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01-21-86 PC Agenda �.� ' GOLQEN VALLEY PLANNING COMMISSION ! CIVIC CENTER, 7800 GOLDEN VALLEY ROAD � i January 21, 1986 � � 7:00 P.M. I; � . AGENDA � � I. APPROVAL OF MiNUTES - JANUARY 13, 1986 '; , � II. INFORMAL PUBLIC HEARING - REZONING : APPLICANT: Michael Sharp ' LOCATION: 2502-Q4, 2520-22 and 2530-32 Florida Ave. No. i � � � � REQUEST: Approval of Rezoning from Residential Zaning ' District to Two-Family (R-2) Zoning District III. INFORMAL PUBLIC HEARING - PRELIMINARY PtAT � APPLICANT: Michael Sharp ; LOCATION: 2502-04, 2520-22 and 2530-32 Florida Ave. No. i � REQUEST: Approval of Preliminary Plat of "Michael , � Sharp Addition" � i i IV. INFORMAL PUBLIC HEARING - PUD #51 � � APPLICANT: United Properties, Inc. � LOCATION: 8300 - 8450 Golden Valley Road ' REQUEST: Approval of Preliminary Design Plan of PUD #51, � Mallard Creek Apartments � V. INFORMAL PUBLIC HEARING - PUD #52 ; � APPLICANT: United Properties, Inc.� I ' LOCATION: 85Q0 Olson Memorial Highway ; REQUEST: Approval of Preliminary Design Plan of POD #52, to Al1ow for Construction of a 10-Story Office , Building ' UI. REPORT ON HRA MEETING - JANUARY 14, 1986 ,, VII. REPORT ON CITY COUNCIL MEETING - JANUARY 21, 1986 VIII. REPORT ON BZA MEETING - JANUARY 14, 1986 � IX. DISGUSSION OF APA NATIONAL PLANNING CONFERENCE � � I • . • MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION � January 13, 1986 A regular meeting of the Planning Commission was held in the Council Chambers of the Civic Center, 7800 Golden Valley Road, Golden Valley, Minnesota. Chairman Prazak called the meeting to order at 7:A0 P.M. Those present were Commissioners Kapsner, Lewis, McAleese, McCracken-Hunt, Prazak and Russell . Commissioner Leppik was not present at the beginning of the meeting. Also present were Mark Grimes, Director of Planning and Develop- ment; Alda Peikert, City Planner; and Gloria Anderson, Planning Secretary. I. APPROVAL OF MINUTES - DECEMBER 9, 1985 It was moved by Commissioner Kapsner, seconded by Commissioner Russell and ' motion carried unanimously to approve the minutes of the December 9, 1985 Planning Commission meeting. II. SET DATE FOR INFORMAL PUBLIC HEARING - REZONING APPLICANT: Michael Sharp LOCATION: 2502-04, 2520-22 and 2530-32 Florida Avenue North � REQUEST: Approval of Rezoning from Residential Zoning District to Two-Family (R-2) Zoning District III. SET DATE FOR INFORMAL PUBLIC HEARING - PRELIMINARY PLAT APPLICANT: Michael Sharp LOCATION: 2502-04, 2520-22 and 2530-32 Florida Avenue North REQUEST: Approval of Preliminary Plat of "Michael Sharp Addition" Chairman Prazak introduced these two items and asked staff for a brief review which was given by Director Grimes. Commissioner Leppik arrived at the meeting. It was moved by Commissioner McAleese, seconded by Commissioner Kapsner and carried unanimously to set an informal public hearing date of January 27, 1986 to consider the requests for rezoning and preliminary plat for the "Michael Sharp Addition". � Planning Commission Minutes January 13, 1986 • Page Z IV. SET DATE FOR INFORMAL PUBLIC HEARING - PUD #51 APPLICANT: United Properties, Inc. LOCATION: 8300 - 8450 Golden Valley Road REQUEST: Approval of Preliminary Design Plan of PUD #51, Mallard Creek Apartments V. SET DATE FOR INFORMAL PUBLIC HEARING - PUD #52 APPLICANT: United Properties, Inc. LOCATION: 8500 Olson Memorial Highway REQUEST: Approval of Preliminary Design Plan of PUD #52 to Allow for Construction of a 10-Story Office Building These two items were added to the Agenda and reviewed by Director Grimes. It was moved by Commissioner Russell , seconded by Commissioner Kapsner and motion carried unanimously to set an informal public hearing date of January S27, 1986 for consideration of the Preliminary Design Plans of PUD #51 and #52. VI. REQUEST FOR WAIVER OF THE PLATTING ORDINANCE APPLICANT: Gerald L. Michaelson LOCATION: 3900 Golden Valley Road REQUEST: Approval of Lot Division to Allow Transfer of a Portion of 3900 Golden Valley Road to 3801 Bassett Creek Drive Chairman Prazak introduced this item and asked staff for a review of the request for lot division. City Planner Alda Peikert stated that Mr. Gerald Michaelson lived out of town and was not present at the meeting. She explained that due to the topography of the lots, the triangular piece proposed for division would fit in with the back yard of 3801 Bassett Creek to allow for landscaping and better mainten- ance of the property. Ms. Peikert also stated that the division would not conflict with any zoning ordinances nor would it affect any of the surrounding properties. s � M . Planning Commission Minutes January 13, 1986 . Page 3 After a short discussion by the Planning Commissioners, it was moved by Commissioner Russell , seconded by Commissioner Leppik and motion carried unanimously to recommend City Council approval of the lot division to allow transfer of a portion of 3900 Golden Valley Road to 3801 Bassett Creek Drive. VII. REQUEST FOR WAIVER OF THE PLATTING ORDINANCE APPLICANT: Guy E. and Sara W. Adams LOCATION: 815 Winnetka Avenue North REQUEST: Approval of Lot Division to Allow Transfer of a Portion of 815 Winnetka Avenue North to 701-737 Winnetka Avenue North Chairman Prazak introduced this agenda item and asked for staff review of the request for lot division. City Planner Alda Peikert stated that Dr. Dennis Johnson, owner of the building at 701-737 Winnetka Avenue North, was proposing the purchase 4 feet of property from 815 Winnetka Avenue North to allow for widening of the driveway to provide better and safer access into the parking area behind his property. She stated that Dr. Johnson's property was presently nonconforming in that the driveway • extends to the property line and would remain so even with the additional 4 feet. Ms. Peikert stated that the staff suggested he purchase additional property to allow for green space or obtain a variance from the Board of Zoning Appeals (BZA). Ms. Adams, owner of the property at 815 Winnetka Avenue North, was present and indicated that she did not wish to sell additional property. Chairman Prazak asked staff what the long range plans for this area were. Ms. Peikert stated it was part of the Valley Square Redevelopment District but that it would probably be at least five years before anything was done to this area. Dr. Johnson stated he was aware of this but has plans to remodel and upgrade his building and explained his plans to the Planning Commission. It was moved by Commissioner McCracken-Hunt, seconded by Commissioner McAleese and motion carried unanimously to recommend City Council approval of the lot division to allow transfer of 4 feet of property from 815 Winnetka Avenue North to 701-737 Winnetka Avenue North conditional upon acquisition of additional property for provision of required setback or BZA approval of a variance. VIII. REPORT ON HRA MEETING - DECEMBER 17, 1985 Commissioner Lewis attended the December 17, 1986 meeting of the Housing and Redevelopment Authority (HRA) and gave a report to the Planning Commission. i Planning Commission Minutes January 13, 1986 � Page 4 IX. REPORT ON CITY COUNCIL MEETING - DECEMBER 17, 1985 & JANUARY 7, 1986 Commissioner Lewis and Commissioner Kapsner attended the December 17, 1985 and January 7, 1986 respectively and gave a report to the Planning Commission. X. REPORT ON BZA MEETING - DECEMBER 10, 1985 Commissioner Leppik represents the Planning Commission on the Board of Zoning Appeals