11-26-12 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, November 26, 2012
7 pm
1. Approval of Minutes
October 8, 2012 Planning Commission Workshop Meeting
November 5, 2012 Regular Planning Commission Meeting
2. Consideration of Resolution No. 12-01 Finding that the Redevelopment Plan
for the Highway 55 West Redevelopment Project Area and the Tax Increment
Financing Plan for Tax Increment Financing (Renewal and Renovation)
District No. 1 Conform to the General Plan for the Development and
Redevelopment of the City, as Amended (Amended 2008 Comprehensive
Plan Update)
3. Informal Public Hearing — Final Plan Review— Planned Unit Development
(PUD) — 9130 & 9220 Olson Memorial Highway— The Tiburon — PU-111
Applicant: Tiburon 55, LLC
Address: 9130 & 9220 Olson Memorial Highway
Purpose: To allow for the construction of a six story, 142-unit, market-rate
apartment building.
4. Informal Public Hearing — Preliminary Plan Review — Planned Unit
Development (PUD) — Southeast Corner of Xenia Avenue and Golden Hills
Drive (The Colonnade) — PU-53, Amendment#4
Applicant: Trammell Crow Gompany
Address: Southeast Corner of Xenia Avenue and Golden Hills Drive (The
Colonnade)
Purpose: To allow for the construction of a 173-unit, market-rate apartment
building.
--Short Recess--
5. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
6. Other Business
7. Adjournment
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Workshop Meeting of the
Golden Valley Planning Commission
October 8, 2Q12
A workshop meeting of the Planning Commission was held at the Golden Valley City Hall,
Gouncil Chambers, 7$00 Golden Valley Road, Golden Valley, Minnesota, on Monday,
October 8, 2012. Chair Waldhauser called the meeting to order at 7:05 pm.
Those present were Planning Commissioners, Cera, Kisch, Kluchka, McCarty,
Segelbaum and Waldhauser. Also present were Directar of Planning and Development
Mark Grimes and City Planner Joe Hogeboom. Commissioner Schmidgall was absent.
1. Approval of Minutes
September 10, 2012 Regular Planning Commission Meeting
MOVED by Waldhauser, seconded by Kisch and motion carried unanimously to
apprave the September 10, 2012 minutes as submitted.
2. Brainstorming
Hogeboom introduced the Planning Commission Brainstorming Session. Hogeboom
explained that th� Planning Commission is ho:lding an informal brainstorming session to
discuss various topics related to the duties of the Planning Commission. The following
issues were discussed.
,
A. 2013 Planning Commissian Meeting Schedule
Hogeboom explained that staff is currently creating the 2013 Planning Commission
meeting schedule. To eliminate confusion with development project scheduling, as
well as ta better coordinate public hearings with City Council meetings, staff
proposed to reduGe the number of monthly Planning Commission meetings to one
meeting per month.
The Planning,Commission agreed to publish one meeting per month in 2013,
which would be the first monthly Planning Commission meeting, which is typically
h�ld on the second Monday of the month. The Commission then proposed ta leave
the second monthly meeting on its schedule in case it is needed. Staff and the
Planning Commission will determine, on a case-by-case basis, if a second "back-
up" monthly meeting is needed.
B. PUD Process
Hogeboom stated that staff has received feedback from several of the Planning
Commissioners regarding the PUD process and whether or not it could be modified
to allow the Planning Commission to have greater control over development site
design elements and landscaping requirements. Hogeboom clarified that the
Preliminary PUD approval process allows the Planning Commission and the City
Council to approve the concept of a development, but that design modifications
can still be made during the Final PUD process.
Minutes of the Golden Valley Planning Commission
October 8, 2012
Page 2
The Planning Commission agreed to study current design requirements (which
exist for the I-394 Mixed Use Zoning District) in greater detail and see if they
should be applied more broadly to development. The Planning Commission
discussed #he possibility of expanding its role as a "Design Review Board" and
agreed to bring the matter for discussion at the upcoming HRA/Planning
Commission workshop.
C. Solar Access Ordinance
Mark Grimes shared that he recently became aware of an opportunity to receive
free assistance in drafting a solar energy access ordinance. Grimes explained that
current City regulations may need to be updated as trends and technology change,
and it may now be a good opportunity to evaluate current c�rdinances.
The Planning Commission showed an interest in evaluat�iri� saEar energy���
regulations and requested staff to contact Brian Ross, �,R Planning,,for more
information. Staff will provide an update of the scope of work available from CR
Planning at a future meeting.
D. Tree House/Play Structure Regulations
Hogebaom stated that he has been receiving complaints about tree houses, play
forts and swing sets that are perceived ta be too tall`and too clase to property lines.
Hogeboom stated that the City does regulate "accessory structures" in the R-1
Single Family Zoning District, but it typically does not regulate play structures.
Hogeboom further explained that City Code currently does not define play
structures.
Waldhauser stated that she believed that it would be worthwhile for staff to study
this issue and introduce a draft ordinance that would regulate play structures. She
suggested that staff evafuate play structure regulations in neighboring
communities. She alsa suggested that staff get an opinion about play structure
regulations from the City Attorney. Grimes agreed and stated that he would provide
an update to the Planning Commission at a later meeting.
3. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
No reports were given.
4. Other Business
No other business was discussed.
5. Adjournment
The meeting was adjourned at 8:55 pm.
Minutes of the Golden Valley Planning Commission
October 8, 2012
Page 3
David A. Cera, Secretary
Regular Meeting of the
Golden Valley Planning Commission
November 5, 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,
November 5, 2012. Chair Waldhauser called the meeting to order at 7 pm.
Those present were Planning Commissioners Cera, Kisch, Kluchka, McCarty, Schmidgall,
and Waldhauser. Also present were Director of Planning and Development Mark Grimes,
City Planner Joe Hogeboom, City Engineer Jeff Oliver, Engineer Mark Ray and
Administrative Assistant Lisa Wittman. Commissioner Segelbaum was absent.
1. Approval of Minutes
October 22, 2012 Regular Planning Commission Meeting
MOVED by Kisch, seconded by Schmidgall and motion carried'unanimc�usly to approve
the October 22, 2012 minutes as submitted. Commissioners C�r� and McCarty abstained
from voting.
2. Informal Public Hearing — Planned Unit Qevelopment (PUD) — Northwest
Gorner I-394 and Highway 100 -The'3.9.4 Apartments — PU-112 — Preliminary
Plan
Applicant: Global One �41den°Vafley, LLC
Address: Northwes# Corner of I-394 and Highway 100
Purpose: To allow for the construction of a 6-story, 308 unit, market rate
apartment building and a 6-story, 118 unit, senior living building.
Hogeboom stated that Global One is seeking approval of a Planned Unit Development
(PUD) to allow far the construction of a 6-story (75 feet), 308 unit market rate apartment
building and a 6-story, 11$ unit market rate senior living (assisted living and memory care)
building. The apartm�nt bu"ilding is proposed to be constructed in two phases, first to the
west, then to the,east. He explained that the site is made up of two parcels. The parcel to
the south is a MnQOT owned property and the parcel to the north is the Mayfair Apartments
prop��Y�
Hogeboom"referred to the I-394 study and noted that the properties are guided on the
Comprehensive Plan and the Zoning Map as I-394 Mixed Use. He explained that the I-394
Mixed Use Zoning District has three height sub-district levels. The southernmost property
has a 6-story height limit while the northernmost property has a 3-story height limit. The
proposed building would be constructed up to the limit of where 6-stories are allowed so the
building being proposed is considered to be conforming.
Hogeboom referred to the proposed parking plan and stated that the applicant is proposing
191 surface parking spaces and 373 enclosed parking spaces for the apartment building
which is considered to be adequate. He explained that the Zoning Code requires senior
Minutes of the Golden Valley Planning Commission
November 5, 2012
Page 2
living facilities to show "an adequate plan" for parking because the number of residents who
drive varies greatly.
Hogeboom stated that most multi-family housing developments in Golden Valley
function under the guidance of a PUD permit and allow flexibility for the development to
vary from City Code. In this instance, City Code (I-394 Mixed Use Zoning District) allows
buildings to be a maximum of 6-stories in height as is proposed, and requires that no
more than 65% of a lot be covered by impervious surface. In this proposa�
approximately 64.1% of the site is covered by impervious surfaces. The 1-394 Mixed
Use zoning district requires a 15-foot landscaped setback. The applicartt is pro�osing a
15-foot setback area along the perimeter of the site.
Hogeboom stated that staff is recammending approval of this proposal based on the
following findings: '
1. Quality Site Planning. The PUD plan is tailored to the speci€i� chara�teristics of the
site and achieves a higher quality of site planning and'd�si,gn than generally
expected under conventional provisions of the ordinan:ce.
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 ir�cludes.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 Carn,prehensive Plan and redevelopment plans and goals.
5. General Health. The PUD plan"is cc�nsistent 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 pravision
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 recamrr�en�ations 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 of this approvaL
3. The recornmenelations and requirements outlined in the memo from City Engineer Jeff
Oliver to Mark Grimes, Director of Planning and Development, dated October 30,
2012, shall become a part of this approval.
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.
Minutes of the Golden Valley Planning Commission
November 5, 2012
Page 3
Waldhauser stated that a few of the documents submitted by the applicant vary slightly
regarding the impervious surface coverage. She also noted that the height limit noted on
some of the documents indicate that the building will be higher than 6 stories.
McCarty questioned why an email submitted by a resident stated that the impervious
surface area is greater than 65%. Hogeboom said he thought the email was sent before he
did a detailed analysis of the impervious surface coverage.
McCarty referred to the PUD findings and asked what is meant by "preserving and
improving the general health, safety and general welfare of the people of the City." He
asked if that language is defined in the City Code. Hogeboom stated that part of the charge
of the Planning Commission is to determine if that language applies to PUD proposals.
Waldhauser added that that language is from State Statute and th�t sometimes it means
that nothing negative is being proposed.
Mark Globus, Global One Golden Valley, LLC, Applicant, referred to illustrations of the
proposal and reiterated that the project is comprised o#two separate'buildings, a 308-unit
luxury apartment building and a 118-unit senior living building. He,gave a brief history of the
project and stated that they have been working with'the Gity on this project for over 5 years
to make it compatible with the neighborhood. He stated th`at one thing they've really worked
on is the issue of traffic. He noted that other uses allowed in the Mixed Use zoning district
would create much more traffic than the apartment�uildings he is proposing. He stated that
the senior building is designed to have �;high le�el of�care with residents that don't have
cars which will lower the amount of traffic. He add�! that the amount of traffic with this
proposal has been reduced by 45-5�% compared to previous proposals he'd considered for
this site. He stated that the property is designa#ed for higher density and has been zoned for
development for more than 30 years. He showed the Commission illustrations of the
proposed buildings and saicl'`they would;serve as a transition to the neighbors to the north
and will create a buffer frc�r�t I-394: He added that the market rate apartments cater to long-
term residents who may want t�i move from their existing single family home that they own,
as well as young profi�ssionals I�oking for high quality rental units. He referred to a site plan
and explained how it l��s be�n rriO�ified to keep the parking area as far away from the
neighbor's properties as possible and how there won't be headlights from the proposed
apartments facing into the backyards of the neighbor's properties. He also noted that
they've doubled t#�e amount of landscaped buffer area for the neighbors to the north. He
stated that he understands the neighborhood is concerned about this proposal but they've
worked hard to be sensitive. They've incorporated traits and sidewalks to help this
development tie in to the existing neighborhood. He showed additional illustrations and said
he thinks they've done a nice job with the design of the buildings. The apartment building
will be a madern design and the senior building witl be an old-world European design and
both buildings will be clad in limestone brick and fiber cement board.
Kluchka asked Globus about converting the apartments to condominiums if the market
changes. Globus stated that the demand right now is for apartments and it is not his
preference to convert them into condominiums.
Waldhauser asked Globus if he is intending to own or sell the buildings. Globus said they
would be bringing in professional management partners.
Minutes of the Golden Valley Planning Commission
November 5, 2012
Page 4
Waldhauser asked Globus if he has built other projects like the one being proposed. Globus
said na, but his architect, Tushie Montgomery Architects, is very well versed in this type of
product.
Cera asked Globus if he has had a meeting with the neighborhood. Globus said yes, they
have a meeting with the neighborhood. Hogeboom added that having a neighborhood
meeting is a requirement of the PUD application process. Cera asked about the issues
raised at the neighborhood meeting.
Globus said that traffic was the main concern he heard. He reiterated that this current
proposa) will have significantly less traffic than what has been proposed��n the pa�t and that
this proposed use is one of the lowest traffic generating uses allowed in t�t,e Mixed Use
zoning district.
Waldhauser asked if the senior building will have any independent living units. Globus said
all the units will be memory care units. McCarty asked when the,seni�� k�u�lding would be
constructed. Globus said the senior building will probably k�e>bui��.at the'same time as the
� first phase of the apartment building. �'`��' t� �
Kluchka asked Globus to explain the reasoning of the placet'�nent of the buildings on the
plan. He asked if the building location could be adjusted so �00 cars aren't going against
the back fence (along the north side of the site) twice a day. Globus referred to the site plan
and explained what the traffic patterns might be. Me stated that some of the traffic will likely
use the alley access to the west of the �ite. Kluchka referred to the location of the garage
entrance and stated that a lot of the traffic will'be on the east side of the property with
virtually none on the west. He sugg�:sted that the location of the buildings be flipped to
minimize trips. Cera questioned if the elevations of the site would be an issue. Globus
stated that part of the desir�n is dictated by emergency vehicle access.
Grimes asked for an explanation regarding the landscaping and fence along the north side
of the property.
Gary Tushie, Tushie Montgomery Architects, explained that the view to downtown is the
reason the apartm��nt building was pushed toward the east of the site. He also noted that
seniors typically like an "activity view" so having the senior building on the west portion of
the site work� for that. He referred to the landscaping plan and explained that they are
proposing to have a 25 to 40 foot wide buffer along the north property line which is much
larger than in.previous plans. He added that there would also be landscaping installed on
both sides of the fence.
Cera stated that the garage entrance lights will be a problem because light would still shine
through the buffer area. He agreed the garage entrance could be located elsewhere. Tushie
noted that the proposed fence will be made of a solid material.
John Bender, MFRA, Engineer for the Globus, explained that it would be difficult to change
the location of the garage entrance because there is an 11-foot grade difference so the
garage entrance as proposed on the east allows for a safer entrance.
Minutes of the Golden Valley Planning Commission
November 5, 2012
Page 5
Kisch asked about the number of parking spaces per unit proposed for both buildings and
asked the applicant what their market studies have shown regarding parking. He stated that
he calculated the amount of parking to be 1.7 spaces per unit and suggested that the
applicant might be able to reduce the amount of parking. Tushie stated that the market will
dictate 1 parking space per unit inside and '/z of a parking space outside for the apartment
building and the senior building will have approximately 74 parking spaces. Kisch asked
about the staff to patient ratio. Tushie clarified that the overall parking ratio is 1.32 parking
spaces per unit.
Mark Applebaum, part of the Globus team, representing the senior living building, said the
assumption is that nobody in the senior living building will have a car so staff would use the
underground parking spaces and visitors would use the surface spaces. 1lUaldhau�er asked
if it is common to have two adults living in a unit where one of�hem may have a car or be
more independent. Applebaum said the residents will primarily be memory care and
assisted living residents. However, it is possible that a spouse could Iive in the apartment
building, but not in the senior building. Grimes added that the amount pf��rking proposed
in this project seems to work well in other buildings similar to this.
Kisch asked again if there would be any room in the plans to take out some of the proposed
parking spaces. Tushie said that can't lose any spaces insid� because they are currently at
the minimum amount. Kisch suggested removfr�g 33 surface parking spaces on the eastern
portion of the property which would allow for a 4b-foot buffer area for the residents to north.
Grimes stated that the circulation patterns have�to tae:maintained for emergency vehicle
access. He suggested that the applicant,could possibly show proof of parking, but he is
comfortable with the parking as i# has be�n prQposed.
Waldhauser asked if the driveway will be 20 feet side, Tushie stated that they are still
working with the Fire Department on that issue.
Kluchka encouraged the applicant to consider moving the garage entrance to the west side
of the building since this plan is still a concept plan. Tushie agreed that they would continue
to look at options in ord�r to have cars not driving along the fence south of the homes on
Circle Down.
Waldhauser asked the'applicant if he had pictures of the elevations of the neighboring
properties. Tushi� said he did not have pictures and explained that the grade change varies
from 2 feet to �feef along the north. He also explained the location and height of the
proposed retaining wall.
Waldhauser asked if the 75 feet of height includes the parapet. Tushie said no.
Waldhauser opened the public hearing.
Shelley Maasch, 5011 Circle Down, stated that there is a significant portion of the building
that is 6 stories in the 3-story zone. She showed a picture of a 6-story building behind a
Chili's restaurant to illustrate the height. She said that they are going to lose their privacy
and the proposed buildings will only be 120 to 130 feet away from her property. She said
Minutes of the Golden Valley Planning Commission
November 5, 2012
Page 6
she would like to see a transitional height because the proposed buildings seem too tall to
be that close to single family residential properties. She said there should also be more than
one access point and there is something wrong about having so many cars enter and exit at
the same point.
Harold Berman, 601 Radisson Road, stated that he has a storm sewer pipe in the back of
his property and on occasion has had storm water "geyser up" out of his yard. He asked if
there is a way to mitigate some of the storm water drainage.
John Sonsalla, 5301 Circle Down, said this proposal will add 2,299 trips per day and he
thinks that is asking a lot of the residents who live on Circle Down. He s�id traffic'°,is already
bad and this is asking for a lot of trouble. He stated that the entrance is r'rght next door to
him, 20 feet away from his house and suggested the applicant �etain the anc�led driveway
that currently exists. He said there will be a lot of added noise and he already hears noise
from the Mayfair Apartments. He said he is concerned about snowplows running for three to
four hours at night and two years of construction also concerns him. He said he thinks thers
will need to be a lot of soil remediation done which will be noisy and shake his house. He
said this project is too big for this area.
Mike Iwan, 5020 Circle Down, said this project is too big for fihe neighboring properties, too
big for the infrastructure in the area and too big accarding t� his interpretation of the zoning
ordinances. He gave the Planning Comrnissioners a letter stating his concerns. He asked
staff where in the City Code they are,getting the parking requirements because he read in
the City Code that the requiremer�t is 2:p spaces per unit. Hogeboom explained that the
parking requirements recently changed �nd that:he would make sure the City's web site is
updated. He added that PUDs are`ailawed to vary from the requirements in the City Code.
Iwan said this project is overbuilt for the space and they don't have enough parking spaces
to support the size of building th�y are phoposing. He stated that it is also his interpretation
that one-third to one,-half of th�ir�building is closer than allowed to the single family
� residential houses to�;t�i��r��rth�.`H� said the proposal is not consistent with the City's
Comprehensive Plan`�nd t��t there is nothing "mixed use" about this project. He added that
he is not opposed to development on this site; he is opposed to this development.
Jane Gjerstad, 5�20 Circle Down, said she already has issues getting in and out of her
driveway. She said she's had people pull out around her and make a right turn in front of
her so adding 2200 cars to Circle Down is unreasonable to the neighborhood. She said she
doesn't understand what the applicant is thinking because this project is way too big.
Dan Goldman; 5307 & 5311 Circle Down, Mayfair Apartments owner, talked about the
history of the property in this area and explained that in the mid-1960s the area was zoned
for multiple-family housing because apartments are a good buffer from the highway. He
stated that MnDOT, after constructing I-394, left a weird shaped piece of land that is very
difficult to build on and he knows what the applicant has gone through in designing this
proposed project in order to appease staff. He said he thinks apartments are the best thing
to be built on this property and will provide the best buffer between I-394 and the houses to
the north and that an office or retail use would not be a good fit. He urged the Planning
Commission to recommend approval of the proposal.
Minutes of the Golden Valley Planning Commission
November 5, 2012
Page 7
David Webb, 5410 Wayzata Blvd, referred to the impervious surface on the property and
stated that the applicant is counting 8.2% of the green roof area as pervious space. He read
the definition of impervious surface and the definition of a structure. He asked how the 1 to
1 credit for the pervious surface space is decided upon. He asked if the 2Q-foot requirement
for emergency access has been addressed. He referred to Section 11.55, Subd. 7(B) in the
City Code and noted that it states that hardcover surfaces for a PUD are not to exeeed 42%
for apartments and condominiums. He asked why the proposal is using the 65% impervious
threshold as stated in the Mixed-Use section of City Code instead of the 42% threshold
mentioned in the PUD section of City Code. He added that the PUD sect�an of City Code
also states that the PUD section will apply to all Planned Unit Develo�r�r`�nts. �He.read the
definition of a "lot" where it states that all lots shall have frontage on an improved public
street and said that two of the lots in the proposal don't have stree�frontage. He referred to
the staff report which stated that buildings over three-stories in height d� not have to be
mixed use and said he couldn't find where in the City Code it states that. He referred to the
City Code regarding the heights allowed in the Mixed Use Zorting District and said 25 feet of
the building is in the three story district.
Jeff Vaala, 5320 Circle Down, said his driveway i��d�reetl� acrd���f���tom the current
apartment entrance. He said is concerned aboufi funneling the traffic down Circle Down and
non-stop lights flashing on his house at all times. He said it baffles his mind that the
entrance to this proposed apartment complex is on Circle Down. He stated that the home at
the end of the street is a home for autistic kids so to have more cars going by that property
isn't a good idea. It seems more logical fa him to have the entrance on Turners Crossroad
and funnel traffic into that entrance instead of Circle Down. He said it doesn't make sense to
access this through a cul-de-sac of 24 hames and until they can figure out a better access
this project doesn't make sense.
Dale Falk, 5100 Circle Down, referred to the developer stating that people in assisted living
don't drive vehicles. He said'his parents just got out of 10 years of living in an assisted living
facility in Columbia Heights where there was a 6-month wait to get a space in the parking
garage and the exterior parktng laf was completely full. In his experience there was
considerable traffi� going in and out his parent's facility and the applicant is absolutely false
in saying the senior residents won't be driving. He added that due to the height of the
building the t�eiglibors will also lose a considerable amount of sunlight in the winter. He
stated that there have been considerable problems with water in the area and that pilings
will be needed. He questioned if the applicant will be dewatering the property and who will
pay for the six or seven homes that will probably be damaged. He referred to Mr. Goldman's
comment that an apartment building will be a wonderful buffer for the neighborhood but he
thinks the fir�es that are there now are a sufficient buffer. He said it is interesting to him that
the applicant has said he has no experience building this type of project.
Laura Itman, 53�0 Circle Down, referred to the Excelsior and Grand apartment project in St.
Louis Park and stated that they didn't even build those buildings 6 stories tall. She said
there is no way their street can handle this amount of traffic and this project is not feasible.
She pleaded with the Planning Commission not to let this happen at this scale.
Minutes of the Golden Valley Planning Commission
November 5, 2012
Page 8
Doug Wageman, 5400 Circle Down, said he is not opposed to the development but he
would push to use the alley as the main access for safety reasons. He said he understands
the alley isn't currently wide enough, but somehow it could be made to be the primary
access.
Meg Schauer, 5210 Circle Down, asked if the City has ever considered the differences in
mixed use. She said that a medical clinic, a bank or a retail use would be less intrusive to
the neighborhood because they have different hours of operation. She referred to busses
that come down the street and said that the street is so narrow that people have to stop for
the busses for safety reasons but also more traffic will interfere with the busses because
they pick up kids at 8:10 or 8:15 am. She referred to the autistic group home merationed
earlier and stated that they will not adjust well to the lights and nc�ise. She added that she
also has a grandmother that drives a lot and lives in an assist�d living building. '!
Seeing and hearing no one else wishing to comment, Waldhauser c�c�sed fihe public
hearing.
Kluchka asked for clarification regarding the zoning district height requirements of 3 stories
versus 6 stories. Hogeboom explained that the southern portion of the site, where the
building would be constructed allows buildings to be 6 storiES in height. The northern part of
the site, allows 3 stories in height because it berders Singl�family residential properties.
