11-05-12 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, November 5, 2012
7 pm
1. Approval of Minutes
October 22, 2012 Regular Planning Commission Meeting
2. Informal Public Hearing — Planned Unit Development (PUD) — Northwest
Corner I-394 and Highway 100 — The 3.9.4 Apartments- PU-112 — Preliminary
Plan
Applicant: Global One Golden Valley, LLC
Address: Northwest Corner of I-394 and Highway 100
Purpose: To allow for the construction of a 6-story, 308 unit, market rate
apartment buiiding and a 6-story, 118 unit, senior living building.
3. Informal Public Hearing — Minor Subdivision — Glenwood Avenue and Harold
Avenue - Olin Woods — SU17-10
Applicant: Dr. Paul Olin
Addresses: Lot 1, Block 1 Olin Addition and Lot 1, Block 1 Fahrendorff Addition
(Glenwood Avenue and Harold Avenue)
Purpose: Ta allow for the reconfiguration of two existing single family residential
lats into three new single family residential lots.
--Short Recess--
4. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
5. Other Business
6. Adjournment .
` Th+s doeument isavailable in afternate formats upon 7 72-hour request. Please call
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may inclutle farge print,�lectranic, Braille,audiocassetta,etc. �
Regular Meeting af the
Golden Valley Planning Commission
October 22, 2012
A regular meeting of the Planning Commission was held at the Golden Valley City Hall,
Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday,
October 22, 2012. Chair Waldhauser called the meeting to order at 7 pm.
Those present were Planning Commissioners, Kisch, Kluchka, Schmidgall, Segelbaum
and Waldhauser. Also present were Director of Planning and Development Mark Grimes,
City Planner Joe Hogeboom and Administrative Assistant Lisa Wittman. Comm'rssioners
Cera and McCarty were absent.
1. Presentation of 2013-2017 Capital Improvement Program—Sue Virnig,
City Finance Director
Sue Virnig, Finance Director, explained that the Capital Impro�ement Program (CIP) is
a 5-year financing planning instrument used to identify needed capital projects and to
delineate the financing and timing of associated projects. G�nerally, these projects
exceed $10,000 in cost and require long-terr�:finar�cing. The CIP also identifies bond
issues necessary to fund improvements and e�ch project is brought forth for approval
by the Gity Council. Because of its relationship with the City's Comprehensive Plan the
CIP is reviewed by the Planning Cornrr�lss�ion:£� �� i �
Waldhauser referred to the Douglas Drive proj��t and asked Virnig to summarize the
major activities in 2014-2015 when the bulk of the activities occur. Virnig referred to
page 104 and explained tf�e breakdown of the expenditures for pouglas Drive
improvements.
Waldhauser asked if ther.e are any items in the CIP that are a deviation or change from
recent trends and expenses. Virnig explained that 2013 market values are down 2.5%
and the City is trying to irnprave its infrastructure, but also lessen the impact on the
taxpayers �y reducing the number of streets being reconstructed.
Segelbaum asked about the 2012-2013 reduction in the buildings and parks sections.
Virnig referred to"page 96 of the CIP that explains project itemization. She discussed
the transfers made in 2012 from the general fund to the park improvement fund.
Waldhauser �sked if the redevelopment area near Boone and Highway 55 is reflected in
this CIP. Virnig stated that those improvements will be reflected in the CIP next year.
Schmidgall referred to the cable equipment replacement section of the CIP and
questioned the use of those funds. Virnig explained that the funds in the CIP along with
franchise fees are used to replace cable equipment in the control room as needed.
MOVED by Segelbaum, seconded by Schmidgall and motion carried unanimously to
recommend approval of the 2013-2017 Capital Improvement Program as it is consistent
with the Comprehensive Plan.
Minutes of the Golden Valley Pianning Commission
October 22, 2012
Page 2
2. Informal Public Hearing — Planned Unit Development (PUD) — 600 Boone
Avenue North — Boone Avenue Convenience Center— PU-110 — Final Plan
Applicant: Linn Investment Properties, LLC
Address: 600 Boone Avenue North
Purpose: To allow for the construction of a retail/service facility on the east side
of the site.
Hogeboom stated that this public hearing is for the Final PUD application proposal for the
Boone Avenue Convenience Center. He reminded the Planning Commission that they
reviewed the Preliminary PUD proposal on August 27, 2012 and fhat the City Council
approved it on September 19, 2012.
He explained that the proposal includes retaining and remodeling the existing gas station
and constructing a new retail building east of the existing building, He stated that the
property is guided for long-term retail and service uses��n the Cornprehensive Plan and is
zoned Commercial so no changes to zoning or ta the Corrt�rehensive Plan would be
required for this proposal. He explained that this Proposal is;being considered as a PUD
because both buildings would function as one cohesive development with internal traffic
circulation, shared parking, pedestrian connections and f�cade treatments.
He referred to his staff report and explained that in order for this development to be
approved as a PUD the City must be able to make the following findings:
1. Quality Site Planning. The PUp plan is tailored to the specific characteristics of the
site and achieves a higher qua�ity of site planning and design than generally expected
under conventional provisions'of the ordinance.
2. Preservation. The PUD plan preserves and protects substantial desirable portions of
the site's characteristics, open space and sensitive environmental features including
steep slopes, trees, 'scenic views, creeks, wetlands and open waters.
3. Efficient— Effective. The PUD plan includes efficient and effective use (which
includes`preservation) ofi the land.
4. Compatibility:,The PUD Plan results in development compatible with adjacent uses
and is consist�nt with the Comprehensive Plan and redevelopment plans and goals.
5. General Health. The PUD plan is consistent with preserving and improving the
general health, safety and general welfare of the people of the City.
6. Meets Requirements. The PUD plan meets the PUD Intent and Purpose provision
and all other PUD ordinance provisions.
He stated that staff is recommending approval of this Final Plan proposal based on the
findings above and the following conditions:
1. The plans submitted with the application shall become a part of this approval.
Minutes of the Golden Valley Planning Commission
�ctober 22, 2012
Page 3
2. The recommendations and requirements outlined in the memo from Deputy Fire
Marshal Ed Anderson to Mark Grimes, Director of Planning and Development dated
July 3Q, 2012, shall become part of this approval.
3. The recommendations and requirements outlined in the memo from Public Works
Specialist Eric Eckman to Mark Grimes, Director of Planning and Development, dated
October 16, 2012, shall become a part of this approval.
4. All signs on the property must meet the requirements of the City's Sign Code.
5. The design specifications, including building location, fa�ade treatment and materials,
and site design, as submitted by the applicant, shall become part of this approval.
6. This approval is subject to all other state, federal, and local ordinances, regulations, or
laws with authority over this development.
Waldhauser asked if the design specifications included in the a�'enda packe��have�been
approved by the City Council. Hogeboom said yes, and added fhat the Planning
Commission can provide recommendations regarding the design t�:the City Councif.
Segelbaum referred to the applicant's narrative and noted there was ac�ditional parking
and landscape information included in the narrative.' He asked'if staff met with the
applicant regarding this additional information and if there were changes made to the
parking and landscaping proposals since the prel"rminary PUD stage. Hogeboom explained
that the parking requirements are based on use, not the zoning district, so they may
change depending on what type of businesses are located`in the proposed new building.
He added that staff has reviewed the landscaping plan submitted and it does meet all of
the requirements. Segelbaum asked ab�ut the process if the applicant decides he needs
additional parking spaces. Hogebvom said the PUD would have to be amended if
additional parking spaces are needed;. Grimes added that the proposed parking plan does
meet the requirements for gene'ral, retail space and that the parking spaces for the gas
station could also be used by the�fetail l�Wilding customers.
Stephen Linn, CEO Linn Com�an,ies, Applicant, referred to the number of parking spaces
and said he feels thaf the numbers are "right on" and would meet the standards of 90% of
the cities in the Twin Cities metro area.
Kisch said he wants to make sure consideration is given to handicap parking spaces as
well. Linn said the amount handicap parking spaces will be considered during the City's
code review process.
Kisch asked why the amount of impervious surface increased .2% over what was shown
on the preliminary plans. Waldhauser noted there is a concrete patio the south side of the
proposed new building. Linn stated that he doesn't think there have been any changes
since his last submittaL
Waldhauser referred to the site plan and noted that the pedestrian access seems awkward
because the proposed sidewalk runs between the two buildings and not ta the building
entrances. Kisch added that an extended sidewalk to the proposed retail building and
possibly a crosswalk or striped area would create a more pedestrian friendly site. Linn said
he is open to whatever direction the City gives him. Grimes clarified that the suggestion
Minutes of the Golden Valley Planning Commission
Octaber 22, 2012
Page 4
the Planning Commission is making would be to have separate sidewalks to the gas
station and the retail building with a striped area across the parking lot, which would bring
people ta the entrance of the buildings.
Segelbaum asked if the Planning Commission's suggestion regarding the sidewalks
should be made a condition of their approval. Waldhauser said she thinks it should be a
recommendation, nat a condition. Kisch agreed and added that he would like the applicant
to explore their options before this plan moves on to the City Council.
Waldhauser stated that she thinks there needs to be flexibility with the amount of parking
because there is no parking allowed around the site.
Kluchka asked if the locations of the trash enclosures could be consolidated. Linn stated
that there are two separate parcels so there really needs to be two separate trash
enclosure areas that aren't too far away for the tenants of eithier bui�ding.
Segelbaum asked the applicant what he meant in the narrative when he stated that there
will be additional parking. Linn stated that the amount of parking on the gas station parcel
is increasing from what is there today.
Kluchka asked about the materials being proposed fo�the trash enclosures. Linn said the
trash enclosures will be made from a btbck that matches fhe buildings. Grimes noted that
the City requires trash enclosures to be rriade.of the same type of materials as the
principal structure.
Kluchka asked if the trash enclosure forthe proposed retail building could be moved to the
south corner so it is not right by tMe sidewalk. Linn stated thafi the trash enclosure can't be
built in that locatian becau�� it can't be located in the flood area for the creek.
Waldhauser referred to the lantl�caping plan and asked if there is any opportunity to put in
more trees and shrubs and le�s daylilies. Linn explained that additional landscaping will be
done on the gas station site. He stated that there are major Metropolitan Council utilities
running thr4ugh this<a,rea:so they really can't plant more trees but they can have more
shrubs and rnul�hled bads:''Waldhauser asked about the type of landscaping on Boone
Avenue. Linn said those`areas are currently landscaped and aren't being disturbed. Kisch
stated that given '14 trees are being removed and only four are being added he thinks
more could be done. He suggested more trees be put in along Golden Valley Road and
possibly along the east side of the car wash where there is a sod area. Linn explained that
the sign is gaing to be located in the area to the east of the car wash but he could put in
additional landscaping along Golden Valley Road if it doesn't interfere with sightlines. He
added that he also needs to have room for snow storage.
Kluchka said he would like the property to feel more open and more like a community
space. He said benches similar to the ones at Golden Valley Road and Winnetka woutd
help give the site a community-space feel. Linn noted that there will be a patio on the
south end of the retail building. Kluchka said that patio would have a fence around it. He
reiterated that having table and benchs in this space would improve the community feel
Minutes of the Golden Valley Planning Commission
October 22, 2012
Page 5
and make this property more about Golden Valley and not just about cars coming in and
spending money. He asked if there will be a bike rack on the site. Linn said yes and
showed on the plans where it will be located. Kluchka said he wants to encourage
pedestrians to use this site so he would like to make a recommendation that benches be
added to the site. Linn said he is not sure the site is large enough for benches and tables
but it may be possible to add some small benches.
Waldhauser suggested putting benches up against the front of the building. Linn stated
that sidewalk space in front of buildings is typically used for product spa�e and there also
needs ta be accessible space and room to walk on the sidewalk.
Waldhauser asked if the facades of the proposed new retail build�ng could:be broken up
visually/architecturally. Linn referred to the elevation drawings and explained that there will
be stone and brick columns, a parapet, awnings and decorative light fixtures. All of which
will be a considerable enhancement over what is currently on �he site.
Waldhauser opened the public hearing. Seeing and hearing no one wishing to speak,
Waldhauser closed the public hearing.
MOVED by Schmidgall to recommend approval af the Final PUD Plan for the Boone
Avenue Convenience Center proposaL ' ' ,
Kisch said he would like to discuss the Planning Commission recommendations regarding
pedestrian access, exploring optic�ns for additional landscaping opportunities and the 360-
degree design on the facades of the buildings. He said he is comfortable with the
proposed design.
Kluchka said he thinks it is imporfant that pieces of the Planning Commission discussion
regarding benches or public space concepts be considered. He suggested that another
conditional of approval be added-that includes language requiring the applicant to include
"visual interest"to the elevations. Waldhauser suggested glass inserts with murals behind
them to add arch�itectur�l interest. Linn said he can assure the City that he is propasing the
nicest conuenience around. He said that adding fake windows is not the way to go and
won't get the arehitectural look the Planning Commission wants.
S�gelbaum said he thinks the proposed building and remodeling are clearly a huge
enhancement over what is currently on the site. He added that he likes the language
Commission Krsch suggested encouraging the applicant to "explore" additional
landscaping opportunities rather than requiring the applicant to add landscaping.
Schmidgall asked for clarification on what the Commissioners are suggesting as
additional conditions of approval. Hogeboom stated that the first condition is to have the
applicant explore improved pedestrian site features, including adding an additional
sidewalk, the second condition is to have the applicant explore enhanced landscaping
opportunities for the site including benches for public seating and the third condition is
to have the applicant consider ways to enhance visual interest to the site, including
possible enhancements to building facades.
Minutes of the Golden Valley Planning Commission
October 22, 2012
Page 6
After discussion, Kisch seconded the motion and the vote was unanimous to recommend
approval of the Final PUD Plan for PUD-110 - Boone Avenue Convenience Center subject
to the following conditions and findings:
Conditions:
1. The plans submitted with the application shall become a part of this approval.
2. The recommendations and requirements outlined in the memo from Deputy Fire
Marshal Ed Anderson to Mark Grimes, Director of Planning and Devel�prnent dated
July 30, 2012, shal� become part of this approval.
3. The recommendations and requirements outlined in the memo frorn Public Works
Specialist Eric Eckman to Mark Grimes, Director of Planning and Development;
dated October 16, 2012, shall become a part of this approvd�.'
4. All signs on the property shall meet the requirements of fihe City's;Sign Code.
5. The design specifications, including building location, fa�ade trea#ment �nd
materials, and site design, as submitted by the applicant, shall become part of this
approvaL '
6. Bicycle parking (bike racks) shall be shown on the Final Plan. ,
7. The Developer shall explore improved pedes#rian site features; including adding an
additional sidewalk to the westernmost entrance onto Golden Valley Road, shifting
the existing sidewalk to the eastern side of the easternmost entrance to Golden
Valley Road, and adding benches and other'pedestr�an-scale amenities to the site.
8. The Developer shall explore enhanced landscaping opportunities for the site,
including adding a tree behind the westerr�most trash enclosure and adding
shrubbery to the landscape ar�a near the entrance to the car wash facility.
9. The Developer shall consider ways in which to enhance visual interest to the site,
including possible enhancem�nts to building facades.
10.This approval is subject to all vther state, federal, and local ordinances, regulations,
or laws with authority over fhis development.
Findinqs:
1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the
site and a�hieves a higt�er quality of site planning and design than generally expected
under conventional provisions of the ordinance.
2. Preservation. The PUD plan preserves and protects substantial desirable portions of
the site's characteristics, open space and sensitive environmental features including
steep slopes, trees, scenic views, creeks, wetlands and open waters.
3. Efficier�t— Effective. The PUD plan includes efficient and effective use (which
includes preservation) of the land.
4. Compatibility. The PUD Plan results in development compatible with adjacent uses
and is consistent with the Comprehensive Plan and redevelopment plans and goals.
5. General Health. The PUD plan is consistent with preserving and improving the
general heatth, safety and general welfare of the people of the City.
6. Meets Requirements. The PUD plan meets the PUD Intent and Purpose provision
and all other PUD ordinance provisions.
Minutes of the Golden Valley Planning Commission
October 22, 2012
Page 7
--Short Recess--
3. Reports on Meetings of the Housing and Redevelopment Authority, City
Gouncil, Board of Zoning Appeals and other Meetings
Kisch gave an update on the October 16, 2012 City Council meeting where the Council
approved the Preliminary PUD plans for the Tiburon proposal.
4. �ther Business
Hogeboom reminded the Commission that there will be a joint HRA/Pfanning Commission
workshop on Monday, October 29, 2012. �
5. Adjournment
The meeting was adjourned at 8:15 pm.
�� �
� '
David A. Cera, Secretary
���� ��
Planning Department
763-593-8095/763-593-8109(fax)
Date: October 31, 2012
To: Planning Commission
From: Joe Hogeboom, City Planner
Subject: Informal Public Hearing- Preliminary PUD Plan —The 3.9.4 Apartments
PUD No. 112—Global One Golden Valley, LLC., Applicant
Background and Description of Proposal
Global One Golden Valley, L.LC. is seeking approval of a Planned Unit Development (PUD) Permit for
the construction of a market rate, multi-generational apartment building, as well as a market rate,
senior assisted living apartment building. Both buildings would be tocated at the northwest corner
of the State Trunk Highway 100/Interstate Highway 394 intersection. The site, which includes the
existing Mayfair Apartments (5307 Circle Down) as well Minnesota Department of Transportation
(MnQOT) Parcel #38 (directly to the south of the Mayfair Apartments) is 7.47 acres in size.
Under this proposal, the market rate multi-generational apartment building ("the apartment
building") would include 308 residential units. The building is proposed to be six stories (75 feet)
tall and 422,022 square feet in area. It would cater to those wishing to rent in an upscale facility in
the near-northwest suburbs. The Developer proposes phasing the construction of the apartment
building. The construction would last approximately two years. The apartment building would
consist of two separate towers which would be joined by the lower floors of the building, with
construction of the western portion occurring first.
Site Information
The apartment building would be geared toward college graduates and young professionals. There
is currently a strong demand for multi-family housing in this market. There are several mutti-family
buildings, most of which are rental, that are currently under construction in Minneapolis, St. Louis
Park, Minnetonka and Plymouth. There is currently an apartment praposal at the Highway
169/Highway 55 intersection in Golden Valley that has received preliminary PUD approval and is
expected to receive final PUD approval by the end of the year. There is also a proposal to construct
a 176-unit apartment building on the Colonnade site.
The 3.9.4 apartment building is proposed to incorporate many upscale amenities, including granite
countertops, stainless steel appliances, dual flush toilets, recycling and trash chutes and Wi-Fi
Internet access. It would also include a theatre room, a rooftop deck, a party room, a Pilates studio,
a car wash area, a spa room, a Zen garden and walking trails with a pond feature. It could be served
by existing bus service along Xenia Avenue.
The market rate senior assisted living building ("the senior building") is also proposed to be six
stories (75 feetj in height. It would include 118 units, and would measure 130,092 square feet in
area. The senior building will include both memory care facilities and assisted living units. The
building would offer programs for seniors, including computer skills and lifestyle training. It would
include many amenities for its residents, including a chapel, a cinema, a craft room, a beauty salon,
sensory gardens, an aquarium, a family room and a solarium.
Land Use and Zoning Considerations
The property was guided for long-term Mixed Use development in the Comprehensive Plan in
2008. At that time, it was also zoned "I-394 Mixed Use." The I-394 Mixed Use Zoning District
permits multi-family residential developments, and does not require a mix of land uses if the
building is over three stories in height.
The I-394 Mixed Use Zoning District regulates building height. This development site has two height
requirements. The portion of the site that is currently MnDOT-owned allows buildings to be
constructed up to six stories in height.The portion of the site that is currently the Mayfair
Apartments allows buildings to be constructed up to three stories in height. Both the apartment
buiiding, as well as the senior building, will be built on the portion of the site that allows buildings
to be up to six stories in height.
Golden Valley regulates parking based on land use, and not based on zoning designations. Both
proposed buildings would contain one level each of underground parking. Parking for the project
would include 191 surface parking spaces and 373 enclosed parking spaces. City Code requires 1.5
parking spaces per multi-generational apartment unit, and an "adequate parking plan" for senior
living facilities. Staff feels that 564 total parking spaces are adequate for this proposal.