and gave a report on the December 10, 1985 meeting. XI. MISCELLANEOUS Director Grimes updated the Planning Commission on the Trammel Crow/Embassy Suites Development in the Golden Hills Redevelopment District and also reviewed the plans for the frontage road for I-394 along this development area. He informed Commissioners that Golden Valley and St. Louis Park would be doing a study on the development areas along the new I-394 corridor. Planning Commissioners were advised that the annual APA conference would be held in Los Angeles April 5 through 9, 1986. � The meeting was adjourned at 8:05 P.M. • Respectfully submitted, Gary Prazak, Chairman Linda McCracken-Hunt, Secretary • January 22, 1986 � T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: Rezoning and Preliminary Plat of the Proposed Michael Sharp Addition M�. Michael Sharp is the owner of 87,402 square feet of property on Florida Avenue North just south of Medicine Lake Road and north of Sandburg Junior High School. Mr. Sharp would like to construct three double homes on this property as shown on the attached site plan. In order for Mr. Sharp to begin develop- ment, however, the property must be rezoned from Residential (Single-Family) to Two-Family (R-2) Residential . In addition, Mr. Sharp must also plat the property in order to create the three lots. In this memo I will cover issues that are relevant to the rezoning and the platting. Rezoning There are several issues that should be considered when considering a rezoning of property. The Zoning Code does not specifically state any items that should be reviewed when reviewing a rezoning. However, the Conditional Use Section of � the Zoning Code (Chapter 20) gives the Planning Commission and City Couneil a number of factors that are reasonable to consider. I will review those relevant factors. 1) Need for the Proposed Use - Golden Valley is predominantly made up of single-family homes. If properly located, the gaining of a variety of housing types in Golden Valley is an advantage. Two-family homes provide a different alternative to families. Generally, two-family homes cost less to rent or buy. Two-family homes are generally more energy efficient and land efficient. 2) Consistency With the Comprehensive Plan - The property is designated Low Density on the Plan. The proposed six units on 87,000 square feet is well within the low density category. The six units would not change the low density character of the neighborhood. ' Each of the proposed lots meets or exceeds the Zoning Code require- ments for size. The Zoning Code requires lots that are a minimum of 12,500 square feet in area and a minimum of 100 feet in width. 3) Effect on Surrounding Property Values - The units proposed by Mr. Sharp are three-bedroom, split level units. Each unit is about 800 square feet on each level . I anticipate that the value of each unit to be in the $100,000 range. This value is similar to or greater than the single-family homes in the area. With this type of quality unit, � I would not anticipate a negative effect on surrounding values. i � Golden Valley Planning Commission January 22, 1986 Page 2 SAt the present time, Mr. Sharp anticipates selling the units for investment property or for an owner to live in one side and rent the other. The units may not be sold individually without going through the PUD process. Mr. Sharp should be aware that the units should each have separate sewer and water services if they would be sold in the future. 4) Effect of Anticipated Traffic Flow - The six units along Florida Avenue North would generate about 50 trips per day. This is not a significant number of trips over a 24 hour period. Florida Avenue is currently not paved. The City Engineer said that the staff will suggest that the street be paved, including curb and gutter, if the rezoning is approved due to the increased number of units on the street. The Engineer has also suggested that as part of the plat, additional street right-of-way for a cul-de-sac be dedicated. (This is discussed in greater length in the section on the Preliminary Plat. ) 5) Increase in Population and Density in the Area - The additional six units in the area would not s�gnificantly increase the population or density of the area. The area is presently very low-density due to the size of the lots in the area and the school property to the south. • 6) Increase in Noise Levels - The six units would not significantly � increase noise beyond an acceptable level . 7) Visual Appearance of Proposed Structures - The proposed units appear to be well designed. They are split entry units similar to many homes in the area. Generally, the proposed rezoning would not have a negative impact on the health, safety or welfare of the area. The proposed units are similar or greater in value of the houses in the area. The twin homes are to be built on large lots so as to maintain the low-density character of the neighborhood. The attached site plan indicates how the twin homes would be built on the lots. (Note that the site plan indicates property lines down the middle of the twin homes. Mr. Sharp chose not to go the PUD route so please ignore those lines. ) Platting of the Michael Sharp Addition The Sharp Addition proposed dividing the total area of 87,402 square feet into three lots. Block 1, Lots 1 and 2, are the rear halves of the lots at 6509 and 6435 Medicine Lake Road. As shown on the attached area map, the lot lines currently run north/south instead of the proposed east/west. Lots 1 and 2 exceed the Zoning Code in terms of lot area and width. (Code requires 100 foot width for R-2 lots and 12,500 square feet in area. ) Lots 1 and 2 are about 19,500 square feet each in area. Block 2, Lot 1, is the rear potion of 2501 Douglas Drive. This lot is quite large. It is 100 feet wide and 390 feet deep • or about 40,000 square feet in area. Golden Valley Planning Commission January 22, 1986 Page 3 � The ro ert is served b Florida Avenue North. The street ri ht- f- P p Y Y g o way �s currently only 50 feet wide and the actual street surface is not paved. The proposed plat shows an additional 10 foot street and utility easement along Florida Avenue in the Sharp Addition for future street construction. The City Engineer is suggesting that a cul-de-sac bubble with a 100 foot diameter be platted on a portion of Lot 1, Block 2, to provide for a turn-around. The effect of this is to move the proposed double home to the east away from the cul-de-sac at least 35 feet. The lot is deep enough to allow for this addition- al right-of-way. This cul-de-sac is needed for public safety reasons. The attached preliminary plats have the cul-de-sac penciled in on the plat. The City staff will suggest that Florida Avenue North be paved and provided with curb and gutter after this plat is approved. The project will be paid for by the adjoining property owners through the assessment process. The City Council has the final decision over if the street will be constructed. The property is currently served by City sewer and water. All sewer and water easements should be identified on the Final Plat by the developer. The area is very flat. The lots should be graded so that drainage is directed toward Florida Avenue North or to a point satisfactory to the City Engineer. Mr. Sharp should dedicate to the City a 10-foot wide utility easement along each property line for drainage and utility purposes. This is standard for � each new plat. � I recommend approval of the Michael Sharp Addition with the conditiQns listed below: 1) A cul-de-sac be platted to provide property access. The cul-de-sac should be designed with approval of the City Engineer. 