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04-28-80 PC Agenda � , __-- -- -- . __ . ----- ------�----- : _ _� , , � -. � � � Golden Valley Planning Commission i�;� Apri 1 28, 1980 7:30 p.m. (Civic Center, 7800 Golden Valley Road� A G E N D A 1 . Approval of Minutes - Aprit 14, 1980 II . Report on City Council Meeting - April 21 , 1g80 Sue Eastes i III . Report on the HRA Meeting - April 15, 198� Sue Eastes i �, IV. Establish Dates for the May Planning Commission Meetings , , V. Set Date for the Informal Public Hearing - Rezoning APPLICANT: Hennepin County , „�, LOCATION: 9300 Naper Street , REQUEST: Change Zoning from Residential ta I-4 institutional ; VI . Preliminary Plat Review ! APPLICANT: Elmo Park Homes, Inc. LOCATION: Va�ley Village Apartments - North of Olson � Memorial Highway REQUEST: Approval of Preliminary Plat Vil . Informal Public Hearing - P.U.D. 27 ; � APPLICANT: Gittleman Corporation LOCATION: Gittleman/Neslund Property South of Glenwood Avenue ; REQUEST: General Plan Approval for P.U.D. 27 � VIII . Informal Public Hearing - P.U.D. 28 APPLICANT: William S. Peterson Architects ; �� LOCATION: 5000 Olson Memorial Highway REQUEST: General Plan Approval for P.U.D. 28 ; Pondwood Office Park � `i , Page 2 , Golden Valley Ptanning Commission AGENDA �� April 28, 1980 ' IX. Work Session on Capital Improvements Pro ram of the Comprehensive P1an , X. Review Planning Commission's Work Plan. � ! ;i - ', I � � i i � � � - � � � � � � Minutes of the Golden Valley Planning Commission April 14, 1980 A regular meeting of the Planning Commission was held at 7:30 p.m. on April 14, 1980 at Brookview, 8200 Wayzata Blvd. , Golden Vatley, Minnesota. Chairperson Eastes called the meeting to order at 7:30 pem. Those present were Commissioners: Eastes, Edstrom, Forster, Hughes, Levy, Polachek, Sehlin, Specktor and Thompson. Also present were Mike Miller, Planning and Redevelopment Coordinator and Martin Farrell , Assistant Planner. I . Approval of the Minutes - March 24, 1980 It was moved by Thompson, seconded by Edstrom and carried unanimously to approve the March 24, 1980 Planning Commission Minutes as corrected. II . Set Date for Informel Pu61ic Hearing - P:O.D. 27 � Mike Miller recomrnended that the Planning Commission set the date of Monday, April 28, 1980 for the informal public hearing. It was then moved by Polachek, seconded by Edstrom and carried unanimously to set the informal public hearing for P.U.D. 27 on April 28, 1980. III . Meeting with the Mayor and City Council Mayor Thorsen began by requesting the Planning Commission to attend MN/Dot 's �-394 meeting at the Mj,d q], on May 12, 1980 at 7�30 p.m. � S� Mayor Thorsen also requested the P anning Commission attend a special meeting regarding the Valley Square Redevelopment District on Tuesday, May 13, 1g80 at 7:30 p.m. in the Council Chambers at the Civic Center. The remainder of the evening was spent in an open discussion among the members of the City Council and the Planning Commission. Chairperson Eastes and Commissioner Sehlin volunteered to represent the Planning Commission at the April 15, 1980 HRA meeting. The meeting adjourned at 10:40 p.m. Respectfully submitted, � Sue Eastes, Chairperson Martin Farrell , Recording Secretary � April 21 , 1980 T0: Golden Valley Planning Commission FROM: Martin Farrell , Assistant City Planner SUBJECT: Set Date for Informal Public Hearing - Rezoning from Residential to I-4 Institutional Hennepin County is requesting that the property which they own at 9300 Naper Street be rezoned from Residential to I-4 Institutional�. ennepin County's previous request was the same rezoning for all � of the property that they own, including the radio dispatch facility ��dio tower and the shooting range._�—�— �This request only involves the property surrounding the radio dispatch `�facility. 1 suggest that the Planning Commission set the date for the ;informat public hearing at the next regularly scheduled meeting. �'—" � — — � 1• ` ' � ! V � � I � � April 21 , 1980 • T0: Golden Valley Planning Cort�nission FROM: Martin Farretl , Assistant City Planner SUBJECT: Preliminary Plat Review ' lmo Park Homes, Inc. is proposing to subdivide and plat 14 acres of land� presently occupied by the Valley Village Apartments into two separate lots.� The subject property is bounded on the north by the Chicago and Northwestern �Railroad Tracks, on the east by open area zoned institutional , on the southJ iby T.H. 55 and on the east by some commercial activity. J The total site is just over 14 acres in area., The proposal requests that this lot be subdivided into two lots. Lot 1 would be 7.9 acres�-{-3# , sq. :j an� Lot 2 would be 6.2 acres��70;072 sq—Ft� . - Currently, the Valley Village Apartments, a 108 unit comp ex , exist ory � he subject property and have an existing density of 5,696 sq. ft. per un� �The area is zoned Multiple Dwelling (M-1) and the ordinance requires 2,700 � sq. ft. per unit. The proposed lot division would reduce the density on� �Lot 1 to 3,188 sq. ft. per unit. This density would still be way above� �wha�t is required in the zoning ordinance and should not create a problem. � At the present time, staff is not aware o any proposals for use of the , �roposed Lot 2. ��The M-1 zoning would allow up to a two story multiple _ }dwe11 ing unit. A largg__�ortion of the easter�i section of the property is� ��below the flood plain and un er water. Therefore, part of the newly createdj � lot would not be buildab.le and any development would be somewhat restricted.