02-11-13 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, February 11, 2013
7 pm
1. Approval of Minutes
January 14, 2013 Regular Planning Commission Meeting
2. Informal Public Hearing — Final Plan Review— Planned Unit Development
(PUD) — Southeast Corner of Xenia Avenue and Golden Hills Drive (The
Colonnade) — Arcata Apartments — PU-53, Amendment#4
Applicant: Trammell Crow Company
Address: Southeast Corner of Xenia Avenue and Galden Hills Drive �The
Colonnade)
Purpose: To allow for the construction of a 173-unit, market-rate apartment
building.
--Short Recess--
3. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
4. Qther Business
5. Adjournment
' 7his dc�cument+s available in alternate formats upon a 72-hour request. Please call
' 7b3-593-8006(TTY; 763-593-3968)to make a request. Examples of alternate formats 9
may include large print,alectronic, Braille,audiacassette,etc. �
Regular Meeting of the
Golden Valley Planning Commission
January 14, 2013
A regular meeting af the Planning Commission was held at the Galden Valley City Hall,
Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday,
January 14, 2013. Chair Waldhauser called the meeting to order at 7 pm.
Those present were Planning Cammissioners Cera, Kluchka, McCarty, Segelbaum and
Waldhauser. Also present were Director of Planning and Development Mark Grimes, City
Planner Joe Hogeboom and Administrative Assistant Lisa Wittman.
1. Approval of Minutes
November 26, 2012 Regular Planning Commission M�eting '
MOVED by Segelbaum, seconded by McCarty and motion carried unanimously to
approve the November 26, 2012 minutes as submitted.
2. Informal Public Hearing — Preliminary Plan Review— Planned Unit
Development (PUD) — Saturn Addition PUD #63, Amendment#2
Applicant: Penske Automotive Group/UAG M:inneapolis B1, LLC '
Address: 701 Louisiana Avenue South
Purpase: To allow for the construction of a Motorwerks MINI Cooper auto
dealership.
Hogeboom stated that the applicant, in coordination and with approval of all praperty
owners within the PUD, is propos�ng to remove the existing used cars building,
reconfigure the prQperty lines and construct a new MINI Cooper auto dealership on the
site. The auto collisian r�pair facility and the former Saturn dealership buildings will
remain. He referred to a site plan and explained the proposed new location of the
property lines that will reduce the number of lots within the PUD from four to three.
Kluchka asked why the application is not being considered as a Minor PUD amendment.
Hogeboom explained that one of the criteria for consideration as a Minor PUD
amendment is that the building footprint won't expand more than 3%. In this case the
footprint is expanding more than that.
Segelbaum asked if the standards used in considering a PUD amendment are the same
standards used when considering a new PUD. Hogeboom said yes. The criteria and the
findings are the same for a PUD amendment and a new PUD.
Waldhauser noted that the applicant is proposing to have 72% impervious surface on the
site. She referred to the requirement that allows 65% impervious surfaee and questioned
if that language is found in the I-394 Mixed Use zoning district, or in the Commercial
Minutes of the Golden Valley Planning Commission
January 14, 2013
Page 2
zoning district. Hogeboom stated that the I-394 Mixed Use zoning district allows 65%
impervious surFace. He added that this PUD development pre-dates the current
requirements in the I-394 Mixed Use zoning district. Grimes added that there will be no
difference in the amount of impervious surface than what is currently on the site. Cera
questioned how many parking spaces would be lost if the applicant reduced the total
� amount of impervious surFace to 65%.
Segelbaum questioned if reducing the size of Lot 2 (former Saturn dealership) would
make it less desirable. Hogeboom explained that the property owner understands and is
aware that this PUD amendment changes the former Saturn site. Grimes stated that he
has concerns about the crass parking agreements no longer being in affect as part of the
amended PUD. The former Saturn dealership property will have to stand on its own with
no on-street parking in that area. McCarty asked why the cross parking arrangement is
being eliminated. Hogeboom said there are security needs at certain hours that affect the
current parking arrangement. Segelbaum asked if the City has heard any cancerns from
Boulevard �ollision about the loss of shared parking. Hogeboom said it is his
understanding that Boulevard Collision wasn't part of the existing parking agreements and
they agreed to the new PUD arrangement.
