12-22-14 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, December 22, 2014
7 pm
1. Approval of Minutes
November 24, 2014, Regular Planning Commission Meeting
December 8, 2014, Regular Planning Commission Meeting
2. Informal Public Hearing — Conditional Use Permit— 5501 Glenwood Avenue —
Golden Valley Lutheran Church dba Loving Shepherd Early Learning Center
— CU-39, Amendment#1
Applicant: Golden Valley Lutheran Church dba Loving Shepherd Early Learning
Center
Address: 5501 Glenwood Avenue
Purpose: To amend and update their existing Conditional Use Permit
allowing the existing daycare to serve up to 105 children.
3. Informal Public Hearing — Informal Public Hearing — Final PUD Plan Review
— Laurel Ponds, PUD #117
Applicant: Lake West Development, LLC
Address: 305 and 345 Pennsylvania Avenue South
Purpose: To allow for a 24-unit, detached townhome development
4. Informal Public Hearing —Zoning Code Text Amendment— Adding Brewery
and Taproom Language —ZO00-93
Applicant: City of Golden Valley
Purpose: To consider adding language to the Zoning Code regarding breweries
and taprooms.
--Short Recess--
5. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
6. Other Business
• Council Liaison Report
7. Adjournment
Regular Meeting of the
Golden Valley Planning Commission
November 24, 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,
November 24, 2014. Chair Kluchka called the meeting to order at 7 pm.
Those present were Planning Commissioners Baker, Blum, Cera, Johnson, Kluchka,
Segelbaum, and Waldhauser. Also present was Planning Manager Jason Zimmerman,
Associate Planner/Grant Writer Emily Goellner, and Administrative Assistant Lisa
Wittman.
1. Approval of Minutes
November 10, 2014, Regular Planning Commission Meeting
Waldhauser referred to the sixth paragraph on page four and asked that the sentence be
corrected to say there are a group of property owners who don't want see the property
developed.
Waldhauser referred to the third paragraph on page nine and suggested the word
"prohibit" be changed to "discourage."
MOVED by Baker, seconded by Cera and motion carried unanimously to approve the
November 10, 2014, minutes with the above noted changes.
2. Presentation of Capital Improvement Program 2015-2019 — Sue Virnig, City
Finance Director
Sue Virnig, Finance Director, explained that the Capital Improvement Program (CIP) is
a 5-year financing planning instrument used to identify needed capital projects and to
delineate the financing and timing of associated projects. Because of its relationship
with the City's Comprehensive Plan the CIP is reviewed by the Planning Commission
annually,
Waldhauser referred to the Winnetka Avenue/Highway 55 intersection and Douglas Drive
improvements and asked if the CIP anticipates and supports higher density uses, or if the
propased projects would just alleviate the current traffic issues. Virnig explained that the
individual projects in the CIP will be reviewed again by the City Council.
Baker asked if there is anything in the CIP that raises questions regarding its compatibility
with the Comprehensive Plan. Virnig noted that the community center is not listed in the
CIP yet. Kluchka questioned how the community center would be accounted for. Virnig
said it would be in the building fund, or it would be on its own funding.
Segelbaum asked if the Golden Hills TIF district is concluding at the end of this year.
Virnig said the TIF district will be decertified this year and that there is a bond payment in
February.
Minutes of the Golden Valley Planning Commission
November 24, 2014
Page 2
Waldhauser referred to the Three Rivers trail system plans and asked how close the
items listed in the CIP gets the City to completion of the trail system. Virnig explained that
the funding listed in the CIP is for existing trails and that the City would need to review
further plans for any new trails.
MOVED by Waldhauser, seconded by Segelbaum and motion carried unanimously to
recommend approval of the 2015-2019 Capital Improvement Program as it is consistent
with the Comprehensive Plan.
3. Consideration of Resolution No. 14-01 Finding that Modification No. 2 of the
Redevelopment Plan for the Highway 55 West Redevelopment Project Area
and the Tax Increment Financing Plan for Tax Increment Financing (Renewal
and Renovation) District No. 1 Conform to the Gener�al Plan for the
Development and Redevelopment of the City, as Amended (Amended 2008
Comprehensive Plan Update)
Zimmerman reminded the Commission that in 2012 a TIF plan was approved for the
Highway 55 Redevelopment area. At that time it was anticipated that the Tiburon
apartment project would move forward, but it has not. There is now a new project
propased for that site so the TIF plan needs to be modified to revise the budget and
amend the timeline to make it current with the new Golden Villas proposal.
Kluchka asked if anything else in the TIF plan has changed. Zimmerman said the area of
the district has not changed, but the budget needs have changed. Kluchka asked if the
time period of the TIF district has changed. Zimmerman said no, it is still 15 years.
Waldhauser asked if there would be another modification required if the Golden Villas
proposal doesn't move forward. �he asked if the budget is entirely dependent on what a
developer asks for. Zimmerman said not entirely, there may be some negotiation
involved.
Blum asked if it is correct'say that the City is taking on a debt that's underwritten by future
tax revenues based on projected values, and using that revenue to improve the land to
make it a financialiy doable project and if part of the incentive to the Gity is that right now
it is not a very well used property. Zimmerman said yes, ultimately the TIF assistance
allows a project to take place, that otherwise couldn't. Blum asked if the money comes
from the State and County. Virnig said the TIF money comes from the jurisdiction it
actually involves. In this case, Hennepin County, School District 270 and City taxes.
Baker asked why the Tiburon apartment project failed. Zimmerman said it involved
financing. He explained that the Tiburon developer was not asking for TIF money, the City
was asking for it in order to do necessary improvements in the area. Baker asked if it is
decided up front how TIF funds will be used. Zimmerman explained that the TIF plan is for
the district and that there is a separate development plan for specific properties. Baker
said there should be a benefit to the City and he wants to be clear on what the City is
getting.
Minutes of the Golden Valley Planning Commission
Navember 24, 2014
Page 3
He said the City doesn't use TIF very often and he would like to see it used more often.
Zimmerman said there are specific things the funds can be used for such as soil
correction, street improvements, site clearing, and improved access.
Waldhauser asked about the downside to the developer of using TIF. She questioned
why a developer wouldn't automatically ask to use TIF. Virnig said each developer is
different. She stated that the developer of the Golden Villas project has used TIF in the
past in other cities, and that the City has to see a benefit in using TIF. She clarified that
this TIF plan is the financing plan for seven parcels in the area. She added that any
proposal has to pass the "but for" test which means that a development would not happen
"but for" the use of TIF.
Baker asked if there are affordable housing units included in the proposed development.
Zimmerman explained that if this were a housing TIF they would haveto have an
affordable housing component to their plans, however this is a renewal district so they do
not. Baker questioned if the Planning Commission should require there to'be an
affordable housing component. Zimmerman said it may have been an HRA decision to
not have this be a housing district. Waldhauser said there are clearly benefits to the City
in what will be covered by this TIF district including sidewalk connections and
infrastructure improvements. Kluchka agreed and said he thinks this is the right place for
TIF to be used.
Johnson referred to the estimated project costs in tMe TIF plan and questioned why half of
the costs are administration and interest. Virnig explained that the City would pay over a
period of time and that the final terms haven't been negotiated yet.
MOVED by Kluchka, seconded by Segelbaum and motion carried unanimously to adopt
Resolution 14-01 finding that Modification No. 2 of the Redevelopment Plan for the
Highway 55 West Redevelopment Project Area and the Tax Increment Financing Plan for
Tax Increment Financing (.Renewal and Renovation) District No. 1 Conform to the
General Plan for the Development and Redevelopment of the City, as Amended
(Amend�d 2008 Comprehensive Plan Update)
4. Informal Public Hearing — Minor Subdivision — 108 Brunswick Ave N —
Brunswick;Estates — SU12-17
Applicant: Wooddale Edina LLC
Address: 108 Brunswick Avenue North
Purpr�se: To reconfigure the existing single family residential lot into two new
single family residential lots.
Kluchka stated that the Planning Commission has already reviewed this proposal.
However, due to an administrative issue, they have to review it again. Zimmerman
explained that the software used to generate mailing labels for the hearing notices did
Minutes of the Golden Valley Planning Commission
November 24, 2014
Page 4
not produce the correct information and many of the neighboring property owners were
not informed of the first public hearing held for this item at the October 13 Planning
Commission meeting. As a result, the developer is being required to go through
Planning Commission and City Council consideration a second time.
Zimmerman explained the applicant's request to subdivide the property at 108
Brunswick Avenue North into two new lots. The existing single family home would be
demolished, and two new single family homes would be constructed.
Zimmerman referred to a site plan of the property and explained that Lot 1 would be
19,100 square feet in size with 113.62 feet of width at the front setback 1ine, and Lot 2
would be 19,510 square feet in size with 126.75 feet of width at the front setback line.
He added that the minimum lot size requirement is 10,000 square feet and the minimum
required width at the front setback line is 80 feet. He stated that staff is recommending
approval of the proposed subdivision as it meets all of the requirements outlined in the
City Code.
Baker asked Zimmerman to clarify where the front setback line is Jocated on this
property and added that the street really only touches a portion of this property, the rest
of the property touches other lots. Zimmerman agreed that the frontage on this property
is unusual. However, the width of a lot is measured at the front setback line, which is 35
feet away from the front property line, not right at the front'property line abutting the
street right-of-way.
Blum asked if this proposal has been modified a# all from the previous proposal they
reviewed. Zimmerman said no, it is the same application, the City Attorney advised the
Planning Commission and City Council to consider the proposal again since the mailing
labels for the first hearing notice were incorrect.
Kluchka opened the public hearing.
Diane Richard, 217 Paisley Lane, said no one in the neighborhood received hearing
notices and they did not have a neighborhood meeting. She said she would appreciate
the applicant showing her what he wants to build, and that more information would be
appreciated.
Jennifer Berg, 70 Brunswick Avenue North, said she hasn't received any mailings and
questioned why she hasn't. She said the only reason she knew anything about this
proposal is that she is friends with the property owner.
Zimmerman explained that it wasn't until it was brought to his attention that he realized
the mailing labels weren't generated properly. Once the issue was realized, the
proposal was scheduled for the next available Planning Commission meeting and new
public hearing notices were mailed to all property owners within 500 feet.
Shauna Crowe, 55 Brunswick Avenue North, stated that the property across the street
from her was already subdivided and two large homes were built. She said she has
Minutes of the Golden Valley Planning Commission
November 24, 2014
Page 5
endured construction for the last four years and her soundtrack has been beeping,
pounding, etc. that seems like it will never end. She said this neighborhood was a key
factor in her choosing where to live because coming from south Minneapolis the homes
were crowded. She said this area seemed like a haven but she is not as optimistic as
she was. She said the Tralee neighborhood is being split up, there are no sidewalks,
and there will be more traffic in the area. She said she is concerned about dust, debris,
and noise, and added that she is not a morning person and people in the neighborhood
are retired or work from home. She said the street was new when they first moved in
and has since been torn up for utilities and more traffic will cause more wear and tear
on the street. She said clay and mud get tracked all over, and traffic uses her driveway
to turn around in, covering her driveway with mud and tire tracks and wearing it down.
She said in the winter she doesn't get the full benefit of plowing and it is important that
utility vehicles have access because there is not a lot of room on this cul-de-sac. She
said her front yard was torn up twice without notice and she can't get grass to grow in
the area so she grew a garden instead. She said she is also concerned about the
environment and the disruption of neighborhood homes. Parking is overflowing when
someone has an event and she is not sure how two more driveways will fit on the end of
the cul-de-sac. She said her brick rambler house will no longer fit in with the
neighborhood and she feels her curb appeal will be lackluster and out of place where it
once fit it. She said she fears other neighbors will be moving on and their lots will also
be developed. She said she is concerned about the renovations she's done to her home
and feels like she is being taken over and has lost enthusiasm ta update her home,
because it will be seen as a tear down. She asked if developers have plans to develop
in the future, how long it will take to'build the proposed new homes, and if they will be
built simultaneously, She said she was surprised to not get notice of the original public
hearing for this items because she has received notices in the past.
Donna Fredkove, 26 Paisley Lane, said she is concerned about drainage because
some homes on Meander Road are having drainage problems they've never had
before. She said it is important that she has all of the information and that this is an
issue of due process, and she should have full due process.
Kathy Watkins, 112 Paisley Lane, said she did not receive a hearing notice. She said
she is also speaking for her neighbor Ruth Hetman at 124 Paisley Lane. She said she is
concerned about the size of the new homes and if they will block the view. She said she
is also concerned about destroying the land and the constant noise. She stated that
people buying these hauses will find that they are too big and will sell them again, so it
is not a stable neighborhood. She said "millenials" these days are not properly
employed, and not saving money so she questions who is going to buy these houses.
She referred to plans she saw on the internet and stated that they referred to the homes
proximity to Breck School, when these homes are located in the Hopkins school district
which should be cited on the developer's web site as well.
Tom Berscheid, 120 King Hill Road, questioned where the City is in the moratorium
process. He said he understands the emotional aspects and the commerce aspects. He
said he wants to preserve green space and the pastoral setting particularly in this area
and losing this negates the livability of Golden Valley. He said he wants the City to keep
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November 24, 2014
Page 6
this in mind when considering subdivisions. He said he also wants the City to think of
their grandchildren and what attracts people to the City.
Seeing and hearing no one else wishing to comment, Kluchka closed the public hearing.
Kluchka reiterated that there was a notification issue and stated that staff will continue
to work on the problem.
Cera said he is concerned because one of the people who spoke said they did not get a
hearing notice for this meeting either. Zimmerman stated that the mailing list for this
meeting was double checked, but he would look into what happened.
Waldhauser asked if a neighborhood meeting with the developer was held for this
proposal. Zimmerman said yes, and added that the same, incorrect, rn'ailing labels were
used for that meeting as welL
Kluchka asked about the approach the City takes regarding construction management
controls. Zimmerman said that construction issues are handled on a complaint basis.
He added that the City Council has asked staff to create a list of construction issues that
developers would be required to sign stating that they are aware of the requirements.
Kluchka asked if a parking plan would be included i'n that document. Zimmerman said a
parking plan would be required at the building stage, not at the subdivision stage of a
proposal. Kluchka stated that this is a tight area and there should be a plan in place.
Waldhauser said she doesn't know where else construction parking could occur,
because this is a cul-de-sac. Cera added that a developer might know the City's rules,
but all the contractors and subcontractors won't necessarily know them. Segelbaum
suggesting posting the document at the job site.
Kluchka asked if the City has construction management staff. Zimmerman said no and
added that any issues are handled on a complaint basis. Segelbaum asked if there are
limits regarding the number of years construction can span, or the times of day
construction can occur. Zimmerman stated that the City Code requires that "progress is
being made° if there is an open building permit. Kluchka stated that the Planning
Commission is rea'Ily only considering the subdivision itself. He stated that they have a
history of reviewing and researching "McMansions" regarding setbacks and other
issues, and that Golden Valley has many more restrictions than other communities.
Segelbaum added that they don't approve house plans or designs, just the envelope
area wh'ere a house could be built.
Baker said there has been a process violation and that the full presentation hasn't been
presented at this meeting. Kluchka stated that the full presentation has been presented.
Baker said he doesn't like the idea that the presentation was shortened and didn't
include all of the details they narmally see. Kluchka reiterated that they have seen all
the details and he wants to be careful about saying there has been a process violation.
Kluchka asked about the status of the subdivision moratorium. Zimmerman said no new
subdivision applications were received after September 25 and that this proposal was
Minutes of the Golden Valley Planning Commission
November 24, 2014
Page 7
submitted on September 16. He stated that the City has hired a consultant and there will
be a community listening session on December 11.
Segelbaum referred to the comments regarding sidewalks in this area and asked if
neighbors can get together and ask for sidewalks to be built. Zimmerman said that
neighbors can petition the City to have sidewalks installed.
Segelbaum asked if there are other subdivisions proposed in this area. Zimmerman said
there is a subdivision proposal pending for the property at 250 Paisley Lane.
Segelbaum asked if it is possible that the neighbor's lawn could be torn up and not
repaired as was mentioned in the public hearing. Zimmerman said he doesn't think that
is the normal process. Segelbaum asked if the streets will be torn up. Zimmerman said
there will be some work done in the cul-de-sac in order to add utilities for the second
home.
Johnson said he has heard concerns about drainage, noise, dust and access. He
referred to the criteria regarding the approval of subdivisions and asked if there is an
opportunity to review the requirements in the Single Family zoning'district. Kluchka said
that the rules that are currently in place are the only ones the Planning Commission is
allowed to consider by statute. He added that the other issues discussed can be
evaluated as part of the subdivision moratorium,'Johnson asked about the neighbor's
recourse. Kluchka said developers need to work with the City and the contractors to
help them understand. Baker encouraged residents to speak at the subdivision
moratorium listening session and added that concerns should also be addressed as part
of the future Comprehensive Plan update process.
Blum asked about the minimum lot size requirements. Zimmerman said the minimum lot
size requirement is 10,000 square feet, and these proposed lots will be approximately
19,000 square feet in size.
Segelbaum noted that there are eight criteria required to be met when subdividing
property and one of the criteria is that if they are all met, the subdivision cannot be
denied, so the Planning Commission should not deny this application.
Cera said he is still concerned that the neighbor next door to this proposal hasn't
received any of the City's notifications. Waldhauser also questioned how there could
people who didn't know about this meeting.
MOVED by Waldhauser, seconded by Cera to recommend approval of the Brunswick
Estates Subdivision proposal subject to the following findings and conditions:
Findinqs:
1. Both 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.
Minutes of the Golden Valley Planning Commission
November 24, 2014
Page 8
Conditions:
1. The City Attorney will determine if a title review is necessary prior to approval of the Final
Plat.
2. A park dedication fee of$3,080 shall be paid prior to Final Plat approval.
3. The City Engineer's memorandum, dated October 7, 2014, shall become part of this
approval.
4. All applicable City permits shall be obtained prior to the development of the new lots.
Segelbaum asked if they figured out any parking limitations during construction. Kluchka
said the parking was worth commenting on, but he doesn't know if it can be added as a
condition of approval. He stated there was a motion on the table. The motion carried
unanimously.
5. Informal Public Hearing — Minor Subdivision — 250 Paisley Lane — Paisley
Fields — SU12-19
Applicant: Andrew Dornbusch
Address: 250 Paisley Lane
Purpose: To reconfigure the existing single family residential lot into three new
single family residential lots.
