03-11-12 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, March 11, 2013
6:30 pm
1. Approval of Minutes
February 11, 2013 Regular Planning Commission Meeting
2. Informal Public Hearing — General Land Use Plan Map Amendment—
9300 and 9310 Golden Valley Road — CPAM-53
Applicant: City of Golden Valley
Addresses: 9300 & 9310 Golden Valley Road
Purpose: To change the designation on the General Land Use Plan Map from
Office to High Density Residentiat
3. Informal Public Hearing — Property Rezoning — 9300 and 9310 Golden Valley
Road —Z022-02
Applicant: J-HAP, Inc.
Addresses: 9300 & 9310 Golden Valley Road
Purpose: To rezone the properties from Business and Professional Offices to
R-4 High Density Residential
4. Informal Public Hearing — Final Plan Review— Planned Unit Development
(PUD) — Saturn Addition PUD #63, Amendment#2
Applicant: Penske Automotive Group/UAG Minneapolis B1, LLC
Address: 701 Louisiana Avenue South
Purpose: To allow for the construction of a Motorwerks MINI Cooper auto
dealership.
5. Informal Public Hearing — Minor Subdivision — 228 Meander Road — Meander
Woods — SU12-13
Applicant: Matt Pavek
Addresses: 228 Meander Road
Purpose: The proposed subdivision would reconfigure the existing single family
residential lot into two new single family residential lots.
6. Informal Public Hearing — Final Plan Review— Planned Unit Development
(PUD) — The 3.9.4 Apartments — PUD #112
Applicant: Global One Golden Valley, LLC
Address: Northwest Corner of I-394 and Highway 100
Purpose: To allow for the construction of a 6-story, 314 unit, market rate
apartment building and a 6-story, 120 unit, senior living building.
--Short Recess--
7. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
8. Other Business
9. Adjournment
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Regular Meeting of the
Golden Valley Planning Commission
February 11, 2013
A regular meeting of the Planning Commission was held at the Golden Valley City Hall,
Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday,
February 11, 2013. Chair Waldhauser called the meeting to order at 7 pm.
Those present were Planning Commissioners 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
January 14, 2013 Regular Planning Commission Meeting
MOVED by Cera, seconded by Segelbaum and motion carried unanimously to approve
the January 14, 2013 minutes as submitted.
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 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 of the area and explained that the proposed
apartment building would be located on the vacant parcel northwest of the existing
Colonnade office building. He reviewed the history of the Colonnade PUD and explained
that since the Preliminary Plan approvals the applicant has added bicycle parking,
enhanced the proposed starm water pond, added pedestrian amenities, and added 22
parking spaces. The applicant is also continuing to work with the Colonnade office
building ta secure additional parking spaces. He added that staff is also working with the
applicant regarding a construction staging and parking plan during the construction of the
building, delivery access to the site, material storage, the installation of the MCES sewer
forcemain on the north half of Golden Hills Drive and potential conflicts with contractors
working on the proposed 3.9.4 Apartment project. He stated that staff is recommending
approval of the proposal subject based on the conditions and findings in his staff report.
Waldhauser noted that Hogeboom's staff report states that the building will be seven
stories in height. She noted that one level will be below grade and questioned if the
building should realty be considered six stories in height. Hogeboom agreed that the
building should be six stories, rather than seven.
Minutes of the Golden Valley Planning Commissian
February 11, 2013
Page 2
Segelbaum referred ta the City Engineer's staff report and noted one part of the report
states that prior to issuance of permits, the Developer must provide a signed parking
agreement granting permission to park vehicle in one of the adjacent parking ramps. He
questioned why that same language is not included in the recommendation section of the
staff report. Hogeboom explained that the signed parking agreement requirement is only
referring to the temporary construction staging and parking plan during construction.
Segelbaum asked if there are access controls or restrictions in the existing Colonnade
parking ramp. Hogeboom said he doesn't believe the Colonnade parking ramp is
restricted, but emphasized that it is privately owned and public parking not associated
with businesses inside the Colonnade building is prohibited.
McCarty referred to the condition in the staff report regarding snau�i stora�e,,on th�.site
and asked if that applies only during construction or when the building.is open as well.
Grimes stated that the City Council has added conditions regarding Qn=site snow storage
to recent proposals. He stated that in this case he is not as concerned about'snow being
stored on the site because most of the parking is underground.
Kluchka asked if the amount of parking is the only item that differs from the requirements
of the Zoning Code. Hogeboom said yes.
Grady Hamilton, Trammell Crow Company, stated that they look at parking in two
different categories, the construction phase and the on-going parking needs. He
explained that during construction they will,manage the parking with a construction
staging plan. He stated that they have had discussions with the Colonnade building
owners about entering into a long-term lease for parking spaces however a perpetual
lease is unlikely. He stated th�t�the market will correct parking issues because they won't
be able to lease apartments if th�re isr�'t enough parking available. He reiterated that
they've added 22 parking space� fo their proposal which they feel is consistent with
comparable properties in the rnetro area.
Waldhauser asked if tF�e resic��nts will have assigned parking spots. Hamiltan said yes
and added that it`�,ill be based �h availability. Waldhauser asked about the number of
visitor parkir�g spaces, Hamilton stated there will be approximately ten spaces reserved
for future residertt �nd uisitor parking, but that number could fluctuate. Waldhauser asked
Hamilton if he i� comfortable with the overnight security of the Colonnade parking ramp.
Hamilton said yes and noted that they are considering leasing spaces that are near the
entrance of the ramp.
Hamilton ref�rred to the condition regarding on-site snow storage and said they would
prepare a snow management plan to present to City Council.
Waldhauser referred to the City Engineer's staff report which states that 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. Trace Jacques, ESG Architects, stated
that the original concerns regarding the parking ramp were the multiple in and out
movements at side by side entrance and exits.
Minutes of the Golden Valley Planning Commission
February 11, 2013
Page 3
He explained that they have changed their plans to make the entrance driveway a one-
way system which will allow queuing to occur on their own property and not on the street.
Cera said he is concerned about the safety of people having to cross in front of the
garage doors. Jacques said they are still exploring different optians. Aaron Roseth, ESG
Architects added that they are working on a detailed signage plan to make the ane way
in, one way out situation very clear. Cera suggested that maybe the exit doors could stay
closed when the entry doors are being opened. Grimes stated that the City is most
concerned about conflicts occurring in the right-of-way not the internal traffic flow.
Jacques referred to illustrations of the proposed building and discussed the proposed
building materials. He stated that the white areas on the building will be stucca, the tan or
cream areas will be limestone, the darkest colored areas will most likely be a pa�r�ted
Hardie panel system that will look like a smooth metal panel and th� bas��f the building
will be a thin set cultured stone. He referred to the porte cochere"and said it will be
wrapped in a gold or champagne colored sheet metal.
Kluchka asked about the screening of the air conditioning units. Roseth sfiated that each
until will have its own air conditioning and heating systems with an exterior grill that will be
concealed within the dark panels on the building.�J�cqu�s add°ed that any rooftop units
will be screened and will not be visible from the street. �,
Waldhauser opened the public hearing. Se�;ing and'hearing no one wishing to commsnt,
Waldhauser closed the public hearing. '
Segelbaum stated that he feels the applicant has addressed the City's main concerns
which are the driveway configuration and the amount parking. McCarty agreed that the
issues have been addressed and added' that more parking will also be available if the
building isn't 100% leased.
Cera suggested that the appiicant's continue working on the issues with the entrance and
exit area. He asked abc�ut the timeline of the development. Hamilton said he is hoping for
a summer ground bre�k.
MOVED by Kluchka, sec0nded by Segelbaum and motion carried unanimously to
recommend approval �f the Final Plan Review for PUD #53, Amendment 4 subject to the
following condi�ic�ns and findings
Conditions
1. The plans �'�epared by ESG Architects, dated January 11, 2013 and January 25, 2013
and su�mitted with the application shall become a part of this approvaL
2. The recommendations and requirements outlined in the memo from the Fire Marshal
dated January 29, 2013 shall become part of this approval.
3. The recommendations and requirements the City Engineer, dated February 4, 2013,
shall become a part of this approval.
Minutes of the Golden Valley Planning Commission
February 11, 2013
Page 4
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 shall meet the requirements of the City's Sign Code.
7. A materials list shall be provided before Final Plan approval.
8. This approval is subject to all other state, federal, and local ordinances, regulations, or
laws with authority over this development.
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 substantial desirable portions of the site's
characteristics, open space and sensitive environmental f�atures including steep
slopes, trees, scenic views, creeks, wetlands and open waters. `
• The PUD plan includes efficient and effective use (wh'rch incl�des preservation) of the
land.
• The PUD Plan results in development compatible with �djacent 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 Purpo�e,provision and all other PUD
ordinance provisions.
� ���
-�Short Recess--
3. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
Kluchka reported on the February 5, 2013 City Council meeting where the Council
approved the Preliminary PUD Plan for the MINI Cooper dealership. He stated that the
Council hat� a discussion regarding the issue of snow storage on the site.
Waldhauser reported on an APA seminar she attended regarding small-scale commercial
uses in mixed use areas or near residential areas.
4. Other g�siness
Grimes informed the Planning Commissioners that their next meeting agenda is going to
be fairly large. The Commission decided to start the meeting at 6:30 pm.
5. Adjournment
The meeting was adjourned at 8:26 pm.
Minutes of the Golden Valley Planning Commission
February 11, 2013
Page 5
David A. Cera, Secretary
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Planning Department
763-593-$095/763-593-8109(fax)
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Date: March 4, 2013
To: Planning Commission
From: Joe Hogeboom, City Planner
Subject: Informal Public Hearing—Comprehensive Plan/General Land Use Plan Map
Amendment-9300 and 9310 Golden Valley Road—City of Golden Valley
and J-HAP, Inc., Applicants
Background
J-HAP (Jewish Housing and Programming) is a faith-based, non-profit organizatian which serves to
provide life-long services and housing to adults who have developmental disabilities. While no
current facility exists, the organization's vision is as follows:
"To empower residents to achieve their full potential by providing guidance and support,
the ability to practice a Jewish life style, and enable a high quality of life enriched with
socialization opportunities, education, vocation, culture, and recreation."
The organization has identified the properties at 9300 and 9310 Golden Valley Road as the
preferred location for its future facility. The site is in close proximity to the majority of J-HAP's
partner agencies and its client base. In order to meet the needs of its funding partners, J-HAP must
first successfully establish proper zoning and land use controls on the site.
The amenities planned for the facility include approximately 50 residential units, lounge and
communal areas, a library, dining facilities, exercise facilities and offices. J-HAP does not currently
have specific site plans for the property. J-HAP is working with staff to determine stormwater and
waste water issues at the site.
When site plans are prepared, it is anticipated the J-HAP will apply for a Planned Unit Development
(PUD) Permit. In the interim, the existing house and office building on the site will remain legally
non-conforming land uses.
Site Information
Currently, a small office building is located at 9300 Golden Valley Road, and a single family
residential home is located at 9310 Galden Valley Road. Golden Valley Road was the primary
east/west transportation corridor through Golden Valley during the early partion of the twentieth
century. When Olson Memorial Highway was constructed in the 1960s, that portion of Golden
Valley Road began to serve as a frontage road.
In 2008, the City updated its Comprehensive Plan and guided 9300 and 931Q Golden Valley Road as
"Commercial-Office." It was thought at the time that the success of the office area along U.S.
Highway 169 to the west would spur further like development at this site. Since that time,the City
approved a 142-unit luxury apartment building across Golden Valley Road from the J-HAP site.
Coinciding with the approval of the luxury apartment development, the City's Housing and
Redevelopment Authority established the Highway 55 West Renewal and Renovation Area along
this corridor. The Renewal and Renovation Plan, which was required for creating the Area,
identifies pedestrian-scale improvements to Golden Valley Road, west of Decatur Avenue.
Improvements will likely include the installation of sidewalks and decorative pedestrian lighting.
The Golden Valley Road/Decatur Avenue intersection with Highway 55 will also be improved.
Recommendation
Upon the direction of the City Council, staff has been working with J-HAP officials to identify
appropriate Iocations for its facility in the community. The Planning Department believes that the
9300/9310 Golden Valley Road site is very well suited for this development due to camplimentary
adjacent residential and social service-based land uses, its close proximity to restaurants, retail and
jobs, its close praximity to transit service and the planned pedestrian enhancements to Golden
Valley Road.
Staff recommends approval of the Comprehensive Plan/General Land Use Plan Map Amendment,
re-designating 9300 and 9310 Golden Valley Road from "Commercial-Offices" to "Residential-High
Density" in order to accommodate the future development of a faith-based residential facility to
serve adults with developmental disabilities.
Attachments
Location Map (1 page)
General Land Use Plan Map (1 page)
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Pl nnin De artment
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763-593-8095/763-593-8104(fax)
Date: March 4, 2013
To: Planning Commission
From: Joe Hogeboom, City Planner
Subject: Informal Public Hearing— Rezoning Petition—930Q and 9310 Golden Valley Road
J-HAP, Inc., Applicant
Background
J-HAP (Jewish Housing and Programming) is proposing to rezone the properties at 9300 and 9310
Golden Valley Road to accommodate a residential facility that would serve adults with
developmental disabilities. The properties are currentty zoned "Business and Professional Offices."
The new proposed zoning designation is "High Density (R-4) Residential."
More information about J-HAP and the site is included in the corresponding Comprehensive Plan
General Land Use Plan Map Amendment report.
Recommendation
Staff recommends approval of the Rezoning Petition, rezoning 9300 and 9310 Golden Valley Road
from "Business and Professional Offices"to "High Density (R-4) Residential" in order to
accommodate the future development of a faith-based residential facility to serve adults with
developmental disabilities.
Attachments
Location Map (1 page)
Official Zoning Map (1 page)
City Code Section 11.24: High Density Residential Zoning District (R-4) (3 pages)
Survey of the Properties (1 page)
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§ 11.24
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Sectlon 11.2q.:
High Density Residential Zoning District (R-q.)
Subdivision 1. Purpose
The purpose of the High Density Residential Zoning District (R-4) is to proUide for
high density housing (over twelve (12) units per acre) along with directly related
and complimentary uses.