McCarty asked if auto uses are allowed in the I-394 Mixed Use zoning district. Hogeboom
stated that it would depend on the size of the building,and the site. He stated that
generally, permitted uses in the Commercial zoning districf are allowed in the I-394 Mixed
Use zoning district with a Conditional Use Permit.
Nolan Redding, Regional Project Manager, Penske Automotive, explained that they feel
this will be good location for�hEm and said this will be the only MINI store in the state (to
be relocated from Bloomington). He showed the Commissioners the proposed site plan
and stated that some allov��nce has been made for additional parking for the Boulevard
Collision site and the former Saturn dealership site. He reiterated that the amaunt af
impervious surface wilY not ehange from what it is today and added that they really need
the amount of parking they are proposing. He discussed several of the energy efficient
items they are proposing including LED lights and using reclaimed water in the car wash.
Cera asked Reddir�g if they've considered pursuing LEED certificatian. Redding said they
will not be pursuing LEED certification on this project. He elaborated on the energy
efficient items the}r are proposing including occupancy timers, using waste oil for some of
the h�;ating of the property, using high efficiency heating and air conditioning units, using
a high insulation value and having a reflective roof.
Waldhauser questioned the slight decrease in the size af the parking spaces. Redding
stated that the proposed smaller parking spaces are for their display cars. The parking
spaces for customer parking will be standard size.
Cera said he understands that the applicant wants to keep all 204 parking spaces they
are proposing but questions if they have computed how many spaces they would lose if
the brought the amount of impervious surface down to 65%. Redding explained that their
Minutes of the Golden Valley Planning Commission
January 14, 2013
Page 3
goal was ta not increase the amount of impervious surface, but to stay within the existing
amount.
Kluchka asked about the types of building materials being proposed. Redding showed the
Commission some renderings of how the building wi!! look. He stated that the materials
will be mainly black metal panels and a lighter colored concrete block with a stucco finish
for contrast. Kluchka recommended that the applicant bring examples of the proposed
materials to their next public hearing.
Waldhauser referred to the landscaping on the north side of the buildir�g and stated that
she would like that fa�ade to be more people friendly.
Kluchka stated that the presentation of a large black box isn't �rery pleasing �specially in
an area the City is trying to revitalize. He said he is concerned about creating an alley and
a large, flat, dark wall that has no human scale. Redding stated that the look of the
building is driven by the auto manufacturer however they can give further cansideration to
visually breaking up the walls with some bands of a different color or something simifar.
Grimes added that enhancing the landscaping would afso help.
Kluchka said there is opportunity to increase the pervious surface with the addition of a
green roof which would help the applicant get to the goal of having 65% impervious
surface. Grimes explained that the applicant will be doing some enhancements to the
stormwater system on the property and they will be improving the water quality leaving
the site. There will also be stormwater maintenance agreements in place.
Kluchka asked the applicant if there is a parking arrangement with Menard's in place.
Redding stated that they are currently leasing parking spaces on the vacant Saturn site to
Menard's.
Kluchka suggested that the applicant install bicycle racks. Redding said they would
consider installing bicycle racks.
Kluchka noted that there is an access roadway connecting Market Street and Laurel
Avenue and asked if there are issues with people using that access to cross from one
street to the other. Redd'ing explained that all four parcels in the current PUD and the
three parcel� in the proposed PUD amendment need to have access to all three streets
and they are trying to leave the curb cuts and traffic patterns the same as they are
currently, Grimes added that auto dealerships aren't typically peak hour traffic generators,
most of their traffic is in the evenings and on the weekends,
Segelbaum asked if there will be a security fence along the perimeter of the entire
property. Redding stated that there will be gates at the entrances and slightly taller than
normal curbing around the perimeter with some bollards in the corner landscaping.
Segelbaum asked Redding if he has any concerns about the vacant former Saturn
dealership or concerns about what type of use will go there. Redding said they would
rather there be someone in the space than to have it sit vacant but they don't have any
Minutes of the Golden Valley Planning Commission
January 14, 2013
Page 4
real concern about who is in the space because it will more than likely be a commercial
use. Greg Hayes, Lupient, stated that he has had a number of peopie look at the former
Saturn property and he currently has a couple of prospects. He stated that it is an
attractive site that will more than likely be a retail use. He added that there are
approximately 100 parking spaces on the Saturn site which would be fairly standard for a
retail use.