The I-394 Mixed Use Zoning District contains design guidelines for new developments. Planned Unit
Developments do not have to follow the design guidelines if the proposed design is approved by
the City. For this proposal, the apartment building would feature a "modern" design with a flat
roofline. The windows would be 8 feet high, offering panoramic views of the Twin Cities. There
would be balconies on most upper-level units. The ground-level units would include individual
exterior doors. The fa�ade treatment will include limestone, which is a design theme in the I-39a
Mixed Use Zoning Qistrict.
The senior building is intended to resemble an "Old World European" building. It is proposed to
have a Mansard style roofline and peaked roofs at the main entrance and building garage. The
building will also feature limestone in its fa�ade treatment.
Public Warks and Fire Safety Considerations
As is standard practice for development proposals, the 3.9.4 project was reviewed by the Cify's
Public Warks Department. The Public Works Department reviewed the proposal to ensure the site
can be adequately served by public utilities and that traffic issues are resolved. A memorandum
from the Public Works Department is attached. It discusses coordination between this project and
the construction of the Metropolitan Council Environmental Services (MCES) regional wastewater
facility. It also includes a traffic study that was recently done to anticipate changes in traffic
associated with this proposal and other proposed developments in the area.
The Fire Department reviewed this proposal to ensure that adequate emergency vehicle access is
achieved on the site. In addition, the Fire Department ensures that the buildings are equipped with
fire protection systems. The Fire DepartmenYs memorandum is attached,and is incorporated with
the conditions of PUD approval.
Justification for Consideration as a PUD
Section 11.55 af City Code states that the PUD process is an optional method of regulating land use in
order to permit flexibility in uses allowed, setbacks, height, parking requirements and number of
buildings on a lot. Staff has determined that this application qualifies as a PUD because it achieves the
following standards established in City Code:
• Achieves a high quality of site planning, design, landscaping, and building materials which
are compatible with the existing and planned land uses.
* Encourages preservation and protection of desirable site characteristics and open space and
protection of sensitive environmental features including steep slopes, trees, scenic views,
water ways, wetlands and lakes.
• Encourages creativity and flexibility in land development.
• Encourage efficient and effeetive use of land, open space, streets, utilities and other public
facilities.
• Allow mixing land uses and assembly and development of land to form larger parcels.
• Encourage development in transitional areas which achieve compatibility with all adjacent
and nearby land uses.
• Achieve development consistent with the Comprehensive Plan.
• Achieve development consistent with the City's redevelopment plans and goals.
In order to be approved as a PUD, the City must be able to make findings which are specifically
described in City Code. These findings are incorporated into staff's recommendation to the
Planning Commission.
Most multi-family housing developments in Golden Valley function under the guidance of a PUD
permit. A PUD permit allows the flexibility for the development to vary slightly from City Code. In
this instance, the proposal achieves dimensional standards established for the I-394 Mixed Use
Zoning District.
• Height—City Code allows a six-story maximum height in the section of the I-394 Mixed Use
Zoning District that includes the proposed building pad sites. The applicant is proposing two
six story buiidings.
• Lot Coverage—City Code requires that no more than 65%of a lot in the I-394 Mixed Use
Zoning District be covered by impervious surface. For this proposal, approximately 64.1% of
the site is covered by impervious surfaces.
• Setbacks—City Code requires a 15-foot landscaped setback for the I-394 Mixed-Use Zoning
District. The applicant is proposing a 15-foot setback area along the perimeter of the site.
Recommendation
Staff recommends approva) of the Preliminary Plan for the 3.9.4 Apartments PUD No. 112, based
on the following findings of fact:
1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the site and
achieves a higher quality of site planning and design than generally expected under
conventional provisions of the ordinance.
2. Preservation. The PUQ plan preserves and protects substantial desirable portions of the site's
characteristics, open space and sensitive environmental features including steep slopes,
trees, scenic views, creeks, wetlands and open waters.
3. Efficient— Effective. The PUD plan includes efficient and effective use (which includes
preservationj of the land.
4. Compatibility. The PUD Plan results in development compatible with adjacent uses and is
consistent with the Comprehensive Plan and redevelopment plans and goals.
5. General Health. The PUD plan is consistent with preserving and improving the general health,
safety and general welfare of the people of the City.
6. Meets Requirements. The PUD plan meets the PUD Intent and Purpose provision and all
other PUD ordinance provisions.
And subject to the following conditions:
1. The plans submitted with the application shall become a part of this approval.
2. The recommendations and requirements outlined in the memo from Deputy Fire Marshal Ed
Anderson to Mark Grimes, Director of Planning and Development dated October 1, 2012, shall
become part Qf this approval.
3. The recommendations and requirerr�ents outlined in the memo from City Engineer leff Oliver to
Mark Grimes, Director of Planning and Development, dated October 30, 2012, shall become a
part of this appraval.
4. The City Attorney shall determine if a park dedication fee is required for this project prior to
Final PUD approvaL
5. All signs on the property shall meet the requirements of the City's Sign Code.
6. This approval is subject to all other state, federal, and local ordinances, regulations, or laws
with authority over this development.
Attachments
Locatian Map (1 page)
Applicant's Narrative (3 pages) �
Memo (with attachments) from City Engineer Jeff Oliver dated October 30, 2012 (27 pages)
Memo from Deputy Fire Marshal Ed Anderson dated October 1, 2012 (3 pages)
Email/Photo Attachment from Shelly Maasch to Joe Hogeboom dated October 29, 2012 (2 pages)
Applicant's Zoning Code Analysis (23 pages)
Site Plans (36 pages)
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09/21/2012 Applicant: Global One Golden Valley, LLC
Mark C. Globus
The Three•Nine•Four Development: IDS Center
Market Rate Luxury Apartments 80 South Eighth Street, Suite 900
&Senior Living Building Minneapolis, MN 55402
(612)333-0606
MGlobus@GlobalOneCommercial.com
Project Description
The Three•Nine•Four Development Project is located in the Northwest corner of I-394
and Highway 100 in Golden Valley, MN. A location that serves to create a Gateway
development at the Southeast entry point to the City. The development site is 7.47
acres and is comprised of two parcels of land. The first parcel of land (4.57 acres) is
known as the MNDOT parcel, and the second parcel of land (2.91 acres) is known as
the Mayfair Apartments parcel. These finro parcels will be combined to create this
significant development site which sits adjacent to I-394.
Global One Golden Valley (Global One Commercial) has been working closely with the
City and its Planning Staff, on this development project for five (5) years. The project
consists of two building types, a 308 Unit Market Rate Luxury Apartment Building
(422,022 SF), and a 118 Unit Senior Living Building (130,092 SF). The Apartment
Building will also have a phased construction period to allow for a staged occupancy of
one leg of the overall building at a time. Phasing of the Apartment Buildings will help to
ensure a consistent absorption rate and prevent too many units coming on-line all at
once. This phased construction will take 2 years in duration. Each of the buildings will
be very high-end, utilizing attractive architectural materials and a tasteful design, that is
very appropriate for this development location. The Apartments and Senior Living
Building also serve as an excellent transition from the high density commercial uses on
I-394 immediately to the West, and to the mainly residential uses to the North of the
development site. The project effectively serves as a buffer between the Interstate and
residential areas, because of its low to medium height as is designated for in this zoning
district. Furthermore, substantial landscape buffers have been designed into the
development site plan, incorporating trees, bushes and a retaining wall/fence, to further
shield the adjacent neighborhood from the development site. Additionally, the site plan
has been carefully designed to integrate the development site into the surrounding
neighborhood. This is achieved with walking trails that connects to the existing regional
trails on Circle Down and to the cul-de-sac at the end of Circle Down.
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The Market Rate Luxury Apartments are a type of housing stock that is designed to fill
an underserved niche in the City. It is this specific need for new contemporary style
apartment buildings. The Apartment Building will be impressively appointed, and will
serve the needs of college graduates and young professionals. Especially, those
younger couples where one�person works in downtown Minneapolis and one person
works in the suburbs. We anticipate that a large percentage of the building's residents
will be able to utilize public transportation to their workplace. This is due to the Project's
proximity to major bus routes and possible future light rail connection to downtown
Min:neapolis. We also expect a measurable amount of empty nesters. This is the type
of Golden Valley resident who may have a second home (out-of town) or those simply
looking to downsize. The Apartment Building units will feature some the most up-to-
date amenities in the marketplace. They will include granite counter-tops, stainless
steel appliances, dual flush toilets, recycling trash chutes and Wi-Fi internet access.
Further building amenities include a theatre, roof-top deck, party room, Pilates studio,
car wash, spa room, Zen garden, and walking trails with a pond/water feature.
The Senior Living Building with Services will be serving an underserved market for
modern high quality Senior Housing (with services) in the City of Golden Valley. The
building is especially designed for City residents who possess the need for Memory
Care (Alzheimer's Care) or Assisted Living. The Senior Building will feature many
special care programs and amenities for its Seniors. These programs are specifically
designed for Seniors suffering from memory issues and include lifestyle training and
computer training. The Senior Building will also feature a broad range of amenities for
its residents, including a chapel/cinema, craft room, beauty salon, sensory gardens,
aquarium, family room and solarium.
Both of the buildings in the development will be 6 stories in height, with 1 level of
underground parking. The two separate components to the development (Luxury
Apartments and Senior Building) will each have a complimentary but stylistically
different design look. The Apartment Building features a clean modern look with a flat
roofline. The Senior Building shows a more European "old world" look with its Mansard
style roofline and peaked roofs at the main entrance and building garage.
The buildings exteriors (on both buildings) will be clad with limestone, brick, and fiber
cement board. The Apartment Building will feature 8 foot high windows and decks.
The first floor units in the Apartment Building will also have exterior doors to encourage
walking and an energy conscious mentality and community. This building further
promotes a high sense of security, with its gate house (not staffed), camera's in all
common areas including the parking garage, and there will be electronic door locks at
all apartment unit entries. The Senior Building component is a different housing model,
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and it will have staffing 24 hours a day, 7 days a week. The Senior Building's staff will
serve the building residents and their daily needs in a secure, state of the art Senior
Building with services.
This new development will be an important addition to the City of Golden Valley on a
site that has been prime for development for over thirty years. Both the Market Rate
Luxury Apartment Building and the Senior Living Building are going to offer the type of
housing alternatives that are so important to maintaining a vibrant city. This project
creates housing options for Golden Valley residents coming from a diverse range of
ages. This is the very type of specialized housing that can appeal to both young
residents as well as to the City's older residents, all in an exceptional location that is
slated for commercial development. The Three•Nine•Four Development should truly be
a very well received addition to the City of Golden Valley.
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Pubiic Works Departrnent
763-593-803Q/763-593-3988(fax}
Date: October 30, 2012
To: Mark Grimes, Director of Planning and Development
From: Jeff Oliver, PE, City Engineer
Subject: Preliminary Planned Unit Development Review
The 3.9.4. PUD #112
Public Works staff has reviewed the plans submitted by Global One Golden Valley, LLC
(developer) for a Preliminary Planned Unit Development (PUD) named The 3.9.4. The proposed
development is located immediately north of Interstate 394, west of Trunk Highway 100, south of
Circle Down, and east of Turners Crossroad. The praposed PUD will consolidate two parcels of
land, one that is currently owned by the Minnesota Department of Transportation (MnDOT) and
the existing Mayfair Apartments, which will be demolished. The developer has proposed building
118 units of senior housing on the western portion of the site and 308 units of market-rate
apartments along the southern portion of the property.
Prelimina�Plan and Site Plan
The property being consolidated for the PUD has existing street access from two separate public
right-of-ways. The existing Mayfair Apartments has a driveway access onto Circle Down, a
residential street located north of the existing apartments. The existing MnDOT property does
not have conforming access onto a public street; however, there is an existing 18-foot wide
public alley that was platted with the Spring Green South subdivision in 1952. When MnQOT
acquired the subject property and used it as a staging area as part of the I-394 construction, an
additional 10-foot of easement was acquired immediately adjacent to the platted alley. This
cambination of easement and alley provides a 28-foot wide access for the MnDOT property to
Turners Crossroad. Based upon City Code, the existing MnDOT property does not have sufficient
street access.
As discussed above, the proposed PUD includes consolidation of the MnDOT and Mayfair
properties, with the proposed street access to the site onto Circle Down. The proposed plans also
include maintaining the alley access onto Turners Crossroad as a secondary access to the site.
G:\Developments-Private\Globus Golden Hills\PrePUDReview-394 103012.docx
The City and MnDOT are currently in the final phases of the reconveyance of all excess property
and easements from the I-394 project to the City. The reconveyance will include the easement
adjacent to the alley discussed above, and other easements on the site that currently run in favor
of MnDOT.
The existing alley between Turners Crossroad and the MnDOT property also extends across the
property to the TH 100 right-of-way on the eastern edge of the site. This alley must be vacated by
the City of Golden Valley as part of the redevelopment. In addition, there are several easements
in favor of the City on the properties being developed that must be vacated. The alley and
easement vacations must occur at the time of final plat approval by the City Council.
The plans submitted by the developer also indicate an existing easement in favor of"Gas
Company" across the northern portion of the property. The developer must work with
CenterPoint Energy to vacate this easement, as part of the platting process.
City records indicate that an existing 20-foot wide utility easement overlying a City watermain is
parallel to I-394 across the southern portion of the property that is not adequately shown on the
plans submitted. This easement (copy attached) must be shown on the preliminary plat and all
appropriate plans, and it must be vacated and rededicated on the final plat.
The proposed preliminary plat includes two platted lots, which will be the locations of the
apartment buildings, and one outlot. The proposed outlot is the location of the surface parking
lots, sidewalks and storm water management features for the PUD.
The proposed preliminary plat includes drainage and utility easements consistent with City Code
on the perimeter of the plat. There are no drainage and utility easements shown on the lot lines
of the proposed apartment buildings, as discussed above. Because the storm water drainage and
municipal utility issues in the vicinity of the proposed apartment buildings appear to be
adequately addressed, there is no need for interior lot line easements. Because this development
is a PUD, the lot line easements shown on the preliminary plat are acceptable to Public Works
staff, unless otherwise discussed in this review.
The Metropolitan Council Environmental Services (MCES) provides regional wastewater collection
and treatment for the metropolitan area. The MCES is in the process of constructing a sanitary
sewer lift station south of I-394, with a forcemain that passes under I-394 at the eastern edge of
the proposed PUD and proceeds northward to the cul-de-sac on Circle Down. The developer must
show the planned location of the MCES forcemain on all its plans. The City reserves the right to
require additional easements within the proposed PUD to accommodate the MCES forcemain,
including temporary easements during construction. The developer must also allow MCES and its
contractors access across the site via Turners Crossroad and the alley, during construction.
Because this proposed PUD is adjacent to I-394 and TH 100, it is subject to review by MnDOT. The
developer will be required to dedicate any additional easements or right-of-way required by
MnDOT. The preliminary plat includes the dedication of approximately 20-feet of additional right-
of-way on the southern plat boundary adjacent to I-394.
G:\Developments-Private\Globus Golden Hills\PrePUDReview-394 103012.docx
The PUD plans also include the construction of a concrete sidewalk around the perimeter of the
site. This proposed sidewalk includes a connection to the existing City sidewalk on Circle Down,
near the proposed driveway access. In addition, the plans include extension of the sidewalk
across property being reconveyed to the City to connect with the Circle Down cul-de-sac. The
developer will be responsible for constructing and maintaining all the proposed sidewalks, and
must obtain a Right-of-Way Management permit for the extension to Circle Down on the eastern
edge of the development. ADA-compliant pedestrian ramps must be included for the sidewalk
connections to Circle Down and at appropriate locations within the PUD.
The proposed PUD plans also include an Emergency Vehicle Access Plan which evaluates access
for the City's largest fire vehicle, the ladder truck, through the proposed site. This plan indicates
that full turning access within the proposed drive lanes on the east end of the site is provided.
The plan also indicates that vehicle turn-around space is included between the proposed market-
rate apartment building and the senior building on the western edge of the site with "hammer-
head" maneuvering. The plan provides this access by installation of turf-pavers outside of the
paved driveways that are structurally sufficient to accommodate the fire vehicles, but are
designed to allow turf to grow through the blocks. This type of emergency vehicle access has
been successfully implemented in several other locations within the community. Based upon the
plans submitted, staff has determined that adequate emergency vehicle access has been
provided for the proposed PUD,
Traffic Impacts
Consistent with the I-394 Overlay District, the City of Golden Valley has been studying traffic
impacts from potential redevelopments in the vicinity of Xenia Avenue and Golden Hills Drive
over the last several years. This study, performed by the City's consulting traffic engineer at SEH,
Inc., includes trip generation from potential redevelopment at the site currently being considered
for redevelopment as part of this PUD, the vacant parcel at the Colonnade site (southeast
quadrant of Xenia Avenue and Golden Hills Drive), and the former Olympic Printing site
(northwest quadrant). The study evaluated the impacts on Xenia Avenue at the I-394 ramps,
Golden Hills Drive and Laurel Avenue. Construction plans to modify the intersection of Xenia
Avenue and Golden Hills Drive have been developed to maintain Level of Service E, or better, at
the intersection. The updated Xenia Avenue and Golden Hills Drive Traffic Study, dated October
24, 2012, is attached to this review for reference.
The October 24, 2012, SEH study was updated from previous studies to include turning count
movements from the summer of 2012, as well as trip generation estimates for the proposed
3.9.4. PUD and the most recent concept plans for the Colonnade and Olympic Printing sites. The
study determined that the residential development proposed for the PUD will generate 2,299
total daily trips, 163 trips during the AM peak hour, and 203 trips during the PM peak. The peak
hour volumes from the proposed PUD are less than previous developmen� proposals that
included significant office space uses.
In order to accommodate the potential PM peak traffic generated from the property included in
this PUD, the previously developed plans for upgrading the intersection of Xenia Avenue and
Golden Hills Drive included a dedicated west-to-north right turn lane, a westbound through lane,
a combined through/left (southbound), and a dedicated left turn lane. Because the current
G:\Developments-Private\Globus Golden Hills\PrePUDReview-394 103012.docx
proposal with no office or commercial land use included results in a significant decrease in PM
peak trips, the dedicated right turn lane can be eliminated, and the dedicated through lane can
become a through/right turn lane, which eliminates the need to acquire additional right-of-way
in the northeast quadrant of the intersection.
The October 24, 2012 intersection study also indicates that under a full redevelopment scenario
(including intersection improvements consistent with the previous developed plans), the worst
performing intersection movements in the study area performs at a Level of Service D, during the
PM peak hour. These movements include:
• the eastbound left turn and through movements at Xenia and Laurel Avenues
• the eastbound left and through at Xenia Avenue and Golden Hills Drive
• the westbound left at Xenia Avenue and Golden Hills Drive
• and the westbound left turn at the north I-394 ramps
All of the subject intersections perform at an overall Level of Service C, or better, during the PM
peak hour; therefore, a Traffic Management plan will not be required for the proposed 3.9.4
PUD, as outlined in the Interstate 394 Overlay District Ordinance. The need for Traffic
Management plans for the remaining redevelopment sites will be determined at the time of
plan submittal.
Based upon this proposed PUD and the currently known redevelopment scenarios at the
remaining properties, it is recommended that the proposed improvements to the Xenia Avenue
and Golden Hills Drive intersection proceed as outlined in the October 24`h SEH review. Additional
modifications to the originally proposed plan may occur as redevelopment plans are submitted
for the Colonnade and Olympic Printing sites. Staff also recommends that special assessments to
properties contributing traffic to the intersection be part of the financing of these intersection
improvements, including assessments to the 3.9.4. PUD.
As discussed above, the proposed PUD will generate an estimated 2,299 vehicle trips per day and
the primary point of access to the development will be via a driveway onto Circle Down, a
residential street. In anticipation of the PUD-generated traffic, and the construction traffic to the
site during development, Circle Down was constructed to a 9-ton roadway design between
Turners Crossroad and the eastern edge of the proposed driveway, when reconstruction of the
roadway occurred as part of the 2012 Pavement Management Project (PMP). Turners Crossroad
was also reconstructed to a 9-ton capacity design, and Golden Hills Drive between Turners
Crossroad and Xenia Avenue is also structurally sufficient to accommodate this traffic.