Zimmerman explained the applicanf's proposal to subdivide the lot at 250 Paisley Lane
into three new lots. He stated that the existing single family home would be demolished
and three new single family homes wouJd be constructed. He referred to a site plan and
stated that this subdivision also requires a lot line adjustment with the neighboring
property at 245 Paisley Lane in order to eliminate an existing driveway encroachment.
He stated that the minimum lot'size requirement in the R-1 Single Family zoning district
is 10,000 square feefi. Lot 1 (245 Paisley) will be 52,262 square feet, Lot 2 will be
19,510 square feet, Lot 3 will be 21,756 square feet, and Lot 4 will be 20,714 square
feet. All of the proposed new lots will have 80 feet of width at the front setback line. He
noted that there are a number of trees on the existing lot and six will be removed, four of
which are significant trees. He stated that Staff is recommending approval af the
subdivis�on proposal as it meets all of the requirements of the City Code.
Kluchka said it is interesting that all of the proposed new lots are exactly 80 feet in width
and questioned if modifying the property line for the neighboring driveway encroachment
issue affected the ability to get 80 feet of width. Zimmerman stated that the property line
adjustment allowed the lots to have 80 feet of width. Kluchka said he is concerned that a
lot line has been established because of the location of the driveway on the neighboring
property. Zimmerman explained a different plan the Applicant had considered which had
the frontage of the proposed new lots on the south end of the property. However, that
plan is not ideal as the south end of the property is adjacent to a park area.
Drew Dornbusch, Applicant, reiterated that his original proposal had the frontage along
the park area, but that the preference of the neighbors was to not put the front of a house
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November 24, 2014
Page 9
along the park because they consider that park area a gathering place. He referred to a
site plan of the property and stated that the existing home is 6,200 square feet with a
1,700 square foot foundation, on 1.45 acres of land. He showed photos of the existing
house and stated that the proposed new homes will reflect a decrease in overall
impervious surface and will increase the amount of green space. He stated that the
average lot size of the new lots will be more than 20,000 square feet in size and that he
will be saving 88% of the significant trees on the property.
Johnson asked if the amount of impervious surface includes the existing driveway.
Dornbusch said yes.
Segelbaum asked about issues discussed at the neighborhood meeting. Dornbusch said
that the issues discussed included traffic control, the installation of speed bumps or stop
signs, and the design of the new homes.
Segelbaum asked about the timing of the project. Dornt�usch said he wou'Id like to start
this year.
Baker stated that the site plans suggest there is a wetland'on the southeast corner of the
property, but said it is not obvious to him when he looked at`the property on an aerial
photo. Zimmerman stated that the map isn't indicating a wetland, it is referring to a rain
garden that was installed to help control run-off. Matt Pavek, Engineer for the project,
stated that the rain garden is off site and was installed during the street reconstruction.
Kluchka opened the public hearing.
Diane Richard, 217 Paisley tane, said the idea of a speed bump was brought forward at
the neighborhood meeting in order to protect children riding their bikes. She stated that
the placement of the driveway on Lot 3 is due to the location of an oak tree and she
appreciates that, buf she is concerned that the driveway might be too close to the bike
path and might cause traffic confusion with the park. She said she appreciates the trees
the applicant is keeping, 'but she'is concerned about buckthorn and would appreciate if
the developer could` remove it as part of this plan. She said she wants to know more
about the timing of the construction, and she would like to see all three homes
constructed at once. She said there are 36 homes in the Tralee neighborhood and there
are six LDK homes.so she would like to know who the builder will be. She stated that the
neighborhood park is a gathering spot and she wants assurance that the homes will
complement the park and aesthetically blend in. She said she wants to hear about the
developers obligations to carry forward with what he has agreed to. She said she is
disappointed that the applicant isn't splitting the property into two lots instead af three,
but she appreciates the applicant's sensitivity.
Jennifer Berg, 70 Brunswick Avenue North, said she was concerned about building her
home to look timeless and not building a "McMansion." She said the City is delusional
about how water moves around this city and stated that these new homes will have
irrigation systems that will have a huge impact on the water, sewer and street. She said
the City is also delusional about tree preservation. She said she was required to raise
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November 24, 2014
Page 10
her home a foot, an elm tree had to be removed, and she only had to replace two trees.
She added that she would have replaced more trees but there are ugly power lines in her
yard so she can't. She said she called the City and begged for a plow and a street
sweeper and she spent $15,000 in permits that were worthless because she now has to
spend thousands of dollars on code violations that were missed during inspections and
she wasn't protected by the City. She said parking is a major menace and the City does
nothing about it. She said that the developer hasn't mentioned if the proposed homes will
be lookouts or walkouts because that will make a difference in how the water flows. She
said LDK is making Golden Valley look like Maple Grove. She said this area is extremely
special and rare and there are plenty of other areas to build tract homes. She said
nobody wants to look at tract homes, they want something beautiful that will stand the
test of time and make Golden Valley special. She said they want something better and
they deserve something better.
Shauna Crowe, 55 Brunswick Avenue North, asked how many homes can be
constructed simultaneously because there are 10 in their area of 36 homes. She said
she agrees that speed bumps would help with the traffic.
Chris Gaspard, 6125 Wynnwood Road, said the City just approved a proposal to put 27
homes on a really small lot so this proposal is good compared to that. He said this
proposal looks like it is being done right with beautifu,l homes and large sized lots and the
neighbors should be happy with the renewed interest in th'eir neighborhood.
Seeing and hearing no one else wishing to comment, Kluchka closed the public hearing.
Kluchka referred to the question regarding construction limits in a neighborhood and said
that is an interesting idea worth consideration. Zimmerman agreed it is worth
consideration, but said it would be hard to administer and to decide who would get a
building permit and who wou'Idn't.
Kluchka asked if the impact of irrigation systems is relevant. Zimmerman said he didn't
know, but he would check with the City Engineer. Waldhauser stated that new irrigation
systems have to be based on rain fall and moisture in the ground. She added that there
needs to be more education of homeowners.
Kluchka asked if the developer has an obligation to build anything, or if there is only a
timeline associated with a building permit. Zimmerman stated that developers aren't
required to build anything by a certain time.
Kluchka asked if the building envelope on the lot adjacent to the park was required to be
moved further to the north. Dornbusch said placing the house further away from park
was preferable by the neighbors sa that the rain garden and park area wouldn't act like
the home's front yard. Waldhauser questioned how the home placement would be
enforced if a future property owner wants to build in a different location, but still within the
allowed buildable area.
Minutes of the Golden Valley Planning Commission
November 24, 2014
Page 11
Kluchka asked if there has been an agreement regarding the style or design of the
homes. Segelbaum asked about the developer's obligations regarding style or design.
Zimmerman stated that the subdivision process considers lot size, lot width, setbacks,
etc. but not style or design.
Kluchka asked about the traffic controls mentioned by the neighbors. Zimmerman said
he would talk to the City Engineer about the traffic control concerns.
Kluchka referred to the neighbor's suggestion that buckthorn be removed from the
property and said he doesn't think developers are obligated to remove buckthorn.
Johnson asked what other cities do in regard to construction management issues.
Waldhauser said Edina has hired someone to make sure construction management
issues are dealt with correctly.
MOVED by Blum, seconded by Johnson and motion carried unanimously to recommend
approval of the Paisley Fields Minor Subdivision subject to the folJowing findings and
conditions:
Findinqs:
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 de#ermine if a title review is necessary prior to approval of the
Final Plat.
2. A park dedicatior� fee of$2,146.67 shall be paid before Final Plat approval.
3. The City Engineer's memorandum, dated November 19, 2014, shall become part of
this approvaL
4. All applicable`City permits shall be obtained prior to the development of the new lots.
6. Informal Public Hearing — Preliminary PUD Plan — Central Park West—
Southwest Quadrant of I-394 and Highway 100 — PU-121
Applicant: DLC Residential, LLC
Address: Southwest Quadrant of I-394 and Highway 100
Purpose: To allow two six-story multiple family residential buildings, a six-story
hotel, two 11-story office buildings, a parking ramp and a linear park
in both St. Louis Park and Golden Valley.
Goellner explained the applicant's proposal to develop in both St. Louis Park and Golden
Valley, two 6-story residential buildings, two 11-story office buildings, one 6-story hotel,
Minutes of the Golden Valley Planning Commission
November 24, 2014
Page 12
one 7-story parking ramp, and a public park that would be privately owned and
maintained. She stated that the properties located in Golden Valley are zoned Business
and Professional Offices and guided for office use. She explained that this is the same
site as the 2009 Towers at West End proposal for 4 office buildings and a parking ramp
which received preliminary approval, but was never built. She showed the
Commissioners several renderings of the proposed site and explained where the park
and the phase one residential portion of the proposal would be located. She explained
that generally, traffic circulates around the site on the soon to be reconstructed Utica
Avenue South and the Wayzata Boulevard frontage road.
Goellner referred to the residential buildings and stated that they will both be six stories
in height with 550 to 1,500 square foot units that will rent for $1,Q00 to $2,$00 per month.
The phase 1 residential building will have approximately 200 units and 299 park�ng
spaces and the phase 2 building will have approximately 164 units and 252 parking
spaces.
Goellner referred to the proposed hotel and explained that`it will`be a limited services
hotel which means there won't be a restaurant or a pooL It will have approximately 150
rooms in a six story building with 93 parking spaces. She stated that the hotel use is
required to have 1.5 spaces per room so it doesn't meet the number of required spaces.
She added that staff has been talking with the'Applicant regarding additional parking.
Goellner referred to the proposed office buildings and the parking ramp and explained
that there will two, 11 story buildings totaling approximately 700,000 square feet with 100
parking spaces. The parking ramp will have 2,534 spaces.
Zimmerman stated that because this proposal crosses city boundaries there will be a
Joint Powers Agreement between the two cities that will address issues such as
inspections, permitting, emergency response, assessing, utilities, addressing, etc. He
stated that there was a Joint Powers Agreement that was drafted for the previous
proposal by Duke that will be revisited as a part of this proposal. He discussed the traffic
impacts and reviewed the Alternative Urban Area-wide Review (AUAR) completed in
2007 and updated in2013 and 2014. He stated that additional review is underway
regarding traffic impacts on the neighborhood to the east of Highway 100 and that the
previous project had catled for the some improvements to the Quentin/Wayzata
Boulevard intersection to help regulate the flow of traffic potentially coming from this
praject and some traffic calming along Wayzata Boulevard. At that point it was asked
that the develvper pay for those improvements. He stated that the preliminary review of
the updated AUAR indicated the traffic impacts will be less given the mix of the uses in
this current proposal.
Zimmerman referred to the stormwater and impervious surface an the site and stated
that this proposal is located in the Minnehaha Creek Watershed and as phased
development occurs, individual properties within Golden Valley will be required to obtain
Stormwater Management permits from the City.
Minutes of the Golden Valley Planning Commission
November 24, 2014
Page 13
Zimmerman referred to the parking on the properties and stated that 3,597.5 spaces are
required and that that applicant is proposing 3,278 parking spaces, a difference of 319.5
spaces. He added that applicant has agreed to provide bicycle parking spaces as well.
Zimmerman discussed the landscaping plan and stated that the applicant is proposing to
remove approximately 36 trees and to plant 245 new trees and 19,742 square feet of
shrubs and perennials.
Zimmerman stated that the Applicant is proposing 79% overall impervious surface and
that PUDs of this type are allowed up to 90% impervious surface. He added that there
will also be underground stormwater storage as a part of this proposal as well.
Zimmerman referred a site plan and discussed the access and circulation. He stated that
the woonerf, which is the shared parking area for the residential buildings, also provides
a service for the hotel. He stated that staff has also asked the developer to have one
garbage hauler. He referred to the two access points for the hotel and stated that the
Applicant has agreed to shift one access further north away from the Lifac Drive
intersection.
Kluchka referred to the site plan and asked if the hotel access could be limited to
business use only. Zimmerman stated that the idea it to make that area difficult for cut-
through traffic. Cera questioned if the cpnnection service access is needed.
Kluchka said he has seen renderings of the'proposal that show public art being installed.
He questioned if that is a PUD requirement. Zimmerman said that St. Louis Park requires
public art.
Johnson questioned how voting would be handled. Goellner said there will probably be a
St. Louis Park address assigned to each of the residential buildings since that is where
the front doors will be located.
Blum questioned how the tax benefits would be handled between the two cities. Goellner
said the value of the residential phase 1, lot 1 would be split into a percentage between
the two cities.
Segelbaum said'the parking seems limited and asked how St. Louis Park responded.
Goellner stated that the proposal meets St. Louis Park's requirements which are less
strin�ent than Golden Valley's.
Segelbaum asked what issues are being reviewed at a later date. Zimmerman stated
that the woonerf area, the resolution of the hotel access point would need to be resolved
before the Final PUD Plans are submitted. The offices, and the parking ramps will be
developed in phase 2 and will probably require a PUD amendment. He added that the
traffic flow to the east and the traffic on Wayzata Boulevard are still being reviewed and
there will be more elevations along with building materials reviewed in the future.
Goellner stated that Staff has also asked the Applicant for a lighting plan and for more
detailed plans regarding the sidewalk connections.
Minutes of the Golden Valley Planning Commission
November 24, 2014
Page 14
Baker asked if the parking is phased to meet the needs of construction. Goellner said for
the hotel, yes.
Blum referred to the easement along the linear park and asked if it completely bisects
the site. Zimmerman said there will be sidewalk connections all the way through the
park. Blum asked how the intersecting pathways for pedestrians and bicyclists would
work. Goellner said the sidewalk layout would change.
Blum questioned where snow would be stored. Goellner said the snow coubd stay on site
until the office buildings are constructed, after that it would have to be removed off site.
Kluchka suggested making that a condition of approval. Blum questioned how much
snow fram the current West End development ends up in this location.
Johnson asked if people will be looking at blacktop until phases 2 and 3 are built.
Zimmerman stated that the park is included in phase 1.
Johnson said this proposal will have a big impact for little revenue. He asked about the
trade-aff for the increase in traffic congestion. Baker asked if improvements could be
made ta Wayzata Boulevard. Zimmerman stated that the traffic engineers are reviewing
the plans to determine what improvements are necessary. Baker asked if the Joint
Powers Agreement could include sharing the tax benefits if there is a disproportionate
impact on Golden Valley.
David Graham, ESG Architects, said th'is propasal completes the extension of the Shops
at West End. He stated that this proposal lowers.the density of office space from Duke's
previous proposal of 1.1 million square feet to 700,000 square feet. He discussed the
park, the sidewalks, the hotel access points, and the bicycle and pedestrian traffic. He
stated that this proposal is alsa much more green and permeable and provides a well-
connected parking ramp. He stated that it made sense to locate the parking ramp, rather
than the residential use, against the freeway. He said he would like to have green
screens on buildings to make'them look like "living buildings.° He stated that the units in
the residential buildings will be luxury rental condominiums and aside from the 3%
affordable units, wiil cost $1,000 to $2,500 per month. Forty percent of the units will have
2 or 3 bedrooms to att'ract a wide variety of users. He stated that another key element in
this project is the re-building of Utica. He showed several renderings and stated that the
vision is to create a beautiful tree lined environment with residential that wraps around
the parking to make it less of a suburban place and more of an integrated, pedestrian,
mixed use environment.
Segelbaum stated that there was a different design shown at the neighborhood meeting
and asked about the reconfiguration to this current design. Graham stated that they did
consider flipping the office and residential buildings, but it made more sense to create a
village effect and they didn't want to have parking on the corner, they wanted that to be
more of an office campus.
Blum asked about the fa�ade of the parking structure. Graham said the parking structure
will be cast concrete with scrim walls and green screening to be more artful where
Minutes of the Golden Valley Planning Commission
November 24, 2014
Page 15
pedestrians will see it. Kluchka said he wants to make sure that the parking ramp doesn't
look like the back of the house. He asked if the intent is to make the entire structure have
some visual interest. Graham said yes. He added that they will probably focus the green
walls on the west facing sides and use other strategies on the side facing the freeway.
Kluchka reiterated that he wants that side to matter too.
Blum referred to the site plan and asked about the small area shown between Lilac Dr.
and Highway 100. Graham said that is a retaining wall and there will also be some
landscaping done in that area.
Luke Payne, Kimley-Horn and Associates, Civil Engineer representing DLC Residential,
discussed the access points. He referred to a site plan and noted that there is an existing
curb cut on Wayzata and the intent of that access point is to serve as a hotel exit and a
service entrance. He said there will be underground parking, but through traffic will be
discouraged.
Baker asked how people would walk from the parking ramp to the hotel. Payne stated
that there would most likely be a valet parking service.' Kluchka said he doesn't
understand how a valet would work in a low-service type of hotel. Payne said using the
parking ramp is not their desirable solution as it relates to the parking shortage, it is just
one option. He said that Golden Valley's parking requirement of 1.5 parking spaces per
hotel room is high, one parking space per room is more typical. Waldhauser stated that
there could be a street level corridor throu�h the residential building.
Segelbaum added that the goal as far as traffic flow is to stay away from the developed
West End area and to channel traffic onto Utica and around onto Wayzata Boulevard.
Payne said yes, Utica has been designed as the primary access point for this entire
segment of the development. He discussed some of the mitigation factors mentioned in
the AUAR and explained that the original AUAR assumed 1.1 million square feet of office
space which is the biggest trip'generator, and that this proposal is for less than that.
Cera stated that the concern of the residents to the east is with traffic going through their
neighborhood. He asked if there is any agreement regarding traffic calming along
Wayzata Boulevard and the Highway 100 frontage road and what the applicant's
thoughts are about paying for traffic calming measures. Payne said they will continue to
work with staff and that they will be responsible for the improvements necessary to make
this development function properly. He stated that the traffic issues and improvements
brought up in the original AUAR may or may not be necessary in this development as
they were in Duke's previous proposal. Cera stated that traffic is difficult in the area now,
and that he would really like the Applicant to seriously consider additional traffic calming
measures. Baker added that that piece of Wayzata Boulevard needs to be redesigned to
accommodate bike traffic.
Kluchka asked what type of hotel could be in this proposal. Graham said that the hotel
will be a high quality, low-service hotel such as a Radisson Red for example.
Minutes of the Golden Valley Planning Commission
November 24, 2014
Page 16
Kluchka asked if the office space will be multi-tenant or single use. Graham said it could
go either way.
Cera asked about the timing and the phasing schedule. Graham stated that they would
like to break ground on the phase 1 residential building in spring/summer of 2015,
following right away with phase 2. Richard Kauffman, DLC Residential, added that the
hotel construction could overlap with the phase 1 or 2 residential and that there has been
strong interest in the office proposal which could begin as early as fall of 2015, or more
likely 2016.
