the art" facility.
In addition, Dahlberg also plans to put their corporate offices in Office Tower
#1. Currently their corporate offices are located in the Shelard area. The
moving of Dahlberg from the Valley Square Area is important to the redevelop-
ment plans of the HRA because there are current negotiations to redevelop the
entire block where the Dahlberg manufacturing facility is now located. The
moving of Dahlberg to the NWCC would keep an excellent business in Golden
Valley and allow it to expand in a more appropriate location.
Consistency with NWPRP, Comprehensive Plan and Zonin Code
The proposed redevelopment of the areainto the NWCC is consistent with both the
Comp Plan and Redevelopment Plan for the area. (See attached. )
The NWPRP was originally approved by the City Council in 1978 and was revised
in 1979, 1982 and most recently in 1988. The most recent amendment to the
� Redevelopment Plan was reviewed by the Planning Commission and the Planning
Commission did recommend its approval . This Plan gives a comprehensive outline
of proposed and existing land uses for the Northwirth area including the area
where the NWCC is proposed.
Page 9 of the Redevelopment PTan describes the East Area which includes the
description of the Mortenson development which was the first redevelopment of
the area. The Mortenson development consists of 3 office buildings with a
total of 250,000 square feet of space. The HRA was involved in the Mortenson
redevelopment.
The Redevelopment Plan describes potential uses for the remainder of the East
Area. The uses described in the Plan are consistent with those proposed in the
NWCC.
The Comprehensive Plan for the City indicates that the area is designated for
Business and Professional Offices and Industrial uses. These descriptions are
consistent with those proposed for the NWCC.
The existing zoning of the area is a combination of Industrial and Light
Industrial . The areas east of Indiana Avenue extended north to the railroad
tracks is Light Industrial and the remainder of the area is Industrial . These
zoning designations allow both office and manufacturing uses.
�
Golden Valley Planning Commission
June 6, 1989
'� Page 3
Site Details
There are several development details that should be reviewed as part of the
Preliminary Design Plan. These include:
A. Drainage - The developer has submitted a preliminary drainage plan. This
plan is now being finalized. The Plan indicates that drainage from the
entire site will drain to the large holding pond at the northeast corner of
the site north of the Humane Society. This pond then overflows to the
north eventually to Bassett's Creek. The City Engineer has reviewed the
drainage plan and given it his preliminary approval .
The drainage from the Mortenson buildings and the Humane Society goes to
the south to the pond next to the Southwirth apartment building. The new
drainage system to the north is necessary because the Southwirth pond is at
capacity.
B. Traffic Circulation - As described on Page 12 of the "Amendment to the NWPRP"
adopted February 16, 1988, new roadway improvements will have to be made to
make the proposed NWCC feasible. This includes the construction of an
additional traffic signal on Highway 55 and Ardmore Drive. (See Page 14. )
This new signal along with the improvement of the Meadow Lane signal would
allow for improved access to the area. The City has taken this proposal to
� the Minnesota Department of Transportation (MnDOT). They have given prelim-
inary approval to its construction as long as it is paid for by the City.
The traffic circulation plan shown on the site plan indicates the construc-
tion of Ardmore north of Nighway 55. Ardmore was vacated by the City some
years ago. This would allow for the loop street around the two office
tower sites. Indiana Avenue, which now exists, would be vacated.
C. Utilities - Utility service to the site is available. One large watermain
that currently is within the Indiana Avenue right-of-way will have to be
relocated into the new street system.
D. Landscaping - The developers have submitted a preliminary landscape concept
plan. I believe it shows the intent of the developer to do a good job in
landscaping the area. The final landscape pl'a� will be submitted as part
of the General Plan.
E. Detail of Office Tower Site - As part of the plans submitted by the devel-
oper, a detail of the office site is shown. Generally, the site meets the
requirements for an office building. However, the setback from Meadow Lane
and Dahlberg Drive to the parking lot is 10 feet rather than the required
35 feet. Setback requirements may be varied as part of the PUD. Because
there are parking lots both to the east and north of the areas where
setback is deficient, I do not have a problem with this proposed setback.
�
Golden Valley Planning Commission
June 6, 1989
� Page 4
�
In terms of parking, the office building is proposed to have 269 spaces
rather than the required 300 spaces. The staff has reviewed numerous
parking studies which indicates that between 3.25 to 3.5 parking spaces per
1,000 square feet of office spaces is adequate.
F. Detail of Dahlberg Site - The Dahlberg site has only one variance from
standard setbacks. Along Sunnyridge Lane the proposed setback is 20 feet
rather than 35 feet. Due to Sunnyridge being a dead-end street that serves
only Dahlbergs and the Nua�ane Society, I recommend that it be accepted.
In terms of parking, the proposed site far exceeds parking requirements. ,
The required total is 157 stalls. Due to the number of workers on the
site, Dahlberg has requested that 303 stalls be built with room for addi-
tional parking if needed.
G. Relationship to Surrounding Land Uses - The proposed NWCC will be an asset
to the area by eliminating the existing blighted uses in the area. The new
buildings in the NWCC will be high quality in design and workmanship so it
will blend in with the Mortenson development and the Humane Society that
plans to remodel in the near future.
In addition, the new access to the area by improving traffic signals on
Highway 55 and �he internal circulation system will be an improvement to
� the entire area.
Georgia Pacific will remain in the area. It was determined it was too
expensive to buy out. However, Georgia Pacific will have improved access.
It could also expand its operation by the purchase of Site #3.
The areas south of Highway 55 should benefit from the development by having
an improved group of buildings to look at and by the improved traffic
circulation in the area.
Recommendation
The staff recommends that the Planning Commission recommend approval of the
Prelimin�ry Design Plan for PUD #57. The plan for the NWCC is consistent with
the NWPRP. In addition, the proposed plan is an appropriate land use for the
area and is consistent with general principles and standards for development.
Attachments:
1. Site Location Map
2. Northwirth Redevelopment Plan (enclosed separately)
3. Conceptual Drainage Plan (enclosed separately)
4. Development Plans Including Site Plan, Landscape Plan, Conceptual
� Elevations (enclosed separately)
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� June 6, 1989
T0: Golden Valley Planning Commission
FROM: Mark W. Grimes, Director of Planning and Development
SUBJECT: Update on HRA Negotiations with Property Owners and Northwirth
limited Partnership (NWLP)
As of this date, the HRA staff continues to negotiate the purchase of the Soo
Line property in the Northwirth Area. The HRA has a signed purchase agreement
with the Soo Line. However, there are several conditions of the purchase
agreement that are still being worked out. These include the completion of
soil and environmental testing, satisfaction of title concerns, and the signing
of a development agreement with the Northwirth Limited Partnership.
The HRA staff is in the process of negotiating the development agreement with
the NWLP. Until the environmental testing results are completed later this
month, a development agreement cannot be signed. However, NWLP and Dahlberg,
Inc. would like to begin construction early this fall .
The HRA staff is also negotiating the purchase of the Action Electric, Juhl
� Brokerage, Otto Bock and Georgia Pacific properties. It is anticipated that
these can be completed within the month.
The HRA is in�olved in the NWLP by providing certain public improvements (trunk
storm sewer, roads, and traffic signals) and the purchase and sell back of all
necessary property to the NWLP. The sell back: to the NWLP will be "written
down" in order to make the development financially feasible.