In addition, the traffic generated from the PUD presents access concerns for the existing
residential properties on Circle Down. The existing traffic volume on Circle Down, as determined
in 2011 traffic counts, totals approximately 320 vehicle trips per day. As discussed above, the
total daily traffic generated by the proposed PUD totals 2,299 trips per day. The peak traffic-
generating hours for residential development occur during the AM and PM peak hours. As
identified in Table 1 of the October 24th SEH study, a total of 163 additional trips will be
generated by the PUD during the AM peak hour, or a corresponding increase of approximately
G:\Developments-Private\Globus Golden Hills\PrePUDReview-394 303012.docx
2.7 vehicles per minute to and from the site, during the AM peak hour. The PM peak hour will see
an additional 203 vehicles for the hour, or approximately 3.4 vehicles per minute.
The owner of the existing single family home in the northeast corner of Circle Down and Turners
Crossroad has expressed concerns regarding the behavior of other drivers, while turning in and
out of their driveway. This issue is an existing concern of the property owner, and the issue may
be increased due to additional trips generated by the proposed PUD. Public Works staff is
currently evaluating modifications to the pavement striping of the Golden Hills Drive and Turners
Crossroad curve to address this issue. The modification would likely include the creation of a
dedicated center turn lane through the curve of the intersection, to allow the homeowner to
access their driveway, without obstructing through traffic and minimizing conflicts.
Utilitv Plan
As previously discussed in this review, there is an existing City watermain on the southern portion
of the property included in the PUD that appears to be incorrectly shown on the PUD plans. City
records and MnDOT construction plans both indicate that the watermain is located within this
easement, which extends eastward to the vicinity of the Circle Down cul-de-sac. The developer
must contact the Golden Valley Utility Maintenance Department for a field location of this
watermain, so it can be correctly shown on the plans. The City easement over this watermain is
attached to this review for the developer's reference.
There is adequate capacity in the City's water distribution system to provide service to the
proposed PUD. The plans submitted by the developer include an extension of the existing water
services to the Mayfair Apartments southward across the PUD to connect to an existing
watermain along I-394 (discussed in the paragraph above). The Utility plan must be modified to
provide a second connection to this watermain near the eastern PUD boundary. This second
connection will provide a water service loop through the site to maximize flow conditions during
peak usage times, including fire flows.
The water distribution system within the PUD will be owned and maintained by the developer
from the development-side of the valves connecting to the existing City system around the site.
The developer will be required to enter into a Maintenance Agreement with the City for this
watermain, and for maintenance of the sanitary sewer and storm sewer systems to be discussed
later in this review.
The planned MCES 1-GV-461 Reliever lift station and forcemain project (discussed earlier in this
review) will be installed near the eastern edge of the site. The proposed location of the forcemain
must be shown on the PUD plans to insure that conflicts are eliminated. As discussed above, the
City reserves the right to require additional easements within the PUD to accommodate the
MCES forcemain.
There is adequate capacity in the City's sanitary sewer system to provide service to this proposed
PUD. However, based upon the City's Comprehensive Sanitary Sewer plan, there is a capacity
issue downstream of the Golden Hills area that was recently further evaluated. This evaluation
confirmed that capacity is available for this PUD and all of the currently-known redevelopment
scenarios in the vicinity of the intersection of Xenia Avenue and Golden Hills Drive.
G:\Developments-Private\Globus Golden Hills\PrePUDReview-394 103012.docx
While there is adequate sanitary sewer capacity available, the addition of this proposed PUD and
the other developments results in the conveyance system downstream nearing its ultimate
capacity, which would result in restriction of future redevelopment further west along the I-394
corridor. These capacity issues and potential limitations to future redevelopment are closely tied
to the future MCES operation of its 1-GV-461 Reliever project. The capacity issue will be closely
monitored and further analyzed, based upon the operations plan developed by the MCES to
determine whether future capacity improvements to the City's sanitary sewer conveyance
system are needed to provide for full redevelopment within the I-394 corridor.
There is an existing City-owned and maintained 12-inch diameter sanitary sewer within the alley
crossing the northern portion of this site (previously discussed). This sanitary sewer currently
provides sewer access to the Mayfair Apartments and provided service to the previous land uses
on the MnDOT portion of the PUD site prior to construction of I-394. The developer will be
removing the existing sanitary sewer in its entirety from the western PUD boundary to the east.
The proposed Utility plan includes installation of new sanitary sewer from the City system on the
western PUD boundary into the development, to provide service to the apartment buildings. This
proposed sanitary sewer system will be owned and maintained by the developer from the point
of connection to the City system to the proposed buildings. The maintenance of this sanitary
sewer must be included in the Maintenance Agreement discussed above.
The proposed PUD is subject to the City's Inflow and Infiltration Ordinance. However, the Mayfair
Apartments and the sanitary sewer providing service to them will be removed as part of the
development. Therefore, compliance with the I/I Code must include inspection of the sewer
mains discussed above, each of the buildings, and obtaining an I/I Certificate of Compliance prior
to occupancy.
Stormwater Mana�ement
This proposed PUD is within the Sweeney Lake sub-watershed of the Bassett Creek Watershed.
Therefore, the plans are subject to the review and comment of the Bassett Creek Watershed
Management Commission (BCWMC) for compliance with its water quality and rate control
requirements. Because Sweeney Lake is an impaired water,the BCMWC review will include
evaluation for compliance with the Sweeney Lake Total Maximum Daily Load Study.
This PUD is also subject to the City's Storm Water Management Ordinance. City approval of the
Storm Water Management plans must be completed prior to submittal to the BCWMC. In
addition, the PUD is subject to the Minnesota Pollution Control Agency's NPDES permit. A copy of
this permit must be obtained by the developer and provided to the City, prior to issuance of any
permits to begin work on site.
Storm water runoff from the proposed PUD is conveyed to Sweeney Lake through two different
systems. The runoff from building and parking lot portions of the site will be collected by a storm
sewer system that is routed through an underground storm water filtration system that will
provide nutrient and sediment removal and rate control. Discharge from the filtration chambers
will be routed through a storm water pond south of Circle Down, adjacent to the driveway access
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onto Circle Down. Discharge from the pond is to the northwest, into a city storm sewer, and
eventually into Sweeney Lake.
The developer has included a separate storm sewer system to provide drainage from the area
between the parking lot and the rear yards of the homes on Circle Down. This storm sewer
system flows to the southeast corner of the site where it connects to the MnDOT system within I-
394. This storm sewer system discharges to Colonial Pond and eventually into Sweeney Lake. The
proposed utilization of the MnDOT storm sewer is subject to review and comment by MnDOT.
The existing City storm sewer system in the vicinity of Circle Down and the development
driveway is an 18-inch clay tile that dates back to approximately 1920, along the western plat
boundary and south of Circle Down. The developer will be required to remove the existing clay
tile storm sewer and construct a concrete storm sewer pipe in its place.
The existing City storm sewer continues north of Circle Down flowing to the north, through back
yards to Radisson Road, and then to Turners Crossroad. The size of this storm sewer was
increased to the extent possible, as part of the 2011 and 2012 PMP projects in these
neighborhoods. However, capacity issues remain within this storm sewer that could result in
backflow of the storm sewer into the proposed development pond. In order to address this
backflow issue, the developer will be required to install a backflow prevention valve between the
pond outlet and the connection to the City storm sewer in Circle Down. The developer will own
and maintain the backflow prevention valve, but must agree to allow City access to the valve as
needed for emergency response. Maintenance of this valve will be included in the Maintenance
Agreement previously discussed in this review.
The proposed storm sewer system to provide drainage to the rear yard area on the north edge of
the PUD includes installation of the storm sewer under the parking lot and extension of laterats
through the retaining wall. It is the Public Works Department's experience that installation of
storm sewers through modular block retaining walls presents long-term maintenance and
aesthetic issues. Therefore, the developer's engineer must investigate a new storm sewer layout
for this portion of the site that is located north of the retaining wall and provides drainage
through yard inlets. This alternate storm sewer design can be included in the final PUD plans.
The developer will own and maintain the entire storm drainage system being constructed as part
of the PUD, except the portion of existing (to be reconstructed) storm sewer south of Circle Down
along the west PUD boundary. The maintenance of the storm sewer, underground filtration
basin, storm water pond and the backflow prevention valve will be included in the Maintenance
Agreement previously discussed in this review. The developer must submit detailed
manufacturer's maintenance information for the filtration system, as part of the final PUD
submittaL
The City reserves the right to require additional easements on site, based upon any modifications
to the storm water drainage system discussed in this review.
A field review of the proposed PUD has identified an area on the eastern portion of the Mayfair
Apartments site that appears to have wetland characteristics. A staff review of historic aerial
G:\Developments-Private\Globus Golden Hills\PrePUDReview-394103012.docx
photographs of the site indicates that this low area was not present prior to MnDOT's utilization
of the site during construction of I-394 and TH 100, when it appears that the drainage to this area
was blocked. Therefore, it appears that this apparent wetland may be eligible for an exemption
from the Wetland Conservation Act. The developer must retain an environmental consultant to
evaluate this low area for compliance and submit the findings the Public Works Department, as
part of the final PUD submittal.
Tree Preservation Plan and Landscape Plan
The propased PUD is subject to the City's Tree Preservation Ordinance. The plans submitted for
review include a Tree Inventory and Landscaping plan. The determination of tree replacement
and/or mitigation based upon the ordinance will be determined at the time of final PUD review.
Summarv and Recommendations
Public Works staff recommends approval of the preliminary plans for The 3.9.4. Planned Unit
Development #112, subject to the comments contained in this review, which are summarized as
follows:
1. The plans are subject to the review and comments of the Minnesota Department of
Transportation, MCES, and the Bassett Creek Watershed Management Commission.
2. The alley dedicated to the City with the Spring Green South subdivision must be vacated
during the final plat approval for the PUD.
3. All existing easements in favor of the City of Golden Valley must be vacated, and
rededicated as needed, as part of the final plat and PUD approval process.
4. The existing Utility Easement (Doc. No. 2781839) and the City watermain that is within the
easement, must be properly shown on all plans.
5. The Metropolitan Council Environmental Services 1-GV-461 Reliever planned for the
eastern portion of the site must be shown on the plans, and the developer must agree to
dedicate any temporary or permanent easements determined necessary by the MCES or
the City for the forcemain construction at no cost to either agency.
6. The developer must install a watermain loop, as discussed within this review.
7. The developer must agree to enter into a Maintenance Agreement for the watermain,
sanitary sewer and storm drainage system within the PUD, as discussed within this
review.
8. The private sanitary sewer and buildings within the PUD must be compliant with the City's
Inflow and Infiltration Ordinance, including obtaining a Certificate of Compliance, prior to
occupancy of the buildings.
9. The developer must evaluate the relocation of the storm sewer from the parking lot to
north of the retaining wall, as discussed in this review.
10. Subject to compliance with the City's Storm Water Management, Right-of-Way
Management and Tree Preservation Ordinances.
11. The developer must obtain all required permits, as outlined in this review.
G:\Developments-Private\Globus Golden Hills\PrePUDReview-394103012.docx
Approval is also subject to the comments of the City Attorney, other City staff, and other
agencies. Please feel free to call me if you have any questions regarding this matter.
Attachments:
Easement Document 2781839
MnDOT review dated October 18, 2012
Golden Hills Drive at Xenia Avenue Traffic Study dated October 24, 2012
C: Jeannine Clancy, Director of Public Works
Bert Tracy, Public Works Maintenance Manager
Eric Eckman, Public Works Specialist
Mitch Hoeft, Engineer
Mark Ray, Engineer
AI Lundstrom, Park Maintenance Supervisor and City Forester
Dave Lemke, Utilities Supervisor
Mark Kuhnly, Chief of Fire and Inspections
Ed Anderson, Deputy Fire Marshall
Joe Hogeboom, City Planner
Gary Johnson, Building Official/Plans Examiner
G:\Developments-Private\Globus Golden Hills\PrePUDReview-394 103012.docx
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��'�°�* Minnesota Department of Transportation
� Metropolitan District
�,, � Waters Edge Building
�""* 9500 County Road 62 West
Rosevilie, MN 55113
October 18, 2012
Mark Grimes
City of Golden Valley
7800 Golden Valley Road
Golden Valley,MN 55427
SUBJECT: The 3-9-4 Apartments—Golden Valley
MnDOT Review# S 12-043
North side of I-394, west of TH 100
Golden Valley,Hennepin County
Control Section 2789
Dear Mr. Grimes:
The Minnesota Department of Transportation(MnDOT)has reviewed the above
referenced site plan. Before any further development,please address the following issues:
Water Resources:
A Mn/DOT drainage permit will be required. The drainage permit application form can
be found at http://www.dot.state.mn.us/utility/forms/index.html.
The following information is required with the drainage permit application:
• Final drainage plan showing storm sewer plan, stortn sewer and culvert profiles
and pond contours
• Existing and proposed drainage area maps with flow arrows
• Existing and proposed drainage/pond computations for the 2, 10, and 100 year
rainfall events
Addition information may be required once a drainage permit is submitted and after a
detailed review. MnDOT will not allow an increase in discharge to MnDOT drainage.
Please direct any questions regarding these issues to Thomas Mitchell(651-234-7540 or
thomas.mitchell(cr�,state.mn.us)of MnDOT's Water Resources Engineering section.
Traffic:
The proposed development as shown represents a substantial increase in units/trips from "
the existing land use. MnDOT requests that a traffic study be performed for the proposed
development. This study should show how the increase in trips affects the transportation
network in the area, especially the ramps to and from I-394 at Xenia Ave/Park Place
Blvd. Please direct any questions regarding these comments to Ryan Coddington(651-
234-7841 or rvan.coddin on ,state.mn.us).
Noise:
MnDOT's policy is to assist local governments in promoting compatibility between land
use and highways. Residential uses located adjacent to highways often result in
complaints about traffic noise. Traffic noise from this highway could exceed noise
standards established by the Minnesota Pollution Control Agency(MPCA),the U.S.
Department of Housing and Urban Development, and the U.S.Department of
Transportation. Minnesota Rule 7030.0030 states that municipalities are responsible for
taking all reasonable measures to prevent land use activities listed in the MPCA's Noise
Area Classification(NAC)where the establishment of the land use would result in
violations of established noise standards.
MnDOT policy regarding development adjacent to existing highways prohibits the
expenditure of highway funds for noise mitigation measures in such areas. The project
proposer should assess the noise situation and take the action deemed necessary to
minimize the impact of any highway noise. If you have any questions regarding
MnDOT's noise policy please contact Peter Wasko in our Design section(651-582-1293
or Peter.Wasko@state.mn.us.
Permits and Right-of-Way:
Besides a drainage permit, any other work that impacts MnDOT right-of-way will require
a permit.No other impacts to I-394 will be allowed.Permit forms are available from
MnDOT's permit website at http://www.dot.state.mn.us/permits/.
The parcel portion that is owned by MnDOT is in the process of being reconveyed to the
City of Golden Valley.For questions on the reconveyance process,please contact Mike
Geertsema(michael.�eertsema�state.mn.us or 651-234-7581
Please include one 11 x 17 plan set and one full size plan set with each permit
application.Please direct any questions regarding permit requirements to Buck Craig
(651-234-7911 or buck.craig�,(a�state.mn.us)of MnDOT's Metro Permits Section.
Review Submittal Options:
MnDOT's goal is to complete the review of plans within 30 days. Submittals sent in
electronically can usually be turned around faster. There are four submittal options.
Please submit either:
1. One (1)electronic pdf.version of the plans. MnDOT can accept the plans via
e-mail at metrodevreviews.dot(a�state.mn.us provided that each separate e-
mail is under 20 megabytes.
2. Three(3)sets of full size plans. Although submitting seven sets of full size
plans will expedite the review process. Plans can be sent to:
MnDOT—Metro District Planning Section
Development Reviews Coordinator
1500 West County Road B-2
Roseville,MN 55113
3. One (1)compact disc.
4. Plans can also be submitted to MnDOT's External FTP Site. Please send files
to: ft •p•//ftp2.dot.state.mn.us/pub/incomin�/MetroWatersEdge/Planning
Internet Explorer doesn't work using ftp so please use an FTP Client or your
Windows Explorer(My Computer). Also,please send a note to
metrodevreviews.dot(cr�,state.mn.us indicating that the plans have been
submitted on the FTP site.
If you have any questians concerning this review, please feel free to contact me at
(651)234-7793.
Sincerely,
:� '�
,
Michael J. Corbett,PE
Senior Planner
Copy sent via E-Mail:
April Crockett,Area Engineer
Brian Kelly, Water Resources
Nancy Jacobson, Design
Buck Craig, Permits
Dale Matti,Right-of-Way
Dave Torfin, Survey
Ryan Coddington, Traffic Engineering
Clare Lackey, Traffic Engineering
Robert Byers,Hennepin County
Ann Braden,Metropolitan Council
/
�_,�.
SEH TECHNICAL MEMORANDUM
TO: Jeannine Clancy, Director of Public Works
Jeff Oliver, PE, City Engineer
Mark Ray, PE, Engineer
FRQM: Graham Johnson, PE
Mike Kotila, PE �
DATE: October 24, 2012
RE: Golden Hills at Xenia Avenue Traffic Study
SEH No. GOLDV-120414
This technical memorandum provides findings related to a traffic impact analysis performed to evaluate the
proposed developments near the intersection of Golden Hills Drive and Xenia Avenue, in the City of Golden
Valley. The findings of this analysis will be useful to define the initial impact of proposed developments
around the existing intersection of Xenia Avenue and Golden Hills Drive. This memorandum also assesses the
potential benefit of operational changes that have been considered the intersection. These options include:
coordination of traffic signals along Xenia Avenue; flashing left turn arrows; geometric changes; and lane
continuity improvements.
The analysis was performed based on previous traffic analysis work that has been completed in the area;
however updated turning movement counts were collected in August/September 2012. A comparison of 2012
peak hour demands to previously documented 2004 peak hour demands shows that changes in traffic patterns
have occurred while the overall intersection demand is similar(based on a comparison of pm peak hour total
entering vehicles).
This analysis incorparates the most recent proposed developments surrounding the study intersection. The�
developments include the three.nine.four development proposal east of the study intersection, a new
Colonnads proposal along the east leg of the intersection, and an update to the 700 Xenia block prt�posal in the
northwest quadrant. At this time, it is understood that the existing office space at the Colonnade building and
Golden Hills buildings are at or near capacity. The current capacity of the office space at Allianz is unknown.
Any future development proposals that differ from the current plans in this memorandum would need to be
assessed to determine if additional operations analysis would need to be completed.
Trip Generation
The current praposal for the three.nine.four development includes 308 new apartment units and a 118 unit
Senior Housing building. As part of the three.nine.four project,the existing 24 apartments units on the site will
be removed. The eurrent proposal for the Colonnade development includes approximately 180 condominium
units. The current proposal for the 700 Xenia site developments includes 349 condominium units and
approximately 17,500 square feet of retail; based on previous development proposals,the retail was divided to
include a 6,000 square foot restaurant and a 1,500 square foot coffee shop with the remaining 10,000 square
foot for general retail.
Short Elliott Hendrickson Inc.,10901 Red Circle Drive,Suite 300,Minnetonka,MN 55343-9302
SEH is an equal opportunity employer � www.sehinc.com � 952.912.2600 � 800.734.6757 � 952.912.2601 fax
Golden Hills Area Traffic Impact Study �
October 24, 2012
Page 2
Trip generation was completed using the Institute of Transportation Engineer's Trip Generation Manual, g`n
Edition. Trips were distributed based on previous analysis of the area. Tables 1 through 3 summarize the trip
generation estimates for daily, AM peak hour and PM peak hour demands. The only trip reductions taken into
account are for the 700 Xenia site; all retail/commercial activity had a 50% multi-use trip reduction which is
consistent with previous traffic studies performed for these sites.
A comparison was completed to determine if changing the proposed condominiums at the Colonnade and 700
Xenia sites to rental apartments would impact the trip generation; the corresponding trip generation code
would assume a Mid-Rise apartment building. The results indicate that the AM peak would remain unchanged
and the PM peak would have a slight increase. In the PM peak,the Colonnade site would have a 10 vehicle
increase and the 700 Xenia site would have a 20 vehicle increase. Both of these values would not have a
noticeable impact or change the results.
