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09-22-14 PC Agenda AGENDA Planning Commission Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Monday, September 22, 2014 7 pm 1. Approval of Minutes September 8, 2014, Regular Planning Commission Meeting 2. Informal Public Hearing — Final PUD Plan Review— Trevilla Complex, PUD #72, Amendment#2 Applicant: Albert Miller Address: 7475 Country Club Drive Purpose: To convert the vacant 60-unit senior living facility into a 111-unit assisted living and memory care facility. 3. Informal Public Hearing — Preliminary PUD Plan — Marie's Woods — 7200 and 7218 Harold Avenue — PU-119 Applicant: Peter Knaeble Address: 7200 and 7218 Harold Avenue Purpose: To allow for the reconfiguration of the two existing single family properties into a new five-lot single family development --Short Recess-- 4. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings 5. Other Business • Council Liaison Report 6. Adjournment This document is available in alter�ate formats upon a 72-hour request. Please call 7b3-543-8006(77Y: 763�593-3968)ta rnake a request. Examples of alternate farmats may include large print,electronic, Braille,audiocassette,etc. Regular Meeting of the Golden Valley Planning Commission September 8, 2014 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, September 8, 2014. Chair Kluchka called the meeting to order at 7 pm. Those present were Planning Commissioners Baker, Blum, Cera, Kluchkas �,�gelbaum and Waldhauser. Also present was Planning Manager Jason Zimmerrn;an and : , � � s, Administrative Assistant Lisa Wittman. °' ����_ @ � 1. Approval of Minutes C�� �����°e �`�b`� ,�r� ,� ( 5�} August 25, 2014, Regular Planning Commission Meeti�i� � ,x�t �"')I�����`E°' Waldhauser referred to the fourth paragraph on page three ar�d a�ked fhat it be clarified to state that the subject property clearly starts with two pa�allel°s�d� yard lot lines that eventually bend creating a side yard and a rear �rard, wheteas the side lot lines on a pie shaped lot would intersect at a sharp angle.. . ,,, MOVED by Waldhauser, seconded by Segelbaum and�motion carried unanimously to approve the August 25, 2014, minutes with=th� abovc�inoted clarification. 2. Informal Public Hearing �Mmo�;Subdivision — 200 Meadow Lane North — Sunnyridge Woods����-�U08 12=� Applicant: Golde�rr Valley:Land��ompany (Matt Pavek) Address: ZQD;�I�ad��hr Lane North �E€ (' � s, Purpose��'�; To°reconfigure the existing single famity residential lot into three new ;� ��i �ingle family residential lots. , �,� �� ��� �. ; : Zimmerr�"�� re� ,rred fo`a site plan and explained the applicant's request to demolish the ?� �; exlsting sing,��� farl���y home and subdivide the property into three new single family resid��tial lot�,r%all f which meet the requirements found in City Code. He stated that the ap��i�ant '�s had two neighborhood meetings and that the neighbor's concerns included:°��1�I�I�ss of trees, the size of the lots, the impact of the construction, the impact on the character of the neighborhood, and the impact on surrounding home values. Kluchka asked if there is any component of this proposal that would allow it to be denied. Zimmerman stated that it meets all of the requirements in the City Code so there is really no reason to deny the requested subdivision. Segelbaum asked if the applicant is requesting any variances. Zimmerman said no. Minutes of the Golden Valley Planning Commission September 8, 2014 Page 2 Peter Knaeble, representing the applicant, stated that the main concern he heard at the neighborhood meetings was regarding the density of his proposal. He stated that based on economic feasibility he can't split the property into two lots instead of three. He said he also heard concerns about the relationship of the home on proposed Lot 3 to the neighbor immediately to the east at 207 Sunnyridge Lane. He said he would like to propose that Lot 3 be widened by five feet and be allowed to have variances in order to have a 10 foot west side yard setback (instead of 15 feet), and an east side yard setback of 20 feet (instead of 15 feet) so that the new home can be built�fi��t�er away from the existing home at 207 Sunnyridge Lane. He discussed the tree�preser�ation requirements and stated that the majority of the trees on the propert�r would remain. However, because of the neighbor's concerns, he would like to.p��ipose a�t��e ;. conservation easement along Meadow Lane and Sunnyridge L�ne to,ft�rther9p������ect an additional 34 trees. He referred to the neighbor's concerns aboutthe°�impacts �uring construction and said he thinks any additional controls regardin� noise, pga�king, working hours, etc. should be enforced at the time of constructior��� r�' �;�,�° , , Kluchka questioned the procedure in light of the �pplicar�t's proposed new information. He questioned if the Planning Commission should wait to �r�view the proposal until new plans are submitted for review. Zimmerman st�ted,�hat staff has had some time to review the additional information so he daesn�'t fhin�:#he ��racess needs to be stopped. He noted that any variance requests w�ii��d tak� place during the building permit process since the variances discuss.ed wo�ul�a�e from;the Zoning Code requirements, not from the Subdivision Code re�uirem�,nts:ll�-!e added that the proposed tree conservation easement would nee� mqr� disc�ission. Cera stated that traditionally, a variance request coming b�t��`to the7��fy after a subdivision request has been frowned upon. Kluchka said the ne�ghbors�want the house on Lot 3 moved further toward the west, and he doesn't want`ta se�ond guess the applicant. }�F�&�� Segelbaum asked Kriaebl� if the�e will be custom homes and if it is difficult at this point to say which trc�s will`stay,a�'��auv�iich ones will not. Knaeble said they will be custom homes. He state�i}th,at�he is required to submit a tree preservation plan with his applicatiori'���� a�'``st�m� additional trees will be removed and some will be saved. ����? , �;� r ; f 3. Segelbau°i�t�qu'�e"stioned if there are other ways, besides a tree conservation easement, to �aintain additian�l trees. Kluchka asked if the applicant could put a covenant on the propert regar��ng the trees. Knaeble said they are proposing an easement that would get file� ��t th�'County with the property. Waldhauser added that covenants usually have a fixed life:°��a'ker questioned why they couldn't have a perpetual easement placed on the lot itself so it is attached to the deed and protected. Matt Pavek, Applicant, stated that he is proposing a perpetual easement, the trick is having someone enforce the easement language. Baker referred to the tree preservation plan and noted that virtually all the trees are in the street right-of-way, not on the lots themselves, so the proposed tree conservation easement won't be effective anyway. Pavek said there are trees on the lots and in the right-of-way. Minutes of the Golden Valley Planning Commission September 8, 2014 Page 3 Segelbaum asked Pavek if he has concerns that restrictions would make the lots more difficult to sell. Pavek said it has been his experience that people want to keep as many trees as possible, so having a tree conservation easement would be a win-win situation and a good faith effort to preserve some of the trees. Segelbaum suggested that the City Attorney might be able to suggest another way to protect the trees that would not require the City to have to enforce the easement. Kluchka noted that half of the trees are ash trees will probably be removed anyway. Kluchka referred to the proposed amendment to move the west property fine;ca,f Lot 3 five feet further to the west and asked if that is the maximum amount.it�could b�'moved. Pavek stated that 5 feet is an approximate amount. He said langua�,e�cauld be cFtanged to say that the lot line could be shifted to the west, but still maintain the req�ired I=�f size. Knaeble clarified that the plans they submitted are what they are propcising ��e�ust heard from the neighbors that they would like that property lit�e shif#ed to the�,v�rest, so he is willing to do that. �����`� aai��a e �,,.;r Baker asked Pavek to explain the economic reasons anr�y ne rejected proposing a two- lot split. Pavek explained that the price is set by how many lots �a� be created and that the seller in this case is entitled to split this property into three lots. If fewer than three lots are created it decreases the value of th�:land. ,: �� r< Kluchka opened the public hearing. ` ` 1[�� John Wetzel, 120 Meadow Lane North, ��anl�ed the applicant for listening to his concerns. He said he is very concerned��'bout f�ie tree coverage and it takes 50 to 100 years to have the kind of tre�cc�uera��� they have now, which he would like to maintain. He said there will be an awFul lot��f act�'��ty on Sunnyridge Lane in the next 12 to 18 months. He referred to an � ri , �,photo o�the subject property and said he doesn't � � �� � recognize it. He said,he wal����i this property every day when he walks his dog, and it doesn't look like whaf� �s�k����g s���own in the photo. He said that moving the center lot line further west�mak� , s��se��nd$$preserving trees makes sense. He asked if the 15- ��d� � foot side yard se�"��ck i���tandard on all properties in Golden Valley. Kluchka said each property i���tt�er�nt'�f1/eti��l asked the Planning Commission to take into consideration what ea�h nei�hbor=i����ying because once something starts, it steamrolls, and it is hard to sta� He ys,aid he loves where he lives, and he pays unbelievably high taxes be�ause of�I�e beauty of the neighborhood and the wonderful neighbors he has, and he woufd l�ke to p��serve that. ; ��� �����4p �4 j,j Rick Moore°,-214 Sunnyridge Lane, said he thinks the applicant is headed in the right direction and has been listening