Kluchka asked about the storm water managernent issu�s: Oliver stated that the storm
sewer in the area was upgraded as part of the 2fl11 Pavement Management Project
however, in spite of the increased �apaci#y tttere are still some concerns that will need to be
addressed.
Cera asked about the issue of the 65°fv versus 42% impervious surface. Grimes explained
that the Mixed Used zoning distrECt allows a maximum impervious surface coverage of 65%
and the PUD section of the Zoning Code states that impervious surFace is expected not to
exceed 42%. Waldhauser asked if the proposed green roof was included in the calculations.
Hogeboom stat�d that the Bassett'Creek Water Management Commission would also be
reviewing the plan5.
Kluchka referred to the traffic study and asked staff about how the traffic in this proposal will
work. Grimes explained that the City looks at the traffic generation and the impact on local
streets and in this case the impact to the Xenia Avenue and Golden Hills Drive intersection
because there is a capacity issue at that intersection. He stated that Golden Valley has a
commitrnent wifih MnDOT and the City of St. Louis Park regarding projects that would over-
strain the 1��94/Xenia Avenue intersection. Oliver stated that the traffic study looked at the
intersections along the Xenia Avenue corridor and for compliance with the I-394 Overlay
District requirements. He explained that based on the trips generated for this site, as well as
potential developments at the Colonnade site and the former Olympic Printing site, all of the
intersections in the study area operate at an acceptable level and traffic management plans
will not be required. City Traffic Engineer Ray reiterated that the key intersection is Xenia
Avenue and Golden Hills Drive because with Allianz and the Colonnade building it is a busy
intersection that per the I-394 Overlay District cannot be compromised by the surrounding
development. He stated that previaus designs for this site which included medical uses and
Minutes of the Golden Valley Planning Commission
November 5, 2012
Page 9
office uses created peak hour traffic similar to the uses in the area that would not be
consistent with the requirements in the I-394 Overlay District. He added that there are
proposals to do some re-striping of the lanes on Golden Hills Drive to create a center turn
lane in order to help the drivers turning into and out of the office buildings. Kluchka said he
is looking at seven houses that will be amazingly impacted by 335 cars in the morning and
again at night. He asked how, with a narrowed street, those trips will be okay. Ray stated
that it will be residential traffic with morning and afternoon trips, similar to the current traffic
pattern. He said the proposed development will increase traffic volumes. However, there are
a number of residential streets in the City that experience the same amount,of traffic with
the same width of 26 feet and Circle Down can handle the capacity functionally from an
operational standpoint.
Waldhauser asked if the existing alley could be used as the main entrance'' Dlive�r"shawed
the Commissioners a map and photos of the alley area. He stated traffic issues'could be
created because the alley isn't wide enough at 28 feet to handle util�ties, snow storage and
turning movements. Kluchka questioned if the applicant has worked with the alley's owner
on solutions so it could be used as the entrance. McCarty stated that the proposed building
is a 308 unit apartment building, not 335 units. There is going to be a vacancy rate also, so
there will be fewer than 335 cars. They will also have different jobs at different times during
the day so the trips won't all occur at 8 am and 6 pm, they will be staggered. Grimes added
that part of the reason the applicant likes th�s s�te is'its proximity to jobs and good bus
service and people can walk and bike to work. '
Kluchka asked for clarification on how the sit�; is using the Mixed Use overlay. Hogeboom
referred to his staff report and sa�d it should be corrected to state that a multiple dwelling of
three or more units, not three stories, �an be in a stand-alone building. Grimes said he also
feels that the senior assisted livint� building is very different than the apartment building and
is considered to be mixed use. Vlraldhauser noted that since the City did the I-394 Corridor
study the market for what was envisioned at that time has changed and that the ideal mixed
use doesn't always work.
Kisch asked the applicant if they have worked with the owner of the alley to potentially
widen it and use it as their main entrance. Globus said they have discussed many plans
with the adjacent pr4�erty owner a number of times over the past years to no avail. Grimes
added that the City has alsa looked at this site and the access to this site for a number of
years and has not be able ta reach an acceptable agreement with the owner of#he of the
Golden Hills Shopp`ing Center to expand public access to the subject site.
Kluchka asked if purchasing some of the homes on Circle Down has been discussed in
order mitigate the impact of the traffic. Globus said there is not enough margin in this type of
project to start acquiring property. Grimes reiterated that Circle Down is a local street and
this proposal will require that Circle Down carry more traffic than it does today, but it isn't
beyond what,a local street can carry. He reiterated that similar traffic has worked in other
locations and he is confident it will function acceptably. Waldhauser said she thinks the
concern isn't if the street can handle the traffic it is a livability issue.
Minutes of the Golden Valley Planning Commission
November 5, 2012
Page 10
Waldhauser asked how the shadowing would change if the buildings were five stories.
Tushie said the shadows wouldn't change at all and that the existing Metropolitan building
already shadows the homes to the north. Cera suggested the project might be more
palatable if it were smaller. Globus said he understands the concerns but he has also heard
from people who like the proposed design and it will serve the needs of the City, seniors
and people who aren't looking for a single family home. He said if they reduce the buildings
by one floor, the development couldn't work.
Tushie referred to a site plan and showed that the entire building, with th� exception of one
corner "point intrusion" meets the 75-foot setback requirement. Kisch r�ferred to the north
line of the alley easement and said some of the bump-outs of the building are in tMe setback
area. Tushie noted that the decks "bump out" and that he would be'happy to take �nother
look at the plans. Tushie also noted that there are 563 total parkrng spaces so they are
proposing 27 mare spaces than required.
Grimes stated the Planning Commission and City Council have�designated this location on
the Camprehensive Plan for higher density development. He said,.this is a unique property
and he thinks there is justification for doing a PUD for this, proje�t,:He added that this is the
kind of housing Golden Valley needs and it is a balance b�tween new and existing
neighbors.
McCarty asked if there is a reason the existing, angled entrance can't be used. Tushie said
he doesn't think staff wants the entrance to be angled like it currently exists; they want it to
be straightened out for safety reasons. McCarty agreed but said keeping it at an angle
would move the driveway away from thE 'neighboring house.
Kisch said his biggest concern is the aecess to the site. He said he wants to know why the
driveway can't angle to an intersection with Circle Down and he would like that option to be
further explored. He said he`would also like continued exploration of interior vehicle
circulation and would like the parking count firmed up. He would also suggest clarification
that no portion of the 6-story':build�ng falls within the 3-story zone. He would also like
exploration to be'done on the "point intrusion" and he would like the final building materials
subject to r�view during the final plan process.
MOVED b� Schmidgall to recommend approval of the Preliminary PUD request with Kisch's
recommend�tions, Cera seconded the motion and asked that exploration regarding the
circulation incfude reevaluating the location of the garage entrance.
Waldhauser said she would not be in favor of requiring the developer to look at the "point
intrusion" encroachment. She said it is a tight space and an oddly shaped property and
resolving that encroachment would not substantially affect the neighbor's concerns.
McCarty agreed. Kluchka said because this is at the concept stage he would like it to keep
going through the process, but he wants the items discussed to be strong
recommendations.
Minutes of the Golden Valley Planning Commission
November 5, 2012
Page 11
After discussion, the Planning Commission unanimously agreed to recommend approval of
Preliminary PUD Plan for The 3.9.4 Apartments—PU-112 subject to 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 Develc�pment dated
October 1, 2012, shall become part of this approval.
3. The recommendations and requirements outlined in the memo frorn City Engineer
Jeff Oliver to Mark Grimes, Director of Planning and Development, dated October 30,
2012, shatl become a part of this approval.
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 #o all other state, federal, and local ardinances, regulations,
or laws with authority over this development. '
7. The applicant shall further explore the option;of an angled driveway entrance to the
site from Circle Down.
8. The applicant shall further explore the.interior�rehicle ci�rculation of the site.
9. The applicant shall confirm the num�er of p�rking st�hl'I�s proposed for the entire site.
10. The applicant shall further explore o�tion�for t�e;location of the garage entrance.
Findinqs
1. Quality Site Planning. The PUD pian 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, apen space and sensitive environmental features including
steep slopes, trees, scenic views, creeks, wetlands and open waters.
3. Efficier�t- Effec�ive. 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 c�nsisfient with the Comprehensive Plan and redevelopment plans and goals.
5. G+�:neral H��Ith: 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.
Minutes of the Golden Valley Planning Gommission
November 5, 2012
Page 12
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 FahrendorffAddition
(Glenwood Avenue and Harold Avenue)
Purpose: To allow for the reconfiguration of two existing single:family residential
lots into three new single family residential lots.
;.
Grimes stated that the applicant lives at 6900 Harold Avenue anc! i��proj�osing to � ; �
subdivide the two properties to the south of 6900 Harold Avenue into three singl� family
lots. All three new lots would exceed the minimum lot size requir�ment5 however two of
the lots would not meet the minimum lot width requirement. The appC,icant is requesting a
variance from the minimum lot width requirement because he would like all of the lots to
have access on Harold Avenue. He stated that Harold Avenue is a very large cul-de-sac
and can support three driveways. Also, the City and the County would prefer that there nat
be driveway access on Glenwood. Dr. Olin included a conforming plan showing three lots
that would meet the minimum lot width requirement of 80 feet. However one of these lots
had access on Glenwood Avenue.
Waldhauser clarified that the conforming optian doesn't need variances, but the City and
County don't prefer that option. Grirnes said that is correct and added that one of the
conditions of approval of the proposed option'w�uld be not to allow a driveway on
Glenwood Ave. Waldhauser stated that fhere would be no variance issues if the property
was divided into two lots instead of three.
McCarty referred to the propc3sed site plan and asked if the jog in the property line is okay
and if Lot 3 would be able to meet all of the setback requirements.
Gera said the lots could be made wider. He added that this is a difficult situation because
the need for the varianc� is being created by the landowner. McCarty agreed and noted
that economic difficuft�es do not constitute a hardship and the situation regarding the
hardship is created by the landowner in this case.
Peter Knaeble, Terra Engineering, representing the applicant, referred to the proposed
plat and explained that the lot widths wouldn't change even if they added property from a
fourth lot. It would make the lots more uniform, but it would not make them wide� due to
the curve along the Harold Ave. cul-de-sac. He said they would agree to subdivide the
property either way, they just think it is better to have all of the driveways have access on
Harold Ave. instead of having one of the driveways on Glenwood Ave. He added that the
fourth lot is also a man-made wetland area.
Waldhauser opened the public hearing. Seeing and hearing no one wishing to comment,
Waldhauser closed the public hearing.
Minutes of the Golden Valley Planning Commission
November 5, 2012
Page 13
Kisch asked if Hennepin County would grant a driveway access on Glenwood Ave. Grimes
said the County would probably have ta grant access on Glenwood Ave, but he thinks they
wauld want to avoid having a driveway in that location.
Cera said he thinks the Planning Cammission should have a discussion about how to
handle these types of subdivision requests that ask for variances. Grimes agreed but
noted that this is a unique property.
Kisch asked where the walkway easement would be located. Knaeble cQncurred with the
recommendation for the walkway easement and said it would be added fo the final plat.
Grimes noted that the walkway easement will overlap a utility easement. Kisch suggested
expanding the walkway easement so the sidewalk doesn't go righ� up to the edge of the
setback line. Grimes explained that there will be approximately 25 feet of width in which to
install a 6-foot wide sidewalk.
McCarty said he is having a difficult time finding a hardship for this prc�po�al. Kisch said he
thinks the County's preference for the location of the driveway aGCess and the shape of
the properties are driving this proposed lot confi�uration. McCarty reiterated that the
property owner is creating the hardship. Waldhauser said'she is in'favor of the proposal
and thinks it is a good infill development that is good for the City and that granting the
variance from the lot width requirement is not detrimental in this case. Cera suggested that
there is a safety hardship in this case because it will be safer not to have a driveway on
Glenwood Ave. McCarty reiterated that the applicant could split the property into two lots.
MOVE� by Schmidgall, second�d by Kluchka and motion carried 4 to 2 to recommend
approval af the proposed subdivision vvith the lot width variance as requested with the
conditions and findings below. CQmmissioners McCarty and Cera voted no.
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 to the rear of the lots from Glenwood Ave.
4. A Subdivision �#greement will be drafted for review and approval by the City Council that
wi�l:include ���sues 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 b� narrower at the front setback line from Harold Ave.
Findinqs
1. The proposed Lot 1 measures 62.6 feet in width along Harold Ave. front setback line.
2. The proposed Lot 2 measures 66.6 feet in width along the Harold Ave. front setback line.
3. 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.
Minutes of the Golden Valley Planning Commission
November 5, 2012
Page 14
4, 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.
5. 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 canforming lats 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 pre�ervation and enjoyment of
a substantial property right of the petitioner. Finding:Withou#the variance, any sale of
the lot with a driveway access on a curve of Glenwood ,�ve. would be much less likely
and reduce the owner's abitity to sell the prop�rty in manner consistent with the General
Land Use Plan for the City. 3. The granting of th�-variance will not be detrimental to the
public welfare or injurious to other property i� the neighborhood in which said property is
situated. Finding: If there was a lot constructed t�n the curve of Glenwood Ave., this
could be considered a detriment to tl�e p�blic welfare and injurious to other property in
the area. If the variance was'granted fo allo�nr the three lots to come off the cul-de-sac,
this would not be detrimenta�l to th� �eighborhood. This street has adequate capacity to
handle three additional driveways and 30 additional trips per day (approximately 10 trips
for singls family home).
6. 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 conflict� and safety.
--Short Recess--
4. R�pc�rts on Me`etings of the Housing and Redevelopment Authority, City
Coun�il, Board of Zoning Appeals and other Meetings
No reports were given.
5. Other Business
No other business was discussed.
6. Adjournment
The meeting was adjourned at 10:11 pm.
Minutes of the Golden Valley Planning Commission
November 5, 2012
Page 15
David A. Cera, Secretary
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p Housing & Redevelopmenfi
� t✓� � � Authorit
Y
763-593-8002/763-593-8109 (fax)
7800 Golden Vailey Rd. Golden Valley, MN 55427 763-593-8014
Date: November 20, 2012
To: Golden Valley Planning Commission
From: Jeanne Andre, Assistant Director, Housing and Redevelopment Autharity
Subject: Highway 55 West Redevelopment Project Area Plan and Tax Increment Financing
Plan
On October 9 the Golden Valley Housing and Redevelopment Authority adopted a
Redevelopment Plan for the Highway 55 West Redevelopment Project Area and a Tax
Increment Financing Plan for a portion of the Redevelopment Area that will constitute the
Highway 55 West TIF District No. 1. (See maps defining the Redevelopment Area and TIF
District included in the Plans).
The 2008 Comprehensive Plan Update was finally adopted by the City Council on March 17,
2009. The Plan has since been amended, including on September 4, 2011, when two parcels
between Highway 55 and Golden Valley Road west of Decatur Ave. N. were reguided and
rezoned to High Density Residential.
State Statutes require that the Planning Commission review the two Plans and determine if
they conform to the City's General Plan of Development (Comprehensive Plan) prior to the
City Council holding a public hearing on the plans and considering their adoption.
If the Planning commission finds that the Redevelopment Project Area Plan and TIF Plan
conform to the Comprehensive Plan as amended, it should adopt Resolution 12-01, finding
that the Redevelopment Plan for Highway 55 West Redevelopment Project Area and the TIF
Plan (Renewal and Renovation) for District No. 1 conform to the General Plan for the
Development and Redevelopment of the City as amended (2008 Comprehensive Plan
Update).
Attachments
Resolution 12-Q1 (1 page)
Redevelopment Plan for Highway 55 West Redevelopment Area (11 pages)
Tax Increment Financing Plan (Renewal and Renovation) District Within Highway 55 West
Redevelopment Project Area (22 pages)
Resolution 12-01 November 26, 2012
Commissioner introduced the following resolution and moved its adoption:
PLANNING COMMISSION
CITY OF GOLDEN VALLEY
STATE OF MINNESOTA
RESOLUTION NO. 12-01
RESOLUTION OF THE GOLDEN VALLEY PLANNING COMMISSION FINDING THAT THE
REDEVELOPMENT PLAN FOR THE HIGHWAY 55 WEST REDEVELOPMENT PROJECT AREA
AND THE TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING (RENEWAL
AND RENOVATION) DISTRICT NO. 1 CONFORM TO THE GENERAL PLAN FOR THE
DEVELOPMENT AND REDEVELOPMENT OF THE CITY, AS AMENDED (AMENDED 2008
COMPREHENSIVE PLAN UPDATE)
WHEREAS, it has been proposed that the City of Golden Valley, Minnesota (the "City")
and the City's Housing and Redevelopment Authority (the "Authority") establish the Highway 55
West Redevelopment Project Area (the "Project Area") and the Tax Increment Financing (Renewal
and Renovation) District No. 1 (the "TIF District"), and adopt a Redevelopment Plan for the Project
Area (collectively the "Plans"), all pursuant to and in accordance with Minnesota Statutes, Sections
469.001 through 469.047, inclusive, and Sections 469.174 through 469.1799; and
WHEREAS, the City and the Authority have caused to be prepared and submitted the
Plans to the City Planning Commission (the "Commission") for review prior to the holding of a
public hearing upon published notice as required by law; and
WHEREAS, the Commission has reviewed the Plans to determine their conformity with
the general plan for the development and redevelopment of the City as described in the 2008
Comprehensive Plan Update for the City, as approved by the City Council on March 17, 2009 and
amended thereafter.
NOW, THEREFORE, BE IT RESOLVED by the Commission that the Plans conform with
the general plan for the development of the City as a whole and furthermore, the redevelopment
activities are compatible with the City's zoning ordinance and other related regulations and
encourage efficient use of existing infrastructure as set forth in the City's Land Use Plan.
Adopted this 26th day of November, 2012.
Chair
Attest:
Secretary
The motion for the adoption of the foregoing resolution was seconded by Commissianer
and upon a vote being taken thereon,the following voted in favor thereof: ; and the
following voted against the same: , whereupon said resolution was declared duly passed and
adopted, signed by the Chair and her signature attested by the Secretary.
Redevelopment Plan for
Highway 55 West Redevelopment Area
Galden Va�lley, Minnesota
Golden Valley Hvusing and Redevelopment Authority Appraval: October 9,2012
Planning Cammission Review:
Approved by the City Council:
�
TABLE OF CONTENTS
Pa e s
introduction.................................................................................. .................3
......................
Background..........................................................................................................................3
PublicImprovements...........................................................................................................3
Statement of Need and Public Purpose,Statutory Autharization......................................4
5tatementof Objectives......... .........................................................................................4
Itemized Goals and Objectives............................................................................................5
Palicies ................................................................................................................................6
Boundaries of the Project Area and Redevelopment C7pportunities..................................7
Definitions............................................................................................................................8
Administration of Redevelopment Project..........................................................................9
Maintenanceand Operations..............................................................................................9
Paymentaf Public Costs............ .....................................................................................9
property Acquisitian and Proposed Reuse.....................................................................9
Relacation .....................................................................................................................10
Environmental Controls; Land Use Regulations............................................................10
Park and Open Space ta be Created.............................................. 10
Amendments.................................................................................................................10
Mapof the Praject Area....................................................................................................11
jj
Introduction
In the 1970s the City toak the initiative ta create a mixed-use,walkable downtawn centered at the
historic�Illage crossroads at Golden Valley Road and Winnetka Avenue.This area has many
community resaurces, including retail destinations, restaurants,the library,the post ofFice,and City
Hall. Recently interest has grown in cannecting the area west af Boone Avenue to this urban care.
The goal is to make better and safer connections for both pedestrians and vehicles and pravide
better access ta transit stops. It is anticipated that pubiic improvements that improve vehicle and
pedestrian safety will promote private redevelopment in the area.
Recent rezoning of two parcels at 9220 and 9130 Olson Memorial Highway to high-density housin�
is the immediate impetus to establish a new Highway 55 West Renewat ond Renovation Area
(Project Area). A developer has propased the canstruction of a 142-unit apartment building,adding
many new residents to the are�and spurring the need to create improved transportation linkages.
This P1an will define the geographic area of praposed improvements, outline existing conditians,
identify possible improvements, and set goals and objectives and palicies that will guide projects as
they are implemented.The praposed Renewaf and Renavation Area includes parceis on the north
and south side of Golden Valley Road west of Decatur Avenue North to 9400 Golden Valley Raad
and parcels an the south side of 7`h Avenue North between Boone Avenue North and Decatur
Avenue North {See Map, page 11).
Background
The Prajett Area has a wide range of land uses and building types, including 24 parcels and 21
buildings,from 12 to 86 years old. When parcels in the ProjecC Area were originally developed,
Golden Valley Road served as the primary east-west arterial roadway in the area,which originally
cantained farmsteads. In fact,a farmhouse built in 1926 still exists on the north side of Golden
Valley Road.Commercial Uses,which included a bowling alley, restaurants and office uses
developed over time.Single and multifamily housing now coexist with the commercial uses.
When (?Ison Memorial Highway(Nighway 55)was constructed in the 1960s, some of the existing
uses ended up with fro�tage on both Highway 55 and Galden Valley Road and the local street
system was truncated.The unusual shaped lots,highway orientation and truncated local street
system create a challen�e for develapment.
The Valley Square Redevelapment Area east af the Project Area has been redeveloped with a mix
of uses, but has a more urban pedestrian orientation that helps integrate the uses.The goal of the
Praject Area is to develop public improvements that will support the current range of land uses and
encourage new develapment, including new high-density residential housing now proposed for the
area.
Public lmprovements
Public improvements propased in the area include improvements to the Highway 55 access/exit to
Decatur Avenue North, sidewalks and lighting to improve pedestrian safety, burial af overhead
electrical lines,addition af regional storm water facilities, and sanitary sewer(inin�.These
improvements are aimed to assist residents from the propased 142�unit apartment move safely in
3
the area and to foster further development in the area by creating a safe neighborhoad
environment. Pedestrian safety will also support walkin�programs promoted by existing lacat
businesses and connect residents and employees of businesses west of Boone Avenue to transit
stops on Wisconsin Avenue or Winnetka A�enue.
Staternent af Need and Public Purpose, Statutory Authorization
The Hausing and Redevelopment Authority(HRA)flnds there is a need far development within the
City and the Project Area in order to p�ovide employment and housing opportunities,ta improve
the Ivcal#ax base,and to improve the general economy of the City and the State.The economic
security of the people in the City depends upon proper development of property that meets any
one of a number of conditions, including properties with values toe low ta pay for the public
services required or rendered and properties where lack of use or improper use has resulted in
stagnant or unproductive land that could atherwise contribute ta the pubfic health, safety,and
welfare.
The HRA finds that in many cases,such praperty cannot be develaped without public participation
and assistance in various forms, including praperty acquisition andjor write-down; proper planning;
the�nancing of development costs assaciated with clea�ance, grading, and soils correctian; and the
making of various other public and private improvements necessary for development. In cases
where the develapment of property cannot be done by private enterprise alone,the HRA believes
it to be in the public interest to cons�der the exercise of 9ts powers,to advance and spend public
maney, and to provide the means and impetus for such develapment.
The HRA finds tt�at in certain cases, property within the Project Area would or may not be available
for development without the specific financiaf aid to be saught,that the Redevelopment Plan wil)
afford maximum oppartunity, consistent with the needs of the City as a whole,for the
development af the Project Area by private enterprise, and that the Redevelapment Plan canfarrns
to the�eneral plan for the development of the City as a whole.