� "�'kdtxle � - �i°r����+C�����er��tic�r�._ �hrce.�ai��e.1'c�ur
Development Daily AM Peak PM Peak
ITE Code Units Total Enter Exit Total Enter Exit Total
220-Apartment(NEW) 308 D.U. 2,048 49 ]20 169 126 80 206
220-Apartment(Removals) -24 D.U. -160 -4 -9 -13 -10 -6 -16
252- Senior Adult Housing 118 D.U. 411 4 4 7 7 6 13
Total Trips 2,299 49 1 l4 163 123 80 203
�T`���le 2-"C'�~i�a (���nera�ii���g _ C'r��r����r��ie �
Development Daily AM Peak PM Peak
ITE Code Units Total Enter Exit Total Enter Exit Total
232-Condominium High Rise 180 D.U. 752 10 51 61 47 22 68
Total Trips 752 10 Sl 61 47 22 68
� � ��I"ahlc 3- "I":-i�� ���rtt�ra#i��n--'7Of4�c�ni«�
Development Daily AM Peak PM Peak
ITE Code
Units Total Enter Exit Total� Enter Exit Total
232-Condominium High Rise 349 D.U. 1,459 20 98 1 19 90 42 133
814-Spacialty Retail Center���' 10,000 S.F. 443 33 36 68 28 22 50
932-Restaurant��� 6,000 S.F. 763 36 33 69 39 27 67
937-Coffee Shop��� 1,500 S.F. 1,228 85 81 166 32 32 64
Reduction-50%Multi-Use��� -1,217 -77 -75 -152 -50 -41 -91
Total Trips 2,676 97 174 270 140 83 223
Golden Hills Area Traffic Impact Study
October 24, 2012
Page 3
The development assumptions included in this analysis generate fewer vehicle trips than were considered
previously considered combinations of development analyzed over the past decade. The PM peak hour has
been, and�still is,the controlling analysis period, as it serves the highest departing traffic from the localized
development and the highest through traffic from the surrounding area. The reduction in trip generation as
compared to previous development plans ranges from approximately 40%to 55% less demand in the PM peak
hour.
Existing Conditions
The existing Xenia Avenue at Golden Hills Drive intersection operates with protected left turn movements for
the northbound and southbound approaches while the eastbound and westbound approaches operate under split
phasing. The traffic signal currently runs in an uncoordinated mode relative to the adjacent signalized
intersections. There is an existing operational concern for northbound Xenia Avenue. The left through lane of
northbound Xenia Avenue feeds directly into the double left turn lane configuration at the Golden Hills Drive
intersection resulting in driver confusion and unexpected lane shifts.
The two I-394 ramp terminal intersections on Xenia Avenue operate with signal control that is actuated and
coordinated; only the north ramp intersection was included in this analysis. The intersection of Xenia Avenue
and Laurel Avenue was also included in the analysis; it is currently under signal control that operates in an
actuated and uncoordinated mode.
Synchro/SimTraffic software was used in the analysis to evaluate the impact of the proposed development
vehicle trips on the study intersection and the two adjacent signals.
All existing intersectians operate at a LOS C or better in both peak hours as shown in the Table 4 below, More
detailed results are shown is attached Table A1. The worst movements at any intersection operate at a LOS D
and all average queue lengths are contained within the storage lengths available; the maximum queue for the
eastbound left turn from Golden Hills Drive does occasionally fill up the available storage in the PM peak.
`1�.tt31<��i F�x6sfir��(?�ree-a�t�rt�ns-�er�i�r ��venuc�Si�nal6��eci 3niersection
AM Peak Hour PM Peak Hour
Approach Intersection Approach Intersection
InterseCtion: A roach (Dela /LOS) (Dela /LOS) (Dela /LOS) (Dela /LOS)
EB 19.4/B 29.7/C
XeniaAvenue@ WB 20.6/C 12�B 16/B 13.7/B
Laurel Avenue NB 4.9/A 8.1 /A
SB 10.7/B 9.4/A
EB 16.9/B 22.8/C
Xenia Avenue @ W� 25.6/C 25.8/C
Golden Nilis Drive 16.8/B 24.3 /C
NB 14/ B 24.1 /C
SB 19.3 / B 24.2/C
WB 26/C 28.9/C
Xenia Avenue @ NB 28.1 /C 25.7/C 21 /C 25.1 /C
North I-394 Ramp
SB 22.6/C 25.8/C
Golden Hills Area Traffic Impact Study � �
October 24,2012
Page 4
Build Conditions
The added volume fram the three new developments results in added delay on all approaches; all intersections
operate at a LOS C in both peak hours without signal phasing modifications or capacity improvements as
shown in Table 5 below. With the signals operating under uncoordinated conditions,the additional time
needed to serve the increased demands is spread out over the total cycle length.
More detailed results are shown is attached Table A2. The worst performing movement at any intersection will
operate at a LOS D. All average queues are contained within the available storage lengths; the single
northbound through lane maximum queue increases to over 400 feet due to the longer cycle length. The
increased narthbound queue should not interfere with the north ramp signal operations; however it will
occasionally block the east side right-in/right-out access at the Colonnade Complex.
It should be noted that any changes to the current development proposals could have an impact on the
intersection operations. New development plans will need to be assessed to determine if additional analysis
would be needed.
.1"r�i�tk��t=:ti�ter��,� tple��[3c:��elo�rrne�rt!C')��x^r-ai�it�r�s-Xc��'i�r r�tiursue�ii�;nal��eal 1�ttcrs�ckie��rr
AM Peak Hour PM Peak Hour
Approach Intersection Approach Intersection
Intersection: A proach (Dela /LOS) (Dela /LOS) (Dela /LOS) (Dela /LOS)
EB 20.1 /C 29.1 /C
Xenia Avenue @ WB 25.1 /C 20.2/C
Laurel Avenue 14.1 /B 14.8/B
NB 7/A 8.5 /A
SB 13.6/B 12.2/B
EB 21.2/C 28.3 /C
Xenia Avenue @ WB 26.2/C 32/C
Golden Hilis Drive 22•S /C 30.5 /C
NB 19.1 / B 30.9/C
SB 26.3 /C 30.4/C
WB 27.2 /C 30.2/C
Xenia Avenue @ NB 27.3 /C 25.9/C 21.1 /C 253 /C
North I-394 Ramp
SB 22.3 /C 25.3 /C
Full Build Design �
Potential improvements to the intersection of Golden Hills Drive and Xenia Avenue were analyzed as part of
this project. The added capacity for both the northbound and westbound approaches allows the actuated signal
to operate more efficiently and reduce the overall cycle length required to serve the demands. This would
provide a reduction in delay for all movements at the intersection.
The analysis evaluated the westbound approach of Golden Hills Drive to Xenia Avenue with dual left turn
lanes, a through lane and an exclusive right turn lane. Due to the reduced trip generation from the Colonnade
and three.nine.four developments, compared to previous development proposals over the past decade,this
analysis considered eliminating the exclusive westbound right turn lane and utilizing a shared through-right
lane. This would eliminate the need to acquire additional right of way for the turn lane.
Golden Hills Area Traffic Impact Study
October 24, 2012
Page S
Concurrent left turns from eastbound and westbound Golden Hills Drive were evaluated using AutoTURN
software. The exercise confirmed that opposing passenger vehicle and/or single unit trucks can negotiate the
left turn movements concurrently. WB-62 semi-trucks can make each right and left turn maneuver
independently but would experience vehicle path overlap if opposing left turns occur simultaneously. Given
that the frequency of left turning trucks is relatively low and that WB-62's are professionally driven, the
intersection will operate safely without geometric modifications. �
Table 6 shows a summary of operational results related to the change for the westbound approach on Golden
Hills Drive; the attached Table A3 and A4 shows more detailed LOS results and queue lengths.
The analysis showed that while an exclusive westbound right turn lane would provide some minor delay
improvements, the difference is relatively small. Due to the low volume in the AM peak hour,the change has
no impact to operatians;the PM peak hour has the highest westbound approach demand which would benefit
the most from the right turn lane.
The westbound approach in the PM peak hour would experience a delay increase of 5 seconds without the
right turn lane. The queues for the shared through-right lane condition extend further when compared to the
scenario with the separate right turn lane. For the exclusive right turn scenario: the average queue is
approximately 1-2 vehicles in either the through or right turn lane; and,the maximum queue is approximately
5 vehicles in the right turn lane. Far the shared through-right scenario,the average queue is approximately S
vehicles and the maximum queue is approximately 12 vehicles;this maximum queue would extend to the
existing driveway access on the north side of Golden Hills Drive. The northbound queue at Xenia Avenue and
Golden Hills Drive is reduced to approximately 275 feet.
"I`ab3c:G t2evt�t��smeal"k'��a�Ftic 1�"uil Suiltl �sai�,�t-\,eeait�t�w�crrr�c 5i�;naiyzed Inte�-s�ctisan
AM Peak Hour* PM Peak Hour* PM Peak Hour**
Approach Intersection Approach Approach Approach Approach
Intersection: A roach (Dela /LOS) (Dela /LOS) (Dela /LOS) (Dela /LOS) (Delay/LOS) (Dela /LQS)
EB 21 /C 29.1 /C 28.6/C
Xenia WB 22.8/C 18.3 /B 17.8 /B
Avenue@ 13.9/B 14.4/B 1�.3 /B
Laurel NB 7.2/A 8.1 /A 8.4/A
Avenue
SB 12.9/B 11.3 /B 10.6/B
EB 19.2 /B 28.4 /C 26.8/C
Xenia WB 22,�/C 24.7 /C 31.2 /C
Avenue@ 19.2 /B 23.5 /C 25 /C
Golden Hilis NB 16.7/B 20.5 /C 20/C
Drive
SB 20.9/�C 20.1 /C 21.4/C
Xenia WB 29/C 29.2/C 30.5 /C
Avenue@ NB 27.5 /C 26.8/C 21.9/C 25.4/C 20.7/C 25.4/C
North I-394
Ramp SB 22.3 /C 25.7/C 25.7/C
*Full Build Design with separate westbound right turn lane.
'*Full Build Design with westbound shared through-right turn lane.
Golden Hills Area Traffic Impact Study
October 24, 2012
Page 6
Signal Coordination
Currently, the intersection operates under the control of an actuated uncoordinated traffic signal. As-built
plans indicate that interconnect conduit and cable was originally installed, but it has not been in service and its
condition is not known.
Coordination of the existing signal would potentially reduce the overall delay for northbound and southbound
through vehicles traveling along Xenia Avenue; however this would result in an increase in side street delay.
With the high percentage of turning traffic during both peak hours,coordination of the signal increases delay
for the side street traffic and left turning vehicles from Xenia Avenue.
Table 7 is a summary of analysis results for the full build design scenario controlled by a signal system
operating in a coordinated mocke with adjacent signals on Xenia Avenue;the attached Table AS shows more
detailed analysis results and queuing information.
Overall, all intersection and movements operate at a LOS D or better; however there is increased delay for
most of the approaches compared to the uncoordinated condition. The northbound left turn from Xenia
Avenue to Golden Hills Drive has an increase of almost 14 seconds of delay under the coordinated mode.
Utilizing the existing, or replacing the interconnect system between the signals along Xenia Avenue would
provide the opportunity to operate the Xenia Avenue signals in a coordinated mode if traffic patterns and
volumes change in such a way as they benefit from it; however, running the Xenia Avenue signals at Laurel
Avenue and Golden Hills Drive in and uncoordinated mode provides better overall operations for the
conditions analyzed.
'�";�hl�" 4')€��srf�a}awt�etr�t."6�rati'iic 1�€sP� 6��rild ll�si;��t,aa��! C"s3r1�•clirr�aiit»r m>rra€;�,4aer���e tii;;r��a#�ir.a:c4 Ibaaar5c�rti�a��
AM Peak Hour PM Peak Hour
Approach Intersection Approach Intersection
Intersection: A roach (Dela /LOS) (Dela /LOS) (Dela /LOS) (Dela /LOS)
EB 26.6/C 33.8/C
Xenia Avenue @ WB 34.8/C 22.6/C
Laurel Avenue 14.8/B 16.3 /B
NB 7/A 9/A
SB 11.8/B 12.6/B
EB 25.9/C 27.4/C
Xenia Avenue @ WB 32.8 /C 32.2/C
Golden Hills Drive 24/C 27.9/C
NB 20.3 /C 24.3 /C
SB 23.8/C 28.1 /C
WB 25.2fC 28.5 /C
Xenia Avenue @ NB 27.1 /C 24.7/C 23 /C 23.6/C
North I-394 Ramp
SB 22/C 2Q.9/C
Golden Hills Area Traffic Impact Study
October 24, 2012
Page 7
Flashing Yellow Left Turn Phase
A flashing yellow left turn phase serving northbound Xenia Avenue at Golden Hills Drive would provide more
efficient operations throughout the off-peak hours at the intersection. The current lane configurations would
only allaw this operation along Xenia Avenue. Due to the high volumes of conflicting vehicles in the peak
hours, during the AM and PM peak hours,the northbound and southbound left turns may need to operate
under a fully protected left turn phases.
Ta incorporate a flashing yellow left turn phase along Golden Hills Drive, the westbound approach would
need to be reconfigured to incorporate separate dual left turn lanes as in the Full Build design; currently there
is a shared left-through lane. Under the full build design, the intersection geometry would allow the flashing
yellow left turn phase along Golden Hills Drive. Implementation of flashing yellow arrows may also require
traffic signal controller and cabinet upgrades.
Planned Projects
2013 MCES Project
In 2013, a portion of Xenia Avenue and Golden Hills Drive intersection will be reconstructed as part of a
MCES project. East of Xenia Avenue,the project would include restriping Golden Hills Drive to include a
continuous center left turn lane east of Xenia Avenue to Turners Crossroads; it will also include the full build
recommendations to achieve dual left turns and a shared through-right turn lane on westbound Golden Hills
Drive. As part of this project,the north leg of the intersection may be partially reconstructed matching
existing conditions.
Northbound Xenia Avenue
The existing northbound approach of Xenia Avenue to Golden Hills Drive has dual left turn lanes, a single
through lane and a separate right turn lane. Departing from the I-394 interchange,there are two northbound
lanes; the left lane ends as one of the left turn lanes and the right lane continues through the Golden Hills
Drive intersectian. This configuration causes some driver confusion at�the intersection and creates a safety
problem as vehicles in the left lane make quick maneuvers into the through lane.
The proposed plan would restripe the approach and shift the traffic lanes so that the left lane becomes the
continuous through lane along Xenia Avenue and the right lane would end as the right turn lane. This
configuration will allow the City to sign the roadway more effectively and reduce the driver confusion caused
by the existing conditions. This work is proposed to be done in conjunction with the 2013 MCES project.
The change in lane striping will not reduce the intersection capacity and therefore should not impact traffic
operations. The change also provides better lane continuity at the time the Full Build changes are
implemented.
Findings and Recommendations
The traffic volume demands from the three development sites do have an impact on the existing operations of
the Xenia Avenue and Golden Hills Drive intersection. Operational improvements are recommended to
address current driver confusion concerns, safely accommodate development growth and provide capacity to
serve additional traffic growth beyond levels evaluated in this analysis.
The previously proposed Full Build design—without the exclusive westbound right turn lane-would provide
the improved intersection operations. Lane use changes to the westbound and northbound approaches should
be incorporated during the 2013 MCES project. Additional modification of the northbound approach, from an
exclusive right turn and single through lane to a shared through-right and through lane, should also be
Golden Hills Area Traffic Impact Study
October 24, 2012
Page 8
considered if traffic volumes increase or development plans are realized where added traffic requires increased
capacity.
At the time the 700 Xenia site is proposed,the City should work with the developer to assess how access along
Galden Hills Drive, west of Xenia Avenue, will occur.
It should be noted that any changes to the current development proposals could have an impact on the
intersection operations. Development plans different than those assessed in this memorandum will need to be
assessed to determine if additional analysis would be needed.
The restriping of the northbound approach of Xenia Avenue to Golden Hills Drive would address the existing
northbound lane continuity issues(the left northbound through lane is currently forced to turn left at Golden
Hills Drive). It also provides better continuity should a 2"d northbound through lane be constructed north of
Golden Hills Drive. �
Flashing yellow arrow operation would benefit intersection efficiency in the off-peak hours; implementation
may require traffic signal controller and cabinet upgrades.
Due to the high proportion of turning vehicles at the study intersections,traffic signal coordination would not
immediately improve operations for the majority of the vehicles entering the Xenia Avenue intersections. As
traffic grows and patterns change over time, coordination may become beneficial. The existing traffic signal
interconnect should be maintained or upgraded as opportunity arises so that coordinated operation can be
implemented when beneficial.
Attachments. �
Tables A 1 though AS
p:\fj\g\goldv\980100\gold hills&xenia\2012 intersection review\golden hills area traffic memo ]02412.docx
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F1rE Dep�Ptmeilt
763-593-8079 j 763-593-$p98 (fax}
Date: October 1, 2012
To: Mark Grimes, Director of Planning& Zoning
From: Ed Anderson, Deputy Fire Marshal
Subject: PUD Preliminary Rlan For I-394 Project
The Golden Valley Fire Department has reviewed the preliminary PUD plans and application packet
for review, which includes the preliminary site plan, utility plan, landscaping and overall the
proposed buildings, the use and type of occupancy for the two stand-alone buildings. Listed below
are the fire department comments.
SITE PLAN
1. The fire department apparatus access road shall be provided for the entire si#e. The minimum
width of the fire department apparatus access road is 20 feet of unobstructed width. The main
driveway located on the north side does not meet the required 20 feet minimum. The main
driveway area will be required to be redesigned to meet the fire department apparatus access
road.
2, The fire department apparatus access road shal! be installed and maintained around the
proposed site. If the apparatus access road cannot be installed because of the location of the
buildings and other factors, the fire code official shall require approved alternative means
additianal of fire protection safeguard to the building site. The alternative means of fire `
protection safeguard includes, but shall not be limited to, automatic fire detection system
throughout the corridors of the building, automatic fire sprinkler system including small room
size, sprinkler proteetion for the attic spaces, patios and decks, trash chutes and other areas af
the buildings.
3. Provide all weather capability fire personnel walk-way leading from the fire apparatus access
road to all of the exterior opening of the buildings.
4. The turning radius for the fire department apparatus access road shall be inside turning radius
20 feet and outside turning radius 40 feet.
5. The vertical clearance for the fire department apparatus access road is 13 feet 6 inches.
6. The fire department access road shall be designed and maintained to support the imposed loads
of all fire apparatus and shall be surfaced so as to prove all weather driving capabilities.
7. The paver circle proposed for the site shall be designed and maintained to support the imposed
laads of fire apparatus and shall be surfaced so as to provide all weather capabilities.
8, The praposed hammer-head turn-around for the fire apparatus located in the southwest and
southeast corners of this site Does Not Meet the requirement set forth in the Golden Valley Fire
Department policy.
9. The fire department will require rapid entry lock boxes to be installed for all exterior doors and
for both buildings. The rapid entry lock boxes will be required to be ordered and purchased
through the KnoxBox Company, www.knoxbox.com at the owner's expense.
10. Stairway access to roof for both buildings shall post signs in the stairways to identify floor levels
that the stairway continues to the roof.
UTILITY PLANS
1. The water supply system for the design of the proposed site shall be capable of supplying the
required fire flow for the design of both buildings or portion of the building, location, type of
construction, type of use and all floor levels.
2. Fire hydrants will be required to be installed on this proposed site in accordance with the City of
Golden Valley Public Works Department and the Minnesota Health Department. The fire
hydrants located on the site will be considered private hydrants. The private hydrants will be
painted red in color. One fire hydrant shall be installed within 150 feet of the fire department
connections.
3. The Post Indicator Valve (PtV) will be required to be installed for one of each of the buildings for
this proposed site. The PIV is an indicating valve to determine the operation of the water supply
for both separate fire suppression systems for the proposed buildings.
4. Protective bollards for vehicular protection shall be installed for fire hydrants, post indicator
valves, natural gas meters and electrical meters and transformer boxes.
5. The fire hydrants shall have a clearance space of 3 feet around the circumference of the fire
hydrant.
LANDSCAPING PLAN
1. The fire hydrants, fire department connection for the fire suppression system and the post
indicator valves shall not be obstructed by any matter or materials that would hinder the
operation of the fire department.
2. The placement of landscaping trees and shrubs for this site shall not obstruct or hinder the
ladder operation from any secondary escape windows from any apartment units located at each
building.
OVERALL PLAN
1. The installation of Class 1 standpipe system wiil be required for the garage and all other levels
of both buildings.
2. The installation of the fire suppression system will be required for the garage and all other
levels of both buildings proposed on this site. The installation of the fire suppression system
will be a zone system for each floor or level of both buildings.