to the neighbors. He said typical setbacks are really set up for a typical rectangular lot that you might find in a grid situation where there is a front, two small sides and back. He said in the situation of pie shaped lots, there needs to be a different way to analyze these types of properties because there are side yards next to back yards. He said the discussion demands that these types of lots be looked at differently. Minutes of the Golden Valley Planning Commission September 8, 2014 Page 4 Mark Dietz, 207 Sunnyridge Lane, handed out pictures of his house, his back yard, and the trees on the subject property. He said he appreciates the time the applicant has spent with him and the neighbors. He said this proposal affects him a lot. He said he counted 52 trees on Lot 3, some of which are 85- to 125-feet tall Austrian pines, which are a protected species, and are 125 years old. The trees are a haven for wildlife, and protection for his house. He said he has 20 windows on his house that face the proposed Lot 3. He said he is trying to sell his house and realtors have told him it will be virtually impossible to sell with construction going on, without reducing the price by 15 to 20%. � �� � ��A ��hE 3 F'^ Michael Alexin, 208 Sunnyridge Circle, said the picture the applica�ts have shown is not drawn to scale and that the proposed new houses are really right o�n top �f;,�achQ��ther. He said he moved to this area because of the large lots and tree� and.this ���ppsal is a tragedy that will ruin the character of the neighborhood. He said��v�n thougGt it meets all of the legal requirements, those requirements go across all o�Golcfe� Valley, and this is a very special neighborhood, and a special community in��he City with azvery high tax base. He said he really believes this should be a finrQ lot deve{oprr�ent, and with bigger � homes on them the economics can work. He sai�°tloesnP��:�nder�t�'�nd why they need the third lot because it will change the character'of the neig,t�borhood, and the homes will be very close together. r,t;� �� ���� Mark Dietz, 207 Sunnyridge Lane, referred to the pictures�he submitted and noted that his patio goes all the way to the pr��erky line.' He said::there is a major concern that his house will look at the new house�pn Lot:3 so'he suggests the proposed variance should be granted so the new house will [� furt�ier aw`ary from his house. He stated that there are 2 or 3 pine trees that ar,�.45 in�F1�s'in diameter that will have to be removed which is disturbing. "'` ���; E: �r�. °�i� s`` ` George Landis, 22Q�Meadowa��ne North, said he'd like to offer an appeal for a two-lot subdivision. He said'peopl��cor°rm�to his house and they can't believe there are any neighborhoods��� e this in tl�����rvin�Cities. He asked the Planning Commission if they want to be like �a�zat� r Coon Rapids, and asked where they want this community to � �� �� �� 90• ���� ��� , ���� �, � � ��I�E..��� Seeing an� hea��ng no one else wishing to comment, Kluchka closed the public hearing. �� .,��. ���. g � 4 Kna'�� stated�thatzthe plans are drawn to scale. Baker asked Knaeble if the aerial photo ���ho� �d was an existing photo of the trees or if trees were added to the photo. Knaeble e���ained that the plan he showed is a color rendering layered over an accurate aerial photo, and that no trees were added to the photo. Kluchka asked Zimmerman to explain the side yard setback requirements. Zimmerman stated that side yard setbacks vary according to the width of the lot and the height of the house. Minutes of the Golden Valley Planning Commission September 8, 2014 Page 5 Waldhauser referred to the drainage on these properties and noted that there is going to be a catch basin along the north property line. She asked how that will work if there are trees in the easement area. Pavek said they will work with the City Engineer regarding the placement of that pipe. Kluchka referred to the comment regarding the methods used for odd lot sizes and stated that the City Council will be discussing some proposed changes. Zimmerman stated that the lot width language was addressed and the discussion regarding lot depth is ongoing. Segelbaum noted that any new language being considered� ��Quldn°t change the analysis of this proposal. �{ � � Cera questioned if Austrian pines are a protected species. Baker s�aid the�y��re a ��able species, but there is no special protection that he is aware of. I�e added that�i��'is cognizant of the fact that the City Council will be discussing a mar�tc�rium or� � ' subdivisions at their next Council/Manager meeting, which he�supp'orts, so l�'e is opposed to a motion approving this proposal. Cera noted that the City C�uncil does not take action at their Council/Manager meetings. Ba�er sugg�:sted t�bling this proposal until the City Council places a moratorium on su �ivisiahs, Zimme�;man stated that applications already received would continue to ��o through the process. .��. Segelbaum stated that the applicant has prese�r�ed�a�yia�le��proposal. He said he is pleased that some changes were made°f�,ased°vn neighborhood concerns, and he doesn't see any basis to deny this request. Blum agreed, and said that this is one of the most beautiful areas in the City, but und�rsf�hding the law and the Planning Commission's responsibility, ther���s nt��E�ing proposed here to base a denial on. He added that the applicant couttl � e t�e��ity which would require the request be approved anyway, witho����ie c���ges the neighbor's asked the applicant to consider. '���F f,�' ; Kluchka said he thinksamovi��i�E�he interior lot line five feet to the west is a good idea that he would like to encourag��, Cera�said he would prefer that option over granting variances in the�future�� !i����''� ' �E�3 ,. _ ,;�� ��_ Segelbauri't����d,he`would.like to leave the tree conservation easement question to the City Attd�r�ey �He sa�d he thinks it would be better not to have the City be required to actively m�i,ntair� that easement, and he does not want it to be added as a condition of approval. Ce� su�gested adding a condition stating that the easement could be one optio�'�, put tha��Further study is necessary. �����; �., Waldhauser said the proposed subdivision meets or exceeds all of the City's requirements. She said she is not opposed to moving the interior lot line five feet to the west, and she would endorse some sort of tree preservation arrangement. MOVED by Waldhauser, seconded by Cera and motion carried 5 to 1 to recommend approval of the Sunnyridge Woods Minor Subdivision subject to the following findings and conditions: Minutes of the Golden Valley Planning Commission September 8, 2014 Page 6 Findin s: 1. All three of the lots of the proposed subdivision meet the requirements of the R-1 Single Family Zoning District. 2. The City Engineer finds that the lots are buildable. 3. The addition of the new lots will not place an undue strain on City utility systems. Conditions: 1. The City Attorney will determine if a title review is necessary prior to approval of the Final Plat. °F'�k� _ _ " �. 2. A park dedication fee of$4,448.80 shall be paid before Final Plat:�pproval 3. The City Engineer's memorandum, dated September 2, 2014, s,hall become part of this approval. '`�� ����� ��� ,{ , �?� 4. All applicable City permits shall be obtained prior to the dev��opm�nt of�����r��w lots. '� �x The consensus of the Commission was that they have a prefe��nce��r no f�iture variances, and they would also like the City Attorney to eacamin�ways t� provide tree preservation similar to what the applicant has propQsed. � >�� � � , � , --Short Recess-- 3. Reports on Meetings of the Housing,and Redevelopment Authority, City Council, Board of Zoning Ap�eals and`other� Meetings ''� �;: Kluchka reported on the last Com�unity��Center=Task Force meeting where the group narrowed their recommendatic�n=_o�kn to two options. �, � y= j F Ir� 4. Other Business �� ���� �� ���`` ,G ���1�� ����� • Council Li�ison�����or�;�. �;li ' ,�;( ' > , ._ 1� , No report was given, ., �r� � g ', Kluchk���tat�e��that ha��been a lot of talk on social media about the new Lock Up storage bus�ness���nder construction at the corner of Highway 55 and Douglas. He ask�d how h�.woul� request that a public hearing being held to figure out how the City let this development happen. Waldhauser said she recalls that there was an opportunity for the `(�ity C��uncil to rezone that property. Segelbaum suggested that the Planning Commission review the uses permitted in the various zoning districts. Baker said there needs to be some education done before the next Comprehensive Plan update process. Waldhauser suggested articles be put in the SunPost and the City's newsletter. Minutes of the Golden Valley Planning Commission September 8, 2014 Page 7 Kluchka said people do not understand that decisions regarding that property were made for a reason. He said he is concerned about ideas versus reality and he wants people to understand what led the City to this point. Baker said he would like to the City Council to write an article in order to get ahead of issues like this and to look for ways to get people involved. MOVED by Baker, seconded by Kluchka and motion carried 4 to 2 to recommend that the City Council address the community's concerns about the Lock Up �operty including the public review of the history, the issues that were involve,c� � glimp� of what the building will look like when completed, and the opportunitik�s t��be invol�r�d in the Comprehensive Plan update. Commissioners Segelbaum andF�IValdhauser v �ed no. �° � , , : � , ,�a��r�3� � i ° � s �� � : : 5. Adjournment ,p '����� �f; The meeting adjourned at 8:50 pm. � �� fi . °� �., �; ��. z� < <� � �. r, , �� k�� Charles D. Segelbaum, Secretary�� i���I� ����l�isa Wittman, Administrative Assistant � ; ; ; .