08-12-13 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, August 12, 2013
7 pm
1. Approval of Minutes
July 22, 2013 Regular Planning Commission Meeting
2. Informal Public Hearing — Preliminary Plan Review— Planned Unit
Development (PUD) — Room and Board PUD #79, Amendment#4
Applicant: Room and Board
Address: 4600 Olson Memorial Highway
Purpose: Ta relocate their outlet sales into the existing warehouse, demolish
the existing autlet building for the construction of parking and
construct a second floor in the existing warehouse to be used as
office space.
3. Informal Public Hearing — Preliminary Plan Review— Planned Unit
Development (PUD) — Meadowbrook School PUD #90, Amendment#3
Applicant: Hopkins Public Schools
Address: 5430 Glenwood Avenue
Purpose: To construct an interconnection addition between the existing facility
and the adjacent facility located at 5400 Glenwood Avenue.
4. Informal Public Hearing — Minor Subdivision — Intersection of Noble Drive
and Major Drive — Hanson Wood Shores — SU06-05
Applicant: George Wessin
Address: Intersection of Noble Drive and Major Drive
Purpose: The proposed subdivision would reconfigure the existing single
family residential lot into three new single family residential lots.
--Short Recess--
5. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
6. Other Business
• Council Liaison Report
7. Adjournment
"` 7his document is available in alternate formats upan a 72-haur r�quest.Please call
763-593-8a06(TTY. 763-593-3968)to make a request. Exampl�s of alternate formats �
� may indutl� large print,electranic,Braille,audiocassette,etc, �,
Regular Meeting of the
Golden Valley Planning Commission
July 22, 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,
July 22, 2013. Chair Kluchka called the meeting to order at 7 pm.
Those present were Planning Commissioners Baker, Boudreau-Landis, Kluchka,
Segelbaum and Waldhauser. Also present was City Planner Joe Hogel���tim and
Administrative Assistant Lisa Wittman. Commissioners Cera and McC�ity were absent.
1, Approval of Minutes
July 8, 2013 Regular Planning Commission Meeting
Boudreau-Landis stated that Commissioner Baker should be ad�ed to�he list of those
present. a,>>�� ',,
;!
Waldhauser referred to the last sentence on pag� four anc� stated that she would like it to
be reworded as follows: "Waldhauser added that if the system is taller, it would likely have
to be structurally stronger..."
2. Informal Public Hearing — Rroperty Rezoning — 7901 23'd Avenue North —
Z019-06
Applicant: Sohan Singh anc� Swarn Singh
Address: 7901 �3�a A���nue North
Purpose: T��r���e t�h�e;properties from Single Family Residential (R-1) to
M�lera���'��n'sity Residential (R-2) in order to construct a twin home
3. Informal Public Hearing — Minor Subdivision — 7901 23�d Avenue North —
Cl�awla Estates — SU19-05
Applicant: Sohan Singh and Swarn Singh
Address:' 7901 23�d Avenue North
Purpose: The proposed subdivision would create two parcels with a "zero lot line"
to allow for the construction of a twin home
Items 2 and 3 were discussed togefher.
Hogeboom referred to a map of the subject the property and stated that it is currently
zoned Single Family Residential (R-1) and guided Low Density Residential on the
Comprehensive Land Use Plan Map which includes properties that are zoned R-1 or R-2.
Minutes of the Golden Valley Planning Commission
July 22, 2013
Page 2
He explained that the property is 14,288 square feet in size and has been historically
vacant.
Hogeboom explained the applicant's request to construct a twin home, the front of which
would face 23�d Avenue North. To accomplish this, the property must be rezoned from R-
1 to R-2. The applicant is also requesting to subdivide the property into two lots (with a
zero lot line) which requires a waiver from the Subdivision Code to allow the lot width
along the north setback line to be 97.1 feet in width instead of the required 100 feet. In
addition, the applicant is seeking a variance from the Zoning Code requirerra�nts to allow
the home to encroach into the front yard setback area along Winnetka �l�enue°due to the
fact that the County will be taking an additional seven feet of right-of-w�y along 1Ninnetka
Avenue.
Segelbaum asked if findings are required when considering a rezon,%ng request.
Hogeboom stated that findings are required for the subdivision re��est, but are not
needed for the rezoning request.
Waldhauser referred to the qualifications governin���he�appro�i�l,q�f,a minor subdivision
and stated that the first qualification is that minor subdivisians shall be denied if the
proposed lots do not meet the requirements of the:appropriate zoning district. Hogeboom
stated that if the zoning variances are granted by the Board of Zaning Appeals than the
lots will meet the requirements of the R-2'Zoning District. He clarified that this proposal
would not require any variances if th� Cour�ty.,we°re r�ot.taking seven additional feet of
right-of-way.
Segelbaum asked if there ar��City��c�rcls of anyone ever attempting to develop this
property in the past. Hoge#�ciom s�id�F�ois not aware of any proposed developments on
this property, but he know� ther���ias b�en interest in the properties. He explained that
there are soil issues on this'p�p�erty that the applicant will be required to address.
Waldhauser asked if soil conditions were present on the property to the south. Hogeboom
said he believes so. He added fhat he is also aware that there was some fill put on this
property in the past that might need to be modified.
Kluchka a�ked if the soif conditions are driving where on the lot the home is proposed to
be placed. Hogebaom said no. The location of the proposed home is due to setback
requirements, site lines and other requirements. He added that soil mitigation will need to
be don� no matter where the home is placed on the lot.
Kluchka asked if there are water issues with any other properties in the area. Hogeboom
said he hasn't heard of any, but he knows the City Engineer is considering this proposal
very carefully because of the known issues on this property.
DJ Chawla, Real Estate Agent representing the applicant, stated that the applicants are
brothers and they want to live next to each other. They considered building two single
family homes, but a twin home would meet their needs and be less expensive to build.
Minutes of the Golden Valley Planning Commission
July 22, 2013
Page 3
Segelbaum asked who owns the property. Chawla stated that Dwayne Meier is the owner
of the property. Segelbaum asked about the status of the purchase of the property.
Chawla stated that the purchase is contingent on the City approving the rezoning and
subdivision requests. Segelbaum asked how long the property has been for sale and how
long Mr. Meier has owned it. Chawla stated that Mr. Meier has owned it for several years
and he has tried to sell it many times. Segelbaum asked Chawla if he has ever developed
property before. Chawla said his normal business is selling houses not developing
property.
Waldhauser asked Chawla if he has built houses in this area with this �ype of�pil,. Dave
Gardner, builder, said he built a house last year that required soil corrc�tions. He
explained that this proposed finrin home will be built on helical piers. °°
�;
Baker asked about the amount of displaced soil and the nurr�ber�f piers that will need to
be installed. Gardner said approximately 70 piers will be installed and that�these types of
piers dan't displace very much soil.
Segelbaum asked if he has looked at soil conditions on other prQperties in the area.
Gardner said he knows that the townhomes south of this prQperty used pilings in their
construction. � �r
��� ���
� '� �� 9
Segelbaum asked if any of the neighbo� have �xpre��sed �concerns. Gardner said he
hasn't heard from any of the neighbp�r�t., ����
Baker asked if there is any evidence of a structure ever being on this property. Hogeboom
said no.
Kluchka opened the public hearing.
Ben Steinbach, 7925 23`d Avenue North, said he frequently has flooding issues and has
witnessed standing v�a#er o�.�h� property in question. He said he would prefer that the
area be kept singie farnFl��and��h�at a single family home be built next to him.
, �° :
Nick Ke�kner,,�3f�� lFa��d,�r� Avenue North, said he has also witnessed standing water on
the property and he th'inks the proposed new house would be under water every time it
rains and added'that the intersection of 23�d Avenue North and Winnetka Avenue is
impassable in strong storms. He said that the last time he saw someone taking a soil
sampl� on the property their truck sunk two feet into the ground and had to be pulled out.
He doesn't s�e how this property is usable unless 42 feet of soil is taken out and replaced
with good soil.
Rosa Stein, 7920 Valders Court, said she has walked dogs though the subject property
and noticed that there is often standing water. She said all of Minneapolis is a wetland
and that there are ways to work with it. Kluchka asked Stein if she has had water issues
on her property. Stein said no.