� -- — —�� The ordinance also states that ' 'no buildings including accessory buildings �hall occupy more than twenty 20) percent of the lot area." �-'�fii�s impl.ies t�ha�-th-e-�bui ldable area on proposed Lot 2 would be approximate y 5 ,1 0 sq. . ft. — — — — _ _. After careful review of this preliminary plat, staff feels that this proposed iplat is in conformance with the City Subdivision Platting Ordinance and �the Zoning Ordinance. Staff feels that this is a reasonable request an� �{��suggests that the Planning Commission approve the preliminary plat as � �submitted. � � � _ _---- � � _ 2 � � � �-"�.-.. . .r ...i i i i .!i�_ . . ... ..y i .. ! . . � E j Cor. 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'6,.a i. �L�'�*�"'Bes.e ��rw.arer.'� ,wrnn.l \� . �1`1�� efi` K89°I!' S'iM.,� i ieYdraM-, ,. w: ��$,�i�,6;.. .�� i�b�«vo...,w \� � � 1 �- • � P B)3.03 �+� . •�• ' 7a.l��:�i: ' a +.•s .. r.- �s.r..�� .. _ �� `�iq . iaoN '.x' 4+" Scv�tiie ��':��,}p�ii3c° r�'.�.... �..i .,� ., -�,-aN:�s :"gt'3:� sz � e' .., _ �i:M,.t.r�. �raT�. . �.� ee � w•e�.r 1 .. . .. . .(�. '�d's . y� Iss.S� _� ------ 0 L S 0 N ... --.�.: a�...,,. � '- _ M E,�0 R 1 A L b��_; r� �� - j��`� . _------ -- _ :�.• ,,. --•'- ---'._ Bso.ao - " • d.cerner oF N.W.Yy eC Sec.!9 � 6/G.50 _'_' """'" � '-Y.B9°IP.lS'K L `6auiA Gne e! N.pL% oC gec.19.�t9�R.f4 P 4�d � �ROPOSED � VALLEY VILLA�E ADDITION O+YNE�t: Elmo Park Apsrtment rlomes, Inc. SURVErOd: Egan, F�eld 8 Nowak, Inc. 'al� Wa�zata Bo�levard Mt�nnannlit 6hN i��:h 3� • MEMO TO: MIKE MILLER, GOL�EN VALLEY PLANNER FROM: CITY ATTORNEY SUBJECT: APPLICATION OF GOLDEN VALLEY PLANPIED UNIT DEVELOPMENT ORDINANCE DATE: JANUARY 23, 1980 You asked us to follow up on our presentation to the Golden Valley Planning Commission a month or two ago with a memo outlining the nature and extent of the Golden Valley Planned Unit Developnlent Ordinance which is contained in Chapter 15 of the Golden Valley Zoning Code. Our comments are contained in the following paragraphs. I. Introduction. " Over the last decade or two planners and muniGipal governments have recognized the need for flexibility in zoning ordinances, particularly with respect to the traditional zoning methods of regulating the density of population and bulk of buildings by use of regulatior,s that are mutually exclusive. The effect of such regulations is �o prohibit comnercial uses in residential areas and to separate multiple dwelling districts • from single residence areas. The rigid nature of preexisting zoninc� laws did nbt provide for the many mixed and flexible uses required in our modern society. Accordingly, there has been a rethinking of the traditional approach to zoning. One of the newest and most far reaching of the devices designed to remedy many of these problems is the "planned unit developrnent" technique. It is a process whereby a land developer proposes a unitary development of land which incluc3es primarily residential uses but mixes in limited commercial uses while at the same time varying minimum lot sizes, setback requirements, subdivision regu].ations and other traditional density control provisions. The same technique may be used in planned industrial and com;nercial districts. The main purpose of a "planned unit development" technique is to avoid the rigidity of zoning and subdivision regulations while at the same time preserving the � overall plan of the community for density of population, appropriate balance between various types of land uses, their locations and the use of public thoroughfares and utilities. Planned unit development regulation varies from municipality to municipality and from area to area of the country. The planned unit development law in Golden Valley is established by the Golden Valley Zoning Code. A project in Golden Valley must comply completely ��ith the part of the . Golden Valley Code regulating PUD's before it can be treated ! �t • as one. The limits on the use and application of the Golden Valley PUD regulations are the regulations themselves, the common law and the constitutional law extant in Minnesota. II. Planned Unit Development in Golden Valley. The law -regulating PUD's in Golden Valley is contained i'n Chapter 15 of the Golden Valley Zoning Code. A. Purpose and Intent of the Ordinance. The purpose and intent of the ordinance is contained in Section 15. 02. It provides that the ordinance is to encourage the use of contemporary land planning principles and coordinated community design. Among other things, the PUD procedure is designed for use where the area in which a development Aroject is located is such that designation of a single-use zoning district and/or application of standard zoning code reguirements may be too rigid for practical application. Section 15. 