�� . ���i�� �,� kx.._ �Y9��' a�r� i:' �g� �3 i����� �1�; ��� 3y �;i �„u;A. . � '�i�. �3�P. -gxi.. i�@E, '1(l�� :.��: ��A � ��T(A: city of olden MEMtJRANDUM � �Ta, ey Planning Department 763 593 8095/763 593 8109(fax) .._...,"; �,��.�`�, ��,.� �`a,�,��i+x43a,#�t, �'�'�;'�. `� '�i:. ,. ��'�:�'�'�.`.?�..». ..��; ,�'� -�;�� §.'° a .s�S''�'�.'�� �,�„��. ... . ,«.,.��`... , �.�, , . , ,. , � ,_�. .a.. ^�'3�r &� �; � � . ��r�z "'�� Date: September 22, 2014 To: Golden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Informal Public Hearing–Final PUD Plan for Trevilla Complex PUD No. 72, Amendment#2 –7475 Country Club Drive–Albert Miller,Applicant Background Albert Miller is requesting an amendment to Trevilla Complex PUD No. 72 to expand the existing vacant 60 unit senior living facility to a 111 unit assisted living and memory care facility. The PUD contains two buildings on two lots—a 230 bed nursing home to the west and the 60 unit senior living facility to the east. The original PUD was approved by the City Council on April 2, 1996. An amendment to expand the senior living facility with two one-story additions was approved on April 1, 1997. The property is zoned Institutional (I-3) and is guided for long-term Semi-Public Facility use on the General Land Use Plan map. The total area for the PUD is 4.54 acres; the total lot area for the senior living facility is 1.98 acres. The PUD is bounded by Country Club Drive and Glenwood Avenue to the north and office and high density residential uses to the south. Summary of Proposal The proposed PUD amendment would allow the Applicant to expand the existing "L-shaped" senior living facility both to the north and to the east and would reduce the size of the parking lot. The proposed three story building expansion would increase the footprint by 9,138 square feet from 15,672 square feet to 24,810 square feet. The building expansion would require a reduction in the size of the parking area and in the number of parking spaces. Under the requirements of the zoning code, one parking space is required for every 5 units/beds in an assisted living facility. Based on the 111 units proposed, 23 parking spaces are required. 28 parking spaces would remain after the building expansion, therefore meeting the minimum parking requirements. , � 730 7710 ,� �e'� ! � ' O ' � ��� »ao ��: p„� ��; ��oe i `�,�;__ � - :� �°,.,.._ � 7704 � � � �s�� 7520 " � iF�' , 7600 e� � 7700 ` � �(c�+,�"�. '`Y' 7501 ' 5 •��Qi�" 3 .; . 5 7800 _ "'���'�s 7575 & ����e" ' _ : ' ` ' � �__ :. �5 . �„ '� 7707 . ....... » . __ i _. .���t� �lub Dr �- - r _Y. . _ ��_ .�.- � �� �� 1 550 �� � 7505 �#�" � 7345 �-- ���- �� ...=7111 � � � 7475 '��n � 1ry o v�'i g S • �/' �, N � ( „ #_ { / � � T +�Q ., �24� � 1, , .,. <� .3 _- `L � � �aiz � ��� � � � � � ��* �a� � � sso � � '�`' c� � �oze� �,�� � � , �°� ' �+�,,�� ry ' 7808 7700-52 � ' 531 r a,�,—"., "�', 1 yp �� ` �, _ x! . 530 � 1^ � 78 802 7700 ._ �� _ I� 7215 � . ,�q.� v��� ` � � 7800 �",� ... �-_1 , . ,-._,: -'�'"r_'_ 521 � 520 �+y/���"�r. 720t w+ -ta �� ���, , �l � . N N .. � . �. • 5��tr���►' � , , o0 o Q s,� �� 5�0 . � »s� `y noo .�`;'4+�-...,�w.. 7650 - - „� o o a o' 'i` r ;a °-, "�•_�;<: �� �., M. �.� , 75D0 � � 501 y � 7330 uNi v�i �n a 7101 ��` . +'jsq , ,... • �� ..�� ...��� � . . � �ay, ..a...�tw+w,.. . .�:. < -.�..�. � '. .... ,..... ,.::. .. ��� a v .. �.. �. �. ^a-.�., �wywyy « ... .. � �,� . H �, . _..�r � � �'le � � . . ._ �'J! ta rv son . �..�.,�-���� a , � �. � ��„� r � :aao ai� ' .;. ��.. ��..r �� � ��, � � �, ;�,�?;�1 Y R 1. 413� � ' ,. . , � � \ ` �tl � 7fl45 � , d24 � 409 r � . . ; ��d10 � � 407� �410 „����; ��,�, . ; : � 7031 �400 � � 405 � ' 406 � '�`��' ' � � `�- � i t � . 4 , � _ �_�._. �re .� � h,' o t r,� F�r, ! .. �r, �� _ �o �.. � PUD 72 - Site Map Proposed Building The Applicant intends to add 51 units to the existing 60 unit building with a three story expansion to the north and a three story expansion to the east that would step down to two stories. He would also renovate some portions of the interior of the building. Building amenities would include a library, spas, a fitness center, activity spaces, additional dining space, and lounges. Improvements would be made to the interior lighting, sprinkler system, and mechanical units. The memory care portion of the building would include common space and a new elevator. The exterior look and materials of the additions would match those of the existing building. The existing building does not meet all setbacks as established by the underlying Institutional (I-3) zoning district. The zoning code calls for a 50 foot setback along the west property line with a 25 foot landscaped buffer. The building was originally constructed 12.5 feet from the property line; the north addition would be constructed at the same distance. Similarly, the existing building is located only 33 feet from the south property line; the east addition would reduce that distance to 25 feet. The zoning code also requires a 35 foot setback from the front property line (along Country Club Drive). The proposed building would extend to 31 feet from the front property line—a change from the Preliminary PUD Plans. This distance is equal to the setback of the neighboring building to the west. Parking lots in the Institutional zoning district are required to provide a 25 foot landscaped buffer along side yards;the proposed parking lot comes within 17 feet at its closet point. Finally, lot coverage by buildings or structures is limited to 25%of the lot area in Institutional zoning districts. With the additions, the lot coverage will increase to approximately 28%. To help address the impacts of this increase in coverage,the Applicant is proposing to use pervious surfaces for any new paving. Proposed Parking There are currently 35 parking spaces in the existing lot. The proposal would modify the eastern end of the parking area through the expansion of the building and a redesign of the parking lot shape.This would reduce the number of parking spaces to 28. The new "hammer head" shaped turn-around has been approved by the Fire Chief. The Applicant has worked with the owner of the single family home to the northeast—most impacted by the building expansion and parking lot reconfiguration—and has developed a landscaping plan that attempts to provide additional screening for this property. 25 trees are proposed to be removed; 45 are proposed to be planted. Other Site Considerations Fenced gardens/courtyards will be located at either end of the new additions to provide secure outdoor spaces for residents. Pervious pavers will be used in these courtyards. Patio space will be provided to memory care residents in an east-facing bump-out of the main building. New retaining walls will be constructed along the eastern edge of the parking lot to match an existing retaining wall and help control erosion in that area. Concerns raised by residents of the multi-family development to the south have resulted in changes to the Preliminary PUD Plan. A new terraced retaining wall system, complete with new landscaping, will now be constructed along the south property line to help limit erosion. Engineering and Fire Safety Considerations As is standard practice for development proposals, plans for this proposal were reviewed by the City's Engineering Division to ensure the site can be adequately served by public utilities and that traffic issues are resolved. A memorandum from the Engineering Division that addresses hydrants, sanitary sewer and water services, stormwater management, and tree preservation and landscaping is attached. The Fire Department reviewed this proposal to ensure that an adequate water supply is provided and that adequate emergency vehicle access is achieved on the site. A memorandum from the Fire Department that addresses fire hydrants and emergency vehicle access is attached. Justification for Consideration as a PUD 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.The City has previously determined that this PUD meets the standards established in the City Code; Staff believes that this application to amend the PUD is also consistent with these standards: • Achieves a high quality of site planning, design, landscaping, and building materials which are compatible with the existing and planned land uses. • Encourages construction of affordable housing and a variety of housing types. • 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 the following findings: 1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the site and achieves a higher quality of site planning and design than generally expected under conventional provisions of the ordinance. 2. Preservation. The PUD plan preserves and protects substantial desirable portions of the site's characteristics, open space and sensitive environmental features including steep slopes, trees, scenic views, creeks, wetlands, and open waters. 3. Efficient— Effective. The PUD plan includes efficient and effective use (which includes preservation) of the land. 4. Compatibility.The PUD Plan results in development compatible with adjacent uses and is consistent with the Comprehensive Plan and redevelopment plans and goals. 5. General Health.The PUD plan is consistent with preserving and improving the general health, safety and general welfare of the people of the City. 6. Meets Requirements. The PUD plan meets the PUD Intent and Purpose provision and all other PUD ordinance provisions. Recommendation Staff recommends approval of the Final PUD Plan for Trevilla Complex PUD No. 72, Amendment No. 2, subject to the following conditions of approval: 1. The plans prepared by kass wilson architects and submitted with the application on August 21, 2014, shall become a part of this approval. 