Overall Objectives
The HRA seeks to achieve ane or mare of the fallowing objectives with respect to the Project Area.
as the Authorfty may deem appropriate and necessary:
• promote and secu�e the prompt development of property within the Project Area, such
property which is not now in its most productive use, in a manner consistent with the
Comprehensive Plan af the City,thus realizing Comprehensive Plan, land use, and tax base goals
• assist development in the Proje+ct A�ea through the acquisition or write-down af certain
interests in property which is not now in productive use ar in its highesfi and best use,ta make
or defray the cast of soil corrections or site improvement5 on said property, and to construd or
reimburse far the construction of public improvements and other facilities on or for the bene�t
af said property,thereby promoting and secu�ing the development of ather land within the
Project Area
4
� secure the increase and availability af rental hausing property far individuals and families of low
to moderate income within the Praject Area
• secure the increase of industrial and commercial praperty subject to taxation within the Project
Area
• promate and secure additiona! empiayment opportunities within the City and to prevent the
loss of existing employment opportunities,thereby preventing the loss of valuable human
resources
• To provide funding for an ongoing developmen#strategy and to prioritize the use of available
resources
• implement and revise from time ta time,as may be deemed necessary ar desirable,a
cansalidated and unified Redevelapment Plan and ta finance the associated develapment costs
on an area-wide basis
• emptoy any of the powers of the Autharity far the beneflt of the Project Area in such cases and
upon such terms as the Authority may deem apprapriate
• construct or acquire facilities deemed desirable for the development of the Project Area
Itemized Goals and Objectives
To achieve its missian of structured redevelopment,this Plan has identified six goals with related
abjectives to encou�age cohesive planning and structured renewal within the area. !t then outlines
policies that will help ta achieve the gaals and objectives.
Goal 1--Improve vehicle and pedestrian access
Clbjectiues
r Improved accessjexit from Highway 55 to Decatur Avenue North
• Added pedestrian and non-motorized transportation facilities
• Improved connections to the Luce Line Regional Trail
Gaal 2—Redevelop absalete properties
Objectives
� Blighted,functionally obsalete,andjor economically unsustainable buildings removed
� New uses compatible with existing uses
+ Maximized devefopment density alang Highway 55
Goal 3—Create jobs and life-cycle housing
Objectives
+ Intreased high-paying jobs
• Nousing stock that is maintained or improved
• Higher density housing
5
• AfFordable, zero crime, housing
• Commercial uses that serve the cammunity
Gaal 4--Requlre design that is sustainable and aestheticaily pleasing
Ubjectives
• Enhanced community identity through features that reflect Gt�lden Valley
• Visually attra+ctive development that camplements its surroundings
• Buildings constructed with environmentally sustainable 'green building' practices
(development that meets environmental criteria set forth by Leadership in Energy and
Environmental Design (L�ED) and the United States Department of Energy)
• Active living criteria included in design
� Undergrounded utilities
� Signage and wa�nding features to connect the a�ea to downtown Galden Valley and the Luce
Line Trail
Goa15—Protect the enviranment
Objectives
• Wetlands that are protected and enhanced
• Land free af soil and wetland cantamination
• Arborous enviranments
� Natural features retained and native vegetatian (re�established �
Goal 6—Maintair�a regional framework
Objectives
• Growth campatible with the Metropolitan Council develapment framework
• Public infrastructure designed in cooperation with Hennepin County and the Minnesata
Department of Transpartation
• Participation in grant programs available through Hennepin Caunty,the Metropolitan Council
and other agencies
• A positive relationship with surrounding cammunities and gavernmentai agencies
i Continued participation in cooperative traffic management strategies
• Improved transit aptivns
Policies
Land Use
The City will study pfanned land uses to determine the need or desirability af individua! parcel or
area-wide comprehensive plan or zoning amendments to accommadate desired land uses.
The City and HRA will assure that its review processes,zoning, and buifding reguiations will
promote desired development prajects.
The City will assure that new uses in#he redevelopment area are compatible with existing
development and the City's l.and Use Plan.
6
The City and HRA will review existing praperties in the area to cansider their long term viability
and/or options for alternative uses.
Land use plans wili promate mixed use developments and increased density where appropriate, in
keeping with#he Metropvlitan Council's regional growth strategy.
Financing
The City and HRA will identify criteria to target redevelopment funds such as tax increment
financing,tax abatements, Livable Cammunities,Cammunity Development Black Grants and other
funding made availabie by the Legislature or other agencies or governmental units.
The City and HRA wi11 consider providing public assistance to redevelopment prajects that serve a
substantial public purpose, remove blight, or mitigate cantaminatian.
The City and HRA will consider using land write-downs to subsidize redevelopment projects.
Kedevelopment funding will be paired with other funding options such as assessments; based an
the Golden Valtey Speeial Assessment Policy.
The City will consider franchise fees and utility surcharges to underwrite the cost of utility and
infrastructure upgrades.
Design and Environmental Standards
The City wili promots best pfactices to meet the highest environmental standards.
The City and HRA wil) identify appraaches and/or incentives to pramote a carridar beautification
program.This program will include both public and p�ivate components.
The City will manitor ongoing research on sustainable develapment initiatives to guide
redevelopment and future updates af this plan.
Transportatian
The City wiil work with Metropolitan Transit to monitar transpartation needs of area residents and
workers and identify ways to improve transportation services, including imp�oving transit routes
and working with area businesses to develop transportation management plans.
Baundaries of the ProJect Area and Redevelopment Opportunitles
The property within the City which constitutes the Project Area ir�cludes the property cantained
within the boundaries described below and is illustrated on the attached map.
Area 1A
Sauth af Gvlden Valley Raad, narth of Highway 55,and west of Decatur Avenue North
This area currently contains se�eral small offlce buildings,the former bowling alley, and Valvoline
Rapid Oil Change.This area is very visible fram Highway 55. The Tiburon,a six-story, 14Z-unit
apartment building is proposed to be constructed on the site of the former bawling alley and the
7
adjacent office building,which were recently rezoned to High-Density Residential. The remainder
of the Area 1A couid remain commercia) or move to residentiat uses.
Area iB
Sauth of Golden Valley Raad and north of Highway 55,where it exits to Highway 169.
This area is located directly north of the Highway 169/Highway 55 interchange and is zoned
Commercial. National Camera Exchange is current{y located at this site. It has relocated from
another site in the Area and may wish to further expand in the future.
Area 2
North of Golden Valley Road from M(ghway 169, east halfway to Decatur Avenue North
Two office buildings,two single family homes, and a five-building apartment complex(Trentwood,
54 units) are located in this area.Trentwood is zoned medium-density residential and the rest of
the parcels are zoned Business and Professional Offices.The easterly office building and single
family homes are currently listed for sale. if the parcels are joined and redeveloped, residential or
institutionai uses on those properties wauid complement the existing and proposed residential
development in the area.Alternately, if redeveloped a5 Business and Professianal Oftices,#he site
would relate to the office use to the west and north.
Area 3
North of Galden Valley Raad from Decatur Avenue North,west to the mid-black
This area includes Red �obster Restaurant and two fast food restaurants and is zoned Commercial.
While this area is apprapriate for cantinued iang-term cammercial and retail use,it may develop
more densely in the future if the current uses end.
Golden Valley Road serves as the fror�tage road for Highway 55 in this area.l'he road currently ends
at Decatur Avenue North,with frantage road signage directing drivers north on Deca#ur A�enue
and east on 7th Avenue. It may be�ienefi�ial ta realign the frontage road in this area to provide a
continuous roadway and eliminate canfusing turning movements.The current access fio Highway
55 at Decatur does not provide standard,save vehicular mavement.
Area 4
North of Highway 55 west of Boane Avenue North,south of 7�'Avenue,and east af Decatur
Avenue North
This area contains two restaurants,an autamotive service shop,and a vacant parcel, ali of which
are zoned Commercial. With its highway visibility and praximity to the Boone AvenuejHighway 55
intersection,this a�ea could redevelop into mor� intense uses, particularly if a number of the
parcels are consolidated.
Definrtions
The terms defined in this section have the meanings given herein, unless the cantext in which they
are used indicates a different meaning:
"Authoritv" means the Housing and Redevelopment Authority of the City of Golden Valley.
"C�" means the City of Golden Vall�y, Minnesota, also referred to as a "Munkipalitv".
8
"Citv Council" means the City Council of the City.
"Coun " means Hennepin County, Minnesota.
"Gavernin�BadY" means the Board of Commissioners of the Authority.
"HRA Act" means the Minnesata Municipal Housing and Redevelopment Act, Minnesota Statutes,
Sections 469.001 through 469.047, both inclusive.
"�and Use Re�ulations"means atl federal, state and local laws, rules, regulations,o�dinances and
plans relating to or gaverning the use or development of land in the Project Area, including but not
limited ta environmental, platting, zoning and building code laws, regulations and arc4inances.
"Proiect Area" means the geographic area of the Mighway 55 West Redevelapment Project Area.
"Public Costs" means the costs of land acquisition,public and site improvements,repayment of
debt service on tax increment bonds,and other eligible costs as set forth in the Redevelopment
Plan and Tax Increment Financing Plan{s).
"Redeveloqment Plan"' means the Redevelopment Plan far the Praject Area.
"State" means the State of Minnesata.
"TIF Act" means Minnesota Statutes,Sectians�69.174 thraugh 469.179, both inclusive.
"TIF District" means any tax increme�t financing district presently established or to be established
in the future in the Project Area.
"TIF Plan" means the respective tax increment financing plan far each TIF district located within the
Project A�ea.
Administration of Redevelopment Project
Maintenance and�perations
Maintenance and operation of the Project Area wili be the responsibility af the HRA Director, who
shall serve as administrator of the Project Area. Each year the administrator will submit to the
Governing Body the maintenance and aperation budget for the following year.
The administrator will administer the Redevelopment Plan pursuant to the p�ovisians of the HRA
Act, provided,however,that such powers may only be exercised at the direction of the Governing
Body. No action taken by the administrator pursuant to the abave-mentioned pawers shall be
effective without auth�rization by the Governing Bady.
Payment of Public Costs
It is anticipated that the Public Costs of the Project Area will be paid primarily from tax inc�ements
or proceeds of tax increment bonds. Such costs are identified in the TIF Plan(s)for the
corresponding T!F District(sj(acated within the Project Area. The Authority reserves the�ight to
9
use other sourtes of revenue legatly applicable to the Project Area to pay for such Public Costs
inGluding, but not limited to,special assessments,federal or state funds,and investment income.
Prvperty Acquisitian and Praposed Reuse
The NRA may acquire praperty, or appropriate interest therein, within th� Project Area as it deems
necessary or desirable to assist in the implementatiQn of the Redevelopment Plan.
The Redevelapment Pian contemplates that the HRA may acquire property and reconvey the same
to another entity. Prior to farmal consideration of the acquisition of any property,the Governing
Body will require the execution of a binding development agreement with respect thereto and
evidence that tax increments ar other funds will be available to repay the Public Costs associated
with the proposed acquisition. It is the intent af the HRA to negotiate the acquisition af property
whenever possible. Appropriate restrictians regarding the reuse and r�development of property
shall be incorporated inta any development agreement to which the HRA is a party.
Relocation
Any person or business that is displaced as a resuft of the Redev�lopment Plan will be relocated in
accordance with the provisions of the HRA Act and othe�applicable state law.
Enviranmental Controls;l.and Use Regulatlons
Ail HRA actions, public improvements,and prlvate develapment shall be ca�ried out in a manner
consistent with existing environmental cantrols and all applicable Land Use Regulations.
Park and Open 5pace to be Created
Park and open spaee created within the Project Area wil) be done so in accordance with the zoning
and platting ordinances of the City.
Amendments
The HRA reserves the right to alter and amend the Redevelopment Plan subject to the provisions of
state law regulating such actian.
10
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City af Golden Valley, Minnesota
Golden Valley Housing and Redevelopmenfi
Autl�arity
Tax Incrernent Financing Plan
for
Tax Increment Financing tRenewal and Renovation}District
Within Highway 55 West Redeveloprnent Project Area
(Highway 55 TIF Renewal and Redevelopment Project)
Dated: October 10� 2012 (Draft)
Prepa�ed by:
SPRINGSTEDINCORPORAT�D
380 Jackson Street,Suite 30U
St. Paul,MN 55101-2887
(651)223-3000
WWW.SPRINGSTED.COA4
TABLE OF G4NTENTS
Sec�' n � P e s
A. Definibons.............................................................................................................................................................1
B. StatutoryAuthorization..........................................................................................................................................1
C. Statement of Need and Public Purpose.................................................................................................................t
D, Statement of Objectives........................................................................................................................................1
E. pesignation of Tax Increment Financing Distnct as a Renewal and Renovation District.......................................�
F. Duratian ofthe 71F District.....................................................................................................................................3
G. Propertyto be included in theTlF District..............................................................................................................3
H. Propertyto�AcquiredintheT�FDistrict.......................................................................�.,,.,,.,..,..,,.,..,..,.,,,...,.,.,,,3
I, Specific Devebpment Expected to Uccur Within the TIF District..........................................................................4
J. Findings and Need forTax I�crement Financing.....................................................�,....,..,..,...,.,,...,.....,,,.........,...4
K. �stimated Public Costs.......................................................................... ............................................................5
L, Estimated Sources oi Revenue.............................................................................................................................6
M, Estirnated Amount af Bonded Indebtedr�ss..........................................................................................................8
N. Orlginal Net Ta�c Capacity......................................................................................................................................6
0, Originaf LoCal Tax Rate........................................................................................................................................fi
P, Projected Retained Captured Net 7ax Capacity and ProJected Tax Incr�ment.....................................................7
Q. UseofTax Inc�ement............................................................................................................................................8
R. Excess Tax Inc�ement...........................................................................................................................................9
S. Tax Increment Pooling and the Five Year Rule.....................................................................................................9
T. Lnnitation an Administrative Expenses..................................................................................................................9
U. Limitation on Propeny Not 5ubject to Improvements-Four Year Rule...............................................................10
V. Estimated Impact on Other Taxmg Jurisdictions............................................................................ .................10
W. Prior planned Improvements...............................................................................................................................11
X. Development Ag�eements...................................................................................................................................11
Y. AssessmentAgreements.....................................................................................................................................11
Z, Modffications of t�e Tax Increment�inancing Plan.............................................................................................12
AA. Administratian af ths'fax Increment Financing Plan............................................................................................12
AB, Filing TIF Pian,Financial Repor�ng and�iscl�ure Requir�ments.....................................................................13
Map af the Tax Increment Financing District and Renewal and Redevelopment Project Area................EXHIBlT I
AssumptiansReport...............................................................................................................................EXHIBIT II
Projected Tax Incremenf Report.......................................................................................................... .EKHIBIT I il
Estimated impact on OtherTaxing Jurisdictions Report........................................................................EXHIBiT IV
Market Value Ana�rsis Report.............................................................................................�,.........,..,,,..�XHIBIT V
Redevelopment District Findings...........................................................................................................EXH�BIT Vl
Housing and Redevelopment Authority of the City of Golden Va!ley, Minnesota
Section A Definitions
The terms defined in thls section have khe meanings given herein,unless the context[n which they a re used indicates
a different meaning:
"Author' means the Housing and Redevelopment Authority of the City of Golden Valley.
"Ci1t+"means lhe Ciiy of Gdden Vailey,Minnesflta,also referred to as a"Munici li .
'Ci�Council'means the City Council of the Golden Valley;a�o referred ta as tfie`Governina Bodv".
"Caun means Hennepin Counly,Minnesota,
'Redevelooment Proiect Area" means the Highway 55 West Redevelopment Project Area in #he Ciry, which is
described in the correspanding RedevelQpment Plan.
"Redevelopment Plan"means the Redevelopment PI an far the Highway�5 WesE Project Area
"Proj�t Area"means the geographic area of the Redevelopment Project Area
'Schoal District"means Independent School District No.270,Minnesota,
"State'mear►s the State of Minnesata.
"TIF means Minnesota Statutes,Sectfons 469.174 through 469,1799,ba�inclusive.
"TIF DistrlcY'means Tax Increment Financing(Renewal and Redevelopment)pistrict No.,
"TIF Plan'means the tax increment financing plan for the TIF Dishict(this docu ment),
Section B Statutory Authorization
See"Statutory Authorization"on page 4 of the Redevelapment Plan for the Project Area.
Section C Statem�t of Need and Public Purpose
See"Statement of Need and Public Purpose°on page 4 af the Redevelapmenk Plan fa�the Pr�ject Area.
Section D Statement af Ob�ectives
See °Statement of Objectives"on pages 4-5 of the of the Redevelopment Plan foi the Pro�ect Area.
Sectian� Designation of Tax Inc�ement Financing District as a
Renewal and Renovation District
Renewal and Renovation distr�ts are a type of tax increment financing dlstrict In which the following conditions exists:
9)
i) parcels comprising at leasl 70� of the area of the dist�ct are axupied by buildings, sfr�ets,
utilities,paved or gravel parking lots,or othet similar struct�res;
ii) 20 percent of the buildings are structurally substandarcl;and
iii} 3� penent af the other buikiings �equir� substanUal renovation ar clearance to remuve exisbng
conditions such as: inadequa#e sb�eet layout, incompatible uses vr land use relatianships,
avercrowding of buildings on #he land, excesslve dwelling unit density, obsolete buildings not
SPRINGSTED Page 1
Housing and Redevelopment Aufhority of the City of Golden Valley, Minnesota
suitabie for improvemeni or conversion, or ather identified hazards to the health, safety, and
general well-being of tt�cammunity.
2) the conditions described in Gause(1j are reasonably distributed throughout fhe geographic area of the disUict.
For pu�poses of determining whether a building is structurally substanda�d, whelher parcels a� occupied by
buildings, sfreets, utilities, paved ar gravel parking lots, or other similar structures, or whether noncontiguous areas
qualifiy,the provisions af Minnesota Statutes 469.974,subdivision 10,Aaragraphs(b)thro�h(f},apply.
For districts consisting af iwo more noncanqguotfs areas, each area must indivldually qualify under the provi��ns
listed above,as well as the entlre area must alsa qualify as a whole,
The TIF Dishict qualifies as a r�newal and renovatlon district�►that it meets all of d�e criteria listed in (1) and (2)
above, An executive summary of a�eport prepared by LHB Corporatian that details the qualiflcat�Ons is lncluded in
E�ibit VL A copy of the entire report with supporting facts and documentation for this determinatian is an flie with the
Authority and is available fa the public upon request.The full report will�retained by the Authority for the life af the
71F DistricG
°StNCturally substandard" is c�flned as buildings containing defects or deficiencies in structural elements, essenNal
utill�es and facilities, light and ventlla6on,flre protection(inciuding egress),layout and condition of interior partitions,
ar similar factors. GerreraEly, a building is not stn►cturally substandard if it is in compliance vuith the building code
applicable to a new building,or could be mod�ied tp satisfy khe existing code a#a cast of less than 15�of the cost of
constructing a new structure of the same size and type.
A city may not flnd that a building is strucfi�rally subs#andard ►nrithout an interior inspectlon, unless it can not gain
access tv the properry and there exists evidence which suppa�cs the structurally substanda�d flnding, Such evidence
includes rscent fi�e or poiice inspectians,on-site properly tax appraisals or housing inspections, exterior evidence of
deterioration, or other similar reliable evidence. Written documentation of the flndings and �easons why an interior
inspection was not conducted must be made and retained. A parcel is deemed to be occupied by a stn�cturally
substandard building�f the following conditions are met:
(1) the parcei was occupied by a substandard building within th�ee years of ttie filing of the request for
certificatian of the parcel es part oF the district;
(2) ihe demalition or removal af the substanda�d buifding was perfarmed vr financed by the City, or r�as
performed by a developer under a development agreement wlth the City,
(3) the City found by resolution before such demalition or removal occurred that the buiiding was shvctur�ly
substandard and�ai the City intended to indude the parc�l in the TIF district,and
(4) ifie Clty noYrf'ies the couniy auditor that the originai tax capacity of the parcel must be adjust�i upon filing
the request for ce�tification ot the tax capacity af the par�el as part of a district.
in the case of(4)above,the County Auditor shall certify the original net tax capacity of the parcel to be the greater of
(a}the current tax capacity of the paroel, or(b}a computed t�capacity of the parcel using the estimated market
value of the parcel ft►r the year in wh�ch#he demoiition or removal occurred,and the appropriate classiflcation rake(s)
for the current year.
A pa�cel is deemed 'occupi�d" if at least 15%of the area of the parcel contains buildings, str�ets, ualities,paved ar
gravel parking lots;or other similar structures,
At least 90 percent of the ta��increment from a renewal and�enovation dlstrict must be used to flnance the cast of
correc6ng conditians that allow designation as a redevelopment distric� These eosts include, but are not limited to,
acquiring properties containing structurally substandard buildings or improvements or hazardous substances,
pollutian, or contaminants, acquiring adj�ent patcels necessary ta provide a site of su�cient size to permit
development, demfllition and rehabilitatian of structures, clearing of land, removal of hazardous substances or
SPFtINGSTED Page 2
Housing and Redeve/opment Authority of the Cify of Golden Valley, Minrresota
remediation necessary to develop the land,and insta!laation of ublities,toads,s&iewalks,and park9ng facilities for the
si#e. The slioca�d administrative expenses of the Authorliy may be induded in the qualifying costs.
Sectian F Duration of the T1F District
Renewal and Renovatian districts may remain in existence 15 years from the date of receipt of the first tax inc�ement,
The Auihority antiaipates that the TIF Distr�t wlll remain in existence the maximum duraaon allowad by law(projected
ta be through the year 2030j. Nlodifications of th9s plan (see Section Z)shall not extend these limitations. All tax
increments from taxes payable in the year the TIF District is dece�tified shall be paid to the Autho�ity,
The Authoriky has electsd ta delay receipt of inctement for a period of one year, thetefore, the anticipated first
collection year will be 2015. The Authority reserves the right to allow the T1F District ta remain in existence d�e
maximum duratlon allowed by lawr(projectad ta be ihrough the year 2Q30), and anticipates that the TIF Qistrict may
be active for the maximum duraaon allowed(see Sec�on P}. However ths Authorliy will decer�fy the TIF Distrlct as
early as possible should the proJected increment be receiv�d in a sharter t�ne period ihan orginally projected, Ali tax
increments from taxes payable in the year the T1F District is decertified shall be paid to the Authoriiy.
Section G Praperty to be Inclad�l in the TIF District
The TIF District is an approximate 4.46-acre area of land located within the Pr�ject Area. A map shawing the locati on
of the TIF Qistrict is shown in Exhibit I. The boundaries and area enoompassed by the TIF District are described
beiow:
Parcel Number L al Descri 'on
31-118-21-32-0009 THAT PART OF NW 114 OF SW 1/4 LYING�OF W 749
8t10 FT THOF AND W OF E 291.14 FT THOF N OF
STATE HWY NO 55 AND S OF WATERTOWN ROAD
31-11&21-32-0048 W 211 14/10Q FT 4F E 291 14l100 FT OF THAT PART
OF NW 114 OF SW 1!4 LYING S OF MPLS
WATERTOWN ROAD AN�N 0 F STA7E HWY NO 55
31-118-21-32-0OQ7 E$0 FT OF THAT PART OF NW 1t4 OF 5W 114 LYING
S OF MPLS WATERTOWN ROAD ANa M OF STATE
HWY NO 55
31-118-21-31-OQ01 THE W 115 FT OF THAT PART OF NE 114 OF SW 114
�YING NLY OF STATE HWY NO 55 AND SLY OF 6TH
AVE N
31-118-21-31-0002 THE E 115 FT OF W 230 FT 4F THAT PART pF NE 114
QF SW 1/4 LYING NLY OF STATE HWY NO 55 AND
SLY OF 6TH AVE N
31-118-21-31-004Q REGISTERED LAND SURVEY N0, �30 HENNEPlN
COUNTY,M INNESQTA TRACTS S&W
`fhe area encompassed by the TIF District shall also include all stree#or utdity right�f-ways located upon or adjacent
ta the prope�ty described above.