2) Drainage and utility easements be provided along the perimeter of each lot (except along Florida Avenue). 3) A 30-foot wide street and utility easement be provided along Florida Avenue North. 4) A drainage scheme be approved by the City Engineer. 5) All existing utility easements in the area should be identified on the Final Plat. Attachments: 1. Site Location Map 2. Building Elevations 3. Preliminary Plat (Enclosed Separately) ' 4. Site Plan (Enclosed Separately) � ��r �a - 234o t � � � sAh���R� „:� J f- e� �_:,r�E a � � �,: �34,0� a� - 9 � � � � '� �ro 1490 • RI o � o � w ' i ' A � � � (30351 q, � s � .:° � I v ; �;OZD) a - ! o �v o o i„ o � � ,. �ra�o� q -�; . I b •b � • O � � � ___ '_– _ ' _ _ _' __ I � — _ � — J - � w f.�Bio) � ` � W •� w � ~ `� N I w 80 ' i • 300 .r, (•141.$) ro � w � � � •` � � A � � - - – - Yo6 8S Q . w ,�, I w (9F�5,� � w ^ + �nne pa�a�lel o o i w�th�nlest li�t '� nE',a.{N!v�) o i ..- t •. io Zo6 E 5 _;. � � o �6660) �• o _ , e � � p o a ; to oZ _ d, I �� N o, � � � � � � -^ �, � � , N ie�81) „ e" 4 '+ . J / � � I � • lJf. • � •fj� �, • • � N . . O A ; �O � 7.`OS 23�S�� Y:2.' .n �°y h v 70 P:O� C:S 1�6� '� �.. vr io� .�5:o i � ��P, �ne,� ,ar.. 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Grimes, Director of Planning and Development SUBJECT: Preliminary Design Plan for PUD #51, Mallard Creek Apartments United Properties, Applicant Introduction United Properties has applied for the Preliminary Design Plan for the 122-unit Mallard Creek Apartments. Construction is to begin in the summer of 1986 and completed in the summer of 1987. The site is part of the Valley Square Rede- velopment District. Within a redevelopment district, a development may be approved through the PUD process rather than by rezoning. The PUD process allows the City and developer more flexibility in the design of the site, especially where there may be unique site problems. There are several unique site problems associated with this site due to the topography and the creek. I am recommending approval of the Preliminary Design Plan of the PUD for the Mallard Creek Apartments. United Properties has proposed an attractive building on a difficult site. With the apartments they have proposed adequate � parking, amenities and preserved the area along the creek to a great extent. In this memo I will highlight issues that I believe the Planning Commission should consider as part of the approval process. Overall Description of Apartment Building The proposed apartments total 122 units. There are 84 two-bedroom units and 38 one-bedroom units. The apartment has four distinct sections which are connected. In the center is a "club house" with certain amenities such as a .pool , game room, etc. The building is three stories with wood frame construction. The basement level is accessible from the north side of the building where 133 underground parking spaces are available along with most of the surface parking. The apartment units will be renting in the $650 - $800 per month range. The current plan is to have gas fireplaces in each of the units. Other amenities in the units will be explained by Mr. Tom Bisanz at the hearing. Parking There will be 237 spacesavailable for parking. The basement parking will provide 133 spaces and exterior parking will provide 104 spaces. This amount of parking is less than is required in Chapter 4 of the Zoning Code (Multiple Dwelling Zoning District). This section of the Zoning Code may be used as a guide when reviewing a PUD. Chapter 4 would require 286 spaces for a 122-unit � building with the proposed ratio of one and two-bedroom units. (The Code requires one covered space for each one-bedroom unit and 1 1/2 covered spaces for each two-bedroom unit plus 1 additional space for each unit which may be exterior. ) . � Golden Valley Planning Commission January 23, 1986 Page 2 � I would like to see at least 250 spaces on the site. This would provide a little over two spaces per unit. I have reviewed the site plan and it would appear that there are locations on the site where more parking spaces could be built. Mr. Bisanz will be at the meeting to give his justification for the 237 parking spaces. I have spoken with the Planning Director in Plymouth regarding required parking for similar developments. They have required 1.64 parking spaces per unit on a similar 500-unit development. Plymouth believes that that ratio is adequate and exceeds their normal requirement of 1.5 spaces per unit. The proposed 237 spaces in the Mallard Creek development provides 1.94 spaces per unit. Site Density The total area of the site is 7.68 acres. The 122 units on this site exceed the minimum density requirements suggested in the Multiple Family Chapter of the Zoning Code. The Code states that there should be at least 2,200 square feet of land area for each unit with underground parking. The proposed Mallard Creek Apartments have about 2,750 square feet of land area per unit. As one can see by reviewing the attached engineering plans and site plans, the only portion of the site that is buildable is the south portion of the site along new Golden Valley Road. A large portion of the north part of the site is � in the flood plain and cannot be used for building. In addition, the site drastically drops off north of the parking lot. This provides about half the lot with open area that will be left green and/or used for ponding. Building Setback As stated above, only the south portion of the site may be used for building due to the sharp dropoff to the creek and the existence of the flood plain. This has required that the normal 35-foot setback along Golden Valley Road and Wisconsin Avenue be violated. The minimum proposed setback to the building and parking area along Golden Valley Road will be 25 feet. The building is also proposed to be setback 25 feet along Wisconsin Avenue. However, this setback violation is only necessary for the west half of Building One and the east half of Building Two. Because of the site terrain problems and the need to keep the buildings as far to the south as possible, I find the setback variances accept- able. Sidewalks and Walkways One of the major features �of the Valley Square Redevelopment Area has been to provide improved pedestrian circulation. One of the concerns the staff had to struggle with was how to maintain good sidewalks throughout the area. The staff reached a compromise with the developer which will provide a sidewalk along the north side of Golden Valley Road which will be on the apartment property but available for public use. The sidewalk will be maintained by the developer (including snow removal ). The sidewalk will run in front of the � apartments and be off set from the street so the snow that is plowed from the street will not cover it. . 