2. The recommendations and requirements outlined in the memo from the Fire Department to Jason Zimmerman, Planning manager, dated September 15, 2014, shall become a part of this approval. 3. The recommendations and requirements outlined in the memo from the Engineering Division to Jason Zimmerman, Planning Manager, dated September 15, 2014, shall become a part of this approval. 4. All signage must meet the requirements of the City's Sign Code (Section 4.20). 5. This approval is subject to all other state,federal, and local ordinances, regulations, or laws with authority over this development. Attachments Location Map (1 page) Applicant's Narrative (3 pages) Memo from Fire Department dated September 15, 2014 (1 page) Memo from Engineering Division dated September 15, 2014 (3 pages) Site Plans (18 pages) y � � � � i a� �; � _. • � . _, j iz � > � ' ` _ a C ty Hal �t7AuS � la e � = e�v���QyR Subject Property: � � ' � `'°���� � 7475 Country Club Drive . • � . ��� . . _ ` �--j-' ` Counby.Club Or • • i' "`~� •• r ���• •• � ~C��,.. '�o z • q'4�t, f • 1 7 Q 'T� .. = I�M�=N�� • a _ € • �� t�3 �� C�� t y �=� t'� `��,�- ! � t �-�^� a � - �� ., -- . _ � '� � tf'i''i N,, ` • V �-Y..�t..,." SS�- � �t.; � ��"`-., � Y���o �-, '--_ JJ� � .� ..... ,��1y�_.. � •�� ... . . . . .. .. �.....e.,.. . . .... . .. f� ♦ ��ww`"`:':.YHw . ... ... :,.....-. � ~^ ti��� .. .. � Z _ v'_,. a (` � ' ..vl;, '�lu' � `+ .. - v_I:� .i;`.��. c .^. a, .... -Y s - � -il�G �. .,v ]. ,a `:I;. _ C \Iv � � tlarold Ave Z > a. ,I.:, .�.. 4� � � � � > � a ,w, �-,-r,-r-�, :� .. � "' �� lfl�ill ., r 11SPc'!1' _ �`� �. �',. . - �r. Golden Valley 5enior Living � � � ► ♦ Date: August 20,2014 Reference: Golden Valley Senior Living Attention: City of Golden Valley Project Narrative The proposed project is an addition and remodeling of the existing and vacant Country Villa Senior Housing complex at 7475 Glenwood Avenue in Golden Valley, Minnesota. The project would transform the existing 60 unit senior housing complex into a 111 unit facility that would provide both Assisted Living and Memory Care services. The scope of work includes both interior and exterior Improvements. The plan proposes to utilize the existing senior housing facility layout but transform certain spaces to accommodate the facility's focus on enhanced assisted living and memory care services. Also, an addition to the facility is necessary to meet the financial requirements of operation. Although the existing building has much of the required infrastructure in place, a 60 unit building cannot generate the revenue needed for long term operation, thus its current ownership has left it sitting vacant. Therefore, adding units to the existing building provides an appropriate economy of scale for the proposed use. Amenities to be incorporated are a library, spas, fitness center, activity spaces, additional dining space and lounges. The existing building improvements include updates to finishes and lighting, sprinkler system, and mechanical units. The addition will include assisted living and memory care dwelling units with dedicated common spaces and a new elevator. On the exterior, the new addition will mimic the look of the existing building. The existing building will be evaluated and if required, repairs will be made to the building envelope. Existing planter beds and will be refurbished and planted with new vegetation as outlined in the landscape plans. Expected Residents The Golden Valley Senior Living facility aims to attract people needing memory care or enhanced assisted living services at an intermediate cost when compared to other senior living facilities.The facility will be attractive to people who want quality care and living but cannot afford the premiums of a high end facility. Page 1 of 3 Tel:612.879.6000 2104 4th Ave.S.,Suite B,Minneapolis,MN 55404 www.kaaswilson.com Existina Trees � Although the addition would require the demolition of some of the existing trees on the site, we have made an effort to keep the larger and most established trees including a 54 inch cottonwood on the south end of the site. Additionally, the Landscape Plan incorporates new trees to replace the ones that are proposed to be removed. The site will also include stepped retaining walls along the east side to prevent current erosion issues. The Landscape Plan also incorporates many other plantings to enhance the site. Parkina The project calls to remove of a significant amount of asphalt parking lot due to a low demand for parking stalls in an Assisted Living and Memory Care facility, thus improving on site water quality. The only need for parking would be for employees and visitors. After the proposed parking lot removal, there would be approximately 28 parking stalls' remaining which is acceptable under the zoning code. According to the zoning for an assisted living housing facility, one parking space is required for every 5 units/beds. Therefore, only 23 parking stalls are required and we are proposing 28. Setback Reauirements According to the Institutional zoning district, the side and rear yard setbacks are required to be 50'-0" from the property line with a 25' green buffer. In two instances, the existing building infringes on this setback requirement and therefore, the addition would as well. Along the west end of the site, the proposed addition does not get any closer to the property line than the existing building. On the South end of the site, the addition gets a few feet closer to the property line than the existing building but maintains a 25'-0" setback. On the North side of the site, the building no longer maintains the 35'-0" institutional zoning setback from the front property line. Rather, the proposed addition would be approximately 31'-0" from the northern property line. However, this addition would not come any closer to Country Club Drive or Glenwood Avenue than the neighboring building to the west. With one exception, all changes to the parking lot conform to the zoning requirements and maintain the required 25'-0" landscaped buffer. However, the northern most portion of the hammerhead turnaround infringes on the required setback and is unavoidable due to the size requirements of the turnaround established by the Minnesota State fire code. Page 2 of 3 Tel:612.879.6000 2104 4th Ave.S.,Suite B,Minneapolis,MN 55404 www.kaaswilson.com � , Lot Coveraa_e Reauirements According to the Institutional zoning district, no buildings or st�uctures shall occupy more than 25�0 of the area of the lot. After the proposed addition would add 8,848 SF of lot coverage to the existing building which occupies 15,672 SF of the site. Therefore, the lot coverage after the addition would occupy approximately 2896 of the 86,383 SF Lot. To help offset this additional lot coverage, we are removing a significant amount of asphalt parking. Additionally, we are proposing that any new paving be a pervious surface. Staffina and Security Patient safety and security are critical to the operation of a successful memory care facility. The layout and operation of the facility including internal circulation, door hardware, and 24-hour staffing will be situated to p�event patient walkaways. Memory care patients are locked in and secluded to specific areas of the facility and cannot leave unless escorted by a staff member. Also, residents in memory care will have access to the outside areas labeled as "Memory Garden" on the plans.The security outdoors is similar to the interior, these outside areas designated for memory care patients and will be locked and monitored to prevent walkaways.To put it simply, these residents are locked into certain areas of the facility and cannot leave unless escorted by someone with approved access. Finally, The 24-hour staff will have a protocol in place to get residents evacuated from these locked areas in the event of a fire or other emergency. The proposal today has many positive attributes to the existing structure and grounds. With density comes quality: quality exterior materials, quality landscaping, quality interiors and quality care. Page 3 of 3 Tel: 612.879.6000 2104 4th Ave.S.,Suite B,Minneapolis,MN 55404 www.kaaswilson.com � ��� � r `� ��i�� y� � � - a � :�;� r , :,� .. �zr„ �# i . r� .%diF x � u�:,.-'�' � �.. ice Fire Department ���-5s�-so�s/ 7��-ss�-sa�s (��X} . ��� o. ( �iu��'.i �apr��� Date: September 15, 2014 To: Jason Zimmerman, Planning Manager From: John Crelly, Fire Chief Subject: Final PUD Amendment#2—7475 Country Club Drive—Golden Valley Senior Living � � The Golden Valley Fire Department has reviewed the Final PUD 72, Amendment#2 for the expansion of 7475 Country Club Drive submitted on August 21, 2014. This PUD Amendment proposes the expansion of the building from 60 units to 114 units. To accomplish this the building will be expanded on the north and south ends of the building. This expansion will reduce the overall parking area. An approved "hammer head" style fire truck turn around has been included in the design. Also, the fire protection water line on the north side of the building and a fire hydrant located on the south end of the existing building will be relocated so as to not conflict with the foundations of the new additions. Overall this proposed addition to the building has no positive nor negative impact on the fire protection features of this building or our ability to service this property. As this project moves forward a code analysis of the proposed construction will be required. This information will be used during the review of this project from a Code perspective (Building, Fire, Electrical, Plumbing, and Mechanical Codes). If you have any questions, please contact me at 763-593-8065 or by e-mail, jcrelly@�oldenvalleymn.�ov �. � ��tyof �, olden MEM �► RANDUM � . ZT�„ �� Public Works Department 763 593 8030/763 593 3988(fax) �z�;� 7�`�,��?°�`;�".. �'s�,; �#.:`" ?s�r��....�_� ':.::.. .:.::: ... 