Section H Property to be Acquired in tl�e TfF District
The Authority may acqui�e and sell any or all of tt� property located within the T!F District; however, the Autharity
does nQt anUcipate acquiring any such properry at this time,
Section I Specfic Development Ex�cted to Occur Wfthin the TIF District
The proposed project incfudes the redevelapment of a cu�ren�y blighted site by�►e const�uckon of a 142-unit market
rate apartment project. Praposed ro be constructed as a result af the aparlment project are publlc Improvements
SPRINGSTED Page 3
Housing and Redevelopmenf Autharity of the City of Golden Vatley, Minnesvfa
proposed for the area to indude improvement� ta the Mghway 55 accesstexit to Deca#ur Avenue North, sidewalks
and lightlng ta improve pedesMan safeiy, buri� of ovefiead elecfical lines, regional storm water facilities and
sanitary sewer Ilning. These improvements are rrecessary ro Facilitate the redavelapment of the blighted s�e, by
facilitatlng a safer pedestrian ne�hborhood and removing costs prohibf#ive to the redevelopment of the project area
The Auihority anticipales using tax increment revenues to Anance a po�ion af�e eligible public costs related to
redevelaprr�nt of�tte project area,as w�ell as r�lated administrative expenses.
The Authority anticipates devebpment commencing in 2013 for the apartment portion of the proJeck 7he public
improvements a�e slated to be un�rtalcen in conjunction vhth the apa�tment project. It is likely that multiple projects
will occur within the Dis�iict, althaugh it is assumed that a�) proj�t costs eligible for 1'IF assistance will have been
initiated by 2016.
Section J Findings and Need for Tax Increment Financing
In establishing the`CIF District,the Authority makes the fol[owing findings;
{1) The T!F Dishict qualifies as a renewal and renovation district;
The City of Golden Valley retained the serv�ss of LH9 to inspect and evafuate property
wlthin the proposed Tax Increme�t Financing District to be est�blished by the Authority.
The purpose of the evaluation was ta determine if the propos�district met the statufory
�equiremenfs for coverage and if #he bulldings met the qualificafions required for a
Renewal and Renovatlon Disd�i�.
These findings are described mare campleteiy in Section E and Exhlbit VI.
(2) The proposed development, in the opinian of the Autharity, would not �easonably be expected to
occur solsty through private inv+estrnent wi#hin the reasanably for�eseeable iuture and the increased
market value of the site that could r�asonabfy be expected to occur without the use of ta�c
increment financing vwuld be less than the increase in the market value estim ated to t+esuft from the
proposed development after subtracting the present value of the projected tax increment�for the
mau�imum duration of the district permitted by the TIF Pian,
Factual basis:
Prr�o�d devel�pment r�ot expec7ed ta accur.
The proposed redevelapment oonsfsts af the a�uisifion and demolitioNranavation of substandard bulidings,and
the andertaking of n�oessary publ� improvements within tlie proposed TIF District boundaries in the Ci(�+ of
Golden Valley for devebpment of new market rate aparimerrts. The c�st of acqu�ition and demoli�onlrenovatiorr
of#he existing buildings c�aupled with the cost of the pubiic improvements, make�e total cost of this effat
signi�cantly highe�than reasonaWy incumad for slmflar developmeMs on a clean site. The Authority anticipa�s
undertaking the public improvements nec�sary to provide far an area safe for bath pedestrian and vehide traffic,
and t��move�ts prohibidve to the redevelopment af the project atea.
No l�ghermar�et vakie expsctecl.�
If the proposed redevelopment did trot go forward, for the same reasons described above, no large scale
at�emative rede�lopmsnt af the project s�te a►nuld I�k�y occur. The cuRen�y bligtit�i bu�ding is now closed and
vacated,and it is highly unlikely that significant improvemenls would be made, It is conoeivable that the existing
buiklings could be rehabilitafed and reopened, but even if that occumed, the res�t v�uid be oniy a modest
incre,ase in market value c�mpared ta the signi�cant v�lue grodvth created by the propased redevelopment. In
sltort,ther�is na basis for expectation that the area would redevelop or be�enovated In arry signi�cant way purely
SPRINGSTED Pags 4
Housing and Redevelopment Autharify of the Cify of Golden VaNey, Minnesofa
by p�ivate acfion without public subsidy given the improvemer�ts necessary for the developrt�nt of the project
area,
To s�mmarize the basis for the Authority's flr�ings r�arding alte�naave market value, in accordance with
Minnesota Staiu#es,Sectron 469.175,Subd.3(d},the Aulhoriiy rr�kes the following determinaqorts:
a, The Authority's estimate of the amount by which the market value of the site wili Increase
withrsut the use of tax increment flnancing is arrywhere from$0 to some modest amount based on sm�l
scale renovafion ar redevelopment that could be possible without assistancs; arry estimat�i values
would be too speculative to ascertain.
b. ff tl�e proposed develapment to be assis6ed with tax increment occurs in ihe District,the total
inaease in market value would 3�e approximately$25,905,935, ir�tuding the v�ue of the b�lding(See
Exhibit!I),
c. The pr�sent value of tax increments from the DisUict far the maxinum duratlon of the district
�itted by the T!F Plan is estimated to be$3,229,283(See Eafiibit V}
d, Even if same develaprnent other than the proposed development were tv occur,the Authority
finds tl�at no �Itemative would oocur that w+�uld produce a market value inaease greater than
$22,676,652(the amount in clause b less the amount in dause cj without tax increment assistance,
(3) The TIF Plan will affard ma�clmum opportunity, consistent with the sound needs of the Authority as
a whole,for development of the Project Area by private enterprise.
Fact�af basis: The anticipated redevelopment of the project site may indude the construction of a new 142-unit
market rate apartment building,and lhe redevelopmer�af project area consisten#with the Cil�s de�gn g�s.
(47 The TIF Plan canfarms ta general plans for develapment of the Authority as a whole,
Fac�ua)basis: T�City Planning Canmissiai has determined that the development propased in the TIF Pian
cor�#CCxms to the Cityi comprehensnre plan.
Section K Estimated Public Cosis
The estimated public costs of the TIF District are listed below. Such costs are eligibie for reimbursement from tax
increments of the TIF Dist�ct.
l.and/Building Acquisikion,�emolition,Special
Assessm�ts,Public Utilities,Site $3,034,633
ImprovementslPreparation Costs, and ather
Eli ible Im rovement Gosts
BondMote interest Pa ents 2,289,264
Administrative ex nses 591,544
Other Ex enditures
Total �5 915,441
The Authoiiiy reserves the right to administratively adjust the amount of any of the items listed above or to
incorpo�ate additionai eligible items,so long as the total estfmate+d public cost is not increased. The es�mated cost of
capitalized interest is included in the laan interest payment amount. The Authority reserves the right ta spend
available tax increment outside of the TIF District boundaries and within the project area.
SPRIIti1GSTED page 5
Hausing and Redeve/opmenf Authority of the City of Golden Valley, Minnesata
Section L Esdmated Sources of Revenue
Tan Increment revenue $5,915,441
Interest on invested funds
Bond roceeds
Loan rocesds
Grants
Other
Totai 55,915,44i
The Authority anbapates �ing future kax increments for�eimbursement of public costs incurned from Ssctfon K. As
increments are caliecked from the TIF District in futurs ysars, these ta�ces will be reserved by the Autl�arity as
reimbursement for public costs incurred, either through intemal funding or general obligatbn ar revenue debt The
Authority reserves the right to financ�e any or all pubiic costs of the TIF District using pay-as you-go assistance,
intemal funding, general abligation o� revenue debt, or any other financing mechanism autharized by law, The
Authority also reseroes the right to use other s�rces of revenue iegally applicable to the Project Area to pay for such
casks including, but not limited to, special assessments, utility revenuss, federal or state funds, and investmenk
income.
Section M Estimated Amourrt of Bonded Indebtedness
The Authority an6cipates issuing tax increment bonds to finance a portion af the estimated public costs of the TIF
District, to internaliy losn funds to the TIF Disfict fram allowable Authority andlor City in an amount nat to exceed
$3,fi41,56Q(eligible costs t 20%allowanc$far cost of issuance).
Section N Original Net Tax Capac{ty
The County Auditor shall certify the original net tax capacity of the 7!F Qistrict. This value will be equal to the total net
tax capaciry af all property in the TIF Dis�ict as certified by the Stata Commissioner of Revenue, For dlsbicts certified
beiween January 1 and June 34, inclusiye, this value is based an the previous assessment year. For districts
certified between July 1 and December 31,irxlusive,this value is based on the current assessment year.
The Estimated Market Value of all the land wi#hin the TIF District as of January 2, 2012,for taxes payable in 2013, is
$3,457,000 and the origlnal net ta�c capacity�of the TIF District is$53,240, This assumes a partlan af the prope�ty is
reclassified to rental,and the remaining area continues to be c{assifled commercia�ndusdial.
Each ysar the County Audito�shall certify the amount that the original net tax capacity has increased or dec�eased as
a resuit pf;
(1} changes in the tax-exempt status of property;
(2} reductlons or enlargements of the geographic at�a of the TIF District;
{3) changes due to sdpulatron agreements or abatements;or
{�j changes in property dassification rates.
Section 0 Original�ocal Tax Rate
SPRZNGSTED Page 6
Housing and Redevelopment Authority of the City of Golden Valley, Minnesota
The Couniy Auditor shall also cert'rfy#he original local tax rate of the TIF Qistrict, This rate shall be the sum of all local
tax rates that apply to prope�ty in the TIF District. This rate shall be fior the same taxes payable yea�as the original
net tax capacity,
In future years,the amount of tax increment generated by the TIF District will be calculated using the lesser af(a)the
sum of the current Iocal tax rates at that time or{b}the original local tax rate of the TIF DistricL
At#he bme this document was prepared,the sum of tt�finai local tax rates that�ply to property in the TIF Districi,
far taxes levied in 2012 and payabie in 2013, was not yet available. Whe� this total becomes available,the County
Auditor shall oertify this amaunt as�e ariginal tax capacity rate af the TIF District. For purpases of esfima�ng the ta�c
increment gene�ated by the TIF District, the sum of tt�e finai loca!t�rates for taxes levied in 2011 and payabie in
2012,is 143,443°/a as shown below.
201112012
�,axina Jurisdicdon Locai Tax Rate
City af Golden VaHey 55.796�
Hennepin County 4$231�
ISD#270 29.2709�0
Other 10,14fi%
Total 143.443%
Sectaon P Projected Retained Captured Net Tax Capacity and
Projected T�Increment
7he Authority anticipates that the apartment project will be 75%completed by december 31, 2013,creating an initial
tax capacity for the TIF District of$210,271 as of January 2, 2(?14. Ttre captured tax capacit�t as af that date is
estimated to be$157,031 and the first-year of tax 3nc�emeni is estimated to be$225,250 payabie in 2015, The fi�st
fu11 year of increment is proJected ta be in$307,091 in taxes payabie 2016. A complete schedule af esfimated tau
increment from the TIF District is shown in ExhibEt IV.
The estimates shown in #his TIF Plan assume that commercial class rates remain at 1.5°k for the first$150,OD0 of
estimated market value and 2.096 of the market value above$150,000;and that r�ntal class rates remain at 1.259�,
The projectlons also assume a 39�6 a�nual increase in marketvalues.
Each year the County ttuditor shall determine the current net tau capacit�r of a11 property in the TIF DisMct. To the
e�ctent �at thls total exceeds the original net tax capacity, the difference shall be known as the captured �et tax
capacity of the TIF Disirict.
For communitiss aflected by the fiscal disparity provisions of Minnesota Sta#utes, Chapter 473F and Chapter 276A,
ttre original net tax capacity of the TIF District shail be determined befo�e �e application of fiscal dispanty. In
subsequent years,the current net tax capacity shall either{a)be determined before the application of fiscal dispariiy
or(b}exctude the product af any f�scal aisparit�r increase in the 71F District(since the originai net tax capacity was
certified}�mes the appropr'rate fiscal disparity ratio. The method the Authority elects shail remain the same far the life
of the 71F District,except that a single change may be made at any�me from method(a}to mathod(b}above, �Tt�e
Authority elects method(a),or M.S,Section 469,177,Subdlvision 3ta}.
The C,ouniy Auditor shall certify to the Authoriiy the amount of captur�d net tax capacity each yea�. The Authority
may choose tv �etain any or all o#this amount. It is the Authority's intention to retain 10Q°�af the captured net ta�t
capacityr of the TIF District Such amount shall be known as the retained captured net t�capacity of�e TIF District,
SPRINGSTED Page 7
Housing and Redevelopment Authority af fhe City of Golden Valley, Minneso#a
Exhibit II gives a listing of the various info�rnation and assumptlons used in preparing a number of the exhibits
cantained in this TIF Plan, including Exhibit II! which shows the projected tax increment gener�ted over the
anticipated life of die TIF District,
Section Q Use of Tax Incremern
Each year the County Treasurer shall deduct Q.36qo of the annual tax increment generated by the TIF District and pay
such amvunt to the State's General Fund. S�h amounts will be appropriated to the State Auditor for the c�st of
financial reporti� and auditing of tan increr�nt flnancing information throughout the state. E�chibit III shows the
projecfed deduction for this purpose over�e anficipated life of the TI F pis�ict.
The Authoriiy has determined that it wiil use 1�96 of tl�e remaining tax increment generated by the TIF Disb�ict for
any oFttre follawing purposes;
(1) pay for the estimated public costs of#�e TIF Disi�ct {see Sectian K) and County administrabve
costs associated with the TIF District(see Section T};
(2} pay pr�ncipal and interest�n tax increment bonds or other bonds issued to finance the es6mated
public costs of the Tlfi t7istrict;
�3) accumulate a �eseroe securing the payment of tax incremsnt bonds ar other bonds issued to
finance the estimated public costs of the TIF District;
�4j pay al! or a partion of the county road costs as may be required by the Caunty 8oa�d under M.S.
Section 469.175,Subdivision 1a;or
(5} retum ex�s tax incremenks to the Couniy Auditor for redistribution ta the City,Caunty and School
District,
Tax increments from property Iocated in one county must be expended for tt�ee direct and primary benet'�t of a project
k�cated within�at county, unless both county baards involved waive this requirement Tax increments shall not be
used to cir�umvent levy limitations applicabie to the Authority.
Tax increment shal!not be used to finance the acquisition, construcction, �enovatfon,opera�on,or maintenance of a
building ta be used primarily snd regula�y for conducting the business of a municipality,aounty,schoal district,ar a�y
other local unit af govemment or the State or federal govemment,or for a commons area used as a public park,a�a
facility used for saciai, recreatianal, or conference pur�oses. This prohibition does not apply to the constructiQn or
renovation af a parking structure or of a privately owned facility�Or conference pu�oses.
If there exists any type of agreament or arrangement providfng for the developer,or other beneficiary of assistance,to
repay all or a portian of the assista►xe that was paid or financed with tax increments,such payments shaii be subject
to aii of the restrictions im�sed an the use of tax increments, Assistance includes sale of property at less than ihe
cost of acquisifian or fair market value, grants, ground ar other leases at less then fair market rent, interest rate
subsidies, utility service connections, roads, or other similar asslstance that would otherv�ise be paid for by the
developer or beneflciary.
Section R Excess Tax Increment
In any year in which the tax incremenks from the TIF Qistrict exceed the amount necessary to pay the estim�ted
public costs authorized by the TIF Plan, the Autho�iiy shall use the excess t�increments to:
SPRINGSTED Page 8
Housing and Redevetopment Aufhorify of the City af Go/den Valley, Minneso#a
(1) prepay any outstanding tax incr�ment bonds;
(2} discharge the pledge of tax increments thereaf;
(3} pay amounts inla an escrow acoaunt dedicated to the payment of the tax increment bonds;ar
(4) retum excess tex Incremsnks to the County Aud�or for redistribution to the Ciiy,County and School
District. The County Auditor must report to the Commissioner of Education the amaunt of any
excess tax inc�ement redis�ibuted to the School�istrict within 30 days of such rsdisfibution.
Section S Tax Incretnent Poaling and the Five Yesr Rule ,
At least 75'�o flf the tax incremen#s from the TIF District must be expended an activ�ies within the disirict or to pay for
bands used to fmance the estimated public costs of the TIF Distnct (see Section E for additional restrictions), No
more than 25%of the tax increments may be spent on oasis autside of the TIF Disfict but within the baundaries of
the Project Area,except to pay debt service on cr�edit enhanced bonds. N!administra�ve e�cpenses are considered ta
have been spent�utside of the TIF Disfrict. Ta�c inerements are considered to have been spent wikhin the TIF District
if such amounts are:
(1� actually paid ta a thircl party for activities performed within the TIF District within five years after
cerpfication of the distric#;
(2) used to pay bonds that we�e issued and sold to a third party,the proceeds of vvhich are�easonably
expected on the date of issuance ta be speni wid�in the later of the five-year pe�iod ar a reasonable
temporary period ar are deposited in a reasonably required r�serve or�eplacement fund.
(3) used to make payments of reimbursements to a third par#y under binding contracts for activities
performed v�thin ihe TIF DisUict, which were entered into within fnre years after certificatlon of the
district;or
(4} used to reimburse a party for payment af eligible costs(inefuding interest)incurred within five years
from ce�ificat�an of the district.
Beginning with the si�h year following certi(ication of the'f IF District,at least 7595 of the tax increments must be used
to pay outstanding bands or make contractual payments obligated within the flrst five yea�s. When outstanding bonds
have been defeased and sufficient money has k�ee�set aside to pay fiar such contr�ctual obiigati�ons, the TIF Qistnct
must be decerafied.
The Authority does currently anticipate that an eiigible par�ion of ta�c increments will be spent outside the TIF District
{including allowable administ�afive expenses},and such expenditures are expressly auihorized in this TIF Plan.
Section T Limitation on Administrative£xpenses
Administrative expenses are defined as all costs of the Autl�oriky other than,
(1 y amount�paid for the purchase of land;
(2} amounts paid for materials and services, including architectural and engineering services directly
connected with the physical develapment of the real pr�perty in the project;
(3} relocation benefits paid to, ar services provided for, persons residing or businesses located In the
project;
S�'RI�TGSTED Pa9��
Nousing and Redevelopment Authority of the City of Golden Valley, Minnesafa
{4} amounts used to pay principal or interest on, fund a resenre for,o�sell at a discount bonds issued
pursuant to section 489.978;or
{5) amounts used to pay othe�financial obligations t�the extent those obligations were used to finance
casts described in ciause(1)to(3}.
Administrative e�enses mdude amounts paid for setvices pravided by bond counsel,fiscal consultants, planning or
economic develo�unent consultants, and actual costs incuRSd by the County in administering the TIF Distrlct. Tax
�nc�ments may be used to pay administrative expenses of the TIF District up to the lesser of{aj 1096 of the total tax
increment expenditures authorized by the TIF Plan vr{b)10�o of the total tax increments�eceived by the TIF Distric�
Section U Limitatian o�Property Not Subject to Impro�ements-Four Year Rule
If after four years from certifica6on of the TIF District no demolition, rehabilitation, renavation, or qual�ed
improvement of an adJacent street has commenced an a parcel located within ihe TIF District,then that parcei shail
be excluded from the TIF District and the atiginal net tax capacity shall be adJusted accardingly. Qual�ed
improvements of a street are limited io construction or apening of a new st�eet, relocaGan of a street,or substantiai
reconstructEon or rebuilding of an existing street. The Authority must submit to the Couniy Auditor, by Febn►ary 1 of
the fifth year,evidence that the required acavity has taken place for sach parcel in the TIF District
If a par�el is exclude�from tt�TIF District and�e Authority or owmer o#thv parcel subsequen�y cammences any of
the above activf�es,the Autf��ty shall certify to the County Auditor that sueh activity has commenced and the parcel
shall once again be included in the TIF District The County Auditor shall certify the net Eax capacity of the pares�,as
mosk recently certified by the Commissioner of Revenue, and add such amount to the ariginai net taa�capacityr of the
TIF Disbict,
Section V Estimated Impact on Other Taxing Jurisdictions
E�chibit IV shows the es�mated impact Qn other t�ing jurisd�tions if the maximum projected retained captured net tax
eapacity af the TIF District was hypothetically available to the othar taxing jurisdictions. The Autharity believes that
there will be no adverse impact on other tax�ng jurisdictions during the life of the TIF District, sinc� the proposed
development would not have axurred withaut ihe establishment of the TIF District and the provisian af public
assistance, A positive impact on other taxing jurisdictions will occur when th� TIF aistrict is decertifisd and the
development the�in becomes pa�t of the general ta�c base.
The fiscal and economic implicaGons of the proposed tax increment financing dis#rict, as pursuant to Minnesota
Statutes,Section 469,175,Subdivision 2,are Ifsted below,
1, The total amount of tax increment that will be generated over the life vf the distrlct is estimated to be
$5,936,814.
2. 7o ihe extent the project in the TIF District gene�atas any public cost impacts on cit}t-provided services such
as poiic8 and fire profiectlon, public infras�ucture, and the impact of any general obligatlon tax increment
bands attributable to tltie district upon the ab�ity to issue other debt for general fund purpases,such costs will
be levied upan the taxable net tax capacity af the Author(ty,excluding that portion captured by the District,
3. The amount of tan inc�ements over the life of the district that�uld be attributable to schoo)district levies,
assuming the school district's share of the totai iocal tax rate for al1 taxing�urisdict�ns remained the same,is
estimated to be$1,211,426,
4. The amount of tax increments over the life af the district that would be atfibutable to county levies,
assuming tl�e counry's share of tt�e tatal local tax rate for all taxing jurisdictions remained the same �
estimated to be$1,996,183,
SPRINGSTBD Page 10
Housing and Redevelopment Authorify of fhe City of Golden Vailey, Minnesota
5. No additional information has been requested by the county or schaoi district that wouid enable it ta
determine addiponal costs that wili accrue to it due ta the development pmposed for the district.
Section W Prior Planned Improveme�ts
The City shai!act�mpany it�s request for cerGficatien to the County Auditor{o�notice of district enlargemenk),with a
listing of all properties within the TIF District for which building permits have been issued during the 18 months
immediately preceding approval of the TIF Plan. The County Auditar shall Increase ihe original net tan capaciry of the
TIF Diskrici by the net tax capacity af each improrrement for which a building permit was issued.
There hava been no building permits issued in the last 18 mon�s in conjunction with any of tl�e properrtiees within the
T!F DisVict.
Section X Developmer�t Agreements
If wlthin a project containing a renewal and r�navation district, mare than 25�0 of the acreage of the property to be
acquirecl by khe Authority is purchased with tax increment bonds proceeds (to which tax inc�ement from fhe property
is pledged}, then prior to such acquisition, the�+uthority must enter into an agreemenk for the development of the
property. Such agresment must provide�ecourse for the Authority should the development noi be completed,
The Authority does not anticipate acqui�ing any property bcated within the TIF District,ar entering inta an agreement
For development, However, the Authorit�does reseroe the right to acquire properly and enter into an agreement if
deemed necessary.
Section Y Assessmerrt AgreemeMs
The Authority may, upon entenng into a developmenk agreement,also enter inta an assessment agreement with the
� developer,which establishes a minimum ma�Cet value of the land end improvements for each yegr during the life of
the Ti�District.
The assessment agreement shal! be presented to the County or City Assessor who shall review the plans and
specifications far the improvements to be canstructed, review the market value prevlously assigned to the land, and
so long as tlie minimum market value contained in the assessment agreement appears to be an accurate esfimate,
shall certify the assessment ag�eement as reasonable, The assessment agreement shall be filed far record in d�e
o�iae of the Couniy Recorder of each county wf�re the prope�ty is located. Any modificatlon or premat�e
tertninatlon of this agreement must�rst be approved by the Cit�r,County and Schoof Distric�
The Authorit}r does not anticipate entering inio an assessment sgreement; however, it does reserve the right to enter
into an assessment�reement for future projects if desmed necessary,
5ection Z Modfications of the Tax increment Financing Plan
Any r�ductlon or enlar�ement in the ge�rgraphic area of the Project Area ar the TIF District; a determination to
capital¢e interest on the debt if that determination was not part of the ariginal TIF Plan,increase in the partion of the
captur�d net tax capacity to be retained by the Authority;incnease in the total estimated public costs;ar designaGon of
property to be acquired by the Authority shal! be approved anly after saastying ali the necessary requirements for
approval of the ariginal TIF Plan. This paragraph does not apply if;
SPRINGSTED Page 11
Housing and Redevelopment Authority of fhe City of Golden Vatley, Minnesofa
{1) the oniy modification is elimination of parcels from#he TIF Dishict;and
(2} the current net tax capacit�r of the paraels eliminated equals or exceeds the net tax capacit}+ of
those parcels in the TIF District's original net tax capac�}+, ar the Authariry agrees that the TiF
District's original net tax capacity wfll be reduced by no more than the current net tax capacity of the
parosls eliminated.