Subdivision 2. District Established
Properties shall be established within the R-4 Zoning District in the manner
provided for in Section 11.90, Subdivision 3 of this Chapter, and when thus
established shall be incorporated in this Section 11.24, Subdivision 2 by an
ordinance which makes cross-reference to this Section 11.24 and which shall
become a part hereof and of Section 11.10, Subdivision 2 thereof, as fully as if set
forth herein. In addition the R-4 Zoning Districts thus established, and/or any
subsequent changes to the same which shall be made and established in a similar
manner, shall be reflected in the official zoning map of the City as provided in
Section 11.11 of this Chapter.
Subdivision 3. Permitted Uses
The following uses and no others shall be permitted in the R-4 Zoning District:
A. Multiple-family dwellings
B. Senior and Physical Disability Housing
C. Foster Family Homes
D. Essential Services, Class I and II
E. No more than one (1) kitchen area shall be permitted in each dwelling unit.
Subdivision 4. Accessory Structures
The following accessory structures and no others shall be permitted in R-4 Zoning
Districts:
A. Enclosed parking structures similar in construction and materials to the
principal structure
B. Storage structures similar in construction and material to the principal
structure, not exceeding five hundred (500) square feet or ten (10) feet in
height. No accessory structure shall be erected in the R-4 Zoning District to
exceed a height of one (1) story, which is ten (1Q) feet from the floor to the
top horizontal member of a frame building to which the rafters are fastened,
known as the top plate.
Golden Valley City Code Page 1 of 3
§ 11.24
C. Underground parking structures
D. Private indoor and outdoor recreational facilities, including but not limited to
swimming pools and tennis courts.
Subdivision 5. Conditional Uses
The following conditional uses may be allowed after review by the Planning
Commission and approval by the Council following the standards and procedures
set forth in this Chapter:
A. Residential facilities serving twenty-five (25) or more persons
B. Group Foster Homes
Saurce: Ordinance No. 373, 2nd Series
Effective Date: 07-13-07
C. Principal structures in excess of five (5) staries or sixty (60) feet in height.
Source: Ordinance No. 444, 2nd Serres
Effective Date: 08-13-10
D. Retail sales, Class I and II restaurant establishments, and professional offices
within principal structures containing twenty (20) or more dwelling units
when located upon any minor or major arterial street. Any such sales,
establishment or office shall be located only on the ground floor and have
direct access to the street.
Subdivision 6. Buildable Lots
In the R-4 Zoning District a lot of a minimum area of twenty thousand (20,000)
square feet shall be required for any principal structure. A minimum lot width of
one hundred fifty (150) feet at the front setback line shall be required.
Subdivision 7. Corner Visibility
All structures in the R-4 Zoning District shall meet the requirements of the corner
visibility requirements in Chapter 7 of the City Code.
Subdivision 8. Easements
No structures in the R-4 Zaning District shall be located in dedicated public
easements.
Subdivision 9. Maximum Coverage by Buildings and Impervious
Surfaces
Structures, including accessory structures, shall not occupy more than forty five
percent (45%) of the lot area. Total impervious surface on any lot shall not exceed
sixty percent (60%) of the lot area.
Subdivision 10. Principal Structures — Multiple-Family
Multiple-Family Dwellings in R-4 Zoning District shall be governed by the following
requirements:
Golden Valley City Code Page 2 of 3
§ 11.24
A. Setback Requirements. The following structure setbacks shall be required for
principal structures in the R-4 Zoning District.
1. Front Setback. The required minimum front setback shall be twenty-
five (25) feet from any front property line along a street right-of-way
line.
2. Side and Rear Yard Setback. When directly abutting any R-1 Zoning
District, the required side and rear yard setback shall be forty (40)
feet. In all other instances, the required side and rear yard setback
shall be twenty (20) feet.
Subdivision 11. Enclosed Parking Structures and other Accessory
Uses
Enclosed parking structures and accessory uses in the R-4 Zoning District shall be
governed by the following requirements:
A. Setback requirements. The following structure setbacks shall be required for
all enclosed parking structures and other accessory uses in the R-4 Zoning
District:
1. Front Setback. The required minimum front setback shall be twenty-
five (25) feet from any front property line along a street right-of-way
line.
2. Side and Rear Yard Setback. The required minimum side and rear
yard setback for enclosed parking structures shall be forty (40) feet
when abutting an R-1 Zoning District and twenty (20) feet in all other
instances. The required minimum side and rear setback for other
accessory uses shall be fifteen (15) feet.
B. Location. No enclosed parking structure or accessory use shall be located
closer to the front property line than the principal structure or within ten (10)
feet of the principal structure.
Subdivision 12. Parking Space Reduction
Applicants providing sidewalks on all street frontages may pursue the following
non-enclosed parking space reduction:
A. Underground parking. The provision of one (1) stall of underground parking
per unit shall result in a ten percent (10%) reduction in the number of
required non-enclosed parking spaces.
B. Public Transit. Scheduled public transit route available within one thousand
(1000) feet of the primary entrance accessed by a public sidewalk shall result
in a ten percent (10%) reduction in the number of required non-enclosed
parking spaces.
Source: Ordinance No. 373, 2nd Series
Effective Date: 07-13-07
Golden Valley City Code R,age 3 af 3
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763-593-8095/763-593-8709(fax}
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Date: March 4, 2013
To: Planning Commission
From: Joe Hogeboom, City Planner
Subject: Informal Public Hearing- Final PUD Plan — Lupient (MINI Cooper)
PUD No. 63—Amendment#2—UAG Minneapolis B1, LLC, Applicant
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Background and Description of Proposal
UAG Minneapolis B1, LLC, in coordination with the owner of the property at 701 Louisiana Ave. S.,
is seeking to amend Planned Unit Development (PUD) Permit No. 63 for the construction of a new,
MINI Cooper building on the west side of the site. The property lines which divide the current four
lots that comprise the PUD will be redrawn and consolidated into three new lots.
The total PUD site is 7.10 acres in size. Currently, the northwest, southwest and southeast lots in
the PUD are owned by Jim Lupient Company, Inc. and the northeast PUD lot is owned by Totim
Properties. The property is guided for long-term mixed use in the Comprehensive Plan, and is
zoned "I-394 Mixed Use." No changes to zoning or to the Comprehensive Plan would be required
for this proposal.
On February 5, 2013, the City Council approved the Preliminary PUD Plan that called for the
replacement of the existing 2,800 square foot former Oldsmobile sales building with a 29,500
Motorwerks MINI Cooper retait car dealership building. The MINI Cooper building would
accommodate the sales and service of its branded vehicles. This location would replace the existing
MINI Cooper dealership in Bloomington, and be the only MINI Cooper dealership in Minnesota.
As part of this proposal,the newly created Lot 1 will include the MINI Cooper site to the west, Lot 2
will include the former Saturn dealership site, and Lot 3 wilt include the Londo Boulevard Collision
Center site. The former Saturn dealership building will remain in place, but will ultimately be
renovated or replaced to accommodate a new tenant. That action could require an additional PUD
amendment. The Londo Boulevard Collision Center will permanently remain on the site.
Amendments since the Preliminary PUD Plan
The applicant has been asked to address several items since the Preliminary PUD Plan approval.
These items are summarized as follows:
• Exterior Bicycle Parking-The applicant has agreed to include exterior bicycle parking near
the northeast corner of the proposed building.
• Exterior Enhancements to the Building-The applicant has identified additional landscaping
features around the building to help distract from the flat-faced facades of the structure.
• Snow Removal Plan -The applicant has shown on the site plan where snow is intended to
be stored.
• Pedestrian Circulation within the PUD Site-The applicant was asked to consider whether
or not improved pedestrian access within the site was feasible. Staff, as well as the
applicant, feels that due to the high number of car and truck traffic within the site, cut-
through pedestrian pathways would not be a safe option. Staff feels that there is adequate
pedestrian circulation around the site.
• Open (Green) Space-The applicant was asked to look for ways to increase open space on
the site, and decrease impervious surfaces. Due to a potential loss of customer and
inventory parking spaces, the applicant is unable to reduce the amount of impervious
surfaces. It should be noted, however, that this plan does not increase impervious surfaces.
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 standards established in City Code. Those standards are referenced in the recommendation
section below.
Recommendation
Staff recommends approval of the Final Plan for Lupient (MINI Caoper) PUD No. 63, Amendment
No. 2, considering 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 BKBM Engineers dated February 5, 2013, submitted with the application
shall become a part of this approval.
2. The recommendations and requirements outlined in the memo from Fire Chief Mark Kuhnly to
Mark Grimes, Director of Planning and Development dated March 4, 2013, 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 March 4, 2013, shall become a part
of this approval.
4. Exterior bicycle parking shall be added to the northeast corner of the MINI Cooper building.
5. The applicant shall store snow in accordance with the snow storage areas indicated on the Site
Plan.
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)
Memo from Fire Chief Mark Kuhnly dated March 4, 2013 (1 page)
Memo from City Engineer Jeff Oliver dated March 4, 2013 (5 pages)
Applicant's Narrative (2 pages)
Exterior Materials/Colors List (1 page)
Zoning Variances/Differences (1 page)
Site Plans (18 pages)
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zs�-���-so7�/ 7��-���-sa�a (�axy
Date: March 4, 2013
To: Mark Grimes, Director of Planning and Zoning
Cc: Jeff Oliver, City Engineer
Fram: Mark Kuhnly, Chief of Fire & Inspections
Subject: Final PUD Agreement—Mini Cooper, 701 Louisiana Avenue South
I have reviewed the application for the PUD amendment for the Mini Cooper auto dealership
located at 701 Louisiana Avenue South. Listed below are my comments.
1. The demolition of the current building located on the property shall be in accordance with the
Minnesota State Fire Code requirements.
2. The fire hydrant located on the east side of the parking lat near the east security gate shall not
be relocated. The current placement of the fire hydrant is required for the 801 Louisiana
Avenue South address site.
3. The proposed security gates located on the east and west side of the parking lot shall install a
Knox rapid entry padlock or a stand-alone Knox rapid entry lock box attached to the security
gates. A Knox rapid entry box will be required to be installed on the building, location will be
determined by the fire code official.
4. The installation of No Parking Fire Lane signs shall be installed in accardance with the Golden
Valley City Ordinance.
5. The fire department apparatus access road on the proposed site plan around the building shall
be maintained and unobstructed at all times.
6. The fire department connection shall be located within 100 feet of the hydrant on the west side
of the parking lot near the west driveway.
7. The fire department apparatus access road turning radius on the proposed sit plan shall be
maintained and unobstructed at all times.
8. The propased landscaping site plan — location of trees and ather materials shall not obstruct or
hinder the operation of the fire hydrants and post indicator valve.
9. The storage of mator vehicles located in the show room shall be in accordance with the
Minnesota State Fire Code Section 314.4
If you have any questions, please contact me at 763-593-8080, or e-mail
mkuhnlv@�oldenvallevmn. ov
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Public Works Department
763-593-80301763-593-3988{fax}
Date: March 4, 2013
To: Mark Grimes, Director of Plannin and Development
From: Jeff Oiiver, PE, City Enginee
Eric Eckman, Public Works S alist
Subject: Final PUD Plan Review
MINI Cooper (701 Louisiana Avenue South)
Public Works staff has reviewed the plans submitted by UAG Minneapolis B1, LlC (Developer)
for construction of a MINI Cooper auto dealership at 701 Louisiana Avenue South, the former
Saturn car dealership site. The proposed development, called Motorwerks MINI, is located
on Louisiana Avenue South between Market Street and Laurel Avenue,just north of Interstate
394. The comments contained in this review are based on the plans submitted to the City on
February 5, 2013.
Site Plan
This redevelopment will combine the two existing parcels on the west side of the PUD to create a
new parcel for the proposed MINI Cooper dealership. The existing 2,800 square foot sales
building will be demolished and a new 29,500 square foot building will be constructed in the
north portion of the development. The existing parking lot will be reconstructed as part of the
project and the overall footprint will not change significantly. The existing 14,OOQ square foot
building on proposed Lot 2 (801 Louisiana Avenue South) will remain, as will Boulevard Collision,
located at 6901 Laurel Avenue in the northeast portion of the PUD. The Developer or Contractor
will be required to obtain the appropriate permits for all activities associated with demolition and
removals prior to commencing work.
The City's street system in the vicinity of this project is adequate to accommodate the vehicle
trips generated by the redevelopment. The parking lot will be modified to improve the overall
design and site circulation within the PUD, and there are no changes proposed in access to the
City's street system. The plans show that access to the MINI Cooper site from Laurel Avenue may
still be possible across the Boulevard Collision property in the northeast portion of the PUD.
G:\Developments-Private\Mini Cooper\Final PUD Amendment 2 Review_030413.docx
The City's Comprehensive Plan shows a proposed sidewalk on the south side of Laurel Ayenue
extending from Louisiana Avenue to Xenia Avenue South. The Plan calls for the future
construction of a six-foot concrete walk meeting City Standards and Americans with Disabilities
Act (ADA) guidelines on the south side of Laurel Avenue. The City has determined that the
Developer must post a financial deposit for future sidewalk construction adjacent to its Laurel
Avenue frontage. Details regarding the financial deposit for the sidewalk will be outlined in the
development agreement.
Preliminarv Plat
The property proposed for redevelopment is part of the previously platted Saturn Addition PUD
No. 63. The Saturn Addition is comprised of four parcels. Lots 1, 2, and 4 are under common
ownership and will be included in the MINI Cooper development. Lots 1 and 2 of the Saturn
Addition will be combined and reconfigured to create proposed Lot 1 for the MINI Cooper
dealership, and Lot 4 will be reconfigured and replatted as proposed Lot 2. Lot 3 of the Saturn
Addition is owned by others and will remain as it is.
As part of the replatting of the property, portions of the existing drainage and utility easements
within Lots 1, 2, and 4 of the Saturn Addition must be vacated. This can be accomplished by
vacating all easements within these lots and then dedicating all easements deemed necessary by
the City Engineer on the final plat. The Developer has proposed new easements which are
generally consistent with the City's Subdivision Ordinance. The final plat for this development
must include easements over the portions of the watermain system owned and maintained by
the City, as discussed below in the Utility Plan section.
Utilitv Plan
The City's sanitary sewer and water systems that provide service to these properties have
adequate capacity to accommodate the proposed redevelopment. The Developer has
demonstrated that extension of services is possible, as shown in the Utility Plan.