02 goes on to explain: "It is the intent of this section (ordinan�e) to provide a means to allow design flexibility by substantial variances from the provisions of the zoning code inclucling uses, setbacks, height, and similar regulations, but not . including parking requirements, off-street loading, 'necessary screenina and the like. " 8. Rules and Definitions. The rules and definitions for application of the Golden Valley PUD Ordinance are contained in Section 15.03. The first portion of the definition of a PUD in Golden Valley is divided into two parts: (1) all developments having two or more principal uses or structures on a single parcel of land, and (2) apartment projects involving a multi-use structure, such as an apartment builc3ing with retail at ground floor level, townhouses and similar projects. The Golden Valley definition goes on to provide that planned unit development shall also include two or more principal use structures located on two or more lots either in single or multiple ownership provided the combined area totals two or nore acres and the plan subm�tted includes the entire area to which the planned unit will apply. Thus, the focus of PUD's in Golden Valley is that they must involve developments having two or more principal uses on a single parcel of land or a multi- use structure on a single �arcel. If a PUD involves two or more lots in single or multiple ownership, it must include two or more principal use structures, provided the combined area totals two or more acres and the plan submitted includes the entire area. � -2- � • In the final analysis, the PUD concept in Golden Valley nay only be applied to projects which meet the definitions set forth above. It is unlawful to apply the PUD Ordinance to any other type of development without a change of the Golden Valley Ordinance. Note also that Section 15. 03 of the Golden Valley PUD Ordinance provides that whenever a question arises concerning the interpretation of the ordinance, " it shall be the duty of the Planning Commission to ascertain all facts concerning said question and forward all data and a recommendation to the City Council for a determination. " The importance of this sentence is that it requires the Planning Commission to forward any questions concerning the interpretation of the PUD Ordinance to the City Council for a determination--the Planning Commission's role is not to determine c�uestions concerning the interpretation of the ordinance, but rather to apply the ordinance to existing fact situations. If the fact situations do not fit within the oridinance, the matter may not be handled as a PUD and must be handled in the traditional methods under � the Zoning Code. C. Standards and Criteria for Granting PUD Permits. The standards and criteria for granting PUD permits are contained in Section 15.05 of the Golden Valley Zoning Code. It generally • provides standards and criteria for the City Council to consider when granting PUD permits; however, the standards and criteria are also those which ought to guide the Planning Commission in its deliberations whether to recommend approval or disapproval of a particular application of the Code. In addition to the usual health, safety, morals and general welfare considerations required for approval of a PUD permit, Section 15. 05 establishes a standard that the proposed use "is in harmony with the general purpose and intent of this ' Ordinance. . . . " Assuming that the definitions referred to earlier have been met, the section goes on to provide: "PUD permits may therefore be used to either (a) "permit some variety of uses within transitional areas which will blend well with surrounding uses; or (b) provide a means of flexibility in design and construction in such transitional areas or (c) provide maximum public control over the eventual development of such transitional areas; or (d) achieve a combination of the foregoing objectives. " The balance of Section 15. 05 of the Zoning Code provides specific standards for residential and transitional areas. Those � stanc7ards are applicable to a particular project only after -3- .� � ithe definition of a PUD has been met. If the definition is not met, the project does not rise to the level of a PUD and must be handled under the other portions of the Zoning Code. III. Other Legal Limitations. A. (�Ihat Zoning Cannot Do. Zaning regulation is an important tool in guiding development by private individuals and organizations within a municipality so that the land will be utilized for its best use. It is a means of providing adequate space for each tyge of use and preventing congestion, all to further the health, safety and general welfare of the public. A planned unit development, similarly, fits into the general scheme of zoning by providing for mixed uses on the same parcel or multi-structures on the same parcel in accord with the definitions discussed above. However, zoning or a PUL ordinance may not be used to accom�lish illegal or undesirable objectives such as: forcing undesirable uses out of a community, accomplishing �racial segregation, accomplishing esthetic control or obtaining park or other lands for the city where a developer would not otherwise be required to make such a donation. There are other unlawful uses of zoning. Generally speaking , an unlawful use of zoning, including application of a PUD ordinance, would be to obtain � an otherwise unlawful end by the use of it, which is not related to the general health, safety and welfare of the public. B. Potential Hazards in the Use of PUDs. The line of Minnesota Supreme Court cases culminating in Cracraft v. City of St. Louis Park, Minn. , No. 101, April 27, 1979, distinguish between a "special duty" and a "public duty". They hold that a municipality is liable for the special duties it owes particular persons or classes of persons, but is not liable for a breach of a duty owed to the public in general. As you remember, Cracraft involved a fire inspector's failure � to observe