Kluchka said a lot of design work has gone into the residential portion of the proposal
and asked if it would be fair to say that the hotel and office plans are more conceptual at
this point. Graham said they are conceptual plans, but they represent the general'
direction they are going with high quality, contemporary materials. Segelbaum
questioned if the design of the office buildings could change if a single user wants a
different design. Graham said the design could possibly change, but it would still be
made of high quality materials.
Kluchka opened the public hearing.
Margaret Macneale, 4530 Douglas Avenue, said she and her husband became aware of
this proposal through an article in the newspaper and that surprised them because the
last time there was a proposal for this site the South Tyrol and Kennedy neighborhoods
received several meeting notices. She said there is a great deal about DLCs plans that
she likes and parts of the plans are superior to previous proposals, but her concern is
traffic. She said east bound traffic on the frontage road stacks up during the evening rush
hour. She said the traffic is not coming home to her neighborhood they are just trying to
avoid I-394. She said the neighborhood's input in 2007 and 2008 helped identify several
traffic calming strategies including a 3-way stop at Quentin and the frontage road and the
narrowing of the frontage road as it passes Natchez and Fairlawn. She said she knows
the AUAR has been updated and it states that the lower density proposal may make
some of the traffic improvements unnecessary. She said if more of her neighbors had an
opportunity to know`about this proposal and had opportunity for input she is confident
that they would all want to keep every possible traffic calming strategy identified and
more. She said she likes this proposal, she just wants to be sure it is a win-win for
everybody. She said she fears this is flying through the process without any input from
their neighborhood.
Robert Lazear, 1519 Natchez Avenue South, said this is phase 2 to the whole West End
project. He said there has been no attempt at communication and people haven't had a
lot of time to study the proposal. He said the reduced office density is appreciated, but it
is a real "rocket docket" to say they are going to build in the spring and he thinks it needs
to slow down. He asked if there has been an independent traffic study done showing the
impact of the current West End site because an intelligent decision can't be made
without that information. He said they only have two ways out of their neighborhood and
people come around the curves at 50 miles per hour. He said he likes the straight line
park idea, but he thinks the parking ramp is mammoth, and he is going to be looking at
Minutes of the Golden Valley Planning Commission
November 24, 2014
Page 17
and ugly ramp looming over the highway. He said pulling onto Wayzata Boulevard is
tough now and emergency vehicles and accidents need to be considered as well.
Dan Steinberg, 1033 Sumter Avenue South, said he was the chairman of the Cedarhurst
neighborhood when the original proposal from Duke was considered. He said he is
concerned he had to read about this proposal in the newspaper. He said we should be
getting revenue into this area and should be looking at other needs such as a data
center underneath the parking lot. He said one of the reasons the project collapsed last
time is because of the sewer system and that the Environmental Commission should be
addressing the watershed issues. He asked that this proposal be tabled to study the
notes from the last proposaL '
Gary Cohen, 4530 Douglas Avenue, said he is concerned about the voting issue and it
will make life really hard if people live in one city and vote in another. He said he read
about this proposal in the Star Tribune and that this is a better proposal than the Duke
proposal, but he is extremely frustrated to have learned about this fram the newspaper.
He said the 500 foot notification area is not sufficient and he has seen fittle or no
commentary from the neighborhood. He said it would be simple to have a meeting
scheduled with the neighborhood and he would be happy to help facilitate. He said the
Planning Commission needs to discuss traffic calrning and it is very important to him. He
urged the Planning Commission to slow down and the City to do a better job of
communicating because this could be a win-win for everyone if they all have a
discussian.
Chris Gaspard, 6125 Wynnwood Road, said 3/5 of the project is in St. Louis Park and
2/5 is in Golden Valley. He questioned'why Golden Valley doesn't get 2/5 of the tax
revenue of the entire site. He said we need to share everything or not because there is
not much in this for Golden Valley. He said he thinks this is the most valuable land in the
City and we are giving everything away for a parking ramp. He said this is a bad time of
year with the holidays to be going;through this process. He proposed a development
called Diamond in the Valley with more residential units because this area needs more
density. He questioned what is'in this proposal for Golden Valley.
Donna Huber, 1420 Alpine Pass, said she wants to emphasize the need for a traffic
study, especia9ly this time of year. She said snow removal in the morning is horrible,
there are ice slicks on the frontage road, and she is concerned about additional traffic.
Daon Karpan, 1400 Natchez Avenue South, said she wants to reinforce the need to do a
traffic study. She said she wants the neighborhood voices heard. She said they need
access and they need safety.
Lori Komoto, 1505 Natchez Avenue South, said her main concern is traffic. She said she
had to fight with the school district to get a bus stop removed from Wayzata Boulevard
because of the high traffic flow in the morning. She said she feels the area is already at
capacity and it is quite dangerous with the speed and the icy roads.
Seeing and hearing no one else wishing to comment, Kluchka closed the public hearing.
Minutes of the Golden Valley Planning Commission
November 24, 2014
Page 18
Kluchka asked if a neighborhood meeting can be scheduled. Zimmerman said another
neighborhood meeting can be held. He explained that hearing notices were sent to
property owners within 500 feet of the subject properties, but that distance could be
increased. Segelbaum said they need to discuss how far to expand that distance and if
doing that would set a precedent going forward. Cera said he thinks the developer can
hold a neighborhood meeting that includes all of South Tyrol. Baker said he thinks this
kind of project is a category of its own and calls for a larger area to be notified. He added
that it is the traffic issue that begs the need for a neighborhood meeting. Kluchka said he
takes the idea of a pause seriously. He questioned the need for a neighborhood meeting
and what type of conditions to put in their recommendation.
Segelbaum asked about the status of the traffic study. Zimmerman 'stated that an AUAR
was done in 2007, was updated in 2013 still using the information from the previous
proposal, and was updated again for this proposal in 2014. Baker questioned to what
extent the study focused on Wayzata Boulevard. Waldhauser stafed that the'traffic
study should start from a new baseline. Kluchka said there is a re-study situation, and a
winter situation that he would like to hear more about.
John Crawford, Kimley Horn, explained that the 2007 study projected future background
traffic and added in to that traffic the site generated which included the 1 million square
feet of office space originally proposed. In 2'013 the'plan was updated for the reduced
use of the site and the trip generation for the site was compared to the original AUAR
and showed that the trip generation was less than what was originally planned. Now in
2014 this new plan has less traffic t'han what was in the original plan except in the
morning there are more people leaving the site:because of the residential use. There
has not been a new traffic study since 2007 because it predicted what would happen
under this development scenario. Baker said there is a new baseline now that should be
taken into consideration because there has been development that wasn't predicted in
2007. Crawford said the study did predict future baseline traffic growth. Segelbaum said
he thinks they need a presentation on the traffic study to determine if it is adequate for
today's proposal. Baker stated that he would also like to see if there was any
consideration for bicycle and pedestrian traffic in the study as well. Kluchka agreed that
whatever was predicted'in 2007 is not adequate today. Johnson said he left the
neighborhood meeting wit'h the understanding that the traffic in the area was at a level
D, all the changes that were going to be made have been made, and there was a
contingency'to do something if traffic got worse, but a D is not an F. Segelbaum said he
was at the same meeting and that there were some positive things about this plan, but
he doesn't feel they've addressed the issues along Wayzata Boulevard. Waldhauser
stated that the traffic issues along Wayzata Boulevard aren't necessarily caused by this
development, but this proposal could make it worse.
Kluchka stated that they need to see some better elevations of the parking ramp.
Specifically, what the neighbors will see. Segelbaum said he doesn't know how the
applicant will be able to provide that considering the developer will be selling it and
letting sameane else develop that portion.
Kluchka asked if the water and sewer work has been done. Zimmerman stated that the
last part of that work will be done in the spring.
Minutes of the Golden Valley Planning Commission
November 24, 2014
Page 19
Kluchka said he would like conditions added regarding a snow removal plan, and a
design review process.
Baker said they need to encourage a different revenue plan and suggested Golden
Valley share the TIF revenue. Goellner said the two cities have been talking about cost
and revenue sharing.
Cera said he thinks the underground parking can be expanded. He said he likes the
proposal and thinks it is a vast improvement over the previous proposal, but there are a
lot of unanswered questions. He questioned if the proposal should be tabled or'if the
outstanding issues can be addressed during the Final PUD Plan process. Zimmerman
said it seems that the majority of the concerns are the off-site concerns about traffic
which are separate from the site concerns. Baker said he is not ready to move forward.
He said he likes the proposal but he doesn't have enough information. Segelbaum
agreed that he would like to see additional information, but he wants the proposal to
proceed. He suggested adding conditions to allow the proposal to move forward, but still
be able preserve their ability to review these issues.
Waldhauser said she is wondering if more of the site could be residential. Baker said
the market will drive that. Cera stated that they could vote on this Preliminary Plan with
some added conditions and ask the Applicant to corne back'for an interim meeting. He
reiterated that he thinks the proposal is good and he doesn't know if they should table it.
Segelbaum asked about the impacts to the schedule if the proposal is tabled.
Zimmerman stated that Staff has worked with St. Louis Park to try and align meetings
sa one city doesn't get too far ahead of the other. Goellner added that the cities also
need time to put together the Joint Powers Agreement. Kauffman stated there are some
details in the nature of the deal with Duke that requires them to move forward. He stated
the previous Duke Preliminary PUD Plan proposal was approved with the same
information. He added that he doesn't want to overlook the traffic concerns, but it is
important to them to get a positive recommendation at this meeting. Cera said one thing
that would help is if DLC would commit to a traffic calming discussion and agree to what
Duke had previousJy agreed to do. Waldhauser said this proposal may have different
needs. She suggested that the Commission recommend approval contingent on a plan
that demonstrates'no increase in traffic in the South Tyrol area. That way they would
allow the proposal to move forward while that issue gets worked on. Baker said he
would like to know whether a new traffic study is needed. If it is not needed, then this
proposal can move ahead, but he is leaning toward tabling the proposal at this point.
Kluchka reviewed the items he sees as potential conditions including: a snow storage
plan, an updated traffic design plan, a completed neighborhood meeting, a design
review for all elements, a hotel parking plan, and limiting, or not allowing any impact to
the South Tyrol area.
Cera asked that condition number 14 in the staff report regarding the traffic plan be
changed to state that the owner shall, instead of may, submit an updated traffic plan.
Minutes of the Golden Valley Planning Commission
November 24, 2014
Page 20
Segelbaum suggested adding a condition number 19 stating that there shall be a
neighborhood meeting, with an expanded hearing notice area, after an updated traffic
study is provided, prior to the Final PUD proposal.
Kluchka suggested adding a condition number 20 stating that the final design of all the
elements shall be reviewed by the City prior to Final Plan approval.
Cera stated that condition number 12 should be modified to state that the plans shall,
instead of could, require additional underground parking. Waldhauser said she doesn"t
think condition number 12 needs to change because an increase in parking doesn't
have to occur underground, there just needs to be additional parking. The
Commissianers agreed.
Segelbaum questioned if they should state that the issues they've heard about have to
be addressed. Cera said there should be options to alleviate the neighbors' concerns.
Segelbaum said there should be language added regarding traffic mitigation steps.
Baker said there should be bicycle and pedestrian language added to the traffic
mitigation steps as well. Kluchka suggested that condition 14 should be amended to
include neighborhood traffic including bicycle and pedestrian traffic. Baker said this is
with the understanding that the Planning Commission won't hear this proposal again
until the Final PUD plan process.
MOVED by Kluchka, seconded by Cera and motion carried unanimously to recommend
approval of the Central Park West Preliminary PUD Plan subject to the following
findings and conditions:
Findinqs
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.
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 other PUD ordinance
provisions.
Conditions:
1. The plans prepared by DLC Residential, LLC, submitted with the application on
October 20, 2014, shall become a part of this approval.
Minutes of the Golden Valley Planning Commission
November 24, 2014
Page 21
2. The recommendations and requirements outlined in the memo from the
Engineering Division to Jason Zimmerman, Planning Manager, dated November
17, 2014, shall become a part of this approval.
3. The recommendations and requirements outlined in the memo from the Fire
Department to Jason Zimmerman, Planning Manager, dated November 17, 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. A park dedication fee of$70,568 (2% of the estimated land value) shall be paid
prior to approval of the Final Plat.
6. The Final Plat shall include "P.U.D. No. 121" in its title.
7. This approval is subject to all other state, federal, and local ordina'nces,
regulations, or laws with authority over this development.
8. The Final PUD plan submittal shall include continuous pedestrian connections
between the hotel and parking ramp as well as around the north and easf sides of
the residential phase 1 building.
9. The developer shall submit a plan before the City council meeting that shows the
private driveway access point shifted north on Wayzata Baulevard, as discussed in
the memo from the Engineering Division to Jason Zimmerrnan, Planning Manager,
dated November 17, 2014.
10. The Developer shall address concerns and comments from the Fire Department
regarding fire hydrant locations, fire truck access on Lilac Drive, and fire
suppression water sources and reflect changes in the final PUD submittal.
11. The City of St. Louis Park approves that portion of the preliminary planned unit
development within its jurisdict'ion
12. Prior to City Council preliminary review, the Developer shall present strategies to
meet parking requirements for the Lot 3 hotel use, which could include additional
underground hotel parking and/or a shared parking agreement with the nearby
parking ramp.
13. The Final PUD plan submittal shall include bicycle parking counts and locations.
14. The property owners of any parcel in the Central Park West PUD shall follaw the
travel demand manageme,nt plans approved for the West End Redevelopment,
which will serve to reduce traffic congestion. The owner shall be required to update
the plan or submit a new plan to the Golden Valley and St. Louis Park I-394 Joint
Task Force prior to Final PUD approval. The Plan shall also include bicycle and
pedestrian traffic data.
15. The Developer shall enter into an agreement with the City of Golden Valley for
public use of the park outlot.
16. The Final PUD plan submitted shall include a detailed Lighting Plan in accordance
with the City's Outdoor Lighting requirements (Section 11.73).
17. The Applicant shall submit a snow storage plan.
18. A neighborhood meeting with the developer shall be held after an updated traffic
study has been completed, but before Final PUD Plan review. The notification area
for this meeting shall be expanded to include the entire South Tyrol area.
19. A final design plan shall be reviewed by the City prior to Final Plan approval.
--Short Recess--
Minutes of the Galden Valley Planning Commission
November 24, 2014
Page 22
7. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
Kluchka stated that the Community Center Task Force is going to get together to do a
dry run of the presentation they are going to give to the City Council at the December 9
Council/Manager meeting.
Baker gave an update on the recent Bottineau open house. He said there was a large
turnout with an enormous amount of unhappiness about not being notified. Zimmerman
stated that Staff is working with the County an ways to better communicate.
Segelbaum stated that the Board of Zoning Appeals needs a Planning Commission
representative to attend their November 25 meeting. Kluchka said he could attend.
8, Other Business
• Council Liaison Report '
No report was given.
9. Adjournment ' ' '
The meeting was adjourned at 11:47 pm.
Charles D. Segelbaum, Secretary Lisa Wittman, Administrative Assistant
Regular Meeting of the
Golden Valley Planning Commission
December 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,
December 8, 2014. Chair Kluchka called the meeting to order at 7 pm.
Those present were Planning Cammissioners Baker, Blum, Cera, Johnson, Kluchka, and
Waldhauser. Also present was Planning Manager Jason Zimmerman, Associate
Planner/Grant Writer Emily Goellner, and Administrative Assistant �isa Wittman.
Commissioner Segelbaum was absent.
1. Informal Public Hearing — Conditional Use Permit— �05 Dec�tur�4ve N — Our
World Shops, Inc. — CU-138
Applicant: Our World Shops
Address: 905 Decatur Avenue North
Purpose: To allow accessory retail services and/or sales incidental to a
permitted use in the Industrial zoning district.
Zimmerman reviewed the applicant's request for a Conditional Use Permit to allow
accessory retail sales incidental tQ a permitted use at 905 Decatur Ave. N. The majority
of the space would be used for warehouse and office use. He explained that up to 10%
of a building's entire footprint can be used for accessory retail sales in the Light
Industrial and Industrial zoning di�#ricts and that the Applicant is propasing to have
3,000 to 3,750 square feet (3% to 4%) of retail outlet space in the 101,100 square foot
building. He stated that the prvperty has approximately 130 parking spaces and that the
applicant expects 10 to°Z'0 �ars'to;visit per day. He stated that the staff is
recommending approval af th[s Conditional Use Permit proposal.
Kluchka asked how rnany types of similar Conditional Use Permit requests the City has
seen. Zimmerman stated that are a few similar Conditional Use Permits.
Baker said he knows of a wholesale use nearby and asked if this is the same type of
use. Zimmerman stated that wholesale and showroom uses have different
requirements. The majority of the use in this case is warehouse and office space with
the retail sales being incidental.
Baker asked what types of products will be sold. Zimmerman said home goods.
Blum asked when Conditional Use Permits expire. Zimmerman said Cqnditional Use
Permits don't expire unless the business leaves, or there is a significant change in the
use. Waldhauser asked what happens to the Conditional Use Permit if there is a new
owner af the business. Zimmerman said a Conditional Use Permit amendment would be
required.
Minutes of the Golden Valley Planning Commission
December 8, 2014
Page 2
Ben Horn, Applicant, stated that he operates six e-commerce sites that sell products
from Finland, shower curtains, umbrellas, and glass collectibles. He stated that the web
portion of his business accounts for approximately 91% of the revenue and the retail
outlet accounts for approximately 9% of the revenue. He said he wouldn't have a retail
store, except for some of the brands require him to have a physical presence.
Johnson asked the Applicant why he chose Golden Valley. Horn stated that he couldn't
find a space in Minneapolis that met his needs because he requires a dock and retail
space but can't afford a retail building.
Blum asked the Applicant how many jobs his business will provide. Horn said they have
12 full time employees and 8 to 10 part time employees depending on the time of year.
Blum asked if he expects a high volume of customers. Horn st�ted it is really a
destination shop and people won't be stopping by. He added that last year the retail
sales averaged $760 per day, so it is not a high volume store.
Baker asked the Applicant if he will have any signage. Horn said yes, and stated that
the signage will be consistent with what the City aClows.
Kluchka opened the public hearing. Seeing and hearing no one wishing to comment,
Kluchka closed the public hearing.
Waldhauser said the proposed use seems like a reasonable fit with the area and she is
in favor of recommending approvaL 'Blum agreed and stated that there would be a
minimal effect on traffic.