1 Golden Valley Planning Commission January 23, 1986 Page 3 • The developer will also be required to provide a walking trail along the creek. The trail must be at least 8 feet wide and be made of crushed stone. The trail must have an eventual connection to future Wisconsin Avenue which is to be completed in 1987. The connection from the trail to Wisconsin Avenue will be somewhat difficult due to the elevation change. The trail will be at about creek elevation. Wisconsin Avenue will be 10 feet above the creek. The connection with Wisconsin Avenue will �have to be approved by City staff at a later date. Possible connection includes steps or the trail going along Wisconsin Avenue along a more gentle slope and connecting near the driveway entrance along Wisconsin Avenue. Utilities Utilities will be provided to the site as part of the project. Water will be made available in relocated Golden Valley Road. Sanitary sewer will be provided from an existing sewer line north of the creek. The City will provide the sewer line under the creek. The remainder of the sewer lines that serve the building will be built by the developer. However, the City will maintain the sewer lines that are located under the parking area north of the building. The City Engineer believes that it is in the City's best interest to maintain these lines to reduce the possibility of problems with maintenance. • Storm sewers will also be built as part of the project. Drainage from the apartment site will be directed to the west end into the storm sewer system that will be directed to the pond on the north side of the site along Bassett Creek. The developer has received preliminary approval from the Bassett Creek Commission regarding this drainage plan. The City staff is recommending that the developer grant an easement to the City to maintain the storm sewer system, pond and flood plain that is within the apartment site. The staff believes that it is important to keep this system well maintained to prevent any flooding problems. Road System The apartments will be served by relocated Golden Valley Road through the site. This will be built to State Aid design with no parking permitted on either side of the street. Wisconsin Avenue is planned for construction in 1987. This street will be built across the creek to the north and connect with Tenth Avenue. Wisconsin Avenue provides access to the rear of the building for underground parking and surface parking. Wisconsin Avenue will be built in time to provide proper access when the apartments open in the summer of 1987. Recommendations and Conditions � As stated before, I recommend approval of the PUD. The following conditions should be made to the Preliminary approval : . ! Golden Valley Planning Commission January 23, 1986 Page 4 • 1) The walkway easement be provided and a connection made with Wisconsin Avenue which is acceptable to City staff. 2) The sidewalk in front of the apartment be used by the public and maintained year around by the developer. 3) The City receive proper easements for the storm drainage system, the pond and entire flood plain along Bassett Creek. The easements should be approved by the City Engineer. 4) The City receive proper easements for the sanitary sewer system with approval of the City Engineer. 5) The drainage plans receive approval of the Bassett Creek Commission. 6)� All utility plans be approved by the City Engineer. 7) The City receive a 10-foot wide utility and sidewalk easement along Golden Valley Road and Wisconsin Avenue. • 0 3. 1 '+ , ,. ,�t. _ �:� .� � -- `�;,.w�. � � _ � . �, —�; � �� � � • :� � � � .t �, +f* -�f�* �: ��r� :�' --� � , ; ;; 1 �. ��rrti 'A� ,.�F� �' S P � <Xr�y;. i�' n�w � #, ��,`- ''�4 � _ i .� (�r��� L�..&t —2� - .. � { `�;t � : �y � � �� ' �� ., k ,� _ ,� _ ,- ;; �y� `` �� - ,- _ � �� . ��µ. ��� � �: , � ; � �� � . � ;t�� �' f �}�;,, �� .� , �' � a 1-� �r `. � �# f `1 , � t 5� +t � .k r�' - �., l4� � � � � �� ��: r�� �6 � , �s � ::i .'�(�j .-�it: , ..., � �L , (% � '� . +� . � , "� _ l � 3- � �+,' �E�.�.�>(SJ IF � - � .-..c, � �' �` � � � q� '��� � a �� � � �-.ti� .-� � Is �f'f�� � ;t R � ±��,� �,. �� _ �� �}� ��-� �.� �:, � �, s,=� j � r. ��- : �,,.;.� � `'� y �►��>ti�d-;� ; � ,�,� -�� �-,r.. --�<— k ��'�,� "� ���r ... � ` �.� � : � _ . . i • BC Minutes - December 19, 1985 - Page 3 � l3�ss�-�- �,f� C�.� �ss�,�: ' r�..� o-� � s�, � 1� _ �� NEW BUSINESS • l. Proposed plan for 10 story office building, 2 story parking � ramp and 120 apartment units at Site A, Valley Square, the forn�er Reese Greenhouse site. Mr. John Karwacke of Schoell- Madsen was in attendance. The management envelope is 889. o There is about 1.6 AF of fill below the management envelope proposed as part of the development and compensating storage is t being provided. A sedimentation pond is to be provided for water quality enhancement with a skimming device to prevent floating materials from discharging into the creek. A proposed skimmer is a timber structure. Mr. Kremer indicated that he would like the developer to take a boring to see if there is a good enough foundation to put a manhole between the pond and the creek. In the manhole a weir would be installed to sub- merge the pond outlet. It was noted by one of the Commission- ers that there was no good access of the outlet for maintenance. If the city will want an easement, maintenance will be the city's responsibility. The Commission can't insist on accessibility for access but can recommend it. If there is a submerged outlet, you wouldn't have the same situation but at some point, it will still need cleaning. The manhole will have to be cleaned out too. The developer wants to keep the whole area as natural as possible. It was asked whether Golden Val- ley had a minimum requirement for green space. Mr. Kremer replied that the area below the management envelope will be left for green space. Golden Valley does not have a shoreland • ordinance. Upon the engineer's recommendation, it was moved by Mr. Silberman and seconded by Mr. Hoshaw that since compensat- ing storage has been provided and the plan is consistent with flood plain, the plan should be approved providing that acces- sibility be provided for maintenance of the control structure and skimming device for the pond and that the final design be approved by the engineering staff. Carried unanimously. 2. Development of a hotel and retreat center at the Northwest Business campus in Plymouth. This is a 22 acre site t� be developed by Scanticon. The compensating volume is approximately twice that which is being filled. Discharge in this reach of the creek has been reduced by construction of a control structure at Fernbrooke. Concern was expressed about scour in the channel area. Mr. Kremer recommends that the area of the channel carrying normal flows that will be relocated as part of the plan be riprapped and that some form of erosion control be used around the catch basin at the time of construc- tion. Water quality is being taken care of by a large ponding area. After discussion, Mr. Asmus moved approval wrth the stipulation that the relocated channel be riprapped and that the final plan has to be approved by the Commission engineering staff and that the recommendations for the silt fence around the catch basin, riprapping and erosion control be carried out. . Seconded by Mr. Rye and carried unanimously. . t January 23, 1986 • T0: Golden Va11ey Planning Commission FROM: Alda Peikert, City Planner SUBJECT: Informal Public Hearing - Preliminary Design Plan for PUD #52, Valley Square Area A-1 Office Building Valley Square Redevelopment Project Context The Preliminary Design Plan for PUD #52, Valley Square Area A-1 Office Building, proposes construction of a 274,000 square foot ten-story office tower on the southerly portion of the Reiss Greenhouse property, designated Area A of the Valley Square Redevelopment Project. The total Reiss Greenhouse property of approximately 16 acres, excluding area devoted to an extension of Golden Valley Road through the property, is the