The existing watermain that runs within easements in the PUD is owned and maintained by the
City and connects to the mains in Laurel Avenue and Louisiana Avenue. The existing water service
to the small building slated for demolition will be removed as part of the project. The proposed
MINI Cooper building will be served by a six-inch domestic and a six-inch fire service. The
Developer or Property Owner will own and maintain the water services from building to the shut-
off valves near the main. The City will own and maintain the water services from the main to the
shut-off valves, including the shut-off valves. The two new hydrants and hydrant leads must be
placed within public easements and dedicated as such on the final plat. The City will own and
maintain these hydrants.
According to the plans, the existing sanitary sewer service from Louisiana Avenue to the existing
sales building is proposed to be reused to serve the new MINI Cooper building. City records show
that an Inflow and Infiltration inspection was performed at the site on December 13, 2012, and
that repairs are necessary. The Developer must perform the repairs and obtain a Certificate of
Inflow and Infiltration Compliance, prior to occupancy of the new building. The Developer will be
required to post an escrow for the required repairs, as part of the development approval process.
The details of the escrow will be outlined in the development agreement.
G:\Developments-Private\Mini Cooper\Final PUD Amendment 2 Review_030413.docx
The Developer or Contractor will be required to obtain the appropriate sewer, water, and storm
sewer permits from the City and other applicable agencies for the removal and installation of the
sanitary sewer, water, and storm sewer utilities.
Stormwater Mana�ement
This proposed redevelopment 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 under the federal Clean
Water Act,the BCMWC review will include evaluation for compliance with the Sweeney Lake
Total Maximum Daily Load Implementation Plan.
When the Saturn Addition PUD was originally constructed in the mid-1990's, a stormwater pond
was constructed as part of the development. The pond consists of two "L-shaped" basins in the
northwest and northeast corners of the site, which are connected by a pipe under the driveway
to Laurel Avenue. The stormwater pond was designed to meet the runoff rate control and water
quality requirements at the time of development. The plans for the proposed MINI Cooper
dealership show a slight reduction in impervious surface area. Therefore, it appears no additional
on-site stormwater ponding is required.
Through inspections and surveys, the City has found that many stormwater ponds have high
volumes of accumulated sediment, volunteer tree and vegetation growth, and the presence of
trash and debris. Although this pond is located within a public easement,the west basin of the
pond serves only the proposed development. Therefore, as part of the development
requirements, the Developer must dredge the west basin of the pond to its original design
contours, remove volunteer trees and vegetation, and remove trash and debris from the west
basin and its pipes and outlets. The maintenance of this pond must be completed before
occupancy of the building. The Developer will be required to submit a financiat deposit to
guarantee the dredging and maintenance of the pond. The details of the deposit will be outlined
in the development agreement. In addition, the Developer or Owner must enter into a
maintenance agreement with the City, specifying that the Developer or Owner is responsible for
the routine maintenance of the pond following development.
The Developer has proposed construction of additional water quality measures on site as part of
this redevelopment. The parking lot reconstruction includes the removal of the existing catch
basins, replacing them with sump structures. The Developer must instalt St. Anthony Falls
Laboratory (SAFL) baffles in all sump structures where feasible, to increase sediment and nutrient
removal efficiencies and further reduce the amount of sediment entering the pond. The
Developer must enter into a maintenance agreement for the sump and SAFL structures on site.
According to City records, the existing storm sewer facilities serving the property are owned and
maintained by the Property Owner. In general, stormwater runoff from the site flows into the
storm sewers, which discharge into the west basin of the stormwater pond. The plans indicate
that the existing drainage patterns will remain and that existing storm sewers will be extended or
reconstructed. Due to compressible soils found on site, some of the storm sewer pipes and
G:\Developments-Private\Mini Cooper\Final PUD Amendment 2 Review_030413.docx
. . . .
structures have settled as much as one foot and currently hold water. The Developer must
reconstruct all portions of the storm sewer system which have settled and are not functioning as
designed. All existing and proposed storm sewer facilities that are part of this development will
be owned and maintained by the Property Owner.
This PUD is also subject to the City's Stormwater Management Ordinance. The City must approve
the Stormwater Management Plans prior to submitta) to the BCWMC. In addition, the PUD is
subject to the Minnesota Pollution Control Agency's NPDES Construction 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 Plan 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 at the time
of permit application. Prior to approval of the final plat, the Developer will be required to post a
financial security as a guarantee that the landscaping will survive the two-year warranty period.
In order to calculate the security, the Developer must submit to the City an estimate of the cost
to furnish and install all landscape materials.
Summarv and Recommendations
Public Works staff recommends approval of the Final PUD Plans for MINI Cooper, subject to the
comments contained in this review, summarized as follows:
1. The Developer or Contractor will be required to obtain the appropriate permits for all
activities associated with demolition and removals prior to commencing work.
2. The Developer must post a financial deposit for construction of a future sidewalk along
Laurel Avenue, as discussed in this memorandum.
3. The existing drainage and utility easements within Lots 1, 2, and 4 of the Saturn Addition
PUD must be vacated and portions re-dedicated on the final plat.
4. The sewer service to the new building must comply with the City's Inflow and Infiltration
Ordinance, prior to occupancy of the building.
5. The Developer must dredge the west basin of the pond to its original design contours,
remove volunteer trees and vegetation, and remove trash and debris from the west basin
and its pipes and outlets, as discussed in this memorandum.
6. The Developer will be required to enter into a maintenance agreement for the sump and
SAFL structures proposed on site and for the routine maintenance of the west basin of the
stormwater pond.
7. The Developer must obtain the appropriate permits from the City of Golden Valley for
work within the right-of-way, stormwater 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.
G:\Developments-Private\Mini Cooper\Final PUD Amendment 2 Review_030413.docx
C: Jeannine Clancy, Director of Public Works
Bert Tracy, Public Works Maintenance Manager
Mitch Hoeft, Engineer
Mark Ray, Engineer
AI Lundstrom, Park Maintenance Supervisor and City Forester
Dave Lemke, Utilities Supervisor
Mark Kuhnly, Chief of Fire and Inspections
Joe Hogeboom, City Planner
Gary Johnson, Building Official/Plans Examiner
G:\Developments-Private\Mini Cooper\Final PUD Amentlment 2 Review_030413.docx
Final PUD Narrative Statement
Development Schedule:
- File demolition permit and begin process of site demolition for existing
building (March 2013)
- File building permit for new construction concurrent with final PUD process
(April 2013)
- Make arrangements for Collision Center (Lot 3) parking during
construction that will impact their operations (use Saturn building parking
area)
- Mobilize contractor office and set up site for construction (temporary
fencing, power, etc)
- Building footprint demolition and subsurface support structures (piles)
(May 2013)
- Construction of building (June 2013 —January 2014)
- Obtain Certificate of Occupancy and begin operations (February 2014)
Maintenance of Facilities:
- The dealership will have contracts and procedures in place to maintain
equipment in accordance with manufacturer specifications
- Landscaping and tree trimming will be on a regular maintenance schedule
using a local contractor. This will include maintenance of the drainage
area per City requirements.
- Storm drainage sumps and oiUwater separator structures will be on a
regular maintenance schedule.
Snow Removal and Storage
- The dealership will have a contract in place for snow plowing on the
property.
- When larger amounts of snow require stockpiling, the site plan indicates
storage of snow on the north end of the property, just over the curb near
the drainage area. If this area is not sufficient, additional locations within
paved area of the site would become secondary storage locations. These
would be located near drains to prevent icing of the lot. We would also be
mindful to not block sight lines for vehicular traffic.
Refuse and Garbage Plan
- A screened area is provided for dumpsters. The dealership will also
accommodate a container for materials that are available for recycling
(cardboard, metals, etc)
Narrative in response to Preliminary Planning Commission Comments
1. Add exterior bike racks to the site plan.
Bike racks are now shown on the site plan. They are proposed to be located near
the north east corner of the proposed building.
2. Consider visual enhancements to the building with emphasis on the north and
west-facing facades.
The project team is looking into ways to provide enhancements to detract from
the "flat wall" look on the north and west facing facades. Additional landscaping
and/or alternate exterior building finish materials are being considered.
3. Consider improved pedestrian access to and within the site.
The project team looked into providing pedestrian mobility through the site. It is
our opinion that promoting pedestrian tra�c through the site may be hazardous.
This is due to limited safe pedestrian and traffic separation. The project team and
city staff's opinion is that pedestrian traffic should continue to be directed to the
existing sidewalk and pedestrian road crossings along Louisiana.
4. Look for opportunities to increase open space.
The project team looked for ways to increase green space. Increasing
open/green space would require pavement to be removed. This would result in
the loss of avaitable customer and inventory parking spaces. Parking for
customers and inventory is critical for the auto dealer's success.
The proposed project is designed so that there is no increase of impervious
surface from what exists today. Currently, no storm water runoff pretreatment
devices are installed prior to storm water discharging into the existing pond. The
project team and owner are working closely with city staff and Bassett Creek
Watershed Management Commission to clean and enhance the storm water
management system that is currently in place. The project is proposing#o restore
the existing pond to the original designed, provide pretreatment devices (SAFL
Baffles and sump manholes), and provide a maintenance agreement with the city
to ensure the system functions.
A New Facility For:
MOTORWERKS MINI
GOLDEN VALLEY, MN �-�-.p�
�s �.
EXTERIOR MATERIALS I COLORS LIST � ' '` ' ' £
r � t»�° � p� �_ .
February 20, 2013 �� ��� _. �� � �,
Split-Face CMU Base(4'-0"high): Dark Gray
Burnished CMU: Dark Gray
E.I.F.S.w/SandPebble Finish: Black(Dryvit 715"Licorice")
Field Aluminum Composite Material: Cosmos Black(matches SW6258—"Tricorn Black")
Accent Aluminum Composite Material: Red (matches SW6868—"Real Red")
Accent Aluminum Composite Material: Yellow(matches 6910—"Daisy")
Accent Aluminum Composite Material: Green (matches SW 6923—"Festival Green")
Accent Aluminum Composite Materiai: Blue (matches SW6958—"Dynamic Blue")
A.C,M. Reveals: 3/d' Reveals (Horizontally and Vertically)
Hollow Metal Doors and Frames: SW7075—"Web Gray"
Aluminum Storefront: Black Aluminum with Clear SolarBan 60 Glazing
�
Zoning Variance
Request variance to allow for Lot Coverage to be 72%impervious surfaces versus 65%
The existing impervious coverage is 72%for the site. The proposed site layout will not add to the
impervious area for the overall site. Existing storm water treatment facilities have been designed to
treat runoff from the existing impervious areas on the site,and in turn will be capable of treating the
storm water runoff from the proposed site impervious areas.
Request variance to allow for Parking Stall Dimensions to be 9 ft. wide x 18 ft. lon�minimum
versus 9 ft.wide x 18.5 ft. lon�.
and
Request variance to allow far Drive Aisle Width to be 22.2 ft,minimum versus 24 ft.minimum.
The existing parking stall dimension is 9 x 18 ft. on the site. The proposed parking stall dimension
is 9 x 18 ft.which would match the existing conditions andprevious use. All proposed drive lanes
are 24 feet wide except for one 22.2 foot wide drive lane located in the dealer inventory parking
area. The drive lane was set at 22.2 feet to match the existing parking lot boundary near the south
property boundary. Also,the existing parking lot contained instances of 18' wide drive isles. The
following two variances are ultimately requested to preserve open space on the site.
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Planning Department
763-593-8095/763-593-8109(fax)
Date: March 3, 2013
To: Planning Commission
From: Mark W. Grimes, Director of Planning and Development
Subject: Informal Public Hearing- Minor Subdivision of Property at 228 Meander Rd.
(Meander Woods)— Matt Pavek- Applicant
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Summary of Request
Matt Pavek is the applicant for a minor subdivision of Lot 3, Block 3 of Tralee. Mr. Pavek is under
contract to purchase the property from Shunzhong Li. The applicant is requesting a minor
subdivision in order to subdivide the property into two conforming lots in the R-1 Residential
zoning district. Each of the proposed lots would also have frontage on Meander Rd. The Subdivision
Code requires that each new lot meet the required 10,000 square foot minimum lot size standard
set forth by the Zoning Code. The developer has submitted a site plan that demonstrates that both
Iots would exceed minimum lot size requirements. The lot area measurements as shown on the
attached Preliminary Plat of Meander Woods are:
• Lot 1—20,771 sq. ft.
• Lot 2—37,375 sq. ft.
City Code also requires that at least 80 feet of width exists at the front setback line (35 ft. from a
street right-of-way line) of any newly established interior lot. In this proposal, both lots exceed this
minimum lot width. This is demonstrated on the Preliminary Grading Plan that is attached. On Lot
1, the width of the lot is about 86 ft. at the front setback line. Setback boundaries (building
envelopes) of the proposed lots would allow standard-sized homes to be constructed without
variances to the Zoning Code.
Qualification as a Minor Subdivision
The proposed two lot subdivision qualifies as a minor subdivision because the subject properties
are part of a recorded plat. In addition, this proposed subdivision will result in two lots and will not
create need for public improvements, such as street construction. The applicant has submitted the
required information to the City that allows for the subdivision to be evaluated as a minor
subdivision.
Staff Review of Minor Subdivision
As previously indicated, this request reconfigures one existing lot into two new lots. This will allow
for the construction of two new homes. Each of the new lots exceed the minimum lot requirements
in the R-1 Single Family Residential Zoning District. For historical background, Lot 3, Block 3 and Lot
2, Block 3 Tralee were previously owned by the State of Minnesota. The State owned them as part
of the property purchased from the Golden Valley Lutheran College for the Arts High School in the
1980s. In 2008, the State amended the PUD for the Arts High School in order to remove Lots 2 and
3, Block 3 Tralee from the PUD. The PUD was originally established for the Lutheran College. The
City approved the PUD amendment which allowed the State to sell each of these lots for home
construction consistent with the R-1 zoning. A house was built on Lot 2 (308 Meander Rd.) in 2008.
The other lot now owned by Shunzhong Li has remained vacant. When the properties were sold by
the State there were no restrictions put on the future subdivision of the lots. The Tralee piat was
approved by the City in 1939. As shown on the attached plat of Tralee, there are a variety of lot
sizes ranging from 16,700 sq. ft. to around 2 acres.
The applicant has submitted a current survey for the property, as well as a Preliminary Plan,
Preliminary Grading Plan, and Preliminary Utility Plan. These documents provide the City with
information necessary to evaluate the minor subdivision.