Waldhauser referred to the applicant's narrative regarding there being 45 employment
opportunities at the MINI Cooper dealership and asked Redding to elaborate, Redding
said there will be a mix of full and part time positions for sales, technicians, administrative,
parts and detaiting.
Waldhauser opened the public hearing. Seeing and hearing no;one wishing to comment,
Waldhauser closed the public hearing.
Cera said his concerns are the amount of impervious surface and the view from the north
and west. He said he would like to see more landscaping and more detailed renderings of
the building.
Segelbaum agreed with Cera's comments. He s�id he feels the proposal is a tremendous
improvement to the area. He suggested adding a condition to the Planning Gommission's
recommendation to require the applicant to study and provide the additional information
on the concerns that have been discussed at this meeting.
McCarty said he thinks the proposal is a fine re-use of the property and he supports the
applicant's request. He agreed that'it would be worthwhile for the applicant to address the
Planning Commissioners concerns that have been mentioned.
Kluchka agreed that the proposed use is an ideal use for the property. He said he would
like to add a condition regarding Planning Commission review and approval of the
materials being used, the design appeal and the vertical interest. He would also like to
see some improvement or� the north and west facades before the Final PUD plan
approval. He added that h:e feels there is an opportunity for the City to influence how the
access road connecting Market Street and Laurel Avenue is designed and that there are
opportunities ta improve the overall design and to increase some physical transparency
and pedestrian transparency.
Segelb�um agreed that he would like to see the site be more pedestrian friendly. Grimes
said he would'talk to the Engineering staff about the sidewalk requirements and future
sidewalk plans. McCarty said he agrees that sidewalks should be considered if this were
an application for a new PUD, however this is already an auto-centered use. Grimes
stated that the City doesn't encourage mid-block crosswalks so consideration really
needs to be given to where pedestrians should be. McCarty said he feels sidewalks
should be considered when other uses come forward but he'd like to leave the condition
regarding requiring sidewalks out of the Commission's recommendation. Waldhauser
agreed. Cera said the applicant is replatting the entire praperty so he feels it is an
appropriate time ta look at the pedestrian access on the entire site.
Minutes af the Golden Valtey Planning Commission
January 14, 2Q13
Page 5
MOVED by Cera, seconded by Kluchka and motion carried unanimously to recommend
approval of the Preliminary Plan for Lupient (MINI Coaper) PUD No. 63, Amendment No.
2, subject to the following findings and conditions:
Findin s:
• 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 substantiaf desirable portions ofi the site's
characteristics, open space and sensitive environmental features including steep
slopes, trees, scenic views, creeks, wetlands and apen waters.
• The PUD plan includes efficient and effective use (which includes preservation) of
the land.
• The PUD Plan results in development compatible with adjacent 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 provision and all other PUD
ordinance provisions.
Conditions:
1. The plans submitted with the applieation shall become a part of this approval.
2. The recommendatians and requirements outlined in the memo from Deputy Fire
Marshal Ed Anderson to Mark Grimes, airector of Planning and Development dated
December 20, 2012, shall b�eome part of#his approval.
3. The recommendations and requir�ments outlined in the memo from City Engineer
Jeff Oliver to Mark Grimes, Director of Planning and Development, dated January 8,
2013, shall become a part of this approval.
4. All signs on the property must meet the requirements af the City's Sign Code.
5. An example of the proposed building materials shall be shown to the Planning
Commission for their approval at the public hearing for the Final PUD Plan.
6. External bicycle racks shall be added to the property.
7. Consider visual enhancements to the building with emphasis on the north and
west-facing facades.
8. Ways to improve pedestrian access to the dealership as well as through and around
the property shall be considered.
9. Ways to reduce the amaunt of impervious surface shall be considered.
10. This approval is subject to all other state, federal, and local ordinances, regulations,
or laws with authority over this development.
--Short Recess--
3. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
No reports were given.
Minutes of the Golden Valley Planning Gommission
January 14, 2013
Page 6
4. Other Business
Kluchka suggested that the review and approval of building materials be added as a
standard condition of approval when reviewing PUD applications. He said he would also
like the staff report to note every variance being requested.
Hogeboom gave an update on the Bottineau Transifinray process and stated that the
Minneapolis Park Board will be having a charrette at the end of February.
Kluchka said he is interested in considering a TIF district for the 3.9.4 apartment proposal
for the same safety reasons that TIF is being considered for the Tiburan;project. Grimes
said that would be a City Council decision and that he would talk to other City Staff to
determine if that has been a possible eonsideration.
