09-09-13 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, September 9, 2013
7 pm
1. Approval of Minutes
August 12, 2013 Regular Planning Commission Meeting
2. Informal Public Hearing — Property Rezoning — 6000 Duluth Street— King of
Grace Lutheran Church and School - Z�11-14
Applicant: King of Grace Lutheran Church and School
Addresses: 6000 Duluth Street
Purpose: To rezone the properties from I-1 Institutional with a setback restriction
to I-1 Institutional without restrictions.
3. Informal Public Hearing — Preliminary Plan Review-- Planned Unit
Development (PUD) — The Xenia
Applicant: Slosburg Company
Address: 700 & 800 Xenia Avenue South
Purpose: To construct a 5-story, 372-unit market rate apartment building.
--Short Recess--
4. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
5. (�ther Business
• Council Liaison Report
6. Adjournment
� This dacument is available in alternate formats upon a 72-haur request.Please call `�
763-593-80Qb(TTY: 763-593-396$)to make a request. Fxamples af adternate formats
may inclutle large print,ele�tronic,Braille,audiocassette,etc.
Regular Meeting of the
Golden Valley Planning Commission
August 12, 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,
August 12, 2013. Chair Kluchka called the meeting to order at 7 pm.
Those present were Ptanning Commissioners Baker, Boudreau-Landis, Kluchka,
McCarty, Segelbaum and Waldhauser. Also present was City Planner Joe Nogeboom,
Planning Intern Brett Angell and Administrative Assistant Lisa Wittman. Commissioner
Cera was absent.
1. Approval of Minutes
July 22, 2013 Regular Planning Commission Meeting
Waldhauser referred to the first motion on page 5 and questioned if the words "to
enabte construction in an economical fashion° shou`Id be included. Kluchka suggested
they be removed, the Commissioners agreed.
MOVED by McCarty, seconded by Waldl�auseF and.motion carried unanimously to
approve the July 22, 2013 minutes with the abc��e not�d change.
2. Informal Public Hearing —;Prel�min�ry Plan Review — Planned Unit
Development (PUD) — Room and Board PUD #79, Amendment#4
Applicant: Room and Baard '
Address: �600 Olson Memorial Highway
Purpose; Ta relo�a#e their outlet sales into the existing warehouse, demolish
the�xisting outlet building for the construction of parking and
construct a second floor in the existing warehouse to be used as
off��e space.
Angell gave a brief history of the Room and Board PUD. He showed the Commission
photos of the site and explained the applicanYs request to relocate their outtet sales into
the existing warehouse, demolish the existing outlet building for the construction of
parking and construct a second floor in the existing warehouse to be used as office
space and attach a sign on the exterior of the warehouse to designate the entry to outlet
sales.
Waldhauser asked about the maximum impervious surface coverage allowed.
Hogeboom explained that there aren't impervious surface requirements for this property
however, there are lot coverage requirements which state that no more than 50% of the
lot can be covered by buildings. Angell added that this proposal will raise the impervious
surface coverage by 1.4%.
Minutes of the Golden Valiey Planning Commission
August 12, 2013
Page 2
Segelbaum asked if the roadway leading to this site is sufficient to support this
proposed expansion. Hogeboom stated that the Public Works staff reviews traffic issues
and they did not have any concerns about traffic at this site.
Waldhauser asked if the proposal meets setback requirements. Hogeboom stated that
since this is a PUD there aren't specific setback requirements but the proposal does
meet the setback requirements for the underlying (Industrial) zoning district.
Waldhauser asked if a second level is being added to the warehouse on the,northeast
side of the property. Daryl Fortier, representing Room and Board, stated tfiat an
intermediate level, not a second story, is being created within the existing warehouse
building on the west side of the property.
Waldhauser asked if there will be less parking available on the nc�rtheast side c►fi the
property. Fortier explained that the existing fire lane will remain and a twenty=foot wide
piece of land will be paved for parking on the northeast side of the prope�ty. He added
that they are not impinging on the existing open space.
McCarty asked if the employees use public transportation. Jeremy`Larson, Room and
Board, said he doesn't know the number of emplpyees that use public transportation but
they do encourage their employees to bike to work.
McCarty said the parking on the site seems tight. Fortier stated that right now they have
adequate parking because 100% of fihe empl�yees aren't on site every day. McCarty
asked if there are second shifts. Fortier said no. He explained that the biggest parking
problem occurs on Saturday,mornings fc�r the outlet sales but that this proposed plan
will alleviate that issue.
Segelbaum asked if the business operations will change as a part of this proposal.
Larson said no, the h�urs and use will remain the same.
Segelbaum not�d that the narrative states that the sign on the warehouse building won't
be visible from Highway 55 and asked if that is a City requirement. Fartier explained that
they just want peaple to be able to distinguish between the outlet entry and the
employee entry. Hogeboom added that the applicant will be required to follow the
requirements in the sign code.
Kluchka asked if they will be operating during construction. Fortier said yes, the outlet
operatioi�s:wi11`move to the warehouse and then demolition will commence. He added
that the access will be changed for approximately three months. Hogeboom noted that
an access plan will also be required.
Boudreau-Landis asked how snow removal is handled. Larson explained that snow is
plowed to the northeast corner of the site and then hauled away when needed.
Hogeboom said the City isn't aware of any snow storage issues on this site.
Minutes of the Golden Valley Planning Commission
August 12, 2013
Page 3
Kluchka asked if the rooftop mechanicals will be screened. Fortier stated that there are
some existing rooftop mechanical units but not on the warehouse building. He stated
that if units are added they won't be visible from the frontage road or from Schaper
Park. Hogeboom stated that the building permit process will address the screening of
the mechanicals.
Kluchka opened the public hearing. Hearing and seeing no one wishing to comment,
Kluchka closed the public hearing.
Waldhauser said the proposal seems like a reasonable way to expand, there will be no
adverse effects and the increase in the amount of parking will be appreciated. McCarty
agreed that all the issues have been addressed. Segelbaum also agree�4.
Kluchka said he would like to know the parking ratios for the Industrial zoning district
versus what the applicant is proposing. Hogeboom explained t�at the parking
requirements are analyzed by the use, not by zoning district. He added that he would
further analyze the parking on the site.
MOVED by Segelbaum, seconded by Waldhauser and motion carried unanimously to
recommend approval of the Preliminary Plan for Room and Board PUD #79,
Amendment #4 subject to the following finding� and:conditions:
Findin s:
1. The PUD plan is tailored to the �pecific characteristics of the site and achieves a
higher quality of site planning and design fha,n generally expected under
conventional provisions af the or�inance.
2. The PUD plan preserv� and prot�cts substantial desirable porkions of the site's
characteristics, apen space and sensitive environmental features including steep
slopes, trees, scenic views, creeks, wetlands and open waters.
3. The PUD plan includes efficient and effective use (which includes preservation) of
the land.
4. The PUD Plan results in devePopment compatible with adjacent uses and is
consistent with the Comprehensive Plan and redevelopment plans and goals.
5. The PUI� pEan is r��nsistent with preserving and improving the general health, safety
and general welfar�of the people of the City.
6. ,The PU�? plart meets the PUD Intent and Purpose provision and all ather PUD
�or�inance proVisions.
Conditions:
1. The plans submitted with the application shall become a part of this approval.
2. The recommendations and requirements outlined in the memo from Deputy Fire Chief
John Crelly to 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 over this development.
Minutes af the Golden Valley Planning Commission
August 12, 2013
Page 4
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.
Hogeboom gave a brief history of the Meadowbrook PUD. He explained that the
applicant is proposing to amend their PUD Permit to allow for the �onstruetion of a'small
addition and the incorporation of the current Crisis Nursery Facility (5400 Glenwo�d
Ave.) into the main school facility. The 5400 Glenwood Ave. bui�lding would be used for
additional classroom space and would be interconnected to fhe main'schooi facility via a
tunnel. The Crisis Nursery is moving to a new location in south�rMinneapolis`. He stated
that the applicant will also be going through the rezoning procesS for the'5400
Glenwood Avenue property to rezone it from I-3 Insti�utiqnal tQ I-1 Institutional.
Kluchka asked if the proposed tunnel is underground. Hogeboom explained that there is
a grade difference befinreen the two properties and that the applicant would explain the
tunnel in further detail.
Hogeboom stated that staff is recornmend�ng approval of this PUD amendment and
feels that the proposed plan wiU rrrake th� curr�nt traffic issues an the site better. He
added that the applicant would like to st�rt construction this year so it is dane for the
next school year.
Segelbaum said he is concerned about the traffic issues on this site and is curious how
the proposed new plan wifl improve the traffic issues. He asked if the City would
consider requiring a traffie study. Hogeboom stated that the Engineering staff feels
comfartable with the proposed traffic plans because drop-offs will be more controlled.
Waldhauser:�sk��l �f�this �roposal is being driven by an expansion of the student
populati�n. H�+geboot'� �tated that yes, student projections are up.
Baker referre�to fh� Public Works memo where it states that staff will continue to
monitor the ac�ess and circulation issues. However, he knows there are some pretty
severe circul�tion problems at Meadowbrook currently. Kluchka suggested requiring a
traffic study be done as a condition of approval.
Patrick Poquette, Hopkins School District, agreed that there is currently a circulation
issue. He referred to a map of the property and explained how they will be alleviating
the issue by having a drop-off location at the Crisis Nursery building where there will be
na buses which will allow for extra parking stalls and will help with the traffic issues.
Minutes of the Golden Valley Planning Commission
August 12, 2013
Page 5
Waldhauser asked if there are "reduce speed signs" on Glenwood Avenue. Poquette
said he doesn't think so.
Baker said there are finro big problems. One is the left turn out of Meadowbrook
especially in the winter and the other is the circulation pattern. He said there is a need
to address the traffic issues and continuing the same circulation pattern is not a solution
to the problem. Poquette referred to a site plan and discussed the circulation patterns.
He reiterated that being able to use the Crisis Nursery property will really help with the
traffic issues.
Segelbaum asked Poquette if he has contemplated doing a traffic study, Poquette said
he has worked with the City's staff regarding traffic but if they need to do a traffic study
they will.
Kluchka referred to the proposed tunnel and asked if there are bas�ments.in the
buildings or if the tunnel will be on the first floors. Poquette stat�:d that the tunnel will be
in the lower level of the Crisis Nursery building. Kluchka �uggest�d thafi fhe applicant
prepare plans or illustrations of the tunnel to show the City Council.
Waldhauser asked Poquette if the expectation is tQ add five new teachers over five
years and if there will be an additional 100 to �50 students. �F'oquette said yes, if
everything goes well, there will be an ad�'i'tional 125 studerr�s.
Kluchka opened the public hearing. Seeing and hearing no one wishing to comment,
Kluchka closed the public hearin�;
Kluchka asked the Commissioners if th.ey would like to consider adding a conditian
requiring the applicant to provide a traffic;plan or a circulation plan.