The Authority must notify the County Auditor of any mod'rf'icat+an that reduces or eniarges the geographic area of the
TIF t3istrict, The geographlc area oi the 7!F DisMct may be tedu+c� but nat enlarged after five years following the
date of cerGfication.
Sectiom,AA Administration of the Tax Inaement Financing Pian
Upon adoptian of the T!F Plan, the Authariiy sfiali submit a copy of such plan to the Minnesata Department of
Revenue and the Off'�ce of t�e State Ruditar. The Aut�ority shall also request that the County Ruditor certify the
originaf net tax capacity and net tax capacity rate of the TIF District. To assist the County Auditor in this process, the
Authority shall submi#copiss of the TIF Plan, the resolution establishing the TIF Diskrict and adopting the TIF Plan,
and a listing of any priar planned impmvements. 7he Authority shall also send the County Assessar any assessment
agreement establishing the minimum market value of land and improvements in the TIF District,and shall request t�at
the County Assessor review and oe�tity this assessmen#agrsement as reasonable.
The County shall distrib�te to the Authority the amount of tax incremenf as it becomes avaitable. The amourtt af tax
increment in any year represents lhe applicable property taxes generated by the retained captured net ta7c capacit�r of
the TIF District, The amount of tax increment may change due ta development anticipated by the TIF Plan, other
develapment,inflafion of properhr values,or changes in property classificafion rates or formulas. In administering and
implemenfing the T!F Plan,the following actions shouid occur on an annual basis:
(1) prior to July 1, the Authority shail notify the County Assessor of any new development that has
occ�rred in the T!F Qistrict during the past year#o insure fhat the new vaiue wi(1 be recordsd In a
timery manner,
(2) if the County Auditor receives the request for certificaaon af a new TIF District,or for modification of
an existing TIF Dlstrict, befare July 1,the request shall be�cognized in detemtiNng iocal ta�t rates
for the current and subsequent levy yea�s. Requssts received on or�fter July 1 shali be used ta
determine local tax rates in subsequent years.
(3} each year the County Auditor shall certify the amount of the originai net ta�c capacity of the TIF
qisfrick The amount certified shall reflect any changes that axur as a�esuit of the fallowing:
(a) t�re value of property that changes from tax-exempt to taxable shall be added to the
original net tax capacity of the TIF District, The reve�se shali alsfl appiy;
(b} ths original net ta�c capacity may be modifiad by any approved enlargement or reductio�af
the TIF District;
(c} if laws goveming the classlficatian of�eal property cause changes to the percentage of
es4mated market value to be applied for ptoperty tax pu�posas,then the resulbng fncrease
or decrease in net tax capacityr shall be applied proportionately to the ark�inal net tax
capacity and lhe retained captured neE tax capacity of the TIF District.
The Counry Audito�shall no#ify the Authority of all changes made to me ariginal net tax capacity of the TIF District,
5PRINGSTED Page 12
Housing and Redevelopmenf Authorify of the City of Golden Valley, Minnesofa
Section AB Filing TIF Wan,Financial Reporting and Disclosure Requiremer�ts
The Autho�ty will f�e the TiF Plan,and any subsequent amendments thersto,with the Cammissianer af Revenue and
the Office of the State Auditor pursuant to Minnesota Statutes,Secdon 469.175,subdivision 4A, The Authorit�r wiil
c�mply with all tepo�ting requirements for the TI F Disdict under Minnesota Statutes,Sectian 469,175,subdtvisiot�s 5
and 6,
SPRYNGS'TED Page 13
Exhibit t
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SPRINGSTED Pa� 94
Exhibit 11
Assum ons Re ort
City of Galden Velley,Minnesota
Tax Incr+ament Financing(Renewal 8�Renovetlan� District
Highway 55 TIF Dist�ict
Scenario A-$18.5M EMV
Type of Tax Increment Financing District Ren�wal 8�Renovation
Meximum Duration af TIF Distrid 15 yea�irom 1 st inarement
Projectec!Cefification Request Date 12J04112
Det�rtif'�cation Qate 12t31/30 (16 Years af Increment)
2012t2013
8ase Estimated Marlcet VaNe $3,457,000
Origina!Net Tax Capeoity $53,240
AssessmentlCoiledion Year
2012l2013 2013/2414 2014/2415 2015/2018
Base Estimated Marlcet Value $3,457,004 $3,457,OOU $3,457,p00 �3,457,000
Increase in Estimated Maricet Value p 0 12 562,500 17,126,875
7otal Estimated Market Value 3,457,004 3,A57,000 16,419,50fl 20,583,875
Total Net Tax Capacity $53,240 $53,240 $210,�71 $267,326
City af Golden Valley 55.79696
Hennepfn County 48.231°!0
ISD#270 29.270°k
Other 9 0.146°h
local 7ax Capacity Rate 143.443°k 2011/2012
Fiscal Disparities Contribution From TIF District DAD00°,�
Adma�istrativve Reteinage Percent(maximum=10%} 1Q.QQ9�
Pooifng Percent O.Q096
Bonds Note(Pav,As-You-Gol
Bonds Dated 12I0�4/12 Note Dated 12/Q4112
Bond Issue�0.04�(NIC} $0 Note Rate 6.QQ96
Eligible Project Costs $0 Note Amount $2,999,5QQ
Present Value Date&RaRe 12/04192 6.OQ9�a
Notes
Prajections assume no future changas to tax and class�cation rates. Assumptions are based on
a 3°�market value infiator.
Projections are based on a total past developme�t estimated market value of$1 S,SM.
SPRINGSTED
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Exn;vlt v
Market value analysis R� ort
City af Golden Valley, Minnesota
Tax Increment Financing (Renewal 8 Renovafion) District
Highvray S5 TIF District �
Scenario A-i18.5M EMV
Assumptions
Present Valus Date 12/04/12
P.V. Rate -Gross T.I. 8.00%
Increase in EMV With TIF District $25,905,935
Less: P.V of Gross Tex Increment 3,228,283
Subtotal $22,67fi,652
Less: Increase in EMV Without TIF 0
Difference $22,67$,652
Annua! Present
Gross Tax Value�
Year Increment 6.00°!0
2014 0 0
1 2015 225,250 191,063
2 2016 307,091 245,738
3 2017 316,304 238,783
4 2018 325,793 232,p25
5 2019 335,567 225,459
6 2020 345,fi34 219,078
7 2021 358,003 212,877
8 2Q22 386,$$3 206,$52
9 2023 377,684 200,998
1 Q 2024 389,014 195,310
11 2025 400,684 189,782
12 2026 412,705 184,411
13 2027 425,086 179,191
14 2028 437,839 174,120
15 2029 450,974 189,192
16 2030 464,503 184,404
$5,936.814 $3,229,283
SPRINGSTED
Exhibit Vl
RENEWAL AND RENQVATION QUALIFICATIONS FOR THE DISTRIGT
EXECUTYVE SUMMARY
PURPOSE OF EVA�UATION
LHB was hired by the Ciiy of Golden Valley to inspect and evaluate the properties within a Tax
Increment Financing Renewal and Renovation District ("71F District") proposed to be established by
the City. The proposed TIF District is located in the City of Golden Valley, boundsd by Golden Valley
Road an the North, Highway 55 on the South, and Decatur Avenue North on the West (Diagram 1).
The purpose of LHB's work is ta determine whether the proposed TIF District meets the statutary
requirements for coverage, and whethe� five buildings on seven pa�cels, located within the propased
TIF District, mee#the qualifications required far a Renewal and Renovatian District.
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Dlagram 1 —Proposed 71F Dlstrlct
3COPE OF WORK
The prapased TIF District cansists of six {6) parcels and a section of public road, wRh five (5)
commercial buildings.
All five of the buildings received a curbsida visual inspect�n. Three buildings in the proposed TIF
District teceived an on-site interior and exterior inspection. Building code and Condition Qeficiency
reports for each building inspected by LHB are located in Appendix B.
SPRINGST'ED
Exhibif VI
coNC�usioN
After inspecting and evaluating the properties within the proposed 71F District and applying current
statutory criteria for a Renewal and Renovation District under Minneso#a Sfafutes, Section 469.974,
Subdivision 1Qa, it is our professipnal apinian that the proposed 71F District qualifies as a Renewal
and Renovation District because:
s The proposed TIF Dist�ict has a coverage calcula#ion of 1Q0 percent which is abave the 70
percent requirement.
� 20 percent of the buildings are structurally substandard which meets the 20 percent
requirement.
• 50 percent of the other buildings require substantial �enovation ar clsarance which is above
the 30 percent requirement.
• The substandard buildlt�gs are reasonably distributed throughout the geographic area af the
proposed T!F District.
SPRINGSTED
���� ��� _
Planning Departmen�
763-593-8p9S/763-593-8109(fax)
Date: November 16, 2012
To: Planning Commission
From: 1oe Hogeboom, City Planner
Subject: Informal Publie Hearing- Final PUD Plan —The Tiburon Apartments
PUD No. 111—Tiburon 55, LLC, Applicant
Background and Description of Proposal
Tiburon 55, LLC is seeking approval of a Planned Unit Development (PUD) Permit for the
construction of a market rate apartment building to be located at 9130 and 9220 Olson Memorial
Highway. Under this proposal, the 2.7 acre site would contain a six-story, 142-unit apartment
building. The apartment would feature a mix of studio apartments, one bedroom apartments, one
bedroom-plus-den apartments and two bedroom apartments. The Preliminary PUD Plan was
approved by the City Council on October 16, 2012.
The 2.7 acre subject property was recently re-guided for long-term High Density Residential uses in
the Comprehensive Plan, and was also recently rezoned "High Density R-4 Residential." These
changes in land use designations and controls were requested by the City Council to accommodate
this project. The City Council, acting in its role as the City's Housing and Redevelopment Authority
(HRA), has requested that staff focus redevelopment efforts in this area. The HRA has established a
"Renewal and Renovation Area" which will help to facilitate road improvements, pedestrian access
and property rehabilitation for the area along Golden Valley Road between Boone Avenue and
Mendelssohn Avenue.
Justificatian for Consideration as a PUD
Section 11.55 of 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
protectian 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 effective 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.
Recommendation
Staff recommends approval of the Preliminary Plan for the Tiburon Apartments PUD No. 111,
considering the following findings of fact:
• The City Engineer has studied the proposed development and the public infrastructure
needed to support the proposed development, and the current public infrastructure is
insufficient for the use described in the project plans submitted for the planned unit
development.
• The Planning Department has reviewed the project plans and indicated that the proposed
development including the necessary public infrastructure improvements is not reasonably
expected to occur solely through private investment within the reasonable foreseeable
future.
• 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.
• The PUD plan preserves and protects substantial desirable portions of the site's
characteristics, open space and sensitive environmental features.
• The PUD plan includes efficient and effective use of the land for multi-family residential.
• The PUD plan results in development compatible with adjacent commercial uses and is
consistent with the Comprehensive Plan and redevelopment plans and goals.
• The PUD plan is consistent with preserving and improving the general health, safety and
general welfare of the people of the City.
• The PUD plan meets the PUD Intent and Purpose provisions.
And subject to the following conditions:
1. The plans prepared by UrbanWorks Architecture, dated October 25, 2012, 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 November 6, 2012,
shall become part of this appraval.
3. The recommendations and requirements outlined in the memo from Public Works Specialist
Eric Eckman to Mark Grimes, Director of Planning and Development, dated November 20, 2012,
shall become a part af this approval.
4. A Park Dedication Fee of$16,300 shall be paid by the developer prior to approval of the Final
PUD Plan.
5. All signs on the property must 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.
7. The Developer shall work to enhance the Landscaping Plan to include more landscaped areas
and, if possible, tess impervious surfaces. The Developer shall coordinate landscaping efforts
with the City's Highway 55 Lilac Planting initiative.
8. To the extent possible, the Developer shall improve the pedestrian connection from Golden
Valley Road to the front door of the building.
9. Final PUD approval will be dependent upon the City's approval and effectuation of a tax
increment financing district within the project area to fund the necessary public infrastructure
requirements,to be installed by the City, including among other items, street realignment,
pedestrian improvements, street lighting, sanitary sewer lining, and overhead power line burial.
Attachmen#s
• Location Map (1 page)
• Minutes of the September 10, 2012 Planning Commission Meeting (7 pages)
• Memo from City Engineer Jeff Oliver and Public Works Specialist Eric Eckman dated November
20, 2012 (6 pages)
• Memo from Deputy Fire Marshal Ed Anderson dated November 6, 2012 (2 pages)
• Applicant's Narrative (20 pages)
• Conceptual Drawings (2 pages)
• Site Plans (15 oversized pages)
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Regular Meeting of the
Golden Valley Planning Commission
September 10, 2012
regular meeting of the Planning mmission was held at the Golden Valley City Hall,
Cou ' Chambers, 78Q0 Golden V Iley Road, Golden Valley, Minnesota, on Monday,
Septembe , 2012. Chair Waldh ser called the meeti order at 7 pm.
Those present were ning Com issioners � ch, Kluchka, McCarty, Schmidgall,
Segelbaum and Waldhaus . Iso rese ere Director of Planning and Development
Mark Grimes, City Planner Joe om and Administrative Assistant Lisa Wittman.
Commissioner Cera was abse .
1. Approval of ' utes
Aug 7, 2012 Regular PI ning Commission Mee '
MO by Schmidgall, seconded Kisch and motion carried unanimously to
rove the August 27, 2012 minut s as submitted.
2. Informal Public Hearing — Preliminary Plan Review— Planned Unit
Development (PUD) — 9130 & 9220 Olson Memorial Highway - The Tiburon —
PU-111
Applicant: Tiburon 55, LLC
Address: 9130 & 9220 Olson Memorial Highway
Purpose: To allow for the construction of a six-story, 142-unit, market-rate
apartment building.
Hogeboom referred to a location map and stated that the applicant is proposing to build a
six-story, 142-unit, market rate apartment building at 9130 and 9220 Olson Memorial
Highway which is 2.7 acres in size. He added that these properties have recently been
rezoned from Commercial to High Density R-4 Residential and they are in the process of
being redesignated an the General Land Use Plan Map from Commercial to High Density
ResidentiaL
He explained that the proposal would vary from the requirements of the City Code and
is being considered as a PUD for the following reasons: 1) The R-4 Zoning District
allows a five-story maximum height, the applicant is proposing six stories, 2) the R-4
Zoning District allows no more than 60% of a lot to be covered by impervious surface,
the developer would be covering 77% of the site with impervious surface, 3) the
applicant is seeking to vary slightly from parking dimension requirements to allow better
traffic flow and more efficient parking locations on the site, 4) the R-4 Zoning District
requires a 25-foot front yard setback, the applicant is proposing a 15-foot front yard
setback requirement along Highway 55.
Minutes of the Golden Valley Planning Commission
September 10, 2012
Page 2
Hogebaom referred to a map of a larger area and explained that the City's Housing and
Redevelopment Authority (HRA), has requested that staff focus redevelopment efforts in
this area. The HRA will meet this month to discuss road improvements, pedestrian access
and property rehabilitation for the area along Golden Valley Road between Boone Avenue
and Mendelssohn Avenue. The HRA will consider creating a special redevelopment
district that would enable the use of certain public financing tools for public improvements.
Hogeboom showed the Commissioners an illustration of the proposed apartment building
and explained that the property will have a Golden Valley Road address and most of the
parking will be underground. He added that this Preliminary Plan review is to approve the
concept, not necessarily the specific landscaping, fa�ade material, etc. as those issue can
change between the preliminary and final stages. He stated that staff is recommending
approvat of the proposed plan with 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
September 5, 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
September 6, 2012, shall become a part of this approval.
4. A Park Dedication Fee of $16,300 shall be paid by the developer prior to approval of
the Final PUD Plan.
5. All signs on the property must 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.
Waldhauser referred to the Deputy Fire Marshal staff report and questioned the
narrowness of the access road for fire equipment. Hogeboom explained that the Qeputy
Fire Marshal will work with the applicant, during the construction phase, on fire code
issues.
Waldhauser asked if the City has any responsibility regarding the Pollution Control
Agency's concerns about traffic noise. Hogeboom stated that cities are required to
carefully consider the location of residential developments and to avoid negative
impacts of noise when possible. He added that MnDOT has reviewed the plans and
have made it clear that they are not responsible for noise mitigation on projects that are
built adjacent to existing highways.
Waldhauser asked at what point a barrier befinreen Olson Memorial Highway (TH 55)
and this development will be designed. Hogeboom referred to MnDOT's policy
regarding sound walls and explained that it is their poiicy to construct a sound barrier
when road construction projects happen near existing residential properties, but they
don't construct sound barriers when a new residential development is built adjacent to
existing highways. Waldhauser referred to an existing fence that is around this area now
and questioned why it is there and if it would have to be retained. Hogeboom said he
didn't know and suggested the applicant address that issue.
Minutes of the Golden Valley Planning Commission
September 10, 2012
Page 3
Kisch asked about the impervious surface requirements of comparable projects in other
zoning districts. Hogeboom stated that most R-4 projects are done through the PUD
process which typically varies from the requirements of the Zoning Code. He said he
can't think of any comparable existing properties however there are some proposed
projects pending that are considering having more impervious surface than this project
due to the size of the parcels. Waldhauser added that the Mixed Use zoning district
allows more impervious surface. Grimes added that the impervious surface
requirements don't exempt projects from the water quality requirements. Hogeboom
noted that much of the green space in this project is Highway 55 right-of-way which
doesn't count in the impervious surface calculations, but is green space adjacent to the
development.
Kluchka asked what the applicant could build on this property without using the PUD
pracess. Hogeboom said they could build a four-story building, they could not exceed
60% total impervious surface, they would have to meet the parking dimension
requirements and they would have a 25-foot front yard setback requirement. Grimes
explained that this parcel is a remnant property from when Highway 55 was constructed
so this is a unique site that will require variances or a PUD to develop.
Waldhauser asked if the proposed building will affect access or visibility for surrounding
property owners. Hogeboom said the visibility of National Camera will actually be
improved with this development. He added that property owners within 500 feet
received hearing notices.
Steve Dunbar, Tiburon 55 LLC, Applicant, showed the commissioners illustrations of the
proposed develapment and discussed the various amenities they will offer such as a
courtyard, a grill area, underground parking, a bike room, conference room, theater,
fitness center and storage units for each resident as well as a full size washer and dryer
in each unit.
Schmidgall questioned the number of units in the building because the narrative states
there will be 142 units but he counted 144 units on the plans. Dunbar clarified that they
intend to have 142 units and 142 enclosed parking stalls.
Waldhauser stated that the narrative refers to a green roof, but the plans don't show a
green roof. Dunbar explained that the narrative and plans are referring to the green
courtyard area.
Kisch noted that the parking ratio is 1.5 stalls per unit and asked Dunbar if that is
comparable to ather prvducts they market. Dunbar stated that their typical ratio is 1 for
1, however 1.5 is more flexible. Kisch noted that if some of the parking spaces along
Golden Valley Road were removed they could add more green space to the proposal.
Dunbar said he would be happy to work with the City regarding additional green space.
Kisch asked about the height of the first floor wall shown on the plans. Noah Bly,
UrbanWorks Architecture, representing the applicant, stated that the wall is 11' 2". He
added that they really can't reduce the parking very much but they may be able to
Minutes of the Golden Vailey Planning Commission
September 10, 2012
Page 4
remove a few spaces in order to get more green space. Kisch asked Bly if they would
be comfortable changing the parking ratio to 1.25 spaces per unit. Grimes noted that
there is no parking allowed on Golden Valley Road so he is concerned about this
proposal not having enough parking spaces. Waldhauser questioned if an off-site
parking arrangement could be considered. Dunbar said he doesn't anticipate needing
off-site parking.
Kisch said he would like to encourage the applicant to reduce the 77% of impervious
surFace they are proposing. He referred to the height parking plinth and asked if it could
be lowered by 5 or 6 feet. Bly said lowering it could cause problems with getting people
into the parking area. He said he would work on ways to get some more greenery along
that wall. Schmidgall said he would be inclined to cut the applicant some slack in regard
to impervious surface coverage because they are proposing underground water
management as well.
Waldhauser asked Dunbar about the noise from Highway 55. Dunbar said they have
ways of mitigating the noise including installing high quality windows.
Kluchka asked about pedestrian amenities and bike racks. Dunbar explained that there
is a bike room and showed pictures of what it will look like. He added that there will also
be a bike rack installed above each parking stall along the exterior wall of the parking
garage. Bly discussed the sidewalks and pedestrian connections. Kluchka said he
wouid like a condition of approval added to the recommendation that there be a
sidewalk leading to the front entrance. Bly said he would integrate that sidewalk into the
pedestrian plan. He added that they can also install an exterior bike rack.
Kluchka asked the applicants to describe their landscaping plans. Dunbar reviewed the
landscaping plans with the Commission. Waldhauser said it is odd there are no
evergreen plants on the plans. Grimes noted that there is not a lot of room along Galden
Valley Road to add landscaping and a sidewalk. Bly said there is some room available
to add more landscaping. Kluchka asked the developer if they would be able integrate
their landscape plans with what has already been done as part of the City's lilac planting
initiative. Dunbar said yes. Kluchka said he would like to add that as a condition of
approval. Hogeboom said he would talk to the City's Forester.
Kluchka asked if there will be any LEED status with this project. Dunbar said no.
Kluchka asked the applicant to speak to the fence issue Waldhauser discussed earlier.
Dunbar said they don't plan on disturbing the existing fence at all.
Waldhauser asked Dunbar if his firm will retain ownership of the property. Dunbar said
yes.
Waldhauser apened the public hearing. Seeing and hearing no one wishing to
comment, Waldhauser closed the public hearing.
Minutes of the Golden Valley Planning Commission
September 10, 2012
Page 5
MOVED by Schmidgall and seconded by McCarty to recommend approval of the
Preliminary PUD request with the conditions listed in the staff repart.
Hogeboom explained that he would like to add a condition to the recommendation which
states that the Developer, the City and the Housing and Redevelopment Authority will
work together to look for tools to fund public improvements in the general vicinity of the
Tiburon development. Tools may include creating a Tax Increment Financing (TIF)
district, or a similar redevelopment district.
Kisch said he would also like to add the conditions that Kluchka suggested and he
would also like to add a condition to encourage the applicant to reduce the amount
impervious surface.
Kluchka summarized his proposed conditions as follows: 1) ensure the Planning
Commission has design approval as well as approval over the materials used, 2) ensure
landscaping approval and integration with the City's lilac plantings and 3) ensure
approval of the pedestrian access design.
Kisch reiterated his suggestion about adding a condition that encourages a reduction in
the amount of impervious surface. Schmidgall said he disagrees with requiring the
applicant to reduce the amount of impervious surface. Segelbaum asked Kisch if he
was referring to covering up the first floor wall a little bit more. Kisch said no, that would
be landscaping. Waldhauser said she also would not support a decrease in impervious
surface because this is a "tight site" that is difficult to develop. She added that she
would however support more green space, landscaping and screening. Segelbaum
agreed.
Waldhauser said she is confused as to the actual fa�ade materials being proposed and
added that she would like something like was shown in the illustrations.
