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12-18-12 CC Public Hearing - 4EPlanning Department 763-593-8095 / 763-593-8109 (fax) Executive Summary For Action Golden Valley City Council Meeting December 18, 2012 "60 Days" Deadline: December 21, 2012 Agenda Item 4. E. Public Hearing - Preliminary Design Plan Approval - PUD #53 - Amendment #4 - The Colonnade Apartments - Trammell Crow Company, Applicant Prepared By Joe Hogeboom, City Planner Summary 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 proposed building would be located at the northwest corner of the Colonnade site. The lot that would include the apartment building is 2.05 acres in size. 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. City Code establishes standards for PUDs, which are laid out in the staff report to the Planning Commission. In addition, City Code establishes findings that must be made by the City when creating a PUD. These findings are included in the City Council's recommended action. Attachments • Location Map (1 page) • Planning Commission Meeting minutes dated November 5, 2012 (5 pages) • Memo to the Planning Commission dated November 16, 2012 (4 pages) • Memo (with attachments) from City Engineer Jeff Oliver dated November 20, 2012 (19 pages) • Memo from Deputy Fire Marshal Ed Anderson dated November 7, 2012 (3 pages) • Applicant's Narrative/Parking Analysis (2 pages) • Site Plans/Building Code Analysis (24 oversized pages) • Revised Site Plans Addressing Planning Commission Comments (14 oversized pages) Recommended Action Motion to approve the Preliminary Plan for The Colonnade Apartments, PUD No. 53, Amendment 4 subject to the following conditions: 1. The plans prepared by ESG Architects, dated October 25, 2012, and the revised plans dated December 7, 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 7, 2012, shall become part of this approval. 3. The recommendations and requirements outlined in the memo from City Engineer Jeff Oliver to Mark Grimes, Director of Planning and Development, dated November 20, 2012, shall become a part of this approval. 4. The applicant shall consider options for additional parking prior to Final PUD Plan approval. Additional parking options could include cross -parking agreements with adjacent property owners. 5. The Applicant shall determine if additional stormwater storage is needed for the site. 6. The Developer shall consider ways to better incorporate the northwest corner of the site into the surrounding area. This could include creating improved pedestrian amenities that would support a transit stop. 7. Building material and design, as well as landscaping will be reviewed during the Final PUD Plan approval process. 8. The Applicant shall provide clarification regarding the access at the double parking entrance including pedestrian striping. 9. A Zoning Code comparison of this project and the 1-394 Mixed Use Zoning District shall be completed. 10. The City Attorney shall determine if a park dedication fee is required for this project prior to Final PUD approval. 11. All signs on the property shall meet the requirements of the City's Sign Code. 12. This approval is subject to all other state, federal, and local ordinances, regulations, or laws with authority over this development. In addition the Council makes the following findings pursuant to City Code Section 11.55, Subd. 5(E)(1): 1. 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. 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. The PUD plan includes efficient and effective use (which includes preservation) of the land. 4. The PUD Plan results in development compatible with adjacent uses and is consistent with the Comprehensive Plan and redevelopment plans and goals. 5. The PUD plan is consistent with preserving and improving the general health, safety and general welfare of the people of the City. 6. The PUD plan meets the PUD Intent and Purpose provision and all other PUD ordinance provisions. YsinaauadaitaAectiAS$ � Cm;m��h: {CI ttACit4S�92004 Minutes of the Golden Valley Planning Commission November 26, 2012 Page 7 7. Th>�eSne. a is rr stent with preserving and improving the general health, safety anfare of the people of the City. 8. Tha is the PUD Intent and Purpose provisions. 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 Company 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. Hogeboom referred to a location map and explained that the applicant is proposing to construct a 173 -unit, market -rate apartment building on the northwest corner of the existing Colonnade site at the corner of Xenia Avenue and Golden Hills Drive. He talked about the history of this site including their approval to build a hotel and their proposal to build office space, both of which were not completed. He showed the Commissioners a site plan and some renderings of the proposed apartment building and stated that if approvals are granted they would likely begin construction in the spring. He stated that staff is recommending approval of the Preliminary PUD plans subject to the conditions and findings as listed in his staff report, Segelbaum asked staff to comment on the number of parking spaces