Boudreau-Landis agreed that the parking lot does fill up but his thinks this proposed
plan will definitely im�r;ove t�e situation.
Segelbaum stated that a traffic study looks at the impact to the roads, not on the site
itself. He said h� doesn't think requiring a circulation plan is enough and questioned if
there is something more that would provide an analysis of the internal site.
Waldhauser said she thinks the City's job is to consider the impacts on the public
streets and that.the internal circulation and parking on the site can be considered by the
parents and the school. McCarty agreed. Baker questioned if the City has any
responsibility regarding the traffic in and around Meadowbrook. Waldhauser reiterated
that she thinks the City's responsibility is to consider the impact on public streets.
Segelbaum said the entrance and exit on Turners Crossroad does impact public streets
and stated that a traffic study might be appropriate. Hogeboom suggested that the
applicant discuss their internal circulation in greater detail and provide a plan that shows
drop-off and pickup locations and times, where staff, parents and buses will park, how
the entrances and exits will work, etc. and then staff can further analyze the issues.
Minutes of the Golden Valley Planning Commission
August 12, 2013
Page 6
Kluchka suggested that a condition of approval be added stating that the applicant shall
submit a traffic circulation plan that improves the public street access and safety.
McGarty said he would be interested in data that shows tentative counts of employees,
parent drop-offs and trip counts on Glenwood Avenue in each direction to show that the
property can handle this proposal. Hogeboom suggested that the applicant prepare a
plan showing that data in regard to the current use and another plan showing the same
data with the proposed amendment in place.
Baker said he would also like to require the addition of elevation drawings as a condition
of approval. McCarty said he would also like to see building section dr`awings.
MOVED by Waldhauser and seconded by Baker to recommend approval of the '
Preliminary Plan for Meadowbrook School PUD #90, Amendment#3 �rvith the addition of
the following conditions:
• The applicant shall submit a traffic comparison, demonstrating an improvement in
traffic flow on and off of Glenwood Avenue and Turne�s Cr�ssroad.
• The applicant shall submit interior elevation and buildi'ng section drawings of the
proposed tunnel addition.
Segelbaum noted that the language in tMe motion regarding the traffic plan is different
than the language Kluchka proposed. Kfuchka ag�e�d that the motion made is slightly
different than what he suggested and he said,he didn't think the intent was to require an
elevation plan. He said the condition he suggested was that the applicant shall submit a
traffic circulation plan that im,�ray����the��������ublic street access and safety. McCarty asked
Kluchka if his motion is referring #� Gl�nwood Avenue. Kluchka said he is not being
specific. McCarty said he is more concerned that this plan doesn't negatively impact the
existing situation. Baker said he would like to use the word "improve" because this is an
opportunity to do things better. McCarty said he is not sure how the word "improve" can
be defined or quantified. Baker sta#ed that when the applicant comes back with a
comparison of the curr�nt traffic situation and the traffic situation after the proposed
project the Commission should be able to tell if it affects the area positiveiy or
negativ�ly. Sege�l�aurr� said he would like the word "improve" to be included in the
conditions of approvai as well.
Kluchka suggested`the conditions in the motion be amended to read that the ongoing
traffic circulation plan will ensure appropriate public street access and safety for all
entries and exits and internal circulation for public safety vehicles. He suggested
another condition be added that states traffic study data shall be provided to assist in
reviewing traffic impact of the new development. The Commission agreed unanimously
to the amended motion. The findings and conditions are as follows:
Findin s
1. The PUD plan is tailored to the specific characteristics of the site and achieves a
higher quality of site planning and design than generally expected under
conventional provisions of the ordinance.
Minutes of the Golden Valley Planning Commission
August 12, 2013
Page 7
2. The PUD plan preserves and protects substantial desirable portions of the site's
characteristics, open space and sensitive environmental features including steep
slopes, trees, scenic views, creeks, wetlands and open waters.
3. The PUD plan includes efficient and effective use (which includes preservation) of
the land.
4. The PUD Plan results in development compatible with adjacent uses and is
consistent with the Comprehensive Plan and redevelopment plans and goals.
5. The PUD plan is consistent with preserving and improving the general health, safety
and general welfare of the people of the City.
6. The PUD plan meets the PUD Intent and Purpose provision and all Qther PUD
ordinance provisions.
Conditions:
1. The plans prepared by SGN/Wendel, dated July 24, 2013, su�bmitted with the
application shall become a part of this approval.
2. The recommendations and requirements outlined in the memo fraim E1`�puty Fire Chief
John Crelly to Mark Grimes, Community Developmer�t�Directca,r 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 fe�e is required for this project
priar 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, regulatians, or
laws with authority over this develapment.
7. An ongoing traffic circulation plan shall be submitted to ensure appropriate public
street access and safety for all'entries and exits and internal circulation for public
safety vehicles.
8. Traffic study data shall be provided to assist in reviewing traffic impact of the new
development.
4. Inform�l Putilic He�ring — Minor Subdivision — Intersection of Noble Drive
ar�d 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.
Hogeboom referred to a location map and discussed the applicanYs proposal to
subdivide an existing single family residential Iot into three new single family residential
lots. He explained that staff would like to see a more cohesive development of several
of the lots in this area and for that reason staff is not recommending approval of the
Minutes of the Golden Valley Planning Commission
August 12, 2013
Page 8
proposed subdivision. As a result, the applicant has asked that their proposal be tabled
to the September 9 Planning Commission meeting so that they could re-draw their
plans.
MOVED by Kluchka, seconded by Waldhauser and motion carried 5 to 1 ta table this
public hearing to the September 9, 2013 Planning Commission meeting. Segelbaum
vated no.
--Short Recess--
5. Reports on Meetings of the Housing and Redevelopment Authori't�, City
Council, Board of Zoning Appeals and other Meetings
Hogeboom informed the Commission that there will be a Bottine�au roundtab{e rneeting
at Unity Christ Church on Thursday, August 15 at 6:15 pm.
Kluchka informed the Gommission that Baker and Waldhauser will be appointed to the
Bottineau LRT Planning Advisory Gommittee and stated fhat he would like regular
updates provided to the Commission.
6. Other Business
• Council Liaison Report
Council Member Schmidgall discussed i�ems that will be on the August 13
Council/Manager meeting including: The City'c�f Robbinsdale and Three Rivers Park
District's proposal to take over the management'and programming at some of the
bordering nature areas/parl�s including,Mary Hills Park, discussion about the location of
waste, recycling and yard waste containers, organized waste hauling, bicycle racks
being placed in City parks �nd recreational fires.
7. Adjourn,ment
The meetin� adjourned at.9:07 pm.
Charles D. Segelbaum, Secretary
���� ��
Planning Department
763-593-8095/763-593-8109(fax)
Date: September 3, 2013
To: Planning Commission
From: Joe Hogeboom, City Planner
Subject: Informal Public Hearing— Rezoning Petition —6000 Duluth St.
King of Grace Lutheran Church and School, Applicant
Background
Gregg Prest, representing King of Grace Lutheran Church and School, is proposing to rezone the
property at 6000 Duluth St. to the standard "Institutional (I-1) Zoning District" in order to remove a
restrictive condition on the north setback area of the property. The property is currently zoned
"Institutional (I-1)," but has a restrictive condition that requires a 120-foot front yard setback along
Kenneth Way. The standard front yard setback area for the Institutional (I-1) Zoning District is 35
feet.
The restrictive conditian was placed on the property on August 5, 1969. At that time, King af Grace
Lutheran Church rezoned four residential lots along Kenneth Way to allow for expansion to its
campus. The Village Council placed the setback restriction on the property in response to resident
concerns. The restriction said that the setback area must be "landscaped."
The City currently understands landscaping in the Institutional Zoning Districts to include typical
landscape plants and shrubs, as well as turf grass. Representatives from the King of Grace Lutheran
Church and School approached staff with a plan to create a playground area. A portion of the
playground would be closer than 120 feet to Kenneth Way. The Church also intends to expand its
parking lot along Brunswick Avenue at a later time. (Please note that no new parking area can be
closer than 3S feet to the west property line along Brunswick Avenue.)
To accomplish King of Grace Lutheran Church and School's long-range plans, the Ordinance that
was adopted on August 5, 1969 must be replaced with a new zoning Ordinance that doesn't place a
setback restriction along the north side of the property. The City Attorney has advised that in order
to accomplish this, the property must be formally rezoned. If the property is rezoned, it would still
need to meet all of the requirements af the Institutional (I-1) Zoning District.
Recommendation
Staff recommends approval of the Rezoning Petition, rezoning Duluth St. from "institutional (I-1)"
with a restrictive northern setback to "Institutional (I-1)" with no special restrictions in order to
accommodate the future site improvements.
Attachments
Locativn Map (1 page)
Ordinance No. 328 dated August 5, 1969 (1 page)
Institutional (I-1) Section of City Code (6 pages)
Proposed Future Site Plan (1 page)
Official Zoning Map (1 page)
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§ 11.46
Section ll.q.6: Institutional Zoning District
Subdivision 1. Purpose
The purpose of the Institutional Zoning District is to establish areas where both
public and private institutional uses such as schools, hospitals, parks, golf courses,
nursing homes and public buildings may be located.
Subdivision 2. District Established
Properties shall be established within the Institutional 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 11.46, Subdivision 2 by an
ordinance which makes cross-reference to this Section 11.46 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 Institutional 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. Uses Permitted
A. The following uses shall be permitted in the I-1 Institutional Zoning Sub-
District:
1. Churches
2. Schools, public and parochial, excepting colleges, seminaries and other
institutes of higher education
Source: Ordinance No. 567
Effective Date: 5-28-82
3. Essential Services - Class I
Source: Ordinance No. 80, 2nd Series
Effective Date: 11-28-91
4. Seasonal Farm Produce Sales
Source: Qrdinance No. 127, 2nd Series
Effective Date: 4-27-95
B. The following uses shall be permitted in the I-2 Institutional Zoning Sub-
District:
1. Public and private libraries
2. Museums
Golden Valley City Code Page 1 of 6
§ 11.46
3. Colleges, seminaries and other institutes of higher education
Source: Ordinance No. 567
Effective Date: 5-28-82
4. Essential Services - Class I
Source: Ordinance No. 80, 2nd Series
Effective Date: I1-28-91
C. The following uses shall be permitted in the I-3 Institutional Zoning Sub-
District:
1. Rest homes, sanitariums, nursing homes, clinics and other buildings
incidental to the operation thereof
Source: Ordinance No. 567
Effective Date: 5-ZS-82
2. Essential Services - Class I
Source: Ordinance No. 80, 2nd Series
Effective Date: 11-28-91
D. The following uses shall be permitted in the I-4 Institutional Zoning Sub-
District:
1. Golf courses, country clubs and polo fields, excepting those carried on as
a business such as miniature golf courses
2. Parks, playgrounds, City offices, fire stations, and other lands incidental to
the operation of the City
Source: Ordinance No. 567
Effective Date: 5-28-82
3. Essential Services - Class I
Source: Ordinance No. 80, 2nd Series
Effective Date: 11-28-91
E. The following uses shall be permitted in the I-5 Institutianal zoning Sub-
District:
1. Cemeteries
Source: Ordinance No. 567
Effective Date: 5-28-82
2. Essential Services - Class I
Source: Ordinance No. 80, 2nd Series
Effective Date: 11-28-91
*Subdivision 4. Conditional Uses
The following uses may be allowed in the following Institutional Zoning Sub-
Districts when approved by the Council in accordance with the provisions of this
Chapter:
Golden Valley City Code Page 2 of 6
� 11.46
A. Congregate Housing. Housing for the elderly, providing at least one (1)
prepared meal per day, in a common dining room. Such housing may also
provide certain medical and social services over and abave what might be
provided in a standard elderly apartment complex. Congregate housing may
be allowed as a Conditional Use only within the I-3 Institutional Zoning Sub-
District.