City Engineer Jeff Oliver, PE, and Public Works Specialist Eric Eckman have submitted a
memorandum (attached) dated March 4, 2013 regarding recommendations from the Public Works
Department concerning this request. As indicated in the memo, the Public Works Department
recommend approval of the minor subdivision subject to five conditions that will become a part of
the overall approval
Qualification Governing Approval as a Minor Subdivision
According to Section 12.50 of the City's Subdivision Regulations, the following are the regulations
governing approval of minor subdivisions with staff comment related to this request:
1. Minor subdivisions shall be denied if the proposed lots do not meet the requirements of the
appropriate zoning district.The two proposed lots will meet the requirements set forth by the
R-1 Single Family Residential Zoning District.
2. A minor subdivision may be denied if the City Engineer determines that the lots are not
buildable. The City Engineer has determined that the proposed lots are buildable.
3. A minor subdivision may be denied if there are no sewer and water connections available or
if it is determined by the City Engineer that an undue strain will be placed on City utility
systems by the addition of the new lots. The memo from the Public Works Department
indicates there are utilities available to both lots.
4. Approval of the minor subdivision may require the granting of certain easements to the City.
The final plat must show all necessary easements as required by the City Engineer and City
ordinances. The required easements are outlined in the Public Works Department memo.
5. If public agencies other than the City have jurisdiction of the streets adjacent to the minor
subdivision,the agencies will be given the opportunities to comment. Only the City of Golden
Valley has jurisdiction in this matter. As indicated in the Public Works Department memo, the
City will work with the developer to ensure that best management practices are taken in the '
development of the property.
6. The City may ask for review of title if required by the City Attorney regarding the dedication
of certain easements. The City Attorney will determine if such a title review is necessary prior
to approval of the final plat.
7. The minor subdivision may be subject to park dedication requirements. In this case, a park
dedication fee of 1% of the value of the undeveloped property will be required and paid prior
to final plat approval.
Recommended Action
Staff recommends that the Planning Commission declare the following:
The Planning Commission finds that the Minor Subdivision proposal of Meander Woods meets
criteria established in City Code Section 12.50, and therefore recommends approval of the petition
subject ta the following conditions:
1. The City Attorney will determine if a title review is necessary prior to approval of the final plat.
2. A park dedication fee determined by the City Council shall be paid before final plat approval.
3. The City Engineer's memorandum, dated March 4, 2013 shall become part of this approval.
4. A Subdivision Agreement will be drafted for review and approval by the City Council that will
include issues found in the City Engineer's memorandum.
5. All applicable City permits shall be obtained prior to the development of the new lots.
Attachments:
Location Map (1 page)
Memo from City Engineer Jeff Oliver and Public Works Specialist Eric Eckman, dated March 4, 2013
(3 pages)
Tralee Plat (1 page)
Site Plans (4 pages)
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Public Works Dep►artment
763-593-80301763-593-3988(fax)
Date: March 4, 2013
To: Mark Grimes, Director of Planning and Development
From: Jeff Oliver, PE, City Enginee-
Eric Eckman, Public Works S ecialist
Subject: Subdivision Review for Meander Woods (228 Meander Road)
Public Works staff has reviewed the plans for proposed minor subdivision of property at
228 Meander Road to be named Meander Woods. The proposed subdivision, located on
Meander Road north of Glenwood Avenue, consists of dividing an existing vacant property into
two parcels. This memorandum discusses issues identified during the Public Works review that
must be addressed prior to approval of the final plat. The comments contained in this review are
based on the plans submitted to the City on January 31, 2013.
Site Plan and Access:
The existing parcel has access to Meander Road. A new driveway apron to serve the property was
installed by the City during the 2010 Pavement Management Project. The Developer is proposing
to utilize the existing driveway for Lot 1 and to construct a new driveway for Lot 2. The location
of the driveway will be determined at the time of home construction. The City's Right-of-Way
Management Permit is required for all work in City right-of-way, including driveway construction,
curb alterations, street excavations, and obstructions.
Preliminarv Plat:
The property proposed for development was originally platted in 1939 as Lot 3, Block 3 of the
recorded plat of Tralee. There are no public easements over this lot shown on the plat. Since the
time of platting, it appears the railroad company (now Canadian Pacific Railroad) acquired an
additional 20.3 feet of property on the east side of Lot 3. There is also a substantial electric
easement on the east side of the property to accommodate the overhead power lines which run
parallel to the railroad.
There is a delineated wetland on the adjacent property to the west, located at 308 Meander
Road. The wetland has no defined outlet, but the overflow runs southeast across the property
proposed for development. The Developer must show on the final Grading Plan that the overflow
G:\Developments-PrivateWleander Woods\Subdivision Review_03042013.docx
drainage is maintained across the property, and the final plat must include a drainage and utility
easement sufficient to accommodate the drainage way.
All other drainage and utility easements shown in the preliminary plat meet the Subdivision
Ordinance.
Preliminarv Utilitv Plan:
The City's sanitary sewer and water systems that provide service to this property have adequate
capacity for the proposed development. New services will be extended at the time of home
construction. The Developer has demonstrated that extension of these services to each lot is
possible, as shown on the preliminary Utility Plan. The Developer will be required to obtain the
appropriate Sewer and Water Permits from the City for the installation of utility services. The
installation of these services may require open cutting portions of Meander Road, which would
require a City Right-of-Way Permit.
Meander Road was reconstructed by the City as part of its 2010 Pavement Management Project.
As outlined in the Right-of-Way Management Ordinance, if any street excavation or other
significant impact occurs during construction, an advanced level of restoration will be required.
According to the City's restoration standards, cutting open a pavement less than five years old
requires a full-width pavement mill and overlay at a length determined by the City Engineer.
In this case, the mill and overlay would likely extend from the north lot line ta the south lot line
of the development. The City would perform the work at the Developer's expense, following the
utility and driveway installation. The cost of restoration will be determined by the City, and the
Developer will be required to post a financial deposit in an amount sufficient to cover the
improvements.The costs will be detailed in the Development Agreement drafted by the City.
The two existing sanitary sewer service stubs have been inspected for compliance with the City's
Inflow and Infiltration Ordinance and will require rehabilitation. The Developer has signed an
Escrow Agreement and will be depositing funds with the title company as part of the sale of the
property as a guarantee that the existing sewer services will become compliant with the
ordinance. The Developer or contractor working on each new home will need to obtain a Point of
Sale Permit, complete the required inspections, and achieve compliance with the City's Inflow
and Infiltration Ordinance, prior to occupancy of the homes.
Stormwater Mana�ement and Gradin�:
This development is within the Sweeney Lake sub-district of the Bassett Creek Watershed.
Based upon the size of the development, review by the Bassett Creek Watershed Management
Commission (BCWMC) is not required.
The Developer has indicated to staff that each lot will be custom-graded at the time of home
construction. The Developer must add this information as a note on the preliminary Grading Plan.
A City Stormwater Management Permit will be required for each lot, before the start of
construction. A Stormwater Management Plan is required as part of each permit submittal.
G:\Developments-Private\Meander Woods\Subdivision Review_03042013.docx 2
The City will review each plan for compliance with the Stormwater Management Ordinance and
City plan standards.
As discussed earlier in this review, there is a wetland on the adjacent property to the west. The
wetland has no defined outlet, but the overflow runs southeast across the property proposed for
development. The Developer must show on the preliminary Grading Plan that the overflow
drainage is maintained across the proposed parcels.
Tree Preservation Plan:
This development is subject to the City's Tree Preservation Ordinance. Because each lot will be
custom-graded, the project is considered a Single-Lot Development in which a separate Tree
Preservation Permit will be required for each lot, prior to home construction. The Developer has
submitted an Existing Conditions Survey and a preliminary Tree Preservation Worksheet for the
entire development. The City Forester will review the information in more detail, before final plat
approval and at the time of permit application.
Summarv and Recommendations:
Public Works staff recommends approval of the proposed minor subdivision of 228 Meander
Road, subject to the comments contained in this review. These comments are summarized as
follows:
1. The Developer will be required to post a financial deposit for the mill and overlay of
Meander Road, if impacted, as discussed in this review.
2. As discussed in this review, the Developer must show on the preliminary Grading Plan
that the overflow drainage from the wetland is maintained across the property. The
Developer must dedicate a drainage and utility easement sufficient to accommodate the
drainage way, on the final plat.
3. The Developer must modify the Grading Plan to meet the low floor requirement for
structures adjacent to wetlands.
4. The properties must achieve compliance with the City's Inflow and Infiltration Ordinance,
prior to occupancy of the homes.
5. The Developer and/or builder must obtain the appropriate permits prior to development,
as discussed above.
Approval is also subject to the comments of other City staff. Please feel free to call me if you have
any questions regarding this matter.
C: Jeannine Clancy, Director of Public Works
Mark Kuhnly, Chief of Fire and Inspections
Mitch Hoeft, Engineer
Mark Ray, PE, Engineer
AI Lundstrom, Parks Maintenance Supervisor and City Forester
Joe Hogeboom, City Planner
Gary Johnson, Building Official
G:\Developments-Private\Meander Woods\Subdivision Review_03042013.docx 3
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Planning Department
763-593-8095!763-593-8109(fax)
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Date: March 4, 2013
To: Planning Commission
From: Mark Grimes, Director of Planning and Development
Joe Hogeboom, City Planner
Subject: Informal Public Hearing— Final PUD Plan —The 3.9.4 Apartments
PUD No. 112—Global One Golden Valley, LLC, Applicant
, wr;.,,��� ��19�hiiaih��lp�i�i����m�,�a�;�a�l��i. ��� .� �
Background and Description of Proposal
Global One Golden Valley, LLC is seeking approval of the Final Plan for a Planned Unit Development
(PUD) Permit for the 3.9.4 Apartments. The 3.9.4 Apartments would consist of a market rate, multi-
generational apartment building, as well as a market rate, senior assisted living apartment building.
Both buildings would be located at the northwest corner of the State Trunk Highway 100/Interstate
Highway 394 intersection.
The site, which includes the existing Mayfair Apartments (5307 Circle Down) as well Minnesota
Department of Transportation (MnDOT) Parcel #38 (directly to the south of the Mayfair
Apartments) is 7.47 acres in size. As part of this proposal, the Mayfair Apartments wauld ultimately
be removed. Approval of the Preliminary PUD Plan was approved in December, 2012.
The 3.9.4 apartment building, located on the east side of the site, would be six stories in height and
would contain 314 residential units. The 3.9.4 senior assisted living building is also proposed to be
six stories in height and would include 120 units. The senior building will include both memory care
facilities and assisted living units.
If approved, the Developer would like to begin construction this spring.
Site Information
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 Mayfair Apartments, located at 5307
Circle Down, were constructed in 1962. They consist of two, twelve-unit buildings. The MnDOT
property, located directly to the south of the Mayfair site, was acquired by the State in the late
1980s as part of the conversion of U.S. Highway 12 to Interstate Highway 394. Commercial
buildings on the site were raised and a portion of the site was used for the construction of the
Highway 100/I-394 intersection. The remainder of the site was used for storage of materials during
freeway construction.
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 3.9.4 Development
Impervious Surfaces ss%or less 61.9%
Building Height
(MnDOT Lot Portion) 6 stories 6 stories(majority of buildings)
(Alley and Mayfair 3 stories 6 stories(north 20 feet of buildings)
Portion)
Building Setbacks North(parking)— 15' North (parking) —15'—50'
North (building)—75' North (building) —75'—110'
South — 10' South — 15'
West — 10' West — 10'
Parking Requirements 495 541
Landscaping Setback areas must be landscaped. Setback areas are proposed to be landscaped,
Requirements with the exception of a 5'wide bituminous
walking path on the south side of the site.
land Use Development sites over 1 acre in size The proposed development site contains only
shall include at least 2 use types residential uses.
from the following categories:
• Residential
• Commercial
• Office
• Other, including studios and
other live-work uses
Final Plan Modifications
Based on feedback from the Planning Commission and City Council, the Developer has made
several modifications to the Site Plan since the Preliminary PUD process, 7he changes include:
1. Relocation of driveway entrance on Circle Down. The developer shifted the driveway
entrance on Circle Down to the west to line it up with garages to the north and to move it
further from the home to the east.
2. Elimination of access drive along the north side of the site. The developer eliminated the
north access drive within the site by reconfiguring the parking lot. This helps to move cars
further from the north side of the site.
3. Alteration of apartment building design. The apartment building design was altered so that
the northwest and northeast corners are now at an angle. This brings the building into
conformance with a 75 foot setback requirement along the north side property line.
4. Garage entry reconfiguration. A garage entry was added to the west side of the building to
better distribute traffic within the site.
Justification for Consideration as a PUD
Section 11.55 of City Code states that the PUQ 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 Final Plan for the 3.9.4 Apartments PUD No. 112, based on the
following findings of fact:
1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the site and
achieves a higher quality of site planning and design than generally expected under
conventional provisions of the ordinance.
2. Preservation. The 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 Tushie Montgomery Architects dated February 11, 2013 shall become a
part of this approvaL
2. The recommendations and requirements outlined in the memo from Fire Chief Mark Kuhnly to
Mark Grimes, Director of Planning and Development dated March 4, 2013, shall become part of
this approvaL
3. The recommendations and requirements outlined in the mema from City Engineer Jeff Oliver to
Mark Grimes, Director of Planning and Development, dated March 4, 2013, shall become a part
of this approval.
4. The Applicant is assessed a Traffic Management Fee of$43,328.10 per City Code. Payment of
half of the fee ($21,664.05) is required prior to appraval of the Final PUD Plan. (The remaining
half of the fee is required to be paid prior to the issuance of a Building Permit.)
S. No storage of snow shall be allowed on the site.
6. Prior to consideration of the Final PUD Plan by the City Council a plan for foundations pilings,
signed by a licensed structural engineer, shall be reviewed and approved by the City.
7. The City Attorney will determine if Park Dedication is applicable prior to the City Council's
approval of the Final Plat.