location of proposed development of the ten-story office tower on approximately the southerly half of the site and of an apartment complex on approximately the northerly half of the site. The two developments are covered by two coordinated development agreements between the City Housing and Redevelopment Authority (HRA) and United Properties stipulating construction starts for both projects by August 1, 1986 and completion of both projects by the end of 1987. Plans e for the two projects are submitted concurrently as two separate PUD proposals in order to minimize complications arising from possible future PUD amendment procedures or separate ownerships. The official applicant for PUD Preliminary Design Plan approval is the City of Golden Valley, due to the fact that United Properties is not yet owner of the property. Section 15.14 Paragraph 11 of the PUD Ordinance allows the City to make application for PUD approval in cases where the HRA has authorized acquisi- tion of land. Final City Council approval of the PUD General Plan of Develop- ment, the second and final phase of the PUD approval process, may not take place until the land is in the possession of the HRA or developer. The HRA currently has a purchase agreement on the Reiss Greenhouse property with closing and transfer to the developer scheduled for on or about June 10, 1986. The PUD application process may proceed to the final General Plan approval point prior to the June 10, 1986 closing on the land. United Properties as developer assumes responsibility for preparation and presentation of all PUD plans and documents. Street improvements planned in conjunction with the development of Area A of Valley Square include the rerouting and extension of Golden Va11ey Road, the completion of Wisconsin Avenue north to Tenth Avenue North, and construction of a three-way intersection of Wisconsin Avenue with Highway 55. The Minnesota Department of Transportation has approved Wisconsin Avenue access to Highway 55 allowing all except the maneuver from Wisconsin Avenue onto eastbound Highway 55 provided the Golden Valley Road intersection with Wisconsin Avenue is moved to the north to allow adequate stacking space. Approved City plans for Golden � • Valley Road route new Golden Valley Road northerly at the location of the Golden Valley Planning Commission January 23, 1986 Page 2 � Hennepin County Coop/Seed Exchange building and westerly through Area A of Valley Square, siteeof the proposed office and apartment developments. All street improvements are scheduled for coordinated construction concurrent with United Properties development of the Area A sites. Valley Square Area A-1 Office Proposal The Preliminary Design Plan of PUD #52, Valley Square Area A-1 Office Building, proposes office tower construction on the southerly portion of the Reiss Greenhouse property, designated in the development agreement between the HRA and United Properties as Area A-1 of the Valley Square Redevelopment Project. United Properties has not yet selected a name for the office project, and it is anticipated that the plat for the PUD #52 project will ultimately have the name selected for the building. The plat name should also include the PUD designa- tion as notice of the PUD Permit permanently attached to the property. Design of the proposed ten-story office building, comprising 274,000 square feet of gross floor area, includes an elliptical glass facade facing south toward Highway 55 and the Brookview Golf Course and a stepped back glass facade facing north toward Golden Valley Road. The stepped back design creates additional corner office space with exposures to the east and west as well as to the north. Total office site area is 8.31 acres with building coverage of approximately seven percent on the site and combined building and parking coverage of approximately 70 percent on the site. According to site data • provided on the site plan, green area is approximately 30 percent of the site. Parking Provisions Provision of parking on the office site includes parking structures to the west and to the south of the building and surface parking to the north of the build- ing. The parking structure to the west of the building is two levels with enclosed garage on the lower level and deck on the upper level . The major parking structure is a two-level parking ramp located to the south of the building. Both parking structures are built into hillsides so that the upper level parking decks, which are connected to each other, are slightly lower in elevation than the level of the first floor of the office building. Total number of parking spaces provided is 991 spaces with delineation of area for approximately 50 additional spaces if required in the future. The future parking area is within the required landscaped setback along Golden Valley Road to the north of the building. Space provided is less than Zoning Ordinance requirements of one space for every 250 square feet of gross floor area for a total of 1,096 spaces required. Staff feels comfortable with the amount of parking provided on the site based on two factors: 1) The developer suggests striping of parking spaces at an 8 1/2 foot width rather than the 9 foot width required by Ordinance if additional parking is needed as a result of marketing of the office space, and 2) the parking ratio compares favorably with the ratios recommended by consultant reports for similar office developments. � Golden Valley Planning Commission January 23, 1986 Page 3 � Althou h the Cit Zonin Ordinance � 9 y g requires provis�on of space for the required number of parking stalls at a 9 foot width, adjustment of actual striping on site has been permitted in practice. In the opinion of the City Engineer, the 9 foot width is appropriate to a retail shopping center use with a constant turnover of cars, but the 8 1/2 foot width is adequate for all day parking in the case of an office building. Planning staff favors striping at the narrower width over encroachment into the landscaped setback for future parking. Planning staff compared the proposed PUD #52, Valley Square Area A-1 Office Building, parking ratio with ratios recommended in two consultant studies: The consultant study undertaken by the HRA for the Golden Hills Redevelopment District Phase I office and hotel development and a study completed by Barton- Aschman Associates of Minneapolis for the Urban Land Institute (ULI). The consultant study prepared for the Golden Hills project estimates peak demand of 900 parking stalls for the office building with an estimated size of ' 280,000 square feet of gross floor area, slightly larger than the proposed United Properties building of 274,000 square feet. The parking ratio for the Golden Hills office building at 900 spaces for 280,000 square feet is one parking space per 311 square feet of gross floor area. The United proposal compares favorably at a parking ratio of one space per 276.5 square feet of � gross floor area based on 991 spaces provided, not including the future 50 stalls in the setback area and not figuring on striping for narrower stalls. The Golden Hills consultant study assumes relatively high rental costs, high • class office tenants and relatively low densities. Staff believes similar assumptions may be made for the United Properties office building. The ULI study suggests a conservative parking ratio of three parking stalls per 1,000 square feet of "occupied" office space, or a ratio of one parking stall per 333 square feet of occupied space. It is assumed that the ratio would be slightly less if based on gross square footage. The section of the ULI study . covering office parking ratios is attached for reference. Landscaped Setbacks The proposed Preliminary Design Plan for PUD #52, Valley Square Area A-1 Office Building, incorporates three setback variances: 1) The parking structure to the west of the office building is located 15 feet from the street right-of-way line, providing less than half of the required 35 foo� landscaped setback from streets. 