a hazardous drum of duplicating fluid vahich exploded a couple of weeks after the inspection and caused the deaths of two boys and severely injured a third. The drum of duplicating fluid was on a loading dock of Benild High School adjacent to the football field. The Court held that the failure of the fire inspector to observe the dangerous drum of duplicating fluid and require its removal did not subject the municipality to liability for the deaths and injury to the youth because the city's duty to inspect is a duty owed to the public in general--not anyone in particular. The Minnesota decisions culminating in the Cracraft decision are important to us because they do indicate that municipalities are liable for a breach of "special duties. " � Special duties are duties which are owed to particular persons -4- d � or classes of persons. Does the application and use of a PUD permit with its intricate requirements of spacing, population, building construction standards, etc. , create a special duty with respect to those persons occupying or using the structures which are subject to the PUD permit? We think not; but it is an open question and could cause a municipality a lot of trouble in the future. Accordingly, we have advised the city to limit its use of FUD permits to those matters specifically requiring them and to refrain from becoming too involved in the specific construction and other details of any given project. We also think that the potential liability for creating a special duty is such that a city would be well advised to refrain from an overuse of the PUD zoning technique. Note that other zoning methocls do not involve the intricate c7etail of a PUD and, hence, do not give rise to the possibility of the creation of a special duty. Perhaps an analogy would assist you in understanding the special duty-public cluty distinction. One has no legal duty to take the role of the "good samaritan" and save someone drowning in a river. However, once a person undertakes the _ duty of attempting to save a person drowning, he is obligated to exercise due care in his efforts and will be held strictly accountable under the common law rules of negligence if he fails � �o do so. This situation is similar to that of a PUD permit. If one undertakes to agply a PUD permit to circumstances where � it is questionable that one ought to be applied, and the application of the PLTD regulation becomes quite detailed, it is possible that a s�ecial duty is created to those persons the detail is designed to protect or serve, and the city is charged with a special duty as a result thereof. � -5- � April 23, 1980 T0: Golden Valley Planning Commission FROM: Martin Farrell SUBJECT: Request for General Plan Approval - P.U.D. 27 Gittleman/Neslund Property BACKGROUND AND ANALYSIS In the�ast�the�e_laave been a number o_f�-o�osed alans for the develo ment of the122.3 acres of land located south of Glenwood Avenue; north of Laurel Avenue and 'ust west of the M.N. � S. Railroad tracks. 'The two� J l_I developers, as already stated when this P.U.D. received concept approval ,� ``,have reached an agreement and divided the two properties using the creek �Zthat flows northeasterly through the propert� `.- - - - r---, >1'he 11 acres north of the creek are to be eve oped y Gera es un �into 17 residential lots and the 11 .3 acres lying south of the creek are �o be developed as a P.U.D. by the Gittleman Corporation. — ---- - --J �The request or genera plan approval of the P.U.D. involves only the � � �11 .3 acres of land to be developed by the Gittleman Corporation. � The property is currently zone or residential development�. The ,surrounding land uses are residential on the west, propose residential r on the north and bordered by the railroad tracks on the eas��itre comprehensive fian�c.a-.�s€e�a--c�e�-�II��tierr�-i-ty- . . eve opmen on t�he--site:�� The t proposed development seems to be consistent wi e ompre ensive Plan� and should be__compatible with the surrounding land uses�------ The proposed development will consist of two condominium buildings �identified as �ii ings and II on the attached site plan) .' Each building will� �'b� Type V o�e�io��constru�ction;l consisting of three stories of wood frame construction over one garage level , with concrete block walls and a � --'� p re ca s t p 1 a n k de ck. e -a-'r�-d-i-n-g-`s-e�scte r�or v�i i�� a ce r i c . � Th e two � b u i 1 d i n gs w i 11 p rov��tot-a�--Q-f-1-A�8-cor�dom.tn-i-um-ua-i-� e � site. � . I _ � — Building I and II will provide 36 one bedroom plus den units and 1 two , ibedroom plus den units for a total number of 54 units each. The average� �density for this development would be � acre (or 4,558 sq. ft. ti per unit) . � fApproximately 1 .8% of the property witl be covered by structures wit �32•8i of th e 1 an d a rea 1 a n d s ca pe d. Ab-o r�t-3:�°�ofi-th-e-sirte wH-1-be-1-e-£ in its na ut ra7- state w�`�tiT8.8/�one acre, proposed for ponding. 2.7% � � of the site will be used for exterior parking. , ' Page 2 � Memo - General Ptan Approval - Gittleman/Neslund Property Apri 1 23, 1980 This development requires 126 interior parking spaces and 108 exterior ) parking spaces for a total of 234 spaces. The proposal allows for 144 � interior and 70 exterior for a total of 214 parking spaces. This is J twenty spaces short of the requirement and a parking waiver will be r ' � requi red through the BZA. I--- —' � ._ — _J The ittleman Corporation intends to dedicate approximately 2.3 acres of land to the City of Golden Valley, part of which will be for the {� .