MOVED by Johnson, seconded by Blum and motion carried unanimausly to recommend
approval of Conditional Use Perrnit at 905 Decatur Avenue North to allow accessory
retail services and/or sales incidental to a permitted use in the Industrial zoning district
subject to the following findings and conditions.
Findinqs
1. The applicant ha� demonstrated need for the use.
2. The,proposai is consistent with the City's Comprehensive Plan.
3. There will not be a negative effect on property values in the area.
4. The traffic generated from the proposed use will not conflict with current traffic in the
area.
5. The density or population in the area will not increase due to the proposed use.
6. There will `not be an increase in noise by the proposed use.
7. The proposed use will not create dust, odor or excessive vibration.
8. The proposed use will not attract animal pests.
9. The proposed use will not significantly alter the visual appearance of the existing
building.
10. No other negative effects of the proposed use are anticipated.
Minutes of the Golden Valley Planning Commission
December 8, 2014
Page 3
Conditions
1. The plans by submitted by the Applicant on November 7, 2014, shall become a part
of this approval.
2. The recommendations and requirements outlined in the memo from Fire Chief John
Crelly to Jason Zimmerman, Planning Manager, dated November 26, 2014, shall
become part of this approval.
3. All signage must meet the requirements of the City's Sign Code (Section 4.20).
4. This approval is subject to all other state, federal, and local ordinances, regulations,
or laws with authority over this development.
2. Informal Public Hearing — Preliminary PUD Plan — Struther's:Parkinson's
Center— 6701 Country Club Drive — PU-39, Amendment#4
Applicant: Park Nicollet
Address: 6701 Country Club Drive
Purpose: To allow a building addition approximately 2,700 square feet in
size and the construction of �n outdoor memory care walk/garden.
Goellner referred to a site plan of the prop�rty��d explained the applicant's request
to amend their existing PUD permit to �Il�w for � bui�ding addition and the
construction of an outdoor movemenUtherapy garden, She stated that the proposed
addition would be approximately 2;700 square feet in size and would be used as a
gathering space and for expand�d education, rehabilitation and training capabilities.
She added that the Applicant is also proposing to create an indoor/outdoor movement
therapy garden with enhanced landscaping and artwork.
Goellner discussed the proposed parking on the site and stated that there are
currently 181 parking spaces plus 24 proof of parking spaces at 6681 Country Club
Drive. She stated that the City Code requires 158 parking spaces far clinic and office
uses. After the parking �rea is'reduced to allow for the new landscaping, there will be
160 parking spaces within the PUD which includes the property at 6681 Country Club
Drive. She ad'ded that#here will be a shared parking agreement and an access
easement befiween the two property owners.
Gaellner stated that' staff is recommending approval of the Preliminary PUD
amendment plan subject to the findings and conditions recommended by Staff.
Kluchka asked what "proof of parking" means. Goellner stated that it means there is
space for parking available, but it is not constructed unless and until it is needed.
Kluchka asked if the canopy referred to in the Fire Chief's staff report was for
Struthers Parkinson's Center or for the office next door. Goellner stated that both
buildings have a canopy.
Minutes of the Golden Valley Planning Commission
December 8, 2014
Page 4
Johnson asked for clarification that the parking will stay as is, and that no new parking
spaces will be required. Goellner said yes, the proposal meets the parking
requirements and that the proof of parking is not needed.
Blum stated that there was a reciprocal shared parking agreement with the property
next door that expired last year and asked if the City thinks the agreement is still
needed. Goellner said yes and added that the property owners are working on
updating that agreement.
Kluchka asked if the lighting needs to be replaced. Goellner said she is 'not sure, but
thinks the Applicant can address that issue.
Rose Wichmann, Manager of the Struthers Parkinson's Center, explained tMat tk�e
proposed addition will be on the northwest side of the building and will give them more
educatian space. The west side of the building will be an interiar carridor they will use
for rehab services and the indoor/outdoor memorial garden. Sh� ref�rred to the
shared parking agreement and stated that the attorneys for the two properties have
updated it, so it will remain in place. She submitted a'letter from the attorneys
clarifying that the easement rights are perpetual. 5he stated that they have been
doing hourly parking counts to make sure they will have adequate parking. They
currently have between 32 and 57 open spaces in the parking lot, so taking 16 to 18
spaces for this project should still be enough to accommodate both businesses. Baker
asked Wichmann how long they have been doing the traffic counts. Wichmann said
they've been doing the counts for the last month or so. Baker asked if their traffic is
seasonal. Wichmann explained that Struthers parkinson's Center is first and foremost
a clinic and that traffic stays �retty mu�h the same year-round. She added that they
do educational programming corrferer�ces as well and they will still be able to
accommodate that additional parking.
Blum asked if there is ever a need for emergency medical transport. Wichmann said it
wauld be extremely rare, but if they did have an emergency they would use the 911
system.
Kluchka opened the public hearing. Hearing and seeing no one wishing to comment,
Kluchka clased the public hearing.
Baker said he thinks the parking issue needed the most attention and that it has been
discussed satisfactorily.
Waldhauser asked how far along the Applicant is with their tree preservation plan.
Goellner said the tree preservation plan will be done as part of the Final PUD process.
Waldhauser said she was surprised to see that the Applicant isn't planning for shade
trees along the building and walkway and she hopes that they will.
Kluchka said he wants a condition added that a design review will be done during the
Final PUD review proeess.
Minutes of the Golden Valley Planning Commission
December 8, 2014
Page 5
Johnson asked if the Applicant is working with the City regarding stormwater issues.
Goellner said yes.
Waldhauser noted that the condition regarding shared parking can be modified since
the City now knows that the existing parking agreement will stay in place.
MOVED by Waldhauser, seconded by Cera and motion carried unanimously
recommend approval of the Preliminary Plan for Struthers Parkinson's Center PUD
No. 39, Amendment No. 4, subject to the following findings and conditions:
Findinqs:
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 wnder conventional
provisions of the ordinance.
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 compat'rble with adjacent uses and is consistent
with the Comprehensive Plan and redevelopment,plans and goals.
5. The PUD plan is consistent with preserving and im'proving the general health, safety
and general welfare of the people af the City:
6. The PUD plan meets the PUQ Infent and Purpose provision and all other PUD ordinance
provisions.
Conditions:
1. The plans prepared by,EAPC architects and submitted with the application on
November 7, 2014, shall become a part of this approval.
2. The recommendatiQns and requirements outlined in the memo from the Fire
Department to Jason Zimmerman, Planning Manager, dated December 1, 2014,
shall become,a part'.of this approval.
3. The recommendatians and requirements outlined in the memo from the
Engineering Diwision to Jason Zimmerman, Planning Manager, dated December 1,
2014, shall become a part of this approvaL
4. A shared parking agreement shall be confirmed or enacted upon or before Final
PUD approval.
5. The Applicant shall submit a lighting plan that meets the requirements of the Gity's
Outdoor Lighting Code (Section 11.73).
6. All signage must meet the requirements of the City's Sign Code (Section 4.20).
7. This approval is subject to all other state, federal, and local ordinances,
regulations, or laws with authority over this development.
8. A final design plan shall be reviewed by the City prior to Final Plan approval.
Minutes of the Golden Valley Planning Commission
December 8, 2014
Page 6
3. Informal Public Hearing — Zoning Code Text Amendments --Amending
Sections 11.03 Definitions, 11.35 Light Industrial Zoning District, and 11.36
Industrial Zoning District—ZO00-95
Applicant: City of Golden Valley
Purpose: To consider amendments to the Zoning Code regarding Recycling
Centers.
Goellner reminded the Planning Commission that the City Council passed a moratorium
regarding recycling facilities in order to consider potential changes to the definition of
recycling centers as well as the appropriateness of recycling centers as permitted uses
within the Light Industrial and Industrial zoning districts.
Goellner stated that staff is recommending two new definitions, one for a drop-off facility
and one for a recycling facility as follows: Drop-Off Facility - A facility used'for the
callection, sorting, storage, and transfer of non-hazardous materials for reuse in their
original form or for use in manufacturing processes that do not cause the destruction of
the materials in a manner that precludes further use. Compost and yard waste are
prohibited materials and Recyclinq Facility -A facility used tc� prepare non-hazardous
material for reuse in their original form or for use in manufacturing processes that do not
cause the destruction of the materials ir� a manner that precludes further use. Compost
and yard waste are prohibited materials.
Goellner stated that staff is recornmending that drop-off facilities be a conditional use in
the Light Industrial zoning district and � permitted use in the Industrial zoning district and
that recycling facilities be a conditional use in both the Light Industrial and Industrial
zoning districts. She added that staff is also recommending that outdoor storage for both
uses be prohibited, and that the distance requirements from other zoning districts remain
the same as they are currently'.'
Waldhauser suggEsted that drop-off facility be changed to recycling drop-off facility.
Waldhauser stated that the Industrial zoning district has specific requirements regarding
screening, and asked if fhey have the ability to impose screening requirements in the
Light Industrial zoning district as well. Zimmerman stated that the Light Industrial zoning
district has requirements regarding screening from the Single Family Residential zoning
district and the R-2 Residential zoning district. Goellner added the Conditional Use Permit
section of the'City Code also talks about visual screening.
Johnson asked about the costs incurred to companies that have to go through the
Conditional Use Permit process. Goellner stated that applicants would have to pay to
prepare their plans, for a survey of their property, and a $400 application fee. Kluchka
added that many of the issues reviewed during the Conditional Use Permit process can
be addressed in the applicant's narrative. Cera noted that Staff also surveyed other cities
and he doesn't think their fees would be much different than Golden Valley's.
Minutes of the Golden Valley Pianning Commission
December 8, 2014
Page 7
MOVED by Baker, seconded by Waldhauser and motion carried unanimously to
recommend approval af the Zoning Code Text Amendments to Sections 11.03
Definitions, 11.35 Light Industrial Zoning District, and 11.36 Industrial Zoning District
regarding recycling facilities. Cera stated that there are other housekeeping items being
addressed along with the recycling language.
Baker stated that the public hearing was not opened. Kluchka apologized and noted that
na one was present to comment.
--Short Recess--
4. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
Baker gave a report on the Bottineau Station Area Planning Committee meeting he
attended and stated that the group is planning to hold a neighborhaod meeting on
January 7 to address some of the concerns about the Golden Valley Road station.
Kluchka said he would like the Planning Commissior� to receive a summary or an
update sometime in February. Blum added that it would be nice to see a timeline of the
proposal to help better understand the process. Baker stated that the parking analysis
will be discussed at the next Council/Manager me�ting.
Kluchka gave a report on the Community Center Task force presentation being
presented at the next Council/Mana�er mee#ing. He stated that they are trying to
convey that the work that has been done is more than just a feasibility study, it is a long-
term plan for development.
5. Other Business
• 2015 BZA Liaison
The Commissioners decided that #hey would like to continue having a rotating schedule
for the liaison to'the Board of Zoning Appeals.
• Council Liaisan Report
Schmidgall reminded the Commissioners of the upcoming neighborhood listening
session (December 11) and the joint City Council/Planning Commission listening
session (December 15) regarding the subdivision moratorium. He said he thinks it is a
good idea to review some of things the City's done in the past regarding this issue and
welcomed the Planning Commissioners involvement.
5. Adjournment
The meeting was adjourned at 8:12 pm.
Charles D. Segelbaum, Secretary Lisa Wittman, Administrative Assistant
�:��� �� �
Planning Department
763 593 8095/763-593-8109(fax)
Date: December 22, 2014
To: Golden Valley Planning Commission
From: Jason Zimmerman, Planning Manager
Subject: Informal Public Hearing-Amend Conditional Use Permit (CUP-39) Allowing for a
Child Day-Care Facility in an I-1 Institutional Zoning District - 5501 Glenwood
Avenue - Golden Valley Lutheran Church dba Loving Shepherd Early Learning
Center, Applicant
is �.. � . ,.�� , w. �,a;���, . .. ����;� . .x �=�-a��r�W..�; .. .:����,�n���t; �
Background and Proposed Use
Golden Valley Lutheran Church dba Loving Shepherd Early Learning Center is proposing to amend
their existing Conditional Use Permit (CUP) allowing for a child day-care facility in an I-1
Institutional zoning district at 5501 Glenwood Avenue. This prope"rty is zoned I-1 Institutional and
guided for Schools and Religious Facilities use.
The subject property is bounded by Glenwood Avenue to the north with access to Turners
Crossroad/Turnpike Road to the southeast. There are multi-family uses to the west and south.
The Applicant has operated a day-care facility on the property since 1989, when the CUP was first
approved. Initially, many of the day-care operations were conducted in a stand-alone building
separate from the church. Last year the church constructed an addition, demolished the stand-
alone building, and consolidated the day-care operations.
The Department of Human Services has issued a license that allows the Applicant to provide care
up to a maximum of 105 children in the new facilities and provides a break-down of the number
of infants and toddlers, as well as preschool and school age children, to be served, The current
CUP limits the total number of children served to 50.
Previous evaluation of the use in 1989 found it to be appropriate and consistent with the policies
of the City. At this time the only significant change is an increase in the number of children
served. The Department of Human Services and the City's Fire Department have indicated that
105 children is an appropriate number to be served at this location in these facilities.
Evaluation
The findings and recommendations for a Conditional Use Permit are based upon any or all of the
following factors:
1. Demonstrated Need for the Proposed Use: The Golden Valley Lutheran Church has
successfully operated the existing day-care in this location since the CUP was initially
approved in 1989.
2. Consistency with the Comprehensive Plan: A child day-care use in association with a
church is consistent with the Schools and Religious Facilities designation of this property on
the General Land Use Plan Map.
3. Effect on Property Values: Staff anticipates the continuation of this use would have no
impact on the surrounding property values.
4. Effect on Traffic: 2013 Hennepin County traffic counts on this section of Glenwood Avenue
show approximately 8,500 trips per day. Staff does not anticipate any additional negative
traffic impacts to the surrounding areas based on the small number of additional trips
generated by this amended use.
5. Effect of Increases in Population and Density: The amended use may generate a minor
increase in the number of employees at the location.
6, Increase in Noise Levels: The amended use may result in a slight increase in noise as a
result of more children using the outdoor play area, but any increase is anticipated to have
minimal impact.
7. Impact of Dust, Odor, or Vibration: The amended use is not anticipated to cause an
increase in dust, odor, or vibrations.
8. Impact of Pests: The amended use is not anticipated to attract pests.
9. Visual Impact: Because the amended use has already been relocated into the new building
addition, Staff does not anticipate any negative impacts on in the visual quality of the
property.
10. Other Impacts to the City and Residents: Staff does not anticipate any other negative
effects of the amended use. Bringing the use into the church building will allow for
consolidation and increased efficiencies on the property.
Recommended Action
Staff recommends approval of amended Conditional Use Permit 39 allowing for a child day-care
facility in an I-1 Institutional Zaning District at 5501 Glenwood Avenue. The approval of a
Conditional Use Permit is subject to the following conditions:
1. The plans by submitted by the Applicant on November 21, 2014, shall become a part of this
approval.
2. The recommendations and requirements outlined in the memo from Fire Chief John Crelly
to Jason Zimmerman, Planning Manager, dated December 16, 2014, shall become part of
this approval.
3. All signage must meet the requirements of the City's Sign Code (Section 4.20).
4. 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 (2 pages)
Memo from Fire Chief John Crelly dated December 16, 2014 (1 page)
Exterior Plan (1 page)
Floor Plan (1 page�
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Golden Valley Lutheran Church
Journeying as a community in Christ...touching lives with His love
November 19, 2014
To Whom It May Concern,
Golden Vailey Lutheran Church is requesting to update and amend its current
Conditional Use permit from 1989 so that it may continue to meet the needs of
families in the area. We have taken great effort to operate a quality Christian child
care center/early learning center. We are accredited by two national organizations;
National Lutheran School Accreditation and National Association for the Education of
Young Children.
Over the past twenty five years, the number of children that we have been able to
care for has increased as we have made adjustments to the use of our physical
space to accommodate a growing need. Each incremental adjustment was
completed over many years with the annual approval by the Department of Human
Services. Our program is well regarded and continues to receive the highest ratings
from Minnesota Parent Aware. Our efforts to continue building on our success
requir�d us to evaluate the longevity of one of our buildings. After careful evaluation
and consideration, we moved forward with a city approved project that allowed us to
more effectively operate under a single roof. A current map showing our location, site
and building plan remain on file with the city of Golden Valley.
We are currently licensed by the Department of Human Services to provide care for a
maximum number of 105 children which will break down to 65 infants (ages 6 weeks
through 16 months) and toddlers (ages 16 months through 33 months) not to exceed
28 infants, and 40 preschool (33 months through 5 years) and school age children.
Our hours of operation are 7:00 AM to 6:00 PM Monday through Friday year round.
` Caring for this number of children requires us to employ a minimum of 27 staff
members which includes a director, cook and custodian. The ratio of staff to children
is 1:4 for infants, 1:7 for toddlers and 1:10 for preschoolers/school age. The staff
members of Golden Valley Lutheran Church are not included in this number. We
operate a kitchen which is licensed through Hennepin County Health Department and
provide breakfast, lunch and an afternoon snack each day. Parents continue to drop
� �:`, off and pick up each day by parking in the main parking lot and entering and exiting
the building through the main doors of the church. Within the church building we have
installed a security system which does not allow access to the seven early learning
center rooms unless you have a code to enter through the security doors. The large
investment in both physical space and human capital allows us to fulfill the mission of
our church to reach out to our community and share the gospel.
',��� 5501 Glenwood Ave. • Golden Valley • MN • 55422-5070
_ —,'�- 763.�44.2810 • www.gvlc.net
The west side of the church building we have a fenced in playground which is divided
into three separate play areas; infants, toddlers and preschoolers. This play area was
upgraded with new grading and equipment during our 2014 construction project. The
building plan shows the continued use of 3 existing rooms one which was remodeled
due to the addition being attached to the building at that location. It also shows 4 new
classrooms. The remodeled room and the new classrooms all have doors that exit
onto the playground. Our ability to provide a safe environment for our children is well
documented and the request to amend a dated city document pertaining to the
number of children that our church can serve should be approved.
We believe it is a reasonable request to remove the 50 child limit restriction from the
conditional use permit or at least update it to reflect the 105 children the Department
of Human Services has licensed our new facility to operate under. We seek to work
with the city so that we may continue to operate under newly amended terms of the
permit and continue to serve the many families that so heavily rely on our services.