2) The setback from Wisconsin Avenue to parking area is 23 feet, which is 12 feet less than the required 35 foot landscaped setback from streets. 3) The parking ramp to the south of the building extends to the Highway 55 right-of-way line at the southeast corner of the parking ramp, allowing for none of the required 35 foot landscaped setback from street right-of-way. • . . Golden Valley Planning Commission January 23, 1986 Page 4 � The garage and deck parking structure to the west of the office building is located 15 feet from the Golden Valley Road right-of-way line and approximately 25 feet from the street curb line. The structure wall facing Golden Valley Road extends for a distance of approximately 150 feet along Golden Valley Road. The structure is built into the hillside so that visible height is greater moving to the west. Crucial to acceptability of the limited setback are exterior material of the structure and landscaping treatment. Specifications of exterior materials and the landscaping plan are required with the PUD General Plan of Development. Planning Commission members and City Planning staff viewed a United Properties parking structure with similar limited setback at the time of a tour of Northland Plaza and other United developments. The handling of the parking structure at Northland Plaza appeared acceptable and is reassuring. It should be noted that ten foot utility easements are required along all property lines and that trees are not allowed in the utility easements. This preCludes planting of substantial trees as cover for the parking structure along Golden Valley Road. The developer is advised that careful and detailed plans for treatment of the parking structure along Golden Valley Road are required with the PUD General Plan of Development. The setback from the Golden Valley Road right-of-way line to parking north of the office building is the required 35 feet as long as the area is not utilized for future parking. Planning staff recommends that encroachment into that landscaped setback not be allowable. The setback is required for separation from the � street and for separation of the apartment complex from the office development. Although the conceptual plan prepared by the Valley Square Commission for the Valley Square Redevelopment Area indicates sidewalk on both sides of Golden� Valley Road between the apartment and office developments, staff concurs with elimination of the sidewalk on the south side of Golden Valley Road based on provision for pedestrian circulation on the apartment site to the north of Golden Valley Road. Circulation for apartment residents is provided to Wisconsin Avenue, and sidewalk is provided on the office site down the west side of Wisconsin Avenue. Movement of pedestrians from the office building is antici- pated to Wisconsin Avenue and then southward and eastward toward the retail and service areas to the east. The setback allowed along Wisconsin Avenue to parking is 23 feet with five feet adjacent to the street right-of-way line utilized for sidewalk. A ten-foot sidewalk and utility easement is required, and there may be no planting of trees in that easement and no overhang of trees within ten feet above the easement. Space for major planting is minimal at 13 feet. The developer is advised that detailed plans for landscaping treatment of the Wisconsin Avenue setback are required with the PUD General Plan of Development and are crucial to acceptability of the limited setback. In the case of the parking structure to the south of the office building, although setback from the Highway 55 right-of-way line is not provided, separa- tion from the paved highway ranges from 50 to approximately 88 feet. It is • Golden Valley Planning Commission January 23, 1986 Page 5 � understood that United Properties will landscape and maintain the state right- of-way for maximum enhancement of the development, and the developer is advised to note landscaping of the right-of-way on the landscape plan submitted with the PUD General Plan of Development. Utilities and Fire Safety Water service to the office development is provided by two watermains, one .to the office building and the other to the vicinity of the parking garage and deck structure. Watermain and hydrants shall be installed by the developer and located on easements to allow future City maintenance of watermain to hydrants. A wall hydrant not shown on the plan shall be located in the parking ramp to the south of the office building. For further fire protection, standpipes shall be provided in the parking ramp with the number based on square footage as determined by the City Building Official . Also required for fire protection is at least one siamese connection for fire safety equipment on the north side of the office building near one of the two hydrants located at the west and east ends of the building. The office building and the parking garage shall be sprinklered for fire protection. The sanitary sewer service connection shall be a private line on site. Install- ation and maintenance of the sanitary sewer line on site shall be the responsi- bility of the developer and/or owner. � Provision for storm drainage directs water by two different routes ultimately into the storm drainage holding pond located on the apartment complex site to the north of Golden Valley Road. Drainage from the surface parking area to the north of the office building is routed by storm sewer across Golden Valley Road into a storm sewer traveling west along the street right-of-way and then into the holding pond on the apartment site. Other surface water on the office site is routed around the southerly portion of the site to a small holding pond in the northwest corner of the office site, then across Golden Valley Road and into the same holding pond on the apartment complex site. All storm drainage lines and the storm water holding pond on the office site shall be privately owned and maintained. No easements for the storm sewer lines and pond are required on the office site. All provisions for storm drainage on the office and apartment sites have been reviewed and approved by the Bassett Creek Water Management Commission. A copy of the minutes of the Commission related to the Valley Square Area A develop- ment �is attached. Primary concerns of the Commission are related to maintenance of flood capacity and provision and maintenance of the holding pond on the apartment complex site rather than to provisions on the office site. Utility easements, or in the case of the Wisconsin Avenue frontage a sidewalk and utility easement, are required along all property lines. No planting of trees is allowable in the utility easements, and area above utility easements shall be clear of tree overhang to a height of ten feet. � Golden Valley Planning Commission January 23, 1986 - Page 6 . Environmental Approvals Staff is requesting HRA authorization of consultant completion of Environmental