- �rel Avenue extension and part of which will be for park and recreation) purposes along the exi st i n creek bank. Any ement-s�°eqai-�-eL�r; 'r�-----=�� e note on the final plat. �he Engineering Department has reviewed the drainage and utility requirements f� land has found them to be adequate. The landscape plan has also been J reviewed and conforms to Staff's general satisfaction. — --� ---�:---. Attached to this memo are copies of the City Department Heads' reports regarding the general ptan approval of the P.U.D. Also enclosed are a copy of the general plans as submitted for general plan approval . RECOMMENDATION � jAfter considerabte debate over past proposa s , e s a ee s t at thi �P.U.D. is a good development. �, Both the City Council and the Planning ""�'�—.� �Commission have given concept approval and �is plan has not substantially1 �deviated from the Concept Plan. 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'i�►, '•�/� �y. -��►.._"'"°��„-��. - ' , .�.�-=� `r•-. � �'�.'��,�� :�� _ ��1r . ��: : =�--��_ .� ;, _ _ _,. -_ ! =-_ , P l G�y.,� �� Bassett Creek Flood Control Commission � 7500 Goldea Valley Road Golden Valley, Mianesota 55427 April 1, 1980 Mr. Lowell Odland Director of Public Works City of Golden Valley 7800 Golden Valley Road Golden Valley, Mianesota 55427 Re: Golden Valley Development; Gittleman Corporation Dear Mr. Odland: • Bassett Creek Flood Gontrol Commission has reviewed the proposed land use, grading plans and erosion control plans for the above referenced develop- ment, and finds that the proposed development is consistent with the policies of the Watershed Management Plan for Bassett Creek. The Commission will want an opportunity to review grading plans for the single family residential lots located along the north side of the Creek when those plans become available. Sincerely, �7' y�"( Peter Enck Chairman PE/cb c: Mr. Harold E. Ness Gittleman Corporation � � Aprit 23, 1980 T0: L. E. Odland FROM: T. G. Snetsinger SUBJECT: P.U.D. 27 - Gittleman Corporation Sinee hydrants are required on the site, the 6" watermain shall be City owned and constructed in accordance with the City specifications on a 15 foot wide Public Easement. The connections to existing 12" watermain shall be made using wet taps. � The Sanitary Sewer shall be privately owned and maintained. The Sanitary Sewer connection shall be accomplished by constructing an outside drop on the existing manhole. Also, the Sanitary Sewer service running northeasterly f rom proposed manhole number one should be installed with additional ground cover. The Storm Sewer shall be privately awned and maintained. Connect • proposed 12" Storm Sewer, flowing northeasterly, to an existing 48" Storm Sewer running paraltel to the Railroad tracks and flowing northerly. A1} of the specifications for the utilities must be approved by the Engineering Department. Finally, the developer shall submit for approval a plan showing their proposed methods for controlling erosion and silting of the drainage way during construction. • � Memo Date: April 18, 1980 To: Mike Miller - Planner ' From: Lloyd Becker - Supervisor of Zoning � Inspection Re: Review of General Plan for P.U.D. #27 - Gittleman-Neslund Property Upon review of the General Plan dated March 25, 1980, i have the following: 1) As a P.U.D. , setbacks, green areas etc. are addressed. �ne item that is not covered by P.U.D. is the required parking, which if not adequate, must request waivers from the Board of Zoning Appeals. The parking, as shown and stated in general information, is adequate and conforms. 2) The plans are not detailed or complete for any construction determin- ation, however, the provisions of the complete State Building Code shall be requi �ed for construction. 3) Handicap units must be provided in the ratio as required. • 4) Fire protection for below ground areas shall be provided and stand- pipes for stair areas. 5) Carbon monoxide detectors will be required in all underground garage areas. 6) Elevator required in each building. _ 7) Fireplaces shall have individual conbustion air. 8) Plan is inconsistent on floor plan sheet #6. Fireplaces are noted as on 3rd floor only, however, detail showing unit B and noted for all floors shows a fireplace for the unit. g) Phase 1 shall have all the requirements for parking, green areas, etc. � completed and shall not be dependent on final completion of Phase II . 10) All plans must be submitted to Inspection Department for approval before any work is to be started. ' 11) Architects and engineers will be required to submit written reports for each phase of the construction; they will be required to provide construction supervision and inspections as they relate to design and specifications, and a final letter will be required from the architect and engineer which states that all construction including landscape, curbs, gutters, and parking comply with all the provisions of the • P.U.D. and plans and specifications as on file and approved. • DATE: April 15, 1980 T0: Mike Miller, Planning and Redevelopment FROM; George Erickson, Fire Marshal SUBJECT: P.U.D. #27 As per your request, I have reviewed the site plan for the P.U.D. #27 and find that the roadways and the location of the fire . hydrants now meet aur requirements. However, until we can review a complete set of specifications of the construction, we are unable to give general plan approval . Questions being; sprinkler system � for underground garages, standpipes for condominiums, fire alarm system, elevator over-rides, etc. Would be happy to discuss the above at your convenience. � ° T0: Planntng and Redevelopment Coordinator � FROM: Park � Recreation Director DATE: March 3� 198p ' RE: Public Trail Way - Gittleman/Neslund Property t The following i.tems are those that the Park and Recreation Department would recommend in so placing a public trail through the Gittleman/Neslund property. 