'z,- : ° �*:� Date: September 15, 2014 To: �n Zimmerman, Planning Manager From: Jeff Oliver, PE, City Engineer �� Eric Eckman, Public Works S ialist �7� Subject: Final PUD Review—PUD 72 Amendment#2 Golden Valley Senior Living (7475 Country Club Drive) ���.,.,,���.��� �,�. , ��„ . . ��'�. ,, Engineering staff has reviewed the Final PUD plans for the Golden Valley Senior Living project, for the proposed expansion of the senior housing facility located at 7475 Country Club Drive. The subject property is part of the Trevilla Complex PUD and is bounded by the Golden Valley Rehabilitation and Care Center to the west, Skyline Plaza Apartments to the south, and single- family homes to the east. This memorandum briefly discusses the remaining issues identified by Engineering that must be addressed prior to the issuance of permits. The comments contained in this review are based on the plans submitted to the City on August 21, 2014. Engineering staff recommends approval of the Final Plans for Golden Valley Senior Living PUD 72 Amendment 2, subject to the following comments: 1. A Certificate of Inflow and Infiltration Compliance must be obtained prior to occupancy of the building. Minor issues were discovered upon inspection of the sewer service and therefore the Developer must make the corrections or post an escrow with the City, prior to Final PUD approval. 2. New hydrants should be shown as AVK dry barrel 2700 series on the plans. Existing hydrants may not be reused if they do not meet this requirement. 3. Stormwater Management Plans a. The stormwater management plans must meet Bassett Creek Watershed Management Commission (BCWMC) and Minnesota Pollution Control Agency (MPCA) requirements and the Sweeney Lake Total Maximum Daily Load (TMDL) Implementation Plan. Stormwater calculations must be reviewed by the BCWMC Engineer to ensure compliance with these requirements. G:\Developments-Private\Golden Valley Senior Living\Memos\FinaIPUDReview_091514_gvseniorliving.docx b. The PUD is subject to the City's Stormwater Management Ordinance.The City must approve the stormwater management plan prior to submittal to the BCWMC for review. c. The Developer must make application to the BCWMC for review and approval of the stormwater plans prior to issuance of a City Stormwater Management permit. d. The Developer must submit a copy of the MPCA NPDES Construction Storm Water permit prior to issuance of a City Stormwater Management permit. e. Specific stormwater plan comments that must be addressed before submittal to BCWMC: i. The invert elevations of the proposed storm sewer in the southeast area of the site appear to be in error and need to be checked/revised, including the chamber bypass invert. ii. Sump depths must be 4 feet, if feasible. iii. In the southeast area of site, consider adding a second catch basin inlet or submit calculations showing that the inlet has capacity to prevent overflow during certain precipitation events and/or in the event it becomes plugged by debris. The storm sewer emergency overflow should not flow directly onto adjacent property (consider energy dissipation and redirecting into perennial planting areas, etc.). iv. Since new storm sewer pipe is being added in the northwest area of the site, and drainage is directed south along the property line, please ensure that the existing basin and pipe on the west side are adequately maintained and functional and can accommodate the drainage. Staff recommends looking for opportunities to expand the basin and improve the filtration/infiltration in this area. 4. The Developer must enter into a Maintenance Agreement with the City outlining the Developer's/Owner's responsibilities for the private water main, hydrants, storm sewer, and stormwater quality treatment facilities proposed onsite. The maintenance agreement must be executed prior to the issuance of permits. 5. This PUD is subject to the City's Tree Preservation Ordinance and Minimum Landscape Standards. The plans submitted with this application include a Landscape and Tree Preservation Plan. However, a tabulation of the significant trees proposed for removal and replacement must also be submitted. The City Forester will review the tabulation and plans in more detail at the time of permitting. a. The Developer must provide an estimate of the cost to furnish and install the proposed landscaping in order to calculate the financial security. Once calculated, the Developer must submit the financial security to the City as a guarantee that the landscaping will survive a two-year warranty period. This must be completed prior to the issuance of permits. 6. The Developer must obtain permits from the City for Stormwater Management,Tree Preservation, Sanitary Sewer, Water, Storm Sewer, and any other permits that may be required for development of this site. G:\Developments-Private\Golden Valley Senior Living\Memos\FinaIPUDReview_091514�vseniorliving.docx 2 7. Subject to the review and comments of the Bassett Creek Watershed Management Commission and the Minnesota Pollution Control Agency. Approval is also subject to the comments of the City Attorney, other City staff, and other agencies. Please feel free to call the Engineering Office if you have any questions regarding this matter. C: Tom Burt, City Manager Chantell Knuass, Assistant City Manager/Interim Physical Development Director Bert Tracy, Public Works Maintenance Manager Mark Ray, Street Maintenance Supervisor AI Lundstrom, Park Maintenance Supervisor and City Forester Kelley Janes, Utilities Supervisor RJ Kakach, Engineer John Crelly, Fire Chief Jerry Frevel, Building Official G:\Developments-Private\Golden Valley Senior Living\Memos\FinaIPUDReview_091514�vseniorliving.docx 3 t �, ..:� � ..... � �.: .�_ .r �, , �, . . . . � �, . . . . . „'�' ,..� , ' . � ,_. 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SWPPP ATTACHMENTS: µy PEME1EqCONiiKK DENCES MJSTBE RE>MFO.REPULED OP SIIP0.FAQAFDINIENTIEY BECOIE NONNNLI[IN�LOWT�E5E0�iNTPFFCHFS�]Oi iHE 19GIli vinErrwsxvw, antoe�c.TMesErt[rrsswseEwneerin¢Eroa*r�xureusmesso�vu-r[aoscovEnv.oa.M[ae.vm<�ssoautisrc�nca+maasruowr.ccEss. CONTRACTORSHALLOBTAINACOPYOFTHEFOLLOWINGSWPPP a.nnroixEns.anMwnha�ureorFnurtsroweosaxiner«aEcr. xcuovewoEi..s�wsemnwroErosrtenHsuaF.cEw�rem.�r.�.au+cowa.ir�w.vs.u.cxeasxs.�u+omrExm.N.cEsrsrz+.a.uaaEs.Aer.�*� ATTACHMENTSWHICHAREAPARTOFTHEOVERALLSWPPPPACKP.GE: a.q[wwsoru�nsv[crpr.uaw+mEruwc[Ca.DuciEnouw+ccaHstxutnor�IseevarrNF.NSr[tmNsu+owMFNur1: "�'�'`����MA�'LLP[su�rSN[xvos[o*onso�*Wsa[rewnu+osrielv/�na+nusrtucEnwC[�M�r.'io/,rsaq5to�nruraEsscn[Cu.o[o qT7qCHMENTA.CONSTRUCTIONSWPPPTEMPLATE-SITESPECIFlCSWPPPDOCUMENT BYLECN,REWUipVY.OPMr9f ACCE%GOxStMI:iS. ATTACHMENT B.CONSTRUCTION STORMWATER INSPECTION CHECKLIST nrowN*Exn�nCAEEutwrsrwcrruvEeEExMa[rnrn�o.�Wr+G.uiPoCH*aFw�r,Con'mu*s.wvEruxrsN.'ooTMea �E��rrp�n�xrn:w'mvutnDr'Swwr*EwutEira+9*[Sr[c6[�aEtnOxSniowMEwnteneQUnF�Hrs. ATTACHMENTC.MAMTENANCEPLANFORPERMANENTSTORMWATERTREATMENTSVSTEMS BMppG RE W REAE�'IS nE W f�iG tF qFiU�L MW IE'YwfE:NIO s.ut aEouam Guaum+s Fa+o[5cM alxE iEesoRu+v�xo veawrEu*Sra+rr✓+�rea uuaGEv[rvr SvSiErns. POLLUTqN PREVENTpN MlJIAGEMENT(PART N.F): ATTACMMENT D:STORMWATER MANAGEMENT REPORT-ON FILE AT THE OFFICE OF PROJECT ��qHr�ucrpy gKu,�Mouua�rtnrt Fq,oymcrouumx pa�e[rrtw wwr,r,ae.T uravu�ssori Tx[SIrE; ENGINEER.AVAILABLE UPON REQUEST. PART IV.CONSTRUCTION ACTMTY REQUIREMEMS ATTACHMEM E�.GEOTECHNICAL EVALUATION REPORT-ON FILE AT THE OFFICE OF PROJECT 5qnwaSlecaiFt�EDsew.<wr./saw+r�xocaxcA[nW�x',r�onnrvGOEBR6.r,wERnnSnC.rnB�+Ic.wKsmunwrv�aioceuartv�r1oFaPosuootta� ENGINEER.AVAILABLEUPONREOUEST. EROSION PREVENTION(PMT N.B): w�5*ES r.Usree arroSEoorraarEavu�o W5r ww�v xtrn uNxeSorn va�Nlox wini+a nc[ricrryot��d5rtl=ni r�aul+fuErrrs. MECOMMCttMISRESPON�LFFORRANNGFIXiAYOMiEMEN1INGMPHOPHNIECONST�+UL1pHMMSHG.`hCETAtIvEBLtFEPSiRPS.Mpi2�N1ALSlOPE 14URDOUSMAtfR1LL5'.OL.GI54NEP,WfMOM'YWYIADOIASSLBSihNCE5MU5iBFPRJPERLVSiIXffD,HLLU0NG5ECONMRYfb1i0N1EM.ttIPftfVfM5PkL5. cw.axs,nxoo*xEaeasmucmmriirau:*�s*�uruxr.�Eaosox,soMe*�xEi saEeno+wowrir�runrEncowEuexrsora•n*rvaw+Ecwnnrtox�TM. iau�sawo*�auscn.neE.aEs.mcrzonecessros*onn�nnE+suus*eevxooneo*oonc�.Eurvuo,uw.srauerw+owsaosua�w,woaawnshMus* SUPPLEMENTARV SITE SPECIFIC EROSION CONTROL NOTES: T�ELOCAipNOFMF/SMOTTOBFDEN�EDMUSiYOEWFAIE��E.G.WfNFUCS5ilME5.51GNS.9�iFEN[EETC.�WMEDEY4LaP�.EMSREBEipiEWORxBEGMS. 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Date: September 22, 2014 To: Golden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Informal Public Hearing—Preliminary PUD Plan for Marie's Woods PUD No. 119— 7200 & 7218 Harold Avenue— Peter Kneable, Applicant Background The Applicant, Peter Knaeble, is seeking approval of a Planned Unit Development (PUD) Permit to develop five single family homes on two existing single family lots. The existing single family homes would be demolished and five new homes would be constructed. The property is zoned Moderate Density Residential (R-2) and guided for long-term Low Density use on the General Land Use Plan map. The total area of the two lots is 1.6 acres. The site is bounded by Highway 55 to the north, by Harold Avenue to the south, and is located across the street from Lions Park. There are single family homes on either side of the proposed project. Given the frontage of the two existing lots, without a PUD the site could accommodate two single family homes,two twin-homes, or one to two townhomes for a range of two to eight total units. The R-2 Zoning District allows single and two-family homes at a moderate density of up to eight units per acre. The Low Density land use in the Comprehensive Plan allows for a density of less than five units per acre. At 3.125 units per acre, this proposal is consistent with both the Zoning and the Comprehensive Plan. Summary of Proposal The proposed PUD would allow the Applicant