Assessment Worksheet (EAW) and Indirect Source Permit documents for the combined Valley Square Area A development proposal . An Indirect Source Permit related to air pollution is required by the Minnesota Pollution Control Agency (PCA) for any development involving parking for 1,000 or more cars. The office building project alone involves at least 1,000 cars if additional spaces are provided by restriping or by construction of future parking area. Although the Area A development does not meet thresholds for requirement of an EAW, staff feels that it is advisable to complete the EAW as a precaution and due to the fact that Area A is a portion of the larger total Valley Square Redevelopment Project. Recommendation Planning staff suggests that the Planning Commission recommend City Council approval of the Preliminary Design Plan for PUD #52, Valley Square Area A-1 Office Building, subject to the following conditions: 1) A landscaped yard of 35 feet shall be maintained between the Golden Valley Road right-of-way line and surface parking area. • 2) The landscape plan submitted with the PUD General Plan of Development shall detail special treatment of limited setbacks from Golden Valley Road to the parking structure and from Wisconsin Avenue to surface parking area. 3) All information required for the preliminary and final plats shall be provided with the PUD General Plan of Development. 4) The plat submitted with the PUD General Plan of Development shall specify the plat name including the PUD number. 5) The plat shall include easements for watermains as required by the City Engineer to provide for City maintenance of watermains to hydrants. 6) Ten foot utility or sidewalk and utility easements shall be provided along all property lines on the plat. 7) There shall be no planting of trees in utility easements, and a ten foot clear height shall be maintained to tree overhang in utility easements. 8) The development shall comply with all requirements and recommenda- tions of the Bassett Creek Water Management Commission. 9) The office building and the enclosed garage shall be sprinklered. s . . Golden Valley Planning Commission January 23, 1986 Page 7 • 10) At least one siamese connection f installed on the north side of therofficesbuildingunearnonehoflthe two hydrants located at the west and east ends of the building. 11) A wall hydrant shall be located in the parking ramp on the south side of the office building, and standpipes shall be provided in the parking ramp with the number based on square footage as determined by the City Building Official . 12) The development shall comply with all requirements and recommendations of the City Engineer, City Building Official and City Fire Marshal . Attachments: . 1. Site Location Map 2. Site Plan; Grading, Drainage, and Erosion Control Plan; and Preliminary Sewer and Watermain Plan (Full sized plan sheets enclosed separately. ) 3. Building Elevation 4. Excerpt from ULI Shared Parking Study 5. 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'�4�' ' _ i n"�=... -F3FY � r�#� ;.. ._ .._.: n = ' �� , �� +C.�F%i'$�',�"r �*� • s .'K„_g'y, nF X.: ,� . _- �; Y � � f � . . .`�Y3..�'�irwt :":�.. �.» ." n , . �� }�� �� . � ��n E n i t.`� }..,. . . ._ ��'����� � :.�-��,�z��'„+`i�" N`.°'F�'+`�'f'�.'�.��`�+'�,'��... , �Q.,�.r-��'r��2d�„'�.`.h'.r°,��..�'�'a�'T?e�eqp, �",�.i>��'*'��4- �"�g'�z� �'�•�'-•_ � � � � � � � � � � � i I � I i i I i � ABOUT ULI-TNE URBAN LAND INSTITUTE ULI PROJECT STA� ULI—the Urban Land Institute is an independent, Senior Director, Publications . . Frank H. Spink, Jr. nonprofit research acid educational organization Project Manager . . . . . . . . . . . . . . . John A. Casazza incorporated in 1936 to improve the quality and Editor . . . . . . . . . . . . . . . . . . . . . Barbara M. Fishel standards of land use and development. Staff Vice President, The Institute is committed to conducting practi- Operations . . . . . . . . . . . . . . . . . Robert L. Helms cal research in the various fields of real estate Production Manager . . . . . . . . . Regina P. Agricola knowledge; identifying and interpreting land use Art D'uector . . . . . . . . . . . . . . Melinda A. Bremmer trends in relation to the changing economic, social, Artist . . . . . . . . . . . . . . . M. Elizabeth Van Buskirk and civic needs of the people; and disseminating Artist . . . . . . . . . . . . . . . . Christopher J. Dominiski pertinent information leading to the orderly and more efficient use and development of land. STUDY CONSULTANTS ULI receives its financial support from member- ship dues, sale of publications, and contributions Barton-Aschman Associates, Inc. for research and panel services. Project Coordinators . . . . . . . . . . . . . . . . . . . . . . . . . Richard J. Hocking, V'ice President Ronald R. Rumbaugh Neil S. Kenig, Vice President Executive V'ice President John R. Wroble, Associate Recommended bibliographic listing: ULI—the Urban Land Institute, Shnred Parking. Washington, D.C.: ULI—the Urban Land Institute, 1983. � �1983 by ULI—the Urban Land Institute Second Printing 1984 All rights reserved. Reproduction or use of the whole or any part of the contents without written permission of the copyright holder is prolubited. Internationa!Standard Book Number .......... 0-87420-652-9 Librnry of Congress Card Catalog Numbe� . ......... 83-516�8 ����" ':�°��.,�5�� IILI Catalog Number S22 � Printed in the United States of America . �, ULI—the Urban Land Institute - - •� ' 1090 Vermont Avenue, N.W. �.,,. ---. = _ - -:,�y_� Washington. D.C. 20005 �,_,,� _ ,�. ��.t.� "s � ;� , �'����.,,,���: ' Photographs: Mark S. Smith -y � �'� - - =•., , ,�y� - . ,�"'_.y . ��- ; � - ,;� # i � � ,t_ _ • , u �:s�+'` � ,k _.�_':� r�. _ _. �� �.i ,.. �,. ► ; , ..� � - .::z�. . - _ _ -r-s.�-«..�. � ..•-- - ^ s._ "r, �3r�,. . �'� ��'�,�°°'�e"°"°" '� - . , ,,v' +_ -",�=�, -�"c? ••""•; ;,� p r,.r.. .�.`. a �.r.. �'� . d .� , . �"'s,- � � ''� io.�r ��.h- a j SM � � .�15aH � •°.� �. �� _ . G�� 3� . _ � �°*� � �,. ,,; ;�� } .�� ,� ,, x -�..x,,. - ,� - - , _ � -<�. - - �., � c �� - �� �� �.�� � , ::� � _ � � j �:: ; � _ �' �; .;: , � � , _ :��'� �'�'':> �. _ e ;ya 'S"' Y , K:�. . - '.,- S.w.� _`N' �} .P,.v.'.�� 17 r �'F"_ �. =i +��y_�;►, , � ;. he characteristics of parking demand for the five OFFICE PARKIM6 BEMAND , ' single land uses (office, regional retail, enter- tainment, hotel, and residential) are defined in Data for 51 freestanding suburban office buildings, terms of peak unit demand, hourly accumula- ranging in size from 50,000 to 675,000 square feet, tion, and seasonal variation. were collected. Based on these surveys, the relation- ship between occupied floor area and peak parking j accumulation for weekday conditions was calculated. � ��� Each project point was adjusted to represent 100 � �,����v•••�~��' �-�- percent auto use and average auto occupancy using � �� 4��:� ° . �� ., the data from the survey questionnaires. That is, for �, '���.�'� ` �} each site where survey questionnaire data indicated a `. - � =� ` � "�� _��-- substantial amount of nonauto use, the peak parking �' �G, ; accumulation was factored upward. �::� -,. -. �� ����. � � '�= � �� � �* . :. �w ,�.� �,� ..- �.. fE�l(ONIi DEIAAND �z��...;�,,:,. - . ����t'''�� "r i �'i �- -��� � � Exlubit 5 shows a linear regression equation,which ' "'i2'��°�� r}�-y`' a ' �'��, , �>�. � � indicates that pazking demand and floor area are highly i � �� ���,,��`�'y 3�=����`�,��"��'��'� correlated, with an average pazking ratio of approx- . r 4;�, ���.