3. The underground garages for both buildings will be required to install a carbon monoxide
system for the r�moval of carbon monoxide from motor vehicle operation.
4. The fire alarm system for this proposed site will be required to have corridor smoke detection
and notification devices in the corridors and all steeping rooms inside the units.
5. Fire extinguishers are still required to be installed in the corridors of both buildings.
6. Radio operability—the Golden Valley Fire Department shall be permitted to determine the radio
frequency spectrum for the emergency responder communication system that will operate
within and to and from the building without any interference or loss of radio signals. The radio
operability coverage system design shall have radio coverage throughout the two buildings
including critical areas, command centers, fire pump room, exit stairs enclosures and other
areas deemed critical areas to the fire code official.
If you have any questions, please contact me at 763-593-8065 or by e-mail,
eanderson@�oldenvallevmn.�ov
ea/jl
Hogeboom, Joe _
From: Shelley Maasch <magpie3420@gmail.com>
Sent: Monday, October 29, 2012 6:34 PM
To: Hogeboom, Joe
Subject: Correction, here is the email with concerns.
Attachments: DSC 7636JPG
Hi Joe,
Here are my concerns for the proposed apartments in the NW corner of 394 and 100:
1. The parcel is broken up into 6 story and 3 story limitations. Of the 600'length of the six story
apartment buildings, 25' is over the line where it is designated to 3 stories.
2. The northeast corner of the 6 story building is within 50' of the residential area and should be
limited to the height restrictions of that residential area.
3, Maximum impervious area is greater than 65%.
4. Sun blockage during the winter months will cover a large area of the residential property to the
north, significantly reducing the full day's sun we now enjoy.
5. 308 units will be marketed to young professionals and 118 will be seniors. Estimating a
canservative number of 308 cars leaving in the morning along with the 47 cars from the single family
residents, this is approximately 3 cars per minute for 120 minutes in the morning, all exiting the single access
to Circle Down.
6. As viewed in a sample photograph of the 6 story apartment building behind Chili'srestaurant, it is
overwhelming to the residential neighborhood to have a building this tall and long looming over the single and
two story houses. Our property values would suffer.
7. A six foot fence between the apartments and the residential houses would be highly ineffective as
the building would tower over the fence.
8. It was difficult to find an apartment building 6 stories tall. Of those I found, they were in high
density areas, such as the one in the West End development, which is commercial. Another I found along 35W
and Central Avenue, which abutts houses that have been converted to businesses. It seems unprecedented to
place a towering structure next to single family homes.
9. The entrance to this apartment is now parallel to the single family home, rather than running at an
angle closer to the office building. It would be better to keep it at the current location, further away from this
home.
i
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Zoning Ordinance Analysis
The 3-9-4 Project
Golden Valley, MN
Section 11.55:Planned Unit Develo ment
Zonin Ordinance Pro osed
Subdivision 1.Intent and Purpose 1.The proposed development provides two different
It is the intent of this Section to provide an optional method of regulating land means of vehicular access for emergency vehicles
use which permits flexibility from the other provisions of Chapters 11 and 12 of and building users.The site plan provides traffic
the City Code, including flexibiliry in uses allowed, setbacks, height,parking calming measures on the main access drive,by
requirements, number of buildings on a lot and similar regulations. incorporating a center island,boulevard trees,and
A. The purpose of this section is to: gate house.The site will take advantage of state of
1. Encourage,preserve and improve the health,safety and general the art storm-water ponding,green roofs,and under-
welfare of the people of the City by encouraging the use of pavement storm-water infi(tration methods.
contemporary land planning principles. 2.The site is an urban site that has existing softwood
2.Achieve a high quality of site planning, design, landscaping, and trees,most of which will be removed as part of the
development.New trees,shrubs,and groundcover
building materials which are compatible with the existing and planned �,�,ill be provided to create a significant buffer along
land uses. the North property line and a park like character
3.Encourage preservation and protection of desirable site around the perimeter of the site.In addition,
characteristics and open space and protection of sensitive boulevard trees will line the main entrance road.
environmental features including steep slopes, trees, scenic views, 3.There are no�signi�icant existing site features.The
waterways, wetlands and lakes. site is a former parking lot and two small apartment
4.Encourage construction of affordable housing and a variety of buildings.The existing trees in the low portion of the
housing types. site are mostly scrub and softwood trees.In addition,
S:Encourage creativity and flexibility in land development. there are no steep slopes to be concerned with on site.
6.Encourage efficient and effective use of land, open space,streets, 4.The development will provide new apartment units
utilities and other public facilities. and senior living building with services,to replace
7.Allow mixing land uses and assembly and development of land to the existing apartment housing with a contemporary
form larger parcels. option.This will allow an expansion of new
8. Encourage development in transitionad areas which achieve residential options that will act as a use transition to
compatibility with all adjacent and nearby land uses. the surrounding land uses and Interstate Highway
9.Achieve development consistent with the Comprehensive Plan. 394.
10.Achieve development consistent with the City's redevelopment 5-8.The proposed site plan combines several urban
plans and goals. land parcels that have failed to redevelop for several
11. Encourage development that is sustainable and has a high degree Years.Failed development attempts have been unable
of energy efficiency. to resolve the many complicated site related issues
including access,poor soils,traffic,utilities,and
B. This Section applies to all Planned Unit Developments existing in the City on storm-water management.Our plan resolves all of
the date of its enactment and all subsequently enacted Planned Unit these issues by proposing a development that
Developments. significantly minimizes the traffic impact to the
surrounding land uses and neighborhood,creates a
gateway development for the city,provides the best
possible buffer for the single family homes to the
North,and provides jobs and additional tas base for
the city.
9.The proposed uses of residential apartments and
senior living building with services are consistent
with the recently updated comprehensive guide plan,
and the I-394 overlay district.
10.The proposed plan is consistent with the city's
394 overlay district and the underlying I-394 mixed
use zoning district.
11.The state of the art storm-water management
system,in conjunction with green features designed
into the senior living building and residential
apartment buildings provide a sustainable project.
Green features include LED li htin ,com ost�and
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�
recycling trash chutes,green roof,white roof,
recycled finish materials,dual flush toilets,and
energy star appliances.
Subdivision 2.Appdicability A.Understood.
A. Optional Land Use Control. Planned Unit Development provisions provide B.Understood.
an optional method of regulating land use which permits flexibility in the uses C.We understand that a maintenance agreement
allowed and other regulating provisions including setbacks, he.ight,parking will be executed for the storm-water management
requirements number of buildings on a lot and similar regulations provided the system and public walking trails.
following requirements are met and the PUD plan complies with the other
provisions of this and other Planned Unit Development sections.Approval of a
Planned Unit Development and granting of a PUD agreement does not alter
the existing zoning district classification of a parcel in any manner;however,
once a PUD has been granted and is in effect for a parcel, no building permit
shall be issued for that parcel which is not in conformance with the approved
PUD Plan, the Building Code, and with all other applicable City Code
provisions.
B. Uses. Once a Final PUD Plan is approved, the use or uses are limited to
those approved by the specific approved PUD ordinance for the site and by the
conditions, if any, imposed by the City in the approval process.
C.Maintenance Preservation.All features and aspects of the Final PUD Plan
and related documents including but not limited to buildings,setbacks, open
space,preserved areas, landscaping, wetlands, buffers,grading, drainage,
streets and parking, hard cover,signs and similar features shall be used,
reserved and maintained as re uired in said PUD lans and documents.
Subdivision 3. Standards and Guidelines A.NA
A. Size. There is no minimum lot size. B.Proposed 115' on Circle Down.
B. Frontage. Frontage on a public street shall be at least one hundred(100)feet C. l.Along the single family zoning lot line we
or adequate to serve the development. are showing a 50'rear yard setback.We are
C.Setbacks. encroaching on the 75'transitional height setback
1. Principal Building.No principal building shall be closer than its with a point intrusion which is allowed by the
height to the rear or side property line when such line abuts on a PUD.
single family zoning district. On the other side yard we are showing a 15' side
2.All Buildings.No building shall be located less than fifteen(I S)feet yard setback.
from the back of the curb line along those roadways which are a part D. Storm-water pond area is anticipated to be used
of the internal road system. Some minor deviations may be allowed by the senior living building and market rate
provided adequate separation is provided through additional aparhnent users,as a park like area.The proposed
landscaping, berming or similar means. walking trail system will be available for the
D.Private Service Facilities or Common Areas. In the event certain land areas general public to use as well as the development
or structures are proposed within the planned unit development for shared occupants.In addition,the senior building has 3
recreational use or as service facilities, the owner of such land and buildings private garden areas exclusive to the residents of
shall enter into an agreement with the City to assure the continued operation the building.The market rate apartments have an
and maintenance to a pre-determined reasonable standard. These common extensive interior and exterior common area for a
areas may be placed under the ownership of one of the following as variety of active and passive uses.
determined by the Council: E.No response required.
1. Dedicated to public where community-wide use is anticipated.
2. Landlord
3. Landowners or Homeowners Association,provided appropriate
Conditions and protections satisfactory to the City are met such as
formation of the association, mandatory membership,permanent use
restrictions, liability insurance, local tcr�ces, maintenance, and
assessment provisions.
E.Intent and Purposes.A PUD shall meet and be consistent with the intent and
ur ose rovisions and all other rovisions o this section.
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Subdivision 4. Pre-Application A. The developer has an executed purchase
A. Qualifications.Application for a PUD may be made only by.• 1)the owner of agreement for the Goldman parcel(Mayfair
the land involved in the PUD application, or by a duly authorized Aparhnents).It is anticipated that the city will act
representative, or 2)an option or contract holder provided the application is as the petitioner for the MnDOT parcel in
accompanied by fully executed agreements or documents from the owner stating conjunction with the developer.
that such owner has no objections to the proposed application and is in fact B.Agreed.
joining in the same as such owner's interest may appear. The Ciry may act as a C. The developer intends on conducting a
petitioner on its own behalf or on the behalf of an affiliated neighborhood meeting once a preliminary PUD
governmental body. Application has been submitted to the city.
B. Pre-Application Conference. Prior to filing a PUD application and prior to
conducting a neighborhood meeting, the applicant shall meet with the city staff
for a pre-application conference. The primary purpose of the conference is to
allow the applicant and staff to discuss land use controls, appropriate use of the
site, design standards, how the plan will achieve higher qualiry and meet the
PUD purpose and design requirements, the application process, and the
general merits of the applicant's proposal.
C.Neighborhood Meeting.At an appropriate point during development of a
preliminary PUD plan, the applicant shall hold a neighborhood meeting.All
property owners within five hundred(S00)feet of the PUD, or a larger area as
determined by the City, shall be given notice of the meeting. The purpose of the
meeting is to inform the neighborhood of the proposed PUD, discuss the
concepts and basis for the plan being developed and to obtain information and
su estions rom the nei hborhood.
Subdivision S.Application Procedure-Preliminary PUD Plan No response required.
A.Application. The applicant shall complete and sign the application and
submit a Prelimina�y PUD Plan.All application requirements must be
completed and submitted for the application to be processed.If it is proposed to
develop a project during a period which will exceed rivo(2)years, the applicant
may request approval of a Preliminary PUD Plan for the entire project and
permission to submit a Final PUD Plan only for the first stage of the project.
Separate public hearings and a Final PUD Plan shall nevertheless be required
respecting such successive stage of the project as the same is reached. Except to
the extent the Director of Planning requires more or less
information, the application shall include, but not be limited to, the following
information:
Source: Ordinance No. 318, 2nd Series
E ective Date: 12-31-04
Preliminary PUD Plan.A Preliminary PUD Plan of the proposed 1. a,b,c
development illustrating the nature and type ofproposed development,shall Will be provided with formal application.
ident�all land uses and proposed square footage, the location of buildings, 2.Will be provided.
existing and proposed roadways and accesses,pedestrian ways and sidewalks, 3.Has been provided with previous responses
proposed parking areas,preliminary traffic volume projections, areas to be above.
preserved,public and common areas,preliminary building elevations including
height and materials,preliminary utilities plan, the location of the parcel's
boundaries, the net and gross density of the development, the total area
occupied by the development, lot coverage, a lighting plan(subject to fhe
requirements in Section 11.73,Outdoor Lighting)and the amenities to be
provided and a development
schedule.
Source:Ordinance No. 365, 2nd Series
Effective Date:3-23-07
a. Preliminary Grading Drainage and Erosion Control Plan
b. Preliminary Tree Preservation Pdan oor
c. Preliminary Building Code Analysis
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, �
2.Preliminary Plat.All data required for a preldminary plat by the
requirements of the Subdivision Regulations Chapter of the City Code. This
requirement may be waived if the PUD is an amendment to an approved
PUD.
3.Narrative.A narrative statement explaining how the proposed PUD will
meet the purpose and other provisions of the PUD Ordinance including how
it will:
a.Encourage,preserve and improve the health,safety and general
welfare of the people of the City by encouraging the use of contemporary
land planning principles.
b.Achieve a high quality of site planning, design, landscaping, and
building materials which are compatible with the existing and planned land
uses.
c. Encourage preservation and protection of desirable site characteristics
and open space and protection of sensitive environmental features including
steep slopes, trees,scenic views, water ways, wetlands and lakes.
d. Encourage construction of affordable housing and a variery of housing
types.
e. Encou�age creativity and flexibilily in land development.
f. Encourage e�cient and effective use of land, open space, streets, utilities
and other public facilities.
g.Allow mixing land uses and assembly and development of land to form
Zarger parcels.
h. Encourage development in transitional areas which achieve �
compatibility with all adjacent and nearby Zand uses.
i.Achieve development consistent with the Comprehensive Plan.
j.Achieve development conststent with the City's redevelopment plans
and goals.
k. Encourage development that is sustainable and has a high degree of
energy efficiency.
4. Future Requirements. The applicant is advised to consider the
requirement for a Final PUD Plan when preparing the Preliminary PUD
Plan.
S. Other.An applicant may submit any additionad information which may
ex lain the ro osed PUD
B.Planning Department. Upon submission of a completed application, the No response required.
Planning Department shall:
1. Refer.Refer the application to the Departments of Public Works, Public
Safety and Park and Recreation for their written evaluations regarding those
aspects of the proposal which affect the particular department's area of
interest.
2.Not�. Not�by mail property owners within�ve hundred(S00)feet of
the PUD, or a larger area to be determined by the City, of the public
information meeting. However failure of any property owner to receive
notification shall not invalidate the proceedings.
3. Report.Prepare a report and refer it to the Planning Commission for
review at the in ormal ublic hearin .
C. Planning Commission. No response required.
1. Informational Public Hearing. The Planning Commission shald hold an
informal public hearing and consider the application for consistency with
the Intent and Purpose provisions and other PUD requirements and
principles and standards adhered to in the City. The Planning Corrtmission's
report to the Council shald include recommended change conditions, or
modifications.
4of11
2. Petitioner. The petitioner, or the petitioner's representative, shall appear
at the public information meeting in order to answer questions concerning
the proposed PUD.
3. Findings. The findings and action of the Planning Commission shall be
orwarded to the Council.
D. City Council. No response required.
1. The Council shall hold a public hearing, and take action on the
application.All pYOperty owners within five hundred(S00)feet of the PUD,
or a larger area as determined by the Ciry, shald be given notice of the
meeting. The public hearing shall be called and notice thereof given in the
manner required by statute.
2. Findings. The findings and action of the Council may include a request for
plan amendments, approval, denial, or other action deemed appropriate by
the Council such as re errad back to the Plannin Commission.
E. Findings.Approval of a Preliminary PUD Plan Yequires the following No response required.
findings be made by the Ciry.
1. Quality Site Planning. The PUD plan is tailored to the specific
characteristics of the site and achieves a higher quality of site planning and
design than generally expected under conventional provisions of the
oYdinance.
2.Preservation. The PUD plan preserves and protects substantial desirable
portions of the site's characteristics, open space and sensitive environmental
features including steep slopes, trees,scenic views, creeks, wetlands, and
open waters.
3.Efficient-Ef�'ective. The PUD plan includes efficient and effective use
(which includes preservation)of the land.
4. Compatibility. The PUD Plan results in development compatible with
adjacent uses and is consistent with the Comprehensive Plan and
redevelopment plans and goals.
S. General Health. The PUD plan is consistent with preserving and
improving the general health, safety and general welfare of the people of the
Ciry.
6.Meets Requirements. The PUD plan meets the PUD Intent and Purpose
provision and all other PUD ordinance provasions.
Source.• Ordinance No. 318, 2nd Series
E ective Date: 12-31-04
Subdivision 6.Application Procedure-Final PUD Plan No response required.
A.Application and Final PUD Plan Requirements. Unless the applicant has
obtained City Council permission under Subd. S(A)hereof to develop a project
over more than two(2)years, the applicant shall submit a complete Final PUD
Pdan within one hundred eighty(180)days of Preliminary PUD Plan approval.
Such one hundred eighty(I80)day period may be extended for additionad one
hundred eighty(I80)day periods by the City Council in the
exercise of its sole discretion subject to such additional conditions as it deems
appropriate. The Final PUD Plan shald be consistent with the Preliminary PUD
Plan approved by the City Council, as well as the PUD Intent and Purpose
provisions hereof. The standards and other provisions of this section shall
include, but not be limited to, the following.•
Source: Ordinance No. 419, 2nd Series '
E ective Date: OS-29-09
Sofll
1.Site PZanlDevelopment Plan. Plans of the proposed PUD development which No response required.
ident�ald land uses and proposed square footage, the location of buildings,
existing and proposed roadways and accesses,pedestrian ways and sidewalks,
proposed parking areas, tra�c volume projections, areas to be preserved,
public and common areas, building elevations including height and materials,
preliminary utilities plan, the location of the parcel's boundaries, the net and
gross density of the development, the total area occupied by the development,
the amenities to be rovided and the develo ment schedule.
2.Setbacks. Setback rrteasurements from buildings, roads,parking and high use See setback discussion in zoning ordinance
outdoor activity areas to the nearest lot lines shall be shown on the Site Plan.A review.
narrative shall describe these setbacks and provide the rationale and
justification. The City may allow some flexibility in setbacks if it benefits all
parties and the environment.Requiring greater or allowing lesser setbacks may
be based on uses on and off the site, natural amenities and presef-vation,
topography, density, building heights, building materials, landscaping, lighting
and other lan eatures.
3.Preservation Plan.A Preservation and Open Space Plan showing the areas There are no wetlands on site.The landscape plan
to be preserved and spaces to be left open shall be provided.Preference shall incorporates a substantial buffer along the north
be given to protecting sensitive environmental features including steep slopes, property line adjacent to the single family homes.
trees, scenic;views, watenvays, wetlands and lakes. The The proposed plan exceeds the ordinance
plan shall include new plantings,fixtures, equipment and methods of requirement for green space.All green spaces are
pYeservation. Said plan and information may be included on the Landscape landscaped.
Plan.
a. Wetlands and Ponds Guidelines. Wetlands and ponds shall have a riparian
buffer strip at least twenty-five(25)feet wide composed of naturad vegetation
but not an improved and/or fertilized lawn.
b. Buffers. Provisions for buffering the PUD site from adjacent uses shall be
included.Natural amenities shall be used to the extent possible and be
supplemented by additional landscaping, berms or other features as may be
appropriate. Buffers shall be based on the rype of uses on and adjacent to the
site, views, elevations and activities. Buffers may be included on the Landscape
Plan.
c. Tree Preservation Plan.A complete tree preservation plan consistent with the
PUD requirements and the Preliminary PUD Plan as approved by the City.
d.Landscape Plans. Complete landscaping plans showing vegetation to be
removed, vegetation to be retained and proposed vegetation.Plans shall include
species, quantities,planting methods and sizes. Within any specific PUD, the
landscaping may be required to exceed the City's policy on minimum landscape
standards.
4. Public Space. Properties within PUDs are subject to the dedication ofparks, This project is a redevelopment of an already
playgrounds, trails, open spaces, storm water holding areas and ponds as developed site.It is not subject to a park
outlined in Section 12.30, subdivision 1 of the Subdivision Code, the dedication fee.A public walking trail is also
Comprehensive Plan, redevelopment plans or other Ciry plans. proposed through the development and connects to
the ublic sidewalk on Circle Down.