B. Elderly Housing. Housing (either subsidized or unsubsidized) specifically
designed and built for occupancy by elder persons in much the same way
that standard multi-family dwellings might be built and managed, but not
providing the same services as congregate housing, may be allowed as a
Conditional Use only within the I-3 Institutional Zoning Sub-District.
C. Hospitals and out-patient surgical facilities may be allowed as a Conditional
Use only within the I-3 Institutional Zoning Sub-District.
D. Lodge halls and private clubs may be allowed as a Conditional Use only
within the I-3 Institutional zoning Sub-District.
Source: Ordinance No. 567
Effecfive Date: 5-28-82
E. Residential facilities only within the I-3 Institutional Zoning Sub-District.
Source: Ordinance No. 653
Effective Date: 4-12-85
F. Child day-care facilities may also be permitted as a Conditional Use within
the I-1, I-2, I-3 and/or I-4 Institutional Zoning Sub-Districts.
Source: Ordinance No. S67
Effective Date: 5-28-82
G. Heliports, as herein defined.
H. Such other uses which, in the opinion of the Council, are reasonably
compatible with the uses specifically described in Subdivision 3, above, may
be permitted as a Conditional Use in any of the four Institutional Zoning Sub-
Districts set forth above.
Source: Ordinance No. 643
Effective Date: 11-16-84
I. Adult Day Care Centers shall be permitted as a Conditional Use within the I-
1, I-2, I-3 and/or I-4 Institutional Sub-Districts.
Source: Ordinance No. 264, 2nd Series
Effective Date: 12-13-01
Golden Valley City Code Page 3 of 6
§ 11.46
*Subdivision 5. Height
No building or structure other than water tanks, water tank towers and lighting
fixtures, shall be erected to exceed three (3) stories in height in the Institutional
Zoning District. Church spires, belfries, chimneys and architectural finials may be
permitted to exceed the maximum provisions of this Section when erected in
accordance with this Chapter,
Source: Ordinance No. 609
Effective Date: 11-11-83
*Subdivision 6. Use of Land
For the purpose of maintaining the character of this Zoning District, no buildings or
structures shall occupy more than twenty-five percent (25%) of the area of the lot
or premises.
Source: Ordinance No. 567
Effective Date: 5-28-82
*Subdivision 7. Yard Requirements
Side and rear yards in the Institutional Zoning District shall not be less than fifty
(50) feet in width and depth, of which at least twenty-five (25) feet adjacent to the
property line shall be landscaped and maintained as a bufFer zone.
Source: Ordinance No. 609
Effective Date: 11-11-83
*Subdivision 8. Front Yards
No building or structure in an Institutional Zoning District shall be located less than
thirty-five (35) feet from the property line abutting a public street. All partions of a
parcel of land abutting a public street shall be regarded as front yards. All front
yards shall be planted, and landscaped, and shall contain na off-street parking.
Source: Ordinance No. 567
Effective Date: 5-28-8z
*Subdivision 9. Accessory Uses
The following are permitted accessory uses in this Zoning District:
A. Essential Services - Class I
B. Accessory Structures. The following regulations and setbacks shall be
required for accessory structures in this Zoning District:
1. Location. A Detached accessory structure shall be located completely to
the rear of the principal structure, unless it is built with frost footings. In
that case, an accessory structure may be built no closer to the front
setback as the principal structure. If an addition is built on to an existing
principal structure that would create a situation where an existing garage
or accessory structure would not be completely to the rear of the addition
to the principal structure, the addition to the principal structure may be
built and the existing garage or accessory structure may remain and be
Golden Valley City Code Page 4 of 6
§ 11.46
considered conforming as long as there is at least ten (10) feet of
separation between the existing principal structure with the addition and
the existing garage or accessory structure. Additions may be made to the
existing garage or accessory structure as long as the ten (10) feet of
separation can be met.
2. Front setback. Accessory structures shall be located no less than the
required setback for this Zoning District from the front property line along
a street right-of-way line.
3. Side and rear setbacks. Accessory structures shall be located no less than
the required setback for principal structures in this Zoning District from a
side or rear yard property line.
4. Separation between structures. Accessory structures shall be located no
less than ten (10) feet from any principal structure and from any other
accessory structure.
5. Alley setback. Accessory structures shall be located no less than ten (10)
feet from an alley.
6. Height limitations. No accessory structure shall be erected in this Zaning
District to exceed a height of one (1) story. One (1) story may not exceed
ten (10) feet fram the floor to the top plate. Attic space in accessory
structures shall be used only for storage and/or utility space.
7. Cornices and eaves. Cornices and eaves may not project more than thirty
(30) inches into a required setback.
8. Number and Size of accessory structures. Only one (1) accessory
structure shall be allowed on each property and no accessory structure
shall be larger in size than the principal structure. In no case shall an
accessory structure be greater than one thousand (1Q00) square feet or
less than one hundred-twenty (120) square feet in area. Accessory
structures include storage buildings, detached sheds, greenhouses,
gazebos and other shelters. Accessory structures not used solely for
storage and related activities shall have open sides from floor to ceiling,
except that they may have railings and temporary screening (used only
on two (2) sides at a time), all constructed in accordance with the building
code.
9. Design. All accessory structures constructed after the construction of the
principal structure must be designed and constructed of similar materials
as determined by the City Manager or his designee.
10. Building Permits. All accessory structures located in this Zoning District
require a building permit.
Golden Valley City Code Page 5 of 6
� 11.46
11. Parking structures and garages. In this Zoning District, parking structures
and garages shall not be considered accessory structures if they are used
to meet the required number of parking spaces.
Source: Ordinance No. 344, 2nd Series
Effective Date: OS-25-06
*Renumbering Source (Subd. 3-9):
Ordinance 346, 2nd Series
Effective Date: 7-1-06
Golden Valley City Code Page 6 of 6
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Planning Departmenfi
763-593-8Q95!763-593-8109(fax)
Date: September 3, 2013
To: Planning Commission
From: Joe Hogeboom, City Planner
Subject: Informal Public Hearing- Preliminary PUD Plan —The Xenia
PUD No. 113 —Slosburg Company, Applicant
Background and Description of Proposal
Slasburg Company is seeking approval of a Planned Unit Development (PUD) Permit for the
construction of a market rate apartment building to be located at the northwest corner of the
Xenia Avenue/Golden Hills Drive intersection. The site, which historically contained buildings
associated with the Olympic Printing Company, is 5.88 acres in size. The developer has named the
proposed project "The Xenia."
Under this proposal, the apartment building would include 372 residential units. The building is
proposed to be five stories (60 feet) tall, with an adjacent parking garage on the west side of the
site. The total area for both buildings is 639,411 square feet. If approved, construction for the
project is expected to being in the spring of 2014.
Site Information
The Xenia would be a market rate rental apartment building. There is currently a strong demand
for multi-family housing in this market. There are several multi-family buildings that are currently in
various stages of the planning process in Galden Valley, Minneapolis, St. Louis Park, Minnetonka
and Plymouth. 'The Arcata' was recently approved to be located on the southeast corner of the
Xenia Avenue/Golden Hills Drive intersection. Groundbreaking for that project is expected to occur
in late September.
The Xenia apartment building is proposed to incorporate many upscale amenities, including 10-foot
ceilings in units, stone countertops, wine racks, island bars, walk-in show�rs, soaking tubs and in-
unit washer and dryers and water heaters. The Xenia would also include an indoor pool with locker
facilities, an outdoor pool and courtyard area, a fitness center, outdoor gathering spaces, a media
room, a business center, a dog park and a top-floor observation deck. The Xenia will be served by
existing transit service along Xenia Avenue.
land Use and Zoning Considerations
The property was guided for long-term Mixed Use development in the Comprehensive Plan in
2008. At that time, it was also zoned "I-394 Mixed Use." The I-394 Mixed Use Zoning District
permits multi-family residential developments. A Planned Unit Development (PUD) would allow the
development to occur without a "mixed-use" component.
In 2008, the City approved a Preliminary PUD Plan for a project located on this site. The project,
entitled "Xenia Ridge" included a 10-story office building with retail on the first level. The economic
climate was not favorable at that time. As a result, Final PUD Plan approval for the project was
never obtained, and the Preliminary PUD Plan approval expired.
The I-394 Mixed Use Zoning District regulates building height. This development site allows
buildings up to ten stories in height to be constructed. Parking is based on land use, and not based
on zoning designations. City Code requires 1.5 parking spaces per apartment unit. For this project,
558 spaces are required. The developer is proposing to construct 742 parking spaces, most of
which would be heated and enclosed.
The I-394 Mixed Use Zoning District contains design guidelines for new developments. Planned Unit
Developments do not have to follow the design guidelines if the proposed design is approved by
the City. For this proposal, the apartment building would feature a "modern" design with a flat
roofline. There would be balconies on most upper-level units. Masonry will be the predominant
material on the exterior of the building. Other accents will include finely detailed EIFS, which will be
color-coordinated with the masonry.
Public Works and Fire Safety Considerations
As is standard practice for development proposals, plans for the Xenia were 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.
lusti�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 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.
Most multi-family housing developments in Golden Valley function under the guidance of a PUD
permit. A PUD permit allows the flexibility for the development to vary slightly from typical
zoning requirements outlined in City Code. In this instance, the proposal achieves dimensional
standards established for the I-394 Mixed Use Zoning District.
• Height—City Code allows a ten-stary maximum height in the section �f the I-394 Mixed Use
Zoning District that includes the proposed building pad sites. The applicant is proposing a
five story building.
• Lot Coverage—City Code requires that no more than 65%of a lot in the I-394 Mixed Use
Zoning District be covered by impervious surface. For this proposal, approximately 64% of
the site is covered by impervious surfaces.
• Setbacks—City Code requires a 10-foot landscaped setback for buildings in the I-394 Mixed-
Use Zoning District that contain residential uses on the ground level. No part of the building
comes closer than 10 feet to the property lines along Xenia Avenue, Laurel Avenue, or
Golden Hills Drive.