Minutes of the Golden Valley Planning Commission
July 22, 2013
Page 4
Annette Dreier, 2225 Valders Avenue North, said she started having problems with water
and had to have her basement waterproofed after the Pennsylvania Woods project. She
said her sump pump runs full time and she knows the property at 2250 Valders Avenue
North has the same problems.
Seeing and hearing no one else wishing to comment, Kluchka closed the public hearing.
Baker asked for clarification on the criteria used in determining if a lot is buildable.
a : ;: ;.
Hogeboom stated that staff considers grade, slope, and delineated wefi�ands among other
things when determining if a lot is buildable. In this case the lot is not in.a deline��ted
wetland and is considered a buildable lot. However, there will be a signific�nt amciunt of
soil mitigation and stormwater management required.
Waldhauser questioned where the water goes from all of the �wmp pumps in'the
neighborhood. Hogeboom said the water goes to the ponds in fi�e area and into the storm
sewer system.
Kluchka said he is deferential to the City Engine��'s recori��endatian whether the lot is
buildable or not, and he's not sure whether it is th��,Plannin�;,Commissions purview to
decide if a lot a buildable. Baker said he thinks it is�g�aod th�3�the Planning Commission
asks abaut these types of issues so that;buyer� will be aware. Kluchka said he feels the
buyer and builder are well aware of the soil anct water conditions on this property.
Waidhauser said her concern is that this project won't aggravate any water issues the
neighbors already have.
Segelbaum questioned if��� R-'��Zonin����istrict is more appropriate for this property than
the R-2 zoning distri�t�since��e��sale history is unknown. He said he hasn't heard
justification yet for re��r��r�g the property and it would seem like "spot zoning" if the
broader area isn't cori�idered: He added that he was also surprised that the Zoning Map
didn't show more F�-2 zorred praperties because there are other duplexes and townhomes
in this area. Hogebc��m stated that staff has received a number of phone calls over the
last several years reg�r�ing the develapment of this property. He explained that some of
th� existin� R-2 properties in the area are grandfathered in because duplexes were
allowed at one tirne in the R-1 zoning district.
Waldhauser said she is not sure she understands Segelbaum's concerns because this is
a difficulf and expensive lot that could work with this proposed twin home since the
awners will share the significant engineering costs. She said she doesn't consider
rezoning this property to R-2 to be "spot zoning" because the property can't really be
developed without rezoning it. She added that the proposal is acceptable to the buyer and
the seller and questioned if the property would even be salable for a single family home.
Chawla reiterated thafi fihere are other townhomes and twin homes in the area. He stated
that the property has been on the market for years, and there have been offers but the
cost of soil mitigation ruins them. Gardner stated that he doesn't think a $350,000 to
Minutes of the Goiden Valley Planning Commission
July 22, 2013
Page 5
$4Q0,000 single family home would be viable on this property since the soil correction and
the price of the lot will be almast $100,000.
Baker questioned if the Planning Commission feels confident that the stormwater
management on this property won't adversely impact any of the neighboring properties.
Kluchka noted that if this proposal didn't include a subdivision request the stormwater
issues wouldn't be part of the Planning Commission review or discussion at all.
Hogeboom reiterated that the stormwater management on this property will be closety
monitored. Waldhauser stated that this property could pick up some of th�,:�t�rmwater
already in the area which could be a benefit to the neighborhood. Hogeboom'���d he
would talk to the City Engineer about the neighbor's concerns. `'��
z�
Kluchka questioned how much of this neighborhood would be amenab�e to �t-2 zoning
since there are other R-2 and Commercial properties nearby. He sa�d he thinks R-2
zoning is appropriate for this property considering the other us�s in the vi�rnify.
MOVED by Waldhauser, seconded by Boudreau-Lands ar�drCnotion carried 4 to 1 to
recommend approval of rezoning the properties f�drr� 5in��e F��nily,Residential (R-1) to
Moderate Density Residential Zoning District (R-�) to ena�� construction in an economical
fashion. Segelbaum voted no.
MOVED by Waldhauser, seconded by Baker and motir�n carried 3 to 2 to recommend
approval of the Minor Subdivision proposal in�luding the waiver request from Section
12.20, Subdivision 5(A) of City Co�e allnwing the property to be 97.1 feet in width along the
north setback line for the property;at 79C�1 23r�Avenue North subject to the following and
findings and conditions. Cornmi�sio�e;rs Kluchka and Segelbaum voted no.
Findinas '
� `
1. The proposed lots measu�e 97.1 feet in width along the north setback line.
2. Section 12.20, S��diwis.ion ���) of City Code requires that lots in the R-2 Zoning District
measure at least 100 feet in length on street abutting sides.
3. Hennepin County int�nds to`acquire right-of-way for future needs along CSAH 156, thus
eliminating the ability for this site to achieve that requirement along the north setback
line (23��Ave. No.) therefore, the Planning Commissian recommends approval of a
waiver to Section �`2.20, Subdivision 5(A) of City Code allowing the property to be 97.1
feet in wi�lth along the north setback line.
Conditions
1. The City:��torney will determine if a title review is necessary prior to approval of the
Final Plat.
2. A Park Dedication Fee of $180 shall be paid prior to approval of Final Plat.
3. The recommendations and requirements outlined in the memo from City Engineer Jeff
Oliver to Mark Grimes, Community Development Director, dated July 15, 2013, shall
become a part of this approval.
4. A Subdivision Development Agreement will be drafted at the time of Final Plat
approvaL
5. All applicable permits shall be obtained prior to the development of the new lots.
Minutes of the Golden Valley Planning Commission
July 22, 2013
Page 6
6. This approval is subject to all other state, federal, and Iocal ordinances, regulations, or
laws with authority over this development.
--Short Recess--
4. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
No other reports were given.
5. Other Business
• Gouncil Liaison Report
Council Member Schmidgall was in attendance and discussed #he fo�matian of a
committee to guide the City's participation in the Bottin�au Trar�sitway station area
planning process. He stated that the Council would„like th'e���mmittee tti include finro
Planning Commissioners to help study potential irn�pact�r.parkirig, �nd access among
other things.
Schmidgall explained that the Cities of Golden �✓al�ey, New.Hope and Crystal are moving
forward with and emergency water supply plan which may`include wells near each
reservoir in case supply from Minneapolis is ever°I��t.
• Bottineau Transitway Staticin Are�;Planning Committee
Hogeboom gave a brief history of the Bottineau Transitway project. He stated that
Hennepin County is starting the station area planning process this fall in order to study
both the Golden Valley Road and Plymouth Avenue stations even though there will likely
only be one station in Go�den V�Iley. The study will include several issues including: land
uses, parking, station dssign �nd �ccess for bikes, cars and pedestrians.
� ,;, �
After disc��iQn, the:consensus was, since finro Commissioners were absent, that they
would like Ha�eba��n:to email the information to all of the Planning Commissioners and
talk abou#Wha wpuld Iike to volunteer to be on the Station Area Planning Committee at
the next regular P�anning Commission meeting.
6. Adjournment
The meeting adjourned at 8:44
Charles D. Segelbaum, Secretary
�rty ��
Planning Department
763-593-80951763-593-8109(fax)
, , �, .
Date: August 6, 2013
To: Planning Commission
From: Joe Hogeboom, City Planner
Subject: Informal Public Hearing- Preliminary PUD Plan—Room and Board
PUD No. 79—Amendment#4—Room & Board, Inc., Applicant
. . ��`A'`�, II 1 "'k�..,« .r� 11.,. .. .. , . . -- .=..�o ru{�ad il, . , .-, ,, t�"�N,._ . w&tw t.+`a.,......, . . '`r°+�•�—`°N^'_—.�����d7l�a��k„ ., .. .
Background and Description of Proposal
Room & Board Inc., at 4600 Olson Memorial Highway, is seeking to amend Planned Unit
Development (PUD) Permit No. 79 to allow for the relocation of the Outlet Sales, demolition of the
outlet building, construction of a second floor to the existing warehouse and allow for a sign to be
placed on the exterior of the warehouse to designate the entry ta Outlet Sales. The Outlet Sales
would be relocated into the existing warehouse. The demolition of the current outlet building
would be for the construction of parking. It would increase the parking from the current 240 spaces
to about 426 spaces. The construction of the second floor on the existing warehouse would be
used for office space. The proposed amendment does not affect the plat.