5. Adjournment
The meeting was adjourned at 8:45 pm.
David A. Cera, Secretary
{�l��, C.�� �:..
Planning Department
763-593-8Q9S/763-593-8109(fax)
. .t, ,. � ,. _. . s� ..r� _� , �
Date: February 4, 2013
To: Planning Commission
From: Joe Hogeboom, City Planner
Subject: Informal Public Hearing— Final PUD Plan —The Arcata (The Colonnade)—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 173-unit, market rate 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
building's lot is 2.05 acres in size. The building is proposed to be seven total stories tall and 255,275
square feet in area. Pending Final PUD approval, construction of the project is expected to begin
this spring.
Site Informatian
The Colonnade office building was developed in 1988. The lot on which the Arcata will be located
was originally intended for a hotel. It is a separate lot from the Colonnade office building lot, and
can function independently. 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." This area of the I-
394 Mixed Use Zoning District permits multi-family residential buildings up to ten stories in height.
Planned unit developments have the ability to waiver from specific rules established in the Zoning
Code, The following table identifies elements in the Zoning Code as they compare to the proposed
Arcata project:
Zoning Requirement Arcata Development
Impervi0us Surfaces 65%a 61.5%
Building Height 10 stories(1Q0') 7 stories(73'2")
Building Setbacks North— 10' North— 25.7'
South— 10' South— 30'
East— 10' East— 10'
West— 10' West— 44.9'
Parking Requirements z59.5 220
Landscaping Setback areas must be landscaped. Setback areas are proposed to be landscaped,
Requirements with the exception of a portion of the north
setback area which wil�contain the porte
cochere.
land Use Development sites over 1 acre in size Development site for PUD 53 includes existing
shall include at least 2 use types Office and proposed Residential.
from the following categories:
• Residential
• Commercial
• Office
• Other, including studios and
other live-work uses
Final Plan Modifications
Staff identified the disparity between the Preliminary PUD Rlan's onsite parking availability and the
City's parking requirement. As part of the Final PUD Plan submittal, the �eveloper has added 22
parking spaces. The Developer is also working with the Colonnade office building to possibly secure
additional spaces for resident and visitor parking. As part of the original PUD Plan for the
Colonnade office development, cross-parking was to be allowed between the office use and the
future use on the northwest lot. This PUD amendment eliminates formal cross-parking
arrangements between the two entities.
The Developer was asked to identify stormwater collection on the site, as well as to identify ways
to improve site qualities at the Xenia Avenue/Golden Hills Drive intersection. To achieve both of
these requests, the Final PUD Plan shows a decorative water feature at the corner, along with
benches. There is currently no transit at this location. However, as population increases in the
immediate area, Metro Transit can reevaluate opportunities for increased or altered transit routes
north of Interstate 394.
Because of significant constraints on this development site, the Public Works Department has
requested the Developer to provide a Construction Staging and Parking Plan. Staff has requested
that the Developer create a plan that addresses the following:
� Parking of labor force during construction.
• Delivery access to the site.
� Material storage.
• MCES contractor installing sewer forcemain on the north half of Golden Hills Drive in 2013,
including crossing Xenia Avenue on the north side of the intersection.
• MCES Contractor performing sewer forcemain tunneling under Interstate 394 which will
take up to four months to complete.
• Potential conflicts with contractor working on the 3.9.4 Apartments.
More information about this can be found in the attached report from the Public Works
Department.
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 Arcata 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 peopte 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 January 11, 2013 and 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 January 29, 2013 shall
become part of this approval.
3. The recommendations and requirements outlined in the memo from City Engineer Jeff Oliver
and Public Works Specialist Eric Eckman to Mark Grimes, Director of Planning and
Development, dated February 4, 2013, shall become a part of this approval.
4. The Applicant is assessed a Traffic Management Fee of$17,605.20 per City Code. Payment of
half of the fee ($8,802.60) is required prior to approval of the Final PUD Plan. (The remaining
half of the fee is required to be paid prior to the issuance of a Building Permit.)