8. All signs on the property shall meet the requirements of the City's Sign Code.
9. 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 (3 pages)
Memo (with attachments) from City Engineer Jeff Oliver dated March 4, 2013 (28 pages)
Memo from Fire Chief Mark Kuhnly dated March 3, 2013 (3 pages)
Site Plans (38 pages)
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February 11,2013 Applicant: Global One Golden Valley, LLC
Mark C.Globus
The Three•Nine•Four Development: IDS Center
Market Rate Luxury Apartments 80 South Eighth Street,Suite 900
8�Senior Living Building Minneapolis,MN 55402
(612)333-0606
MGlobus@GlobalOneCommercial.com
Project Description
The Three•Nine•Four Development Project is located in the Northwest corner of I-394
and Highway 100 in Golden Valley, MN. A location that serves as a gateway to the
southeast entry point of the city. The development site is 7.96 acres and is comprised
of three parcels of land. The first parcel of land (4.57 acres) is known as the MNDOT
parcel, the second parcel of land (2.91 acres) is known as the Mayfair Apartments
parcel, and the third parcel (.48 acres) consists of the MNDot Right of Way parcel
adjacent to I-394. These parcels will be combined to create the development known as
The three•nine•four.
Global One Golden Valley (Global One Commercial) has been working closely with the
City and its Planning Staff, on this development project for over five (5) years. The
project consists of two building types, a 314 Unit Market Rate Luxury Apartment
Building (426,485 SF), and a 120 Unit Senior Living Building (130,702 SF). The
Apartment Building may have a phased construction period to allow for a staged
occupancy of one leg of the overall building at a time. Phasing of the Apartment
Buildings will help to ensure a consistent absorption rate and prevent too many units
coming on-line all at once. The construction period is expected to last befinreen 13 and
24 months depending on how the potential phasing is established. Each of the
buildings will be very high-end, utilizing attractive architectural materials and a tasteful
design, that is very appropriate for this development location. The Apartments and
Senior Living Building also serve as an excellent transition from the high density
commercial uses on (-394 immediately to the West, and to the mainly residential uses to
the North of the development site. The project effectively serves as a buffer between
the interstate and residential areas, because of its low to medium height, as is
designated for in this zoning district. Furthermore, substantial landscape buffers have
been designed into the development site plan, incorporating trees, shrubs, a retaining
wall, and vinyl fence, to further shield the adjacent neighborhood from the development
site. Additionally, the site plan has been carefully designed to integrate the
development site into the surrounding neighborhood. This is achieved with bituminous
walking and biking trails which extend across the development site connecting into the
1
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courtyard area of the apartment building as well as potentially connecting into the cul-
de-sac at the end of Circle Down.
The Market Rate Luxury Apartments are a type of housing stock that is designed to fill
an underserved niche in the City. It is this specific need for new contemporary style
apartment buildings. The Apartment Building will be impressively appointed, and will
serve the needs of college graduates and young professionals. Especially, those
younger couples where one person works in downtown Minneapolis and one person
works in the suburbs. We anticipate that a large percentage of the building's residents
will be able to utilize public transportation to their workplace. This is due to the Project's
proximity to major bus routes and possible future light rail connection to downtown
Minneapolis. We also expect a measurable amount of empty nesters. This is the type
of Golden Valley resident who may have a second home (out-of town) or those simply
looking to downsize. The Apartment Building units will feature some the most up-to-
date amenities in the marketplace. They will include granite counter-tops, stainless
steel appliances, dual flush toilets, recycling trash chutes and Wi-Fi internet access.
Further building amenities include a roof-top deck, bike repair area, party room, Pilates
studio, car wash, green activity spaces, and walking trails with multiple pond/water
features.
The Senior Living Building with Services will be serving an underserved market for
modern high quality Senior Housing (with services) in the City of Golden Valley. The
building is especially designed for City residents who possess the need for Memory
Care (Alzheimer's Care) or Assisted Living. The Senior Building will feature many
special care programs and amenities for its Seniors. These programs are specifically
designed for Seniors suffering from memory issues and include lifestyle training and
computer training. The Senior Building wiil also feature a broad range of amenities for
its residents, including a chapel/cinema, craft room, beauty salon, sensory gardens,
aquarium, family room, solarium, and transportation to doctor appointments and
scheduled activities for the building residents.
Both of the buildings in the development will be 6 stories in height, with 1 level of
underground parking. The two separate components to the development (Luxury
Apartments and Senior Building) will each have a complimentary but stylistically
different design look. The Apartment Building features a clean modern look with a flat
roofline. The Senior Building shows a more European "old world" look with its Mansard
style roofline, chimney stacks, and peaked roofs at the main entrance and building
garage.
2
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The buildings exteriors (on both buildings) will be clad with simulated stone, brick, fiber
cement board, and metal panel. The Apartment Building will feature 8 foot high
windows with balconies on the majority of the units. The first floor units in the
Apartment Building will also have walk-up units with doors that open directly to the
exterior to encourage walking and an energy conscious mentality and community. The
6th floor is designed as a penthouse level of the building with higher ceilings, upgraded
finishes and larger windows. This building further promotes a high sense of security,
with its gate house (not staffed), camera's in all common areas including the parking
garage, and there will be electronic door locks at all apartment unit entries. The Senior
Building component is a different housing model, and it will have staffing 24 hours a
day, 7 days a week. The Senior Building's staff will serve the building residents and
their daily needs in a secure, state of the art Senior Building with services.
This new development will be an important addition to the City of Golden Valley on a
site that has been prime for development for over thirty years. Both the Market Rate
Luxury Apartment Building and the Senior Living Building are going to offer the type of
housing alternatives that are so important to maintaining a vibrant city. This project
creates housing options for Golden Valley residents coming from a diverse range of
ages. This is the very type of specialized housing that can appeal to both young
residents as well as to the City's older residents, all in an exceptional location that is
slated for commercial development. The Three•Nine•Four Development should truly be
a very well received addition to the City of Golden Valley.
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� Public Works Department
763-593-8030/763-593-3988(fax)
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Date: March 4, 2013
To: Mark Grimes, Director of Planning and Development
From: Jeff Oliver, PE, City Engineer
Subject: Final Planned tJnit Development Review
The 3.9.4. PUD#112
Public Works staff has reviewed the plans submitted by Global One Golden Valley, LLC
(Developer) for a Planned Unit Development (PUD) named The 3.9.4. The proposed development
is located immediately north of Interstate 394, west of Trunk Highway 100, south of Circle Down,
and east of Turners Crossroad. The proposed PUD will consolidate two parcels of land, one that is
currently owned by the Minnesota Department of Transportation (MnDOT) and the existing
Mayfair Apartments, which will be demolished. The Developer has proposed building 120 units of
senior housing on the western portion of the site and 314 units of market-rate apartments along
the southern portion of the property.
Site Plan
The property being consolidated far the PUD has existing street access from two separate public
right-of-ways. The existing Mayfair Apartments has a driveway access onto Circle Down, a
residential street located north of the existing apartments that will be utilized as the primary
access point for the PUD. The existing MnDOT property does not have conforming access onto a
public street; however,there is an existing 18-foot wide public alley that was platted with the
Spring Green South subdivision in 1952. When MnDOT acquired the subject property and used it
as a staging area as part of the I-394 construction, an additional 10-foot of easement was
acquired immediately adjacent to the platted alley. This combination of easement and alley
provides a 28-foot wide access for the MnDOT property to Turners Crossroad. The proposed plan
utilizes the alley access onto Turners Crossroad as a secondary access to the site.
The City and MnDOT are currently in the final phases of the reconveyance of all excess property
and easements from the I-394 project to the City. The reconveyance will include the easement
adjacent to the alley discussed above, and other easements on the site that currently run in favor
of MnDOT. All MnDOT easements for the alley within this PUD must be dedicated as City street
right-of-way on the final plat.
G:\Developments-Private\Globus The 3-9-4\FinaIPUDReview-394 030413.docx
t
The existing aliey platted between Turners Crossroad and the MnDOT property also extends
across the property to the TH 100 right-of-way on the eastern edge of the site. This alley must be
vacated by the City of Golden Valley as part of the redevelopment. In addition, there are several
easements in favor of the City on the properties being developed that must be vacated. The alley
and easement vacations must occur at the time of final plat approval by the City Council.
The plans submitted by the Developer also indicate an existing easement in favor of"Gas
Company" across the northern portion of the property. The Developer must work with
CenterPoint Energy to vacate this easement, as part of the platting process.
City records indicate that an existing 20-foot wide utility easement overlying a City watermain is
parallel to I-394 across the southern portion of the property. This easement must be vacated and
rededicated on the final plat.
The proposed final plat includes two platted lots, which will be the locations of the apartment
buildings, and one outlot. The proposed outlot is the location of the surface parking lots,
sidewalks and stormwater management features for the PUD.
The proposed final plat includes drainage and utility easements consistent with City Code on the
perimeter of the plat. There are no drainage and utility easements shown on the lot lines of the
proposed apartment buildings, as discussed above. Because the stormwater drainage and
municipal utility issues in the vicinity of the proposed apartment buildings appear to be
adequately addressed, there is no need for interior lot line easements. Because this development
is a PUD, the lot line easements shown on the final plat are acceptable to Public Works staff,
unless otherwise discussed in this review.
The Metropolitan Council Environmental Services (MCES) provides regional wastewater collection
and treatment for the metropolitan area. The MCES is in the process of constructing a sanitary
sewer lift station south of I-394, with a forcemain that passes under I-394 at the eastern edge of
the proposed PUD and proceeds northward to the cul-de-sac on Circle Down. The City reserves
the right to require additional easements within the proposed PUD to accommodate the MCES
forcemain, including temporary easements during construction. The Developer must also allow
MCES and its contractors access across the site via Turners Crossroad and the alley at all times,
during construction of the forcemain.
Because this proposed PUD is adjacent to I-394 and TH 100, it is subject to review by MnDOT. The
final plat includes the dedication of approximately 20-feet of additional right-of-way on the
southern plat boundary adjacent to I-394 as required by MnDOT.
The PUD plans also include the construction of a concrete sidewalk around the perimeter of the
site. This proposed sidewalk includes a connection to the existing City sidewalk on Circle Down,
near the proposed driveway access. In addition,the plans include extension of the sidewalk
across property being reconveyed to the City to connect with the Circle Down cul-de-sac. The
Developer will be responsible for constructing and maintaining all the proposed sidewalks, and
must obtain a Right-of-Way Management Permit for the extension to Circle Down on the eastern
G:\Developments-Private\Globus The 3-9-4\FinaIPUDReview-394 030413.docx
edge of the development. Construction of the sidewalk must be consistent with all applicable
accessibility requirements.
The proposed PUD plans also include an Emergency Vehicle Access Plan which evaluates access
for the City's largest fire vehicle, the ladder truck, through the proposed site. This plan indicates
that fuil turning access within the proposed drive lanes on the east end of the site is provided.
The plan also indicates that vehicle turn-around space is included between the proposed market-
rate apartment building and the senior building on the western edge of the site with "hammer-
head" maneuvering within the driveways to the structured parking.
Traffic Impacts
Consistent with the I-394 Overlay District, the City of Golden Valley has been studying traffic
impacts from potential redevelopments in the vicinity of Xenia Avenue and Golden Hills Drive
over the last several years. This study, performed by the City's consulting traffic engineer at SEH,
Inc., includes trip generation from potential redevelopment at the site currently being considered
for this PUD,the vacant parcel at the Colonnade site (southeast quadrant of Xenia Avenue and
Golden Hills Drive), and the former Olympic Printing site (northwest quadrant). The study
evaluated the impacts on Xenia Avenue at the I-394 ramps, Golden Hills Drive and Laurel Avenue.
Construction pians to modify the intersection of Xenia Avenue and Golden Hills Drive have been
developed to maintain Level of Service E, or better, at the intersection. The updated Xenia
Avenue and Golden Hills Drive Traffic Study, dated October 24, 2012, is attached to this review
forreference.
The October 24, 2012, SEH study was updated from previous studies to include turning count
movements from the summer of 2012, as well as trip generation estimates for the proposed
3.9.4. PUD and the most recent concept plans for the Colonnade and Olympic Printing sites. The
study determined that the residential development proposed for the PUD will generate 2,299
total daily trips, 163 trips during the AM peak hour, and 203 trips during the PM peak. The peak
hour volumes from the proposed PUD are less than previous development proposals that
included significant office space uses.
In order to accommodate the potential PM peak traffic generated from the property included in
this PUD,the previously developed plans for upgrading the intersection of Xenia Avenue and
Golden Hills Drive included a dedicated west-to-north right turn lane, a westbound through lane,
a combined through/left (southbound), and a dedicated left turn lane. Because the current
proposal with no office or commercial land use included results in a significant decrease in PM
peak trips, the dedicated right turn lane can be eliminated, and the dedicated through lane can
become a through/right turn lane, which eliminates the need to acquire additional right-of-way
in the northeast quadrant of the intersection.
The October 24, 2012 intersection study also indicates that under a ful) redevelopment scenario
(including intersection improvements consistent with the previously developed plans), the worst
G:\Developments-Private\Globus The 3-9-4\FinaIPUDReview-394 030413.docx
performing intersection movements in the study area performs at a Level of Service D, during the
PM peak hour. These movements include:
• the eastbound left turn and through movements at Xenia and Laurel Avenues
• the eastbound left and through at Xenia Avenue and Golden Hills Drive
• the westbound left at Xenia Avenue and Golden Hills Drive
• and the westbound left turn at the north I-394 ramps
All of the subject intersections perform at an overall Level of Service C, or better, during the PM
peak hour; therefore, a Traffic Management Plan will not be required for the proposed 3.9.4 PUD,
as outlined in the Interstate 394 Overlay District Ordinance. The need for Traffic Management
Plans for the remaining redevelopment sites will be determined at the time of plan submittal.
Based upon this proposed PUD and the currently known redevelopment scenarios at the
remaining properties, it is recommended that the proposed improvements to the Xenia Avenue
and Golden Hills Drive intersection proceed as outlined in the October 24th SEH review. Additional
modifications to the originally proposed plan may occur as redevelopment plans are submitted
for the Colonnade and Olympic Printing sites. The Developer must agree to waive the right to
appeal special assessment to property within the PUD for future improvements to the
intersection of Golden Hills Drive and Xenia Avenue.
As discussed above, the proposed PUD will generate an estimated 2,299 vehicle trips per day and
the primary point of access to the development will be via a driveway onto Circle Down, a
residential street. In anticipation of the PUD-generated traffic, and the construction traffic to the
site during development, Circle Down was constructed to a 9-ton roadway design between
Turners Crossroad and the eastern edge of the proposed driveway, when reconstruction of the
roadway occurred as part of the 2012 Pavement Management Project (PMP). Turners Crossroad
was also reconstructed to a 9-ton capacity design, and Golden Hills Drive between Turners
Crossroad and Xenia Avenue is also structurally sufficient to accommodate this traffic.