Thank you. We look forward to finalizing this important detail with the city of Golden
Valley.
Sincerely,
i�����- �` "`�
���
Brenda Lovhaug Ken Mestelle
Director Building Committee Chair
�.�s��° t:�� ,s�:.
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��� � Fire Department
�s�-s��-ao7� / �s�-���-�o�s (��x}
Da#e: December 16, 2014
To: Jason Zimmerman, Planning Manager
From: John Crelly, Fire Chief
Subject: CUP—39, Amendment #1, Golden Valley Lutheran Day Care—5501 Glenwood Avenue
I have reviewed the conditional use permit information for Golden Valley Lutheran Day Care located
at 5509 Glenwood Avenue. This building was recently expanded to specifically provide space, under
one roof to accommodate both the Church's and Daycare Center needs. The building is classified as
a Group "A-3", B (as Accessory per Minnesota State Building Code (SBC) section 508.3.3), E (per
SBC section 308.5.2) occupancy, The proposed use of this tenant space as a licensed day care to
accommodate a maximum number of 105 children (GVLC letter dated November 19, 2014) is
consistent with the occupancy requirements of the Minnesota State Fire Code. Also, the applicant is
obligated to comply with the Department af Human Services to maintain a compliant balance of
infants, toddlers and prekindergarten age children.
The proposed limit of 105 children is acceptable.
If you have any questions, please contact me at 763-593-8065, or my e-mail address,
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IW F � I REGISTRATIONNUMBEF: 24392
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°� I I � I I — . DATE: 25 SEPIEMBER 2013
/ \ DEMOLRION PLAN I O O I,�`tt oenwr+er: Nan
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IrZ3 J PROJECTTIT�E
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VEHIFY VERIFV VERIFY
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city of ,,,
olden n� E � t� � � � � r� t�
�
�a,. �,'� Planning Department
763 593 8095/763 593 8109(fax)
Date: December 22, 2014
To: Golden Valley Planning Commission
From: Jason Zimmerman, Planning Manager
Subject: Informal Public Hearing
Final PUD Plan for Laurel Ponds One PUD No. 117
305 and 345 Pennsylvania Avenue South
Lake West Development, LLC, Applicant
Background
Lake West Development, LLC, is seeking approval of a Planning Unit Development (PUD) Permit to
construct 24 detached townhome units across 3.3 acres at 305 and 345 Pennsylvania Avenue
South. As part of the Preliminary PUD process,the properties were rezoned to Medium Density
Residential (R-3) and reguided for Medium-Low Density Residential use on the General land Use
Plan Map.
The property at 305 Pennsylvania currently contains a single family home;the property at 345
Pennsylvania currently contains an office building and two large parking lots. The site is bounded by
Pennsylvania Avenue to the west and Laurel Avenue to the south. Single family homes are located
to the north and west; commercial properties are located to the south and east.
The proposed PUD would allow the Applicant to consolidate the two properties and construct 24
detached townhomes in three phases. The existing single family home and garage at 305
Pennsylvania and the existing office building at 345 Pennsylvania, along with the two parking lots,
would be demolished.
Layout and Site Elements
The proposal consists of six east-west rows—each with four single family homes—that proceed
up the hillside from Laurel Avenue. Rows 1 and 2, at the bottom of the hill, are separated by a 24'
wide two-way private street (Laurel Point)that accesses Pennsylvania but terminates short of the
adjacent parking lot to the west (belonging to WorkAbilities). Rows 3 and 4 as well as Rows 5 and
6 are separated by a similar 20' wide one way private street (Laurel Curve)that loops and
connects along the east side of the property above an existing retaining wall.
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PUD 117 - Site Map
All but two of the homes in the development would have driveways off of the internal circulation
system; these two homes would have direct access onto Pennsylvania Avenue.
The development is being marketed with detached townhomes, a relatively new product in
Golden Valley. The Applicant has suggested that potential homeowners prefer this type of
product and that the detached model allows the builder more options for variety in floor plans
and architecture as compared to attached townhomes. A Homeowners Association is planned
that would cover snow removal and maintenance. The current document does not prohibit the
installation of fences, as required by the condition approved with the Preliminary PUD.
Lot widths within this development range from 36' to 53' and lot depths range from 80' to 100'. A
typical separation between homes to the side would be 10'. A typical separation between homes
to the rear would be 25'—though there are some exceptions which potentially reduce this
distance to 15'. A number of the homes will be able to be constructed to allow for single level
living, with additional basement or second floor space available as needed.
Building pad sizes are estimated to fall within a range of 1,768 to 2,442 square feet with total
living area potential (including basements and second floors) of 4,144 to 6,286 square feet.
The Applicant has estimated traffic generation to be 8.5 trips per unit per day, resulting in a total
of 204 trips per day.
Parking
Each home would be constructed with a garage able to hold two vehicles. Plans also show
enough room for two vehicles to be parked in each driveway without encroaching into the street.
Parking along the internal private streets would be limited to one side except along a narrower
portion of Laurel Curve where parking would be prohibited entirely. It is anticipated twelve
vehicles could be accommodated on-street on the internal street system. Four additional parking
bays are shown along Laurel Point and eight additional parking bays are shown along Laurel
Curve.
The options for four additional proof of parking spaces are indicated at various places along the
internal road system—two on Laurel Point and two on Laurel Curve.
The Applicant has been coordinating with WorkAbilities to provide 20 spaces of guest parking on
its property during non-business hours. A draft easement agreement has been submitted to the
City that outlines this arrangement.
The Applicant has also explored the possibility of adding four parking bays in the southeast
corner of the property that would partially reside on the WorkAbilities site and has marked these
spaces as "proof of parking" on the plans. The construction of these parking spaces would require
future approval of a variance by the City and the recording of a shared parking agreement.
In summary, the parking totals would be as follows:
48 garage spaces
48 driveway spaces
12 internal parking bay spaces
12 internal on-street spaces
4 "proof of parking" spaces along the internal streets
4 "proof of parking" spaces with WorkAbilities
20 guest spaces on the WorkAbilities property
Landscaping
The City has an existing 55' wide drainage and open space easement along Laurel Avenue. The
Applicant is proposing that the northernmost 10' of that easement be designated as a drainage
and utility easement for the bottom row of homes and allow that area to be included in the land
utilized for yards. The remaining 45' would be landscaped and a new infiltration basin would be
constructed within the City's easement. Plans indicate the construction of a public gathering
space at the corner of Laurel and Pennyslvania Avenues.
The Applicant intends to install a new public sidewalk along Pennsylvania Avenue as well as a
sidewalk along the east side of the property to provide additional pedestrian access between the
upper and lower portions of the development.
Three new streetlights are proposed to be installed on the existing power poles along
Pennsylvania Avenue. The Applicant has indicated the development will cover the installation and
that ongoing costs will be paid by the new residents.
Modifications from Preliminary PUD Plans
Based on feedback from residents and the City Council, as well as requests from potential builders,
the Applicant has reduced the number of proposed units from 30 to the subsequent 27 and now to
24.
The width of the existing Drainage, Open Space, and Walkway easement—which had previously
been reduced to 45'—is now being maintained at 55', though the northernmost 10' will be able to
be used as back yard space by the first row of homes.
Responding to a request from the Engineering Division, the lower drive (Laurel Point) has been
shifted to align with Quebec Avenue to the west.
Planning Considerations
As part of the Preliminary PUD Plan application, the City reguided both properties to Medium-Low
Density Residential on the General Land Use Plan Map. This designation accommodates densities of
5 to 11.9 units per acre. This would be consistent with the proposed PUD density of 7.3 units per
acre.
The two properties were also rezoned to Medium Density Residential (R-3), which provides for
medium density housing of up to 10 units per acre. This would be consistent with the proposed
PUD density of 7.3 units per acre.
Even with the proposed R-3 rezoning, there are a number of ways in which the current proposal
varies from the underlying zoning designation:
Medium Density District (R-3) Laurel Ponds One PUD No. 117
Permitted Uses
Attached townhomes Detached townhomes
Dimensional Standards
Buildable lots, area 15,000 sq. ft. minimum All less than 15,000 sq. ft.
Buildable lots, width 100' at the front setback line Generally 36' to 44'
Impervious coverage Not to exceed 60% of lot area 52%
Front yard setback 25' 15'from Pennsylvania;
typical distance to internal
streets would be 20'
Side and rear yard setback 30' to R-1; 20' otherwise 15' along Pennsylvania. Typical
distance between homes would
be 10'for side yards and 25' for
rearyards
Maximum density 10 units per acre 7.3 units per acre
Height 4 stories or 48' in height 2 to 3 stories
Subdivision 3(C)(1) of the PUD section of the Zoning Code 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. The row of homes furthest north has a setback of 15' from the adjacent single family
properties indicated on the plans. Actual required setbacks will be determined based on specific
building plans submitted for review.
Subdivision 3(C)(2) of the PUD section of the Zoning Code states that no building shall be located
less than fifteen feet from the back of the curb line along those roadways which are a part of the
internal road system. There are a handful of locations within the proposed development where the
potential exists for homes to be violation of this requirement,though this will not be known until
specific building plans are submitted for review. Some minor deviations may be allowed provided
adequate separation is provided through additional landscaping, berming or similar means.These
conditions will be reviewed at that time.
Subdivision 6 of the PUD section of the Zoning Code states that private streets shall not be
approved unless a waiver is granted by the City. As part of the Preliminary PUD process, it was
determined that private streets would be appropriate for this development.
Engineering 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, sanitary sewer and water services, grading, stormwater management, and tree
preservation is attached.
Fire Safety Considerations
The Fire Department reviewed this proposal to ensure that fire safety provisions are addressed and
adequate emergency vehicle access is achieved on the site. The Fire Chief has indicated that
concerns about fire hydrant placement and road width raised as part of the Preliminary PUD
process have been resolved.
Final Plat Process
Due to the unique circumstances of the site and the timing of the proposed development,the
Applicant has asked that while the Final Plat be reviewed and approved in its entirety,the actual
recording would happen in three distinct phases.
Phase 1 would involve the single family home currently located at 305 Pennsylvania Avenue. As
there will be a delay before the developer can take possession of the 345 Pennsylvania property,
this would allow work to begin on demolition of the existing home and the construction of a model
home in its place. This work is anticipated to begin immediately after approval of the Final Plan.
The Applicant has indicated Phase 2 would be recorded in April, once the developer is able to take
control of the property at 345 Pennsylvania, and would plat the first eight lots located at the
bottom of the hill where the lower parking lot now sits, as well as the infiltration basin. At this
point, work could commence with the construction of these eight homes while demolition took
place on the existing office building. Some recycling of materials is expected to occur on-site so as
to reduce the number of truck trips to and from the development. Demolition is expected to be
completed by July 30.
Phase 3 would be recorded after demolition of the office building and would plat the remaining 15
parcels as well as the right of way for Laurel Curve.
As part of this arrangement, the City would hold money in escrow to cover the cost of the
demolition of the office building.
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. Applications
for PUDs must be consistent with the Intent and Purpose provisions and the PUD requirements
and principles and standards adhered to in the City.
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. The City has spent a significant amount of time
working with the Applicant to accommodate the unusual features of the site, including a
significant change in elevation from north to south as well as the presence of an existing 55'
Drainage, Open Space, and Walkway easement. Staff believes this standard has been met.
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. The Applicant has taken
advantage of the elevation changes on the site by arranging the homes in such a way as to
maximize views. In addition, the existing City-owned easement will be enhanced to provide
a neighborhood gathering space while also addressing stormwater runoff. Staff believes this
standard has been met.
3. Efficient– Effective. The PUD plan includes efficient and effective use (which includes
preservation) of the land. The density and layout of the proposed development efficiently
utilizes the property to provide a type of housing currently lacking in the City. The greater
intensity of use provides a transition between the single family neighborhoods to the north
and west and the industrial areas to the south. Staff believes this standard has been met.
4. Compatibility. The PUD plan results in development compatible with adjacent uses and is
consistent with the Comprehensive Plan and redevelopment plans and goals. The use of this
property for detached townhomes is compatible with the neighboring properties and the
density being proposed is consistent with the City's Comprehensive Plan. Staff believes this
standard has been met.
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. Staff believes this standard has
been met.
6. Meets Requirements. The PUD plan meets the PUD Intent and Purpose provision and all
other PUD ordinance provisions. While the current proposal does vary significantly from
many of the requirements of the underlying zoning district—including from the permitted
use and the lot size and lot dimension standards—the end product is one that serves a
growing demand in the City and creatively redevelops a site in need of reinvestment.
Setbacks and other PUD dimensional requirements have been met. The City finds that
private streets are appropriate for this development. Staff believes this standard has been
met.
Recommendation
Staff recommends approval of the Final Plan for Laurel Ponds One PUD No. 117, subject to the
following conditions:
1. The plans prepared by EVS, received December 17, 2014, shall become a part of this approval.
2. The recommendations and requirements outlined in the memo from the Engineering Division
to Jason Zimmerman, Planning Manager, dated December 16, 2014, shall become a part of
this approval.
3. All principal buildings shall conform to the rear and side property setbacks when adjacent to a
single family zoning district as outlined in Section 11.55, Subd. 3(C)(1).
4. No buildings shall be located less than fifteen feet from the back of the curb line for roads
that are part of the internal road system as outlined in Section 11.55, Subd. 3(C)(2) unless
adequate separation is provided through additional landscaping, berming or similar means.
5. The Applicant shall prohibit the installation of fences within the development.
6. Building materials shall be reviewed by the City prior to Final Plan approval.
7. All signage must meet the requirements of the City's Sign Code (Section 4.20).
8. Permits to construct parking bays on the property at 7400 Laurel Avenue shall be obtained by
that property owner and shall not be located closer than fifteen feet to the side property line,
as required in Section 11.47, Subd. 6(B), unless a variance is obtained.
9. Easement agreements related to parking and the retaining wall shall be reviewed by the City
and shall be recorded with the Final Plat.
10. A park dedication fee of$17,400, or 2%of the land value, shall be paid before Final Plat
approval.
11. The Final Plat shall include "P.U.D. No. 117" in its title.
12. 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 (4 pages)
Memo from the Engineering Division dated December 16, 2014 (12 pages)
Color Site Rendering (1 page)
Site Plans dated December 17, 2014 (18 pages)
Final Plat (3 pages)
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Pianning Commissinn & Cauncil
cJo Manager Burt, Asst. Mgr. Knauss December 14, 2014
Planning Manager Zimmerman,
Physical Dev. Mgr. Nevinski
All senior and legal staff
City of Golden Vailey
7800 Golden Valley Road
Laurel Ponds One PUD, Final D�velopment plans submittal
Lake West Development, LLC has submitted fuli revisians, which comply with the
27 �ot plans approved by the City Cauncil for the approved PUD. We have now
{owered the totai dwelling unit count ta 24 dwelling units (6 rows of 4 units each�
and seek your approval for that plan. All engineering and related departmental
issues are believed satisfied by the plan submittal contents.
Site__amendments from staff and design team since initial plan approval
Planning commission approved 30 dwelling units. The Council approved 27
dwelling units, The upper loop raad changed from twa-way to one way, entering
at the middle of the site and exiting at the top of the hill. The design allows far
less concern about departing "trips" from the neighborhood impacting the
Quebec intersection. Staff allowed for a customized home design, meaning not a
perfect rectangle, at the entrance to G2uebec ta create a four-way style
intersection. The ponding area is more curvilinear with use of small baulder walls,
maintaining a sitting area, tree planting creates a more defined corridar for the
Laurel trail, and since the pond drains dry, a wildflower planting scheme has a
greater chance of being the daminant plant form for the retention pond area.
Only two homes now take direct access to Pennsylvania, down from five
originally proposed, Additional downcast fixture heads being added to the
existing overhead poles by XCEL will enhance street lighting. This creates better
light for pedestrians and autos at the intersection points,
As part of Council comments in their approval, there was requested
consideration for iess density. Same builder partners have also expressed
interest in a wider footprint. As part ofi the final PUD approvals we have therefore
submitted a plan for only 24 dwelling units and will not seek the use of the 27 unit
plan alternative.
1AS"�� Hi�l�way 7, 5uite l02 • :�Vfinnetonk�, �%1N 55345 • Phone: ��2-93�?-30i7(� • Fax: 952-6��-2198
Development Phasinq Update
The landscaping plans and building elevations show how the sidewalk nefinrork,
the plantings, and the infiltration pond serve to enhance the neighborhood. Due
to the overhead power poles location along Pennsylvania, the discussed
sidewalk amenity will be 7' wide through our neighborhood solely because this is
a City template width. Should the PC and Council believe that less width is
appropriate, please note the same to staff. We have connected the sidewalk to
the curb as the north 130' will preserve slopes on the back side of the sidewalk.
Staff has not confirmed a date, plan width or strategy to extend the sidewalk
north from our site to Western Avenue, which was verbally encouraged by some
neighbors at past meetings. Our portion would be in place by about September
of 2015.
Ponding areas on Laurel would be completed by mid summer 2015 and trees on
the perimeter would be completed by October 2015. Interior trees and those
within 20' of a structure nat completed before October would be installed in the
proper month and year of completion. A high percentage of landscaping would
be able to be completed in 2016.
An attachment showing approximate dates of housing starts is attached, which
may slide forward or backward by about 3 months depending on weather and
interest rates.
Final Plat Recordinq
Laurel Pands One P.U.D. No. 117 has been approved for use at the Hennepin
County Recorders office. Laurel Ponds was already in use.
The creation of Lot 1, Block 1 allows for the start of a model home, completes the
initial entitlement to define the area of the project and allows a closing on the 305
Pennsylvania property without encumbering the ongoing operations of the Speak
the Word Church building.
This is impartant, as City construction guidelines have restricted the ability to
work on new sewer and water connections, and properly grade the site until after
road restrictions lift, which is on or about May 1, but could be as late as May 15.
We can however, reuse the existing services to 305 and demolish the existing
home and build one model while we wait for proper weather. We would hope to
record this in late January based on the current City calendar of approvals and
permits. This proposed design would allow the Church to consent to the plat, but
not be party to the signature page. There operations would continue in a building
entirely situated on lot 2 of that Block.
The Laurel Ponds One P.U.D. No. 117 2�d Addition plat would be recorded about
2 months after Plat One and allows the current building to be entirely inside of lot
1 Block 2 as labeled for discussion. This addition creates 8 additional lots at the
bottom of the hill and preserves a lot for the building. This would occur about
April 1St. Additional real estate would still be used in the HOA docs descriptions.