The property is guided for long-term Industrial use in the Comprehensive Plan, and is zoned
Industrial. No changes to zoning or to the Comprehensive Plan would be required for this proposal.
The total PUD site is 13.07 acres in size and is bounded by Olson Memorial Highway to the south, a
railroad to the north, industrial buildings to the west and a railroad to the east. The proposal would
decrease the total amount of building space and increase the amount of pavemen# and impervious
surface. The proposal would allow the company to continue to grow and increase employment.
This PUD was established in 1998, which allowed the use of 3 buildings on one site and permitted
operations of Outlet Sales on weekends. A PUD amendment was granted in 1999 to allow for a
sizable office and warehouse addition, including ponding, lighting, landscaping and all exterior
conditions and land uses existing today. A second PUD amendment was approved in 2004 to allow
for the acquisition of land in the nartheast corner of the site for parking use. In 2006, a minor PUD
amendment was received to allow for the conversion of about 8,500 square feet of warehouse
space into office space.
Justi�cation 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 fot. 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 iand 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 the following findings:
1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the site and
achieves a higher quality af 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.
Recommendation
Staff recommends approval of the Preliminary Plan for Room and Board PUD No. 79, Amendment
No. 4, subject to the following conditions of approval:
1. The plans submitted with the application shall become a part of this approval.
2. The recommendations and requirements outlined in the memo from Deputy Fire Chief John
Crelly ta Mark Grimes, Community Development Director dated July 26, 2013, shall become
part of this approval,
3. All signs on the property must meet the requirements of the City's Sign Code.
4. This approval is subject to all other state, federal, and local ordinances, regulations, or laws
with authority aver this development.
Attachments
Location Map (1 page)
Memo from Deputy Fire Chief John Crelly dated July 26, 2013 (1 page)
Memo from City Engineer Jeff Oliver dated August 7, 2013 (4 pages)
Applicant's Narrative/Supplemental Information (5 pages)
Illustration of Proposed Building (1 page)
Site Plans (4 pages)
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Fire Department
'763-593-8079 j 763-593-8A98 {fax)
Date: J u ly 26, 2013
To: Mark Grimes, Director of Planning & Zoning
From: John Crelly, Deputy Chief
Subject: PUD Amendment—Room & Board Project
The Golden Valley Fire Department has reviewed original PUD Amendment#4 submitted back on
May 9th, 2013 and reviewed the additional information that was submitted on July 12, 2013 to
complete the original submittal.
The drawings submitted do not detail two areas of concern for the Fire Department. As with the
previous PUD amendments for this site, the Fire Department will need to review and approve the
following:
1) A review of the road access up to the building and around the building. As we have done in the
past, we need to review the site, determine where fire lanes shall be established and to have
the established fire lanes properly identified with approved signage.
2) A review of the public and private water system to the site and the building. This review would
include looking at current location of fire hydrants, wall fire hydrants and the location and
routing of the water mains.
3) With fihe remodel /conversion of the warehouse into a two story office area, consideration will
need to be given to the decommissioning of the smoke removal system and a review of the fire
suppression systems.
If you have any questions, please contact me at 763-593-8065 or by e-mail,
jcrelly@goldenvalleymn.gov
C��� �� �.°a�
Public Works Department
763-593-8030/763-593-3988(fax)
,
��. ��
Date: August 7, 2013
To: /lark Grimes, Director of Planning and Development
Joe Hogeboom, City Planner
From: Jeff Oliver, PE, City Engineer��
Eric Eckman, Public Works Specialist�
Joe Fox, Water Resources Engineer��
Subject: Room & Board PUD 3rd Amendment
Public Works staff has reviewed plans for the proposed Room & Board PUD 3rd Amendment,
located at the Room & Board facilities at 4600 Olson Memorial Highway. The proposed PUD
amendment consists of demolition of an existing building and construction of a surface parking
lot in the southwest portion of the site. This memorandum discusses issues identified during the
Public Works review that must be addressed prior to approval of the final PUD plans. The
comments contained within this review are based on the plans submitted to the City on
July 12, 2013.
Site Plan
This PUD Amendment proposes the removal of an existing building on the southwest corner of
Room & Board's campus. The p►an also calls for removing surrounding bituminous and concrete
pavement as well as removing some existing trees and shrubs. Plans call for the extension of the
existing parking lot into the space now occupied by the building. The entrance to the parking lot
will remain in its present location.
The owner or contractor will be required to obtain a Right-of-Way Management permit for the
construction of the new driveway apron, the storm sewer work within the Olson Memorial
Frontage Road, removal of the existing utility services, and all pavement restoration associated
with this work.
Because the PUD amendment is located adjacent to Trunk Highway 55, it is subject to the review
and comments of the Minnesota Department of Transportation.
G:\Developments-Private\Room&Board\PUD Amendment 2013\Preliminary Review.docx 1
Utilities
The building planned for removal is currently served by City sanitary sewer and water. These
services must be cut off as part of the building demolition and removed to the City mains within
the frontage road. The property owner must obtain City sewer and water permits for this work
prior to the start of work.
The proposed PUD amendment is subject to the City's Inflow and Infiltration Ordinance. The
property owner has completed an inspection of the primary building on site, but has not received
a Certificate of Compliance. In order for the building that is being removed to be compliant with
the ordinance, the property owner will be required to enter into an escrow agreement with the
City for 125% of the cost to remove the sanitary sewer service to the City main within the
frontage road. The 4600 Olson Memorial Highway building must be compliant, and the escrow
agreement must be signed and the security posted prior to forwarding the PUD amendment to
the City Council for its consideration of the final PUD.
Storm Water Mana�ement
The western portion of the PUD is within the Sweeney Lake sub-district and the eastern portion is
within the Main Stem sub-district of the Bassett Creek watershed. Therefore, the development is
subject to the review and comments of the Bassett Creek Watershed Management Commission
(BCWMCj and is subject to its water quality requirements.
Because Sweeney Lake is listed as impaired by the Minnesota Pollution Control Agency, the
BCWMC review will include evaluation for compliance with the Sweeney Lake Total Maximum
Daily Load (TMDL). The stormwater plans must be modified to be meet City standards and the
revised plan must be submitted with the final PUD plans. Stormwater calculations must also be
submitted with the final PUD plans.
An existing stormwater pond in the northern section of the parcel was part of a previous building
expansion project on this site. This pond must be surveyed by the owner to determine the
amount of accumulated sediment present and the need for maintenance of the pipes, structures,
and vegetation. The survey must be submitted to the City so staff can determine if the sediment
must be excavated. If fifty (50) percent of the water quality capacity has been lost, then
excavation will be required as part of this project.
The owner has proposed construction of water quality measures with this project. Plans call for a
bio-retention basin located on the south end of the expanded parking lot. An environmental
manhole will be installed upstream of the filtration basin. The bio-retention basin design includes
an under drainage system to allow filtration of stormwater runoff prior to discharge into the City
storm sewer system. Storm sewer will be installed from the outlet of the bio-filtration pond to
connect to existing City storm sewer pipes within Olson Memorial Highway. The City will own and
maintain the section of new storm sewer under the curb line of the frontage road and the
developer will own and maintain all storm sewer within the site as well as the portion of storm
sewer perpendicular to the frontage road that is under the west curb line of the driveway.
G:\Developments-Private\Room&Board\PUD Amendment 2013\Preliminary Review.docx 2
The owner will be required to obtain a City of Golden Valley Storm Water Management Permit
before construction. Review and approval by the BCWMC must be completed before a City
stormwater management permit is issued.
The owner will be required to enter into a Storm Water Treatment Facility Maintenance
Agreement for the proposed environmental manhole, bio-retention basin, and other stormwater
infrastructure owned by the property owner. This agreement will be drafted by the City and must
be signed prior to approval of the final PUD Amendment. •
Tree Preservation and landscape Plan
This development is subject to the City's Tree Preservation Ordinance. Tree removals are shown
on the plans submitted. The City Forester has reviewed the plans and determined that a permit is
required for this work and must include the following information:
• Identify (approximate) total number significant trees on site (significant trees are defined
in the permit materials).
� Identify total number of significant tree removals.