In addition, the traffic generated from the PUD presents access concerns for the existing
residential properties on Circle Down. The existing traffic volume on Circle Down, as determined
in 2011 traffic counts, totals approximately 320 vehicle trips per day. As discussed above, the
total daily traffic generated by the proposed PUD totals 2,299 trips per day. The peak traffic-
generating hours for residential development occur during the AM and PM peak hours. As
identified in Table 1 of the October 24th SEH study, a total of 163 additional trips will be
generated by the PUD during the AM peak hour, or a corresponding increase of approximately
2.7 vehicles per minute to and from the site, during the AM peak hour. The PM peak hour will see
an additional 203 vehicles for the hour, or approximately 3.4 vehicles per minute.
The owner of the existing single family home in the northeast corner of Circle Down and Turners
Crossroad has expressed concerns regarding the behavior of other drivers, while turning in and
out of their driveway. This issue is an existing concern of the property owner, and the issue may
be increased due to additional trips generated by the proposed PUD. Public Works staff has
developed modifications to the pavement striping of the Golden Hills Drive and Turners
Crossroad curve to address this issue. The modification will include the creation of a dedicated
G:\Developments-Private\Globus The 3-9-4\FinaIPUDReview-394 030413.docx
center turn lane through the curve of the intersection, to allow the homeowner to access their
driveway, without obstructing through traffic and minimizing conflicts.
Utilitv Plan
There is adequate capacity in the City's water distribution system to provide service to the
proposed PUD. The plans submitted by the Developer include an extension of the existing water
services to the Mayfair Apartments southward across the PUD to connect to an existing
watermain along I-394. The Utility Plan also shows a second connection to this watermain near
the eastern PUD boundary. This second connection provides a water service loop through the site
to maximize flow conditions during peak usage times, including fire flows.
The water distribution system within the PUD will be owned and maintained by the Developer
from the development-side of the valves connecting to the existing City system around the site.
The Developer will be required to enter into a Maintenance Agreement with the City for this
watermain, and for maintenance of the sanitary sewer and storm sewer systems to be discussed
later in this review.
There is adequate capacity in the City's sanitary sewer system to provide service to this proposed
PUD. However, based upon the City's Comprehensive Sanitary Sewer plan, there is a capacity
issue downstream of the Golden Hills area that was recently further evaluated. This evaluation
confirmed that capacity is available for this PUD and all of the currently-known redevelopment
scenarios in the vicinity of the intersection of Xenia Avenue and Golden Hills Drive.
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. However, this capacity issue analysis also indicated that continued reduction of inflow
and infiltration wastewater flow within the contributing sewershed will significantly reduce the
capacity concerns and allow continued redevelopment within the I-394 corridor.
There is an existing City-owned and maintained 12-inch diameter sanitary sewer within the alley
crossing the northern portion of this site (previously discussed). This sanitary sewer currently
provides sewer service to the Mayfair Apartments and provided service to the previous land uses
on the MnDOT portion of the PUD site prior to construction of I-394. The Developer wil) be
removing the existing sanitary sewer in its entirety from the western PUD boundary to the east.
The proposed Utility Plan includes installation of new sanitary sewer from the City system on the
western PUD boundary into the development, to provide service to the apartment buildings. This
proposed sanitary sewer system wil! be owned and maintained by the Developer from the point
of connection to the City system to the proposed buildings. The maintenance of this sanitary
sewer must be included in the Maintenance Agreement discussed above.
The proposed PUD is subject to the City's Inflow and Infiltration Ordinance. However, the Mayfair
Apartments and the sanitary sewer providing service to them will be removed as part of the
development. Therefore, compliance with the I/I Code must include inspection of the sewer
G:\Developments-Private\Globus The 3-9-4\FinaIPUDReview-394 030413.docx
mains discussed above, each of the buildings, and obtaining an I/I Certificate of Compliance prior
to occupancy.
Stormwater Management
This proposed PUD is within the Sweeney Lake sub-watershed of the Bassett Creek Watershed.
Therefore, the plans are subject to the review and comment of the Bassett Creek Watershed
Management Commission (BCWMC) for compliance with its water quality and rate control
requirements. Because Sweeney Lake is an impaired water,the BCMWC review will include
evaluation for compliance with the Sweeney Lake Total Maximum Daily Load Study.
This PUD is also subject to the City's Stormwater Management Ordinance. City approval of the
Stormwater Management Plan 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.
Stormwater runoff from the proposed PUD is conveyed to Sweeney Lake through two different
systems. The runoff from building and parking lot portions of the site will be collected by a storm
sewer system that is routed through an underground stormwater filtration system that will
provide nutrient and sediment removal and rate control. Discharge from the filtration chambers
will be routed through a stormwater pond south of Circle Down, adjacent to the driveway access
onto Circle Down. Discharge from the pond is to the northwest, into a City storm sewer, and
eventually into Sweeney Lake.
The Developer has included a separate storm sewer system to provide drainage from the area
between the parking lot and the rear yards of the homes on Circle Down. This storm sewer
system flows to the southeast corner of the site where it connects to the MnDOT system within I-
394. This storm sewer system discharges to Colonial Pond and eventually into Sweeney Lake. The
proposed utilization of the MnDOT storm sewer is subject to review and comment by MnDOT.
The existing City storm sewer system in the vicinity of Circle Down and the development
driveway is an 18-inch and 24-inch clay tile that dates back to approximately 1920, along the
western plat boundary and south of Circle Down. The Developer will be required to remove the
existing clay tile storm sewer and construct a concrete storm sewer pipe in its place.
The existing City storm sewer continues north of Circle Down flowing to the north, through back
yards to Radisson Road, and then to Turners Crossroad. The size of this storm sewer was
increased to the extent possible, as part of the 2011 and 2012 PMP projects in these
neighborhoods. However, capacity issues remain within this storm sewer that could result in
backflow of the storm sewer into the proposed development pond. In order to address this
backflow issue, the Developer will be required to install a backflow prevention valve between the
pond outlet and the connection to the City storm sewer in Circle Down. The Developer will own
and maintain the backflow prevention valve, but must agree to allow City access to the valve as
needed for emergency response. Maintenance of this valve will be included in the Maintenance
Agreement previously discussed in this review.
G:\Developments-Private\Globus The 3-9-4\FinaIPUDReview394 030413.docx
As shown in the final PUD plans, the modified Storm Sewer Plan to provide drainage to the rear
yard area on the north edge of the PUD includes installation of the storm sewer approximately
six feet north of the proposed modular block retaining wall. This alignment is acceptable to
�Public Works staff. However, the proposed alignment comes within approximately four feet
of the property line to the north in some areas. Public Works staff recommends the Developer
work with the affected property owners to ensure that adequate drainage is provided for all
rear yards.
The Developer will own and maintain the entire storm drainage system being constructed as
part of the PUD, except the portion of existing storm sewer south of Circle Down along the west
PUD boundary. The maintenance of the storm sewer, underground filtration basin, stormwater
pond and the backflow prevention valve will be included in the Maintenance Agreement
previously discussed in this review.
A field review of the proposed PUD has identified an area on the eastern portion of the
Mayfair Apartments site that appears to have wetland characteristics. A Wetland Investigation
was performed on site to identify possible wetlands. The Minnesota Wetland Conservation
Act Notice of Decision (copy attached) confirmed there are in fact no wetlands within the
proposed development.
Tree Preservation Plan and Landscape Plan
The proposed PUD is subject to the City's Tree Preservation Ordinance. The plans submitted for
review include a Tree Inventory and Landscaping Plan. The determination of tree replacement
and/or mitigation based upon the ordinance will be determined at the time the Tree Preservation
Permit is applied for.
Summarv and Recommendations
Public Works staff recommends approval of the final plans for The 3.9.4. Planned Unit
Development#112, subject to the comments contained in this review, which are summarized as
follows:
1. The plans are subject to the review and comments of the Minnesota Department of
Transportation, Metropolitan Council Environmental Services, and the Bassett Creek
Watershed Management Commission.
2. The alley dedicated to the City with the Spring Green South subdivision must be vacated
during the final plat approval for the PUD.
3. All MnDOT easements for the alley within this PUD must be dedicated as City street right-
of-way on the final plat.
4. All existing easements in favor of the City of Golden Valley must be vacated, and
rededicated as needed, as part of the final plat and PUD approval process.
5. The Developer must agree to dedicate any temporary or permanent easements
determined necessary by the MCES or the City for construction of the Metropolitan
Council Environmental Services 1-GV-461 Reliever previously discussed at no cost to
either agency.
6. The Developer must agree to replace the 18-inch and 24-inch clay tile storm sewer on the
western plat boundary of the property with concrete pipe.
G:\Developments-Private\Globus The 3-9-4\FinaIPUDReview-394 030413.docx
7. The Developer must agree to enter into a Maintenance Agreement for the watermain,
sanitary sewer and storm drainage system within the PUD, as discussed within this
review.
8. The private sanitary sewer and buildings within the PUD must be compliant with the City's
Inflow and Infiltration Ordinance, including obtaining a Certificate of Compliance, prior to
occupancy of the buildings.
9. Subject to compliance with the City's Stormwater Management, Right-of-Way
Management and Tree Preservation Ordinances.
10. The Developer must obtain all required permits, as outlined in this review.
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:
MnpOT review dated October 18, 2012
Golden Hills Drive at Xenia Avenue Traffic Study dated October 24, 2012
Wetland Investigation Report dated January 16, 2013
C: Jeannine Clancy, Director of Public Works
Bert Tracy, Public Works Maintenance Manager
Eric Eckman, Public Works Specialist
Mitch Hoeft, Engineer
Mark Ray, Engineer
Eric Seaburg, Engineer
AI Lundstrom, Park Maintenance Supervisor and City Forester
Dave Lemke, Utilities Supervisor
Mark Kuhnly, Chief of Fire and Inspections
Joe Hogeboom, City Planner
Gary Johnson, Building Official/Plans Examiner
G:\Developments-Private\Globus The 3-9-4\FinaIPUDReview-394 030413.docx
.
Minnesota Wetland Conservation Act
Notice ofi Dec�sion
Local Government Unit(LGU) Address
City of Golden Valley 7800 Golden Valley Road
Golden Valley, MN 55427
1. PROJECT INFORMATION
Applicant Name Project Name Date of Application Application
Todd Ullom, MFRA Three-Nine-Four Project January 16,2013 Number
2013-01
�Attach site locator map.
T e of Decision:
� Wetland Boundary or Type ❑ No-Loss ❑ Exemption ❑ Sequencing
❑ Replacement Plan ❑ Banking Plan
Technical Evaluation Panel Findin s and Recommendation(if an ):
�Approve ❑ Approve with conditions ❑ Deny
The City of Golden Valley received a wetland delineation report prepared by MFRA for the Three Four
Nine Project,which proposes development of 7.50 acre property located north of I395 and west of Hwy
100.
The delineation report describes a field review of the property,which was completed on Apri120, 2012.
One potential wetland area was identified. This area was determined to not be wetland due to lack of
hydrology. Supporting data is presented in the wetland delineation report.
The potential wetland area was also field reviewed in 2012 by SEH as part of a city project near the
property. The SEH review also determined that the area was not wetland.
The TEP members were asked to comment on the application during a I S day comment period from
January 16,through February 8,2013. Two TEP members responded that they were in agreement that the
area was not wetland, and supported approval.
2. LOCAL GOVERNMENT UNIT DECISION
Date of Decision: February 8,2013
� Approved ❑ Approved with conditions (include below) ❑ Denied
LGU Findings and Conclusions(attach additional sheets as necessary):
The City of Golden Valley,with majority support of the TEP, finds that the wetland delineation report,
which claims that no wetland is present, is accurate. The City finds that there are no areas meeting the
technical definition of wetland within the boundaries of the Globus Three-Four-Nine project.
This decision is specific to the Minnesota Wetland Conservation Act, and does not preclude differing
opinions of the United States Army Corps of Engineers, Minnesota Pollution Control Agency, or the
Bassett Creek Watershed.
BWSR Forms 7-1-10 Page 1 of3
i
For Replacement Plans using credits from the State Wetland Bank:
Bank Account# Bank Service Area County Credits Approved for
N/A Withdrawal (sq. ft. or nearest .01
acre)
Replacement Plan Approval Conditions. In addition to any conditions specified by the LGU, the
approval of a Wetland Replacement Plan is conditional upon the following:
❑ Financial Assurance: For project-specific replacement that is not in-advance, a financial
assurance specified by the LGU must be submitted to the LGU in accordance with MN Rule
8420.0522, Subp. 9(List amount and type in LGU Findings).
❑ Deed Recording: For project-specific replacement, evidence must be provided to the LGU that
the BWSR "Declaration of Restrictions and Covenants" and "Consent to Replacement Wetland"
forms have been filed with the county recorder's office in which the replacement wetland is located.
❑ Credit Withdrawal: For replacement consisting of wetland bank credits, confirmation that
BWSR has withdrawn the credits from the state wetland bank as specified in the approved
replacement plan.
Wetlands may not be impacted until all applicable conditions have been met!
LGU Authorized Signature:
Signing and mailing of this completed form to the appropriate recipients in accordance with 8420.0255,
Subp. 5 provides notice that a decision was made by the LGU under the Wetland Conservation Act as
specified above. If additional details on the decision exist,they have been provided to the landowner and
are available from the LGU u on re uest.
Name Title
Deric Deuschle for Jeff Oliver City Engineer
Signature Date Phone Number and E-mail
02-18-2013 763.593.8034
joliver@ci.golden-valley.mn.us
THIS DECISION ONLY APPLIES TO THE MINNESOTA WETLAND CONSERVATION ACT.
Additional approvals or permits from local, state, and federal agencies may be reyuired. Check with all
appropriate authorities before commencing work in or near wetlands.
Applicants proceed at their own risk if work authorized by this decision is started before the time period
for appeal(30 days)has expired. If this decision is reversed or revised under appeal,the applicant may be
responsible for restoring or replacing all wetland impacts.
This decision is valid for three years from the date of decision unless a longer period is advised by the
TEP and specified in this notice of decision.