being proposed and any traffic issues. Hogeboom stated that City Code requires 1.5 parking spaces per unit for multiple family dwellings and this proposal has 199 parking spaces which is under - parked according to the City Code. However this is a PUD so the number of parking spaces can vary. He added that the applicant should be able to justify why they feel comfortable with 199 spaces. He referred to the traffic study done for this area and explained that it considered all of the development and potential development proposed in this area. Segelbaum asked if this proposal will add limitations, in regard to the amount of traffic, to any future development is this area. Hogeboom said that improvements will need to be done to the intersection if there is full build -out of all of the sites in this area. Grimes added that there has been significant study done of the intersection of Xenia Avenue and Golden Hills Drive and particularly the way it affects the operation of the I- 394 and Xenia Avenue intersection. He added that housing is a benefit to the way the intersection works versus office or commercial uses. Cera stated that there could potentially be almost 1,000 apartment units in this area and asked if the market can absorb that many new housing units. Hogeboom stated that some of the proposals are considered to be in different markets. He said the sense he gets in working with others there is that there is room for more development in this type of market. Grimes agreed and stated that the Metropolitan Council has said Golden Valley's Minutes of the Golden Valley Planning Commission November 26, 2012 Page 8 population could grow to 25,000 people by 2020 because of its location, so he feels confident that the apartments in this area will succeed and will offer more choices to people who want to live in Golden Valley. Grady Hamilton, Trammell Crow Company, Applicant, introduced the following members of their development team: John Carlson, Trammell Crow, Aaron Roseth, ESG Architects, Trace Jacques, ESG Architects, Burt Coffin, ESG Architects and Brad Wilkening, MFRA. Hamilton stated that he thinks the amount of office space in the area is a strong driver of the demand for apartments. Jacques, Architect for the project, stated that the name of the apartments will be Arcata. He showed the Commission several renderings and floor plans of the proposed building and explained the architectural features and amenities of the building. Waldhauser noted that the zoning district for this property allows for taller structures and questioned why the proposed building is only 5 stories in height. Hamilton' said the height of the building corresponds to the demand and consideration of the market. Also, a taller building would be more cost prohibitive and would require a different type of construction method. Kluchka asked what type of apartments these will be. Hamilton said they will be high quality, amenity rich and will appeal to a broad set of renters. Waldhauser asked about the rental prices. Hamilton stated that the rents will be consistent with other rental rates in the area. He added that the rental amount will depend on the size of unit but the expected rate will be approximately $1400 to $1500 per month. Grimes asked if there will be security fencing on the south side of the property around the pool and if people will use the existing circular driveway to drop off people. Hamilton said there will be fencing along the south property line and people would not be using the circular driveway. The apartment and the Colonnade office building will be two separate parcels. Kisch asked the applicant if they've talked with the Colonnade office about any type of parking. arrangements should the apartment need additional parking spaces. Hamilton stated that they are surrounded by a lot of surplus parking and they would be willing to work with others in the area as needed. Grimes added that if there is a parking problem the City would have control over parking allowed on the street. Hamilton added that the market would also govern the parking. Cera referred to the different garage entrances and questioned how the flow of traffic would work accessing those entrances. Roseth explained how the traffic patterns would work. Jacques stated that striping on the pavement might help that area function better. Kluchka asked about the location of bicycle racks. Hamilton stated that there are bicycle racks located in the parking ramp. Kluchka said he would like to see some public bicycle racks added to the plans. Minutes of the Golden Valley Planning Commission November 26, 2012 Page 9 Waldhauser asked how many of the 199 parking spaces would be assigned spaces and how many would be shared spaces. Hamilton said the amount would fluctuate but he anticipates that there will be approximately 10 stalls, plus or minus 5, used for guest parking. Cera stated that in past proposals regarding this property the Council wanted this parcel to integrate with the other corners by providing open space or public space on the corners. Jacques said they would further consider additional open space on the corner. Grimes suggested there