Kluchka said he doesn't want to get into a situation like the Menard's proposal where
the Planning Commission has no say in the design. He said he wants the ability to
influence the design. Schmidgall stated that there will be economic pressure to make
sure the building is attractive. Segelbaum questioned how the Planning Commission
cauld require design standards. Hogeboom explained that Menard's was different
because their use was grandfathered-in. Kluchka said he is trying to set some
precedent and be consistent with what they require. McCarty asked Kluchka if he wants
the Planning Gommission to say what materials the applicant can use. Kluchka said no,
he wants a tool in the PUD process that allows the Planning Commission to say they
like the design. McCarty said that is totally subjective. Kluchka said that the applicant is
asking for variances so the Planning Commission should have a say regarding the
design. Segelbaum noted that the applicant isn't at the final design plan stage. Kluchka
said he wants the design specified. Kisch suggested saying that as part of the Final
Plan review the Planning Commission wants the materials specified. McCarty noted that
all of the materials are already listed in the Preliminary plans. Waldhauser noted that the
plans and the narrative are different and added that it would probably be better for the
Planning Commission not to approve the materials. Kluchka said he wants the ability to
Minutes of the Golden Valley Planning Commission
September 10, 2012
Page 6
have an influence on the design. Grimes suggested the Planning Commission review
the entire PUD ordinance and decide if they would like to amend it. Segelbaum said he
believes the concept that the Planning Commission is reviewing at this meeting is what
they are recommending for approval so it is good to talk about it at this stage in the
process.
Schmidgall clarified what has already been moved and seconded as follows: the
conditions listed in the staff report with the addition of the Developer, the City and the
Housing and Redevelopment Authority working together regarding TIF, landscape
enhancing and integration with existing lilac plantings and improved pedestrian access
from Golden Valley Road.
MOVEQ by Kisch to amend the motion to add the three things Schmidgall clarified.
McCarty said he would like to know more about the proposed TIF item. Hogeboom
explained that the development could move forward without the TIF district being
approved but the HRA wants to consider a larger area in order to help fund public
improvements. McCarty asked about the repercussions if the Planning Commission
doesn't recommend approval of the TIF district. Segelbaum asked if the developer
would pay for sidewalks on their own property. Hogeboom said yes and added that
sidewalks only on the subject property with no connections would be unsafe.
McCarty seconded the amended motion adding the three additional conditions as
discussed.
Kluchka asked about smooth-faced concrete block. Schmidgall explained that it is
concrete block that is smooth or polished looking. Kluchka asked if the rendering
reflects what that block would (ook like since it is the majority of the facing. He reiterated
that is something that should be looked at.
Waldhauser asked for a vote on the amended motion. The Commissioners agreed
unanimously to recommend approval of the Preliminary Plan for PUD 111 with the
following conditions:
1. The ptans 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
September 5, 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
September 6, 2012, shall become a part of this approval.
4. A Park Dedication Fee of$16,300 shall be paid by the developer prior to approval of
the Final PUD Plan.
5. All signs on the property must 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.
Minutes of the Golden Valley Planning Commission
September 10, 2012
Page 7
7. The Developer, the Gity and the Housing and Redevelopment Authority will work
together to look for tools to fund public improvements in the general vicinity of the
Tiburon development. Tools may include creating a Tax Increment Financing (TIF)
district, or a similar redevelopment district.
8. The Developer will work to enhance the Landscaping Plan to include more
landscaped areas and, if possible, less impervious surfaces. If possible, the
Developer will coordinate landscaping efforts with the City's Highway 55 Lilac
Planting initiative.
9. The Developer will work to include an improved pedestrian connection from Golden
Valley Road to the front door of the building.
--Short Recess--
Reports on Me tings of the Housing and Redevelopment Authority, City
Council, Boar of Zoning Appeals and other Meetings
No report ere given.
4. Other ines
The Commissioners ' ussed the pos � ity of reviewing the PUD ordinance at a future
meeting.
Waldhauser reminded t o issioners about the MnAPA planning conference at the
end of September.
5. A ' rnment
Th eeting was adjou ned at 8:20 pm.
David A. Cera, Secretary
i
ir/Y&' j' Y( .„I.:
d' a.�
Public Works Department
763-593-8030/763-593-3988(fax)
Date: November 20, 2012
To: Mark Grimes, Director of Planning and Development
From: Jeff Oliver, PE, City Enginee
Eric Eckman, Public Works ecialist
Subject: Final PUD Plan Review—The Tiburon Apartments
(9130 &9220 Olson Memorial Highway)
Public Works staff has reviewed the Final PUD Plans for The Tiburon Apartments. The proposed
subdivision is located at 9130 & 9220 Olson Memorial Highway in the northeast quadrant of
the intersection of Trunk Highways 55 and 169. The redevelopment consists of combining
two existing commercial properties to construct a six-story, 142-unit, market-rate apartment
building. The comments contained in this review are based on the plans submitted to the City
on October 25, 2012.
A PUD Development Agreement will be drafted by the City which will outline the conditions and
costs associated with the development.
Site Plan
' This redevelopment will consolidate two commercial properties to create one lot for the
approximately 225,000 square foot apartment building. The two vaeant commercial buildin�s
include a former bowling alley and an office that will be demolished as part of the project. The
new apartment building has an enclosed parking garage below the units (at ground level)that will
provide 142 parking spaces, as well as two surface parking lots that will provide 69 spaces. The
two existing driveways onto Golden Valley Road will be removed and replaced with one main
entrance near the center of the site.
A Right-of-Way Permit is required for driveway work and for all excavations and obstructions in
public right-of-way. Additionally, the Developer or Contractor will be required to obtain the
appropriate permits for all activities associated with demolition and r�movals prior to
commencing work.
G:\Developments-Private\Tiburon 9130&9220 Olson\Tiburon_Final PUD review.docx
Traffic and Access Mana�ement
The existing street system in the vicinity of this development is adequate to accommodate the
new vehicle trips generated by the development. However, the intersection of Golden Valley
Road, Decatur Avenue and Trunk Highway 55 has existing operational issues that are currently
being evaluated. While adequate capacity is present at the intersection, modifications are being
considered to maximize safety and efficiency.
The developer is proposing to construct a twenty-foot-wide access road for fire protection
around the building. Although alternative options for providing fire protection to the building
were considered by the developer, and would result in less impervious surface on the site, the
access road being proposed in the Final PUD Plans is acceptable to the City.
The City's Comprehensive Plan shows proposed sidewalks along Mendelssohn Avenue, Golden
Valley Road, Decatur Avenue, and 7th Avenue from Plymouth Avenue to Boone Avenue. The
development is adjacent to this route and therefore the Developer will be required to construct a
new public sidewalk and pedestrian facilities on the south side of Golden Valley Road, along the
entire length of the property. This includes the construction of a six-foot concrete walk, curb
ramps, and traffic control meeting City Standards and Americans with Disabilities Act (ADA)
guidelines. Future City improvement projects in this area will include sidewalk construction to
provide a more complete pedestrian system in this portion of the City.
The Developer will construct the pedestrian facilities and the City will permanently own and
maintain the facilities. Because the sidewalk and pedestrian facilities are public improvements,
the Developer will be required to post a letter of credit in the amount specified by the City for
construction of the improvements. These costs will be detailed in the PUD Development
Agreement drafted by the City.
Preliminarv Plat
The property proposed for redevelopment was previously unplatted and there are no recorded
easements running in favor of the City. The site survey indicates that the north property line is
the centerline of Golden Valley Road and references County Board Proceedings as providing an
"easement" over the north 33 feet. The Developer submitted a revised preliminary plat dated
November 12, 2012, which adequately shows the dedication of public right-of-way over the north
33 feet of the property.
The City's Subdivision Ordinance requires 10-foot drainage and utility easements on the plat
boundaries and 12-foot easements centered on all interior lot lines. The preliminary plat for this
development shows the required easements consistent with the City's Subdivision Ordinance.
Utilitv Plan
The City's sanitary sewer and water systems that provide service to these properties have
adequate capacity to accommodate the proposed redevelopment. The Developer has
demonstrated that extension of services is possible as shown on the Utility Plan.
G:\Developments-Private\Tiburon 9130&9220 Olson\Tiburon_Final PUD review.docx 2
,
According to the City's record drawings, there are three sewer laterals serving the existing
property. The Developer proposes to remove all existing laterals from the buildings to the main
located in Golden Valley Road. The Utility Plan submitted for permitting must show the existing
utiliti�s identified for removal. A new six-inch PVC sanitary sewer lateral will be constructed to
serve the apartment building. The sewer service lateral will be owned and maintained by the
property owner, consistent with City Code.
City record drawings indicate there are three water services serving the existing property. The
Developer proposes to remove all existing water services from the buildings to the main located
in the boulevard south of Golden Valley Road. The plans include the construction of one four-inch
domestic water service, one six-inch fire protection line, and two six-inch hydrant leads. The shut-
off valves for the domestic service and the fire service are located in the public right-of-way and
will be owned and maintained by the City. The domestic service, the fire service, and the hydrant
services and auxiliary valves will be owned and maintained by the property owner. A
Maintenance Agreement pertaining to the hydrants and auxiliary valves must be signed and
recorded prior to final plat approval.
The Developer or Contractor will be required to obtain the appropriate Sewer and Water Permits
from the City for the removal and installation of the sanitary sewer and water services. In
addition, permits may be required from MCES and MnDOT for work within their respective
easements and rights-of-way.
A City Right-of-Way Permit is required for the obstruction or excavation of City streets and right-
of-way. The plans show that Golden Valley Road will be open cut in several locations;therefore, a
Right-of-Way Permit is required for the work. In addition, because the City overlaid Golden Valley
Road with new asphalt in 2012, an increased level of restoration is required for this roadway.
According to City standards, cutting a pavement less than five years old requires a full-width
pavement mill and overlay at a length determined by the City Engineer. In this case, the mill and
overlay will extend from the west lot line to the east lot line. The City will perform the work at the
Developer's expense following the utility and driveway installation. The cost of restoration will be
determined by the City and the Developer will be required to post a financial deposit in an
amount sufficient to cover the improvements. The costs will be detailed in the PUD Development
Agreement drafted by the City.
The City has an Inflow and Infiltration (I/I) Ordinance that requires the sanitary sewer service to
be brought into compliance when developing or subdividing a property. The Developer is
proposing to remove the existing sewer laterals to the main. The new lateral will require an I/I
permit and inspection upon construction. The new lateral must achieve compliance with the I/I
Ordinance prior to occupancy of the building. In order to ensure that the existing laterals are
removed,the Developer will be required to include a security in the required letter of credit in an
amount determined by the City for the work required to achieve compliance with the City's IJI
Ordinance. These costs will be detailed in the PUD Development Agreement drafted by the City.
G:\Developments-Private\Tiburon 9130&9220 Olson\Tiburon_Final PUD review.docx 3
Stormwater Mana�ement and Gradin�
The property being redeveloped is located within the Main Stem sub-district of the Bassett Creek
Watershed and is therefore subject to the review of the Bassett Creek Watershed Management
Commission (BCWMC). This project is considered a redevelopment with a proposed decrease in
impervious surface area. Upon approval of the Final PUD Plans by the City, the BCWMC will
review the plans for compliance with its water quality standards.
The Developer has proposed stormwater quality treatment facilities and runoff rate control as
part of this redevelopment. This includes an underground pipe gallery for rate control and
volume reduction (through infiltration), rooftop rate control on the upper level roof, and sump
catch basins placed upstream of the pipe gallery to capture sediment and phosphorus. In
addition, the Developer's engineer has indicated that approximately 10,000 square feet of"green
roof" is included in the design of the lower level roof of the building.
The City has reviewed the design of the storm sewer system, the underground pipe gallery, and
the "green roof" and recommends the following revisions prior to submittal to the BCWMC:
1. Add more access manholes to the underground pipe gallery. In general, there should be at
least two more access manholes evenly spaced along the pipe gallery and manholes at
each pipe connection to the pipe gallery.
2. Upsize all storm sewer pipes smaller than 12" in diameter (excluding the two roof leads)
to a minimum of 12" in diameter for maintenance purposes.
3. Include the design details and specifications for the green roof areas. Clearly show on the
plans the locations of all green roof areas, including catch basins, subsurface drains, and
piping.
4. Add SAFL baffles to all proposed sump storm sewer manholes to maximize sediment
removal prior to the underground infiltration device.
The Developer will be required to enter into a Maintenance Agreement for the stormwater
quality treatment facilities onsite. The agreement will be drafted by the City and must be signed,
prior to approval of the final plat.
This redevelopment is subject to the City's Stormwater Management Ordinance. A City
Stormwater Management Permit will be required before the start of construction activity and will
be issued after approval from the BCWMC is received.
Tree Preservation Plan and Landscape Plan
This development is subject to the City's Tree Preservation Ordinance and Minimum Landscape
Standards. The City Forester has reviewed the plans and inspected the site. The Developer has
proposed the removal of significant trees and has provided a plan for mitigation. Therefore, a
Tree Preservation Permit is required for this redevelopment. The City Forester will review the
Tree Preservation Plan and Landscape Plan in more detail at the time of permit review. As part of
the PUD Development Agreement,the Developer must provide to the City the estimated cost for
G:\Developments-Private\Tiburon 9130&9220 Olson\Tiburon_Final PUD review.docx 4
landscaping shown in the plans. The Developer will be required to include 125%of the estimated
cost of landscaping in the letter of credit provided to the City. These costs will be outlined in the
PUD Development Agreement drafted by the City. The landscape plantings must survive a two-
year warranty period and will be inspected by the City two years after project completion.
Summarv and Recommendations
Public Works staff recommends approval of the Final PUD Plans for The Tiburon Apartments,
subject to the comments contained in this review. These comments are summarized as follows:
1. The Developer must enter into a Maintenance Agreement for the maintenance of the
private hydrants and auxiliary valves, as discussed in this review.
2. A Right-of-Way Permit will be required for the excavation of Golden Valley Road and the
street must be restored to City standards prior to the City's mill and overlay, as discussed
in this memorandum.
3. The property must become compliant with the City's Inflow and Infiltration Ordinance
prior to occupancy of the new building.
4. Revisions to the storm sewer system, underground pipe gallery, and green roof must be
completed prior to submittal to the BCWMC for project approval.
5. The Developer must enter into a Maintenance Agreement for the stormwater quality
treatment facilities onsite, as discussed in this review.
6. The Developer and its contractors must obtain the appropriate permits prior to
construction activity, as discussed above.
7. The Developer must enter into a PUD Development Agreement, provide a letter of credit,
pay all fees, and post all securities and/or deposits as determined necessary in this or
subsequent reviews. In specific,the Developer must:
a. provide a letter of credit to the City as a guarantee that the following items will be
completed, as discussed in this review:
i. Sidewalk and pedestrian improvements
ii. Inflow/Infiltration compliance
iii. Landscaping installation and warranty
b. Post a financial deposit for the City to perform the restoration (mill and overlay) of
Golden Vatley Road as discussed in this review.
G:\Developments-Private\Tiburon 9130&9220 Olson\Tiburon_Final PUD review.docx 5
Approval is also subject to the comments of other City staff, the BCWMC, 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
A) Lundstrom, Parks Maintenance Supervisor and City Forester
Bert Tracy, Public Works Maintenance Manager
Dave Lemke, Utilities Maintenance Supervisor
Joe Hogeboom, City Planner
Gary Johnson, Building Official
Ed Anderson, Deputy Fire Marshall
G:\Developments-Private\Tiburon 9130&9220 Olson\Tiburon Final PUD review.docx 6
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Fire Departmen�
���-s��-$o��/ �s�-s��-soss (fax)
Date: November 6, 2012
To: Mark Grimes, Director of Planning and Zoning
cc: Mark Kuhnly, Chief of Fire and Inspections
Jeff Oliver, City Engineer
From: Ed Anderson, Deputy Fire Marshal
Subject: PUD Final Plan For Tiburon Apartments
The fire department staff has reviewed the final PUD site plan dated 10/10/12. Listed below are
the staff comments.
1. The site plan indicates a fire department apparatus access road around the entire south side of
the building site.
2. The site plan indicates that the fire code requirements for the minimum width of the road and
the proper turning radius have met the intent of the Minnesota State Fire Code.
3. The site plan does indicate the placement of the "No Parking Fire Lane" signage and stationary
steel post to be installed in accordance with the Golden Valley City Ordinance.
4. The proposed fire department apparatus access road shall be labeled and identified on a final
survey of the property and site of the proposed building. The final survey shall indicate the
required property lines and property irons for this development. If the fire department
apparatus access road is compromised,then additional fire safety feature will be installed.
5. The vertical clearance for the fire department apparatus access road is minimum 13'6" of
clearance.
6. The fire department apparatus access road shall be designed and installed to support the
imposed weight of the heaviest fire apparatus vehicle and shall be surfaced so as to provide all
weather driving capabilities.
7. The water supply for the design of the proposed site shall be capable of supplying the required
fire flow water for the building site.
8. The fire flow requirement for the building or portion of the building and facilities shall be
determined by the proposed facilities, building or portion of the building, location, type of
construction type use of the building and all floor levels.
9. The fire hydrants located on the site plan will be required to be installed on this site in
accordance with the City of Golden Valley Public Works Department and Minnesota Health
Department. Private fire hydrants located on private property shall be identified with red paint
in color.
10. The installation of Class 1 standpipes will be required for the garage level and all other levels of
the proposed building.
11. The installation of the fire suppression system will be required for the garage and all other
levels of the building. The installation of the fire suppression system shall be a zone system for
each floor and level of the building.
12. The fire alarm system for the garage and building site will be required to be installed in
accordance with Minnesota State Fire Code and the Golden Valley Fire Department current
standards on installation and maintenance of the fire alarm system.
13. The location of the concrete bollard with chain located on the fire department apparatus road
shall be a break-a-way chain or provide a KnoxBox or padlock with chain.
14. The site plan does indicate the installation of a post indicator valve (PIV) for the fire suppression
system for the building. The installation of the PIV shall be in accordance with recognized fire
code standards. The PIV shall be protected from vehicular impact.
15. The site plan indicated that generator and electrical transformer pads will be installed on the
east side of the building site. Protective bollards for vehicular protection shall be installed in
accordance with Minnesota State Fire Code.
If you have any questions, please contact Fire Chief Mark Kuhnly at 763-593-8080, or me at 763-593-
8065.
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, ,
�I����� ��, LLC
5000 Glenwood Avenue South, Suite 200 I Minneapolis, MN 55422
October 25, 2012
Mr. Mark Grimes
Director of Planning & Development
Golden Valley City Hall
7800 Golden Valley Road
Golden Valley, MN 55427
Dear Mr. Grimes,
Attached please find the Final PUD Plan application for The Tiburon Apartments in Golden Valley. Included
are the following items:
• Application (including Addendum)
• Narrative Statement
• Traffic Study and Analysis
• Project Renderings
• Preliminary Code Analysis
• Grading, Drainage and Erosion Control Plan
• Utility Plan
• Paving &Geometric Plan
• Storm Water Pollution Prevention Plan
• Site Plans
• Landscape Plans
• Site Lighting and Photometric Plan
• Building Floor Plans
• Building Elevations & Perspective Views
• Signage Drawings
We look forward to continuing our work with the City and community on this project. Please feel free to
c�ontact us with any questions you might have concerning this application and its contents.
Sincerely,
T�BURON 55, LLC
Frank C. Dunbar Steven J. Dunbar
Chief Manager Deputy Chief Manager
P.U,D, N.umber
City of Golden Valle�
Application for Considera#ion of
Rlanned Unit Development �rdinance
Final Pla� of Develoament
Date of Application: 10.25.12
*Fee Paid
{$4U0.�0}
All informafion—including agendas,staff reporfs and hearing notices wiU be sent to the Authorized Representative,
Appticant Information
Name: Tiburon 55, LLC
Mailing Address: 5000 Glenwaod Avenue Sui�e 200
Minneapolis. MN 55422
Daytime Phone: 763.377.709Q
E-Mail Address: steven.dunbar i ro .com
Authorized Representafiive, if other than Applicant:
Name: UrbanWorks Architecture LLC
Mailing Address: 901 N. 3r� Street
Minneaqolis. MN 554Q1
Daytime Phone: b12.455.3121 Fax: 612.455.3199
E-Mail Address: nbl urban-works.com nreardon urban-works.com
Propertv Owner
Name: Tiburon 5S, LLC
Mailing Address: 5000 Glenwood Avenue Suite 240
Minneapolis, MN 55422
Stre�t Location and/or Address of Property Included in P.U.D.:
9130 & 9220 �Ison Memorial Highway �to be renamed as 9XXX Galden Valley Raad)
Legal Descriptian (Attach separate sheet if necessary): Please see addendum
Tvpe of Proposal:
Small Area: Large or Complex Area:
Residential: R-4 Commercial: IndustriaL•
Business & Profiessional
:Office: lnstitution�l;____ Mixed Use:
Redevelopment Area:
General Plan Rectuirements (For all areas):
Complete Site Plan: Yes Landscape PEan: Yes
Complete Plans far Sidewalks to Service Parking, Recreation, and Service Areas within the
Propased Development: Yes
Complete Plans far Storm Water and Surface Water Drainage System: Yes
Preliminary Architectural Plans: Yes
Information lndicating Exterior Wa11 finishes for All Principal and Accessory Struc#ures: Yes
Complete Data as to Dwelling Unit Sizes: Yes Preliminary Plat: Yes
FinaE Plat: No (wilf follow at fa�er date� De�elopment Agreement:
Eighteen (18) copies of the abave material, with a[l required supplementai informatian
appropriately signed by a registered architect, registered engineer, or registered land surveyor
where required: Yes
Capies of all covenants, by-laws of owners association, and Abstract af Title or Registered
Praperty Certificate submitted ta City Attorney for examination:
Present Zoning of Property: Commercial
Propased Use of Property (Be explicit, attach additional pages if necessary):
It is proposed that the�roperty be developed into a six storX, 142-unit, market-rate apartment
building with an outdoar swimming pool. recreation area and areen roof deck. Please see
addendum for addit�onal infarmatian.�, ___
Number of Structures: �. Type: Multi-Familv Residentia�
Height: 72` (Ft.) No. of Stories: 6 Amenities and/or Recreational Facilities
{i.e. Pool, Playground, Ballfield, etc): outdoor swimming pool; recreation area; green roof deck
Number of People Intended to LNe and/or Work on Site:
Adults: 163 — 212 Children: 0
Number of Ofif-Street Parking Spaces Proposed:
Enclosed: 142 Non-Enclosed: 69
Total Acres of Land in P.U.D.: 2.57 Acres Density {No. of Units per Acre): 55 units / acre
Indi.cate the FQflowinq Data by Percer�#aqes,
Area af P.U. D. Covered by Structures: 47.3 %
Area of P.U.D. Covered by t�utside Parking (nan-enclosedj: 18.7 °/a
Area of P.U.D. Govered by Interior Streets: 12.9 %
Area of P,U.D. to be Landscapet�: 14.3 °Io
Area of F'.U.D. to be Paved Sidewalk: 1.1 %
Natural Area andl�r Open Spac�: SJ °/a
Ponding Area: 0 °/a
�oninc� ��riances:
List below all variances from the star�dard zoning requir'emertts'that wilf be requested if this P.U.D'.
is approve�d, and the justificafi�n far the City Council to grar�t such variances (attach additionaf'
"sheets if r�eeded).
Rezt�rte property to R-4
Reqt:test varianc�to allow for Maximum Height to be 72 feet
Reauest variance to aIIQw for Lot Cc�verage to be 67°fa lmpervious surFaces
Request variance to al�ow fttr 69 Parkina Sfialf Dimensions to be 9 x 18 ft minimu�n
Reauest variance to allaw far`L7rive Aisle 1Nidth to be 22 ft. rninimum
Req�st�ariance to allow for 3 Ct�m�a�.t Parking Stalls (2 C� 8 x 15 ft.; 1 Cc�9 x 16 ft�
Rec��st variance ta allow parking &monut�ent sian to be I�ated within north Front Yard Setback
Request variance to a11c�w for sc�uth Front Yard Setbacic to be 2Q ft minimum
R�c�u�t variance to allow for rrronument sign to be located witFiin north Drainage &Utility Easement
�lea�e see addendum for 'us 'fcation of above variances.
1 hereby declare that al{ statements made in this appli+ca#ion, and on additionaE mat�rial, are true to
the best of my knowledge. �°�_ �.-
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Final PUD Application 10.25.12
NARRATIVE STATEMENT
The development of The Tiburon Apartments will meet the purpose and other provisions of Golden Valley's
PUD Ordinance in the following manner:
Fosterinq More Efficient and Effective Land Use
Currently occupied by vacant, single-story structures, the redevelopment of the site into a dynamic multi-
story residential communiry would represent a far more efficient and effective land use than is currently
employed. The project would not only increase population and building density, but also improve the quality
of design, landscaping and building materials employed in the area.