1 . That a 100' easement be obtained running 50' on either side of the center line of the south fork of Bassett Creek as it passes through the Gittleman/ Neslund property. Also a 50' easement along the Southwest corner of the property, and a 50' easement along the Northeast corner of the property (see attached map - easement area outlined in yellow) . 2. That the trailway as laid out, would be subject to engtneering study and approval of the feasibility of the trail constructed through the flood plain area without substantial lnterference from the water on the premises. 3• Subject to engineering study of app�oximate costs of completing the trailway through this tract of iand, and a commitment under Ordinance 406 that the developer pay all or a substantial portion of the costs of completing a trail through said property. � 4. All purchase agreements used by the developer shall contain an underlined statement in caps that the land will be subject to a public trail easement, along the south fork of Bassett Creek, as it passes through the Gittleman/ Neslund property. 5. That the trailway easement be recorded prior to any construction on any Part of the development. 6. That the width of the actual t�ail and construction thereof be subject to the supervision of the Park and Recreation Department, and if adopted, that this be accepted in lieu of the 10� required unde� Ordinance 406. °�� . � l John L. B enna ecreation Director• � f � ` ^ i , _f , . C��` �S - Apr i 1� 21 , 198� � . � � � ' T0: Golden Valley Planning Commission FROM: Martin Farrelt , Assistant City Planner SUBJECT: Pondwood Office Park - P.U.D. 28, General Plan Approval BACKGROUND AND ANALYSIS The William S. Peterson Architectural Firm is requesting general plan approval at a proposed Planned Unit Development on a parcel of land 3.71 acres in , �area. The property is located at 5000 Olson Memorial Highway. 1 � - The;proposed project calls for the development of three office buildings on t eh easterly portion of the property. Two of the buildings are 3,96o sq. ft�� each and the third building (closest to T.H. 55) is 2,970 sq. ft. This � �omprises a-�o�a1—�10,890 square feet of building on the site. This , "' �, would produce a density of 6.7% of the entire lot that would be used as a building area.,_ Approximately 44i (71 ,600 sq. ft. ) of the lot will remain as ponding area and 56% of the lot will be land areaJ�Thus, the density o� building area to available land area would be 12%. — � The ubject property is zoned Business and Professional Offices and the propose use would be consistent with the zoning. �The properties adjacent to the (^" ��subject property on both the east and west sides are also zoned Business � �and Professional Offices. The proposed use would be compatibte with the 7 �� surrounding land uses. The Comprehensive Plan calls for limited busine�l �� on this site and again the proposed use would not be inconsistentJ— Traffic access to the site would be atong the service road and out onto T.H. � 55. ��P e-i s a 0 exi st gn ea-sement a-fiong t se out s i e o . . 5:j The � �jordinance requires one parking space for every . . o ��ice j — ispace and in this case, 73 parking spaces will be required. Provision o 9 � �spaces has been proposed. Traffic and parking should not create any problems� Drainage and utility requirements seem to have satisfactorily met the City's �� Engineering Department's standards. Catch basins will be installed to allow� �or proper drainage into the ponding area. Staff recommends that an up-rap '� nd an apron be installed at the storm sewer outfall ., 1 The proponent has agreed to mount a wall hydrant on the center building, facing the parking lot. This should provide for adequate water access and f i re safety. The'�site does offer some potential drawbacks_�he soils in this area are ttivery poor quality and generally not conducive to intense development. Soi � � correction will be necessary for any construction on this site, and some so� ` of pi 1 i ng wi 11 be requi red. , � — — — ---- � It should be noted that the Planning Commission has previously recommended ta�' ,�the City Council in their report on Privately Owned Open Space Sites that thisl property be maintained as open space. The following was taken from the Planni�g � Merr� - Page 2 Pondwood Office Park - P.U.D. ?8, General Plan Approval April 21 , 1980 � C�ission's Report RECOMMENDATION: Since most of this site is located within a flood plain, and it is known that the site has poor, wet soils, attempts at development should be discouraged. The City Council may wish to consider public acquisition of this property at some time in the future. The Park and Recreation Department , in their Inventory Report �depicts the -ropose evelopment area as roi �ows : — Natural Features: Marah, bottomland, cottonwood, willaw, boxelder, wetland, recharge area, aquatic habitat, nesting site, feeding area, cover and protection. Condition: No major problems Potential for Management: Retain as "Open. S�ac� Open Space Value: High � It should also be noted that the proponent plans on dedicating over 50% of the� �� total site as a drainage and flowage easement. «The Engineering Department C=.