Recommendation
Staff recommends approval of the Preliminary Plan for the Xenia PUD No. 113, 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 al)
other PUD ordinance provisions.
And subject to the following conditions:
1. The plans submitted with the application shall become a part of this approval.
2. The recommendations and requirements outlined in the memo from Deputy Fire Chief John
Crelly to Mark Grimes, Director of Community Development dated August 20, 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 Community Development, dated September 5, 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)
Memo from Deputy Fire Chief John Crelly dated August 20, 2013 (2 pages)
Memo from City Engineer Jeff Oliver dated September 5, 2013 (20 pages)
Preliminary PUD Submittal Booklet (24 pages)
Site Plans (10 pages)
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� Fire Departm+�nt �
���-���-�07� / �s�-s��-so�� (f�x)
Date: August 20, 2013
To: Mark Grimes, Director of Community Development
From: John Crelly, Deputy Fire Chief
Subject: PUD Preliminary Plan for The Xenia project (700-80Q Xenia Avenue S.)
The Golden Valtey 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 building. Listed below are the fire department comments.
1. The plans do not show any road access on the west side of the building nor access to the two
interior court yards. Minnesota State Fire Code section 503.1 requires an approved fire access
road to within 150 feet of all portions of the faeility and all portions of the exterior walls of the
first story of the building. If an apparatus access road is not installed and if no reasonable access
to the court yards is provided, the fire code official will require approved alternative means of
additional fire protection safeguards to the building site.
The alternative means of fire protection safeguard shall include but shall not be limited to:
a. Provide fire sprinkler protection in exempt areas (bathrooms < 55 sqft, closets/pantries <
24 sqft, decks/balconies/canopies,....)
b. Provide Class I standpipes to supply fire hoses in the courtyard areas.
c. The fire sprinkler system shall be zoned by floors, no bird cage designs
2. The height of the Porte Cochere is not clearly defined. The vertical clearance for the fire
department apparatus access road is 13 feet 6 inches. The Porte Cochere needs to be
configured to allow access for taller emergency vehicles (police cars, ambulances, small and
midsize fire trucks)
3. The water supply system for the design of the proposed site shall be capable of supplying the
required fire flow for the design of the building, location, type of canstruction, type of use and
all floor levels.
4. A Post Indicator Valve (PIV) will be required to be installed for this proposed site if access to the
fire sprinkler room is not easily/directly accessible from the exterior of the buifding. The PIV is
an indicating valve to determine the operation of the water supply of the fire suppression
system for the proposed building.
5. The type and placement of landscaping trees/ shrubs for this site shall not obstruct or hinder
the ladder operation from any secondary escape windows from any apartment units located in
this building.
6. Radio operability—All new buildings shall have approved radio coverage for emergency
responders within the building based upon the existing coverage levels of the public safety
communication systems of the jurisdiction at the exterior of the building. The building shall be
considered to have acceptable emergency responder radio coverage when signal strength
measurements in 95 percent of all areas on each floor of the building meet the minimum signal
strength requirement of-95 d6m receivable and transmittable from the building.
7. The construction of this building shall comply with all applicable codes.
If you have any questions, please contact me at 763-593-8065 or by e-mail,
jcrellv@�oldenvalleymn.�ov
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Public Works Department
763-593-$030/763-593-3988(fax)
Date: September 5, 2013
To: Mark Grimes, Community Development Director
Joe Hogeboom, City Planner
From: Jeff Oliver, PE, City Engineer
Subject: Preliminary PUD Review: The Xenia
Public Works staff has reviewed the preliminary plans submitted by Slosburg Real Property for a
Planned Unit Development (PUD) located on vacant property in the northwest corner of Xenia
Avenue North and Golden Hills Drive. This site was formerly occupied by Olympic Printing.
The proposed PUD consists of 372 apartment units and a four-level parking ramp.
This memorandum discusses issues identified during the Public Works review that must be
addressed prior approval of the final PUD, and is based upon the plans submitted to the City on
August 8, 2013.
Preliminary Plat:
The proposed preliminary plat associated with this PUD includes combining the two existing
parcels into one large parcel. Based upon the plans submitted, the preliminary plat must be
revised to include a 10-foot wide drainage and utility easement along the entire PUD frontage of
Golden Hills Drive and Laurel Avenue.
The east property line, which is also the west right-of-way line for Xenia Avenue, currently has a
five foot jog approximately at the half-way point between Golden Hills Drive and Laurel Avenue.
The preliminary plat must be adjusted to extend the furthest west of these two lines northward
to Laurel Avenue, dedicating the additional five feet as public right-of-way.
There is an existing Street and Utility Easement (Doc. No. 3166769) in the northeast corner of the
preliminary plat that must be included as right-of-way on the final plat. This right-of-way
dedication will ensure that the traffic signal control cabinet, public sidewalk and street lighting
will be located within the right-of-way. The existing easement will need to be vacated as part of
the final platting process.
There are two existing Drainage and Utility Easements on the western PUD boundary that is the
location of an existing City storm sewer. The developer is proposing relocation of the storm
G:\Developments-Private\700_800 Xenia\PrelimPUD Review 090513.docx
sewer to a location 10 feet east of the property line, and the proposed parking ramp will be
located within these existing easements. The preliminary plat indicates that the storm sewer wilf
be within a 15-foot wide drainage and utility easement. 7herefore, the two existing easements
must also be vacated as part of the development process.
Site Plan:
The proposed PUD includes construction of a five-story, 372-unit apartment building that is
immediately adjacent to Golden Mills Drive, Xenia Avenue and Laurel Avenue. A four-story, 735-
stall parking ramp is proposed for the western portion of the site immediately adjacent to the
railroad tracks.
The proposed parking ramp will have two primary access points, one onto Golden Hills Drive and
another onto laurel Avenue.The proposed access onto Golden Hills Drive is located at the
western property line to maximize separation from the primary parking ramp access from Allianz,
which is located mid-block between Xenia Avenue and the railroad tracks. The proposed ramp
driveway is also aligned with the western parking lot driveway to Allianz to minimize turning
movement conflicts at this location. Staff will determine whether modifications to the pavement
markings on Golden Hills Drive are needed in order to further clarify turning movements at the
location of the ramp entrance, and will make any needed modifications as part of its annual
pavement-marking work.
The Golden Hills Drive access point into the parking ramp also includes a loading area east of the
driveway and generally parallel to Golden Hills Drive. The primary use of this loading zone will be
for residents moving in and out of the proposed apartment complex. The loading zone is
designed to accommodate a semi-truck with a 53-foot long trailer that will not block the ingress
and egress into the parking ramp. Access into the loading zone will require trucks to back into the
space from Golden Hills Drive resulting in short-term traffic impacts. However, the developer has
indicated that based on their experience with similar apartment complexes in urban areas, and
the size of the proposed apartment units, the occurrence of semi-truck moves will be minimal. In
addition, moving times are generally limited to weekends and time blocks will be scheduled for
each move, minimizing potential congestion in this area. Based upon this information, staff finds
the proposed loading area acceptable, but reserves the right to address potential congestion
issues with the developer in the future, should a significant problem result.
The proposed parking ramp access onto Laurel Avenue provides full turning access in and out of
the ramp and is acceptable as proposed.
The north curb line of Golden Hills Drive west of Xenia Avenue currently widens to provide a bus
stop that is outside of the westbound travel lanes. The existing curb line taper leading into this
bus stop is in conflict with the western driveway to the entrance plaza. Therefore, the developer
will be locating the bus stop further west.
The PUD includes a covered entrance plaza in the southeast corner of the dev�lopment,
immediately adjacent to the Xenia Avenue and Golden Hills Drive intersection. The plaza will be
two stories high with apartment units located on the floors above the plaza. The primary use of
this entrance plaza will be access to the rental office and for drop-off and pickup of parcels, and is
not intended for residents' overall access to the apartment complex. The proposed location of
the entrance plaza driveways onto Golden Hills Drive and Xenia Avenue is acceptable as
G:\Developments-Private\700_800 Xenia\PrelimPUD Review 090513.docx
proposed. However, the City reserves the right to work with the developer to address any traffic
issues on its street system that may develop as a result of the entrance plaza driveway locations.
There is an existing City sidewalk on the north side of Golden Hills Drive, extending from Xenia
Avenue westward to the bus stap discussed earlier in this review. The developer has proposed
extending the sidewa(k to the west parking lot driveway. The City's Comprehensive Plan does not
identify sidewalk on the north side of Golden Hills Drive west of the railroad tracks. Given the
residential land use and the accompanying pedestrian use that will result,the need for sidewalk
on the north side of Golden Hills Drive between the proposed parking ramp driveway and
Colorado Avenue will be further evaluated by staff as part of the upcoming Comprehensive Plan
update.
Golden Valley Comprehensive Plan identifies a future sidewalk on the south side of Laurel
Avenue between Xenia Avenue and Louisiana Avenue; and on the west side of Xenia Avenue
between Golden Hills Drive and Laurel Avenue. Therefore, as shown on the PUD plans, the
developer will be required to construct a minimum six-foot wide concrete sidewalk along the
frontage of these streets as part of the PUD. These sidewalks will be owned and maintained by
the City following construction.
Design and construction of City sidewalks by the developer must be designed and built to be
consistent with City standards and specifications, and must incorporate all current state and
federal accessibility standards. The final PUD submittal must include cross sections for the
sidewalks within street right-of-way, clearly indicating the dimensions of the sidewalks in relation
to the curb lines and right-of-way lines in order to determine the final design of the sidewalk.
Based upon the plans submitted, it appears that the proposed sidewalks may impact the traffic
signal bases at Laurel Avenue and Golden Hills Drive. The developer must submit detailed
drawings of these locations, and provide a proposed design of the sidewalk, pedestrian ramps
and the impacts to the signal bases and push buttons for pedestrian signal indications. If any
components of the traffic signal are impacted, the signal system and pedestrian push buttons
must be brought into compliance with current accessibility standards. Any impacts to the signal
systems will be performed by the City as a public improvement project, with the developer
responsible for the costs for the modifications.
The driveways onto City streets within this development must be designed and constructed to
City standards for commercial driveway aprons. The City standard detail for the commercial
driveway apron must be included with the final construction plans.
The developer will be required to obtain a City Right-of-Way Management Permit for all work
within City right-of-way.
Traffic Impacts and Access Mana�ement:
Consistent with the I-394 Overlay District, the City of Golden Valley has been studying traffic
impacts from potential redevelopments in the vicinity of Xenia Avenue and Golden Hills Drive for
a number of years. The original intersection study was performed by the City's consulting traffic
engineer at SEH, and has been updated as redevelopment proposals are considered.The study
performed in response this proposed PUD is dated September 4, 2p13, and is attached to this
memorandum for reference. The September 4th study includes the trip generation and
distribution and intersection capacity for the Xenia Avenue intersections with the north I-394
G:\Developments-Private\700_800 Xenia\PrelimPUD Review 090513.docx
ramps, Golden Hills Drive and Laurel Avenue, and based upon trips generated from this PUD as
well as the recently approved Arcata PUD, and The 3.9.4 Apartments PUD that has received
preliminary approval from the City.