Summary and Recommendations
Public Works staff requires re-submittal with the following changes and updates:
1. The property must be in compliance with the Inflow and Infiltration Ordinance as
discussed within this review prior to forwarding the final PUD plan to the City Council for
its consideration.
2. The owner will be required to enter into a maintenance agreement for maintenance of
the proposed environmental manhole, bio-retention basin, and other stormwater
infrastructure.
3. The grading, erosion control, and stormwater plans must be modified to be consistent
with City standards; the revised plan must be submitted with the final PUD plans.
4. The developer must perform a survey of the remaining water quality volume of the
existing pond on site, and submit this information as part of the final PUD. The developer
must agree to excavate the pond if the survey information indicates more than one-half of
the pond volume has been filled with sediment.
5. The developer must obtain the appropriate permits from the City of Golden Valley for
work within the right-of-way, stormwater management, removal of sanitary sewer and
water services, tree preservation, demolition and removals, and any other permits that
may be required, prior to commencing work.
6. The plans are subject to the approval of the BCWMC and Minnesota Department of
Transportation.
G:\Developments-Private\Room&Board\PUD Amendment 2013\Preliminary Review.docx 3
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.
C: Jeannine Clancy, Director of Public Works
Bert Tracy, Public Warks Maintenance Manager
Mitch Hoeft, PE, Engineer
AI Lundstrom, Park Maintenance Supervisor and City Forester
Dave Lemke, Utilities Supervisor
Mark Kuhnly, Chief of Fire and Inspections
John Crelly, Deputy Fire Chief
Gary Johnson, Building Official/Plans Examiner
G:\Developments-Private\Room&Board\PUD Amendment 2013\Preliminary Review.docx 4
� �
May 9, 2013 ����
� ��
PUD No. 79, AMENDMENT No�'' FORTIER ARCHITECTS P.A.
ROOM&BOARD INC.
Comm: 13-01 ARCHITECTURE PLANNING INTERIORS
SUPPLEMENTAL INFORMATION
Room&Board continues to e�erience growth and desires to maintain it's corporate headquarter in
Golden Va11ey, To accommodate continued growth,Room&Board is seelcing approval of a 3'�.
Amendment to PUD No. '79. It is the intent to relocate the Outlet Sa1es into the existing warehouse on the
lower level. This will enable R&B to demo the existing Outlet building and increase parking from the
current 240 spaces to about 426 spaces, and a11ow for the e3cpansion of office space by building a second
floor within the existing warehouse. This proposal does not affect the plat.
PROPOSED AMENDMENT
1. Permit the Out�et Sa1es to relocate into the e�cisting warehouse.
2. Permit the demolition of the ouflet building for the conslruction of parking.
3. Permit the construction of a second floor in the existing warehouse,to be used as office
space.
4. Revise land use ratios a shown in this Supplemental Information.
5. Parking to be provided at 1 space per 250 sf. of office azea plus 1 space per employee for all
other azeas,but the total pazking in aggregates shall be not less than 1 space per emgloyee;
or as requested by City Chief of Fire and Inspections to relieve any congestion.
6. Construction may be phases as dictated by R&B growth, subject to approval of plans by city
and securing of all required permits for each proposed phase of work.
7. Permit the attachment of a sign on the exterior of the warehouse to designate the entry to
Outlet Sales. Sign sha11 not be visible from Hwy. SS and be limited to 12"letter height.
ANALYSIS
1 &2. Currendy the 4utlet Sa1es on weekend mornings, approximately 8— 11 AM, fully utilizes the
main parking lot of approxitnately 140 spaces and represents the ma�cimum demand conditions. T'hus
Outlet Sales(19,200 sf.)has a parking space demand rario of about 1/137 sf. This is considerably higher
than the underlying zoning for Furniture Showrooms of 1/400 sf. Relocating the Outlet Sales and
constructing pazking in the demolished area will create a main lot of appro�mately 284 spaces. At the
current peak demand of 1/137sf,this could support up to 39,000 sf. of Outlet Sales floor area While
R&B does not anticipate Outlet Sales of this size, we are seeking fle�cibility in area to meet the growth in
demand or product. We ask that the limiting factor for floor area of Outlet Sales be parking, and that a
rario of at least 1 space per 137 sf.be maintained.
Details of parking lot landscaping,lighting, storm water management and changes to the warehouse
exterior will be submitted for approval as part of the Final Plan approval process.
3. In 2006,there were 164 employees and 32,449 sf. of office space. The conversion of 8,500 sf. of
warehouse to office(PUD Minor amendment) estimated an increase to 200 employees by 2010.
Employment is now at about 235, of which the majority works in offices. Growth is anricipated to
continue and there is no room to expand outwardly.
1804 Sprinq Valley Circle, Golden Valley, Minnesota 55422-4116 Ph.763 287 8960
, s.
May 4,20i3
PUD No. 79, AMENDMENT No.�
ROOM&BOARD 1NC.
Comm: 13-01
SUPPLEMENTAL 1NFORMATION Page 2
Given the size and structure of the e�sting warehouse, a second floor can be constructed up to 46,000 sf.
in area. After subtracting for anticipated courtyards, elevatar and stair shafts,toilets,lunchrooms, etc,
appro�cimately 42,000 sf.may be available for office use. At 1 exnployee per 250 sf.,this would permit
the addition of abc�ut 168 employees. That is considerable growth and would not be built out in a single
phase. It is anticipated that 25,000 sf. would be built starting this year and the remaining, area built out as
needed in the future. Build aut area is to be liinited based on supporting parking provided. However,the
entire structural flaor should be built at this time.
Elevations of construction changes to the exterior af the ea�iting warehouse will be submitted as part of
the Final Plan approval process.
4. Land use will change as part of this proposal but not significantly, as shown on the following table.
The net impervious surface is increased by 5,907 sf. at the e�ense of landscaping and open space. Total
hard surface cover rises from 84.32%to 85.36°!0; a 1.04%increase. VJhile this is a dense development,
R&B is fortunate to be surrounded by undevelopable sloping woodlands,which gives the visual
impression of a much less dense area.
2004 PUD 2°d. 2013 PUD Change
Amendment * Proposal
Site Area 569,493 sf. 13.07 A 569,493 sf. 13.07A no change
Building 235,416 sf. 41.34% 216,216 sf. 37.97% - 19,200 sf.
Pavement a�proved** 244,776 sf. 42.98% 269,883 sf. 4'7.39% 25 107 sf
Impervious surfaces 480,192 sf. 84.32% 48b,099 sf. 85.36% 5,907 sf.
Landscaped area 49,546 sf 8.7% 42,383 sf. 7.44% - 7,163 s£
Open space 27,075 sf. 4.75% 28,331 sf. 4.97% 1,256 sf.
Pondin� 12,680 sf. 2.23% 12,680 sf. 2.23% no chan,�e
Soft surfaces 89,301 sf 15.68% 83,394 SF 14.64% -5,9Q7 SF.
* There was a Ntinor PUD Amendrnent in 2006 to increase interior office space. It did not affect
exterior conditions.
** Of the pavement approved,the pavement installed is 223,959 sf. The above breakdown assumes
the spaces were built as approved.
5. Employee parking is adequate but tight. Given that employees receive vacations, sick days, and
travel, it never happens that all employees are at the facility on any given day. It is estimated that the
typical emplayee receives about 13 days vacation and 7 days sick leave per year. Given 10 days for
holidays, only SQ weeks a year are available in which to take the 20 days(4 weeks)leave. That results in
., ,,
�
PUD No. 79, AMENDMENT No.�
ROOM& BQARD INC.
Comm: 13-01
SUPPLEMENTAL INFORMATION Page 3
a 92%attendance ratio... and explains why 240 spaces can support an employee popularion of 235,plus
visitors. Many employees are simply not there to use a parking space.
We are reqnesring a parking ratio of 1/250 sf. for office space(which is the city standard for office space)
plus 1 space per employee for all other spaces. By also imposing a standard of a minimum of l space per
employee,we assure that existing condirions are maintained and not lowered.
We believe these standards better reflect the uses of space at R&B. Many of the spaces have low density,
such as photo studio and display staging wluch occupy about 40,000 sf. and account for only about 4
employees. Distribution also has a low density. Rather than try to fit a ratio to these types of spaces, we
believe an over-riding 1 space per employee for the entire facility would be appropriate.