to replat the existing two properties into five lots that would run north-south between Highway 55 and Harold Avenue. The result would be long narrow lots with five single family homes built on the southern end. The Applicant proposes to establish a Tree Conservation Easement across the northern portion of the site. As proposed,the five homes would be staggered in the their front yard setbacks—anywhere from 35 to 45 feet—with the intent to break up the visual effect of a wall of garages along Harold Avenue. With a 30 foot building pad and a two car garage, the majority of the front elevation of each home would consist of a garage door. Five curb cuts and driveways would replace the two driveways that currently exist. Current zoning allows for a twin-home to be built on each lot, so the proposed number of driveways increases the number that could be constructed under more conventional development by one driveway. Four of the lots would be 43 feet wide and one lot would be 55.2 feet wide to accommodate an existing stormwater pipe. Side yard setbacks are proposed to be 5 feet on the western edge of each lot and 8 feet of the eastern edge, except for the wider Lot 5 which would have a setback of 20 of the far eastern edge of the site. The proposed Tree Conservation Easement would range from 120 to 175 feet deep across all five lots nearest to Highway 55. A preliminary tree inventory indicated approximately 30 trees in this area, many of them cottonwoods. In a pre-application meeting, Staff suggested the Applicant pursue the option of providing a public street with cul-de-sac to serve all of the proposed homes, thereby minimizing the curb cuts onto Harold Avenue and centralizing the utilities under a newly constructed public right-of-way. Staff also felt this would establish a pattern for the area that could be replicated north of Harold Avenue in the future. The Applicant evaluated this option and has chosen to apply with a different layout. The Applicant presented the proposal at a Neighborhood Meeting on Monday, September 15. One resident attended (residing at 7303 Ridgeway Road). In general,the attendee was supportive of the plan. He stated that he did not support a cul-de-sac plan. 7. � N d N O '� . �� t` � r� �� CV CV �- � 7101 � � � - ' S01 7330 �n �n �n �n °-° _µ�- �,1 ��'' � � � �•`y t�.:,� x����.,.. ,,..: ,y� _,;,,,� �.�` . m.,�,.. $ �� � �' ;'�:r 7� . � ...� ������� �,-. 49i'+J�c°�' �'�' � 'f ,. , . ,,..�.� .. . ....� . �., �.: e„ "" ..; ,a f .. „ M �. �., �,-._ , t� , � � ��1 � � � �- ...H �.^.,s.,.�.,..u._-��- ����j 1� ' r._ _ *, �� .�'" � ;��� .� T �,� � �,�,��� �' �-���"�" �� �,� _ _;� .. _, , �s.����� �-;� '��. . _..: . �. ._ `�`� M..-�-.� �, . -, `_�'. �s ,q _ � , � — �5�. � " '���'�` � � `�f..:� ,'����' ��� ���. , b,��� �'`� � �„ .���,� — f ���� �: � 7040 r' � ,�„ :�.�; �.� �.. . � �_ ` 7045 `�. ; � I � � ' � ' ; W , � ' ; ' 7031 � 690 _� `� d' M M � N � O oNp � � t,{) d� � ti ti ti ti � � � � � � 0 � . �~��a,z .,., ..,� :� �+-.a•„�. �W,x-• �; � �...,,_,,�, �_ ,. �s ti� ~ �� ;, ,..� < °� �.; .. . . : ;� � �.�--, �..� ��� �r �: � �� �'��" x��" �t � �O� � �� . �.a. .__ ...r�....�.: •^���u.�r+s. �.< Y.,.�.,. , „�.�. . .��� c�a�� '• ..',�` � _ _ ,..K.,.,, � ��� �� � ��.7303 �: 340 ,n �� ��� 1 ,�� �. �; � � #� � ; _ #�` 7309 330 ! O : „�, ��� O � ' . '� . .M ���:- �'21� '� a.,..., �� PUD 119 - Site Map Land Use and Zoning Considerations The Moderate (R-2) Density Residential Zoning District regulates various aspects of development. As a PUD, the City can offer flexibility from the regular zoning requirements in order to achieve a better development. The following table summarizes how closely the requirements of the R-2 Zoning District are met under the current proposal: R-2 Zoning District Marie's Woods PUD 119 Dimensional Standards Lot area 11,000 square feet From 12,225 to 18,668 sq. feet Lot width 100' Four lots at 43'; one lot at 55.2' Front yard setback 35' From to 35' to 45' Side yard setback 15' S' on the west, 8' on the east Rear yard setback 20% of lot depth Meets requirements Density Up to 8 units per acre 3.125 units per acre Lot coverage 30% of lot area maximum Meets requirements Impervious surfaces 50% maximum Meets requirements In addition, there are certain standards and guidelines provided in Subdivision 3 of the PUD section of the Zoning Code to which flexibility cannot be offered. Subdivision 3(C)(1) states that no principal building shall be closer than its height to the rear or side property line when such line abuts a single family zoning district. It appears that as the building envelope of Lot 1 lies only five feet from the westerly lot line,the home built on this lot would almost certainly be in violation of this requirement,though this would not be known until specific building plans are submitted for review. Engineering and Fire Safety Considerations As is standard practice for development proposals, plans for this proposal were reviewed by the City's Engineering Division to ensure the site can be adequately served by public utilities and that traffic issues are resolved. A memorandum from the Engineering Division that addresses access, easements, utilities, grading and stormwater management, and tree preservation is attached. It should be noted that under the City's Subdivision Ordinance, 10 foot drainage and utility easements are required on all plat boundaries and 12 foot easements centered on all interior lines. The proposal indicates a only a 5 foot drainage and utility easement along the westerly lot line and the 13 foot easements on the interior lot lines are offset rather than centered. The Fire Department reviewed this proposal and confirms that the lots as proposed meet the requirements of the Minnesota State Fire Code. Justification for Consideration as a PUD 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 does not qualify as a PUD because it does not achieve the following standards established in City Code: • Achieve a high quality of site planning, design, landscaping, and building materials which are compatible with the existing and planned land uses. • Encourage 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. • Encourage efficient and effective use of land, open space, streets, utilities, and other public facilities. • Achieve development consistent with the City's redevelopment plans and goals. In order to be approved as a PUD, the City must be able to make the following findings: 1. Quality Site Planning. The PUD plan does not achieve a higher quality of site planning and design as it simply replaces two existing single family homes with five new single family homes on narrower lots. 2. Preservation. The PUD plan fails to preserve one of the more desirable aspects of the site— namely,the mature oaks near Harold Avenue—and instead proposes to protect lower quality trees at the rear of the site closer to Highway 55. It does protect the existing wetland on the site, but this would be required regardless of the type of development. 3. Efficient– Effective. The PUD plan does not include efficient and effective use of the land in that it utilizes five individual curb cuts and driveways onto Harold Avenue within a short distance rather than consolidating both access and utilities. 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 does not meet the PUD Intent and Purpose provision and would likely result in conflict with at least one PUD ordinance provision of minimum required side yard setbacks for principal buildings. Recommendation Essentially,the Applicant is asking for flexibility in the required lot width and side yard setbacks in order to construct five single family homes on narrow lots instead of the twin-home structures (four units total) or townhome structures (up to eight units total)that would be allowed by right in the current zoning district. In exchange, the Applicant is offering to the City a Tree Conservation Easement across the back half of the site, which—while it provides some assurance of permanent tree preservation—places the burden for long-term monitoring and enforcement on the City and protects only lower quality species. The number of new curb cuts along Harold Avenue, a collector street onto which residents would be backing their vehicles; a new streetscape of five garage faces along a frontage of 227 feet; and the loss of seven mature oak trees—in addition to the side yard violation that would likely be created—seem to outweigh any advantages provided by the creation of this PUD. Staff recommends denial of the Preliminary Plan for Marie's Woods PUD No. 119. Attachments Location Map (1 page) Applicant's Narrative (1 page) Memo from the Fire Department dated September 15, 2014 (1 page) Memo from the Engineering Division dated September 18, 2014 (6 pages) Site Plans (9 pages) --__ _ __ __._.__. �. _ j _.__._____ _ _ _� ._... ___. 74G0�7458 7438 � � � .. l^� 7151 �..... 7100 � . ... ... 7456�� 74`� 7436 511 510� � ... 'S,�Z510. 7101� 7040 T02 3�12_100 7454 7A34 .. 522�4 �,s*,� 7452 � 7432 501.. � 7330 .. 17 5�:,�`.:. 7500 7450 7430�.' �. ... a. . . y .........i _ �,;, <,�, Subject Properties: .—�-5[.�t� �._ , r...--.. 7200 & 7218 Harold Ave. � �oa -� �_. �ws � � >;�,, � �, :�.��vi.� .i :�vir�.::� ... !: . 7340 ='�..�ul:. .::::�vL � .,-I"_' %'vlu..� 7031 7600 7420 ' � .�•�,- �`ryy, • 7A30 :� e`„ ; ` , -_ . 7236 7200 � � - 7218 ;.�- 7182 ,702 5 �;�" 7330 7324 �.. . �"�'�' T156 714fi � i, ' , #.-... ... ... . .. � tlatoiUAvF 525 751i757S7505 7465 7445 7425 � 73p3 340. � i � ,r z� ,q,7501 7300 69 �7523 7509�.7 f . ' � ���'��. Z . . �� ! T309 > 330 7521751675117503 7320 l � ���: � � � ' ' ? 7310 T370 - 519�7507_�� � a��.�,.- � 320 ..� �_, 731 5 - -�:„ � 7330 `�l,z � � � . �. � , . 1IMo� 7325 310 � ' �' "!�; �,���"�� ` �sao �z s r � Li �s Park ,` ,J_U ��.`,��,�4, ..�,1 -,.�_'�1 � � 7327 300 2 � � � ,� � 7340 � � ,i ..