5. Transportation and Parking Plan.A complete plan shall be submitted which See the proposed site plan—The city facilitated a
includes: traffic study completed by S.E.H. for the proposed
a. Proposed sidewalks and trails to provide access to the building, development.The proposed development fell well
parking, recreation and service areas within the proposed development and below maximum allowable traffic volumes for this
connection to the City's system of walks and trails site.Snow storage is anticipated to be in the area
b.Internal roads, if any of the storm-water pond and adjacent green areas.
c.Draveways During very heavy snowfalls,snow may have to
d.Parking, including layout dimensions of spaces and aisles, total parking by be trucked off site.
use, and a notation about striping/painting the spaces
e. Off-street loading for business uses
f.A plan for snow storage and removal
.A lan or maintenance o the acilities
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h.A calculation of tra�c projections by use with assignments to the
roads, drives and accesses serving the PUD, including existing traffic
volumes for adjacent streets using the most recent counts and/or
based on the uses and trip generation estimates
i.A description of the alternatives and locations considered for access to the
site and the rationale used in selecting the proposed location, width and design
o streets, drivew s and accesses.
6. Private Streets. Private streets shall not be approved, nor shall public All on-site roads are anticipated to be private
improvements be approved for any private right-of-way, unless a waiver is streets/drives within the development area.
granted by the City based on the folZowing and other relevant factors:
a. Extension of a public street is not physically feasible as determined by the
Cll.y;
b. Severe grades make at infeasible according to the city to construct a
public street to minimum city standards;
c. The ciry determines that a public road extension would adversely
impact naturad amenities;or
d. There is no feasible present or future means of extending right-of-way from
other directions.
e. If the City determines that there is need for a public street extension, this
provision shall not apply, and the right-of-way for a public street shall be
provided by dedication in the plat.
7. Private Street Design Standards.
a. The street must have adequate width consistent with the
Transportation Plan and must be located and approximately centered
within an easement at least four(4)feet wider than the street.
b. The private street shall be designed to minimize impacts upon
adjoining parcels.
c. The design and construction standards must result in a functionally
sound street in balance with its intended use and setttng.
d. The number of lots to share a common private access drive must be
reasonable.
e. Covenants which assign driveway installation and future maintenance
responsibiliry in a manner acceptable to the City must be submitted and
recorded with the titles or the parcels which are benefited.
f. Common sections of the private street serving three(3)or more
dwellings must be built to a seven-ton design,paved to a width of
twenty(20)feet, utilize a minimum grade, and have a maximum
grade which does not exceed ten percent(10%).
g. The private street must be provided with suitable drainage.
h. Covenants concerning maintenance and use shall be filed against all
benefiting properties.
i. Street addresses or City-approved street name signs, if required, must be
osted at the oint where the rivate street intersects the ublic ri ht-o-wa .
B. Grading, Drainage and Erosion Control Plans. Complete plans for grading, Provided with preliminary PUD application.
drainage and erosion control which meet the City's standards shall be
submitted. The plan shall show hard surface calculations by areas-buildings,
private streets, driveways,parking lots,plazas, walks, trails, and all otheY
impervious surfaces. Hard surface coverage is expected not to exceed the
following standards.
Uses
,Single Family
Townhouses
Apartments-Condominiums
Institutional Uses
Industrial Uses
Business Uses
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.
Commercial-Retaid
Mixed Uses of Housing with Retail, Office or Business
Maximum Hard Cover Percent
38%40%42%45%70%80%90%90%
C. Utilities and Service Facilities. The applicant shall provide a plan showing
how the site will be served b utilities
D. The a licant shall submit a Final Buildin Code Anal sis Provided.
E. Refuse and Garbage. The applicant shall provide a refuse disposal Plan All refuse and garbage shall be contained in the
including provisions for storage and removal on a regular basis. (In residential underground parking garages for the residential
developments, all waste/refuse shall be stored inside a principal structure or a apartrnent building and the senior living building.
garage until the day ofpick-up. In commercial, business and institutional
developments refuse may be stored in a principal building or in an enclosed
screened in area desi ned o materials to match the rinci al buildin .
F.Architectural plans. The applicant shall submit architectural plans showing Provided with preliminary PUD application.
the floor plan and elevations of all sides of the proposed buildings including
exterior wall finishes proposed for all principal and accessory buildings. Cross
sections ma be re uired.
G.Sign Plan. The applicant shall submit a Sign Plan including the location of Provided with preliminary PUD application.
proposed signs, size, materials, color, and lighting. In those instances where not
all signs are known, a sign policy shall be presented to the City for the City's
review consistent with PUD requirements.S`ign design,policies, sryle, colors,
locations, size, height, materials and accompanying landscaping must be
consistent with achieving a high quality development meeting the PUD
intent and ur ose rovisions.
H.Dwelling Information. The applicant shall submit complete data as to 308 Market Rate Luxury Apartment Units.
dwelling unit number density net and gross, sizes, types, etc The apartment units are considered life-cycle
1.Life-Cycle and Affordable Housing.If the PUD includes "life-cycle"or housing.As they provide additional housing
affordable housing, the applicant shall provide a narrative describing the options for Golden Valley residents.
housing, and the guarantees such as covenants to be used to secure such 118 Senior Living units with services are
housing and maintain long term affordability. considered life-cycle units.
J. Population. The applicant shall submit a population component which shall Market Rate Luxury Aparhnent:+/-400 residents
contain a descriptive statement of the estimated population and population Senior Living Building : 118 residents.
characteristics.
K.Employees.If office, commercial, business,service firms or institutional uses Market Rate Luxury Aparhnents—35 full and par
are included in the PUD, the estimated number of employees shall be included. time jobs
Senior Livin Buildin —70 full and art time'obs
L. Final Plat. Unless waived by the City, the applicant shall submit a final plat, This shall be provided after preliminary approval.
as required by Chapter 12(Subdivision Regulations)of the City Code. The title
of the plat must include the following"P.U.D.No._"(The number to insert will
be rovided b the Ci .
M.Schedule. The applicant shall submit a schedule and proposed staging, if See the attached scliedule from the city staff.
an , o the develo ment.
N.Narrative. The applicant shall submit a description of the development This has been provided as part of the above
especially as it relates to use of PUD provisions and explaining how it meets the responses.
purpose and other PUD provisions including how it will:
1.Encourage,preserve and improve the health,safety and general welfare
of the people of the City by encouraging the use of contemporary land
planning principles.
2.Achieve a high quadity of site planning, design, landscaping, and building
materials which are compatible with the existing and planned land uses.
3. Encourage preservation and protection of desirable site characteristics
and open space and protection of sensitive environmental features including
steep slopes, trees,scenic views, water ways, wetlands and lakes.
4.Encoura e constr^uction o a ordable housin and a varie o housin
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types.
S.Encourage creativity and flexibility in land development.
6. Encourage effcient and effective use of land, open space, streets, utilities
and other public facilities.
7.Allow mixing land uses and assembly and development of land to form
larger parcels.
8. Encourage development in transitional areas which achieve compatibility
with all adjacent and nearby land uses.
9.Achieve development consistent with the Comprehensive Plan.
10.Achieve development consistent with the Ciry's redevelopment plans and
goals.
11. Other. The applicant may submit any additional information which may
explain the proposed PUD.
12. Director of Planning. The Director of Planning may require more or less
in ormation than that listed above.
O. Planning Commission. No response required.
1.Public Hearing. The Planning Commission shall hold an informal public
hearing.All property owners within five hundred(S00)feet of the PUD or a
larger area as determined by the City, shadl be given notice of the meeting.
2. Consistency. The Commission shall review the Final PUD plan for
consistency with the Preliminary PUD Plan as approved by the Council, and
the conditions, if any imposed by the Council, the Intent and Purpose
provisions, all other provisions of the PUD ordinance, and principles and
standards adhered to in the City.
3.Findings. The findings, actions and report of the commission to the
Council may include recommended conditions and modifications to the Final
PUD Plan.
P. City Council. No response required.
1. Public Hearing. The City Council shall hold a public hearing.All
property owners within five hundred(S00)feet of the PUD or a larger area
as determined by the City, shall be given notice of the meeting.
2.Action. The action of the Council may include plan amendments,
approval, denial, or other action based on findings and deemed appropriate
by the City Council.
3.Efficient. Effective. The PUD plan includes e�cient and effective use
(which includes preservation)of the land.
4. Consistency. The PUD Plan results in development compatible with
adjacent uses and is consistent with the Comprehensive Plan and
redevelopment plans and goals.
S. General Health. The PUD plan is consistent with preserving and
improving the general health, safety and general welfare of the people of the
City.
6.Meets Requirements. The PUD plan meets the PUD Intent and Purpose
rovision and ald other PUD ordinance rovisions.
R.Approval.Approval of a Planned Unit Development shall be by ordinance No response required.
re uirin an a armative vote o a ma'ori o the Ci Council.
Subdivision 7. PUD Agreement No response required.
Following Council approval of a Final PUD Plan, City staff shall prepare a
PUD agreement which references all the approved pdans, specifies permitted
uses, allowabde densities, devedopment phasing, required improvements,
completion dates for improvements, the required Letter of Credit and additional
requirements for each PUD, in accordance with the conditions established in
the City Council approval of the Final PUD Plan and PUD ordinance. The
PUD agreement shall be signed by the petitioner within thirty(30)days of the
Ci Council's a roval o the a eement.
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.
Subdivision 8.Building Permit No response required.
Following approval of a Final PUD Plan and execution of the PUD agreement,
the City may grant building permits for proposed structures within the approved
PUD area provided the requested permit conforms to the Final PUD Plan, all
provisions of the PUD ordinance, the PUD agreement and all other applicable
Ci Codes.
Subdivision 9.Multiple Parcels . No response required.
A PUD may be regulated by a single agreement which may include
attachments.
One(1)or more of the attachments may cover an individual lot.An applicant
amending an approved PUD must show that the proposed change does not
adversely affect any other property owner, if any, in the PUD, the terms of the
PUD Plan and PUD Agreement, and the Intent and Purpose and otheN
provisions of the PUD Ordinance.A proposed amendment which does not meet
this requirement maybe rejected by the City without review as would othenvise
be re uired b the ordinance.
Subdivision 10.Amendments NA
An application to amend a PUD shall be administered in the same manner as
that required for an initial PUD;however,a minor amendment may be made
through review and approval by a simple majority vote of the City Council with
or without referral to the Planning Commission.To qualify for this review,the
minor amendment shall not:
A.Eliminate,diminish or be disruptive to the preservation and protection of
sensitive site features.
B.Eliminate,diminish or compromise the high quality of site planning,design,
landscaping or building materials.
C.Alter significantly the location of buildings,parking areas or roads.
D.Increase or decrease the number of residential dwelling units by more than
five percent(5%).E. Increase the gross floor area of non-residential buildings
by more than three
percent(3%)or increase the gross floor area of any individual building by more
than five percent(5%).
F.Increase the number of stories of any building.
G.Decrease the amount of open space by more than three percent(3%)or alter
it in such a way as to change its original design or intended function or use.
H.Create non-compliance with any special condition attached to the approval of
the Final PUD Plan.
Subdivision 11.Cancellation No response required.
A PUD shall only be cancelled and revoked upon the City Council adopting an
ordinance rescindin the ordinance a rovin the PUD.
Subdivision 12.Administration No response required.
A.Records.The Planning Department shall maintain a record of all Planned
Unit Developments approved by the City Council including information on the
use,location,conditions imposed,time limits,review dates,and such other
information as may be appropriate.Each approved PUD shall be clearly noted
on the Zoning Map.
B.Certification of Plans.The City may require that PUD plans be certified at
the time of submittal and/or upon completion of construction.
C.Time Limits.No application which was denied shall be re-submitted for a
period of six(6)months from the date of said denial.
D.Letter of Credit.To Assure Conformance to the Final PUD Plan and
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Agreement the City may require the applicant to post a Letter of Credit in a
form approved by the City,guaranteeing the faithful performance of certain
wark or matters covered in the agreement and in a sum equal to one hundred
fifty percent(150%)the total cost of all such items as determined by the
Department of Public Works.The Letter of Credit or other surety may be
reduced when specific parts or items are completed and upon recommendation
of the Deparhnent of Public Works.E.Effect on Conveyed Property.In the
event any real property in the approved PUD Agreement is conveyed in total,or
in part,the buyers thereof shall be bound by the provisions of the approved
Final PUD Plan constituting a part thereof;provided,however,that nothing
herein shall be construed to create non-conforming lots,building sites,buildings
or uses by virtue of any such conveyance of a lot,building site,building or part
of the development created pursuant to and in conformance with the approved
PUD.
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:�
:y.
Zoning Ordinance Analysis
The 3-9-4 Project
Golden Valley, MN
Site Zoning:
I-394 Mixed Use
Sub district A-Low Rise up to 3 stories
Sub district B-High Rise up to 6 stories
Proposed Construction:
308 Unit Market Rate Apartment Building(6 Stories)
335 In Building Parking Spaces
175 Surface Parking Spaces
118 Senior Living Units(6 Stories)
37 In Building Parking Spaces
16 Surface Parking Spaces �
Section 11.47:I-394 M�ecl Use Zonin District
Allowed as
Zonin Ordinance Pro osed art of PUD
Subdivision 1. Purpose A.The proposed uses include a mix of Compliant
The City of Golden Valley has undertaken a study of the 1-394 Corridor with market rate apartments and senior with PUD
the intent of improving the area's cohesiveness, attractiveness, and living units with services.These uses
sustainabiliry. The purpose of the 1-394 Mixed Use("MUf�Zoning District is Will add diversity to the area that
to implement the principles and recommendations of the 1-394 Corridor Study. currently consists of restaurant,single
The Yinci les are as ollows: family homes,and office uses.
1� P .f B.The site plan has been designed to
A. Enable the corridor to evolve toward a diverse mix of land uses, connect to adjacent commercial uses.
including residential as well as commercial and industrial. We are also creating a park like buffer
B.Maximize integration rather than separation of land uses, where (width varies between 15'and 40')
appropriate. area next to the adjacent single family
C.Maintain the corridor as an employment center. neighborhood on Circle Down.
D. Improve the visual coherence and attractiveness of the corridor. Parking stalls are specifically
E. Improve connectivity fo�all modes of ts-ansportation. orientated to shield the neighboring
F. Foster neighborhood-serving retail and services. residential backyards.
C.The senior living building and
G.Maintain or improve the functioning of intersections and highway market rate apartments are both long
interchanges. term employment generators.Creating
H. Foster sustainable development and a balance between urban and a number of full and part time jobs.
natural systems. D.New architecturally designed
The District includes specific standards for building form, height, bulk buildings with brick,stone,glass,and
and placement in order to encourage development that is varied, �iber cement board.Exteriors enhance
visually appealing, accessible to non-motorized transportation and the existing urban corridor of tall
pedestrian-oriented. It is design�d to complement the standards of the office buildings.See Proposed
1-394 Overla District. Elevations.
y E.Pedestrian and vehicular
connections are proposed to be made,
to existing roads and sidewalks.
F.Both the market rate apartments and
senior living building will utilize and
provide additional demand for retail
services helping these local businesses
to maintain their presence in the
neighborhood.
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!
`�
H.A storm-water pond with
sustainable landscaping has been
proposed.In addition,a pedestrian and
bike trail is proposed that connects to
all surrounding existing and proposed
land uses.
Subdivision 2. District Established The proposed uses of market rate Compliant
Properties shald be established within the 1-394 M'zxed Use Zoning District in apartments and a senior living with PUD
the manner provided for in Section 11.90, Subdivision 3 of this Chapter. The building with services are both
district thus established and/oN any subsequent changes to such district shall permitted uses and satisfy the
be reflected in the official zoning map of the City as provided in Section 11.11 districts desire for mixed use
of this Chapter. developments.These uses
minimize traffic flow to the area.
Subdivision 3.Permitted Uses A.Proposed 308 Unit market rate Compliant
The following uses are permitted in the 1-394 Mixed Use Zoning Apartment Building with PUD
District: B.Proposed 118 Unit Senior
A. Multiple Dwelling(three(3)or more units) Living Building
B. Elderly and Handicapped Housing C.NA
C.All permitted uses in the Commercial Zoning District,provided D.NA
that such uses are combined with other permitted or conditional uses E.NA
within a mixed-use F.NA
building, and that the gross floor area occupied by any such single G.The market rate apartments
use shall not exceed ten thousand(10,000)square feet. could have some residents who
D. Class I and III Restaurants work from home.
E. Business and professional offices,provided that the gross floor H.NA
area occupied by the use(s)on any lot shald not exceed ten thousand I.NA
(10,000)square feet. J.NA
F.Medical clinics K.Both the market rate apartments
G.Live-work units and senior living building have
H.All uses permitted in the Institutional Zoning Districts, 1-1 through underground parking garages.
1-3
1. Child Care Facilities
J.Adult Day Care Centers
K. Structured arkin accesso to an ermitted use
Subdivision 4. Conditional Uses A.NA Compliant
A. Class II Restaurants B.NA with PUD
B.Any permitted use in the Commercial zoning district in a free- C.NA
standing building. D.NA
C.Any permitted or conditional use allowed in the Commercial E.NA
zoning district occupying more than ten thousand(1 D,000)square feet F.NA
of gross floor area. G.NA
D. Business and professional offices occupying more than ten H.NA
thousand(10,000)square feet on any zoning lot. The City Council
may establish a maximum amount of office development that will be
permitted on any zoning lot, based upon tra�c studies as required by
the 1-394 Overlay Zoning District, using appropriate minimum Levels
of Service.
E. Research and development laboratories
F. Convenience stores, including the sale ofgasoline.
G. Drive-in or drive-through facilities accessory to any permitted or
conditional:use.
H.Buildin s exceedin the hei ht limits s eci ted in Subdivision 6 D.
2 of 4
r
4
Subdivision 5.Standards for Live-Work Units Not Specifically Provided. Compliant
The purpose of a live-work unit is to provide a transitional use type between a However,some residents of the with PUD
home occupation and commercial enterprise. market rate aparhnent building
A. The work space may be located on any floor of the building, but could work from home.
businesses serving the public shall generally be located on the first Particularly considering the sites
floor for accessibility. proximity to downtown
O�ce or studio spaces or other Zow-traffic activities may be located Minneapolis,General Mills,and
on upper floors or basements. The West End.
B. The dwelling unit component shall maintain a separate entrance
located on the front or side facade and accessible from the primary
abutting public street.
C.A total of two(2)off-street parking spaces shall be provided for a
live-work unit, located to the rear of the unit, or in an underground or
enclosed space.
D. The business component of the building may include offices,small
service establishments, home crafts which are typically considered
accessory to a dwelling unit, or limited retailing associated with fine
arts, crafts, or personal services. It may not include a commercial
food service requiring a license, a
limousine business or auto service or repair for any vehicles other
than those registered to residents of the property.
E. The business of the live-work unit must be conducted by a person
who resides in the dwelling unit. The business shall not employ more
than two(2)workers on-site at anyone time who live outside of the
live-work unit.
F.All buildings that permit live-work units shall adopt rules to
regulate their operations in order to ensure that live-work units
function harmoniously with other living units within the building.
Subdivision 6.Dimensional Standards A landscaped with sod,trees,and E.The point
A.Minimum front yard setbacl� buildings: shrubs. intrusion
1.Nonresidential or mixed uses facing an R-1 zoning district B.Compliant. additional
across a public street.•seventy-five(75)feet(measured from C.Compliant building
right-of-way) D.NA height of 6
2. Residential uses facing an R-1 zoning district across a E. Compliant with the exception of stories for
public street:thirty(30)feet. the NE Corner of the residential the market
3. Buildings with residential uses at ground level.• ten(10) building.That has a point intrusion rate
feet from edge of right-of-way. into the"Transitional Height apariments
4. Buildings with non-residential uses at ground level:no Setback"Area. building,
minimum setback. F.Compliant allowed as
5.All setbacks shall be landscaped according to the G.Proposed Impervious coverage part of a
standards of Subdivision 8 hereof. is 66.4% P�
B. Front 5ide and Rear setbacks, surface parking:at least fifteen(I S)
feet, landscaped according to the standards of subdivision 8 hereof.
C. Side and Rear yard setbacks, buildings:
3 of 4
A
Y
1.Adjoining an R-1 or R-2 zoning district:fifty(SO)feet Compliant
2.Adjoining any other district:ten(10)feet with PUD
D.Maximum Height:
1. Sub district A (Low):three(3)stories
2. Sub district B(Medium):six(6)stories
3. Sub district C(High): Ten(10)stories
E. Transitional Height.Buildings within seventy five(7S)feet of a
residential district boundary shall not exceed the maximum height
permitted within that residential district.