6. Construction phase approval is being sought to reflect the need for flexibility and budget control.
Currently the warehouse is essenrially vacated and this is an opportunity to construct the entire structural
floor without major disruptions to operation. Approximately half will be built out,providing growth in
office space for about 85 employees,with the remaining half remaining unfinished space. It is, of course,
unknown as to when the space will be filled and addirional space will be required. That would be another
phase and new pernuts would be required. However,we aze seeking concept approval for the entire floor
as office space at this time. We are also seeking concept approval for growth in the Oudet Sales area,up
to the limits determined by available parking.
7. We are requesting a sign be allowed to designate the entry locarion to the Ouflet Sales. The sign
needs to be adequate in size, say 12"height letters,to be seen from the main parking lot such that
customers will not mistake the employee entry or e�cercise entry as the Outlet Sales entry. Given the
limited daylight in winters, illumination is appropriate. The sign will not be visible from Hwy. 55.
BACKGROUND
In 1998(Septernber)R&B was approved as PUD No. 79. This consolidated the site, allowing the use of
3 buildings on one site, and pemutted operations of Outlet Sales on weekends.
In 1999(January)RBr.B received approval of PUD 1 S`. Amendxnent. This allowed for a sizable office and
warehouse addition, including ponding,lighting, landscaping and all exterior conditions and land uses
existing today. Building area was 235,493 sf. on the 12.87 Acre site. Pazking standards were adjusted to
400 spaces,inclusive of pmof of parking.
In 2004 R&B received approval of PUD 2"d. Amendment. This allowed for the acquisition of the land on
the northeast comer of the site for parking use, an adjustment in parking standards to 323 spaces, and
consent to open the Outlet Sales for one weekday evening per week. Parking provided 202 spaces and
121 spaces shown as proof of parking, including the land acquisirion.
In 2006 R&B received approval of a PUD Minor Amendment. This allowed for the conversion of about
8,500 sf. of wazehouse space to office. It did not affect site conditions or parking, and the only exterior
. �
�
PUD No. 79,AMENDMENT No..�3'
ROOM&BOARD INC.
Comrn: 13-01
SUPPLEMENTAL INFORMATION Pa�e 4
change to the buildings was the upgrading of one existing watl to inr,arporate brick and new windows.
Parking was linked to employee growth rather than square footage, and is to be built on an as-needed
hasis(or as requested by City Chief of Fire and Inspections). 38 additional parking spaces have been
constructed along the narth side of the warehouses, in accord with the PUD 2nd. A111E21CLT11021t,resulting in
the current tatal eausring parking of 240 spaces.
PUD STANDARDS
Raom and Board is currently a PUD and will continue to comply with all previously agreed to
standards and conditions, subject only to the changes herein sought by this application. All
changes to the site are intended to fully comply and be extensions of those standards.
Frontage. The current frantage is well in excess of 100 ft. and will not change.
Setbacks. The Outlet Sales building is currently set back 100 ft. With its removal,the main
building will provide a 170 ft. setback. 'The west setback will be about 225 ft. North side
setback is 60 ft. and east side varies considerably,with a minar area at 48 ft. There are no
adjoining residential districts.
Tree Preservation. Under the previous PUD, tree loss and mitigation was agreed to for the
northeast parking area. We intend to reduce the hard surface in this area and preserve more
trees. This will be partially offset by the estimated 10 trees we will lose with the conversion of
the Outlet building area to parking. The 10 trees lost will be replaced at that location by more
than 15 additional trees. This proposal will result in a net add of trees to the site. A specific plan
will be submitted with the PIIU Final Plan.
I,ighting. The expanded parking lot will be illutninate similar to the existing,using matching
fixtures as available. A specific plan will be submitted with the PUD Fina,l Plan,
Utilities. The building to remain are currently served and those services will remain as-is. The
demolition will lead ta abandonment and removal of services. Ongaing investigations are
underway to determine the best way to extend sanitary sewer service to the proposed new toilets
on the lower level of the warehause,which is about 30" lower than the main building. It is
possible a new sanitary sewer connection may be required. A more specific assessment and
appropriate plans�r�ill be submitted with the PUD Final Plan.
Storm Water. Currently the majo�ity of storm water is directed to a single large pond on the
north side of the warehouse. This was constructed for this purpose as part af PUD Amendment
Na 1, in 1999. We are in the process of cleaning that pond to restore its effectiveness.
PUD Na 79, AMENDMENT No. 3
. . %
ROOM&BOARD 1NC.
Comm: 13-01 �
SUPPLEMENTAL 1NFORMATION Pa�e 5
PUD 2Ila Amendment was approved specifically to add Iand and develop parking along the
northeast corner of the site. This included a new pond. Construction plans for this work were
campleted and approved, including watershed approval. While that work ha.s not progressed,we
anticipate proceeding with the improvements as part of this construction. We do intend ta revise
the pans to reduce the paved area and thus decrease the amount of runoff water. This will also
increase the pand size and also increase tree preservation. A specific plan will be submitted with
the PUD Final Plan.
The Outlet Sales building sits atop a division and 2 sub-watersheds. Approximately 1/2 of its roof,
a sizeable portion of the entry driveway, the paved areas serving the main building entrance and
this associated landscaped area,all drain taward the south and eventua.11y down the frontage
road. With the demolition and parking construction, we intend to maintain this amount of runoff
plus the approximately 5000 sf. of new impervious service. As the pond tc�the north can under
stressful conditians,back-up and overfl�w into the main parkin�lot, we will also entertain
directing additional water southerly. We have asked City engineering to consider eactending the
storm sewers in the frontage road to R&B, a distance of about 200 ft., such that we can connect
to this system. We are fortunate that the approximate 55 ft. landscaped front yard may permit
some additional mitigation. We intend to wark closely with engineering and watershed to
develap a successful plan. A specific plan will be submitted with the PUD Final Plan.
Attached is a copy of the PUD 2"d Amendment rnaster site plan as appraved, dated 9-24-03.
Also attached is a copy of the Proposed master site plan,dated 5-9-2013.
Note: As can be expected with preliminary or concept plans, specific details are subject to
change with design refinement. For example, as we design a new entry and customer pick-up
area for the relocated Outlet Sales in the warehouse, some parking spaces will be last and the
precise amount of paving and landscaping may change slightly.
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Planning Department
763-593-8U9S!763-593-8109(fax)
Date: August 6, 2013
To: Planning Commission
From: Joe Hogeboom, City Planner
Subject: Informal Public Hearing- Preliminary PUD Plan— Meadowbrook Elementary School -
PUD No. 90, Amendment 3 — Hopkins Public Schools ISD #720, Applicant
. . . , .. . .. . . . _ . . . . .. .wktrr. .. .
Backgraund and Description of Proposal
Hopkins Public Schools is seeking approval of an amendment to the Planned Unit Development
(PUD) Permit for Meadowbrook Elementary School for the construction of a small addition and the
incorporation of the current Crisis Nursery Facility (5400 Glenwood Ave.) into the main school
facility. The 5400 Glenwood Ave. building would be used for additional classroom space. It would
be interconnected to the main school facility via a tunnel. The Crisis Nursery is moving to a new
location in south Minneapolis.The 5400 Glenwood Ave. building served as the original
Meadowbrook Elementary School before the existing facility was constructed.
Assuming approval of the PUD amendment, construction for this project would begin this fall. The
renovated and expanded facility will be operation for the 2014-2015 school year.
Site Information
PUD No. 90 was adopted by the City Council on December 19, 2000. The PUD was established to
allow the City and the School District to build the Davis Community Center following the
relocation of Turner's Crossroad and Xenia Avenue. The first amendment to the PUD was
approved in May 2012, to allow a small addition to the building. The second amendment,
approved in November 2012, altowed for modifications to be made to the parking area.
The current Meadowbrook School PUD site contains two parcels. One parcel (Parcel B) contains
the school itself, and the other parcel (Parcel A) contains the Davis Community Center, which is
jointly operated between the Hopkins School District and the City of Golden Valley. The Final Plat,
which will be a component of the Final PUD Plan approval, will consolidate Parcel B with the 5400
Glenwood Avenue lot.
land Use and Zoning Considerations
Both the existing school and the 5400 Glenwood Avenue building site are designated as
"Institutional" on the General Land Use Plan Map. The existing school is zoned 1-1 Institutional, and
the 5400 building is zoned I-3 Institutional. Coinciding with the Final PUD Plan approval, the
applicant will petition to rezone the 5400 Glenwood Avenue building to I-1 Institutional.