Enhancinq Visual Character
The replacement of two non-descript structures with a more prominent and attractively designed new
building will undoubtediy enhance the visual character of the neighborhood. Clad in an assorted blend of
contemporary finishes, the new structure would be highly visible from both Highways 55 and 169, helping to
ground the intersection and serve as an orienting landmark within the area. Additionally, the building's
multitude of balconies and large green roof deck will create dynamic visual activiry, adding vertical vibrancy
to the public realm.
Providing Greater Housing Diversitv
Designed to meet the needs of young professionals who work in the area and are part of the community, the
project would help to meet an increased demand in qualiiy rental housing, provide a more diverse selection
of housing opportunities, foster a greater population of "Gen Y" households, and encourage closer live/work
proximities within the City.
Supporting Economic Development
An investment in the area and increase in residential densiry wouid serve to support the economic growth of
area businesses and encourage continuing development in the area. The site's proximiry to a wide variety
employers, restaurants, and recreational venues suggest that it is well-positioned to foster the development
of an engaging live/work/play environment within the community
T i �rc�n r��� ts
Final PUD Application 10.25.12
OPERATIONAL COMPONENTS
Refuse Disposal Plans
All refuse including recyclable and non-recyclables will be stored in the trash room located on the parking
level (level 1). A trash chute accessible from the middle area ot each levei of the building terminates in this
trash room, Management staff will move trash receptacles to the east side of the building for trash pickup at
the necessary intervals. All trash will be sorted per the recycling requirements of the City of Golden Valley.
Slqnage
The signage of this development will abide by the city ordinances outlined in Section 4.20 of the Golden
Valley Ciry Code. Signage will fall under the categories of address signage, identification signage, or
monument signage. The sign design, style, locations, size, height and materials as well as their context
within their surroundings can be found within the architecturai drawings in this submittal.
Exterior Lighting
The exterior lighting locations and types can be found on the Site Lighting and Photometric Plan within the
submitted drawing set. Building mounted exterior lighting will be used on three elements at the crown of the
building. See building elevation within the drawing set.
Population
The population is estimated to be 163 and 212 aduits. The target market demographic is young
professionals with the western suburban Twin Cities metro area. See 'Providing Greater Housing Densiiy'
section above.
T�e �i r � artrnents
Final PUD Application 10.25.12
ADDENDUM
Legal Description
9130 Olson Memorial Highway
W 211 14/100 FT OF E 291 14/100 FT OF THAT PART OF NW 1/4 OF SW 1/4 LYING S OF MPLS
WATERTOWN ROAD AND N OF STATE HWY NO 55
9220 Olson Memorial Highway
THAT PART OF NW 1/4 OF SW 1/4 LYING E OF W 749 8/10 FT THOF AND W OF E 291.14 FT THOF N OF
STATE HWY NO 55 AND S OF WATERTOWN ROAD
Proposed Use of Property
The proposed project, The Tiburon Apartments, concerns the development of a six-story, 142-unit, market-
rate apartment building on a 2.57 acre site near the intersection of Highway 55 and US Highway 169.
Comprised from a diverse mixture of studio, one bedroom, one bedroom + den, and two bedroom dwelling
units, the facility would also offer a generous complement of resident amenities, including a theatre, fitness
area, club room and outdoor swimming pool/recreation area. As currently designed, the faciliry provides 142
enclosed and 69 surface parking spaces.
The building's main entrance and enclosed parking garage are to be located off of Golden Valley Road at
ground level and supported by a precast concrete structure. The above residentiai levels would be
constructed with a rype IIIA wood frame and capped by a flat roof. It is expected that the building's exterior
facades would be clad in an assorted blend of contemporary finishes, including brick and fiber cement
siding; punctuated by a rhythm of large window openings; and articulated by bands of private balconies
accompanying the individual residential units.
To best maximize the high visibiliry of the building from multiple viewpoints and to enhance its prominent
positioning along Highway 55, all facades will receive a high level of aesthetic consideration.
The approximately 225,000 square-foot, U-shaped building would be situated on its site so that the main
entrance fronts Golden Valley Road. Two on-site surface lots are planned to accommodate visitor parking.
It is intended that the grounds surrounding the site be conscientiously illuminated and aesthetically
landscaped through a variety of plantings and organic materials.
Zoning Variances
Rec�uest variance to allow for Maximum Height to be 72 ft and 6 stories versus 60 ft. and 5 stories
In order to develop market rate apartments at this location, it is necessary to construct the building at six-
stories. As ground floor units are very difficult to lease, the building's lowest level is most effectively utilized
as enclosed parking. Only the very highest point of the building, the stair and elevator shafts, will reach 72 ft.
The flat roof is located at 65 ft. and parapets at 67-72 ft.
The proposed building height will in no way detrimentally affect access to light and air from the surrounding
properties; cast shadows on residential properties; or obstruct views to adjacent businesses, landmark
buildings or significant public spaces.
Reauest variance to ailow for Lot Coverage to be 67% impervious surfaces versus 60%
In order to provide the required amount of parking and a fire access road constructed of "an all-weather
driving surface of asphalt or concrete cable," an increase in the amount of impervious surface is necessary.
This 67%calculation of impervious surfaces includes the portion of the green roof/patio that is hard-scape
(concrete). It does not include the portion of the green roof/patio that is soft-scape (grass).
Underground retention tanks would be utilized as a means of sensitively managing the site's storm water
from impervious surfaces.
Reauest variance to allow for 69 Parking Stall Dimensions to be 9 x 18 ft. minimum versus 9 x 18.5 ft.
and
Reauest variance to allow for Drive Aisle Width to be 22 ft. minimum versus 24 ft. minimum
Due to necessiry to provide a fire access lane around the building, the most effective and efficient use of
land requires that the exterior surface parking stalls and lanes be slightly reduced. This minor adjustment
results in a 6 in. reduction in the depth of parking stalls, and a 2 ft. reduction in the drive aisle of the surface
parking lot.
Reauest variance to a�low for 3 Comqact Parking Stalls (dimensions to be 8 x 16 ft. minimum�
To most efficiently utilize the available floor space in the enclosed parking garage, 3 of the 142 parking
spaces would need to be designated as compact stalls. 2 stalls with the dimensions of 8 x 15 ft., and 1 stall
with the dimensions of 9 x 16 ft. These measurements fall well within the accepted conventions for compact
parking space size (7.5 x 10 ft. minimums). The remaining 139 spaces in the garage would meet the 9 x
18.5 ft. requirements.
Reauest variance to allow Parking and Monument Sign to be located within North Front Yard Setback
Consistent with the effective and efficient use of land on the site, the parking would need to be located with
the 25ft. minimum setback on the north Front Yard. Additionally, the only structure that would be.located
within this setback would be the Entry Monument Sign. For size and specifics about this sign, see drawing
A901 in this submittal.
Request variance to allow for south Front Yard Setback to be 20 ft minimum versus 25 ft minimum
The unusual nature of the site creates a condition in which the property has two front yards and no rear yard.
From the perspective of the building's front yard along Golden Valley Road, the setback falls readily within
zoning standards. However, from the Highway 55 perspective, the property line's erratic profile creates
various intervals that would necessitate a 20 ft. minimum dimension. Despite this reduced setback, the
property's abutment to Highway 55 would continue to provide a generous buffer between the furthest edge
of the building and the adjacent land use.
Request variance to allow for Monument Sign to be located with north Drainage& Utiliry Easement
See description in the above variance regarding the entry monument sign.
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Cc�nsu�tin��rflup,htr:.
SRF No. 0127860
DRAFT MEMORANDUM
TO: Joseph S. Hogeboom, City Planner
CITY OF GOLDEN VALLEY
FROM: Craig Vaughn, P.E., PTOE, Senior Associate
Emily Gross, Engineer
DATE: October 16, 2012
SUBJECT: TIBURON DEVELOPMENT TRAFFIC STUDY
GOLDEN VALLEY,MN
INTRODUCTION
As requested, SRF Consulting Group has completed a traffic study for the proposed Tiburon
residential development located in the northeast quadrant of TH 169 and TH 55 in the City of
Golden Valley (see Figure 1: Project Location). The main objectives of this study are to review
existing operations within the study area, evaluate traffic impacts to the adjacent roadway
network and recommend any necessary improvements to accommodate the proposed
development. The following memorandum provides the assumptions, analysis and study
recommendations offered for consideration.
EXISTING CONDITIONS
The existing conditions were reviewed to establish a baseline to compare and determine any
future impacts associated with the proposed development. The evaluation of existing conditions
includes a.m. and p.m. peak hour intersection turning movement counts, field observations and
intersection capacity analysis.
Data Collection
Intersection turning movement counts were collected by SRF during the week of September 17,
2012 at the following study intersections during the weekday a.m. and p.m. peak periods:
• TH 55 and Golden Valley Road
• TH 55 and General Mills Boulevard/Boone Avenue
• Boone Avenue and Golden Valley Road/7th Avenue
• Decatur Avenue and 7th Avenue
• Decatur Avenue and Golden Valley Road
Historical annual average daily traffic (AADT) volumes, provided by the Minnesota Deparirnent
of Transportation(MnDOT), were also reviewed.
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���,�,���,���E��,� Tiburon Development Traffic Study
City of Golden Valley
012786D
October 2012
Joseph S. Hogeboom, City Planner October 16,2012
City of Golden Valley Page 3
In addition to the peak hour intersection turning movement counts, observations were completed
to identify roadway characteristics and current traffic operations within the study area
(i.e. roadway geometry, posted speed limits, traffic controls and queuing). Currently, TH 55 is a
four-lane divided roadway with turn lanes and a posted speed limit of 55 miles per hour (mph).
Boone Ayenue/General Mills Boulevard is a two-lane roadway, which expands to a four-lane
roadway near TH 55. To the south of TH 55, General Mills Boulevard has a posted speed limit of
40 mph, and to the north of TH 55, Boone Avenue has a posted speed limit of 30 mph. The other
study roadways (7th Avenue, Golden Valley Road, and Decatur Avenue) are two-lane minor
collector roadways with 30 mph posted speed limits.
The intersections of TH 55/General Mills BoulevardBoone Avenue and Boone Avenue/Golden
Valley Road/7th Avenue are currently signalized while the remaining study intersections have
side-street stop control. Existing geometrics, traffic controls, and traffic volumes within the study
area are shown in Figure 2.
Intersection Operations Analysis
An operations analysis was conducted to determine how traffic is currently operating at the study
intersections. All intersections were analyzed using Synchro/SimTraffic and the Highway
Capacity Manual (HCM) software. It should be noted that where unsignalized intersections are in
close proximity to signalized intersections, the signalized intersections can have a significant
affect on the overall operations of the unsignalized intersections. To account for this impact,
Synchro/SimTraffic results were reported far all of the study intersections, including
unsignalized intersections, since this microscopic model accounts for queuing and spillback from
adjacent intersections.
Capacity analysis results identify a Level of Service (LOS) which indicates how well an
intersection is operating. Intersections are given a ranking from LOS A through LOS F. The
LOS results are based on average delay per vehicle, which corresponds to the delay threshold
volumes shown in Table 1. LOS A indicates the best traffic operation and LOS F indicates an
intersection where demand exceeds capacity. LOS A through D is generally considered
acceptable by drivers in urban metropolitan areas.
Table 1
Level of Service Criteria
LOS Designation Signalized Intersection Unsignalized Intersection
Average Delay/Vehicle(seconds) Average Delay/Vehicle(seconds)
A < 10 < 10
B 10-20 10-15
C 20-35 15-25
D 35-55 25-35
E 55-80 35-50
F 80< 50<
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��� Tiburon Develonment Traffic Stud4'
�nnstkt¢ir��Group,lric M 7
City of Golden Valley
o�vaso
October 2012
Joseph S. Hogeboom, City Planner October 16, 2012
City of Golden Valley Page 5
For side-street stop controlled intersections, special emphasis is gi�en to providing an estimate
_ for the level of service on the side-street approach. Traffic operations at an unsignalized
intersection with side-street stop control can be described in two ways. First, consideration is
given to the overall intersection level of service. This takes into account the total number of
vehicles entering the intersection and the capacity of the intersection to support those volumes.
Second, it is important to consider the delay on the minor approach. Since the mainline does not
have to stop, the majority of delay is attributed to the side-street approaches. It is typical of
intersections with higher mainline traffic volumes to experience high levels of delay (poor levels
of service) on the side-street approaches, but an acceptable overall intersection level of service
during peak hour conditions. Side-street delays of approximately 90 seconds or less is generally
considered acceptable by drivers in urban metro areas and typically does not warrant mitigation.
Results of the existing operations analysis shown in Table 2 indicates that all study intersections
are currently operating at an acceptable overall LOS D or better during the a.m. and p.m. peak
hours, with existing traffic controls, geometric layout, and signal timing. As shown, the side-
street approach of Golden Valley Road at TH 55 is currently experiencing a LOS F with an
average delay of 64 seconds during the p.m. peak hour. Existing signal timing, obtained from
MnDOT was used for the existing analysis.
Table 2
Existing Conditions
Level of Service (LOS) Results
Peak Hour Level of Service
Intersection A.M.Peak Hour P.M.Peak Hour
LOS Delay LOS Delay
TH 55 and Golden Valle Road A/B 12 sec. A/F 64 sec.
TH 55 and General Mills Boulevard/Boone Avenue D 42 sec. D 47 sec.
Boone Avenue and Golden Valley Road/7th Avenue B 12 sec. B 16 sec.
Decatur Avenue and 7th Avenue A/A 3 sec. A/A 5 sec.
Decatur Avenue and Golden Valley Road AlA 4 sec. B/C 20 sec.
��� Indicates an unsignalized intersection with side-street stop control.Overall LOS is followed by the worst approach LOS.The
delay shown is for the approach with the highest level of delay.
Although the overall intersections operate at an acceptable level of service, significant queues
were observed in the traffic simulation and verified in the field. During the a.m. and p.m. peak
hour at the TH 55/General Mills Boulevard/Boone Avenue intersection, 95th percentile queues
along the eastbound approach extend approximately one-quarter mile, approaching the
TH 55/TH 169 interchange during the a.m. peak hour. In addition, the 95th percentile queues on
the northbound approach extend approximately 1,000 feet during the p.m. peak hour. To address
the queuing issues during the peak periods potential improvements may include signal timing
optimization or additional turn lane capacity for the northbound right-turn movement. However,
to accurately assess the impacts of the proposed development, no improvements were assumed
for the future build conditions.
Joseph S. Hogeboom, City Planner October 16, 2012
City of Golden Valley Page 6
During the p.m. peak hour at the TH 55/Golden Valley Road intersection, southbound queues
extend through the Decatur Avenue/Golden Valley Road intersection during approximately 30
percent of the peak period. As a result, the 95th percentile queues at the Decatur Avenue/Golden
Valley Road intersection extend approximately 120 feet and 110 feet in the eastbound and
southbound directions, respectively.
At the TH 55/General Mills Boulevard/Boone Avenue intersection a number of individual
movements operate at LOS F during the peak periods including the left turns on all approaches,
the northbound and southbound through movements and the northbound right turn. Furthermore,
at TH 55 and Golden Valley Road, the southbound right-turn movement currently operates at a
LOS F during the p.m. peak hour. Detailed delay and queuing reports are provided in the
appendix.
PROPOSED DEVELOPMENT
The proposed development is located along Golden Valley Road in the northeast quadrant of
TH 169 and TH 55, The proposed site plan consists of a five-story apartment building with 142
rental units and a single access point onto Golden Valley Road.
TRAFFIC FORECASTS
Construction of the proposed development is expected to be completed in the year 2014.
Therefore, traffic forecasts far build conditions were developed for year 2015 build conditions
(one year after construction). These forecast volumes take into account background growth on
the adjacent roadway system and estimated trips generated by the proposed de�elopment.
To determine the general annual background growth rate, historical ADT volumes and the City
of Golden TTalley Comprehensive Plan (2008-2018) were considered. Based on this review,
historical ADT volumes have declined or remained the same in the area since 2001 (based on
MnDOT AADT volumes). However, to provide a conservative estimate, an annual growth rate
of one-half percent was applied to the existing peak hour volumes to develop year 2015
background traffic forecasts.
To account for traffic impacts associated with the proposed development, trip generation
estimates for the a.m. and p.m. peak hours and on a daily basis were developed. Trip generation
estimates for the proposed apartment complex were developed using the ITE Trip Generation
Handbook, 8th Edition. Table 3 shows the expected trip generation for the proposed
development.
Table 3
Trip Generation Estimates
ITE Land Use Size Daily A.M.Peak P.M.Peak
Code Trips In Out In Out
220 Apartments 142 units 944 14 58 57 31
Joseph S. Hogeboom,City Planner October 16, 2012
City of Golden Valley Page 8
Based on the trip generation estimates, the proposed development is expected to generate 72 a.m.
peak hour trips, 88 p.m. peak hour trips and 944 daily trips. The peak hour trips were distributed
through the study area based on the directional distribution shown in Figure 4. The directional
distribution was developed using a combination of existing travel patterns and historical ADT
volumes within the area. The combination of background traffic and trips generated by the
proposed development, which represents the year 2015 build traffic volumes, is shown in
Figuxe 5.
YEAR 2015 BUILD CONDITION
To determine impacts to the existing roadway network for the year 2015 build traffic forecasts, a
detailed traffic operations analysis was conducted. The study intersections were analyzed using a
combination of Synchro/SimTraffic and the HCM. Results of the year 2015 operations analysis
with the proposed development is shown in Table 4. The results indicate that all study
intersections are expected to operate at an acceptable overall LOS D or better during the a.m. and
p.m. peak hours.
Table 4
Year 2015 Buiid Conditions
Level of Service (LOS) Results
Peak Hour Level of 5ervice
Intersection A.M.Peak Hour P.M.Peak Hour
LOS Delay LOS Delay
TH 55 and Golden Valle Road A/C 17 sec. A,/F 63 sec.
TH 55 and General Mills Boulevard/Boone Avenue D 49 sec. D 53 sec.
Boone Avenue and Golden Valley Road/7th Avenue B 12 sec. B 15 sec.
Decatur Avenue and 7th Avenue A/A 3 sec. A/A 6 sec.
Decatur Avenue and Golden Valley Road A/A 4 sec. C/E 44 sec.
Golden Valley Road and Site Access A/A 3 sec. A/A 3 sec.
��� Indicates an unsignaliaed intersection with side-street stop control.Overall LOS is followed by the worst approach LOS.The
delay shown is far the approach with the highest level of delay.
Although the study intersections are expected to operate at acceptable levels of service, queuing
issues identified under existing conditions will continue at the TH 55/General Mills
BoulevardBoone Avenue and TH 55/Golden Valley Road intersections, but are not expected to
significantly increase due to the proposed development.
Southbound queues at the TH 55/Golden Valley Road intersection will extend into the Decatur
Avenue/Golden Valley Road intersection approximately 50 percent of the p.m. peak hour
(current conditions—30 percent of the p.m. peak hour). The eastbound and southbound queues at
the Decatur Avenue/Golden Valley Road intersection will extend an additional 75 to 100 feet
(3 to 4 vehicles), respectively. It is recommended that the City continue conversations with
MnDOT regarding access from Golden Valley Road to TH 55 due to the continual delays and
queuing, If delay and queuing issues are considered unacceptable, closing the access or reducing
the access to right-in only may improve traffic operations. Detailed delay and queuing reports
can be found in the appendix.
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,��w,s�,�,,,��Pev�, ,��. Tiburon Development Traffic Study
City of Golden Valley
0127860
October 2D12
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���,�u��;�g��Q�F,,n� Tiburon Development Traffic Study
City of Golden Valley
0127860
October2012
Joseph S. Hogeboom, City Planner October 16,2012
City of Golden Valley Page 11
YEAR 2015 BUILD CONDITION WITH ADJACENT DEVELOPMENT
The City of Golden Valley has identified two parcels adjacent to the proposed development that
could redevelop by year 2015. Single family homes are currently located on the parcels;
however, these two parcels could redevelop as office. Based on city zoning requirements, and
discussions with City staff, the maximum square footage allowable on these parcels was assumed
to be approximately 75,OQQ square feet of office space.
Based on the ITE Trip Generation Handbook, Sth Edition a 75,000 square-foot office building
will generate 116 a.m. peak hour trips, ll2 p.m. peak hour trips and 826 daily trips. These trips
were distributed to the roadway network to determine the potential increase in year 2015 build
traffic volumes and potential traffic operations impacts.
Results of the traffic operations analysis indicate that the 2015 build volumes (background traffic
and the proposed apartment development) plus the office redevelopment trips significantly
impacts the delay and queuing at the study intersections, particularly the queuing and delays at
the TH 55/General Mills Boulevard/Boone Avenue intersection. This result further identifies the
need to modify the access at the TH 55/Golden Valley Road intersection. Southbound queues at
the TH 55/Golden Valley Road intersection are expected to continue to increase, extending
through the Decatur Avenue/Golden Valley Road intersection approximately 65 percent of the
time (twice as much as existing conditions). This will result in significant queues at the Decatur
Avenue/Golden Valley Road intersection, extending approximately 355 feet and 730 feet in the
eastbound and southbound directions, respectively.
If the TH 55/Golden Valley Road intersection is closed or reduced to right-in only, vehicles
would be diverted to the Boone Avenue/Golden Valley Road/7th Avenue and TH 55/General
Milles Boulevard/Boone Avenue intersections. To account for the increase in vehicles, signal
timing optimization should be considered at the TH 55/General Mills Boulevard/Boone Avenue
intersection to reduce vehicle delay and queues. However, since the adjacent office building
development is a current proposal, it is recommended that further operational analysis be
completed once a proposal is put forward for this potential office parcel.
CONCLUSIONS AND RECOMMENDATIONS
Based on the analysis, the following conclusions and recommendations are offered for your
consideration:
• Results of the existing operations analysis indicate that all study intersections currently
operate at an acceptable overall LOS D or better during the a.m. and p.m. peak hours with
existing traffic controls, geometric layout, and signal timing. Although the overall operations
are acceptable, specific movements experience higher levels of delay or queuing issues.
o Eastbound queues at the TH 55/General Mills Boulevard/Boone Avenue intersection
extend approximately one-quarter mile, approaching the TH 55/TH 169 interchange
during the a.m. peak hour.
o Northbound queues at the TH 55/General Mills Boulevard/Boone Avenue intersection
extend approximately 1,000 feet during the p.m. peak hour.
Joseph S. Hogeboom, City Planner October 16, 2012
City of Golden Valley Page 12
o During the p.m. peak hour, southbound queues at the TH 55/Golden Valley Road
intersection extend through the Decatur Avenue/Golden Valley Road intersection
approximately 30 percent of the time. As a result of this spillback, queues at the Decatur
Avenue/Golden Valley Road intersection extend approximately 120 feet and 110 feet in
the eastbound and southbound directions, respectively. `
• The proposed apartrnent development consists of 142 rental units and is expected to generate
72 a.m. peak hour trips, 88 p.m. peak hour trips and 944 daily trips.
• Results of the year 2015 build operations analysis indicate that all study intersections will
continue to operate at an acceptable overall LOS D or better during the a.m. and p.m. peak
hours. Although the study intersections are expected to operate at acceptable levels of
service, queuing issues identified under existing conditions will continue at the
TH 55/General Mills Boulevard/Boone Avenue and TH 55/Golden Valley Road
intersections, but are not expected to significantly increase due to the proposed development.
o Southbound queues at the TH 55/Golden Valley Road intersection will extend into the
Decatur Avenue/Golden Valley Road intersection approximately 50 percent of the p.m.
peak hour(current conditions—30 percent of the p.m. peak hour).
■ It is recommended that the City continue conversations with MnDOT regarding
access from Golden Valley Road to TH 55 due to the continual delays and queuing. If
delay and queuing issues are considered unacceptable, closing the access or reducing
the access to right-in only may improve traffic operations.