F.Minimum height of new buildings. Buildings occupying five
thousand(S,000)square feet or more must be two(2)stories in
height.A one-story wing or section of a taller building may be
permitted af it comprises no more than
twenty-five percent(25%)of the length of the facade.
G.Maximum impervious coverage. The muximum impervious
covera e is sixty-five percent(65%).
Subdivision 7. Density and Mix of Uses A.The two proposed uses are Compliant
A. Required mix of uses. Development sites over one(1)acre in size market rate residential aparhnents with PUD
shall include at least two(2)use types from the following categories: and a senior living building with
1.Residential services.
2. Commercial B.+/-45.2%of the site is dedicated
3. Off ce to walking trails,a pond feature,
4. Other patios,or green space.
B. Required Open Space.Development sites over one(1)acre in size -Proposed Site Area:7.47 Acres
shall reserve at least fifteen percent(1 S%)of the site as a designed -Proposed Green space area:
and landscaped,plaza,green,par1�play area, trail or parkway or 31.6%
combination thereof. C.Minimum Density does not
C.Minimum Density, residential development. apply.
1. If housing is part of a mixed use development, no minimum D.Floor Area Ratio Does not
density is required. apply.
D.Maximum floor area ratio.Non-residential and mixed uses:six-
tenths(0.6)except by conditional use.
4of4
Zoning Ordinance Analysis
The 3-9-4 Project
Golden Valley, MN
Section IIJO:O -street Parkin and Loadin Re ulations
Allowed as
Zoning Ordinance Proposed part of
PUD?
Subdivision 1. Purpose and Application NA NA
The purpose of requiring and regulating off-street parking and loading is to
prevent congestion on public rights-of-way and private roadways and to
promote the safety and general welfare of the public. The following minimums
are established for off-street parking and loading based on the use of land and
structures. If a change of use occurs, the new use shall comply with the off-
street arkin and loadin re uirements.
Subdivision 2. Design Standards A. Site Plan provides the A.Compliant
A. Site Plan.Application for construction of new buildings, expansion of required amount of parking with PUD
existing buildings, reuse of existing buildings and establishing or changing the spaces and snow storage area.
use of property, shall include a site plan or plot plan for parking which is
drawn to scale and dimensioned which depicts the location and number of off-
street parking spaces consistent with this ordinance and which includes
provisions for storage and/or removal of snow.
B.Access and Curb Cuts.All off-street automobile parking facilities shall be B.All parking areas are served B.Compliant
designed with appropriate means of vehicular access to a street or alley and by access from the existing alley with PUD
with adequate maneuvering area. Detailed plans may have to be submitted or by Circle Down.
to the City Engineer for approval of all curb cuts or driveway openings before
a ermit will be anted.
C. Use. With the exception ofgarage sales and other sales approved by the C.Off street parking is for the C.Compliant
City, required off-street parking and loading areas and the driveways exclusive use of the senior and with PUD
providing access to them shall not be used for the storage, display, sale or market rate aparhnents.
rental or re air o oods or or the stora e o ino erable vehicles.
D. Lighting. Where artificial lighting is provided in parking lots, it shall be D.All site lighting shall have D.Compliant
directed perpendicular to the ground and arranged to reflect away from any shielded fixtures to restrict light with PUD
residences, street or highway.All light fixtures shall minimize glare and from reaching the perimeter of
s illover om the site. the site.
E. Dimensions for spaces.All required off-street parking spaces shall be at E.All e�erior parking stalls are D.Compliant
least nine(9)feet in width and at least eighteen and one-half(18.5)feet in 9'x18.5' and ADA compliant with PUD
depth, except for handicapped spaces and compact car spaces. stalls.
F. Surfacing-Construction Standards. Parking areas and driveways shall be F.All parking areas to be paved F. Compliant
surfaced with an all-weather dustless material. Parking lots containing more with bituminous surface.The with PUD
than szx(6)spaces and access drives, except for landscaped areas, shall be entrance drive shall have
covered with asphalt, brick, concrete pavers(including grass-crete or other pervious concrete pavers to
permeable pavers where deemed appropriate by the City Manager or his allow for storm-water
designee)or concrete with proper surface drainage as required by the City. infiltration.
The finished surface shall be capable of carrying a load of two-thousand
(2,000)pounds per square foot. (Normally a two (2)-inch blacktop surfacing
on a four(4)-inch base or five(S) inches of Portland cement will meet this
re uirement.
1 of 8
G. Grade, Drainage and Curbing. G. See attached grading and Compliant
1. Grade. In general,grades shall not exceed five percent(5%)and shall meet utility plans. with PUD
the following standard.•Private roads, driveways(other than single family), 1.All parking areas shall not
parking lots, and loading docks exposed to the elements shall have grades of exceed a 4%grade.
not less than five percent(S%)nor more than four percent(4%) in order to 2. See attached grading and
provide adequate drainage and maneuverabiliry of vehicles. Grades in excess utility plans.A storm water pond
of four percent(4%)will be reviewed for approval based on:the amount by with rain-gardens for infiltration
which the grade exceeds four percent(4%), number of slopes, length of slopes, of surface water and below
starting and stopping areas and their grades, angles and curvatures, traffic pavement infiltration has been
volumes,parking turn-over, turning and intersection factors, road-way width, provided.
lineal feet and/or 3.All parking areas have B6-12
number of spaces with grades over four percent(4%), sight distance and concrete curbs.
obstructions and alternative routes.
2. Drainage. Off-street parking areas shall be designed to drain and properly
dispose of surface water.Alternative low impact development practices such as
"rain gardens"and vegetative swales are encouraged by the City. Detailed
plans for drainage shall be submitted to the City Engineer for approval.
3. Curbing. Parking lots containing more than six(6)spaces shall be
delineated by a concrete box curb or concrete curb and gutter extending at
least six(6)inches above and six(6)inches below the surface. The curb may
have cuts for drainage. Exception.•Some exception for "rain gardens"may be
allowed provided suitable controls are provided to prevent cars fi-om parking
be ond the intended limits.
H. Parking Layouts. Required off-street parking consisting of six(6)or more H.The attached site plan meets Compliant
spaces shall be consistent with the layout alternatives and dimensions or exceeds the dimensional with PUD
specified below(see Parking Layout Chart on next page)except handicapped requirements for exterior parking
spaces and,jf allowed by the City, compact car spaces. areas.
1. Traffic Islands. Tra�c islands shall be provided based on the 90 deg. Stalls 9'by 18.5' long
circulation system, number of spaces,frequency of use(turnover rate) 24' access isle
and other relevant factors. Traffic islands can be landscaped to meet 45' Min inside turning radius for
interior landscape requirement. emergency vehicles
PARKING LAYOUT CHART 10'parking and drive isle
Dimension Diagram 450 600 750 900 setback from buildings.
Stall width parallel to aisle *A 12.7 ft. lOA ft. 9.3 ft. 9.0 ft. A turning radius is shown on a
Stall length of line B 25.0 ft. 22.0 ft. 20.0 ft. 18.5 ft. separate site plan for emergency
Stall depth C 17.S ft. 19.0 ft. 19.S ft. 18.S ft. vehicles and complies with
Aisle width D 12.0 ft. 16.0 ft. 23.0 ft. 24 ft. minimum requirements.
Stall depth, interlock E 15.3 ft. 17.5 ft. 18.8 ft. 18.S ft.
Module, edge of pavement to F 44.8 ft. 52.S ft. 61.3 ft. 63.0 ft,
interlock
Module, interlocking G 42.6 ft. Sl.0 ft, 61.0 ft. 63.0 ft.
Module, interdock to curb face H 42.8 ft. 50.2 ft. 58.8 ft. 60.S fte
Bumper overhang(typical)I2.0 ft. 2.3 ft. 2.S ft. 2.5 ft.
. Offset J 6.3 ft. 2.7 ft. 0.5 ft. 0.0 ft.
Cross aisle, one-way L 14.0 ft. 14.0 ft. 14.0 ft. 14.0 ft.
Cross aisle, two-way L 900 24.0 ft. 24.0 ft. 24.0 ft. 24.0 ft.
Minimum inside turning radius--45 ft. 45 ft. 45 ft. 45 ft.
for fire lanes
Parking or drive aisle setback 0 10 ft, 10 ft. 10 ft. 10 ft.
to principal structure
Landscape Tra�c Islands P See Diagram
Landscaped Islands 0 See Diagram
Parallel parking:Stall width(8.S or 9 ft.)
Stall length(22 or 23 ft.)
*Required handicap stalls and ramps shall be per State Code.
*Some minor deviations rom this table m be allowed in s ecial
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circumstances related to the number and percent of spaces involved and site-
dimensional constraints which support a minor deviation.
I. Landscaping-internal and external. The minimum required landscaped I.Interior Landscaping Compliant
areas, within which there shall be no parking or drive aisles(except driveway Required:4% with PUD
access from street) in Multiple Dwelling, Institutional, Business and Interior Landscape Provided:
Professional Office, Commercial,Light Industrial, and Industrial Zoning 10.6%
Districts, shall be: All interior parking non
1. External Landscaping pavement areas will be
a. Front Yard-thirty-five(35)Feet(see Mon diagram) landscaped.(Includes both
b. Side and Rear Yards:One-half(1/2)of the required building buildings)
setback. (see N on diagram)
2. Internal Landscaping. Parking lots designed and constructed for
more than forry(40)off-street parking spaces shall have at least four
percent(4%)of the interior of the parking lot landscaped with
vegetation including shade trees. Each landscape break shall occur
approximately every twenty four(24)spaces. Such landscaping is
expected to be in traffic islands, other islands or other areas used for
drainage or light standard or exclusive landscape islands located .
within the interior portion of the parking lot.Such landscaped areas
shall not be considered as impervious if essentially the ground is left
open.A landscape plan shall be submitted as part of the site plan as
required in Subdivision 2(A). The landscape plan shall be approved
by the Ciry Manager or his designee.All landscaping shall be
guaranteed with a financial security for a period of two(2)full
growing seasons.
J. Dimensional Requirements J.None provided,all parking Compliant
Joint or combined parking facilities on separate lots as authorized and when areas are separated and exclusive with PUD
constructed adjacent to a common lot line separating two(2)or more parking to the senior housing or market
areas are not required to observe the parking area setback from such a rate aparhnents.
common lot line.
Dimensional Requirements for Angled Parking Stalls
K. Fire Lane. Off-street parking lots may have to be designed to include fire K.Provided—See attached site Compliant
lanes as determined by the Fire Marshal. plan. with PUD
L. Spaces Delineated.All required off-street parking areas consisting of szx(6) L.Provided—See attached site Compliant
or more spaces shall be delineated by durable painted stripes at least four(4) plan. with PUD
inches wide unless walls or columns are used to provide an equivalent means
to delineate the s aces such as in an under round ara e.
M. Buffers.If off-street parking lots are located on the periphery of sites and in M.Extensive evergreen trees are Compliant
view of adjacent and nearby properties, the Ciry will require them to be proposed to be planted adjacent with PUD
screened with trees, shrubs,fencing, decorative walls, berms or some to the north side of the site in
combination of these in setback areas along one or more lot lines. addition to a fence.This area
abuts the neighboring residential
lots.In addition,this area is
above the grade of the adjacent
single family home backyards
from 2'-6'.
N.Location. Required off-street parking shall be located on the same lot as the N.Furthest Parking space is Compliant
use it serves, except where parking spaces cannot be reasonably provided on 185' from intended use. with PUD
the same lot as the principal use, the Ciry may permit such required parking
spaces to be located on other properry in a similar or°heavier zoning district
located within five hundred(S00)feet of the permitted use, measured along
lines o ublic access.
3 of 8
O. Parking Ramps and Underground Parking. Because of the cost of such O.The site plan provides for 175 Compliant
spaces and more control over environmental factors, the Director of Planning surface parking spaces and 335 with PUD.
may allow some reduction in the width of the aisle and spaces in parking enclosed parking spaces for the
ramps and underground parking. aparhnent building.This meets
the Zoning Ordinance
requirement of 1.5 spaces/unit.
The senior building is provided
with 16 surface spaces and 37
enclosed parking spaces.This
exceedsthe developers
experience and city
requirements.The ordinance
requires 24 spaces. The residents
of the senior building do not
drive due to physicaUmedical
constraints.
P. Plowing and Snow Storage or Removal. Required off-street parking plans P. Snow will be stored in the Compliant
shall include provisions for snow storage andlor removal. pond area and adjacent green with PUD
spaces.
Q. Pedestrian access/provisions. Provisions for pedestrian circulation to and Q.An extensive trail system is Compliant
from, and in some cases through,parking lots shall be required as determined provided on site which connects with PUD
appropriate by the Ciry. Patterned pavement, decorative lighting and to existing off site pedestrian
associated facilities shall be provided as may be appropriate. connections.All pedestrian
crossings are proposed to have
ainted cross walk markin s.
R.Maintenance. Off-street parking areas including spaces, access way, Re The senior building and Compliant
striping landscaping and, required buffers and fences, shall be maintained in market rate aparhnent owners with PUD
a neat, safe and adequate manner. Potholes, deteriorated pavement, and have professional management
striping must be repaired or restored in a timely manner by the owner of the teams that will maintain all
o -street arkin . e�erior areas.
S.Accessible Parking.Accessible parking spaces shall be provided pursuant to S.All parking proposed Compliant
the Minnesota Accessibility Code. complies with the MN with PUD
Accessibili code,see site lan.
T. Signs. Small informational-direction signs may be allowed or required in T. Site signage is shown on the Compliant
off-street parking facilities to ident�handicapped parking, compact car site and signage plan showing with PUD
parking, traffic flow, and similar information essential to safe and efficient the required signage.
o eration o the acili .
U. Compact Vehicles. If an off-street parking lot, ramp or garage contains fifty U.None proposed in the surface Compliant
(50)or more spaces, the Ciry will allow up to ten percent(10%)of the spaces spaces.There are 9 in the market with PUD
to be designated compact cars only,provided a suitable parking plan for such rate aparhnent garage.
s aces is submitted and a roved b the Ci .
V.Joint Use of Parking. Off-street parking facilities for a combination of one V.It is anticipated that surface NA
(1)or more structures or uses may be provided collectively in any District, parking spaces will be shared at
except the Residential District and Two-Family Residential District,provided peak times for both buildings.
the total number of spaces shall not be less than the sum of the separate Since their peak times occur at
re uirements or each use. different da s and times.
W. Potential Reduction. The City may allow up to fifty percent(SO%)reduction W.The senior building has 53 Compliant
when joint use or combined parking is provided for uses which have spaces proposed(.45/unit)which with PUD
substantially different parking demands and peak parking needs such as a is more than adequate for a
daytime use with a nighttime use(e.g. office and movie theater)or a week day senior building and services
use with a weekend use(e.g. o�ce and a church). Such reduction may require since the residents do not drive.
and agreement between the uses and an agreement between the owners and
Ci . Such a reement ma also be sub°ect to roo o arkin .
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X. Bicycle parking. Bicycle racks or a similar facility to park/store bicycles X.Bicycle Parking is provided Compliant
shall be provided in a location accessible to residents in residential in the apartment building garage with PUD
developments having more than twedve(12)dwelling units and employees and for tenants and senior living
to the public in other developments at the rate of five percent(S%)of parking garage for employees.
required for vehicles with a minimum offour(4)spaces. Bicycle racks shall be
secured to either the round or a buildin .
Subdivision 3. Minimum Number of Required Off-Street Parking Parking Breakdown: Allowed as
Spaces part of PUD
USE -REQUIREMENT Total parking provided-563
RESIDENTIAL
Single Family-2 spaces per dwelling No building permit shall be issued for Apartment Building:
the construction of a single family dwelling not having a two-stall garage Parking Required—462 total
unless the registered survey submitted at the time of application for the (308 enclosed)spaces
building permit reflects the necessary area and setback requirements for a
future two stall(minimum)garage Parking Provided—510 total
Cluster Housing- 2 spaces per dwelling with at least one enclosed (335 enclosed, 175 surface)
Two Family-2 spaces per dwelling with at least one enclosed
Townhouse-2 spaces per dwelling with at least one enclosed Senior Housing:
Multiple Family—1.5 spaces per dwelling with at least one enclosed Parking Required—(24 at
Rooming House- 1 space per each 2 persons 1 space/5 unit-bed Assisted
Congregate and/or Elderly Housing-0.S to 1 space per unit depending on Housing
I(Senior Housin�circumstances
Assisted Housing- 1 space per S units/beds Parking Provided—53 total(37
Nursing Home-1 space per 5 beds enclosed& 16 surface)
PUBLIC&Institutional
Adult Daycare—1 Space per 5 persons cared for
Group Nursery Day Care—1 Space per 6 participants
Group Home—1 space per 5 beds/participants
Community Center—an adequate plan
City Hall—1 space per 250 sf of gross floor area
Library—1 space per 300 sf of gross floor area
Museum Art Gallery—1 space per 400 sf of gross floor area
Park Playground—An adequate plan
Golf Course—1 space per S patrons based on course capacity
Golf Driving Range&Archery—1 space for each tee/target
Miniature Golf—1 space per hole
Fire Station—1 Space per 500 sf of gross floor area or an adequate plan
Ball Fields/Other rec.—1 space per 4 seats based on design capaciry or 1 per
4 members using the facidity.
Religious Institutions—1 space per 3 seats in the main assembly area
Cemeteries—adequate off-street parking shall be provided.
Elementary School—Junior High—2 spaces per classroom
High School—2 spaces per classroom plus 1 space per 6 students
College—University—1 space per 4 students based on capaciry
Hospital—1 space for every 350 sf of gross floor area
COMMERCIAL
Animal Hospital-Kennels—1 space per each 300 sf ofgross floor area
Bank-Financial Service—1 space per 200 sf ofgross floor area
Bed and Breakfast—2 spaces plus one for each room to be rented
Trade and Training School—1 space per 3 students based on design capability
Bakery—1 space per 25 sf of customer°area
Clubs/Lodges—1 space per 2.S seats based on design capacity
Convention/Exhibition Hall—1 space pe�°3 seats
COMMERCIAL(cant.)
Hotel or°Motel—1.5 s aces er unit lus arkin or other uses
5 of 8
Places of Lodging—see hotel
Service Station Motor Fuel Station—8 spaces plus 4 per service stall
Motor Vehicle Ser°vice Repair—4 spaces for each service bay
Offices—1 space per 250 sfgross floor area
Mortuaries—1 per every 250 sf plus 1 space for every 5 seats
Printing—1 space per each 100 sf of customer service area
Bowling Alley—1 space per°each 100 sf of customer service area
Pool Hall/Arcade—1 space per 50 sf
Skating Rinks—1 space per each 6 seats or 300 sf of gross floor area
Sport&Health Clubs
Theater and/or Gymnasiums(Auditorium)
Shopping Center
Retail Sales
INDUSTRIAL
Manufacturing-Fabricating 1 space per 500 s.f. of gross floor area
Outdoor Storage 1 space per 20,000 s.f. of storage area
Post Office/Parcel Distribution 10 spaces plus 1 per S00 s.f.plus 1 for
each vehicle on site.
Self Storage Facility 1 space for every 10,000 s.f. of storage
area
Sales Showroom(Motor Yehicles, machinery, 1 space for every 1000 s.f. of
gross floor, boats, etc.)area of display area plus 1 space for every 5,.000 qross
s.f. of outside display 1 space for every 400 s.f.gross floor
Showrooms Other(e.ge furniture, appliances)area ofshow room,plus 1 space
for every 5,000 gross square feet of outside
display area.
Warehouses and Storage 1 space for every 3,000 s.f. of gross floor
area.
Truck/Van Terminals 1 space per 3,000 s.f. of gross floor
area.
Lumber Yards or Bldg. Material Yards Outside areas 1 space per 2,000 s.f. of
material display
MISCELLAN EOUS
Seasonal Farm Produce Sales An adequate plan
Christmas Tree Sales An adequate plan
Radio TV Trans.An adequate plan
OTHER
General Requirement. For°any and all
uses or structures not specifically
provided for, such parking space as the
City shall determine to be necessary
shall be required, considering all the
parking generating factors involved.
Mixed Uses. In the case of mixed uses,
the parking facilities required shall be the
sum of the requirements for the various
individual uses, computed separately in
accordance with this Section. Parking
facilities for one use shall not be
considered as providing the required
parking facilities fo�°any other use.