� � has suggested that this line conform more closely to 838 contour line. Therefore,j �`the ponding area will remain relatively unaltered and conti.nue its role as�f � a storm water holding pond.� — RECOMMENDATION f 7he proposed development appears to have met all of the major requi.rements of �—.� � the P.U.D. - General Plan of Development �ection of the Zoning Ordinance. The � ` prop�roject is consis ent with both the existing zoning and t e ompre- jhensive Plan. The development would also be compatible with the surrounding � '� 11_�ses, — — — — — — — — — ' ---� �The proposed {�roject does deviate somewhat from the recommendations by 6oth ` the Planning Commission and the Parks and Recreation Department to keep thi� 'area as open land. However, given the fact that the ponding area will � �remain as a storm water ponding area and over 50% of the total site wilt b � dedicated to the City, staff feels that this project would be a reasonable "�, � use. ,;Therefore, staff suggests that the Planning Commission give favorable�� consideration to this request for general plan approval . � — — — — — � � - • - � � TAKE 5 e h o A o off• 01SGN i °+ C � � ----- --- J- � .. - —�-- • - - �--- - - _ � ^�- ---- — � ( � . �� ' ° • U o: ti ..J � ` � C I N O 1 ,� -� .�' a, ..... z,� _ _ T : _:: � � � - � � � e: , o. _ � r .� o�z � � ! •• 0 0 ;<� ! � �`o�M' O � ' � i �.�1�v ��o ^r � �' a 0 t�FF1c.f� u �� i 'C'�i�5��. - i a l m b � ti 4 b � � � i� 1 1 m H G � �� . � n� �� 00 �v a � � _ ` � �' ,p M O � r ; � ` � `1 �� ,� v� � o� 175 � � N�d -� -C � i � �p � �'��p; c',. �:�, � /�,7��•�Q+ J.T�,S O`ia(1.�pta �� ' , � 6 � ti I m � o. ,�, - � � � , -� y6� �L'; � � �s� p� � �� O -� i r � �o �� °� � o '�,, � � �, � ; z 's � �o �N - ��' `� ° o � . � y N � O-o , , � �O � — � �'a� � � a'- l! •,�pe � O ��p��' .ye�� Civ � toReds •��95(10 Reas)•• '3 '• �° . w �: ��_ � j a x' �; :�'•.._ZLZS_4l 2ts_• Oe.'o. z2-a- 0•109.3(43►od.l• °° .°� 16 �^• � � 2 4 � .. 4b. � b�330 - ____ 2 -- --- 1---• �. '-•: ..315.9.. �.----- ��.�-� ,I ` � '�/ a� 49 ' 16.b'� �ZS :ry �B�S••• � bp/` .j�a�t".f9� � 0. �l �9�,• ��a . • 1 /� • L a +��. s� 336 400 _' 4�ni / • t .Yf• o i�.�!15 �• �, \`�i •�� 1 : I / 1.�6, � `'� 9 p� .P 706.. . A N 60 '� � � '6� � �A� p � �4 •J' a � . / J �,. r� .,• '--�: ,�o•_q4,, �• +}2� .v I �� V+ � � ,� �„ • '9�',�� .o�.� °o �.. I � � � p Q 300 • •�' is...�, �.-- � � .Cj 0 � �,l3'� o = �-IZO --��' I o 120 � 'b°'� � ijo � " 2I� 15 �\ /l�,6�?0 60 0� 9� �• y.�\ '93', ` Fs _ V' J .M 6� � / r .�� a+ N .fj D• A w o• s i � �i � � �� 3/7• 323• � � • A r f • io ., e�l,_ •c� ,° � `p f �" 327 . /�y � � , D 4�y 0.2• � � a '�o l2 4 . ' p 3.�� o l o �,�r '' a - ��VC25 � � zl.7 30i 3/� �nBUR IDE�� G./ t fj � w �4 �;d, ' oa W c 3/6 s � ' � ./ ; 0 8j�s• �, � ---�^-�r ----- 30. ' 2z4 � , �5 y,•. • a , ao�o ��5 �9.4 34•i Ilo 3S. , , . , �t6 ., � •.s,.` �` • • • 1 Q` G•5o d'z9'j �' � oo a� � � � b �, so� 60 0"• , szz� 92g °.�'A,l�s W e� s. � •-`rn _� rn , .,, N _ , � :, 9 .. o .�• �� :t 7D s� .� o o J N N . � 3�1e ,' � p � yq� � N "- a� � �+ � � A �, �,,,�o - ,,y 126.6 N w N �.� ' w � `A � � • _ Z !I 33 lo � \•-a-- -(w- 4�• � � o fio 9/•— � r �oi rn �� `D sc. s y _ •- 's 'v 3l �t'�►it 'f �.; �'-: '.. os. �.o��, ' �� ° :�°° v �zo q. �,�, ,�s o , �� ' �` .ZZS� a�OM1S3M � � 0 n 44B = 'Z2, : �•��y� w � i�. ��v 'p' o y� -' ; -•63 85 .. ._54. I jo 52p di � 1;•� � o i o ��° ��e .04 �° -` � A�'�'•41' :si �•, ;M;.'�o .�o o� ..f ,� q,�i, w , � `� �� ;;�.b.- ;� �; � _ � G7 � �0 �a� � yq /��/�`-�[ -i' v+ �, a� p = ,� :i �:./ r � .�1_ .4 �'„�\ / Oa 'etl • S� _/G.�+ '1 _-P:,_m �► ~ `r' t . ; , ifi�CCli/Et�B q �� - ' L"AN �ICKLE, ALLEN & I�SdL;'(NC. Bassett Creek Flood Control Commission • ?800 Golden Valley Fioed Colden Valley. Minnesota 55427 q. . . " ` February 1, 1980 . City of Golden Valley City Hall - 7800 Golden Valley Road Golden Valley, Minnesota 55427 Re: Proposed Professional Office Building 4900 West Highway 55 Gentlemen: • Bassett Creek Flood Control Commission� has reviewed the grading and drainage plans for the above referenced development and finds that the development, as proposed, is consistent with the policies of the�l�atershed Management Plan for Bassett Creek. The Commission recommends that an erosion control plan be prepared and implemented to control siltation of the creek during construction. Sincerely, � . � �� Peter Enck, Chairman BASSETT CREEK FLOOD CONTROL COMMISSION PE/111 � , cc: Mr. Richard A. VanSickle - � , . � Apr11 21 , 1980 T0: Lowell E. Odland FROM: Thomas G. Snetsinger SUBJECT: Proposed Pond Wood (4975 Olson Memorial Highway) The proposed pians dated 4/21/80 (TS) have been corrected and revised as per memo dated 3/21/80• However, following are some required revisions on current plan (4/21/80) 1. Revise proposed drainage and flowage easement line to conform more closely with the proposed�83s contour. � 2. Place rip rap and install apron at storm sewer outfall . 