�� �� E - r,���' ��# « � imately 2.5 parking spaces per 1,000 feet of occupied ` 8 � `�4� floor azea. This ratio should not be used as a design 4 �_� �::, � �� ���3�'���%9�=; ',' t . � � =r�.�� ,�'� � � � value, however, because the demand ratios varied � � � � ,� w, • ''�""�'�±���-�:�.� widely, from a low of 1.6 to a high of 3.4. A more i� '- - realistic design value would be the 90th percentile ratio, or 3.0 parking spaces per 1,000 squaze feet of 13 ' � occupied floor area. A ratio at this level represents a same shape, and hence the range of values for each conservatively high estunate of parking requirements hour of the day was small. The aggregate office ac- that may be e,xpected to be e�ceeded at approximately cumulation curve for a weekday showed a steady 10 percent of all office buildings. These values fall buildup of demand after 7:00 a.m., reaching a daily below most commonly used parking guidelines and peak by 10:00 a.m.This peak was followed by a consis- zoning ordinances where demand ratios as high as 4.0 tent reduction in demand of approximately 10 percent, spaces per 1,000 square feet GLA or greater are spec- which occurredwhen office employees drove their cars ified (see Appendix A). to another location for lunch.This dip was followed by On Saturdays, when most offices are closed, the a slightly lower midaftemoon peak and a steady de- parking demand ratios are obviously much lower.The cline each hour after 3:00 p.m. until 7:00 p.m. The average peak demand ratio surveyedwas 0.4 space per residual demand after 7:00 p.m. was from mainte- 1,000 square feet,with a 90th percentile value of 0.5 nance crew and some office employees.The aggregate space per 1,000 square feet. accumulation curve for a Saturday showed a single The survey data support other recent surveys of peak occurring at midday,followed by a steady decline. office buildings, which show a continuing downward trend in parking demand ratios. This trend is partly SEASOIIAI YARIATION the result of a reduction in the average density of employees occupying office buildings. A survey of Unlike the demand for some land uses, office pazk- newer office buildings found an average employee den- �g demand generally does not fluctuate by season of sity of 4.25 employees per 1,000 gross square feet of �e year. A change is noticeable in some instances, building area,compared to older buildings,which had such as a higher rate of absenteeism during the sum- an average density ratio of 4.4.6 Another recent survey mer,but it was not considered significant in this study. involving over 130 office buildings found the average peak parking demand to be 2.66 spaces per 1,000 _ • square feet of GLA, with a range of 2.07 to 3.08.� �� �� .�., ''. ���., HDURLY ACCUMULATION . z.4 ` � �.��. � Data from pazking counts were also used to deter- mine the variation in parking accumulation through- ,'a out the day.The variation is most effectively expressed '�-,:�r � in terms of the percent of the daily peak parking <� accumulation for each hour of the day. In those terms, :� �.. ''' . ,� variation can be examined independently of other fac- . ~� tors affecting demand. ` .� �� The hourly variation in parking demand for an of�ce �;� building on a weekday and a Saturday is shown in ' y� exhibit 6. Each pazking accumulation curve is based � �± 6�' �-� upon the hourly pazking counts taken at freestanding ;� '� suburban office buildings.The curves from each loca- `=� � _.' tion were averaged and "smoothed" to account for .'���, � ��` .. � :• ',, slight time discrepancies in the counting periods and �;,y � � �* , uncommon, rapid fluctuations in parking demand. � �� , � : , Unli.ke other land uses,the accumulation curves for �> �, := �� :� each office building surveyed were consistently of the � a _ . ��� . .�. 6Institute of �ansportation Engineers, Trip Generation Manua! ,,,�';��` �`;�;�`� (Washington, D.C.: ITE, 1982). - ' 3 ` �' ;:� � :. �. � �N.S.Kenig,EconomiclmpactofCurrentParkingStandardsonOffice = �- '���_�v --�- Developments(Washington,D.C.:Institute of Transportation Engi- ;�.� � �`r;�� = c "' neers. 1982). � ' t " � - _�.. �. ,�� � �ai=. ,�4 �J:, , � y.- .��'.a -, .,�, q.^:,,-�+ap F7 ey' �9^ �L �<.. ro ::i+ ; ,� -` 4=-,"�ygT�..�" .�p'�?�'�''�'��,�'- .% �°t-d �°'� ��p. .�-:�.,7 am�y �y,� ,k, ��ij-.� �.� 16 ' F!' s�'"a�',i ..a ��a.�� . y�. {' ".�Nrx T r�?�'�� °'�'^.w.}'S'"Ga!�e�.s .� �j'Z.WS�'g �4�a*t,� �.i lr-� � .t �����Y�'�t'EI��^ � � t � BC Minutes - December 19, 1985 - Page 3 • NEW BUSINESS 1. Proposed plan for 10 story office building, 2 story parking ramp and 120 apartment units at Site A, Valley Square, the former Reese Greenhouse site. Mr. John Karwacke of Schoell- Madsen was in attendance. The management envelope is 889. There is about 1.6 AF of fill below the management envelope proposed as part of the development and compensating storage is r being provided. A sedimentation pond is to be provided for water quality enhancement with a skimming device to prevent floating materials from discharging into the creek. A proposed skimmer is a timber structure. Mr. Kremer indicated that he would like the developer to take a boring to see if there is a good enough foundation to put a manhole between the pond and the creek. In the manhole a weir would be installed to sub- merge the pond outlet. It was noted by one of the Commission- ers that there was no good access of the outlet for maintenance. If the city will want an easement, maintenance will be the city's responsibility. The Commission can't insist on accessibility for access but can recommend it. If there is a submerged outlet, you wouldn't have the same situation but at some point, it will still need cleaning. The manhole will have to be cleaned out too. The developer wants to keep the whole area as natural as possible. It was asked whether Golden Val- ley had a minimum requirement for green space. Mr. Kremer replied that the area below the management envelope will be • left for green space. Golden Valley does not have a shoreland ordinance. Upon the engineer's recommendation, it was moved by Mr. Silberman and seconded by Mr. Hoshaw that since compensat- ing storage has been provided and the plan is consistent with flood plain, the plan should be approved providing that acces- sibility be provided for maintenance of the control structure and skimming device for the pond and that the final design be approved by the engineering staff. Carried unanimously. 2. Development of a hotel and retreat center at the Northwest Business campus in Plymouth. This is a 22 acre site to be developed by Scanticon. The compensating volume is approximately twice that which is being filled. Discharge in this reach of the creek has been reduced by construction of a control structure at Fernbrooke. Concern was expressed about scour in the channel area. Mr. Kremer recommends that the area of the channel carrying normal flows that will be relocated as part of the plan be riprapped and that some form of erosion control be used around the catch basin at the time of construc- tion. Water quality is being taken care of by a large ponding area. After discussion, Mr. Asmus moved approval w�th the stipulation that the relocated channel be riprapped and that the final plan has to be approved by the Commission engineering staff and that the recommendations for the silt fence around the catch basin, riprapping and erosion control be carried out. eSeconded by Mr. Rye and carried unanimously.