We would expect to stage machinery on site to be in place when postings go on,
or work with the City on appropriate permits to place machinery. Plat number
two creates 8 additional lots at the bottom of the hill and preserves a lot for the
building.
We would use this plat to close with Speak The Word Church and the lender.
We would be able to construct new road and lots in the south third, while we wait
for demo of the existing building and the ability to only then grade and place new
streets and utility work into the site for new home sites in the middle of the site.
The Laurel Ponds One P.U.D. No. 117 3�d Addition would be recorded upon
completion of the demo of the existing building on or about July 30. This will
create the final lots and would allow for some minor adjustments of internal lot
corners, should that be identified in the final working drawings or by the County
plat check process. It removes the concern about platted lots being created over
an existing building. Lake West would be 100 % in fee title for this plat. All the
roadways and common areas required of the plat would now be created for use
in the homeowner's association docs.
345 Pennsylvania Building Demo Recyclin�
After we commence work on the lower roadway named Laurel Pointe, the
existing building will be removed. Current recycling techniques allow for on site
sorting, recycling and breaking of the concrete into smaller size particles. This
work consumes less total energy than removing as loose material offsite. This
recycling allows for some concrete to be reused in appropriate locations of the
new development and also minimizes trucking into and out of the site of building
materials. The ability to recycle much of the building concrete will allow fewer
truck trips in and out of the site using Pennsylvania Ave since the existing
building is in the middle of the site, can not use Workabilities driveway for this
function and can not go down the hill either. We believe we cut the amount of
truck traffic by 1/3 through the use of recycling operations. Demo will take about
4 to six weeks start to finish, then site grading, then new pipe work, then paving.
That will consume about 3 months of time.
Neighborhood features
With previous narratives, we outlined the neighborhood and its features. This will
have an HOA, no fences, small pets allowed, maintenance by the HOA, snow
shoveling, plowing of walks and drives, and in heavy snow years off site removal
to approved offsite locations. The homes will have hip roofs at the north property
line and have 15' or less exposed wall fa�ade. An interior sidewalk creates a
connection to the guest parking features of the Workabilities parking lot
agreement area. This sidewalk will have stairs and be about level with the
existing retaining walls. Fewer dwelling units means even less parking concern
that was discussed at length at previous Council meetings. There are currently a
total of 20 guest parking stall options on the properfiy plus 2 car garages and
garage aprons. 2 additional proof of parking stalls remain, and due to the style af
design, the parallel defined parking bays may actually fit more cars than we
state, as the passenger car fieet is shrinking a little. We still have an agreement
with the neighbor, Workabilities for true averflow parking.
Postal boxes will be in clusters worked out with the Louisiana Ave branch
manager. Cluster boxes will be at the entry locations for both private drives and
include lockable units and smali parcel lockers as part of the design. See
attached exhibit.
D_rainage_and O�en Space Amenity
The south 55' is enhanced by excavation for storm water and is detaii designed
as an infiitration basin with a seating rest area at the intersection of Laurel Ave.
Most of the time this design allows for water to drain dry. This means that we
can typically get a wet wildflower mix to become a dominant planting along with
new trees and shrubs at the edges and to create a stronger arbor or corridar
flanking the public trail on Laurel Ave. We have talked with the parks division
about creating a place for their signs that show the public trail netwark that is the
Laurel trail. The sidewalk along Pennsylvania creates a new opportunity to get to
the public Park on Western. Boulders provide interest and refiaining edges for
seating, play and grade change options. None are more than 30" of exposed
height. This public space should be able to be completed in the late fall of 2015,
Respectfully,
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Donald Jensen
Land Development Director
AttaChlT18►1tS: Plats and building plan set electranically attached.
Cc:Gurl Fretham.Dave Nash—EVS,L.uanna Ball-Workabilities
��tyof
olden MEMORANDUM
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Va, �� Public Works Department
763-593-8030/763-593-3988(fax)
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Date: December 19, 2014
To: Jason Zimmerman, Planning Manager
From: Jeff Oliver, PE, City Engineer
Eric Eckman, Public Works Sp cialist
Subject: Final PUD Review—Laurel Ponds One (305 and 345 Pennsylvania Avenue)
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Engineering staff has reviewed the final PUD plans, titled Laurel Ponds One, submitted by Lake
West Development, LLC (Developer)for the proposed residential development located at 305
and 345 Pennsylvania Avenue South. The property proposed for development is bounded by
Pennsylvania Avenue on the west, Laurel Avenue on the south, Workabilities, Inc. on the east,
and single-family homes to the north.
Since the preliminary PUD submittal, staff has met with the Developer to discuss the items listed
in the preliminary review. After several meetings and plan revisions it appears the final PUD plans
address the major concerns outlined previously. This memorandum discusses the remaining
issues that must be addressed prior to approval of the final plat and Development Agreement.
The comments contained in this review are based on the plans submitted to the City on October
23, 2014 with revisions dated December 4 and December 17, 2014.
Site Plan and Access
This development includes the construction of 24 detached homes situated along private streets,
sidewalks, and open space with a stormwater basin located in the south portion of the property.
The common area elements, including the open space, streets, sidewalks, storm sewer facilities,
and stormwater basin, will be owned and maintained by the Developer or future homeowners
association.The details of the maintenance obligations and responsibilities will be included in the
Development and Maintenance Agreements drafted prior to consideration of final plat approval.
Based on the plans submitted and discussions with the Developer,the Developer is proposing to
construct the PUD in three phases:
G:\Developments-Private\Laurel Ponds One PUD\FinaIPUDReview_121914_laurelponds.docx
• Phase 1 includes demolition of the existing house at 305 Pennsylvania Avenue and
construction of one (1) model home fronting on Pennsylvania Avenue in the northwest
corner of the PUD.
• Phase 2 includes construction of Laurel Point (the east-west street in the southern portion
of the PUD),the stormwater basin, eight (8) homes located on Laurel Point, and
demolition of the existing office building at 345 Pennsylvania Avenue.
• Phase 3 includes the construction of Laurel Curve (the looped street in the northern
portion of the PUD) and fifteen (15) homes.
In order to ensure that the existing office building at 345 Pennsylvania Avenue is demolished in a
timely manner, a financial security will be required as part of the Development Agreement. The
financial security will be based on 125�0 of the estimated cost to demolish the building and
properly remove any asbestos and hazardous materials found onsite. The Developer must
perform an asbestos and hazardous materials survey and submit a cost estimate for the
demolition and abatement.
As discussed above,the existing house at 305 Pennsylvania Avenue and office building at 345
Pennsylvania Avenue will be demolished and all associated structures and pavements removed as
part of the project. Permits from the City will be required for all building demolition, utility
cutoffs,tree removals, and earthwork associated with demolition. A Right-of-Way Management
Permit will be required for any excavations or obstructions within the City right-of-way.
The Developer must provide a construction phasing plan as part of the final construction ptan
submittal.This plan must show and describe the temporary parking, staging, access, and other
proposed activities related to construction of this PUD.
The eight (8) homes in the south portion of the site will have access onto Pennsylvania Avenue
South via Laurel Point, a 24-foot wide private street with guest parking bays. Based upon staff
comments provided during the preliminary review, the Developer has modified the design of this
street so that it aligns with the intersection of Quebec Avenue.The Developer has also designed
the street to include a vehicle turnaround at the east terminus and an emergency vehicle access
to and from the Workabilities parking lot.
The fifteen (15) homes identified for construction in the final phase of development are located
in the northern portion of the PUD and have access onto Pennsylvania Avenue via Laurel Curve, a
private one-way street.The one-way entrance is proposed on the south leg of the loop and the
exit on the north leg. The east-west portions of the street are 20-feet wide (back of curb to back
of curb) and include guest parking bays.The north-south portion of Laurel Curve narrows to 16-
feet wide (back of curb to back of curb) with a parking bay on one side. This narrow portion may
be a concern for emergency vehicle access, especially in the winter.
Since the preliminary PUD review,the Developer has worked with the City to address the parking
concerns raised by staff. In addition,the Developer has been working with Workabilities to draft
a parking easement that would allow Laurel Ponds guests to park on Workabilities' property
during non-business hours. A copy of the recorded easement must be provided to the City, prior
to final plat approval.
G:\Developments-Private\Laurel Ponds One PUD\FinaIPUDReview_121914_laurelponds.docx
During the preliminary PUD review,the City and the Developer discussed the option of
constructing public streets and cul-de-sacs. The City typically requires the construction of public
streets unless a waiver is obtained to construct private streets. In this case,the Developer is
proposing streets that are narrower than the City standard, and therefore has opted to seek a
waiver to construct private streets, which will be owned and maintained by the Developer or
future homeowners association. A Maintenance Agreement between the Developer and the City
will outline the requirements for maintaining the private streets, including regular street
sweeping. It is anticipated that no traffic control or traffic operations would have to be modified
as a result of this development.
The Developer is proposing to construct a sidewalk for internal pedestrian circulation which will
connect Laurel Curve and Laurel Point to the City's sidewalk system along Laurel Avenue. Staff
recommends that the internal sidewalk be constructed to meet Americans with Disabilities Act
(ADA) accessibility guidelines. This sidewalk will be owned and maintained by the Developer or
future homeowners association.
The Developer has also proposed to construct a public sidewalk along Pennsylvania Avenue from
Laurel Avenue to the north boundary of the PUD. Staff reviewed the City's Comprehensive Plan
and there is currently no sidewalk or trail identified along Pennsylvania Avenue South adjacent to
this development. However, in light of the residential use proposed, staff supports the
Developer's construction of a public sidewalk in this location. The City will own and maintain this
sidewalk following construction by the Developer. Since the sidewalk is a public infrastructure
improvement, a financial security will be required as part of the Development Agreement. The
Developer must submit a final construction plan for the sidewalk ensuring that it meets City
standards.
Proposed Plat
The property within this PUD consists of three existing parcels which are not part of a recorded
plat. The Developer proposes to combine the three parcels and subdivide them into 24
residential lots,two outlots for the private streets, and an outlot in the south portion of the PUD
for the open space and stormwater basin. As discussed earlier,the Developer proposes to
construct the development in three phases, and therefore the sequencing of platting will follow
that same phasing. The streets in this PUD will be private and the Developer has dedicated public
drainage and utility easements over the entire outlots containing the streets and utilities. The
final plat must include the dedication of drainage and utility easements along plat boundaries
and internal lot lines consistent with the City's Subdivision Ordinance, except where
modifications have been approved for this PUD. In addition,the Developer must ensure that the
dedicated easements are sized appropriately to contain all public utilities within the PUD,
including water service curb stop valves in front of the homes.
There is currently a 55-foot wide public easement for drainage, open space, and walkway
purposes adjacent and parallel to Laurel Avenue along the entire width of the property. The
easement was dedicated to the City by a previous property owner and stipulates that no
structures or improvements of any type shalt be permitted over, on, and across the easement
area. This easement is an extension of the Laurel Avenue Greenbelt nature area.The Laurel
G:\Developments-Private\Laurel Ponds One PUD\FinaIPUDReview_121914_laurelponds.docx
Avenue Greenbelt serves as a major buffer between the commercial/industrial uses along I-394
and the residential neighborhoods to the north. In the preliminary review, the City raised
concerns about reducing the size of this particular easement, especially with industrial uses
present across the street to the south, and recommended that the Developer make every
attempt to design a development that preserves this easement. The Developer has worked with
the City on this point and has demonstrated that the easement area can be preserved as open
space as part of this development.
All improvements and amenities proposed within the 55-foot public easement area will be
constructed and maintained by the Developer or future homeowners association. Details
regarding the construction and maintenance of these improvements will be included in the
Development and Maintenance Agreements drafted prior to consideration of final plat approval.
Utilitv Plan
Water
The City's water supply system that provides service to this PUD has adequate capacity to
accommodate the development. The Developer has proposed connecting to the City's watermain
within Pennsylvania Avenue in three locations, and extending watermains into the development.
Each of the three watermain runs would generally follow the street alignments and terminate
with a hydrant at the east end of the run. The Developer will construct the watermains as part of
the public infrastructure improvements associated with the development. Upon construction and
acceptance by the City,the City will own and maintain the watermains, valves, hydrants, and
water services from the mains to the curb stop valves, including the curb stop valves. Details
regarding the public improvements constructed by the Developer are discussed later in this
report.
Sanitary Sewer
The proposed development is located upstream of sanitary sewer system capacity issues
identified in the sewersheds along the I-394 corridor. The City's sanitary sewer system is
effectively at capacity in these locations and there is limited capacity available for future
redevelopment along the I-394 corridor and areas upstream unless the inflow and infiltration of
clear water can be reduced throughout the sewersheds that are tributary to the capacity issues.
The City has an ongoing inflow and infiltration (I/I) reduction program. In addition to this
program,the City is putting plans in place to reduce I/I in the City's portion of the sanitary sewer
system in the I-394 corridor over the next several years. Therefore, with continued inflow and
infiltration reduction efforts, staff concludes that the existing wastewater system is adequate to
accommodate the proposed development. Additional development and redevelopment within
the I-394 corridor sewersheds should be closely monitored to ensure that flows generated by
redevelopment can be accommodated as I/I reductions occur.
The Developer has proposed the extension of sanitary sewer mains which will connect to the
City's sewer main within Pennsylvania Avenue in three locations, and then extend into the
development. The sanitary sewer mains generally follow the alignment of the proposed streets.
The Developer will construct the sanitary sewer mains as part of the public infrastructure
G:\Developments-Private\Laurel Ponds One PUD\FinaIPUDReview_121914_laurelponds.docx
improvements associated with the development. Upon construction and acceptance by the City,
the City will own and maintain the sewer mains and manholes. Details regarding the public
improvements constructed by the Developer are discussed later in this report.
The plans submitted by the Developer indicate that the existing water and sewer service laterals
serving the existing buildings on the property will be reused by homes fronting on Pennsylvania
Avenue South.
All existing and proposed sanitary sewer services for this property must comply with the City's
Inflow and Infiltration (I/I) Ordinance. City records indicate that 305 Pennsylvania Avenue South
has received a Certificate of I/I Compliance. The property at 345 Pennsylvania Avenue South has
been inspected and is not compliant. Repair of the sewer will be required if it is to be reused and
the Developer or Owner must enter into an I/I Deposit Agreement with the City to ensure that
repairs are completed. In addition,the Developer or builder will need to obtain a Certificate of I/I
Compliance for each new home prior to occupancy.
The Developer will be required to obtain City Water and Sewer Permits and possibly other
permits for removal and installation of the utilities serving this site. Plans will also need to be
reviewed by the applicable agencies such as the Metropolitan Council Environmental Services,
Minnesota Department of Labor and Industry, and Minnesota Department of Health. In addition,
a City Right-of-Way Management Permit is required for all proposed excavations and
obstructions within public rights-of-way and easements, and the restoration of boulevards and
pavements must be in accordance with City standards.
Street Lighting
The Developer is proposing to add street lights at each of the three new intersections with
Pennsylvania Avenue South.The City has a street light utility and therefore the Developer must
obtain and submit cost estimates for the lights so they can be included as part of the public
improvements. The City will draft a resolution to establish a street light district over the entire
PUD, which may be considered at the same meeting as the final plat approval. The future
homeowners within the PUD will be responsible for ongoing street lighting fees, consistent with
the City's street light utility policy.
Private Utilities
All private utilities (gas, electric, and communications) serving the development must be placed
underground, consistent with City Code. There is limited space within the private street corridors
and most of that space will be devoted to water and sewer facilities. In order to provide the
required clearance from the City's water and sewer mains, staff strongly recommends that the
Developer and private utility companies explore the installation of private facilities through joint
trench construction. This type of installation has been completed in many other developments
within the City. The Developer must submit a revised Utility Plan showing the proposed location
of the private underground facilities with the final construction plan submittal.
Public Infrastructure Improvements
The sanitary sewer and watermains within this PUD, the street lighting, and the sidewalk along
Pennsylvania Avenue will be owned and maintained by the City, but will be constructed by the
G:\Developments-Private\Laurel Ponds One PUD\FinaIPUDReview_121914_laurelponds.docx
Developer. Therefore, the Developer will be required to design the utilities and sidewalk
according to City standards and specifications and submit the final construction plans for review
and comment. The utility plans must include drawings showing plan and profile views.
The Developer will also be required to submit a financial security(letter of credit)for 150%of the
estimated cost to construct the sidewalk, lighting, and sanitary sewer and water systems.This
security will be further detailed in the PUD Development Agreement which will be considered at
the time of final plat approval. The estimated costs provided by the Developer must include costs
for a City representative to perform construction observation during utility installation. The
Developer must submit an escrow for the construction observation which is separate from the
letter of credit.
Grading Plan
The Developer has submitted a final grading plan which shows the re-grading of most of the
property in order to construct the development and create a variety of lots which consist of
ramblers, split levels, lookouts, and walkouts. The grading plan also shows the construction of
three retaining walls within the development.
One of the proposed retaining walls is a replacement of the failing concrete cast-in-place wall
located on the Workabilities' property approximately 5-feet east of the east property line of the
PUD. The entire watl is over 200-feet long and ranges in height from about 2 feet to 10 feet.The
Developer has retained the services of a structural engineer that provided plans for the proposed
walls and comments on the existing wall relative to the proposed PUD.The Developer has been
working with the owner of the Workabilities property on the details of the temporary
construction easement and retaining wall easement agreement. Copies of the recorded
documents must be provided to the City, prior to final plat approval.
Stormwater Mana�ement
The proposed development is within the Sweeney Lake sub-watershed of the Bassett Creek
Watershed and is therefore subject to the review and comment of the Bassett Creek Watershed
Management Commission (BCWMC). The plans indicate that most of the 3.31-acre site will be
disturbed and graded, and an increase of approximately 18,700 square feet of impervious surface
area is proposed. Therefore,the plans must include permanent stormwater quality Best
Management Practices that meet the BCWMC requirements for developments, including rate
and volume control and water quality functions.
Sweeney Lake is listed as an impaired water for nutrients(phosphorus) by the Minnesota
Pollution Control Agency. A Total Maximum Daily Load (TMDL) Study was completed for the lake
and approved by the Environmental Protection Agency in 2011. The Developer has proposed the
construction of a biofiltration basin and pre-treatment sump structure in the south portion of the
site. The City and BCWMC will review the stormwater plans and calculations to determine if the
proposed Best Management Practices meet the goals and policies set forth in the Sweeney Lake
TMDL Study.