could also be a bus stop on the corner. Waldhauser opened the public hearing. Bill Schroers, 721 Turners Crossroad South, said he has concerns about light pollution and traffic. He said there are a lot of "fender benders" and horn honking in the area and that the current traffic is pretty intense. He said he doesn't think the building design fits in aesthetically with the other buildings in the area and questioned if it is really the goal of the City to put a couple of thousand people in this immediate neighborhood. Harold Berman, 601 Radisson Road, said his daily commute brings him down Xenia Avenue and he is concerned about what improvements can be made to the 1-394 entrance ramp so his wait time won't be seriously delayed. He said he is concerned about the added traffic with this development and the development on the south side of 1-394. Seeing and hearing no one else wishing to speak, Waldhauser closed the public hearing. Kisch said he thinks this proposal is in line with the Comprehensive Plan, Zoning Code and the existing PUD and suggested adding the following conditions: exploration of contingency parking plans to accommodate additional parking and future demand, clarification on access at the double parking entrance including pedestrian striping, addition of external bicycle storage/parking and material selection and review as part of the Final Plan review. Cera suggesting adding a condition regarding further exploration of ways to integrate the open space on the northwest corner with the other corners on Xenia Avenue and Golden Hills Drive. McCarty questioned if the City should require public space with a residential use versus an office or commercial use. Segelbaum suggested that the variances needed for this project be listed as part of the applicant's narrative. Hogeboom noted that variances aren't typically called out as a part of a PUD application because PUDs are allowed to vary from the Zoning Code requirements. Segelbaum asked if this proposal meets the requirements of the 1-394 Mixed Use Zoning District or if the guidelines in that district would suggest something different. Grimes stated that the market demand also has to be considered and that an office building in this location wouldn't work at this time. Segelbaum agreed that the market dictates the use but he would like to see some discussion on how this proposal relates to the 1-394 Mixed Use Zoning District. Grimes stated that staff will put together a comparison on how the proposal aligns with the 1-394 Mixed Use Zoning District. Minutes of the Golden Valley Planning Commission November 26, 2012 Page 10 MOVED by Cera, seconded by Schmidgall and motion carried unanimously to recommend approval of PUD 53, Amendment #4 to allow for the construction of a 173 - unit, market -rate apartment building subject to the following conditions and findings: 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 to 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 Jeff Oliver to Mark Grimes, Director of Planning and Development, dated November 20, 2012, shall become a part of this approval. 4. The Applicant shall consider options for additional parking prior to Final PUD Plan approval. Additional parking options could include cross -parking agreements with adjacent property owners. 5. The Applicant shall determine if additional stormwater storage is needed for the site. 6. Outdoor bicycle parking shall be added to the front entrance area of the building. This shall be shown on the site plan. 7. The Developer shall consider ways to better incorporate the northwest corner of the site into the surrounding area. This could include creating improved pedestrian amenities that would support a transit stop. 8. Building material and design, as well as landscaping will be reviewed during the Final PUD Plan approval process. 9. The Applicant shall provide clarification regarding the access at the double parking entrance including pedestrian striping. 10. A Zoning Code Comparison of this project and the 1-394 Mixed Use Zoning District shall be completed. 11. The City Attorney shall determine if a park dedication fee is required for this project prior to Final PUD approval. 12. All signs on the property shall meet the requirements of the City's Sign Code. 13. This approval is subject to all other state, federal, and local ordinances, regulations, or laws with 'authority over this development. Findings: 1. 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. 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. The PUD plan includes efficient and effective use (which includes preservation) of the land. 4. The PUD Plan results in development compatible with adjacent uses and is consistent with the Comprehensive Plan and redevelopment plans and goals. Minutes of the Golden Valley Planning Commission November 26, 2012 Page 11 5. The PUD plan is consistent with preserving and improving the general health, safety and general welfare of the people of the City. 6. The PUD plan meets the PUD Intent and Purpose provision and all other PUD ordinance provisions. --Short Recess -- 5. Reports on Meeti gs of the Housing and Rede ment Authority, City Council, Board oZoning Appeals and of eetings No repo were given. 