3. APPEAL OF THIS DECISION
Pursuant to MN Rule 8420.0905, any appeal of this decision can only be commenced by mailing a
petition for appeal, including applicable fee, within thirty(30)calendar days of the date of the mailing of
this Notice to the following as indicated:
Check one:
� Appeal of an LGU staff decision. Send ❑ Appeal of LGU governing body decision. Send
petition and$200.00 fee(if applicable)to: petition and$500 filing fee to:
City of Gotden Valley—Jeff Oliver Executive Director
7800 Golden Valley Road Minnesota Board of Water and Soil Resources
Golden Valley,MN 55427 520 Lafayette Road North
St. Paul, MN 55155
BWSR Forms 7-1-10 Page 2 of 3
4. LIST OF ADDRESSEES
� SWCD TEP member: Stacey Lijewski
� BWSR TEP member: Lynda Peterson
� LGU TEP member(if different than LGU Contact): Deric Deuschle
� DNR TEP member: Melissa Doperalski
❑ DNR Regional Office(if different than DNR TEP member)
� WD or WMO(if applicable): BCWMC,Jim Herbert
� Applicant and Landowner(if different)
❑ Members of the public who requested notice:
� Corps of Engineers Project Manager
❑ BWSR Wetland Bank Coordinator(wetland bank plan decisions only)
5. MAILING INFORMATION
➢For a list of BWSR TEP representatives: www.bwsr.state.mn.us/aboutbwsr/workareas/WCA areas.pdf
➢Far a list of DNR TEP representatives:www.bwsr.state.mn.us/wetlands/wca�DNR_TEP contacts.pdf
➢De artment ofNatural Resources Re ional Offices:
NW Region: NE Region: Central Re�ion: Southern Region:
Reg.Env.Assess.Ecol. Reg.Env.Assess. Ecol. Reg.Env.Assess.Ecol. Reg.Env.Assess. Ecol.
Div.Ecol.Resources Div. Ecol.Resources Div.Ecol.Resources Div.Ecol.Resources
2115 Birchmont Beach Rd. 1201 E.Hwy.2 1200 Warner Road 261 Hwy. l5 South
NE Grand Rapids,MN 55744 St. Paul,MN 55106 New Ulm,MN 56073
Bemidji,MN 56601
For a map of DNR Administrative Regions, see: http://files.dnr.state.mn.us!aboutdnr/dnr re.gions.pdf
➢For a list of Corps of Project Managers: www.mvp.usace.armv.miVre ug latory/default.as��a�eid-687
➢For Wetland Bank Plan applications,also send a copy of the application to:
Minnesota Board of Water and Soil Resources
Wetland Bank Coordinator
520 Lafayette Road North
St. Paul,MN 55155
6. ATTACHMENTS
In addition to the site locator map, list any other attachments:
� Pro'ect Location Ma
BWSR Forms 7-1-10 Page 3 of3
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'� Minnesota Department of Transportation
Meaopoltaq Distr�ti�t
:� Waters Edge Building
1500 Cou�ty Road 62 West
Rosevllle,MN 55193
Octflber 1$,201 Z
Mark Grimes
City of Galden Valley
7$00 Golden Valley Road
Golden Valley,MN 55427
SUBJECT: The 3-9-4 Apartments—Golden Valley
MnUOT Review#S 12-043
Notth side of I-394,west of TH 100
Golden Valley,Hcnnepin Couttty
Control Section 2789
Dear Mr.Grimes:
The Minnesota Departrnent of Tra,nsportation(MnD01�has reviewed the above
referenced site plan.Before any further development,please address the following isst�es:
Water Resources:
A Mn/DOT drainage permit will be required. T7�e dre.inage permit application form c�n
be found at h#tp://www.do�state.mn.us/utiIitvlforms/'mdex html.
The following inform�tion is requir�d with the drainage pemut application:
� Final drainage pian shawing storm sewer plan,storm sewer and culvert profiles
and pond contours
� Existing and praposed drainage area maps with flow arnows
• Existing and proposed drainage/pond computations for the 2, 10,and 100 year
rainfalt events
Addition information may be required once a dra.inage pernut is submitte�l and after a
detailed re�riew.MnDOT will not allow an increase in dischacge to MnDOT drninage.
Please direct any questions regardizig these issues to Thomas Mitchell(651-234-7540 or
t�omas.mitchellCa)state.mn.usl of MriDOT's Water Resources Engineering sedion.
Tlrarj�3c:
The proposed developmeirt as shown represents a substantial inarcase in units/trips from
the existing land use. N1nDOT requests that a naff'ic siudy be performed for ihe proposed
development. This study should show how the inctease in trips affects the trnnsportation
network in the area,especially the ramps to and from I-394 at Xenia Ave/Park Piace
� . ' .
B1vd. Please direct any questions regarding these commerits to Ryan Coddington{b5l-
234-7541 or r�an.coddin onC�a state.mn.us).
Noise:
MnDOT's policy is to assist locat governn►ents in prornoting compatibiiity betwcen land
use and highways. Residential uses located adjacent to highways often result in
complaints about tarraffic noise. Traffic noise from this highway could exceed naise
standards established by the Minnesota Pollution Cc�ntrol Agency{MPCA),�e U.S.
Department of Housing and Urban Development,and the U.S.Department of
Traz�sportation.Minnesota Ru1e 7030.0030 states that municipalities are responsible for
taking aIl reasonable measures ta prevent land use activi#ies listed in the MPCA's Noise
Area Classification(NAC)where the estabiishment of the land use would result in
violations of established noise standards.
MnDOT policy regarding development adjacent to existing highways pmhibits the
expenditure of highway funds for noise mitigation measur�s in such areas. The project
proposer should assess the naise situazion and take the action deemed necessary to
minimize the impact of auy highway noise. If you have any questions regarding
MnDOT"s noise policy please contact Peter Wasko in our Design section(651-582-1293
or Peter.Wasko castate.mn.us.
Permits and Right-of-A'ary:
Besides a drainage permit,any other work that impacts MnDOT right-of-way will require
a permit.No other impacts to r 394 will be allowed.Permit forms are avaiLable from
MnDOT's penmit website at htt�://www.dot.stat�.mn.us/permits/.
Tb.e parcel portion that is owned by MnDOT is in the process of being reconveyed to the
City of Golden VaJley.For questions on the reconveyance process,please contact Mike
Geertsema(michael. eertseana_State.mn.us or 651-234-7581
Please include one I 1 x 17 pisn set and one fu11 size plan set with each penmit
application.Please direot any questions rega3rding permit requirements to Buck Craig
(G51-234-7911 or buck.crai�la�state.mn.us)of MnDOT's Metro Permits Scction.
Rev�terv Subrn�al 4ptlo►is:
MnDOT's goal is to complete the r�view of plans within 3Q days. Submittals sent in
elecixonically cae usually be turned around faster. Ther�ar'e four submittal options.
Please submit either:
1. One(1)electranic pdf.version of tfie plans. MnDOT can accept the plans via
e-mail at metirodevreviews.dot�a state.mn.us provided that each separate e-
mail is under 20 megabytes.
2, T9�ree(3)sets of full size plans. Although submitting seven sets of full siz�
plans will eacpedite the review process. Plans can be sent to:
. ' .
MnDOT—Metro District Planning Section
Development Reviews Coordinator
1 S00 West County Road B-2
RoseviUe,NIN 55 i 13
3. One(1)compact disc.
4. Plans can also be submitted to MnDOT's External FTP Site. Please send fiIes
to:�tp://ftp2.dot.state.mn.us/pub/'mcoming/MetroVV�atersEdge/Plannins
Tnternet Explarer doesn't work using ftp so please use an FTP Client or youc
Windows Explorer(My Computer). Also,piease send a note to
metrodevreviews.dot(a�state.mn.us iwdicating that the plans have been
submitted on the FTP sits.
If you have any questions concerning this review, please feel free to comact me at
(65I)234-7793.
Sincerely,
�
�,,� *
�
Michael J.Corbett,PE
Senior Planner
Copy sent vea E-Mai�:
April Crookett,Area Engineer
Brian Kelly,Water Resources
Nancy Jacobson,Design
Buck Craig,Permits
Dale Matti,Right of-Way
Dxve Tor6n,Survey
Ryan Coddington,Tra�c Engineering
Clare Lacicey, Traffic Engineering
Robert Bycrs,Hennepin County
Ann Braden,Metropolitan Catuicil
9
t
�
/
�
��H TECHNICAL MEMORANDUNI
TO: Jeannine Clancy,Director of Public Works
Jeff Oliver, P8,City Engineer
Mark Ray,PE,Engineer
FROM: Graham Johnson, PE
Mike Kotila, PE
DATE: October 24,20l 2
R�; Golden Hills at Xenia Avenue Tra�ic Study
SEH No. GOLDV-120414
This technical memorandum provides findings related to a trai�ic impact ar�alysis 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 Galden Hills Drive. This merr�orandum�.Iso ass�sses the
potential benefit of operational changes that have beon considered the intersection.These options include:
coordination of traf�'ic signals alang 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 compieted in the area;
however updated turning rnovement count�were collected in August/September 2012. A comparison of 2012
peak hour demands to previously documented 2004 peak hour demands shows that changes in traf�c patterns
have occurred while the overall intersection demand is similar(based on a camparison of pm peak hour tota)
entering vehicles).
This an�Iysis incarporates the most recent proposed developments surrounding the study intersection. The
development�include the three.nine.four development proposal east of the study intersection,a new
Colonnade proposal along the east leg ofthe intersection,and an update to the 700 Xenia biock proposal in the
northwest quadrant. At this time, it is understo�l that tha existing office sp�ce at the Colonnade building and
Golden Hills buildings are at or near capacity.The cutrent capacity of the oi�'ice space at Altianz is unknown.
Any future development proposals that dii�er from the current plans in this memorandvm would need to be
assessed to determine if additional operations analysis would need to be camptet�d.
Trig Generation
The cwrent proposai for the three.nine.four devetopment includes 308 new apariment units and a 118 onit
Senior Housing building.As part of the three.nine,faur project,the existing 24 aparrments units on the site wil]
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 squae•e feet of ratail;based on previous development proposals,the retail was divided to
inciude a 6,40fl square foot restaurant and a 1,500 syuare foat coffee shop with the remaining 10,000 square
faot for genera!retail.
5nort Elllott Handrickson Inc.,10901 Red Circle Drive,Sulte 300,MlnneWnka,MN 55349-9302
SEH is an equal opportunity employer ( www.sehinc.com � 952.812.2640 � BD0,734.6757 ( 952.972.2801 fax
� ,
4
Golden Hills Area Traffic Impact Study
October 24,2012
Page 2
Trip generation was cornpleted using the Institute of Transportation Engineer's Trip Generation Manual,8�'
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 oniy trip reductions taken into
account are for the 700 Xenia site;all retail/commercial activity had a SO%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 woutd impact the trip generation;tt�e corresponding trip generatian code
would assume a Mid-Rise apartment building. The results indioate that the AM peak would remain unchanged
and the PM peak wouid have a slight increase. In the PM peak,the Colonnade site would have a 10 vehicle
increase and the 700 Xenia site woutd have a 20 vehicle increase. Both of these values would not have a
noticeable impact or change the results.
'i'.�ijlc 1 -'1'ri�t t�citcr�a4ior� t�irci.ni��c.(<}ur
Development Daily AM Peak PM Peak
ITE Code Units Total Enter Exit Total Enter Exit Total
220-Apartment(NEW) 308 U.U. 2,048 49 120 Ib9 126 80 206
220-Apariment(Removals) -2�4 D.U. -160 -4 -9 -l3 -10 -6 -16
252-Senior Adult Housing 118 D.U. 411 4 4 7 7 6 13
Total Trips 2,299 49 ll4 163 123 80 203
I'abk�2-'I`rija(�cn.a'atian- C'oii�n»adc
Development paily AM Peak pM Peak
IT�Code Units Total Enter Exit Total Enter Exit Total
232-Condominium High Rise 180 D.U. 752 10 51 61 47 22 68
Tatal Tripa 95Z 10 51 6l 47 22 b8
"1'�blc 3-"1'ri}�Cencratif,rn - '�t1i� ac ni�
Develope�ent Daily AM Peak PM Peak
iTE Code Unib Total Enter �xit Totsl Enter Exit Totai
232-Condominium Fiigh Rise 349 D.U. 1,459 20 48 119 90 42 133
8l4-Specialty Retail Center�'�' 10,000 S,F. 443 33 36 68 28 22 50
932-Restaurant��� 6,000 S.F. 763 36 33 69 39 27 67
937-Coffee Shop�'� 1,5(3U S.F. 1,228 85 81 166 32 32 64
Reduction-50%Multi-Use��� -1,217 -77 -75 -152 -50 -41 -91
Total Trips Z,676 97 l74 Z70 140 83 223
5 �
t
Golden Hifls Area Traffic Impact Study
October 2�},2012
Page 3
The development assumptians included in this analysis generatc fewer�•ehicle trips than were considered
previously considered combinations of development anaiyzed over the past decade. The PM peak hour has
been,and still is,the controlling analysis period,as it serves the highest cteparting traffic from the localized
deveiopment and the highest through traffic from the surrounding area. The reduction in trip generation as
compared to previous development plans ranges fram approximately 40%to 55% less demand in the PM peak
hoar.
Eadsting Conditions
The existing Xenia Avenue at Golden Hills Drive intersection operates with protected Ieft turn movements for
the northbound and southbound approaches while the eastbound and westbound approsches operate under split
phasing. The traffic signal currentiy runs in an uncoordinated mode relative to the adjacent signalized
intersections. There is an existing operationa!concern for northbound Xenia Avenue.The left through lane of
northbound Xet�ia Avenue feeds directly into the double left turn lane configuration at the Golden Hilis Drive
intersection resulting in driver confusion and unexpected lane shifts.
1fic two I-394 ramp terminal intersections on Xenia Avenue operate witfi signal control that is ac�d and
coordinateti;only the north ramp entersection was included 'm this analysis. The intersection of Xenia Avenue
and Laurel Avenue was aiso included in the analysis;it is currently under signal control that operates in an
aetuated and uncaordinated mode.
SynchrolSimTra�c soflware was used in the analysis to eva{uate the impact of the proposed develqpment
vehicte trips on the study intersection and the two adjaeent signals.
All existing intersections operate at a LOS C or better in both peak hours as shown in the Table 4 below. More
detailed results are shown is attached Table A1.The worst movements at any intersection operate at a LOS D
and all average queue lengths are contained within the storage lengths available;the maximum queue for the
eastbound left turn from Golden Hills Drive does occasionally fill up the available storage in the PM peak.