5. No storage of snow shall be allowed on the site.
6. All signs on the property must meet the requirements of the City's Sign Code.
7. 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)
Letter from Grady Hamilton to Joe Hogeboom submitted January 2, 2013 (1 page)
Memo from Deputy Fire Marshal Ed Anderson dated January 29, 2013 (3 pages)
Memo (with attachments) from City Engineer Jeff Oliver and Public Works Specialist Eric Eckman
dated February 4, 2013 (20 pages)
Site Plans (36 pages)
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Grady Hamilton 2215 5. York Road, Suite 204
Principal Oak Brook, IL 6A523
Trammell Crow Company 630 990 1583 Direct
630 990 1503 Fax
ghamilton@trammelicrow.com
www.irammeilcrow.com
Mr. Joe Hogeboom
City of Golden Valley
7800 Golden Valley Road
Goiden Valley, MN 55427
RE: ARCATA PUD APPLICATION PARKING
Dear Joe:
Trammell Crow Company and the Colonnade Office Building owner, DRA Advisors, have been
discussing several ideas to address the potential overflow apartment parking concerns of the
Staff, Planning Commission, and City Councii. Although agreements to this efFect won't be
signed until after municipal approval and will be conditioned by land closing, DRA is
considering the possibility of providing additional parking to the project for resident and/or
visitor use after 6:00 PM and before 8:00 AM, Monday through Friday, as well as all weekend,
if required. The exact number of stalls has not yet been fully identified, although it will be prior
to the upcoming hearing.
Although at this point, Trammell Crow Company believes it has programmed the project to
include ample parking capacity to support this project and further, in addition to adding this
overflow parking relief solution, we have also added 16 interior stalls and 6 exterior visitor
stalls to the project since our first application. With all of these added parking stalls now
available to the project, the parking ratio now far exceeds our expectations of the market
demand.
Initial plan: l98 spaces (1.14/unit)
Second plan: 220 spaces (1.27/unitj
ince ely,
rady Ham�
Principal & CEO
Trammell Crow Chicago Development, Inc.
�����y# ���a ,
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Fire Department
763-593-8p79/ 763-593-8098 (fax}
Date: January 29, 2013
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: Final Design Plan for the Colonnade Apartments
The Golden Valley Fire Department staff has reviewed the final 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 alt 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 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 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 far 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@�oldenvalleymn.�ov
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Public Works Departrnent
763-593-80301763-593-3988(fax)
Date: February 4, 2013
To: Mark Grimes, Director of Planning and Development
From: Jeff Oliver, PE, City Engineer
Eric Eckman, Public Works S st G!�
LJ
Subject: Final Plan Review- Planned Unit Development#53 -Amendment#4
Arcata (formerly The Colonnade Apartments)
Public Works staff has reviewed the final plans submitted by Trammell Crow Company
(Developer) for a PUD Amendment for the Colonnade property. Plans for the proposed
development were previously submitted as The Colonnade Apartments, and are now being
submitted as Arcata. Arcata 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, 173-unit, market-rate apartment building on a
vacant parce) of previously platted property (Lot 4, Block 1, The Colonnade P.U.D. No. 53). This
memorandum summarizes Public Works' review of the Final Plans. Any issues identified in this
review must be addressed prior to the issuance of permits. The comments contained in this
review are based on the plans submitted to the City on January 25, 2013.
Site Plan
The Developer proposes to construct a 259,000 square foot apartment building on the vacant
parcel northwest of the existing Colonnade 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 enclosed parking facilities consist of one level of
below-grade parking with 128 spaces and one level of at-grade parking with 83 spaces. There are
also seven spaces located along the entrance in front of the building. The entrances for the
enclosed parking facilities are located on the east side of the site. Vehicles will enter and exit
these facilities from Golden Hills Drive on the north side of the development. Each parking level
has an entrance and exit, 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.
Per the City's preliminary review comments, the Developer has submitted revised plans for the
driveway entrances to the site. The driveway for the parking garage has been reduced from 70
G:\Developments-Private\Colonnade PUD\Colonnade PUD 2012(Arcata)\Final PUD Review_02042013.docx
feet to 32 feet. The Developer is proposing that the western driveway be a one-way entrance
with traffic traveling west to east for pick-up and drop-off service to the main lobby and connect
to the parking ramp driveway. However, the City still has concerns that the revised plans do not
adequately address the potential points of conflict for vehicles entering and exiting the parking
ramp. The Developer must submit a more detailed pavement marking and signage plan that
adequately addresses these concerns. This plan must clearly identify methods of minimizing
points of vehicle conflict in the driveway area.