The September 4, 2013, SEH study determined that this proposed PUD will generate 1,551 trips
per day, including 130 trips during the AM peak hour and 163 trips during the PM peak hour.
The trips generated by the PUD currently being considered are less than those from previous
redevelopment proposals, which included significant commercial and office land uses in
combination with residential apartments on this site.
The September 4th study concluded that all existing intersections within the study area operate
at a Level of Service C or better in both the AM and PM peak hours with the projected traffic
added from this PUD, The Arcata Apartments and The 3.9.4. Apartments included in the analysis.
The poorest performing movement at any of the intersections in the study area operates at a
Level of Service D, and all queues are contained within the storage lengths available in the
existing lanes.
The intersection of Xenia Avenue and Golden Hills Drive is currently owned and operated by the
Minnesota Department of Transportation (MnDOT) because it was constructed as part of the 1-
394 construction in the late 1980's. It is anticipated that the intersection will be turned back to
the City of Golden Valley in the near future, but MnDOT will retain operation of the signal system
in order to maximize the efficiency of the signals along the entire Xenia/Park Place corridor.
However, as part of the turn-back the City is partnering with MnDOT to make operational
changes to the signal system to improve operations of the intersections. The planned
improvements include coordination of signals on the corridor between Golden Hills Drive and
Gamble Drive in St. Louis Park, modifications to signal timing and phasing, and installation of
flashing yellow arrows for all left turn movements at the intersection of Xenia Avenue and Golden
Hills Drive. As discussed in the SEH study,these improvements will provide a reduction in delay
times for all movements in the intersection.
The SEH study dated September 4, 2013, concludes that the current redevelopment proposals in
the vicinity of the Xenia Avenue and Golden Hills Drive intersection generate fewer daily trips
than previous scenarios that have been studied, and the generated volumes are below the
thresholds that would require significant capacity improvements at the intersection.
However, the current study, as well as studies performed in 2012, identifies improvements
throughout the corridor that will improve the roadway functions in the area. These improve-
ments include signing and striping; lane, median and curb line revisions; as well as possible
pedestrian and signal system modifications. In addition,the current PUD proposal includes site
plan issues that may impact traffic operations on the City streets adjacent to the site, as
discussed above. The City of Golden Valley reserves the right to implement a public improvement
project to Laurel Avenue, Xenia Avenue and Golden Hills Drive to implement any of the above
improvements to improve traffic operations resulting from the overall redevelopment of the
study area. Further, the developer of this PUD must agree to waive the right to appeal special
assessments for these improvements as part of the final PUD.
Utilities:
There is adequate capacity in the municipal water supply to provide the domestic and fire flows
for this proposed PUD. There is an existing 12-inch watermain within Laurel Avenue, and an
G:\Developments-Private\700_800 Xenia\PrelimPUD Review 090513.docx
eight-inch watermain within Xenia Avenue that will provide flow to the development.The
development will utilize lateral extensions into the site from these mains that provided service to
the former Olympic Printing facilities that previously occupied the property.
The developer has proposed extension of a lateral watermain from Xenia Avenue immediatefy
north of Golden Hills Drive that extends westward along Golden Hills Drive to serve two fire
hydrants. In order to ensure adequate fire flow to these hydrants, staff is recommending that this
line be extended west and across Golden Hills Drive to connect to the City watermain located on
the north side of the Allianz property. In addition, the proposed alignment of this must be
adjusted to be within the right-of-way for Golden Hilis Drive, if possible. This watermain
extension, including the fire hydrants, will become part of the City's water supply system and the
City will be responsible for maintenance of these facilities.
The plans submitted also include the installation of fire hydrants near the northeast and
northwest carners of the site that will become part of the City's water supply system.
There is adequate capacity within the City's existing sanitary sewer system to provide service to
this proposed PUD. However, the City's Comprehensive Sanitary Sewer Plan identifies a capacity
issue downstream of this site near the intersection of Laurel Avenue and Turners Crossroad. This
capacity issue was evaluated further in 2012 based upon the potential for redevelopment in the
Xenia Avenue and Golden Hills Drive area.
The 2012 analysis concluded that there is adequate capacity in the sanitary sewer system for the
development proposals currently being considered by the City, including this proposed PUD.
However, the additional flows generated by the pending and approved redevelopment proposals
is pushing the Laurel Avenue and Turners Crossroad capacity issue closer to its ultimate capacity.
If this ultimate flow capacity is reached, the City may need to restrict redevelopment further west
along the I-394 corridor or modify the sanitary sewer alignment at Turners Crossroad and Laurel
Avenue to facilitate improved flow. It is also important to note that the 2012 study also indicated
that the capacity issue can be significantly reduced if there is a substantial reduction of Inflow
and Infiltration (I/I) throughout the area tributary to the Laurel/Turners capacity issue. The
reduction of I/I in this area will result in an improvement in the sewer capacity, reduce the need
to restrict future redevelopment in the I-394 corridor, and the need for future capacity
improvements at Turners Crossroad and Laurel Avenue.
Sanitary sewer service to the proposed PUD will be provided by utilizing an existing service lateral
from Xenia Avenue. Consistent with City code,the developer will be responsible for the
maintenance of the sewer service between the building and the City main in Xenia Avenue,
including the point of connection.
The proposed PUD must be compliant with the City's I/I Ordinance. Portions of the existing
sanitary sewer services to the site were brought into compliance with the ordinance as part of
the demolition of the Olympic Printing buildings. The entire service lateral for the new apartment
buildings will need to be inspected for I/I compliance, and receive a Certificate of I/I Compliance
prior to occupancy of the buildings.
The Metropolitan Council Environmental Services (MCES) recently obtained temporary and
permanent easements across the property being developed that are parallel to the Xenia Avenue
as shown on the preliminary plat. The permanent easement is the Iocation of a sanitary sewer
G:\Developments-Private\700_800 Xenia\PrelimPUD Review 090513.docx
forcemain that is being constructed through the City this year. The utility plan must be revised to
include the as-built location of the MCES forcemain.
The utility plan must be modified to include the location of the existing City watermain and
hydrants on the south side of Golden Mills Drive. In addition, the connection of the watermain on
the north side of Golden Hills Drive must be shown on the utility plan for the final PUD submittal,
as discussed above.
Stormwater Mana�ement:
This proposed PUD is located within the Sweeney Lake sub-district of the Bassett Creek
watershed and is therefore subject to the review and comment of Bassett Creek Watershed
Management Commission (BCWMC) for its water quality and rate control requirements. Because
Sweeney Lake is listed as an impaired water by the Minnesota Pollution Control Agency (MPCA),
the plans will also be reviewed for compliance with the adopted Total Maximum Daily Load
(TMDL) implementation plan for the lake.
When the City constructed Xenia Avenue north of Laurel Avenue, a regional stormwater pond
was constructed in the northwest quadrant of Xenia and Laurel Avenues. This pond provides
runoff rate control and water quality volumes for a portion of the I-394 corridor, including this
proposed PUD. Therefore, there is no additional runoff rate control required on site for this PUD.
Since the construction of the regional stormwater pond north of Laurel Avenue,there have been
additional water quality requirements that have been adopted by the BCWMC and the MPCA,
including non-degradation and volume control requirements. In order to comply with these new
standards, the developer will be required to provide stormwater quality Best Management
Practices (BMPs) on site as part of the PUD. The developer has proposed a sand filtration system
along the western PUD boundary to provide filtration for a portion of the site, including a
significant portion of the parking ramp drainage. The developer will own and maintain the
filtration system, including the drainage system located at the bottom of the proposed sand filter.
The filtration system will also be subject to the review and comments of the BCWMC for
compliance with its standards for water quality BMPs.
The developer has also proposed the installation of two SAFL baffles in sump storm sewer
manholes located on the north and east boundaries prior to the discharge of the on-site storm
sewer into the City system. The installation of SAFL baffles provides increased sediment removal
efficiencies and requires a minimum sump depth of four feet. The plans indicate that the
proposed sumps are three-feet deep. The final PUD plans must be modified to provide the
required sump depth to accommodate the installation of the SAFL baffles.
Because the site being developed is larger than one acre, the developer must obtain an MPCA
Construction Site Permit. A copy of this permit must be submitted to the Public Works
Department after it is obtained. The MPCA adopted new standards for this permit on August 1,
2013, that includes volume control. Therefore,the plans must be modified to comply with this
standard. Staff strongly recommends that the developer consider constructing filtration or
infiltration BMPs within the courtyard or other common areas on site, in order to comply with
this requirement. The implementation of these BMPs is also subject to review and comment by
the BCWMC and the MPCA.
G:\Developments-Private\700_800 Xenia\PrelimPUD Review 090513.docx
This PUD is also subject to the City's Stormwater Management Ordinance. City approval of the
stormwater management plans must be completed prior to forwarding the plans to the BCWMC
for its review.
The developer will be required to enter into a Maintenance Agreement with the City for the
proposed filtration system on the western development boundary, for the SAFL baffles and any
other stormwater BMPs determined necessary by the BCWMC and MPCA following review by
those agencies.
Tree Preservation and Landscapin�:
This proposed PUD is subject to the City's Tree Preservation Ordinance. The PUD plans identify
seven significant trees on site that are all being removed for the development. The landscape
p�an submitted includes planting a significant number of trees throughout the development
that exceeds the mitigation requirements of the Tree Preservation ordinance; therefore, no
permit will be required.The developer will be required to submit a cost estimate to furnish and
install the proposed landscaping as the basis for calculating the required landscaping security.
This information must be submitted as part of the final PUD submittal.
Summarv and Recommendations:
Public Works staff recommends approval of the preliminary design plan for The Xenia Planned
Unit Development subject to the comments within this review, summarized as follows:
1. The dedication of additional drainage and utility easements on plat boundaries as
discussed within this review.
2. The dedication of additional street right-of-way on Xenia Avenue must be included on the
fina) plat, as discussed within this review.
3. The existing easements on site must be vacated as part of the final PUD and plat approval.
The developer will be required to complete an application for the required easement
vacations immediately following preliminary PUD approval, in order to begin the
easement vacation process.
4. The final utility plan must include modifications to the watermain system along Golden
Hills Drive, as discussed within this review.
5. The developer must submit detailed plans for sidewalks, including analysis of potential
impacts to existing traffic signals, as discussed within this review.
6. The developer must enter into a Stormwater Maintenance Agreement for water quality
BMPs, as discussed within this review.
7. The developer must agree to waive the right to appeal special assessments for
improvements on Golden Hills Drive, Xenia Avenue and Laurel Avenue determined to be
necessary by the City to improve traffic operations adjacent to the development.