• In addition to the proposed apartment development, the City of Golden Valley has identified
two parcels adjacent to the proposed development that could redevelop by year 2015 as
office space. Based on city zoning requirements, and discussions with City staff, the
maYimum square footage allowable on these parcels was assumed to be approximately
75,000 square feet of office space.
o Results of the traffic operations analysis indicate that the 2015 build volumes
(background traffic an� the proposed apartment development) plus the office
redevelopment trips significantly impacts the delay and queuing at the study
intersections.
■ The potential office redevelopment trips further identify the need to close or reduce
access at the TH SS/Golden Valley Road intersection.
■ However, since the adjacent office building plans have not been submitted and
therefore the exact building size is unknown at this time, it is recommended that an
additional analysis be completed when the plans for redevelopment have been
confirmed.
H:�I'rojects\7860\TS�Report\121015 Draft Tiburon TS_cv.docx
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Planning Deparfiment
763-593-8095/763-593-8109(fax)
Date: November 16, 2012
Ta: Planning Commission
From: Joe Hogeboom, City Planner
Subject: Informal Public Hearing- Preliminary PUD Plan—The Colonnade
Apartments - PUD No. 53, Amendment 4—Trammell Crow Company, Applicant
Background and Description of Proposal
Trammell Crow Company is seeking approval of an amendment to the Planned Unit Development
(PUD) Permit for the Colonnade site for the construction of a market rate, multi-generational
apartment building. The building would be located at the northwest corner of the Colonnade site,
directly adjacent to the southeast corner of the Xenia Avenue/Golden Hills Drive intersection. The
lot that would include the apartment building is 2.05 acres in size.
Under this praposal, the apartment building would include 173 residential units. The majority of
the units would be one-bedroom; however, there will be several one-bedroom-plus-den and two-
bedroom units available. The building is proposed to be six stories tall and 255,275 square feet in
area. The developer would like to begin construction of the project in the spring of 2013.
Site information
The Colonnade office building was developed in 1988. The original plans fior the Colonnade called
for a hotel to be developed as part of Phase II. In 2006 and 2007,the former Colonnade property
owner initiated the PUD amendment process to allow for an additional office development as part
of Phase II. This proposal did not move forward. The current apartment building proposal would
now be considered the second, and final Colonnade development phase.
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 1-394 Mixed Use Zoning District
permits multi-family residential developments. This section of the I-394 Mixed Use Zoning District
permits buildings up to ten stories in height.
Golden Valley regulates parking based on land use, and not based on zoning designations. For this
site, City Code establishes a total parking count of 259.5 spaces. The project includes two levels of
enclosed parking, with a total of 199 spaces. The developer feels that this is adequate for the site.
Staff would like to encourage the developer to seek a cross-parking arrangement with the
Colonnade office building to allow more parking spaces for the apartment building, if needed.
The I-394 Mixed Use Zoning District contains design guidelines for new developments. The Planning
Commission is designated as the Design Review Board for projects in this Zoning District and must
consider whether the design af the building meets the intent of City Code. The section of City Cade
that regulates building design is attached to this memo.
Public Works and Fire Safety Considerations
As is standard practice for development proposals, this project was reviewed by the City's Public
Works 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 references a traffic study that was done for this area to
anticipate additional residential development.
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 Department's memorandum is attached, and is incorporated with
the conditions of PUD approvaL
lustification for Consideration as a PUD
Section 11.55 of 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 effective 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.
Recommendation
Staff recommends approval of the Preliminary Plan for the Colonnade Apartments PUD No. 53,
Amendment 4, 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 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) 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 PUQ plan meets the PUD Intent and Purpose provision and all
other PUD ordinance provisions.
And subject to the following conditions:
1. The plans prepared by ESG Architects, dated October 25, 2012, 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 ta Mark Grimes, Director of Planning and Development dated November 7, 2012,
shall become part of this approval.
3. The recommendations and requirements outlined in the memo from City Engineer leff Oliver to
Mark Grimes, Director of Planning and Development, dated November 20, 2012, shall become a
part of this approval.
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
Location Map (1 page)
Applicant's Narrative (1 page)
Memo (with attachments) from City Engineer Jeff Oliver dated November 20, 2012 (19 pages)
Memo fram Deputy Fire Marshal Ed Anderson dated November 7, 2012 (3 pages)
Site Plans/Building Code Analysis (24 pages)
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Project Narrative
Colonnade Apartments
Golden Valley, MN
10/25/2012
The building responds to its adjacent architectural context. This context consists of a collection of
distinctive"period"office buildings and their associated parking ramp structures of post modern and neo
modern styling. Harmonizing with and enriching this neighborhood context is the primary motivation
with this design proposal.
The massing breaks the building into parts or adjacent building blocks. These blocks organize themselves
in a manner that creates an internal courtyard. This south facing courtyard becomes an oasis of sorts for
residents,providing desired residential amenities as well as a sense of"communal privacy"from the
surrounding office buildings.
The masses have flat roofs and have a contemporary and bold architectural expression. The architectural
expression intends to blend with the office buildings while at the same time expressing the characteristics
of multi-family residential architecture's windows,balconies and rhythms.
Two north south oriented white and thin buff colored limestone"boxes"appear to float above a dark
stone clad lower level. These masses have punched windows and shallow set balconies. The western
most mass is kinked in plan to relate to the bend in the road(and the geometry of the site)and creates a
unique and expressive form to the overall building. A darkly clad connection mass is clad in dark metals
and painted cement board panels.
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I�ublic Works Departrnent
763-593-8030!763-593-3988(fax}
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Date: November 2Q, 2012
To: Mark Grimes, Director of Plannin and Development
From: Jeff Oliver, PE, City Engineer
Eric Eckman, Public Works S cialist��
Subject: Preliminary Review- Planned Unit Development#53 (PUD Amendment#4)
The Colonnade Apartments
Public Works staff has reviewed the plans submitted by Trammell Crow Company (develvper) for
a PUD Amendment for the Colonnade property. The proposed development, called The
Colonnade Apartments, is located in the southeast quadrant of the intersection of Xenia Avenue
South and Golden Hills Drive,just north of Interstate 394. The propased PUD Amendment is for
construction of a seven-story, 172-unit, market-rate apartment building on a vacant parcel of
previously platted property (Lot 4, Block 1, The Colonnade P.U.D. No. 53). This memorandum
discusses issues identified during the Public Works review that must be addressed prior to
approval of the Final Plans for PUD Amendment. The comments contained in this review are
based on the plans submitted to the City on October 25, 2012.
Site Plan
The developer proposes to construct a 255,000 square foot apartment building on the vacant
parcel northwest of the existing office building and immediately west of the existing parking
ramp. The proposed apartment building has seven stories with five stories of residential units
above two stories of parking facilities. The parking facilities consist of one level of below-grade
parking with 118 spaces and one level of at-grade parking with 81 spaces. The parking facilities
are located on the east side of the site and vehicles will enter and exit onto Golden Hills Drive on
the north side of the development. Each parking level has its own entrance with the entrance
ramp to the lower level parking on the east side and the entrance to the at-grade parking level
immediately west of the lower level entrance ramp. In order to accommodate entrances to each
level, the driveway is proposed to be approximately 70 feet wide at the street.
West of the driveway for the parking garage, the developer is proposing a two-way entrance
for pick-up and drop-off service to the main lobby. The entrance would begin west of the main
lobby,traveling under the porte-cochere, and connecting to the driveway for the parking ramp.
G:\Developments-Private\Colonnade PUD\Colonnade PUD 2012\Preliminary PUD Review_112012.docx
The intersection of the lobby entrance and the parking entrance may be a point of conflict for
vehicles. In order to minimize the potential for vehicle conflicts and impacts to the City street
system, the western driveway access onto Golden Hills Drive must be limited to right-in access
only, creating a one way (west to east) driveway parallel to Golden Hills Drive. This access
limitation will also be consistent with the City's long term plans for the intersection of Xenia
Avenue and Golden Hills Drive, which includes a center median on Golden Hills Drive.
The developer will also be required to submit plans for pavement markings and signing at the
eastern driveway as part of the final PUD submittal. These plans must clearly identify methods of
minimizing points of vehicle conflict in the driveway area.
The City's Right-of-Way Management Permit is required for new curb cuts and driveways and for
all excavations and obstructions in public right-of-way.
The City's Comprehensive Plan shows a proposed sidewalk on the south side of the Colonnade
property extending from Turners Crossroad to Xenia Avenue South. Although the proposed walk
is not immediately adjacent to the development, it is part of the overall PUD and would provide a
benefit for pedestrian movements through and around the Colonnade property. If the City finds
that this walk should be constructed as planned,the developer would be required to construct
the sidewalk and associated pedestrian facilities as part of this development. It is anticipated that
this would include the construction of a six-foot concrete walk meeting City Standards and
Americans with Disabilities Act (ADA) guidelines.
The planned modifications to the intersection of Xenia Avenue and Golden Hills Drive include
changes to the curb line in the radius adjacent to this property, and a center median on Golden
Hills Drive east of Xenia Avenue.These improvements are intended to improve the overall
efficiency of the intersection during peak hours and provide channelization of traffic to reduce
vehicle conflicts,thus increasing the safety of the intersection.
The developer will be required to dedicate an additional 10 feet of Roadway Easement parallel to
the angled portion of the property line at the intersection to accommodate the new curb line. An
additional 10 feet of drainage and utility easement will also be required to the southeast of the
new roadway easement. The dedication of new easements as discussed will require vacation of
the existing platted drainage and utility easement in this location. Additional information
regarding the easement vacation process will be included in the Final PUD review.
Traffic Impacts and Access Manaeement
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 development as part of this PUD Amendment,the proposed PUD called The 3.9.4 (vacant
MnDOT property east of the Metropolitan site), and the former Olympic Printing site (vacant
property in the northwest quadrant of Xenia Avenue and Golden Hills Drive). 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
G:\Developments-Private\Colonnade PUD\Colonnade PUD 2012\Preliminary PUD Review_112012.docx
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
Colonnade Apartments,the proposed 3.9.4. PUD, and the most recent concept plan for the
Olympic Printing site. The study determined that the residential development proposed for the
PUD will generate an estimated 752 daily trips, with 61 trips during the AM peak hour, and 68
trips during the PM peak. The peak hour volumes from the proposed PUD are less than previous
development proposals that included full utilization of this site for office buildings.
In order to accommodate the potential PM peak traffic generated from all proposed
redevelopment projects utilizing the eastern portion of Golden Hills Drive at Xenia Avenue,the
proposed intersection plans 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 proposals do not include office or commercial land uses,the total number of trips
generated during the PM peak hour is significantly less than originally anticipated. Therefore, 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
Colonnade Apartments PUD amendment, as outlined in the Interstate 394 Overlay District
Ordinance.
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 24th SEH review. Additional
modifications to the originally proposed plan may occur as redevelopment plans are submitted
for the Olympic Printing site.
Staff also recommends that special assessments to properties contributing traffic to the Xenia
Avenue and Golden Hills Drive intersection be part of the financing of these intersection
improvements. In lieu of having the developer for the Colonnade Apartments construct the curb
G:\Developments-Private\Colonnade PUD\Colonnade PUD 2012\Preliminary PUD Review_312012.docx
line modifications and the center median on Golden Hills Drive discussed earlier in this review,
special assessments to this PUD should be part of the overall intersection improvements.
Therefore, as part of the PUD approval, the developer must agree to waive the right to appeal
future special assessments associated with the improvements to the intersection of Xenia
Avenue and Golden Hills Drive.
Utilitv Plan
There is adequate capacity in the municipal water supply in this area to provide domestic and fire
flows for this PUD. The City recently installed service stubs for these water services at the
intersection of Golden Hills Drive and Turners Crossroad, which will be extended parallel to
Golden Hills Drive into the site. The water services from the main to the shut-off valves, including
the shut-off valves in the right-of-way, will be owned and maintained by the City. The developer
or subsequent property owner will own and maintain the water services from the shut-off valves
to the building.
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. This issue was recently evaluated as part of the
proposed redevelopment scenarios. The 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.
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. It should be noted
that significant reduction of Inflow and Infiltration within the area tributary to the sewer
restriction at Laurel Avenue and Turners Crossroad would result in a significant improvement in
sewer capacity and reduce the need to restrict development in the 394 Corridor.
The developer has proposed extending a sanitary sewer service to this PUD from the City's main
on the west side of Xenia Avenue utilizing directional drilling technology. The developer must
make all feasible efforts to install the sewer service without open cutting Xenia Avenue. The
sanitary sewer service will be owned and maintained by the developer from the main to the
building, consistent with City Code.
This building must comply with the City's Inflow and Infiltration Ordinance. In order to obtain
compliance,the building and sanitary sewer service must be inspected following construction. A
Certificate of Compliance must be obtained prior to occupancy of the building.
G:\Developments-Private\Colonnade PUD\Colonnade PUD 2012\Preliminary PUD Review_112012.docx
Stormwater Mana�ement
This proposed development is within the Sweeney Lake sub-district of the Bassett Creek
Watershed and is therefore 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 listed as an impaired water,the BCMWC review will
include evaluation for compliance with the Sweeney Lake Total Maximum Daily Load
Implementation Plan.
When the City constructed Xenia Avenue north of Laurel Avenue, a regional storm water pond
was constructed in the northwest quadrant of the intersection of Xenia Avenue and Laurel
Avenue. This storm water pond provides the runoff rate control and water quality volumes for a
portion of the I-394 redevelopment district, including this PUD site. Therefore, no additional on-
site storm water ponding is required.
The developer has proposed best management practices and stormwater quality treatment
facilities on site as part of this development. A landscaped filtration basin with an underdrain
system is being proposed in the northwest corner of the site to collect and treat storm water
runoff from the roof drains, the courtyard area, and the south portion of the site. The developer
must install cleanouts as part of the underdrain system and should consider constructing a sump
along with a St. Anthony Falls Laboratory (SAFL) baffle structure in Storm Manhole 1 shown on
the plans. This would reduce the amount of sediment entering the filtration basin. The developer
must submit storm water calculations for the design of the filtration basin as part of the final PUD
submittal.
Atl storm sewer facilities proposed as part of this development will be owned and maintained by
the developer. In addition, a maintenance agreement between the City and the developer
requiring maintenance of the filtration basin according to City standards must be drafted and
signed prior to approval of the Final Plans for PUD Amendment.
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.
Tree Preservation Plan and Landscape Plan
This PUD is subject to the City's Tree Preservation Ordinance and Minimum Landscape Standards.
The plans submitted with this application include a preliminary Tree Preservation and Landscape
Plan. As the plans show the removal of trees from the site, a Tree Preservation permit is required
for this development. The City Forester will review the plan in more detail prior to Final Plan
submittal and at the time of permit application. Prior to approval of the PUD amendment, the
developer will be required to post a financial security as a guarantee that the landscaping will
survive the two-year warranty period. Therefore,the developer must submit to the City an
estimate of the cost to furnish and install the landscape materials prior to Final Plan submittal.
G:\Developments-Private\Colonnade PUD\Colonnade PUD 2012\Preliminary PUD Review_112012.docx
Summarv and Recommendations
Public Works staff recommends approval of the Preliminary Design Plan for The Colonnade
Apartments, Amendment#4 to Planned Unit Development#53, subject to the comments
contained in this review, summarized as follows:
1. The western driveway access onto Golden Hills Drive shall be limited to right turns in,
resulting in eastbound, one-way traffic on the driveway.
2. The developer must dedicate a roadway easement and additional drainage and utility
easements, as discussed within this review.
3. The developer agrees to waive the right to appeal special assessments for improvements
to the intersection of Xenia Avenue and Golden Hills Drive that are needed in part due to
the redevelopment of this site, as discussed in this review.
4. The developer must enter into a maintenance agreement for the storm water facilities
proposed for this site.
5. The developer must obtain the appropriate permits from the City of Golden Valley for
work within the right-of-way, storm water management, installation of sanitary sewer and
water services, tree preservation and any other permits that may be required.
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:
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
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\Colonnade PUD\Colonnade PUD 2012\Preliminary PUD Review_112012.docx
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SEH TECFII�iCAL MEMORANDUM
TO: Jeannine Clancy, Director of Public Works ,
Jeff Oliver, PE, City Engineer
Mark Ray, PE, Engineer
FROM: 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 incorporates 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
Colonnade proposal along the east leg of the intersection, and an update to the 700 Xenia block proposal 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 o�ce 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 proposal for the three.nine.four development includes 308 new apartrnent units and a ]l 8 unit
Senior Housing building. As part of the three.nine.four project,the existing 24 apartments units on the site will
be removed. The current proposal for the Colonnade development inctudes 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 ]0,000 square
foot for general retail.
Short Elliott Hendrickson Inc.,10901 Red Circle Drive,Suite 300,Minnetonka,MN 55343-9302
SEH is an equal opportunity empioyer � www.sehinc.com � 852.912.2600 � 800.734.8757 � 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, gcn
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.
Taf�te. 1 -`�'c°i�(:=e��er.�ii�>n—fh�•c�E�.����gc.f+�u�
Development Daily AM Peak PM Peak
ITE Code Units Total Enter Exit Total Enter Exit Total
220-Apartment(NEW) 308 D.U. 2,048 49 120 169 126 80 206
220-Apariment(Removals) -24 D.U. -160 -4 -9 -13 -10 -6 -16
252-Senior Adult Housing 118 D,U. 411 4 4 7 7 6 l3
Total Trips 2,299 49 114 163 123 80 203
'�'�tt�l�e 2- Tri�� CYt:s�i��'hll()��—Ct3�t33,#17�1��'
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 51 6l 47 22 68
'�'.xblc 3-'I'�•ip Cxia�er�aiic►n-- 7{�0:Ycni�a
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 98 119 90 42 ]33
8l4-Specialty 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 8l ]66 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 tra�c 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 adjaFent signals.
All existing intersections 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.
'�':Ebte�I�,Yisting C3perataor�s-�eraia ��.rinue�Sit;rt.�[i7cd Ir�tersection
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
Xenia Avenue @ � 20.6/C l 6/B
LaurelAvenue NB 4.9/A 12/B g � �A 13.7/B
SB 10.7/B 9.4/A
EB 16.9/B 22.8/C
Xenia Avenue @ wB 25.6/C 25.8/C
Golden Hitls 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.] /�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 from 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 northbound 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.
`�'x��te��;r isit,i�;�lus �3ez>CIC)�ltltt;dif O�3i:3'af7GCf5-�Sftlla;�r•enue�i;r�a�is.cd t��ie�•section
AM Peak Hour PM Peak Hour
Approach Intersection Approach Intersection
Intersection: A roach (Dela /LOS) (Dela /LOS) (Dela /LOS) (Dela /LOS)
EB 20.1 /C 29.1 /C
Xenia Avenue @ � 25.1 /C 20.2/C
Laurei Avenue NB ��A 14.1 /B 8 5 �A 14.8/B
SB 13.6/B 12.2/B
EB 2 L2/C 28.3/C
Xenia Avenue @ WB 26.2/C 32/C
Golden Hills Drive 22•5/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 273 /C 25.9/C 21.1 /C 25.3 /C
North I-394 Ramp
SB 223 /C 253 /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 Tra�c Tmpact Study
October 24, 2012
Page 5
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 exctusive 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 operations;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. For the shared through-right scenario,the average queue is approximately 5
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.
Tsit�le(�C3zs�eln�s��aeni Tl�affic d�uti �iuild [}esign-�enia:ivereue Si�natis.ed�nte�-seetian
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) (Dela /LOS) (Dela /LOS)
EB 21 /C 29.1 /C 28.6/C
Xenia
Avenue @ � 22•g�C 18.3 /B 17.8/B
Laurel 13.9/B 14.4/B 14.3 /B
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
Avenue @ WB 22•7/C 24.7/C 31.2/C
Golden Hills NB 16.7/B 19.2 /B 20.5 /C 23.5 /C 20�C 25/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 223 /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 tra�c during both peak hours, coordination of the signal increases delay
for the side street traffic and]eft 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 mode 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 opporiunity 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.
`>sa3;�e'� t),�vcl�sp�r.cr�t"['r���kull t3e+ild I�csi���x��d C`otlrtlir�aYion-�.enia 1vi'/iU£SiQ[3FtIIZC(� ItttPCSfCfiiili
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 @ � 34.8/C 14.8/B 22 6�C 163 /B
Laurel Avenue NB 7/A 9/A
SB 11.8/B 12.6/B
EB 25.9/C 27.4/C
Xenia Avenue @ � 32.8/C 32.2/C
Golden Hills Drive 24/C 27.9/C
NB 20.3 /C 243 /C
SB 23.8/C 28.] /C
WB 25.2/C 28.5/C
Xenia Avenue @ NB 27.1 /C 24.7/C 23 /C 23.6/C
North I-394 Ramp
SB 22/C 20.9/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 Hilis Drive would provide more
efficient operations throughout the off-peak hours at the intersection. The current lane configurations would
only allow 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.
To 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 intersection. 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. T'he change also provides better lane continuity at the time the Full Build changes are
implemented.
Findings and Recommendations
The tra�c 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 ]ane-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 Tra�c 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
Golden 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,tra�c 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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Fire Department
763-593-8079 j 763-593-8098 (fax}
Date: November 7, 2012
To: Mark Grimes, Director of Planning and Zoning
cc: Mark Kuhnly, Chief of Fire and Inspections
Jeff Oliver, City Engineer
From: Ed Anderson, Deputy Fire Marshal
Subject: Preliminary Design Plan for the Colonnade Apartments
The Golden Valley Fire Department staff has reviewed the preliminary PUD plans and application
packet for review, which includes the site plan, utility plan, landscape plan and overall the proposed
building, the use and type of occupancy for the proposed building. Listed below are the fire
department comments.
SITE PLAN
1. The proposed building site will require fire department access around the entire building site.
The access will be in conjunction with fire department apparatus access roads and walkways.
2. The fire department apparatus access road shall be installed and maintained around the
proposed site. If the fire department apparatus access road cannot be installed because of
location of the building and other factors, the fire code official shall require approved
alternative means additional 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 suppression protection including
small room size, patios, decks and trash chutes, underground garage levels and other areas
deemed required safeguard by the fire code official.
3. Provide all weather capability fire department personnel walkway leading from the fire
apparatus access road to all of the exterior opening of the building.
4. The vertical clearance for the fire department access road is 13 feet 6 inches. The width of the
access road is 20 feet wide, unobstructed c�earance.
5. The proposed circle entry located on the north side of the building main entry shall be designed
and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to
provide all weather capabilities.
6. The fire department will require rapid entry lock boxes to be installed for all exterior doors. 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.
7. The interior stairways shall be posted to identify floor levels and the stairs continue to the roof.
UTILITY PLAN
1. The water supply for the design of the proposed site shall be capable of supplying the required
fire flow for the design of the building and garage levels, location, type of construction and type
of use and all floor levels.
2. Fire hydrants will be required to be installed on this proposed site. The installation of the fire
hydrants will be required to be installed 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. The
fire hydrants shall be installed within 150 feet of the fire department connection.
3. The Post tndicator Valve (PIV) will be required to be installed for the building site. The PIV is an
indicating valve to determine the operation of the water supply for the proposed building.
LANDSCAPING PLAN
1. The fire hydrant, fire department connection for the fire suppression system and the Post
Indicator Valve 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 rescue operation for the fire department from any secondary escape windows on the
building site.
OVERALL
1. The installation of Class I standpipe system will be required for the garage levels and all other
levels of building proposed for this site. The design and installation of Class I standpipe system
shall be in accordance with the Fire Code Standards.
2. The installation af the fire suppression system will be required for the garage and all other
levels of the proposed building. The installation of the fire suppression system will be required
a zone control system for each floor or level of the building.
3. The fire afarm system for this proposed site will be required to have smoke detection system in
the corridor and notification devices in corridor and all sleeping rooms inside the units.
4. Fire extinguishers will be required to be installed in the corridors of the building.
If you have any questions, please contact me at 763-593-8065, or e-mail
eanderson@�oldenvallevmn.�ov
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