A City 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. Although the proposed walk is not
immediately adjacent to the development, it is part of the overall PUD and would serve the
development as well as improve pedestrian movements through and around the Colonnade
property. As such, the City will own and maintain this walk after construction. The Developer has
submitted plans to construct a six-foot concrete walk meeting City Standards and Americans with
Disabilities Act (ADA) guidelines as part of the deveiopment. The City will verify the final
alignment in the field with the Developer or contractor at the time of permitting.
The planned future 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. Upon approval of the Final PUD Plan,the
City will coordinate the easement and vacation processes and the Developer will be responsible
for payment of the $500 application fee and preparation of exhibits and legal descriptions.
Temporary Construction Sta�in�and Parkin� Plan
Due to the constraints of the site, the limited parking available, and construction of the MCES
sewer project discussed in this review, the City asked that the Developer submit a temporary
construction staging and parking plan. The Developer has submitted a plan that includes the
following details
• A construction staging and delivery area will be located on the west side of the site and
will include a temporary one-way access utilizing the right turn lane of Xenia Avenue.
Trucks will enter the site from Xenia on the south end of the site and will exit farther
north onto Xenia.
• The truck delivery route for the project will be I-394 north to Xenia Avenue, then north on
Xenia to Laurel Avenue, then west to Louisiana Avenue, then south to I-394.
G:\Developments-Private\Colonnade PUD\Colonnade PUD 2012(Arcata)\final PUD Review_02042013.docx
• The project superintendent will manage site logistics and coordinate access and
deliveries, including just-in-time delivery of building materials and use of flagmen, to
ensure that construction traffic is not queuing on Xenia or Golden Hills Drive.
• A temporary construction fence will be installed around the perimeter of the site to
ensure pedestrian safety.
• All contractors will utilize the top level of one of the adjacent parking ramps to park
vehicles.
The plan is generally acceptable except for the following comments:
• Prior to issuance of permits, the Developer must provide a signed parking agreement
granting permission to park vehicles in one of the adjacent parking ramps.
• The Developer must remove concrete curb and install temporary curb cuts on Xenia
Avenue to facilitate truck movements into and out of the temporary delivery access.
Following construction, the temporary curb cuts must be removed and replaced with
permanent curb.
• The pavement marking on Xenia Avenue is scheduled to be reconfigured in the summer
of 2013.The City will delay the striping adjacent to Arcata until the development is
completed so that Arcata may utilize the right turn lane for its temporary delivery
entrance. However, due to the delays imposed by the development, the Developer will be
required to provide payment for the new striping adjacent to the development.
• The temporary delivery access has trucks traveling over the stormwater filtration basin in
the northwest portion of the site. The Developer must excavate and aerate the soils to
provide adequate filtration, following removal of the construction driveway.
Traffic Impacts and Access Mana�ement
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, Galden Hills Drive and Laurel Avenue.
Construction plans to modify the intersection of Xenia Avenue and Golden Hills Drive have been
developed to maintain Levet 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
Arcata development, 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
G:\Developments-Private\Colonnade PUD\Colonnade PUD 2012(Arcata)\Final PUD Review_02042013.docx
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 redeveiopment 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 Arcata
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 Arcata construct the curb 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
G:\Developments-Private\Colonnade PUD\Colonnade PUD 2012(Arcata)\Final PUD Review_02042013.docx
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 potentiat 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 �aurel 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. The Developer is required to obtain a Right-of-Way
Management Permit for all utility work proposed within public right-of-way.
This development must comply with the City's Inflow and Infiltration Ordinance. In order to
obtain compliance, the sanitary sewer service must be inspected following construction. A
Certificate of Compliance must be obtained prior to occupancy of the buitding.
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 af 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
G:\Developments-Private\Colonnade PUD\Colonnade PUD 2012(Arcata)\Final PUD Review_02042013.docx
{ i �
portion of the I-394 redevelopment district, including this proposed PUD. 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 biofiltration 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. Additional
treatment is being provided by the installation of a sump manhole with a SAFL baffle upstream of
the biofiltration basin.
All storm sewer facilities proposed as part of this development will be owned and maintained by
the Developer or property owner. A maintenance agreement between the City and the Developer
requiring maintenance of the filtration basin and sump manhole according to City standards must
be drafted and signed prior to the issuance of permits.
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 Tree Preservation Plan and Landscape Plan.