6. Other nines i Commissioner Kisc &for d the Planning Commission that he is resigning from the Planning Commissio ctive immediately because he is moving out of Golden Valley. 7. Adjourn The meeti was a journed at 9: M. David A. Cera, Secretary Date: November 16, 2012 To: Planning Commission Planning Department 763-593-8095 / 763-593-8709 (fax) 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 proposal, 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 for 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 1-394 Mixed Use." The 1-394 Mixed Use Zoning District permits multi -family residential developments. This section of the 1-394 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 1-394 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 of the building meets the intent of City Code. The section of City Code 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. Justification 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 PUD 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 to 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 Jeff 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 from Deputy Fire Marshal Ed Anderson dated November 7, 2012 (3 pages) Site Plans/Building Code Analysis (24 pages) 110 Public Works Department 763-593-8030 / 763-593-3988 (fax) Date: November 20, 2012 To: Mark Grimes, Director of Plannin and Development From: Jeff Oliver, PE, City Engineer Eric Eckman, Public Works Scialistei� 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 (developer) 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 proposed 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 Management Consistent with the 1-394 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 1-394 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.doa 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 1-394 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_112012.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. Utility 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 1-394 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 1-394 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.doa Stormwater Management 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 1-394 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. All 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.doa Summary 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 Al 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.doa SEN TECHNICAL 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 office space at Allianz is unknown. Any future development proposals that differ from the current plans in this memorandum would need to be assessed to determine if additional operations analysis would need to be completed. Trip Generation The current proposal for the three.nine.four development includes 308 new apartment units and a 1 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 includes approximately 180 condominium units. The current proposal for the 700 Xenia site developments includes 349 condominium units and approximately 17,500 square feet of retail; based on previous development proposals, the retail was divided to include a 6,000 square foot restaurant and a 1,500 square foot coffee shop with the remaining 10,000 square foot for general retail. Short Elliott Hendrickson Inc., 10901 Red Circle Drive, Suite 300, Minnetonka, MN 55343-9302 SEH is an equal opportunity employer I www.sehinc.com 1 952.912.2600 1 800,734.6757 1 952.912.2601 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, 8,4 Edition. Trips were distributed based on previous analysis of the area. Tables l 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. Table. l -Trip Generation — three.nine.fouu ITE Code Development Daily AM Peak PM Peak Units Total Enter Exit Total Enter Exit Total 220 - Apartment (NEW) 308 D.U. 2,048 49 120 169 126 80 206 220 - Apartment (Removals) -24 D.U. -160 -4 -9 -13 -10 -6 -16 252 - Senior Adult Housing 118 D.U. 411 4 4 7 7 6 13 Total Trips 2,299 49 114 163 123 80 203 Table 2 - Trip Generatiou — Colonnade ITE Code Development Daily AM Peak PM Peak 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 61 47 22 68 Table 3 - Trip Generation 700 Xenia ITE Code Development Daily AM Peak PM Peak Units Total Enter Exit Total Enter Exit Total 232- Condominium High Rise 349 D.U. 1,459 20 98 119 90 42 133 814 - Specialty Retail CenterM 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 1 S.F. 1,228 85 81 1 166 32 1 32 64 Reduction - 50% Multi -Use (') -1,217 -77 -75 -152 -50 -41 -91 Total Trips 2,676 97 174 270 140 83 223 Golden Hills Area Traffic Impact Study October 24, 2012 Page 3 The development assumptions included in this analysis generate fewer vehicle trips than were considered previously considered combinations of development analyzed over the past decade. The PM peak hour has been, and still is, the controlling analysis period, as it serves the highest departing traffic from the localized development and the highest through traffic from the surrounding area. The reduction in trip generation as compared to previous