Public Works and Fire Safety Considerations
As is standard practice for development proposals, this project was reviewed by the City's Public
Works Department. The Public Works Department reviewed the proposal to ensure the site can be
adequately served by public utilities and that traffic issues are resolved. A memorandum from the
Public Works Department is attached.
The Fire Department reviewed this proposal to ensure that adequate emergency vehicle access is
achieved on the site. In addition, the Fire Department ensures that the buildings are equipped with
fire protection systems. The Fire Department's memorandum is attached, and is incorporated with
the conditions of PUD approval.
Justification for Consideration as a PUD
Section 11.55 of City Code states that the PUD process is an optional method of regulating land use in
order to permit flexibility in uses allowed, setbacks, height, parking requirements and number of
buildings on a lot. Staff has determined that this application qualifies as a PUD because it achieves the
following standards established in City Code:
• Achieves a high quality of site planning, design, landscaping, and building materials which
are compatible with the existing and planned land uses.
• Encourages preservation and protection of desirable site characteristics and open space and
protection of sensitive environmental features including steep slopes, trees, scenic views,
water ways, wetlands and lakes.
• Encourages creativity and flexibility in land development.
• Encourage efficient and effective use of land, open space, streets, utilities and other public
facilities.
• Allow mixing land uses and assembly and development of land to form larger parcels.
• Encourage development in transitional areas which achieve compatibility with all adjacent
and nearby land uses.
• Achieve development consistent with the Comprehensive Plan.
• Achieve development consistent with the City's redevelopment plans and goals.
In order to be approved as a PUD, the City must be able to make findings which are specifically
described in City Code. These findings are incorporated into staff's recommendation to the
Planning Commission.
Recommendation
Staff recommends approval of the Preliminary Plan for Meadowbrook Elementary School PUD No.
90, Amendment 3, 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 generalfy 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 SGN/Wendel, dated July 24, 2013, submitted with the application shall
become a part of this approval,
2. The recommendations and requirements outlined in the memo from Deputy Fire Chief John
Crelly ta Mark Grimes, Community Development Director dated August 5, 2013, shall become
part of this approval.
3. The recommendations and requirements outlined in the memo from City Engineer Jeff Oliver to
Mark Grimes, Community Development Director, dated August 7, 2013, shall become a part of
this approval.
4. The City Attorney shall determine if a park dedication fee is required for this project prior to
Final PUD approval.
5. All signs on the property shall meet the requirements of the City's Sign Code.
6. This approval is subject to all other state, federal, and local ordinances, regulations, or laws
with authority over this development.
Attachments
Location Map (1 page)
Applicant's Narrative (1 page)
Memo from Deputy Fire Chief John Crelly dated August 5, 2013 (2 pages)
Memo from City Engineer Jeff Oliver dated August 7, 2013 (5 pages)
Site Plans (10 pages)
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Hopkins Public Schools—
Meadowbrook Elementary School Addition
Project Description:
Hopkins Public Schools is in the process of purchasing the building at 5400 Glenwood Avenue,
Golden Valley, MN which currently houses the Minneapolis Crisis Nursery, and is adjacent to
Meadowbrook Elementary School at 5430 Glenwood Avenue.
The school district would like to convert the Crisis Nursery space to classrooms, and connect the
buildings with an addition that would contain 2 classrooms, storage space, and a connecting
hallway. The addition will be approximately 4,600 SF, and is anticipated to have a brick exterior to
match the existing school.
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Fire Department
763-593-8079 i 763-593-8098 {fax}
Date: August 5, 2013
To: Mark Grimes, Director of Planning & Zoning
From: John Crelly, Deputy Chief
Subject: PUD Amendment— Meadowbrook Elementary School
The Golden Valley Fire Department has reviewed the PUD Amendment#3 submitted on July 12,
2Q13 and reviewed the additional information that was submitted on luly 26, 2013 to complete the
original submittal.
This PUD Amendment proposes to allow and interconnection addition between the existing
building at 5430 Glenwood (Meadawbrook School) and the adjacent building at 5400 Glenwood
(Crisis Nursery) for a total expansion of 4,600 square feet.
loining of these buildings can be accomplished but the following code items will need to be
discussed and resolved:
1) Property Addresses; with the interconnection between the existing building at 5430 Glenwood
(Meadowbraok School) and the adjacent building at 5400 Glenwood (Crisis Nursery), how will
the buildings be addressed and /or identified moving forward?
2) Fire Sprinkler Systems; with the interconnection between the two buildings, consideration
needs to be given on how the new areas will be protected with fire sprinklers. Also, a full review
of the fire suppression systems should be conducted to determine if the systems should be
combined into one large system coming off one riser location or be maintained as two
independent systems.
3) Fire Alarm System; with the interconnection between the two buildings, a full review of the fire
alarm systems shall be conducted to determine if the systems should be combined into one
large alarm system or for each building to maintain independent fire alarm systems. If they are
independent, how should the systems operate to meet code requirements of an Educational
Occupancy?
4) The fire department still has concerns about traffic on and off the site during drop off/ pickup
times and during large school events such as open house/ parent teacher conferences. This is
an ongoing issue that needs to be reviewed as this project moves forward.
5) Road Access up to the building and around the building. As we have done in the past, we need
to review the site, determine where fire lanes shall be established and to have the established
fire lanes properly identified with approved signage.
6) Public and private water systems to the site and the building. A review of current Iocations of
fire hydrants and routing of the water mains needs to be completed. Access issues noted in
items 4 and 5 also impact our ability to access water to suppress a fire. There may be a need to
add fire hydrants to compensate for poor access issues during critical times.
7) Code Analysis; A code analysis will be required when these buildings are combined. This
information will be used during the review of this project from a Code perspective (Building,
Fire, Electrical, Plumbing, and Mechanical Codes)
If you have any questions, please contact me at 763-593-8065 or by e-mail,
jcrelly@goldenvalle�rmn•gov
���� ��
Public Works Department
763-593-8030/763-593-3988(fax)
Date: August 7, 2013
To: �ark Grimes, Community Development Director
Joe Hogeboom, City Planner
From: Jeff Oliver, PE, City Engineer���
Eric Eckman, Public Works Specialist��
Subject: Amendment to Meadowbrook School Planned Unit Development No. 90
� , „
Public Works staff has reviewed the preliminary design plans submitted by the Hopkins School
District for a major amendment to Meadowbrook School Planned Unit Development (PUD)
No. 90. The PUD site is located north of Glenwood Avenue and east of Xenia Avenue. The school
district is purchasing the building immediately east of Meadowbrook School at 5400 Glenwood
Avenue, the site of the Minneapolis Crisis Nursery. The school district plans include an addition to
the southeast corner of the existing school building and connecting the addition to the
540Q Glenwood Avenue building with a tunnel under the existing driveway.
The Public Works review has been based upon the plans submitted on July 26, 2013, and
addresses issues that must be addressed prior to final PUD approval by the City council.
Site Plan and Preliminarv Plat
The existing PUD No. 90 consists of two lots; one of the lots is the location of Meadowbrook
School and the second lot is the location of a community center. The proposed PUD amendment
includes replatting the property to incorporate the 5400 Glenwood building into the existing lot
containing the school.
The PUD is adjacent to Glenwood Avenue and Trunk Highway 100. Therefore, the plans are
subject to the review of Hennepin County and the Minnesota Department of Transportation. Any
comments received must be addressed prior to final PUD Plan approval.
As part of the re-platting process,the existing easements within the PUD must be vacated and
rededicated as required by the City Engineer. The following modifications to the existing
easements must be included with the final PUD submittal.
G:\Developments-Private\Meadowbrook School PUD Amendment\MajorAmend 080513.docx 1
1. All drainage and utility easements on the plat boundaries must be a minimum of 10 feet
in width.
2. The drainage and utility easement on the eastern-most portion of the property, adjacent
to TH 100, must be expanded to coincide with the 850 contour surrounding the existing
pond.