8. Subject to the review and comments of the Bassett Creek Watershed Management
Commission and the Minnesota Pollution Control Agency, as discussed within this review.
Approval is also subject to the review and comment of the City Attorney and other City staff.
Attachment
G:\Developments-Private\700 800 Xenia\PrelimPUD Review 090513.docx
C: Tom Burt, City Manager
Jeannine Clancy, Director of Public Works
Mark Kuhnly, Fire Chief
John Crelly, Deputy Fire Marshal
Gary Johnson, Building Official
Mike Kotila, SEH
Burt Tracy, Public Works Maintenance Manager
Kelley Janes, Utilities Supervisor
Eric Eckman, Public Works Specialist
Joe Fox, Water Resources Engineer
Mitch Hoeft, PE, Utility Engineer
Sue Virnig, Director of Finance
G:\Developments-Private\700_800 Xenia\PrelimPUD Review 090513.docx
' i
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�
SEH TECHNICAL MEMORANDUM
TO: Jeannine Clancy,Director of Public Works
Jeff Oliver,PE,City Engineer
FROM: Graham Johnson,PE
Mike Kotila,PE
DATE: September 4,2013
RE: The Xenia—Traffic Impact Study
SEH No.GOLDV-124972
This technical memorandum provides findings related to a traffic impact analysis performed to evaluate the
proposed development at 700 Xenia Avenue known as"The Xenia";near the intersection of Golden Hills
Drive and Xenia Avenue,in the City of Golden Valley. The findings of this analysis define the initial impact
that the proposed development will have on Xenia Avenue intersections with Laurel Avenue,Golden Hills
Drive,and the north I-394 ramp.
This analysis was performed using methodologies and assumptions that are consistent with previous traffic
analysis work that has been completed for other sites in the study area. Updated turning movement counts
were collected in August/September of 2012.
Trip Generation
The current proposal for the The Xenia site development includes 371 apartment units. Previous proposals at
this site have included a fitness center,a small restaurant and a small retail shop(coffee shop);however the
current proposal has all internal space for residential use only;no facilities would be open to the public and
therefore would not generate additional traffic.
This analysis acknowledges the current approved plan for the three.nine.four development(308 aparhnent
units, 118 unit senior housing units and removal of 24 existing aparhnents)and the Arcata development(173
apartment units). Trip generation was completed using the Institute of Transportation Engineer's Trip
Generation Manual,9�'Edition. Tables 1 through 3 summarize the trip generation estimates for daily,AM
peak hour and PM peak hour demands.No trip reductions were applied to the trip totals for any of the
developments.
Trips were distributed consistently with previous studies considered in the area; shown in Figure 1. The
majority of the trips would utilize Xenia Avenue to the south to access I-394 or continue into St Louis Park;
the remaining trips would be distributed to the north and west. The current proposal includes upscale
aparhnents that will be marketed towards professionals likely to commute to and from employment centers in
downtown Minneapolis or other large commercial areas along I-394;this could influence the actual trip
distributions to rely more heavily on I-394,and may have less traffic routed to and from the west along Laurel
Avenue. Distribution changes that may occur differently than those assumed are not expected to be of
magnitudes that will change the findings related to traffic operations along Xenia Avenue reported in this
analysis.
Short Eltiott Hendrickson inc.,f0901 Red Circle Drive,Suite 300,Minnetonka,MN 55343-9302
SEH is an equal opportunity employer � www.sehinc.com � 952,912.2600 � 800.734.6757 � 952.912.2601 fax
The Xenia Traffic Impact Study
September 4,2013
Page 2
Table 1 - Trip Gener�tii�n —'I�he aenia (1'roposed)
Development Daily AM Peak PM Peak
ITE Code
Units Total Enter Exit Total Enter Exit Total
223-Apartment Mid Rise 371 D.U. 1551 38 92 130 96 67 163
Total Trips 1551 38 92 130 96 67 163
"I��►ble 2 - Tri�� Generation —three.nine.four(Ap��ro��ed)
Development Daily AM Peak PM Peak
ITE Code
Units Total Enter Exit Total Enter Exit Total
220-Apartment(NEW) 308 D.U. 2,048 49 120 169 126 80 206
220-Apartment(Removals) -24 AU. -160 -4 -9 -13 -10 -6 -16
252-Senior Adult Housing 118 D.U. 411 4 4 7 7 6 13
Total Trips 2,299 49 114 163 123 80 203
"Tablc 3 - T�ri�i (�cncralion — :�rc.ita (Ap��r����c�l)
Development Daily AM Peak PM Peak
ITE Code
Units Total Enter Exit Total Enter Exit Total
223-Apartment Mid Rise 173 D.U. 723 18 43 61 45 31 76
Total Trips 723 18 43 61 47 31 76
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The Xenia Traffic Impact Study
September 4,2013
Page 3
Site Access
The proposed plan includes a four level parking garage with 794 parking spaces. Figure 2 is a general site
plan. It should be noted that the site plan is undergoing changes related to driveway configurations and loading
zone locations not reflected in Figure 2.The general locations of the ingress/egress locations for the parking
ramp remain unchanged relative to the purpose of this analysis. One ramp access is located on Laurel Avenue
and one access is located on Golden Hills Drive. The parking structure is configured so vehicles parked on
ramp levels 2-4 have most convenient street access on the north end to/from Laurel Avenue.All levels of the
ramp are also accessible from the southerly Golden Hills Drive entrance. Based on the ramp configuration,
75%of ingress and egress traffic are assumed to use the Laurel Avenue access. As most of the exiting traffic is
destined to the south,the majority of vehicles are expected to make a right turn onto Laurel Avenue and
another right turn at Xenia Avenue to head south. Visitor parking is also provided in the parking ramp.
There is a Porte Cochere,a covered driveway entrance,with accesses located near the Xenia Avenue and
Golden Hills Drive intersection;these will be used by a very low number of vehicles. Site plan changes
previously referred to include relocating the loading and delivery bay from Laurel Avenue(shown in Figure 2)
to the south end of the parking ramp. Movements to and from these minor access points were not explicitly
modeled in this analysis and will not affect operational findings for Xenia Avenue intersections.
Figure 2-Site Plan
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GOLDEN H�ILLS DRIVE
The Xenia Traffic Impact Study
September 4,2013
Page 4
Existing/No Build Conditions(includes approved development traffic)
The existing Xenia Avenue at Golden Hills Drive intersection operates with protected left turn movements for
the northbound and southbound approaches while the eastbound and westbound approaches operate under split
phasing. The traffic signal currently runs in an uncoordinated mode relative to the adjacent signalized
intersections. An existing operational concern exists for northbound Xenia Avenue as the left through lane of
northbound Xenia Avenue feeds directly into the double left turn lane configuration at the Golden Hills Drive
intersection resulting in driver confusion and unexpected lane shifts.
The two I-394 ramp terminal intersections on Xenia Avenue operate with signal control that is actuated and
coordinated; only the north ramp intersection was included in this analysis. The intersection of Xenia Avenue
and Laurel Avenue was also included in the analysis; it is currently under signal control that operates in an
actuated and uncoordinated mode.
Synchro/SimTraffic software was used in the analysis to evaluate the impact of the proposed development
vehicle trips on the study intersection and the two adjacent signals. The existing condition analysis includes
the recent 2012 turning movement counts as well as the trip generation for the approved developments at both
Arcata and three.nine.four.
All existing intersections,including the approved development traffic,operate at a LOS C or better in both
peak hours as shown in the Table 4 below. More detailed results are shown in attached Table Al. The worst
movements at any intersection operate at a LOS D and all average queue lengths are contained within the
storage lengths available;the maximum queue for the eastbound left turn from Golden Hills Drive does
occasionally fill up the available storage in the PM peak. The maximum northbound through lane queue at
Laurel Avenue can occasionally extend as far as 440 feet and can block access to the left turn lane. The
maximum northbound through lane queue at Golden Hills Drive can occasionally extend as far as 415 feet.
"I�able 4 F,�isting Operatiuns- Xenia .lvenue Signalized Intersection
AM Peak Hour PM Peak Hour
Approach Intersection Approach Intersection
Intersection: A roach Dela /LOS Dela /LOS Dela /LOS Dela /LOS
EB 18.5 /B 26.3 /C
Xenia Avenue @ WB 20.6/C 19.2/B
Laurel Avenue NB 6.8/A 14/B 9.3/A 14.4/B
SB 14.3/B 11.9/B
EB 16.8/B 26.4/C
Xenia Avenue @ WB 24/C 31.1 /C
Golden Hills Drive NB 16.3 /B 19.4/B 28�C 28.6/C
SB 22.6/C 28.3 /C
WB 303/C 30.5 /C
Xenia Avenue @ NB 27.8/C 27.9/C 22.3/C 26.1 /C
North I-394 Ramp
SB 23.3/C 26/C
The Xenia Traffic Impact Study
September 4,2013
Page 5
Build Conditions
The added volume from the proposed development at 700 Xenia Avenue results in added delay on all
approaches;however all intersections still operates at a LOS C in both peak hours without signal phasing
modifications or geometric improvements as shown in Table 5 below. With the signals operating in an
uncoordinated mode,the additional time needed to serve the increased demands is spread out over the total
cycle length.
More detailed results are shown is attached Table A2.The worst performing movement at any intersection will
operate at a LOS D. All average queues are contained within the available storage lengths;the single
northbound through lane maximum queue increases to 460 feet due to the slightly longer cycle length. The
increased northbound queue should not interfere with the north ramp signal operations;however it will
occasionally block the east side right-in/right-out access at the Colonnade Complex. The northbound through
lane maximum queue at Laurel Avenue can occasionally extend as far as 450 feet and can block access to the
left turn lane.
I`able � 1?�isting Plus De��elopment Oper.�tions - \cnia ,1��enuc Si�nalized lnterscction
AM Peak Hour PM Peak Hour
Approach Intersection Approach Intersection
Intersection: A roach Dela /L,OS Dela /L.OS Dela /LOS Dela /LOS
EB 18.5 /B 30.7/C
Xenia Avenue @ WB 21 /C 19/B
Laurel Avenue NB 7.6/A 14.3/B 9.3 /A 15.7/B
SB 14.1 /B 12.7/B
EB 18.1 /B 27.6/C
Xenia Avenue @ WB 24.2/C 20.3/C 30.5/C 28 ��C
Golden Hills Drive NB 16.9/B 28.4/C
SB 24.1 /C 27.6/C
WB 28.5 /C 30.2/C
Xenia Avenue @ NB 28.7/C 26.8 /C 21 /C 253 /C
North I-394 Ramp
SB 22.2/C 25.3 /C
Golden Hills Drive/Xenia lntersection Improvements
Potential improvements to the intersection of Golden Hills Drive and Xenia Avenue were analyzed as part of
this project. The intersection is currently owned and operated by MnDOT and is in the process of turn-back to
the City of Golden Valley;however the signal timings will still be maintained by MnDOT. As part of the
turn-back, MnDOT and the City are planning to make operational improvements. Planned modifications for
both the northbound and westbound approaches will allow the actuated signal to operate more efficiently and
reduce the overall cycle length required to serve the demands. Flashing yellow arrows will be installed on
both Xenia Avenue and Golden Hills Drive. These improvements will provide a reduction in delay for all
movements at the intersection.