�'� v1v �-.. 7350 4M1y . ��- .�v � ` 7329 - vlv ul[c :'A � vl ` � T335 r.���ttic.ky A � . . !v' vl� "��y�,. vL� T350 � �. � 245 '?w u1,�j `Wi ::'vl. 7360 3 73q5 151 �,: �� Ulu{yq-� vda:_ .. y i��t .al�. � iVtr !.. <�..._ .... �a - �:I ' � ,. 200 .:yi .��.^� 7400``--.. � f 740t-�'_;; � I�= ,u'w� ' . 'S�.i . . . +� ' /� .. ' J� �'erra Engineering,lnc. Civil Engineering Land Planning■Consulting 8l22/14 Re: Marie's Woods PUD Golden Valley, MN TE #14-103 This property, and its entire block, is currently zoned R-2 Moderate Density Residential Zoning. This zoning district allows single family homes, twin homes and townhomes, up to a maximum density of 8 unitslacre. Our proposed single family develapment has a density of 3.1 units/acre, We are proposing five single family homes, with lot width and lot setback variances. Two twin homes (four units) could be built on this site without variances. The site density would be only slightly higher whether four twin home units or five single family homes were built on this site. The building caverage, impervious area, site grading, tree removal, number of drives, and utility service construction would be very similar with the construction of either four twin home or five single family homes on this site. We believe this five lot single family development will be a high quality project and an asset to this neighborhood and the City. The proposed Tree Conservation Area will protect a substantial portion of this property. This PUD will meet the City's housing density goals, and satisfy the need in Golden Valley for a variety of affordable residential housing types. This project is taking an underutilized site and converting it into a beautiful single family residential development far five new families to live in Golden Valley. Peter J. Knaeble, PE � Terra Engineering, Inc. 6001 Glenwood Avenue, Minneapolis, Minnesota 55422 763-593-9325 �� � � n i � � ,. ; 4 � �;„� � ����' ��� � r� . .:° �,m�� ���p�,� . ''� �.� _ ��` Fire Department 7��-s��-$o��/ ���-ss�-so�s(faX� � � � ..- - � . _ .,, � Date: September 15, 2014 To: Jason Zimmerman, Planning Manager From: John Crelly, Fire Chief Subject: Preliminary PUD#119—7200 and 7218 Harold Avenue—Marie's Woods The Golden Valley Fire Department has reviewed the preliminary PUD plans submitted on August 22, 2014 for 7200 and 7218 Harold Avenue—Marie's Woods. This is the fourth version proposed for this site(s) which included a duplex design, a flag lot design, a cul-de-sac design and now this proposal. Even though this is a compact design it does meet the requirements of the Minnesota State Fire Code provided that the homes are constructed as shown. Listed below are the fire department comments: 1. Lot 1 as proposed meets the requirements of Minnesota State Fire Code. 2. Lot 2 as proposed meets the requirements of Minnesota State Fire Code. 3. Lot 3 as proposed meets the requirements of Minnesota State Fire Code. 4. Lot 4 as proposed meets the requirements of Minnesota State Fire Code. 5. Lot 5 as proposed meets the requirements of Minnesota State Fire Code. If you have any questions, please contact me at 763-593-8065 or by e-mail, icrellv@�oldenvallevmn.�ov L city of � olden MEMORANDUM � . ��, �� Public Works Department 763-593-8030/763-593-3988(fax) ��;s�, , �.���������.�,f`�� �������� ���.,�� � ,�����r�� ��������, .��,�%.,,,-"� 1����> .��������,�;�����„ .;�v�.f�u��'a'�����������,�. ,zs°a, � Date: September 18, 2014 To: son Zimmerman, Planning Manager From: leff Oliver, PE, City Engineer � Eric Eckman, Public Works Specialist ��j Subject: Preliminary PUD Plan—Marie's Woods (2"d Submittal)— 7200& 7218 Harold Avenue ��..;.;.�-�.. �'3,�'�.'�. '. ...���.�°-"��.�¢a. r�.,�" w�':. ��.,^�fi„,w���- 3 �' .,. :�,, � � yv�.,:, ^'k . . , �... �� , ,. „ .:��,^'m.�"�;" ,. ��ts��',,� .._,.;,.�?'..:i9W'�'.,, �3�'�.. ,a��s;:;x=£.�..�,�. ���5�,cn.,� ,.: ,:os.���,...,.., . . _... a�t� q. ,.. .. ,.. Engineering staff has reviewed the application for a Planned Unit Development (PUD), called Marie's Woods, located at 7200 and 7218 Harold Avenue. This is the second Preliminary PUD Plan submitted by the Developer for this site.The new plan involves the demolition of two existing homes and the construction of five new single-family homes fronting on Harold Avenue.The comments contained in this review are based on plans submitted to the City on August 22, 2014. Engineering comments are as follows: 1. Site Plan and Access a. The Developer is proposing five curb cuts for driveway access onto Harold Avenue. The new driveways must meet City standards including the installation of concrete aprons. A City Right-of-Way Management Permit is required for the construction of each driveway. b. Harold Avenue was reconstructed by the City as part of the 2012 Pavement Management Project. Since the pavement is less than five years old,the Right-of- Way Management Ordinance requires an advanced level of restoration. According to the City's restoration standards, cutting open a pavement less than five years old requires a full-width pavement mill and overlay at a length determined by the City Engineer. The extent of the mill and overlay will be determined by the City Engineer at the time the Developer applies for a Right-of-Way Permit to install the driveways and utilities. G:\Developments-Private\Marie'S Woods-7218 Harold\Memos\Memo_PreliminaryPUD_Review_2nd_submittal.docx c. Harold Avenue is a Municipal State Aid collector street with traffic volumes around 1,200 vehicle trips per day. Staff is concerned about adding driveways on a street where traffic volumes could increase as development occurs within the Harold Avenue corridor. Staff recommends that the Developer explore alternative site designs that would consolidate access onto Harold, including a previous option shown to staff that includes a public street with cul-de-sac. 2. The existing homes will be demolished to make way for the proposed development. The Developer must obtain all necessary permits to demolish the homes and cut off the existing utility services. 3. Preliminary Plat a. The existing properties proposed for development are part of Auditor's Subdivision Number 322. It appears there are no platted easements across these properties. City records show that the City obtained an easement for drainage and utility purposes in 1985 over the east 15 feet of the property at 7200 Harold Avenue for the construction of an 18-inch storm sewer pipe within a 24-inch casing pipe. According to the record drawing,the pipe is up to 12 feet deep. Maintenance access to this storm sewer pipe must be preserved as part of this development. The Developer is proposing to dedicate a new 20-foot easement as shown on the preliminary plat. However,the City recommends an easement of 25 feet to accommodate future excavation and maintenance near the proposed home (the easement would be twice as wide as the pipe is deep). In order to preserve access to the pipe outlet, and the integrity of the pipe,the existing trees would have to be removed and new trees would not be permitted within this easement area. The existing 15-foot drainage and utility easement may be vacated as part of the development process. b. There is an existing wetland on the property located at 7200 Harold Avenue that, upon platting, will be situated on Lot 5 of the proposed development. The Developer will be required to dedicate a drainage and utility easement over the wetland that is a minimum of 10 feet upland of the delineated wetland edge, in order to accommodate a 10-foot native vegetation buffer zone. The buffer requirement is discussed in more detail in the stormwater management section of this review. c. The City's Subdivision Ordinance requires 10-foot drainage and utility easements on all plat boundaries and 12-foot easements centered on all interior lot lines. The final plat for this development must include easements on all property lines consistent with the City's Subdivision Ordinance. d. The proposed development is adjacent to Trunk Highway 55 and therefore MnDOT will review the plans and may provide additional comments. , 4. Utilities a. The City's water system that provides service to these properties has adequate capacity to accommodate the proposed development. b. The proposed development is within a sanitary sewershed that is tributary to system capacity issues in several locations including near the intersection of Laurel Avenue and Turners Crossroad. The City's sanitary sewer is effectively at capacity in this location and there is minimal capacity available for future redevelopment along the I-394 corridor unless inflow and infiltration can be reduced throughout the sewershed. The City is putting plans in place to reduce the inflow and infiltration in the City's portion of the sanitary sewer system over the next several years. In addition,the proposed number of units at this location will likely contribute minimal wastewater flows to the overall system. Therefore, the number of connections to the City's sanitary sewer system should be acceptable as proposed. c. There are existing sanitary sewer and water services serving the existing homes. Plans show that the existing services can be utilized by Lot 1 and Lot 5. New services will need to be constructed to serve the remaining lots. It appears the Developer is proposing to consolidate the services into one pavement cut to reduce the impacts to Harold Avenue. However, staff has concerns about the grouping and alignments of the new services, and private sewer easements would need to be recorded against the affected properties. The Developer is encouraged to consider alternative designs for the utility services. d. The City has a Sanitary Sewer Inflow and Infiltration (I/I) Reduction Ordinance. City records indicate that the property at 7200 Harold Avenue has obtained a Certificate of Compliance with the I/I Ordinance. The Developer has entered into a deposit agreement with the City for the property at 7218 Harold Avenue to ensure future compliance. All existing and new sewer services in this development must be inspected by the City after construction, and must achieve compliance with the City's I/I Ordinance, prior to occupancy of the homes. 