3. The City has a sanitary sewer main on the north and northeast boundaries of the
property. An easement of 20 feet in width and centered on the main must be dedicated
on the plat.
4. The City has sanitary and watermain facilities near the west parking lot entrance, where
Turners Crossroad was vacated and removed. Easements being 20 feet in width and
centered over the facilities must be dedicated over the sewer and water mains, hydrant
lead, and hydrant.
5. The drainage and utility easement on the north portion of the property must be modified
to incorporate the base flood elevation of 845 feet above sea level.
Site Access/Circulation
Access to the Meadowbrook School site is currently provided with two driveways at the
5400 Glenwood building onto Glenwood Avenue, and two driveways onto Xenia Avenue. The
eastern driveway onto Glenwood Avenue includes a driveway extension in the northeast corner
of the parking lot into a separate parking lot located east of the school. The northern driveway
onto Xenia Avenue provides access to the parking lot utilized by school busses, and the southern
driveway provides access to the existing student drop off and community center parking. There
are no proposed changes to the site access as a result of the PUD amendment.
Meadowbrook School and school district staff have been working with City staff for a number of
years to address site circulation, congestion and pedestrian issues within the community center
and drop-off parking lot on the west side of the site. This parking lot is currently the only student
drop-off location for the entire school. Congestion results in this parking lot in part due to school
policy that all preschool and kindergarten students who are dropped off or picked up in this
location must be accompanied by an adult to their classroom, resulting in extended periods of
cars parked within the drop-off area.
It is anticipated that the congestion and circulation issues discussed above will be reduced with
the PUD amendment. The proposed remodeling of the 5400 Glenwood building wi(I include all
preschool classrooms, and the addition to the existing building will be the location of the
kindergarten classrooms. The relocation of these age groups will allow parent pick up and drop
off to occur in the 5400 Glenwood parking lot, which will greatly reduce the number of vehicles in
the western parking lot.
The layout of Glenwood Avenue adjacent to the 5400 building appears to be sufficient to
accommodate the access to the Meadowbrook site and there are no congestion issues
anticipated. However, staff reserves the right to require Meadowbrook School to modify the
access to this portion of the site if and when issues develop. Public Works and Police staff will
continue to monitor access and traffic circulation at the school following build out of the addition
for access and safety issues.
G:\Developments-Private\Meadowbrook School PUD Amendment\MajorAmend 080513.docx 2
There is existing sidewalk and/or trail on Xenia Avenue and Glenwood Avenue adjacent to the
Meadowbrook School site. There are no additional facilities identified in the City's
Comprehensive Transportation Plan at this location.
The driveway apron that is being removed for the proposed building additions must be replaced
with a City standard commercial driveway apron. In addition,the pedestrian ramps at this
driveway must be upgraded to comply with all applicable accessibility standards. A City Right-of-
Way Management Permit must be obtained before working on the pedestrian ramps which are
part of the City's sidewalk and trail system.
Because Glenwood Avenue is a county road, the contractor will be required to obtain a permit
from the Hennepin County Public Works Department for the removal and replacement of the
driveway. A copy of the county permit must be submitted to the Public Works Department prior
to the issuance of a City Right-of-Way Management Permit.
Utilitv Plan
All the buildings within the proposed PUD amendment are currently served by City sanitary sewer
and water. While there may be an increase in flows to and from the 5400 Glenwood building,
there is adequate capacity within the municipal systems to accommodate the flows.
The 5400 Glenwood building is compliant with the City's Inflow and Infiltration ordinance. The
existing school building at 5430 Glenwood Avenue has undergone a partial inspection and repair
work has begun, but the building is not currently compliant with the ordinance. The school
district has been working with the Public Works Department on completing an inspection of the
school's sanitary sewer system, but a number of significant obstacles, including buried demolition
debris on site have limited the extent of excavation needed to access the sewer service. The
school district has submitted a plan to complete the I/I inspection and perform any repairs
identified in the inspection as part of the addition to the school. This plan demonstrates a
commitment to become I/I compliant and is acceptable to staff. However,the school must be I/I
compliant prior to issuance of Certificate of Occupancy for the school addition.
Storm Water Mana�ement
The PUD project is located within the Sweeney Lake sub-district ofthe Bassett Creek Watershed
and would disturb over 10,000 square feet of area. Therefore,the plan must be reviewed by the
Bassett Creek Watershed Management Commission (BCWMC). Based upon the scope of the
proposed improvements, the BCWMC water quality requirements do not apply to the proposed
addition. However,the plans must be submitted to the BCWMC for their review and comment.
Sweeney Lake is listed as an impaired water by the Minnesota Pollution Control Agency, and the
BCWMC has completed a Total Maximum Daily Load (TMDL) study for the lake. At the time the
existing PUD was approved, the school district was required to install an environmental manhole
to provide water quality treatment for the western portion of the site, and enter into a
maintenance agreement to sweep alf of the parking lots on site a minimum of two times per year.
As a means to carry out the agreement, a letter of understanding was executed between the City
and the school district requesting that the City perform the required maintenance of the
G:\Developments-Private\Meadowbrook School PUD Amendment\MajorAmend 080513.docx 3
environmental manhole and parking lot sweeping, with the costs billed to the school district. This
letter of understanding must be modified to include parking lot sweeping for the 5400 Glenwood
building that is becoming part of the PUD.
As part of its review, staff visited the parking lot at 5400 Glenwood and noted that the catch
basin inlets and the pipe outiet which convey runoff from the parking lot to the pond are clogged
with debris and sediment. Staff recommends that these storm sewer facilities be cleaned as part
of this project. In addition, staff recommends that the school district survey the pond on the east
side of the PUD to determine if it has adequate water quality capacity or other maintenance
needs.
Although water quality improvements may not be required with this proposed addition, staff
recommends that the school district explore the possibility of adding water quality treatment or
pre-treatment facilities on the east side of the PUD to assist in removing sediment and pollutants
from the parking lot runoff.
The plans submitted for review must be modified to include a Stormwater Management Plan
prepared to City standards and specifications.
The proposed improvements will require that a City Stormwater Management Permit be obtain
prior to the start of work on site. The permit will not be issued until the BCWMC has approved
the plans.
Tree Preservation and Landscape Plan
The proposed PUD amendment is subject to the City's Tree Preservation ordinance and minimum
landscape standards. Therefore, a tree inventory must be included in the final PUD submittal. A
permit application must be submitted and approved prior to any work on site beginning.
Summarv and Recommendations
Public Works staff recommends approval of the preliminary design plan for the Meadowbrook
School PUD No. 90 Amendment subject to the comments contained in this review which are
summarized as follows:
1. The existing easements within the property that run in favor of the City of Golden Valley
must be vacated as part of the platting process and rededicated on the final plat for the
PUD as discussed in this review. The public hearing for the easement vacation must occur
at the same City Council meeting that the final plat is approved.
2. The School District agrees to work with City and Hennepin County in the future to address
access and site circulation issues that impact adjacent City or county roadways that may
develop following opening of the 5400 Glenwood building and the school addition.
3. The plans must be modified to utilize City standard details for all watermain, sanitary
sewer, storm sewer and right-of-way related construction items.
4. The Grading, Drainage and Utility Plan must be modified to be consistent with City
standards and specifications.
G:\Developments-Private\Meadowbrook School PUD Amendment\MajorAmend 080513.docx 4
5. The existing school building (5430 Glenwood Avenue) must become compliant with the
City`s Inflow and Infiltration Ordinance prior to issuance of a certificate of occupancy for
the addition to the school.
6. The existing storm water maintenance letter of understanding must be modified to
include sweeping of all parking lots and driveways within the PUD including those for the
5400 Glenwood building.
7. Staff recommends that the school district explore the possibility of adding water quality
treatment or pre-treatment facilities on the east side of the PUD to assist in removing
sediment and pollutants from the parking lot runoff.
8. Staff recommends that the school district inspect and clean the storm sewer system on
the east side of the 5400 parking lot as part of this project.
9. Staff recommends that the school district survey the pond on the east side of the PUD to
determine if it requires maintenance as discussed in this review.
10. Approval is subject to the review and approval of the plans by the Bassett Creek
Watershed Management Commission.
11. Approval is subject to the comments of the City Planner, Deputy Fire Chief, City Attorney
and other City staff.