As part of the improvements,the signals located along Xenia Avenue from Gamble Drive(St Louis Park)to
Golden Hills Drive will be coordinated to improve the traffic flow between the intersections.
The analysis evaluated the northbound approach of Xenia Avenue to Golden Hills Drive with a pavement
marking change on the approach lanes;at the signal,the same geometry as existing with northbound dual lefts,
The Xenia Traffic Impact Study
September 4,2013
Page 6
a single through lane and a separate right turn lane. Today,there are two departing lanes from the north I-394
ramp intersection with the left most lane aligned into the inside left turn lane,and a right turn lane being
added. The change would restripe Xenia so the right most lane ends as the right turn lane and both left turn
lanes would be added. Flashing yellow arrows will be installed for both the northbound and southbound
approaches giving the ability to run both protected and permissive phasing; all peak hour analysis included
protected only phasing for the northbound and southbound left turn phases.
The analysis evaluated the westbound approach of Golden Hills Drive to Xenia Avenue with separate left,
through and right turn lanes. Currently the approach has a left turn lane,a shared left-through,and a right turn
lane;due to the shared left-through the eastbound and westbound phases currently run under split phase
control. The change allows for the eastbound and westbound left turns to operate concurrently under both
protected and/or permissive phasing; flashing yellow arrows will be installed for both the eastbound and
westbound approaches.
Table 6 shows a summary of operational results related to the change far the Xenia Avenue and Golden Hills
Drive intersection; the attached Table A3 shows more detailed LOS results and queue lengths.
The westbound approach in the PM peak hour would experience a slight reduction in delay; every approach in
the PM peak hour is improved with the changes. The northbound restriping change does not alter capacity,
just the approach lane alignments;therefore the change is almost undetectable in the operations analysis. The
westbound approach modification does improve intersection capacity by allowing the permissive phase to
serve more of the left turn demands.
The maximum queues for the westbound approach would reach approximately 480 feet and would block the
existing and proposed driveways along Golden Hills Drive. However,under the new signal phasing all traffic
will be served in each cycle,keeping all traffic moving. While there is not a significant change in traffic
operations during the peak hours,the benefit of removing the split phase would be more apparent in the off
peak hours when the eastbound and westbound lefts could run under a concurrent permissive phase.
"1'able 6 De��elopment Traffic Full Build Uesign - ?�enia A��enue Signalized Intersection
AM Peak Hour PM Peak Hour
Approach Intersection Approach Approach
Intersection: A roach Dela /LOS Dela /L,OS Dela /L.OS Dela /LOS
EB 19.2/B 27/C
Xenia Avenue @ WB 20.7/C 16.1 /B
LaurelAvenue NB 7.9/A 15/B 85 �A 14/B
SB 15 /B 12.1 /B
EB 19.9/B 233 /C
Xenia Avenue @ WB 30.8/C 30.6/C
Golden Hills Drive NB 18.9/B 23 �C 25.5 /C 26.4/C
SB 26.2/C 24.9/C
WB 26/C 27.3 /C
Xenia Avenue @ NB 2�.g/C 25.5 /C 23.3 /C 24/C
North I-394 Ramp
SB 22.6/C 22.3/C
The Xenia Traffic Impact Study
September 4,2013
Page 7
Golden Hills Drive/Xenia lntersection—Westbound Dual Lefts
The City is concerned about the maximum queues for the westbound approach of Golden Hills Drive to Xenia
Avenue blocking both the existing driveways and proposed driveways. Restriping of the westbound approach
would allow for dual left turn lanes and a shared through-right turn lane. The signal phases would be slightly
modified to operate under protected only left turn phasing in the PM peak hours with the ability to run the lefts
under permissive control in off-peak hours.
The analysis evaluated the westbound approach of Golden Hills Drive to Xenia Avenue with dual left turn
lanes,and a shared through-right lane. All other intersection approaches operate with the previously
mentioned improvements and Xenia Avenue is under coordinated signal operation.
Table 7 shows a summary of operational results related to the change for the Xenia Avenue and Golden Hills
Drive intersection;the attached Table A4 shows more detailed LOS results and queue lengths.
Under the protected only operations in the peak hours,the Golden Hills Drive intersection operates with more
delay;however it still operates at LOS C for all approaches. Both the eastbound and westbound approaches in
the PM peak hour would experience a delay increase of almost 4 seconds. The westbound approach queue
would be reduced to 270 feet for the maximum queue. This would remove the majority of the blocking of
driveways along Golden Hills Drive.
'I�able 7 1)c�clopmenl "I�raffic Full I�uild I)esirn - \eni� .1��enuc Si�;nalized Intersection
AM Peak Hour PM Peak Hour
Approach Intersection Approach Approach
Intersection: A roach Dela /LOS Dela /LOS Dela /I.OS Dela /L.OS
EB 19.7/B 33.6/C
Xenia Avenue @ WB 22.4/C 21.9/C
Laurel Avenue 14.1 /B 15.7/B
NB 7/A 8.2/A
SB 13.5/B 11.5 /B
EB 21.8 /C 26.5 /C
Xenia Avenue @ WB 34.9/C 34.5 /C
Golden Hills Drive 23.1 /C 28.8/C
NB 18.7/B 26.8/C
SB 24.6/C 25.6/C
WB 25.6/C 26.6/C
Xenia Avenue @ NB 25.8/C 24.7/C 22.7/C 23.1 /C
North I-394 Ramp
SB 22.2/C 21.2/C
The Xenia Traffic Impact Study
September 4,2013
Page 8
Findings and Recommendations
The traffic volume demands from the The Xenia Avenue development site do not have an unacceptable level
of impact on the operations along Xenia Avenue at Laurel Avenue,Golden Hills Drive,or the I-394 north
ramp. The projected volumes in combination with the previously approved site development proposals are
lower than the capacity threshold values identified in previously considered development scenarios. The
existing intersection geometry and signal phasing has the capacity to handle the peak period volume increases
without needing intersection improvements. The City is implementing operational changes later this year that
will improve off peak efficiency and reduce driver confusion due to unexpected lane drops.
The City's planned intersection improvements will be beneficial to existing users and those from the
developments not yet constructed,including the subject of this analysis,The Xenia. These improvements
include,but may not be limited to,signal modification or replacement,signal coordination,pedestrian signal
improvements,median modifications,turn lane modifications, sidewalk and trail construction,pavement
marking and signing changes,and modifications to existing curb lines and radii. The City may choose to
specially assess these costs to the benefitting properties as necessary.
Minor street access points shown in the The Xenia site plan are being reviewed as part of the City site plan
review process. Access locations that create unexpected conflicts within the influence area of an intersection
should be discouraged.
It should be noted that any changes to the current development proposals could have an impact on the
intersection operations. Development plans different than those assessed in this memorandum will need to be
assessed to determine if additional analysis would be needed.
The proposed development volumes were also analyzed with the current intersection design changes proposed
by Golden Valley as part of the turn-back process from MnDOT. The increased volumes from the
development have little impact to the operations along Xenia Avenue or at the Golden Hills Drive intersection.
Attachments:
Tables A1 though A4
p:\fj\g\goldv\980100\gold hills&xenia\700 xenia study 2013\700 xenia traffic memo 090413.docx
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� 'TH E XEN IA'
MULTI-FAMILY DEVELOPMENT
� 700 & 800 XENIA AVENUE
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� PRELIMINARY PUD SUBMITTAL
AUGUST 8T", 2013
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■ DEVELOPED BY:
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TABLE OF CONTENTS
■
�
■ Narrative
Application
■ legal Description
� Certificates of Inflow and Infiltration Compliance
� Preliminary Code Analysis
■ Plan Sheets
C1-0 Cover Sheet
■ A-1 Site Plan
� A-2 Dimension Plan
� A-3 Elevations
. A-4 East Elevation
A-5 North Elevation
� A-6 South Elevation
� A-7 First Floor
■ A-8 Second Floor
A-9 Third Floor
■ A-10 Fourth Floor
� A-11 Fifth Floor
� C1-1 Site Demolition Plan
■ C2-1 Civil Site Plan
C3-1 Grading, Drainage & Erosion Control Plan
• C4-1 Utility Plan
� C6-1 Preliminary Plat
� C8-1 Civil Details
■ C8-2 Civil Details
L1-1 Landscape & Tree Preservation Plan
� E1.0 Site Photometric Plan
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� THE XENIA MULTIFAMILY DEVELOPMENT
S PRELIMINARY PUD SUBMITTAL NARRATIVE
■ `The Xenia' is a high end multifamily community proposed for the northwest corner of Golden Hills Drive
� and Xenia Avenue in the I-394 Overlay Zoning Area.This Overiay District was designed to create a
dynamic infill neighborhood that utilizes existing infrastructure; is in close proximity to regional
� highways and public transportation; and reuses an industrial brownfield site.The design optimizes the
� public spaces by providing an urban yet residential feel to the street level, creating many access points
and transparent materials to help create a vibrant neighborhood.This project will provide a variety of
� residential housing choices for the surrounding office and business uses and will adhere to the intent of
. the I-394 Overlay Zoning District. We are requesting with this submittal a waiver from the requirement
to provide a second use within the development.
■ The development of this site will require extensive soil correction due to contamination from the
� historical uses of a moderate industrial nature. Proper submittals are being prepared for the MPCA for
their approval. Additionally,soil conditions deep below the surface include swamp deposits requiring
� pile foundations for the Building and the parking structure. As a result of these conditions the site
. development costs will be higher than normally experienced for this type of project.
� Xenia is a Greek word meaning'Hospitality',and the entire project is designed to live up to its name.
The landscaping at the street level and within the resident spaces will be designed to provide active and
= passive retreats for the residents with a high level of detail.The residential amenities include two
■ luxurious courtyards with an indoor pool,outdoor pool with sun deck, summer kitchen
pavilion/barbeque,walking paths and private terraces. Other public spaces provided within the Building
� include a state-of-the-industry Fitness Center and a Great Room with meeting space and other gathering
■ areas for resident use. In addition,a large free-run Dog Park covered with artificial turf specially made
for the purpose will be constructed along the west property line,fully fenced for unleashing and
■ leashing, benches, a watering station and a waste station.
� Masonry will be the predominant material on the Building's exterior.The central tower and other
■ accents on the exterior will be finely-detailed EIFS color-coordinated with the masonry. Any other
accessory materials will be designed to work with the masonry and EIFS materials.