3. Water service shall be installed using wet tap (on existing 16" P C C P) rather than cut-in tee, as shown on the plan. 4. Label Plat "existing wetlands" 5. Location of outlot 1 described on preliminary Plat? 6. Services are to be installed, owned, and matntained by owner. Services are to be encased where installed under pond at approximate location of existing 30 foot roadway easement. � y � .� 1 � Date: April 15, 19�0 To: Mike Miller, Planning � Redevelopment Coordinator From: Lloyd Becker, Supervisor of Zoning � Inspections Re: P.U.D. #28 - Pondwood Plot Plan: The plot plan shows three buildings on one parcel of land, Whi�e the P.U.D. Ordinance will allow this, it appears the intent of this proposal is office condominiums. if this is the case, the question should be addressed if the parcel is subdivided or condo'd later. Parking: Parking conforms to the Zoning Code for B � P0. Soil : Soil is bad and special consideration for construction of the build- ings and all utilities to and within the site and between the structure. Fire Protection: Recommend coordination with Public Safety for hydrant locations and fire protection requirements. Suggest complete fire separa- tion to roof between units. � Landscape: A bond sufficient for all landscape, blacktop, curbs, etc. shall be required in amounts per value of that partion of construction. Al1 parking lots and driveways to be by approved engineer, design of same related to soil conditions on the site. Construction: All construction to be per Minnesota State Building Code and all parts applicable therein, including Energy Code. � . � • DATE: April 17, 1930 T0: Mike Mi11er, Planning Coordinator FROM: George Erickson, Fire Marshal SUBJECT: P.U.D. �o. 28 Pondwood As per your request, I have reviewed the plans for the Pondwood Project and, after discussing the soil problem with Engineering, we have agreed to allow a six inch line for water supply and mount a wall hydrant on the center building, facing the parking lot. � This would allow the Fire �epartment a hookup in the center of the project. A fire lane of twenty feet is requested in direct line with the wall hydrant, to allow fire equipment access to the wall hydrant. I have no other comments at this time. � . � � INFORMATION SHEET PUD No. Z8 Po�dwood Office Park Locationa 4900 West Highway #55 PUO N�. 28 4s �eferred to as Parcl No. 12 in our InventorY Report, ou� Guidelines for Develoament Report, and the Plannin�Commission Reaort to the City Council on P�ivately Owned Open Saace Sites. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Our InventorY Reaort depicts the p�oposed development area as followss Natural Features — Marsh, bottomland, cottonwood, willow, boxelder, r+et— land, �echarge area, aquatic habitat� nest4ng site, feedi�g area, cover and protection. Conditiona No major problems � Pote�tial for Manaae�nenta Retain as "Qpen Space" O�en Scace Values High - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Our Guidelines for Develoame�t Re�ort states the following: ��An important link in the chain of open spaces, it is likety that this parcel�` wilt �emain open due to its role as a storm water holding pond. However, should this status change, pu�chase would be considered very important". � � � � � � � � � � � � � ° � � � � � � � � � � � � � � � � � � � � � � � � � � _ The Plannina Commission Reoort is as fotlows: — "Since most of this site is located within a ftood plain, and it is known that the site has poor wet soils, attempts at development shoutd be dis— couraged. The City Council may wish to consider public acquisitio� of this p�operty at some time in the future". _ _ _ _ _ _ _ _ _ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - The total ac�eage fo� PUO No. 28 is 3.�1 scres. I wilt have a layout of the Qroposed deveopment at our meeting on the 31st. • � � � Apri1 23, 1980 T0: Golden Vatley Planning Commission FROM: Martin Farrell , Assistant City Planner SUBJECT: Work Session on Capital Improvements Program of the Comprehensive Plan As requested by the Planning Commission, staff put together a narrative report for Capital Improvements Program which defined the programs on which money will be spent. Each Commission member received a copy - of that report at the April 14, 1980 Planning Commission Meeting. Please review it and prepare to make some sort of recommendation to the City Council regarding the Capital Improvements Program. •� • . � � April 23, 1980 T0: Golden Valley Planning Commission FROM: Martin Farrell SUBJECT: Review of the Ptanning Commission's Work Plan Attached is a copy of the Planning Commission Work Plan for the upcoming year. Ptease review it and prepare for further discussion. , — � • � a � • • .` • • .� ¢ • • • • • � ' i f i • . • • • • �I i � i i � cl � � �0 � • � � � , • � • • 3 • m ul � � ' � � E C • • j � t- i � � � � � C�o � � � O t0 • ' • - +� E ZI � � • •� N � � • • � rn • � � � � c� � • a o j j : C � _ L � � � •C •C � � • • I � � 'p � � • � � C. Q N � • � • � ' C O � � � .N � � � • � ? � � •: •� • rn • �° Q � i rn C T � • •C �I G 7 � � � � • � � � � • � _ � � � � • � � (p � � _ �. • • � �I � • • � • • C,'�! • � � • • Q � • • � C G � � c O E 3 �o a� - a d +� '� o a� a m m +� > u �n � > v •E N N E � c v +� o o • o +-+ a � � oc E �' a>i Tcco ° � �, � ^ a3 E v�i C s � c� {- c� j +-+ � m O m > m � O N �• �- ++ c 3 N •- 3 3 m 3 �.+ O L- .- L G � V C N 7 �C � C � y f0 C � - L � 'O •4� C. • O �- C Q� U •- �- J �n a O c u E � u � �o -v O > � a.+ > i �c �> t0 E t- �0 d O • C O � O � N t� � �. O N c� — a � �nc� a — a am c� moc s ¢ � m N �