Approval is also subject to the comments of other City staff, Hennepin County, MnDOT, and other
agencies. Please feel free to contact Public Works staff if you have any questions regarding this
matter.
C: Tom Burt, City Manager
Jeannine Clancy, Director of Public Works
Eric Eckman, Public Works Specialist
Mitch Hoeft, Engineer
Joe Fox, Engineer
Mark Kuhnly, Fire Chief
John Crelly, Deputy Fire Chief
Gary lohnson, Building Official/Plans Examiner
G:\Developments-Private\Meadowbrook School PUD Amendment\MajorAmend 080513.docx rJ
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Planning Department
763-593-8095/763-593-8109(fax)
Date: August 7, 2013
To: Planning Commission
From: Jae Hogeboom, City Planner
Subject: Informa) Public Hearing- Minor Subdivision of Property at PID# 180292442p033
(Hanson Wood Shores)—George Wessin -Applicant
Summary of Request
George Wessin is proposing to subdivide a vacant parcel (PID# 1802924420033) that is located at the
southerly intersection of Noble Drive and Major Drive into three separate lots. City Code requires that
each new lot meet the required 10,000 square foot minimum lot size standard set forth by the Zoning
Code. The developer has submitted a site plan that demonstrates that each of the three newly
configured lots would exceed minimum lot size requirements. For this proposal,the lot area
measurements are:
• Lot 1—50,150 sq. ft. above OHW
• lot 2—38,600 sq. ft. above OHW
• Lot 3—38,078 sq. ft. above OHW
City Cade also requires that at least 80 feet of width exists at the front setback line of any newly
established interior lot. Lot 1 would meet this requirement; however, Lots 2 and 3 would not. The
developer is requesting a variance from the Subdivision Code to allow for lots 2 and 3 to be served by
an outlot that would connect to Noble Qrive. However, staff believes that a more appropriate
development pattern could serve this site as well as adjacent vacant parcels. Therefore, staff does not
support the variance. Without a variance, this lot could be divided into two separate parcels.
Qualification as a Minor Subdivision
The proposed three lot subdivision qualifies as a minor subdivision because the subject properties are
part of a recorded plat. In addition, this proposed subdivision will produce three lots and will not
create a 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
City Engineer Jeff Oliver, PE, and Public Works Specialist Eric Eckman have submitted a memorandum
dated August 7, 2013 regarding recommendations from the Public Works Department concerning this
request. A copy of the Public Works Department memorandum is attached to this report.
Qualification Governing Approval as a Minor Subdivision
According to Section 12.50 of the City's Subdivision Regulations,the following are the regulations
governing approval of minor subdivisions with staff comment related to this request:
1. Minor subdivisions shall be denied if the proposed lots do not meet the requirements of the
appropriate zoning district. The three proposed lots do not meet the requirements set forth by
the R1 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 not 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. Utility connections are available in this area.
4. Approval of the minar 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.
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. The Department of
Natural Resources, which has jurisdictional authority over Sweeney Lake, has been given the
opportunity to comment on this proposal. The DNR has not yet made contact with the City.
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$13,200 will need to be paid prior to final plat approval.
Recommended Action
Staff recommends that the Planning Commission provide a recommendation to deny the Minor
Subdivision proposal for Hanson Wood Shores, finding that the proposal does not meets criteria
established in City Code Section 12.50, and therefore recommends denial of the petition.
Attachments:
Location Map (1 page)
Memo from City Engineer leff Oliver and Public Works Specialist Eric Eckman dated August 7, 2013
(2 pages�
Memo from Fire Chief Mark Kuhnly dated August 6, 2013 (1 page)
Sketches of Subdivision Options (2 pages)
Preliminary Plat/Site Plan (2 pages)
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763-593-8030/763-593-3988(fax)
� , P. � _. ,_ � ,� �
Date: August 7, 2013
To: Mark Grimes, Community Development Director
From: Jeff Oliver, PE, City Engineer� �"'�,
Eric Eckman, Public Works Specialist�
Subject: Hanson Wood Shores Subdivision Review
Public Works staff has reviewed the plans for the proposed Hanson Wood Shores subdivision.
This proposed development is located on Sweeney Lake at the intersection of Major Drive and
Noble Drive. This proposed subdivision consists of dividing one large vacant parcel into three
single-family parcels. This memorandum discusses issues identified during the Public Works
review that must be addressed prior to resubmittal of preliminary plans. The comments
contained within this review are based on the plans submitted to the City on July 1, 2013.
Public Works staff has performed a preliminary review of the plans and recommends denial of
the proposed subdivision as shown in the plans submitted to the City for the following reasons:
1. Lots 2 and 3 do not have adequate frontage on a public street.
• The plans propose the platting of a 30-foot wide outlot containing a private
driveway which would serve Lots 2 and 3. The preliminary utility plan shows the
extension of watermain and sanitary sewer main to serve these two iots. If these
utilities are intended to be public (City-owned), staff requires access to these
facilities for maintenance purposes via a public street.The only way the outlot and
shared driveway could remain as proposed is if the utilities are privately owned
and maintained, and a private utility maintenance agreement is executed outlining
the ownership and maintenance respansibility.
2. The preliminary grading plan must show proposed contours. It is difficult to determine the
overall grading impacts and disturbed areas as proposed.
3. The preliminary utility plan must include a profile view, standard details meeting City
standards, and use of appropriate symbols and line types meeting City plan standards. In
addition, it does not appear that a professional licensed engineer has designed the
utilities or signed the utility plan.
G:\Developments-Private\Hanson Wood Shores\Subdivision review.docx
4. The parcel being subdivided is heavily wooded, and therefore must include a tree
inventory and preliminary tree preservation plan for review by the City Forester.
5. Stormwater quality improvements must be shown on the plans.
• Sweeney Lake is included on the federal list of impaired waters and a Totai
Maximum Daily Load (TMDLj Implementation Plan has been approved to guide
water quality improvements within the sub-watershed. Based on the size and scale
of the development, review by the Bassett Creek Watershed Management
Commission (BCWMC) is not required. However, consistent with the Sweeney Lake
TMDL Implementation Plan, the City's Stormwater Management Ordinance, and
requirements for past developments on Sweeney Lake, the developer would be
required to, at a minimum, dedicate to the City a conservation easement which
establishes a natural or native vegetation buffer along the lakeshore.
In conclusion, Public Works staff recommends denial of the proposed subdivision as shown in the
plans submitted to the City. If the Planning Commission or City Council approves the subdivision
as proposed or with minor modifications, Public Works staff requests the opportunity to further
review and provide additional comments based upon those decisions.
C: Tom Burt, City Manager
leannine Clancy, Director of Public Works
Mark Kuhnly, Chief of Fire
Gary Johnson, Building Official
John Crelly, Deputy Fire Chief
�e Hogeboom, Planner
AI Lundstrom, Park Maintenance Supervisor and City Forester
Joe Fox, �ngineer
G:\Developments-Private\Hanson Wood Shores\Subdivision review.docx
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Fire Department
��3-s�s�-$o�s/���-s��-so�s (f�X)
Date: August 6, 2013
To: Mark Grimes, Director of Planning & Zoning
From: Mark Kuhnly, Chief of Fire & Inspections
Subject: Minor Subdivision - Hanson Wood Shores (previously Wessin Property)
The Golden Valley Fire Department has reviewed the Minor subdivision for the Hanson Wood
Shores project. Listed below are the fire department comments.
1. Lot 1 as proposed appears to be aceeptable based on Minnesota State Fire Code.
2. Lots 2 and 3 as proposed do not meet the requirements of Minnesota State Fire Code. The
following need to be addressed:
a. The private driveway is approximately 290 feet in length. A fire road that exceeds 150
feet shall be provided with an approved turn around.
b. The drawing does not detail the clear width of the private road and to what standard the
road will be constructed to.
c. The fire hydrant appears to be 90 feet off of the road way. The distance from the edge of
the road to the fire hydrant shall not exceed 10 feet. It appears that the fire hydrant may
be 20 feet off of the edge of the other driveway
d. The plan does not indicate the size of the water line supplying the fire hydrant. A 6 inch
water line is the minimum size line to possibly be considered
If you have any questions, please contact me at 763-593-8080 or by e-mail,
mkuhnlv@�oldenvallevmn.�ov
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