• The Xenia provides an important addition to this thriving office and research area, allowing for a variety
� of housing for people to live, relax and be close to an employment center.The unit sizes vary from
approximately 500 sq ft to approximately 1400 sq ft. Additionally,there will be handicap accessible
� units available.There will be 372 units available consisting of studios, one bedrooms and two bedrooms.
� This development enhances the overall mix of land uses within the I-394 Zoning Area and within the City
■ of Golden Valley.The Colonnade Offices and the Golden Hills Offices located to the east of the site,the
Allianz offices to the south and a Business Park to the west provide the need for residential uses.The
� Shops at West End are located a short distance to the south of the property,adding a vibrant mix of
� Page 1 of 2
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■ shopping opportunities for the new residents within easy walking distance.We have created an
important transition with this project linking the commercial and office uses to the south near the I-394
� interchange,and the residential uses of Glenwood Avenue to the north.The Xenia utilizes the existing
■ infrastructure serving the area without the requirement for extensive offsite infrastructure alterations.
In addition,the residents will have easy access to the local trail system.
�
The grand entrance porte cocher at Golden Hills Drive and Xenia Avenue will be the primary entrance for
� the leasing operations and a drop-off/pick-up location for residents.Also at the grand entrance will be
. parking for'Future Residents'to meet with our leasing staff. An elevator in this area of the Building will
assist in leasing tours and bringing residents to the amenity areas.
• A key element to make this project successful is the strategic placement of the parking structure along
� the west property line adjacent to the railroad tracks,creating a buffer for the residential component of
the development.The parking will be provided for the residents and visitors within the parking structure
� that will be enclosed and heated on three levels and open on the top floor.This will allow for one
■ heated space for each bedroom proposed,as well as ample parking for guests and visitors.The parking
structure will access each of the first four floors of the Building directly at three points,and elevators
� will be available at each point for easy access to all floors. The parking structure,which will be secured
. access only,will provide vehicular entry from Golden Hills Drive and Laurel Avenue. Guests and visitors
will be able to gain access through a telephone entry board located at one of the entrances.
�
The two courtyards will be accessible for maintenance vehicles,fire safety and snow removal through
� corridors connecting to the public streets as well as corridors connecting to the ground level of the
. parking structure.
■ The project will be illuminated with pedestrian scaled lighting at the street level and the top floor of the
parking structure,and will adhere to code requirements. The project will have signage in keeping with
� the design and scale of the pedestrian oriented development.A detailed lighting Plan is included in this
submittal.
�
, The units will feature custom home finishes including 10'ceilings, stone countertops,wine racks, island
bars,walk-in showers with separate soaking tubs, Energy Star washers/dryers and individual water
r heaters.
, The Slosburg Company is very pleased to bring this project to the City of Golden Valley for consideration.
r We are a fifth-generation family held company that builds, owns and manages our properties for our
own account, in multiple states around the country. We currently have two operating multifamily
. communities in the Twin Cities area,with another one under construction in Bloomington. The
construction of The Xenia would bring us to just over one thousand units in the area. It has been our
� desire to develop a project in Golden Valley for several years and we have greatly enjoyed working with
, City staff in the preliminary stages leading up to this submittal. Thank you for your consideration of our
project.
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P.U.D. Nucnber
' Ciiy of Go(den Valley
� Appiication #'or Consideration ofi
Planned Unit Development Ordinance
� Before app(ication submittal the properiy must be in compiiance with ln#low/Infiltration (1/!)
� requirements. Contact the Public Works Oepartment at 763-593-6030 for U( i�spectian and
cvmpliance informa�ion. An application wilt not be accepted until ti�e property receives ar� fl!
� eomp(iance cerf�cate.
� Prelimi�a�r Desiqn Plan
t Date of Application:_ Aupust 8L 2073
. 4Fee Paid Receipt tdo.
(�o�.00?
� All informa�ion—includinct a�endas �Yaff re�orts and h�arin� notices wi1! be sent to the
� Authorized Represenfiative. �'
■ A�ppticant Inforrnation
Name: Jemr Kavan Slosburg Companv
, (lndiv'rdual,ar corporate entityj
■ � Mailing Address: 1004Q R�qencv Circ(e
Suite 2A0
S Omaha. NE 68114
` Daytim� Phone: 402-391-79(14 Fax: 402-391-4275
� �-IV1ail Address: ikavanfcastosburc�.com
� Authoeized Representative, if other than Applicant:
� Name:
■ Mailing Address:
�
� Daytime Ahone: Fax:
■ E-Mail Address:
� Property Owner: SB1 Golden Vallev LLG, c/o Richacd Spinelli
� Mailing Address: 591 West Putnam Avenue
■ Greenwich CT 06830
Street Locatiqn and/or Address of Property in Question: 700&800 Xenia Ave�ue Sauth
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■ Legal Description (Attach separate sheet if necessary): See attached Leaal Description
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*Fee for PUD Amendment $250.00
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� 18 copies of the site plan must accompany the application. (5 large sets; 13 11"x17" sets)
Tvpe of Proposal:
�
Small Area: Large or Complex Area:
� Residential: X Commercial: Industrial:
� Business & Professional
� Office: Institutional: Mixed Use:
� Redevelopment Area: X
■ Present Zoning of Property: I-394 Mixed Use, Subdistrict C
■ Proposed Use of Property (Attach additional pages if necessary):
See attached Project Narrative
,
�
, I/I Compliant: Yes, see attached certificates
� Structures;
� Number: 2 Type: A�artment III A/Parking II B Height: 60'
� Number of Stories: 5
� Amenities and/or Recreational Facilities (i.e. Tennis Court, Pool, etc.): Indoor pool with locker
� facilities, outdoor pool fitness center outdoor qatherinq areas barbeaue pavilion 5th floor observation deck
� and sun room, communitv room, doq park business center media room
�
Number of People Intended to Live or Work on Premises:
r
Adults: 724 Children: 30
�
■ Number of Off-Street Parking Spaces Proposed:
■ Enclosed (Garage or Parking Ramp): 542 Heated & Enclosed Non-Enclosed: 200 Roof and Covered
Entrance
� Total Acres of Land in P.U.D.: 5.88 Density (No. of Units per Acre): 63 du/ac
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� Indicate tfie Foitowina Dafia bv Percenta�es:
� Area Covened by Structures: 62.7 °lo Area Covered by flutside Parlcing: 0 °lo
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Area Covered by Interior Streets: 1.3 °lo Area Landscaped: �.4 %
�
Naturai Area andlor Open Space; 36.4 °lo Ponding Area: 0 %
�
� Comparison to Underlyins�Zonin�.
� List belaw all differenc�s from the underiying zoning requirements and explain your rationale for
■ the differenc;es as we!!as#he over-aN development concept(attach additianal sheets if needed).
� See a#tached Praiect Namative
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� I hereby declare that ali statements made in this request, and on additional ma#erial, are true.
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Sig ure ppGcant Date
■ t��. G�c� uV�r,.�.�y� u.�..
■ � . � c� ao13
Signature af Property Owner Date
� �►�� SP1�r-,.�u�
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� LEGAL DESCRIPTION
■
That part of Tract D, Registered Land Survey No. 661, Hennepin County,
� Minnesota, lying North of a line drawn 283 feet North of and parallel to the
Northerly line of Tract C.
�
■ Torrens Certificate No. 1114904
. And
� That part of Tract D, Registered Land Survey No. 661, County of Hennepin lying
South of a line drawn 283 feet North of and parallel to the Northerly line of Tract
� C of said Registered Land Survey except that part which lies Easterly of the
following described line:
�
` Beginning at a point on the Southerly line of said Tract D distant 15 feet Westerly
of the Southeast corner thereof; thence run Northerly to the point of intersection
■ of a line run parallel with and distant 5 feet Westerly of the East line of said Tract
D with a line run parallel with and distant 100 feet Northerly of the South line of
, said Tract D; thence run Northerly on said 5 foot parallel line to its intersection
with the Northerly line of said Tract D and there terminating.
�
Torrens Certificate No. 1114905
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DESIGN
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THE XENIA—GOLDEN VALLEY, MINNESOTA
�
PRELIMINARY CODE ANALYSIS
� (August 8, 2013)
� Codes enforced: 2007 Minnesota State Building Code (MSBC)which includes:
, 2006 International Building Code (IBC), Accessibility Code_Chapter 11 IBC
2004 ANSI A117.1 and Chapter 1341 MSBC
� 2006 International Mechanical Code
2006 International Fuel Gas Code
2006 International Fire Code
� 2011 National Electrical Code
Energy Code—Chapter 1323 MSBC
� 2009 Minnesota State Plumbing Code
� Site Address: 700 and 800 Xenia
■ Zoning
Classification: I-394 Mixed Use Subarea C
� Occupancy Group: Mixed Use—(R-2) Residential, (A-3)Assembly, (B) Business, (S-2) Parking
i Separated Use: Parking to Residential (Section 508.3.3)
Accessory Use:Assembly/Business to Residential (Section 508.3.1)
� Occupant Load: Residential: 1,913 Total Occupant Load
Parking: 307 Total Occupant Load
�
Type of
� Construction: Residential Construction Type IIIA(Wood Frame Construction)
Parking Garage Construction Type IIB
� Automatic Sprinkler
■ System: Yes
Allowable Floor Area: Residential Per Floor Parkinq Garaqe
� Allowable: 24,000 s.f. 26,000 s.f.
Sprinkler Increase: 48,000 s.f. 52,000 s.f.
� Frontaae Increase: 18.000 s.f. N/A
Total Allowable Per Floor: 90,000 s.f. 78,000 s.f.
� 90,OOOx3 divided by 5 stories = 54,000 s.f. per floor
(Residential divided into separate buildings less than 54,000 s.f. per floor)
, Actual Building Area: New Apartment: 578,094 s.f.
� New Garage: 61,372 s.f.
Total: 639,411 s.f.
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� Are there Fire Walis: Yes (2 HR Rating)
�
, Allowable Height and
Stories: Residential Construction Type I I IA—4 Stories, 65 Feet
� (With Automatic Sprinkler Type IIIA—5 Stories, 85 Feet)
Actual Height: 60 Feet
� Actual Stories: 5 Stories Residential
4 Stories Garage
�
Are there rated corridor walls? Yes
� Are there rated shafts and rated vertical exit enclosures? Yes
� Fire Resistance Rating Requirements forApartment Building Elements [Table 601], Garage rating Type IIB
� a. Structural Frame 1
b. Exterior Bearing W�IIs 2
c. Interior Bearing Walls 1
� d. Exterior Non-bearing Walls 0 over 30'seqaration
e. Interior Non-bearing Walls 0
� f. Floor Construction 1
g. Roof Construction 1
�
Exit Requirements(included calculations):
. a. Number of Exits Required 4 Provided 5
b. Exit Width Required 44 Provided 44
� Is there an Automatic Fire/Smoke Detection System: Yes
�
� Parking Requirements:
Total number of parking spaces 745
� Total number of H.C. parking: Accessible spaces 30
Van accessible 5
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