Based on the plans submitted, the City Forester has determined that a Tree Preservation Permit
is not required for this development. However, in accordance with the City's Ash Tree
Management Plan, the City is encouraging property owners to either treat, or remove and
replace ash trees with another species due to the Emerald Ash Borer infestation occupying the
Twin Cities Metropolitan area.
The Landscape Plan submitted meets the City's minimum landscape standards and the Developer
has provided the City with an estimate of the cost to furnish and install the landscape materials.
This estimate will be the basis for determining the financial security required to be posted by the
Developer as a guarantee that the landscaping will survive the two-year warranty period.
Summarv and Recommendations
Public Works staff recommends approval of the Final Plan for Arcata, Amendment#4 to Planned
Unit Development#53, subject to the comments contained in this review, summarized as
foNows:
1. The Developer must submit a more detailed pavement marking and striping plan for the
intersection of the parking ramp and lobby entrances and Golden Hills Drive.
2. The Developer must install temporary curb cuts on Xenia Avenue for the construction
delivery entrance, as discussed in this review.
3. The Developer must dedicate a roadway easement and additional drainage and utility
easements, as discussed in this review.
G:\Developments-Private\Colonnade PUD\Colonnade PUD 2012(Arcata)\Final PUD Review_02042013.docx
R ' r
4. 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.
5. The Developer must enter into a maintenance agreement for the storm water facilities
proposed for this site.
6. 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.
Attachment
C: Jeannine Clancy, Director of Public Works
Bert Tracy, Public Works Maintenance Manager
Mitch Hoeft, Engineer
Mark Ray, Engineer
A) 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(Arcata)\Final PUD Review_02042013.docx
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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
potentia]benefit of operational changes that have been considered the intersection. T'hese options include:
coordination of traffic signals along Xenia Avenue; flashing teft turn arrows; geometric changes;and lane
continuity improvements.
The analysis was performed based on previous traffrc analysis work that has been completed in the area;
however updated turning movement counts were collected in AugusbSeptember 2012. A comparison of 2012
peak hour demands to previously documented 2004 peak hour demands shows that changes in traffic patterns
have occurted 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 sunounding the study intersection. 1fie
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 o�ce space at the Colonnade building and
Golden Hills buildings aze 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 l 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 proposa]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., 10801 Red Circle Drive,Suite 300,Minnetonka,MN 55343-9302
SEH is an equal opportunity employer j www.sehinc.com � 952.912.2600 ( 800.734.6757 � 952.912,2607 fax
Golden Hills Area Tra�c Impact Study
October 24,2012 ,
Page Z
Trip generation was completed using the Institute of Transportation Engineer's Trip Generation Manua), 8`h
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 dema.nds. The only trip reductions taken into
account are for the 700 Xenia site; all retaiUcommercia] activity had a 50%multi-use trip reduction which is
consistent with previous tra�c studies performed for these sites.
A comparison was completed to determine if changing the proposed condominiums at the Colonnade and 70Q
Xenia sites to rental apartments would impact the trip generation;the corcesponding 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 pealc,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.
Tat�te 1 -'I'ri�(�ezieratian—three.11iSl�.fou�.
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 l20 169 126 80 206
220-Aparhnent(Removals) -24 D.U. -160 -4 -9 -13 -]0 -6 -16
252-Senior Adult Housing l 18 D.U. 411 4 4 7 7 6 13
Tota!Trips 2,299 49 114 163 l23 80 203
't'a[,fe 2-Tri��Gei���r�ati��t—Coie���rsaei�
Developwent Daily AM Peak PM Peak
ITE Cods Units Total Enter Exit Totat Enter Exit Total
232-Condominium High Rise 180 D.U. 752 IO S1 6l 47 22 fi8
Total Trips 752 10 5l 6l 47 22 68
Tszble 3-TriJ>GenerAtian-�'IUO�:enia
Development Daity 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 l 19 90 42 l 33
S 14-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 81 166 32 32 64
Reduction-50%Multi-Use�'� -1,217 -77 -75 -1 SZ -50 -4l -9l
Total Trips 2,676 97 174 270 140 83 223
,
Golden Hilis Area Tra�c 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 tra�c 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.
�xisti�g Conditions
T'he 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 tr�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 Avenae
and Laurel Avenue was also included in the analysis; it is currently under signal control that operates in an
actuated and uncoordinated mode.