The Developer recently submitted plans to BCWMC and comments were received just before
completion of this memorandum. The comments from BCWMC indicate that more work is
G:\Developments-Private\Laurel Ponds One PUD\FinaIPUDReview_321914_laurelponds.docx
required on the overall design of the stormwater basin. The Developer will need to address these
comments soon to determine if there is an impact to the layout of the lots or open space area in
the south portion of the PUD. The BCWMC comments are attached to this memorandum for
reference.
The proposed storm sewer system for this PUD generally runs from north to south along the
eastern boundary of the PUD. Staff noted that, based on the grading plan submitted,the
Developer should consider adding more catch basin inlets in the streets and in the turf areas at
the end of certain swales. The entire storm sewer system in this PUD will be constructed, owned,
and maintained by the Developer or future homeowners association.
In addition, all permanent stormwater quality treatment facilities that are part of this PUD will be
owned and maintained by the Developer or future homeowners association. A maintenance
agreement between the Developer/future homeowners association and the City, outlining the
ownership and maintenance responsibilities, must be executed before the issuance of permits.
This development is subject to the City's Stormwater Management Ordinance. City Stormwater
Management permits will be required for each phase of construction and individual permits will
be required for each home before construction.
In addition,the PUD project is subject to the Minnesota Pollution Control Agency's NPDES
Construction Stormwater Permit and its requirements. A copy of this permit must be provided to
the City, prior to issuance of any permits to begin work on site.
Tree Preservation Plan
This PUD is subject to the City's Tree Preservation Ordinance and requires a Tree Preservation
permit. The plans submitted with this application include a Landscape Plan and a Tree
Preservation/Removal Plan. Since the PUD will be constructed in multiple phases,the Developer
will need to work with the City's Forestry staff to determine the specific permitting requirements
for each phase of construction, including individual home construction, before approval of the
final plat.
Summarv and Recommendations
Engineering staff recommends approval of the Laurel Ponds One final PUD plan, subject to the
comments contained in this review. Following is a summary of items that remain:
1. The Developer must submit a financial security to ensure that the existing office building
at 345 Pennsylvania Avenue is demolished in a timely manner. The Developer must
perform an asbestos and hazardous materials survey and submit a cost estimate for the
demolition and abatement.
2. The Developer must provide a construction phasing plan as part of the final construction
plan submittal. This plan must show and describe the temporary parking, staging, access,
and other proposed activities related to construction of this PUD.
3. A copy of the recorded parking easement between the Developer and Workabilities must
be provided to the City, prior to final plat approval.
G:\Developments-Private\Laurel Ponds One PUD\FinaIPUDReview_121914_laurelponds.docx
4. A maintenance agreement between the Developer and the City will outline the
requirements for maintaining the private streets, including regular street sweeping.
5. The Developer will need to work with the City on the details of the proposed public
amenities within the 55-foot open space easement area.The details will be included in
the Development and Maintenance Agreements drafted prior to consideration of final
plat approval, as discussed in this review.
6. The Developer/Property Owner must enter into an I/I Deposit Agreement with the City to
ensure that repairs to existing sanitary sewer services are completed. In addition, the
Developer or builder will need to obtain a Certificate of I/I Compliance for each new home
prior to occupancy.
7. The Developer must submit a revised Utility Plan showing the proposed location of the
private underground facilities (joint trench construction recommended) with the final
construction plan submittal.
8. The sanitary sewer and water supply system within this PUD, street lighting, and the
sidewalk along Pennsylvania Avenue will be owned and maintained by the City, but will be
constructed by the Developer.The Developer must submit final construction plans
meeting City standards, as discussed in this review.
9. The Developer must submit a financial security (letter of credit)for 150�0 of the estimated
cost to construct the sidewalk, lighting, and sanitary sewer and water systems. This
security will be further detailed in the PUD Development Agreement which will be
considered at the time of final plat approval. The Developer must also submit an escrow
for the construction observation, which is separate from the letter of credit.
10. The Developer has been working with the owner of the Workabilities property on the
details of the temporary construction easement and retaining wall easement agreement.
Copies of the recorded documents must be provided to the City, prior to final plat
approval.
11. BCWMC comments indicate that more work is required on the overall design of the
stormwater basin. The Developer will need to address these comments soon to determine
if there is an impact to the layout of the lots or open space area in the south portion of
the PUD.
12. The Developer should consider adding more catch basin inlets in the streets and in the
turf areas at the end of certain swales,to assist in preventing potential future drainage
issues.
13. A Maintenance Agreement between the Developer/future homeowners association and
the City, outlining the ownership and maintenance responsibitities of the storm sewer and
stormwater quality treatment facilities, must be executed before the issuance of permits.
14. Since the PUD will be constructed in multiple phases, the Developer will need to work
with the City's Forestry staff to determine the specific Tree Preservation permitting
requirements for each phase of construction, including individual home construction,
before approval of the final plat.
Approval is also subject to the comments of the City Attorney, other City staff, and other
agencies. Please feel free to call the Engineering Department if you have any questions regarding
this matter.
Attachment
G:\Developments-Private\Laurel Ponds One PUD\FinaIPUDReview_121914_laurelponds.docx
C: Tom Burt, City Manager
Marc Nevinski, Physical Development Director
John Crelly, Fire Chief
Jerry Frevel, Building Official
Bert Tracy, Public Works Maintenance Manager
AI Lundstrom, Park Maintenance Supervisor and City Forester
Kelley Janes, Utilities Supervisor
Mark Ray, Street Maintenance Supervisor
RJ Kakach, Engineer
Tom Hoffman, Water Resources Technician
G:\Developments-Private\Laurel Ponds One PUD\FinaIPUDReview_121914_laurelponds.docx
G�
.,
December 16,2014
Jeff Oliver
City Engineer
City of Golden Valley
7800 Golden Valley Road
Golden Valley,MN 55427
Re: Laurel Pond Residential Development
BCWMC #2014-28
Dear Mr. Oliver:
We reviewed grading,drainage,and utility plans for the above referenced.The project is located in the
Sweeney Lake watershed at the northeast quadrant of the intersection of Laurel Avenue and Pennsylvania
Avenue South and includes demolition of existing buildings and parking lots and construction of 27
detached townhomes,two private roads, stormwater management features,and associated utilities.
Approximately 3.5 acres will be graded on a 3.5 acre site resulting in an increase of approximately 0.44
acres of impervious area.
The Sweeney Lake Total Phosphorus TMDL study was completed June 21,2011. In accordance to
the TMDL study, it is recommended that infiltration and filtration BMPs be incorporated to reduce
runoff conveying pollutant loads throughout the watershed. The proposed plan includes filtration
BMPs consistent with the TMDL recommendations.
In order for the plans to be in conformance with the policies of the Bassett Creek Watershed Management
Plan,the following modifications must be made:
1. T'he following erosion control comments must be added to the plans:
� The silt fence placement shown on Sheet C302 is adequate once the curb and gutter is
installed. Silt fence placement prior to the start of construction and during initial grading
must be continuous across the proposed roadways and must connect to the construction
entrance such that sediment cannot leave the site between the construction entrance and
the silt fence.
• Cut off berm of rock construction entrances must have a minimum height of 2 feet above
the adjacent roadway and maximum side slopes of 4:1.
• Soils tracked from the site by motor vehicles must be cleaned daily(or more frequently,
as necessary)from paved roadway surfaces throughout the duration of construction.
Bassett Creek Watershed Management Commission
7800 Golden Valley Road � Golden Valley,MN 55427 � www.bassettcreekwmo.orct � Established 1968
Crystal � Golden Valley � Medicine Lake � Minneapolis � Minnetonka � New Hope � Plymouth � Robbinsdale � St.Louis Park
Jeff Oliver
December 16,2014
Page 2
• Temporary vegetative cover must be spread at 1.5 times the usual rate per acre. If
temporary cover is to remain in place beyond the present growing season,two-thirds of
the seed mix shall be composed of perennial grasses.
• Temporary or permanent mulch must be uniformly applied by mechanical or hydraulic
means and stabilized by disc-anchoring or use of hydraulic soil stabilizers.
• All exposed soil areas must be stabilized as soon as possible,but in no case later than 14
days after the construction activity has temporarily or permanently ceased.
• Accumulated sediment must be removed from the temporary sedimentation basin prior to
final grading and stabilization of the biofiltration basin area.
• Slope armoring or other permanent erosion control should be installed on the berm
between the forebay and the biofiltration basin.
• Applicant shall ensure erosion protection of the biofiltration basin emergency overflow is
adequate to prevent scour.
2. Applicant shall review the BCWMC's Requirements for Improvements and Development
Proposals-Section 6.2.2 Bioretention System Design and Maintenance Requirements and
incorporate and provide design documentation for the following and other appropriate design
recommendations.
• Biofiltration basins should usually be used on sites with tributary areas less than two
acres.When used to treat larger area,they tend to clog.The tributary area to the basin is
three acres.We recommend increased sump depth at CBMH2 to 4' and sizing for the
entire drainage area or including additional upstream sumps.
• Where feasible the biofiltration basin must be designed to pond 6 to 9 inches(the
maximum pooling depth may be up to 2 feet if justification for increased depth can be
provided).The current design depth of the biofiltration basin is 3 feet.
• The bottom of the basin must be graded as flat as possible(1%or less is recommended)
to provide uniform ponding and filtration of runoff across the floor.'The detail on Sheet
C301 allows for a maximum slope of 2%.
• The biofiltration basin should be designed as an off-line system to convey high flows
around the basin.
• Excavation must be performed by equipment with tracks exerting relatively light
pressures to prevent the basin floor from being compacted.
• The bottom and side slopes of the basin must be stabilized with appropriate plants within
seven days following construction.
• Install riprap or a splash block at the inlet to the forebay to minimize erosion.
3. The stormwater narrative for the project indicates Type D soils on the site.The HydroCAD
modeling uses Type C soils. Applicant should revise and clarify.
4. The BCWMC assumes that planting media and any below-grade storage areas are saturated and
therefore does not count this volume as part of the required filtration volume.Applicant should
revise the volume calculation for the biofiltration basin to include only the above-grade filtration
volume.Applicant should ensure that this volume is adequate to meet the BCWMC requirements.
Jeff Oliver
December 16,2014
Page 3
5. A maintenance agreement for the biofiltration basin,forebay,and sump manholes should be
established between the applicant and the City of Golden Valley.
6. Revised drawings must be provided to the BCWMC Engineer for final review and approval.
The drawings we reviewed are dated October 23,2014(C100,C102-C602),October 16,2014(L1-L3),
and May 22,2014(C101),If you have questions,please contact me at 952-832-2784 or Candice Kantor at
952-832-2868.
Sincerely,
n
�� �OL�7_
,
Jim Herbert, P.E.
Barr Engineering Co.
Engineers for the Bassett Creek Watershed Management Commission(BCWMC)
c: Eric Eckman, Golden Valley
Dave Nash, EVS, Inc.
p:\mpls\23 mn�27�2327051\workfiles\plat reviews\2014�2014-28 laurel pond residential development.docx
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x FINAL PLAT AND DEVELOPMENT PLANS
F O R ENGINEERING
SURVEYING
. ENVIRONMENTAL
PLANNING
EVS,INC.
70025 Valley View Road,Suite 140
Eden Prairie,Minnesota 55344
Phone:952b46-0236
Fax:952-646-0290
www.evs�ng.com
Golden
VN � I e M N FINAL PUD PLANS
y,
Presented By:
CLIENT
Lakewest Development, LLC
Lakewest Development, LLC PRo,E�T
Laurel Ponds One
LOCATION
SHEET INDEX Golden Valley, nnN
SHEET
AREA MAP SHEET DESCRIPTION TITLE SHEET
C100 TITLE SHEET
`� � ; r' � C101 EXISTING CONDITIONS ' ' " "` --:
� a �, �� � C102 REMOVALS,TREE IDENTIFICATION&DEMOLITION PLAN ���� ��� � �"`� '
��� �
.`P t�� > i � m.
�� � � .�' C201 FINAL SITE PLAN '� � D�� 1 � ��� �
Ge �^ ��'� ' C301 FINAL GRADING PLAN k' �
e z .-�`
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� � �j C302 FINAL EROSION&SEDIMENT CONTROL PLAN ` ���
�� , ____ti__�.
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�
� � C401 SANITARY&WATERMAIN PLAN&PROFILE-PRIVATE RD u nnT� xEv�s�ox
� � tr ' #,�„z�+ PROJECT CONTACT LIST
ai��;P`"aV¢� � C501 STORM PLAN&PROFILE-PRIVATE RD n ii/o�/zoia c�TY xEvisioNs
. ,;2 DEVELOPER LANDSCAPING B 11/25/2014 CITY REVISIONS
; = . � LakewestDevelopment evs,�Nc. C601 CONSTRUCTION DETAILS c t2/t7/zola za�.o1'ss��'EPr.n[v
` � 14525 Highway 7,Suite 335 10250 VAILEY VIEW ROAD
? � � � Minnetonka,MN 55345 SUITE 123
q TEL952-9303000 EDENPRAIRIE,MN55344 CF)OZ CONSTRUCTION DETAILS
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ro �_� CIVILENGINEER L2 SOUTHERN AREA LANDSCAPE&WATER FEATURE EXHIBIT
EVS,INC. ARCHITECT
�Q' �' •�ITE LOCATION � WELLS&COMPANY ARCHITECTS
�- 10250VALLEVVIEWROAD L3 LANDSCAPE DETAILS
b �n �ssre��syi�anan�co�es in j SUITE123 TEL:612-669-2052
��nW¢ $ �aurel i�ve Q �aure�r ve `°'°�"�aOeY"'"Ss°26 + �rci.:_ ,;,� EDEN PRAIRIE,MN 55344 CONTACT:WILLIAM WELLS A2 PENNSYLVANIA AVE STREET ELEVATIONS AND TYP HOUSE ELEVATION
z � ?� TEL(952)646-0236 EMAIL�.wellsandcompany@yahoo.com
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� � � 4 EMAIL:dnash@evs-eng.com PLAN,SPECIFICAT[ON,OR
A3.1 FRONT HOUSE ELEVATIONS, INTERIOR PRIVATE RD,ST EIEVATIONS, xEroaT wns raErnxen av nas
OR UNDER MY DII2ECT
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� SUITE 123 ENGINEER UNDER THE LAWS OF
U' EDENPRAIRIE,MN55344 A4 REAR HOUSE ELEVATIONS UPGRADE OPTIONS 7HESTATEOFMINNESOTA.
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�� ,; E3enihana�. TEL:(952)646-0242
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David Nash
EMAIL:m.villiarts@evs-eng.com DATE 1012�12014
REGISTRATION NUMBER 21836
DRAWN BY CHECKED BY
VN/ZRE DJN/ZRE
DATE PROJECT#
10.23.2014 2011-038.1
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�SURVEY NOTES ■PROPERTY DESCRIPTION '" "��"Fn` ■LEGEND
� .<>. wLL '.;�... Parcel A: FouNo iRON MONUMENI • corviFEnous THEE I HEREBY CERTIFY THAT THIS
� The property address is 305 and 345 Pennsylvania Avenue South,Golden Valley,MN 55426. '� PI.AN,SPECIFICATION,OR
1. ThepropertyldentificationnUmber'SOS-117-21-21-0074and05-117-21-21-0004. ThatpartoftheNortheas[QuarteroftheNorthwestQuarterof5ecfionSTownship117,Range2l,HennepinCountyM'nnesota, (SEtTABLEFOHtREEINFoRMATION�
,��'��� or less.or 3.31 acres,more or less. described as follows Commencin t a t on the East line of sa d Nonheast Quarter of the Northwest 4uarter,distant 778 5a feet o eounao�PosT REPORT WAS PREPARED BY ME
.:��.�« 2 The property is 144,235 square feet,more g a pom �
� o oeaouous raee OR UNDER MY DIRECT
I 3. The property is located in Ihe city ot Golden Valley zoning disirict I-394 Mixed Use. 5outh of the Northeast corner thereof;thence West parallel with the Nonh line of said Norcheast Quarter of the Norchwest Quarter siaEEi sicN ISEE rae�E FOA raEE iNFoannnnorv) SUPERVISION AND THAT I AM A
• ���rt � e ������ � � � to its intersection with a line drawn parallel with and distant 2503 feet East of the West line of said Northeast Quarter of the o
�� ° j*; .� Building Setbacks Northwest Quarter as measured along a line parallel with the North line of said Northeast Quarter of the Northwest Quarter,said -� nNCHoa susH DULY LICENSED PROFESSIONAL
^�s � $ � . � Front Vard=751eet(Nonresidential or Mixed Use) point 6eing the actual point of 6eginning of the tract to be described;thence North parallel with the West line of the Nonheast po �� ENGINEER UNDER THE LAWS OF
�---�- - � ��� Front Yard=30 feet Residential Use ad t to Rt zonin district y aoweaao�e oveaHeno e�ecTaic THE STATE OF MINNESOTA.
( jacen g ) Quarter of the Northwest Quarter a distance of 84.72 feet;thence West parallel with the North line af said Northeart Quarter of the (�
Y� f ! ,. ,�,,,,�„ FroM Yard=10 feet(Res tlential Use) Northwest Quarte�a d'stance of 250 3 feet to the West I ne of sa d Quarter Quarte�,thence South along the West line of sa d \/ GAS MNNHOLE -o- UNDERGROUND GHS
w � : y Side=50 feet(ad'pining R1 zoning disinct) Quarter Quarter a d stance of 40l 915 feet,thence East parallel w th the North I ne of sa-d Quarter 4uarter a distance of 250 3 feet; pi uNOEacaouno FieEa oPlics
F � �,,,,,, Side=10 feet(adpining all other zoning disincts) thence North parallel w th the West I ne of sa d Quarter Quarter a d stance of 323 195 feet to the actual pomt of beg nn ng.Except A GAS METER -r-
�E t k �F Y�� Rear=501eet(ad'pining R1 zoning disMct) the Westerly 30 feet thereof according to the United States Government Survey thereof and s tuare n Henne in Count,M�nnesota. uNOEacaouNo tE�EPHONE Miehael R.Williams
�„ [�siTE�t�GAri�N a P v C� cnsvnv�E DATE 51 2 71 201 4
� � � ti�GA . Rear=10 feet(ad'pining all other zoning disincts) ��_
y ParcelB. Q TELEPHONEMANHOLE SNNITARVSEWERLINE REGISTRATIONNUMBER 4407G
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� �`�`��� Parking SetbaCks That part of the Northeast Quarter of[he Northwest Quarter of Secnon 5, p ge pm y, .. ..