development plans ranges from approximately 40% to 55% less demand in the PM peak hour. Existing Conditions The existing Xenia Avenue at Golden Hills Drive intersection operates with protected left turn movements for the northbound and southbound approaches while the eastbound and westbound approaches operate under split phasing. The traffic signal currently runs in an uncoordinated mode relative to the adjacent signalized intersections. There is an existing operational concern for northbound Xenia Avenue. The left through lane of northbound Xenia Avenue feeds directly into the double left turn lane configuration at the Golden Hills Drive intersection resulting in driver confusion and unexpected lane shifts. The two I-394 ramp terminal intersections on Xenia Avenue operate with signal control that is actuated and coordinated; only the north ramp intersection was included in this analysis. The intersection of Xenia Avenue and Laurel Avenue was also included in the analysis; it is currently under signal control that operates in an actuated and uncoordinated mode. Synchro/SimTraffic software was used in the analysis to evaluate the impact of the proposed development vehicle trips on the study intersection and the two adjacent signals. All existing 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 Al. 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. TAle 4 Existing Operations - Xenia Avenue Signalized Intersection Intersection: Approach AM Peak Hour PM Peak Hour Approach (Dela /LOS) Intersection (Dela /LOS) Approach (Dela /LOS) Intersection (Dela /LOS Xenia Avenue @ Laurel Avenue EB 19.4/B 12/B 29.7/C 13.7/B WB 20.6 / C 16 / B NB 4.9/A 8.1 /A SB 10.7/B 9.4/A Xenia Avenue @ Golden Hills Drive EB 16.9/B 16.8 / B _ 22.8/C 24.3 / C WB 25.6 / C 25.8 / C NB 14 / B 24.1 / C SB 19.3/B 24.2/C Xenia Avenue @ North 1-394 Ramp WB 26/C 25.7 / C 28.9/C 25.1 /1C NB 28.1 / C 21 /C 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. Table Existing Plus Development Operations - kcuis Avenue Signalized intersection Intersection: Approach AM Peak Hour PM Peak Hour Approach Dela /LOS Intersection (Dela /LOS) Approach (Dela /LOS) Intersection (Dela /LOS) Xenia Avenue @ Laurel Avenue EB 20.1 / C 14.1 / B 29.1 / C 14.8 / B WB 25.1 / C 20.2 / C NB 7 / A 8.5 / A SB 13.6/B 12.2/B Xenia Avenue @ Golden Hills Drive EB 21.2/C 22.5 / C 28.3/C 30.5 / C WB 26.2 / C 32/C NB 19.1 /B 30.9/C SB 26.3 /C 30.4/C Xenia Avenue @ North 1-394 Ramp WB 27.2/C 25.9 / C 30.2/C 25.3 / C NB 27.3 / C 21.1 /C SB 22.3 / C 25.3 / C Full Build Design Potential improvements to the intersection of Golden Hills Drive and Xenia Avenue were analyzed as part of this project. The added capacity for both the northbound and westbound approaches allows the actuated signal to operate more efficiently and reduce the overall cycle length required to serve the demands. This would provide a reduction in delay for all movements at the intersection. The analysis evaluated the westbound approach of Golden Hills Drive to Xenia Avenue with dual left turn lanes, a through lane and an exclusive right turn lane. Due to the reduced trip generation from the Colonnade and three.nine.four developments, compared to previous development proposals over the past decade, this analysis considered eliminating the exclusive westbound right turn lane and utilizing a shared through -right lane. This would eliminate the need to acquire additional right of way for the turn lane. Golden Hills Area Traffic Impact Study October 24, 2012 Page 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 W13 -62's are professionally driven, the intersection will operate safely without geometric modifications. Table 6 shows a summary of operational results related to the change for the westbound approach on Golden Hills Drive; the attached Table A3 and A4 shows more detailed LOS results and queue lengths. The analysis showed that while an exclusive westbound right turn lane would provide some minor delay improvements, the difference is relatively small. Due to the low volume in the AM peak hour, the change has no impact to 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. Table 6 Development Tuafrc lrult build Design - penia Avenue Signalised tnterseetion `Full Build Design with separate westbound right turn lane. **Full Build Design with westbound shared through -right turn lane. AM Peak Hour* PM Peak Hour* PM Peak Hour" Approach Intersection Approach Approach Approach Approach Intersection: Approach (Dela /LOS) (Dela /LOS) (Dela /LOS) (Dela /LOS) (Dela /LOS) (Dela /LOS) EB 21 /C 29.1 /C 28.6/C Xenia Avenue @ Laurel Avenue 13.9/B 14.4/B 14.3/B WB 22.8 / C 18.3 / B 17.8 / B NB 7.2 / A 8.1 /A 8.4 / A SB 12.9/B 11.3/B 10.6/B EB 19.2/B 28.4/C 26.8/C Xenia Avenue @ Golden Hills Drive 19.2 / B 23.5 / C 25/C WB 22.7 / C 24.7 / C 31.2 / C NB 16.7 / B 20.5 / C 20/C SB 20.9/C 20.1 /C 21.4/C Xenia WB 29 / C 29.2 / C 30.5 / C Avenue @ North 1-394 26.8 / C 25.4 / C 25.4 / C NB 27.5 / C 21.9 / C 20.7 / C SB 22.3 / C 1 25.7 / C 25.7 / C Ramp `Full Build Design with separate westbound right turn lane. **Full Build Design with westbound shared through -right turn lane. Golden Hills Area Traffic Impact