Synchro/SimTra�c software was used in the analysis to evaluate the impact of the proposed development
vehicle trips on the study intersection and the two adjaGent 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.
'T:3bie 4�'xisting O,�er�tior►s-�enia��1i�enue 5ign:fliuti lntersectevn
AM Peak Hour PM Peak How
Approach Intersection Approach Intersection
Interseetion: A roach Dela /LOS) (Dela /LOS Dela 20S) Dela /LOS
EB 19.4/B 29.7/C
Xenia Avenue @ � 20.6/C 16/B
Laurei Avenue Ng 4.9/A 12�B g 1 /q �3•��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 Hills Drive �6•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 @ � 2g,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 Co�c�itio�as
The added volume from the three new developments results in added delay on all approaches; a11 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 warst performing movement at any intersection will
operate at a LOS D. All average queues are contained within the availabie storage lengths;the single
northbound through lane maacimum queue increases to over 400 feet due to the longer cycie 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. '
T�NIJIP:�\ISi'til�C?�US I)QS'CIt3(lAi¢l)f UpCi'dti6115-�Clii:l.�l'QqL{@ Slbri�{t7.C[I IitlCi'iCC�t011
AM Peak Hour PM Peak Hour
Approach Intersection Approach Intersection
Intersection: A roach Dela /LOS (Dela /LOS (Dela /LOS) (Delay/LOS)
EB 20.1 /C 29.1 /C
XeniaAvenue @ � 25.1 /C 20.2/C
Laurel Avenue � ��A 14.1 /B g 5�A 14.8/B
SB 13.6/B 12.2/B
EB 21,2/C 28.3/C
Xenia Avenue @ � 26•2/C 32/C
Golden Hills Drive NB 19.1 /B 22.5�C 30.9/C 30.5/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 22.3 /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 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 WB-62's are professionally driven,the
intersection will operate safely without geometric modifications.
Table 6 shows a summary of operational results related to the change for the westbound approach on Golden
Hills Drive; the attached Table A3 and A4 shows more detailed LOS results and queue lengths,
The analysis showed that while an exclusive westbound right turn lane would provide some minor delay
improvements,the difference is relatively small. Due to the low volume in the AM peak hour,the change has
no impact to 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 de)ay 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 malcimum 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.
�'xbie 6 C1e��etop�ncaY Tra!'fic I�ul1 13uild Dcsign-XeniA rivcnue Sigriaii�d Intersaction
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@ � 22.8/C 18.3 /B 17.8/B
Laurel 13.9/B 14.4/B 14.3 /B
Avenue
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@ WB 22•��C 24.7/C 31.2/C
Goiden Hilfs NB 16.7/B 19.2/B 20.5/C 23.5 /C 2��C 2S /C
Drive
SB 20,9/C 20.1 /C 21.4/C
Xenia WB 29/C 29.2/C 30.5/C
Avenue @ NB 27.5 /C 26.8/C 21.9/C 25.4/C 20,7/C 25.4/C
North I-394
Ramp SB 22.3 /C 25.7/C 25.7/C
'Fulf Buifd Design with separate westbound right turn lane,
`*Full Build Design with westbound shared through-right turn lane.
Golden Hills Area Traffic Tmpact Study
October 24, 2Q 12
Page 6
Srgnal Coordinatron
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 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 intercannect 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.
"t':�I3�e 7 f3,ac�elup�rea{T�•atfic Ful! t3�tild 1)es'r�ii aTkd C'oUrslir�ation-�enia �ve��ue Signalizcd fnte�scctiun
AM Peak Hour PM Peak Hour
Approach lntersection 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 22.6/C
Laurei Avenue � ��A 14.8 B 9�A 16.3 /B
SB I1.8/B 12.6/B
EB 25.9/C 27.4/C
Xenia Avenue @ � 32.8/C 32.2/C
Golden Hiiis Drive NB 20.3 /C 24/C 243 /C 2�•9�C
� SB 23.8/C 28.1 /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 HiIls Area Traffrc 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
e�cient 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 partion 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
e�sting 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 ]eft]ane 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 tra�c 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. Additiona]modification of the northbound approach,from an
exclusive right turn and single through lane to a shared through-right and through ]ane, 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 tra�c 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,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 tra�c 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:�fjlg\goldv\9801001go1d hills 8c xenia12012 intersection reviewlgolden hills area tr�c memo 102412.docx
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