A. Required Ratios. Where the number of required parking spaces is measured
by seating capacity, such seating capacity shall be determined for maximum
capaciry.
B. Compliance with Current Controls.New buildings erected after the effective
date o this Section, and old buildin s altered a ter the e ective date o this
6of8
�
Section, must comply with all applicable off-street parking requirements in
effect at the time that said buildings are constructed or altered, as the case
ma be.
Subdivision 4. Proof of Parking Compliant
When the required off-street parking is twenty(20)or more spaces, the owner with PUD
is only required to pave and stripe seventy-five percent(75%)of the required
parking spaces if the following conditions are met:
A.A parking plan drawn to scale for the property is submitted to the Zoning
Administrator and the plan indicates that the site complies with the total
parking requirements stated above and the parking lot is designed to the
standards required by this Ordinance.
B. The portion of the site which is not paved and is capable of containing the
amount of parking egual to the difference between the total amount of required
parking and the amount of parking required to be paved(known as the proof of
parking ar-ea) is suitably landscaped and curbed to meet the requirements of
this Ordinance.
C. The proof of parking area shall be clearly delineated on the parking plan
for the site.
D. The paved portion of the parking area shall comply with the pertinent
sections of this Ordinance.
E. The proof ofparking area is not used to satasfy any other landscaping or
other requirement and is not located in an area occupied by a building.
F. The property owner is responsible for informing any subsequent owner of
the proof of parking area and parking status of the property.
G. The City may, at its sole discretion, require at any time that the proof of
parking area be paved and striped in such a way that it meets the requirements
to provide the total number of required parking spaces on the site or a
percentage between seventy-five percent(75%)and one-hundred percent
(100%) ifso determined by the City.
H.Agreement. The City may require the owner to enter into a proof of parking
agreement spec�ing the requirements and restrictions and stating that the
owner developer and successor shall be responsible for making improvements
to meet the code at the time the Ci re uires such action.
Subdivision 5. Loading Regulations A. The Apartment and Seniar Compliant
Ae Design Standards Living buildings will with PUD,
1. Location. Truck docks for loading and unloading goods or wares accommodate move in loading
shall be provided on the same lot or parcel to be serviced. When truck through their garages and other
docks are provided inside the builddng such area shall not be included building entrances.The trash and
in the total other deliveries will be handled
floor area used for determining the required number of such docks, in the garage.
nor for parking space requirements.
2e Size. Loading docks shall be sized and provided with maneuvering
space to adequately meet the needs.
3. Surfacing.Minimum seven(7)-ton capaciry.
Source: Ordinance No. 346, 2nd Series Effective Date: 7-1-06
4.Lighting. Lighting for parking areas shall be subject to the
requirements in section 11. 73 Outdoor Lighting.
Source.•Ordinance No. 365, 2nd Series
Effective Date: 3-23-07
Minimum Number of Off-Street Loadang Docks Required.
USE REQUIRED OFF-STREET LOADING DOCKS
Business and Professional Offices Adequate provisions to meet needs,
Retail and Commercial Uses Adequate provisions to meet
needs.
Li ht and Hea Industrial Uses 1 0 -street loadin dock er
7of8
.
(Manufacturing-Fabricating, 40,000 s.f. ofgross floor area.
Warehouse and Storage, and Showroom)Institutional Uses Adequate
provisions to meet needs.
8of8
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��/� Planning Department
763-593-80951763-593-8109(fax)
Date: October 30, 2012
To: Planning Commission
From: Mark W. Grimes, Director of Planning and Development
Subject: Informal Public Hearing- Minor Subdivision of Property in the 6900 block of Harold
Ave. (C?lin Wood) —Dr. Paul Olin-Applicant
Summary of Request
Dr. Paul Olin is the awner of two lots at the west end of the Harold Ave. cul-de-sac. The lots are
legally described as Lot 1, Block 1 of the Olin Addition and Lot 1, Block 1 of the Fahrendorff Addition.
Dr. Olin is proposing to subdivide these two lots into three residential lots that would each have
access from the Harold Ave. cul-de-sac. Each of the properties would also have frontage on
Glenwood Ave. (Co. Rd. 40). Dr. Olin lives in the home at 6900 Harold Ave. which is directly north of
the proposed minor subdivision. In the late 1990s, Dr. Olin acquired the properties that make up the
proposed Olin Woods subdivision. (Dr. Olin also owns Lot 2, Block, 1 of the Fahrendorff Addition but
that is not included in the subdivision since it is a lot of record.) City Code requires that each new lot
meet the required 10,000 square foot minimum lot size standard set forth by the Zoning Code. The
developer has submitted a site plan that demonstrates that each of the three newly configured lots
would exceed minimum lot size requirements. For this proposal, the lot ar�a measurements are:
• Lot 1— 13,325 sq. ft.
• Lot 2— 10,195 sq. ft.
• Lot 3 — 12,824 sq. ft.
City Code also requires that at least 80 feet of width exists at the front setback line (35 ft. from a
street right-of-way line) of any newly established interior lot. Lot 3 would meet this requirement;
however, Lots 1 and 2 would not. Lot 1 is calculated to be 62.6 feet in width and Lot 2 is calculated to
be 66.6 feet in width. The developer is requesting a variance from the Subdivision Code to allow for
this configuration. The applicant has submitted a plan that demonstrates how all of the lots could
meet the minimum lot width requirement of 80 ft. However, both the Planning and Public Works staff
believe that it is in the public interest to go with the subdivision as proposed by Dr. Olin with all the
lots having access from the Harold Avenue cul-de-sac rather than one of the lots having its driveway
on the curve of Glenwood Ave. near the intersection with Harold Ave. Staff has also discussed this
matter with the County Public Works staff and they strongly prefer to have no additional driveways
going on to Glenwood Ave., especially on a curve. Setback boundaries (building envelopes) of the
proposed lots would allow standard-sized homes to be constructed without variances to the Zoning
Code. (Because there are streets on both sides of the lots, there are two front yard setback required
on each lot.) As a condition of the subdivision variance, staff recommends that the Iots only be
permitted to have driveway cuts on to Harold Ave. Rear driveway cuts on to Glenwood Ave. would -
not be permitted,
Qualification as a Minor Subdivision
The proposed three lot subdivision qualifies as a minor subdivision because the subject properties are
part of a recorded plat. In addition, this proposed subdivision will produce three lots and will not
create need for public improvements, such as street construction. The applicant has submitted the
required information to the City that allows for the subdivision to be evaluated as a minor
subdivision.
Staff Review of Minor Subdivision
As previously indicated, this request reconfigures two existing lots into three new lots. This will allow
for the construction af three new homes. Each of the new lots exceed the minimum lot requirements
in the R-1 Single Family Residential Zoning District.
The applicant has submitted a current survey for the property, as well as plans indicating proposed
setback boundaries and lot layout following lot division. These documents provide the City with
information necessary to evaluate the minor subdivision.
City Engineer Jeff Oliver, PE, and Public Works Specialist Eric Eckman have submitted a memorandum
dated October 26, 2012 regarding recommendations from the Public Works Department concerning
this request. A copy of the Public Works Department memorandum is attached to this report. As
noted in the memo, the Public Works staff is requiring a walkway/trail easement be dedicated to the
City. This 12 ft. wide trail would be between two of the lots and run from the Harold Ave. cul-de-sac
to a future sidewalk along the north side of Glenwood Ave. In addition, the Public Works staff is also
stating that there are no driveway cuts to the rear of the lots from Glenwood Ave.
(Far historieal purposes, Dr. Olin did receive a side yard setback and wall articulation variance for an
addition that he constructed on to the south side of his house at 6900 Glenwood Ave. in 2008. The
house is located on Lot 1, Block 1 of Vanman Addition. The variances were approved without any
reference to the property to the south that was owned by Qr. Olin and is now a part of the proposed
subdivision. One of the reasons for granting the variances at that time was that Dr. Olin had already
developed the plans for the addition prior the City adding requirements for wall articulation and
increased setback for height.)
Qualification Governing Approval as a Minor Subdivision
According to Section 12.50 of the City's Subdivision Regulations, the following are the regulations
governing approval of minor subdivisions with staff comment related to this request:
1. Minor subdivisions shall be denied if the proposed lots do not meet the requirements of the
appropriate zoning district. The three proposed lots will meet the requirements set forth by the ,
R1 Single Family Residential Zoning District if a subdivision variance for lot width is granted by the
City Council.
2. A minar subdivision may be denied if the City Engineer determines that the lots are not
buildable. The City Engineer has determined that the proposed lots are buildable.
3. A minor subdivision may be denied if there are no sewer and water connections available or if it
is determined by the City Engineer that an undue strain will be placed on City utility systems by
the addition of the new lots. A developer would be required to submit detailed plans regarding
the proposed sewer and water locations at the time building permits are applied for. Utility
connections are available in this area.
4. Approval of the minor subdivision may require the granting of certain easements to the City.
The final plat must show all necessary easements as required by the City Engineer and City
ordinances. Also, the City will require the dedication of a walkway/trail easement from Harold
Ave. to Glenwood Ave.
5. If public agencies other than the City have jurisdiction of the streets adjacent to the minor
subdivision, the agencies will be given the opportunities to comment. Hennepin County has
been informed of the request but has not formally responded by letter.
6. The City may ask for review of title if required by the City Attorney regarding the dedication of
certain easements. The City Attorney will determine if such a title review is necessary prior to
approval of the final plat.
7. The minor subdivision may be subject to park dedication requirements. In this case, a park
dedication fee of$850 will need to be paid prior to final plat approval.
Recommended Action
Staff recommends that the Planning Commission declare the following:
The Planning Commission finds that the Minor Subdivision proposal of Olin Woods meets criteria
established in City Code Section 12.50, and therefore recommends approval of the petition subject to
the following conditions:
1. The City Attorney will determine if a title review is necessary prior to approval of the final plat.
2. A park dedication fee of$850 shall be paid before final plat approval.
3. The City Engineer's memorandum, dated October 26, 2012 shall become part of this approval
including no driveways ta the rear of the lots from Glenwood Ave.
4. A Subdivision Agreement will be drafted for review and approval by the City Council that will
include issues found in the City Engineer's memorandum.
5. All applicable City permits shall be obtained prior to the development of the new lots.
6. The Planning Commission recommends approval of the subdivision variance allowing Lots 1 and 2
to be narrower at the front setback line from Harold Ave. The Planning Commission makes these
findings on the variance request:
• The proposed Lot 1 measures 62.6 feet in width along Harold Ave. front setback line.
• The proposed Lot 2 measures 66.6 feet in width along the Harold Ave. front setback line.
• Section 12.20, Subdivision 5(A) of City Code requires that interior lots measure at least 80 feet in
width along the front setback lines.
� Reducing the lot width requirement eliminates the construction of a driveway on to a minor
arterial street that carries 12,000 trips per day (Co. Rd. 40 or Glenwood Ave.) In addition, the
driveway to the conforming lot on Glenwood would be located on a curve near the intersection
with Harold Ave. and near the intersection with TH 55. Both the County Public Works staff and
City Public Works staff recommend against additional driveways on Glenwood Ave. when there
are other alternatives.
� Furthermore, Section 12.54 (Subdivision Chapter) states that the City Council may grant a variance
if findings are made on all of three conditions. These three conditions are as follows with the
recommended findings: 1. There are special circumstances for conditions affecting said property
so that the strict application of the provisions of this Chapter would create an unusual hardship
and deprive the applicant of reasonable use of his land. Economic difficulty or inconvenience shall
not constitute a hardship situation for the purpose of this ordinance. Finding: If the plan with
three conforming lots were approved, one of the lots would have driveway access from Glenwood
Ave. on a curve. This creates an unsafe condition for the location of a house. The location of this
lot at this curve is a special circumstance and creates an unusual hardship for the sale and
occupancy of the lot. 2. The variance is necessary for the preservation and enjoyment of a
substantial property right of the petitioner. Finding: Without the variance, any sale of the lot with
a driveway access on a curve of Glenwood Ave. would be much less likely and reduce the owner's
ability to sell the property in manner consistent with the General Land Use Plan for the City. 3.
The granting of the variance will not be detrimental to the public welfare or injurious to other
property in the neighborhood in which said property is situated. Finding: If there was a lot
constructed on the curve of Glenwood Ave., this could be considered a detriment to the public
welfare and injurious to other property in the area. If the variance was granted to allow the three
lots to come off the cul-de-sac, this would not be detrimental to the neighborhood. This street has
adequate capacity to handle three additional driveways and 30 additional trips per day
(approximately 10 trips for single family home).
• The City Council is also to consider the nature of the proposed use and the existing use of land in
the area. It is also to consider the effect upon traffic conditions in the area. In this case, staff
FINDS that the proposed variance is consistent with the other land uses in the area and that the
Olin Woods plans with three driveways on to Harold Ave. is in the public interest in order to
reduce traffic conflicts and safety.
Attachments:
Location Map (1 page)
Memo from Jeff Oliver, City Engineer and Eric Eckman, Public Works Specialist date October 31, 2012
(4 pages)
Site Plans (8 pages)
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Public Warks Departmenfi
763-593-8030/763-593-3988(fax)
Date: October 31, 2Q12
To: Mark Grimes, Director of Planning and Development
>
From: Jeff Oliver, PE, City Engineer'' �
Eric Eckman, Public Works Specialist
Subject: Subdivision Review for Olin Woods
Public Works staff has reviewed the proposed minor subdivision of property in the 6900 block of
Harold Avenue called Olin Woods. The proposed subdivision is located between Harold Avenue
(cul-de-sac) and Glenwood Avenue and consists of combining two existing vacant lots and
dividing them into three new lots. The comments contained in this review are based on plans
submitted to the City on September 19, 2012.
Site Plan and Access:
According to the plans submitted, each of the three new lots will have its own driveway access
onto Harold Avenue. The lots are also adjacent to Glenwood Avenue. Glenwaod is a County
Highway which is an A Minor Arterial and new access is generally restricted. Therefore, due to
the geometrics of the intersection of Glenwood and Harold Avenues, and the sight lines along
Glenwood, no driveways will be allowed to be constructed onto Glenwood. The homes will be
custom-graded by each builder and the locations of the driveways onto Harold Avenue will be
determined at the time of home construction. The new driveways must meet City standards
including the installation of concrete aprons. A City Right-of-Way permit is required for the
construction af the new driveways.
There is an existing gravel driveway onto Glenwood Avenue and a gravel turnaround/parking
area along Glenwood adjacent to this development. The developer must remove the driveway
and parking area and restore the disturbed areas with turf or landscaping that meets City
standards and ordinances. These areas along Glenwood must be kept free of obstructions and
restored in a manner which allows for the construction of a future sidewalk or pedestrian facility.
The City's Comprehensive Plan shows a proposed sidewalk along the north side of Glenwood
Avenue frr�m Highway 55 to Meander Road. The proposed development is adjacent to this
sidewalk route. Typically, the developer would be required to construct the portion of the walk
G:\Developments-Private\Olin Woods Harold_Ave\Subdivision Review.docx
adjacent to the development. However, rather than constructing a walk that does not currently
connect to pedestrian facilities at either end, the developer must instead dedicate to the City a
12-foot wide trail and walkway easement through the development from Harold Avenue to
Glenwood to allow for a future pedestrian connection to the sidewalk proposed along Glenwood.
The developer must provide the legal description of the easement and the City will prepare the
document for signatures at the time of final plat approval.
Preliminarv Plat:
The proposed development is adjacent to a County Highway (Glenwood Avenue). Therefore, the
plans are subject to the review and comment of Hennepin County.
The property proposed for development consists of lots in two different plats; Lot 1, Block 1 of
the Olin Addition, and Lot 1, Block 1 of the Fahrendorff Addition. Because the property was
previously platted, there are existing drainage and utility easements that will need to be vacated
as part of this development. The City will initiate the easement vacation process and provide all
public notices and notification letters. As part of this process, the developer must provide to the
City exhibits showing the existing easements to be vacated and the proposed final plat.
The City's Subdivision Ordinance requires 10-foot drainage and utility easements on all plat
boundaries and 12-foot easements centered on all interior lot lines. The final plat for this
development must include easements on all property lines, consistent with the City's Subdivision
Ordinance.
There is an existing storm sewer facility in the northeast corner of the proposed Lot 3. The
easement in this area must be dedicated to allow for 10-feet of clearance from the City's storm
sewer main. The developer must make the appropriate revisions to the plat prior to the City
Council's consideration of final plat approval.
Utility Plan:
The City's sanitary sewer and water systems that provide service to these properties have
adequate capacity for the proposed development, The developer has demonstrated that
extension of services is possible as shown on the Utility Plan.
The developer plans to connect the three new homes to water and sewer mains located in
Glenwood Avenue. The plans show that Lots 1 and 2 will utilize existing service stubs and new
services will be constructed for Lot 3. The installation of these services will require open-cutting
Glenwood Avenue. The developer will be required to obtain the appropriate sewer and water
permits from the City for the removal and installation of utility services. In addition, Hennepin
County will require permits to obstruct traffic and for the excavation and restoration of
Glenwood Avenue.
The City has an Inflow and Infiltration Ordinance which serves to reduce the amount of clear
water entering the sanitary sewer system. Sewer services are owned and maintained by the
property owner from the structure, or point of origin, to the City's main. The developer or
G:\Developments-Private\Olin Woods_Harold_Ave\Subdivision Review.docx 2
contractor must complete an inspection of the existing sewer service stubs, and make any
necessary repair, before connecting the new homes to the sewer in order to ensure compliance
with the Inflow and Infiltration Ordinance. If the existing service stubs are not utilized as
proposed, then they must be removed or brought into compliance. The developer or contractor
working on each new home will need to obtain a permit, complete the required inspections, and
obtain compliance with the City's Inflow and Infiltration Ordinance prior to occupancy of the
homes.
Stormwater Mana�ement and Gradin� Plan:
This development is within the Sweeney Lake sub-district of the Bassett Creek Watershed. Based
upon the size of the development, review by the Bassett Creek Watershed Management
Commission (BCWMC) is not required. However, all temporary and permanent erosion and
sediment control measures and best management practices should be shown on the stormwater
management plans.
The developer has submitted a grading plan showing the anticipated elevations of the homes.
The plans indicate that each lot will be custom graded at the time of home construction. A City
Stormwater Management Permit will be required for each lot before the start of construction. A
stormwater management plan that meets City standards is required as part of each permit
submittal.
Tree Preservation Plan:
This development is subject to the City's Tree Preservation Ordinance. Because each lot will be
custom graded, the project is considered a Single-lot Development in which a separate Tree
Preservation permit will be required for each lot prior to home construction. The developer has
submitted a Tree Preservation plan and Inventory showing the trees that are likely to be
impacted by development.
Summarv and Recommendations:
Public Works staff recommends approval of the proposed minor subdivision of property located
on Harold Avenue subject to the comments contained in this review. These comments are
summarized as follows:
1. Existing platted drainage and utility easements must be vacated, as discussed in this
review.
2. The final plat for this development must include the dedication of new easements, as
discussed in this review.
3. The developer must dedicate to the City a 12-foot wide trail and walkway easement
through the development from Harold Avenue to Glenwood Avenue.
4. The developer must remove the gravel driveway and parking area along Glenwood
Avenue and restore the disturbed areas, as discussed in this review. In addition, no new
driveways will be allowed to be constructed onto Glenwood Avenue.
5. The properties must obtain compliance with the City's Inflow and Infiltration Ordinance,
prior to occupancy of the homes.
G:\Developments-Private\Olin Woods_Harold_Ave\Subdivision Review.docx 3
M + I
6. The developer and/or builder must obtain the appropriate permits prior to development,
as discussed in this review.
7. Approval is subject to the review and comments of Hennepin County.
Approval is also subject to the comments of other City staff and other agencies. Please feel free
to call me if you have any questions regarding this matter.
C: Jeannine Clancy, Director of Public Works
Mark Kuhnly, Chief of Fire and Inspections
Mitch Hoeft, Engineer
Mark Ray, Engineer
AI Lundstrom, Park Maintenance Supervisor and City Forester
Dave Lemke, Utility Maintenance Supervisor
Joe Hogeboom, City Planner
Gary Johnson, Building Official
Ed Anderson, Deputy Fire Marshall
G:\Developments-Private\Olin Woods_Harold_Ave\Subdivision Review.docx 4
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