`C�►ble a E.xi�tin};()peralii�ns-Xeni:�:1��enae 5i��ialicrti lntersec.tion
AM Peak Hour PM Peak Hour
Approaeh Interstction Approash [ntersection
Intersection: A roach Dela /LOS Dela /LOS Dela lLOS Dela /LOS
EB 19.4/B 29.7/C
Xenia Avenue� � 20.6/C 12�B 16/B �3 ��B
Laurei Avenue NB 4.9!A 8.l /A
SB 10.7/B 9.41A
EB 16.9/B 22.8/C
Xenia Avenue� � 25.6/C 25.8/C
Golden Hilis Drive 16.8 i B 24.3/C
NB 14/B 24.1 /C
SB 19.31 B 24,2/C
WB 26/C 28.9/C
Xenia Avenue(d� NB 28.1 !C 25.7/C 2i /C Z5.1 /C
Nor� I-38A Ramp
SB 22.b/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 approaahes;all intersections
operate at a LOS C in both peak hours without signat phasing modifcations or capacity improvements as
shown in Table S belaw. 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 witl
operate at a LOS D. All average queues are contained within the available storage lengths;the single
northbound through lane maximum yueue increases to over 4Q0 feet due to the longer cycte length. The
increased narthbound queue shauld not interfere with the north ramp signal operations; however it will
occasionally block ths east side right-in/right-out access at the Colonnade Comptex.
It should be noted that any changes to the current development proposals could have an impact on the
intersection aperations. New develapment plans will need to be assessed to determine if additional analysis
would be needed.
'1'�il�le S I���stie�Niu•;1)i�vrlul�m.�atl Up��ruiii�nti-:�iniss Atcnuc 5i�u.�lia�t9 t+�t[��•sr.cCimi
AM Peak Hour PM Peak Haur
Approach Intersection Approach Intersection
InterseC#ion: A roach Dela /I.OS Dele /LOS ela lLOS Dela /LOS)
EB 20.l /C 29.l i C
Kenia Avenue(� � 25.1 /C 20.2/C
Laurel Avenue NB 7/A �4.1 /B g.5/A 14.8/B
SB 13.6/B 12.2/B
EB 21.2/C 283/C
Xenia Avenue(� wB 26.2/C 32/C
Golden Hills Drive 22.5 /C 30.5 I C
NB 19,3 /B 30.9/C
SB 26.3/C 30.4/C
WB 27.2/C 30.2/C
Xenia Avenue� NB 27.3 /C 25.9 i C 2t.l /C 25.3!C
North I-394 Ramp
SB 22.3 /C 25.3/C
Full Buyld Design
Potential improvements to the intersection of Golden Hills Drive and Xenia Avenue were analyzed as part of
this project. T'he 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 a!1 movements at the intersection.
The analysis evaluated the westbaund approach of Golden Hills Drive to Xenia Avenue with dual left turn
lanes, a throug}i lane and an exclusive right turn tane. Due to the reduced trip generation from the Colonnade
and three.nine.four develogments,compared to previous development proposals aver d�e past decade,this
analysis considered elirninating the exclusive westbound right tum lane and utilizing a shared through-right
tane. This vvould eliminate the need to acquire additional right of way for the turn tane.
Golden Hips Area Traffic Impact Study�
October 24,2012
Page S
Concurrent left turns from eastbound and westbound Golden Hiils Drive were evaluated using AutoTURN
saftware. 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 ar►d left turn maneuver
independently but would experience vehicie path overlsp if opposing left turns occur simultaneously.Given
that the frequency o€left turning trucks is relatively tow and that WB-62's are professionally driven,the
intersection v►�ill 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 haur has the highest westbound approach demand which would benefit
ti�e most fram the right turn lane.
The westbaund approach in the PM peak hour wauld experience a delay increase of 5 seconds without the
rigiit turn lane. The queues for the shared through-right lane condition extend furtlier when compared to the
scenario with the separate right turn lane. For the exclusive right turn scenario:the average queue is
approximateiy l-2 vehicles in either the thro�gh or right turn lsne;and,the maximum queue is appmximatety
5 vehicles in the right turn lane. For the shared through-right scenario,the average yueue is approximately 5
vehicles and the maximum queue is approximately 12 vehicles;this maximum queue would e7ctend to the
existing driveway access on the narth side of Golden Hills Drive. The northbounc!queue at Xenia Avenne and
Golden Hills Qrive is reduced to approximately 275 feet.
9 s.l>It�(i I)e�ela�3n�cnk�I raffir i•ut!iiuil�{t)rsirn-\cni�A+enu� 4igii.ilircd Interrrciio��
AM Peak Hour* PM Pcak How"` PM Peak Hont**
Approech Intersection Approach Approach Approach Approach
Intersection: A h Deta lLOS la /[.OS Dela /LOS) Dela /I.OS la /LUS la /L�S
EB 21 /C 29.1/C 28.6/C
Xenia
Avenue� � 22.8/C ]8.3/B i7.8/B
Laurel ]3.9/B 14.4/B 14.3/B
NB 7.2/A 8.1 /A 8.4/A
Avenue
SB 12.9/B 11.3/B 10.6/B
EB 19.2/B 28.4!C 26.$I C
Xenia WB 22.7/C 24.7/C 31.2 I C
Avenue� 19.2/B 23.5/C 25 /C
Golden Hills NB 1 b,7/B 24.5/C 20/C
Drive
SB 2Q.9/C 20.1 /C 21.4/C
Xenia WB 29/C 29.2/C 30.5 I C
Avenue{a� NB "27.5/C 26.8/C 21.9/C 25.�I C 20.7/C 25.4/C
North i-394
Ram� SB 22.3/C 25J/C 25.7/C
•Full Bulld Design with separate westbound right tum lane.
"*Fuli Build Design with+nrestbou�xl shared through-rlght tum lane.
Golden Hills Area Traffic Impact Study
October 24,2012
Page b
Signal Coordination
Currently,the intersection operates under the control of an actuated uncoordinated traff'ic signal. As-built
plans indicate that interconnect conduit and cable was originally iastatled,but it has not been in service and its
condition is not known.
Coordination of the existing signat wauld patentiaqy reduce the overall detay for northbound and sauthbound
through vehicles traveling alang 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#urning vehicles fram Xenia Avenue.
Table 7 is a summary of analysis results for the full build design scenario controlled by a signal systern
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 detay far
most af the approaches compared#o the uncoordinated condition. The northbound!eft turn from Xenia
Avenue to Golden Hills Drive has an increase of�lmost 14 seconds of delay under the coordinated mode.
Utilizing the existing,or replacing the interconnect system between the sign�ls along Xenia Avenue would
provide the opportunity to operate the Xenia Avenue signals in a coardinated mode if traffic patterns and
volumes change in such a way as they bene�t from it;however,running the Xenia Avenue signals at Laurel
Avenue and Gotden Hills Drive in and uncoardinated mode provides better averal�operations for the
conditions analyzed.
'[':i'.�Ic:' i)t���4i�pi��s��r fr:;f'i�• I�uil �3uild I)csi;,n a+o<9('irc�r�lin.ition- \cni:i.t�rniir tii„s�s;ilirxti lnic��,c�ti�3��
AM Ae�lc I-lour PM Peak Hour
Approach Intersection Approach lntersection
Intersection: A roach Dela /I.OS Deia /CAS Dela /IAS la /LOS
EB 26.6/C 33.8/C
Xenia Avenue� � 34.8/C 22.6/C
Laurel Avenue NB ��A 14.8/S 9�A 16.3/B
SB 11.8/B 12.6/B
EB 25.9/C 27.4/C
Xenia Avenue� � 32•8�C 24/C 32•2�C �7 9/C
Golden Hills Drive NB 20.3/C 24.3!C
5B 23.8/C 28.I /C
WB 25.2/C 28.5/C
Xenia Avenue� NB 27.1 I C 2�.7/C 23/C 23.6 i C
North I-394 Ramp
SB 22/C 20.9/C
Golden Hills Area Tra�c Impact Study
October 24,2012
Page 7
Flashing Yellow Left Turn Phase
A flashing yellow left turn phase serving noRhbound Xenis Avenue at Golden Hills Drive would provide more
efficient operations throvghout the off-peak hours at the intersection. The current lane configurations would
only a11ow this ogeration 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 lef�turn phases.
To incorporate a flashing yellow left turn phase s(ong Golden Hilis Drive,the westbound approach would
reeed#a 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 control}er and cabinet upgrades.
Pianned Projects
2013 MCES Project
In 2fl 13,a portion of Xenia Avenue and Golden Hil1s Drive intersection will be reconstnacted as part af$
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 thc full build
recommendatioas to achieve dual left turns and a shared through-right turn lane on westbound Golden Hilis
Drive. As part of this project,the north leg of the intersection may be partially recanstructed matching
existing conditions.
Northbound Xenia Avenue
The existing northbound approach of Xenia Avenue to Golden Hitls Drive has dual left turn lanes,a single
through Iane and a separate right turn lane. Departing from the I-394 interchange,there are two northbound
lanes;the left lane ends as one ofthe le�ft furn ianes and the right lane continues through the Golden Hills
Drive intersectian. This configuration causes some driver confusion at the intersection and creates a safety
problem as vehicles in the teft 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 tum 1ane. This
configuration will allow the City to sign the roadway mare 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 reduee 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 tra�c volume demands fram the three development sites do have an impsct on the existing dperations of
the Xenia Avenue and Golden Hills Drive intersection. Operationa]improvements are recommended to
address current driver canfusion concerns,safety accammodate development growth and provide capacity to
serve additianal traffic growth beyond levels evaluated in this analysis.
The previously praposed Ful) Build design—without the exclusive wesfbound right turn lane-would pravide
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 iftra�'ic volumes increase or development ptans are realizsd 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 impaat 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 Xenie Avenue to Golden Hilis Drive would address the existing
northbound lane continuity issues{the teft northbound through lane is currently forced ta tvrn left at Golden
Hills Drive). It also provides better continuity should a 2"�northbound through lane be constructed north of
Golden Hills Drive.
Ftashing yellow arrow operation would benefit intersection efficiency in the ot�peak hours;implementation
may require tra�c signal controller and cabinet upgra.des.
Due to the high proportion ofturning vehicles at the study intersections,traffic signal coardination would not
immediateiy improve operations for the majority of the vehiclss entering the Xenia Avenue intersections. As
traf�ic grows and patterns change over time,coordination may become beneficial.The existing traffic sig►al
interconnect should be maintained or upgaded as opportunity arises so that coordinated operation can be
implemented when beneficial.
�tta+chr�ents:
Tables Al though AS
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�� Fire Department
7&3-593-$079/ 763-593-8098 (fax)
Date: March 4, 2013
To: Mark Grimes, Director of Planning & Zoning
From: Mark Kuhnly, Chief of Fire & Inspections
Subject: Final PUD Agreement - J-394 Project
The Golden Valley Fire Department has reviewed the preliminary PUD plans and application packet
for review, which includes the preliminary site plan, utility plan, landscaping and overall the
proposed buildings, the use and type of occupancy for the two stand-alone buildings. Listed below
are the fire department comments.
SITE PLAN
1. The fire department apparatus access road shall be provided for the entire site. The minimum
width of the fire department apparatus access road is 20 feet of unobstructed width.
2. The fire department apparatus access road shall be installed and maintained around the
proposed site. If the apparatus access road cannot be installed because of the location of the
buildings and other factors, the fire code official shall require approved alternative means
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 sprinkler system including small room
size, sprinkler protection for the attic spaces, patios and decks, trash chutes and ather areas of
the buildings.
3. Provide all weather capability fire personnel walk-way leading from the fire apparatus access
road to all of the exterior opening of the buildings.
4. The turning radius for the fire department apparatus access road shall be inside turning radius
20 feet and outside turning radius 40 feet.
5. The vertical clearance for the fire department apparatus access road is 13 feet 6 inches.
6. The fire department access road shall be designed and maintained to support the imposed loads
of all fire apparatus and shall be surfaced so as to prove all weather driving capabilities.
7. The paver circle proposed for the site shall be designed and maintained to support the imposed
loads of fire apparatus and shall be surfaced so as to provide all weather capabilities.
8. The proposed hammer-head turn-around for the fire apparatus located in the southwest and
southeast corners of this site Shall Meet the requirement set forth in the Golden Valley Fire
Department policy.
9. Rapid entry lock boxes shall be installed for all exterior doors and for both buildings. The rapid
entry lock boxes will be required to be ordered and purchased through the KnoxBox Company,
www.knoxbox.com at the owner's expense.
10. Stairway access to roof for both buildings shall post signs in the stairways to identify floor levels
that the stairway continues to the roof.
UTILITY PLANS
1. The water supply system for the design of the proposed site shall be capable of supplying the
required fire flow for the design of both buildings or portion of the building, location, type of
construction, type of use and all floor levels.
2. Fire hydrants will be required to be installed on this proposed site in accordance with the City of
Golden Valley Public Works Department and the Minnesota Health Department. The fire
hydrants located on the site will be considered private hydrants. The private hydrants wilt be
painted red in color. One fire hydrant shall be installed within 100 feet of the fire department
connections.
3. One Post Indicator Valve (PIV) will be required for each building.
4. Protective bollards for vehicular protection shall be installed for fire hydrants, post indicator
valves, natural gas meters and electrical meters and transformer boxes.
5. The fire hydrants shall have a clearance space of 3 feet around the circumference of the fire
hydrant.
LANDSCAPING PLAN
1. The fire hydrants, fire department connection for the fire suppression system and the post
indicator valves shall not be obstructed by any matter ar materials that would hinder the
operation of the fire department.
2. The placement of landscaping trees and shrubs for this site shall nat obstruct or hinder the
ladder operation from any secondary escape windows from any apartment units located at each
building.
OVERALL PLAN
1. The installation of Class 1 standpipe system will be required for the garage and all other levels
of both buildings.
2. The installation of the fire suppression system will be required for the garage and all other
levels of both buildings proposed on this site. The installation of the fire suppression system
will be a zone system for each floor or level of both buildings.
3. The underground garages for both buildings will be required to install a carbon monoxide
system for the removal of carbon monoxide from motor vehicle operation,
4. The fire alarm system for this proposed site will be required to have corridor smoke detection
and notification devices in the corridors and all sleeping rooms inside the units.
5. Fire extinguishers are still required to be installed in the corridors of both buildings.
If you have any questions, please contact me at 763-593-8080 or by e-mail,
mkuhnlv@�oldenvallevmn.gov
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