Study October 24, 2012 Page 6 Signal Coordination Currently, the intersection operates under the control of an actuated uncoordinated traffic signal. As -built plans indicate that interconnect conduit and cable was originally installed, but it has not been in service and its condition is not known. Coordination of the existing signal would potentially reduce the overall delay for northbound and southbound through vehicles traveling along Xenia Avenue; however this would result in an increase in side street delay. With the high percentage of turning traffic during both peak hours, coordination of the signal increases delay for the side street traffic and left turning vehicles from Xenia Avenue. Table 7 is a summary of analysis results for the full build design scenario controlled by a signal system operating in a coordinated mode with adjacent signals on Xenia Avenue; the attached Table A5 shows more detailed analysis results and queuing information. Overall, all intersection and movements operate at a LOS D or better; however there is increased delay for most of the approaches compared to the uncoordinated condition. The northbound left turn from Xenia Avenue to Golden Hills Drive has an increase of almost 14 seconds of delay under the coordinated mode. Utilizing the existing, or replacing the interconnect system between the signals along Xenia Avenue would provide the opportunity to operate the Xenia Avenue signals in a coordinated mode if traffic patterns and volumes change in such a way as they benefit from it; however, running the Xenia Avenue signals at Laurel Avenue and Golden Hills Drive in and uncoordinated mode provides better overall operations for the conditions analyzed. I gbie 7 1)%welopn:cm Traffic Full Build Design And Coordination - Xenia avenue Signalized Intetscetion Intersection: Approach AM Peak Hour PM Peak Hour Approach Dela /LOS Intersection (Dela /LOS) Approach (Dela /LOS) Intersection (Dela /LOS) Xenia Avenue @ Laurel Avenue EB 26.6/C 14.8 / B 33.8/C 16.3 / B WB 34.8 / C 22.6 / C NB 7/A 9/A /A SB 11.8/B 12.6/B Xenia Avenue @ Golden Hills Drive EB 25.9/C 24/C 27.4/C 27.9 / C WB 32.8 / C 32.2 / C NB 20.3 / C 24.3 / C SB 23.8/C 28.1 /C North I-394 Ramp Xenia Avenue @ffS WB 25.2/C 24.7 / C 28.5/C 23.6 / C 27.1 / C 23 /C 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 Hills 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. The change also provides better lane continuity at the time the Full Build changes are implemented. Findings and Recommendations The traffic volume demands from the three development sites do have an impact on the existing operations of the Xenia Avenue and Golden Hills Drive intersection. Operational improvements are recommended to address current driver confusion concerns, safely accommodate development growth and provide capacity to serve additional traffic growth beyond levels evaluated in this analysis. The previously proposed Full Build design — without the exclusive westbound right turn lane - would provide the improved intersection operations. Lane use changes to the westbound and northbound approaches should be incorporated during the 2013 MCES project. Additional modification of the northbound approach, from an exclusive right turn and single through lane to a shared through -right and through lane, should also be Golden Hills Area Traffic Impact Study October 24, 2012 Page 8 considered if traffic volumes increase or development plans are realized where added traffic requires increased capacity. At the time the 700 Xenia site is proposed, the City should work with the developer to assess how access along 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 2nd northbound through lane be constructed north of Golden Hills Drive. Flashing yellow arrow operation would benefit intersection efficiency in the off-peak hours; implementation may require traffic signal controller and cabinet upgrades. Due to the high proportion of turning vehicles at the study intersections, traffic signal coordination would not immediately improve operations for the majority of the vehicles entering the Xenia Avenue intersections. As traffic grows and patterns change over time, coordination may become beneficial. The existing traffic signal interconnect should be maintained or upgraded as opportunity arises so that coordinated operation can be implemented when beneficial. 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N � o rc O t5 ¢ E 9 Y z J U' Z 3 U X XY X XY 1 6 ey 6 < a w E 'o c m E CL 0 m O CL 0 N H i1 G C d � X i10 W ., goldbli, valley Date: November 7, 2012 Fire Department 763-593-8079 / 763-593-8098 (fax) 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 clearance. 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 Knox6ox 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 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 Indicator 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 of 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 alarm 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@goldenvalleymn.gov ea/jl 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. 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