5. Grading and Stormwater Management a. The proposed development is within the Sweeney Lake sub-watershed of the Bassett Creek Watershed. However, due to the size of the development, the project does not meet the threshold for review by the Bassett Creek Watershed Management Commission (BCWMC). Sweeney Lake is listed as an impaired water for nutrients (phosphorus) by the Minnesota Pollution Control Agency. Review by the City will include an evaluation for compliance with the Sweeney Lake Total Maximum Daily Load (TMDL) Implementation Plan. The Developer is encouraged to incorporate best management practices into the site that will assist the City in meeting its TMDL goals for Sweeney Lake. b. There is a wetland on the property being developed and therefore the Wetland Conservation Act will apply. The Developer submitted a wetland report as part of a previous plan submittal. The City issued a Notice of Decision on June 9, 2014 approving the wetland delineation and report. According to the grading plan submitted,there are no proposed impacts to the wetland. However,the overall stormwater management plan for the site, as well as the individual stormwater plan for Lots 4 and 5, must show protection of the wetland, and care should be taken during construction to ensure that the wetland is clearly marked and protected at all times. c. The Developer is proposing a buffer of native vegetation around the portion of the wetland within the PUD, consistent with the BCWMC's Watershed Management Plan and the City's SurFace Water Management Plan. This buffer must be a minimum 10 feet in width and the proposed vegetation type must be shown and described on the stormwater plan or landscape plan for the development. The Developer will be required to deposit a financial security guaranteeing proper establishment of the buffer and its maintenance for the first three growing seasons. Although proposed to be located in a public easement,the wetland buffer will be owned and maintained by the Developer or future owner of Lots 4 and 5, respectively. d. The preliminary plans show that the normal water elevation of the wetland is controlled by an 18-inch reinforced concrete pipe that is located within a public easement on the east side of the property. The pipe provides drainage from the wetland to the south into the City's storm sewer system in Harold Avenue. City records indicate that the pipe is owned and maintained by the City. The City will inspect the pipe outlet in the wetland to determine if it meets current City standards.The City will also inspect the entire length of pipe to determine if the material, size, and condition meet City standards. If it is determined that the pipe does not meet City standards or the needs of the development, the developer may be required to make the necessary repairs or construct a new pipe as part of the project. It is anticipated that the City will continue to own and maintain this storm sewer pipe upon completion of the development. e. It appears the development will include a two-phased grading approach. In the first phase,the overall site will be graded to cut down the existing hill in the middle of the development, construct a berm along Highway 55, and prepare the lots for construction. In the second phase, individual lots wilt be graded by each builder as the lots are sold. The Developer will be required to obtain a City of Golden Valley Stormwater Management Permit for the overall site grading. In addition,the Developer or Builders will be required to obtain individual Stormwater Management Permits for each lot at the time of permitting for home construction. A stormwater management plan that meets City standards is required as part of the Stormwater Management Permit submittal. f. This PUD is subject to the Minnesota Pollution Control Agency's NPDES Construction Stormwater Permit. A copy of this permit must be provided to the City, prior to issuance of any permits to begin work on site. g. The Developer must submit stormwater calculations to the City showing how it determined the calculated high water level of the wetland. This elevation is used to help determine the lowest floor elevation of the homes, which must be 2 feet above the calculated high water level.The overall preliminary grading plan appears to meet this standard. However, if each lot is custom graded and plans are subject to change,the Developer or Builders must ensure that each stormwater management plan submitted meets this requirement. h. New principal structures must be set back 25 feet from the delineated wetland edge. The plans submitted are in conformance with this requirement, and the Builder must ensure that individual stormwater management plans for Lots 4 and 5 is also in conformance. 6. Tree Preservation Plan a. The two-phase grading approach will include a requirement for a Tree Preservation permit at the time of overall site grading, and separate Tree Preservation permits for each lot at the time of home construction. The Developer has submitted a Preliminary Tree Preservation Plan showing the removal of a number of significant trees. A tabular inventory of the significant trees proposed to be removed and replaced must also be submitted. The City Forester will review the plan in more detail to determine if additional information is required before Final PUD Plan submittal. b. Tree Conservation Easement—The Developer has proposed the dedication of a tree conservation easement in the north portion of the site. Typically,the City has required tree preservation easements and conservation easements over areas containing high quality trees and vegetation, or shoreland management areas adjacent to lakes and creeks. According to the tree inventory submitted by the Developer, most of the higher quality trees, including several large oaks ranging from 20 to 36 inches, are located in the south portion of the site and will be removed during the preliminary grading phase discussed above. The trees located in the proposed tree conservation easement area (north portion of the site) are generally of lower quality. These trees include cottonwoods and other softwoods, and only a few oaks and maples. The easement is not within a shoreland management area. In addition, the City's experience with such easements is that they can be very difficult and labor intensive to oversee and enforce in perpetuity. Therefore, staff recommends against the dedication of a public tree conservation easement, as it does not appear to be warranted in this case. 7. The Developer must obtain Stormwater Management, Right-of-Way Management,Tree Preservation, Sewer and Water, Demolition, and any other permits that may be required for development of this site C: Tom Burt, City Manager Chantell Knauss, Assistant City Manager/Interim Physical Development Director John Crelly, Fire Chief Jerry Frevel, Building Official AI Lundstrom, City Forester Sue Virnig, Director of Finance * . ti � ry O N N N � � M N � �D o n C y ... ....� . � , � j d K . . . . � Q �. lL V i I Y� . � � . � ��� . O � N . ... , _ . . . . . C ` � .. S . .. .. .. � . �. c7 rao m 15:f. a> �n c � .:,t . . . c�o � � erq(rrrNt . . .. . s . . .��o,,;M.in,arl�l �3e � Ft�-� . �� �. . .. .* ..i" ". ... �L� SUBDI ISIOl�T PLA « {ii-..,��� �=,�:j;H.v � �� V NS _ .. ,�� � �� :��,�� ���,�.. FOR• � I� G ;rrn " hAF kl f{1 .:'�iu[ n �. � ' EFOCIiYff'Jf � � oark � '.,� . 4 LN�Ii �i�1 ���i�/ � I � � � � ` ..r . � We �c�t �`k�rr � . ..� . ,._,., . ,., iv/ ,1�'� • O� � .. ,.c .vtru ht»r^p.. ' � �. U GOLDEN VALLEY, MINNESOTA '�" � � ��s � , � . y� . Lnvir•iAveni,. . . � _ .._. ... . '�,�,. taF,nl>rR .:�; . �D P„{k LocA„ad 1�A�w S)TE °�'"' "�'`' NO SCALE � P"� ��o S � SHEET IN�X �E. �a � H T DESCRIPTION ��'�,�� � � 1. COVER SHEET / SNEET INDEX �� � ' 2. EXISTING OVERALL AREA PLAN � ���� �� 3. EXISTING CONDITIONS PLAN ' 4. PRELIMINARY PLAT �€�� �� 5. UTI�ITY PLAN ����� �� 6. GRADING & EROSION CONTROL PLAN _ , a 7. TREE PRESERVATION PLAN 8. SITE PLAN 9. CONFORM�NG TWIN HOME PLAN dVIL ENdNEER / LAND PLANNER APPIJCANT Q Z GV R-2 MODERATE DENSITY RESIDENTIAL ZONING TERRA ENGINEERING iNC. = Z` SING. FAM.. TWINS. TOWNHOMES 6001 GlENW00D AVE. PEIER KNAEBLE Q. MIN. L�T AREA 11,000 SF CTOTAL HOTH TWIN UNITS) 6001 GLENW000 AVE, MIN. �OT WIDTH 100' (AT 35' FSB> CTOTAL B�TH TWIN UNITS) GOLDEN VALI.EY, MN 55422 GOLDEN VALLEY, MN 55422 N } MAX. BLDG. COVERAGE 30% 763-593-9325 � ta� PETER KNAEBLE, P.E. 612-309-9215 � J MAX. IMPERV, PER L�T 50% W peterknoeble mail.com PE'fER KNAEBLE X J 35' FSB � paterknaeb�eOgmail.com W W Q 20% RSB Z � � IS' SSB <35' STREET SIDE> (DUTSIDE SSB ONLY> S�B�.YQB VMEILAN� CddSULTANT N Z N Z 30' MAX, HEIGHT REHDER & ASSOCIATES INC. JACOBSON ENVIRONMENTAL, PLLC 2.5' MAX, EAVE PROJECTION 3440 FEDERAL DRIVE, �110 5827 HUMBOLDT AVE. N0. (,�j,�W W� EAGAN, MN 55122 BROOKLYN CENTER, MN 55430 O = � 651-452-5051 612-802-66/9 GREG GENTZ, RLS BEN CARLSON, WdC (,) (�j �(� GGentzOrrehder.com jocobeonenvOmsn.com � SITE ADDRESSES: 7200 & 7218 HAROLD AVE., GOLDEN VALLEY, MN s�u- aaNmt � �("����� HAUGO GEOTECHNICAL SERVICES '�� 13570 GROVE DRIVE, �278 �8�22��4 SITE AREA: 7�,889 $F ��.627 AC.� MAPLE GROVE, MN 55311 AUG L � 201� PAUL HAUGO sKacc�ea LEGAL DESCRIPTION: THE EASTERLY Y2 FRONT AND REAR, OF LOT 40, phaugoOhaugogts.com 14-103 AUDITOR'S SUBDIVISION N0. 322, HENNEPIN COUNTY, MN.; AND LOT 039 AUDITOR'S SUBD. N0. 322 W. 118.15' EX. HWY. 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