Townshi 117,Ran 21,Henne Count Mnneso[a, rv STORMSEwERLWE
� �. 1 � Front=15 feet descr 6ed as follows.Commenc ng at a po nt on the East line of sa d Northeart Quarter of the Northwest Quarter,distant 778 58 feet � TE�EPNONE aEOEsrn�
� 345 Pennsylvania Avenue Soum Slde=151e¢� South of the Northeast corner thereof;thence West parallel with the North line of said Northeast Quarter of the Northwest Quarter O SANITARV SEWER MANHOLE a STOaM SEWEP CULVEaT
Golden Valley.MN 55426 Rear=151ee� to its in[ersection wich a line drawn parallel with and distant 250.30 feet East of the West line of Northeas[Quarter of the Northwest � nRAW'N BY CHECKED BY
Quarter as measured along a I ne parallel w th the North I ne of said Northeast Quarter of the Northwest QuaKer,thence$outh CATCH BAS W(GURB TVPE) WnTERMnIN
Au DIMENSIONS SHOWN naE w fERMS oF US SURVEV FEET �mpervlous Coverage parallel wi[h sa d West Lne of the Northeast Quarter of the Northwest Quarter a distanre of 323 195 feet[o the actual po nt of /�/+
CONTOUFSARE IN 1 FOOT INTERVALS CATCH BASIN(BEEHIVE) EDGE OF VEGENTION Lyy DJN
Mazimum=65 percent beginning of the land to be herein described;thenre South on said parallel line 199.10 feet,more or less,m the South line of said
Hoaizorvrn�onruM 4. Sanitary.Storm,and Water Main strudures are numbered per utility plans provided by the City ot Golden Valley. Northeast Quarter of the Northwest Quarter,thence West along said South line to the West line of said Northeart Quarter of the sToaM sEwEa htnNNo�E � nsaHn�i suaFncE
OiiIEN fATION OF THIS BEARING SVSTEM IS HENNEPIN COUNN COORDINATE 5. Location ot utilities(representative examples of which are listed below)existing on or serving ihe surveyed property as Northwest Quarte�,thence North along sa d West I ne to'ts ntersect on w th a line drawn parallel w th the North line of sa d �� DATE PROJECT#
svs1EM.souiHEarv zor�E.Nnoes,�5ss. determined by observed evidence together with evidence irom plans obtained irom utility companies or provided by client, Northeart Quaner of the Nonhwest Quarrer hom the actual point of beg nn ng,thence East to the actual po nt of beginn ng E.cept o- cAiE vn�vE -
and markin b utilit c m anies and other a riate sources.The surveyor does not warrant ihat ihe underground the Wescerly 30 feet and[he Southerly 50 feet thereof,accord ng to the Un ted States Government Survey thereof and s tuate n �.,,, "` coNCRErE suaFncE 5.22.2014 2071-038.1
VEIiTICAL DATUM/BENGHMARK 9s y y o P pprop Hennepin County,Minnesota, b HVDRANT
roa Nur oF nvoanrvr na utilities shown hereon,it any,are in ihe exact location as indicated,although the surveyor does cetlity tha�ihey are
E�EvnnoN=ea�.�96 FEEi located as accurately as possible from information available.The surveyor makes no guarantees that Ihe underground • Posi iNoicnioa vn�vE cuae nrvo cuiiEa
��ocniEo oN�nuaE�nvENUE naaaoxiMnrE�v sz5 FT.Ensr oF T��E utilities shown comprise all such utilities in ihe area,either in service or abandoned.The surveyor has nol physically Parcel C: ..
INTEFSECTION OF LAUREL AVENUE/PENNSYLVPNIA AVENUE� bcated the under d utilities.Utilities are shown to Level D and Level C. Pursuant to ms 216.d contact Gopher State WAiER MANHOLE
TOP NUT oF HVDRANT t is groun The West 250.3 feet of Ihe South 100A feet of the Nonh 693.86 feet of Ihe Northeast Quarter of the Northwest 4uarter.Except the $HEET NjIN�BER
e�evnriorv=ees.s2i One Call at 651-454-0002 pnor to any excavation.Underground utilities as shown are based upon available maps and Westerly 3o feet thereof,Hennepin County,Minnesota.
locates by utility locators irom Gopher State One Call ticket no.111603156.The locators may have or may not have C 101
�LOCATEO Ai THE MTERSECTION OF LAUREL AVENUE/PENNSVLVANIA PVENUE� loCated all undergfoUnd utili[ies. NOTE:The property description for Parcel C a6ove was taken from an abbreviated version per the Hennepin Counly Tax Department.
ELEVATION PROVIDEO BY THE GITY OF GOLDFN VALLEY 6. Field work was completed on June 24.2011.
7. A portion ot ihe improvement and topographical teatures on Parcel 3 were not tield located.
8. Existing Parking stalls is 101 stalls �
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1 GREEN ASH 11" REMOVE 2 31 SUGAR MAPLE 9" REMOVE 2 TOTAL CALIPERS QN.)IN SURVEY=1,111 �_ � .�I .. � ��8 58 — SUPF.RVISION AND TFIAT I AM A
��� I 2 RNER BIRCH 15' R E M O V E 2 3 2 S U G A R M A P L E 1 1" REMOVE Z T O T A L C A L I P E R S Q N.)O N S I T E=1.023 ��-, _������I I
j 7 DULY LICENSED PROFESSIONAL
3 RIVER BIRCH 10' REMOVE 2 33 SUGAR MAPLE 9" REMOVE 2 TOTAL REMOVED ON SITE(IN.)=88% � ��I NE GOR.OP NE 1/40F f ENGINEER UNDER THE LAWS OF
4 GREEN ASH 9' REMOVE 2 34 SUGAR MAPLE 11" REMOVE 2 NW 1/4 SEC.S
REMOVE 2 TOTAL TREES W SURVEV=61 \ THE STATE OF MINNESO .
5 GREEN ASH 11' REMOVE 2 35 SUGAR MAPLE 10' REMOVE �
I 6 GREENASH 6" REMOVE 2 36 SUGARMAPLE �' REMOVE p TOTALTREESONSITE=58
� 7 CHERRV 6' REMOVE 2 37 SUGAR MAPLE 7" I -. --
8 HACKBERRY 6" REMOVE 2 38 SUGAR MAPLE 9" REMOVE 2 TOTAL TREES REMOVED ON SITE=49 David Nash
I 9 JUNIPER 20'DRIP LINE REMOVE 2 39 SUGAR MAPLE 10' REMOVE 2 TOTAL REMOVED ON SITE PERCENTAGE=84 o DATE 101 291 2014
10 COTTONWOOD 42' REMOVE 4 4a BLUESPRUCE 20" REMOVE 2 LEGEND REGISTRATIONNUMBER 21836
11 COTTONWOOD 36' REMOVE 4 41 eLUESPRUCE 20" REMOVE 2 .
12 COTTONWOOD 48" REMOVE 4 42 BWESPRUCE 15" REMOVE 2 PERCENTOFTREEREMOVAL(N): � pROTECTTREE
13 COTTONWOOD 48" REMOVE 4 43 COTTONWOOD 60' REMOVE Z qLLOWABLE=4Z5% � PROTECTEXISTINGRETAININGWALL
14 COTTONWOOD 48" REMOVE 4 44 BLUESPRUCE 15" REMOVE 2 Q REMOVETREE
15 COTTONWOOD 32" REMOVE 4 45 BOX ELDER 6 TRUNKS,EACH AT4"SAVE ACTUAL=84% � REMOVE BUILDING AND ANCILLARV STRUCTURES DRAWN BY CHECKED BY
16 COTTONWOOD 32" REMOVE 4 46 BLUESPRUCE 13" REMOVE 2 REPLACEMENT=36.5%=>45TREESx36.5/=16 � REMOVESTAIRS
17 COTTONWOOD 32' REMOVE 4 47 DECIDUOUS 24" REMOVE 2 (FROM LARGEST REMOVED TO SMALLEST) � PROTECT EXISTING SERVICES TO BE USED. VN/ZRE DJN/ZRE
18 GREEN ASH 28" REMOVE 4 4� ASH 18" REMOVE 2 (IF EXISTING SERVICE IS NOT TO BE USED,REMOVE BACK TO MAIN AND PLUG.)
19 GREEN ASH 32" REMOVE 6 49 DEqDUOUS 24" FEMOVE 2 6.1 REMOVE LENGTH OF EXISTING SERVICE 8 PLUG 10 FT FROM R/O/W FOR PROPOSED USE. DATE PROJECT#
20 GREEN ASH 28" REMOVE 4 � DECIDUOUS 12" SAVE REPLACEMENT PER CATEGORY B: REMOVE PAVEMENT SECTION(SEE C401)
27 SUGARMAPLE 9" REMOVE 2 51 DECIDUOUS 8" SAVE NUMBERREQUIRED=60 � BITUMINOUSCUT(SEEC401) 10.23.2014 2011-038.1
52 DEqDUOUS 12' SAVE
22 SUGAR MAPLE 10' REMOVE 2 53 DECIDUOUS 15" SAVE NUMBER PROPOSED=69 �
23 SUGAR MAPLE e" REMOVE 2 54 DECIDUOUS 18" SAVE TREE REPLACEMENT REQUIREMENTS ARE MET. �
24 SUGAR MAPLE 12" REMOVE 2 55 DECIDUOUS 18" SAVE
25 SUGAR MAPLE 12' REMOVE Z 56 DECIDUOUS 12" SAVE REFER TO LANDSCAPE PLAN FOR REPLACE SIZE,
26 SUGAR MAPLE 12" REMOVE 2 57 DECIDUOUS 16" SAVE SPEqES AND LOCATION. SHEET NUMBER
27 SUGAR MAPLE 15' REMOVE 2 58 DECIDUOUS 6" SAVE 0 30 60
28 SUGAR MAPLE 10' REMOVE 2 59 DECIDUOUS 18" SAVE �� O�
29 SUGAR MAPLE 10" REMOVE Z 60 DECIDUOUS 18' SAVE SCALE W FEET
30 SUGAR MAPLE 8" REMOVE Z 61 MAPLE 60" REMOVE 6
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GRADING NOTES LEGEND
I HEREBY CERTIFY THAT THIS
i. PROPOSEDCONTOURSNRETOFINISHEDSURFACEELEVATION.SPOTELEVATIONSALONG
PROPOSED CURB DENOTE FLONhINE GRNDE. PLANTING MEDIUM NOTE: PLAN�SPECIFIC.ATION�
2. THE CONTRACTOR SHALL TAKE ALl PRECAUTIONS NECESSARV TO NVOID PROPERTV�AMPGE TO 12�MIN DEPTH OF PLANTING MEDIUM REPORT WAS PREPARED BY ME
no�ncENT aaovERnEs ouRiNc rHE coNsrauclioN annsEs oF THis PRo�ECT.7HE WELL BLENDED UNCOMPACTED HOMOGENIUS MIXTURE� OR UNDER MY DIRECT
coNTRncroe mnu ee He�o so�e�v ResPONsis�e FOR nNv onMnces To rHe nodnceNT � EXISTING CONTOUR 70%SAND(FlNE FILTERAGGREGATE MNDOT 31492J OR AASHTO M6) SUPF,RVISION AND TI-IAT[AM A
-----"-�-`� 30%COMPOST(GRADE 2 MNDOT) _.
PROPERTIES OGCURRING DURING THE CONSTRUCTION PHASES OF THIS PROJEGT. - DULY I,ICENSED PROFESSIO
3. THE CONTRACTOR SHALL COMPLETE THE SITE GRADING CONSTRUCTION IN ACCORDANCE NATH (EXTEND TO MIN ZONE 2 BOUNDARV AS SHOWN) -�� �� ENGINEER UNDER THE LAWS OF
THE RE�UIREMENTS OF THE ONMERS SOILS ENGINEER.ALL SOIL TESTING SHPLL BE COMPLETED ------------
PROPOSED CONTOUR Z�ne� THE STATF.OF MINNESOTA.
Sitleslope Sd Max i
BV THE ONMERS SOILS ENGINEER.THE CONTRACTOR SHALL BE RESPONSIBLE FOR COOR�INATING SOd Of SC¢d NetIV2 Of TUIf I
ALL RE�UIRE�SOIL TESTS AN�INSPECTIONS NATM THE SOILS ENGINEER. SPOT ELEVATIONS: MIII 1.0�dbOVC H WL ZOfI¢7 -
4. THE GONTRNGTOR SMPLL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIG CONTROL 4"PEd ravel filter I Undulating Bottom 5-70'Width from Draintile Location .
DEVICES SUCH AS BARRICADES,WARNING SIGNS,DIRECTIONAL SIGNS,FLAGMEN AND IIGHTS TO , (7W/B1(�RETA��dING WALL around tlraintile Vegetation Plant with Seed Mix 310 ar 328(native)Maz Slope 2%. David Nash
CONTROL THE MOVEMENT OF TRAFFIC NhiERE NECESSARY.TRAFFIC GONTROI DEVICES SHHLL 915 0� (FF) FINI$�'1ED F�OOR RC�Bf(0�dfIdSG2(e Pldfl � See Plan tor Approx.Bountlary.Drointile to routes to �ATE 101�31 2014
CONFORMTOAPPROPRIATEMINNESOTADEPHRTMENTOFTRANSPORTATIONSTAN�AROS. r9�S.OBW (G) FINISHEDGRADE (O�fl¢fWiSC502d351fIdIG2t8dlfl I OCS�typlCdl�. REGISTRATIONNUMBER 21878
5. THE TREESAND OTHER NANRAL VEGETATION NATHIN THE PROJECTHND/OR ADJACENTTO THE �g� BITUMINDUS Planting MeAium(See Note) �fI15dB�311 PIdfIV18W fIO�C)
PROJECT ARE OF PRIME CONCERN TO THE CONTRACTORS OPERATIONS AND SHALL BE N 915.0 B` C CONCRETE I
RESTRICTEDAREN.HENALLBERE�UIREDTOPROTECTTHETREESWHICHARETOBESAVE�TOBE � � � BA$INBOTTOM FIIlEfldbllCbUfiBd2 E. I CdtEJOfy3EfO510fIC011tfOIBIdI1kCt
SURE THAT THE E�UIPMENT IS NOT NEEDLESSLV OPERATEO UNDER NEARBV TREES AND SHALL (GL) GUTTER LINE -- installed on bottom antl up to the HWL o( DRAWN BY CHECKF.D BY
E%ERCISE EXTREME CAUTION IN WORKING ADJACENT TO TREES.SHOULD ANV PORTION OF THE (7C) T�P BACK OF CURB � ARIES-i basin and down emergency overtlow path
� I I
TREE BRANCHES RE�UIRE REMOVHL TO PERMIT OPERHTION OF THE CONTRACTORS E�UIPMEM, �'� MATCH EXISTING 6"DRAINTIL I'Cf Fdbflt I
HE SHALL OBTAIN THE SERVICES OF A PROFESSIONHL TREE TRIMMING SERVICE TO TRIM THE on side slopes witl�buned edge. unless otherwise tlescribed wi[h rip rap. VN/ZRE DJN/
TREES PRIOR TO THE BEGINNING OF OPERHTION.SHOULD THE CONTRAGTORS OPERATIONS I
RESULT IN THE BREAKING OF ANV LIMBS,THE BROKEN LIMBS SHOULD BE REMOVE�IMMEOIATELV WD WALKOUT I ( �\ZOf1¢2 DATE PROJECT SI
PND CUTS SHALL BE PROPERLY PftOTECTED TO MINIMIZE HNY tASTING DAMAGE TO THE TREE.NO !�-VARIES� � Max Sitleslope 39%
TREES SHALL BE REMOVED WITHOUT AUTHORIZATION BV THE ENGINEER.COSTS FOR TRIMMING LQ L��KOUT � Seed Miz 310 or 328(native) 10.23.2014 2011-038.1
SERVICESSHALLBECONSIDEREDINCIDENTALTOTHECONSTRUCTIONANDNOSPECIALPAVMENT �\ ��
w,LLeEMADE SECTION VIEW --
R RAMBLER no��o scale
6. IFTHECONTRACTORENCOUNTERSANYDRPINTILENATHINTHESITE.HEORSHESHALLNOTIFV PLAN VIEW
THE ENGINEER IMTH THE LOCPTION.SIZE.INVERT AND IF THE TILE LINE IS ACTIVE.NO ACTIVE TILE
SHALLBEBACKFILLE�WITHOUTREVIEWDISCUSSIONANDAPPROVALFROMTHEPROJECT SLO/SWO SIDELOOKOUT/SIDEWALKOUT f10I�O5Cdl2 SHEETNU
ENGINEER.
]. ALLRETAININGWALLSTALLERTHAN4FEETSHALLBEDESIGNEDBVNSTRUGTIIRALENGINEER. SL SPLITLEVEL � BIOFILTRATION BASIN(TYP) ��0
B. MAXIMUM SLOPE TO BE 3'.1.CATEGORV 3 EROSION CONTROI.BLANKETS ON SLOPES OVER 3'.1. NOT TO SCALE
9. MINIMUM DRIVEWAY SLOPE SHALL BE 2%,MAXIMUM DRIVEWAY SLOPE SHALL BE 10%. TUG TUCK UNDER GARAGE
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SEQUENCE OF CONSTRUCTION NOTE TO CONTRACTOR LEGEND
PHASE I: THE EROSION CONTROL PLAN SHEETS ALONG VNTH THE REST OF THE SWPPP —v—� MACHINE SLICED SILT FENCE
1. INSTALL STABIIIZED CONSTRUCTION ENTRANCES. MUST BE KEPT ONSITE UNTIL THE NOTICE OF iERMINATION IS FILED WITH THE
4. INSTALL OFF-SITE INLET PROTECTION. MPCA.THE CONTRACTOR MUST UPDATE THE SWPPP,INCLUDING THE EROSION Tsg TEMPORARV SEDIMENT BASIN
CONTROL PLAN SHEETS AS NECESSARY TO INCLUDE ADDITIONAL �-�
5. PREPARE TEMPORARY PARKING AND STORAGE AREA. RE�UIREMENTS,SUCH AS ADDITIONAL OR MODIFIED BMPS DESIGNED TO
CORRECT PROBLEMS IDENTIFIED.AFTER FILING THE NOTICE OF TERMINATION, � t HEREBY CERTIFY THA
6. CONSTRUCT SILT FENCES ON THE SITE. WLET PROTECTION DEVICE-IN STREET p 30 60 PLAN,SPECIF[CATION,OR
THE SWPPP.INCLUDING THE EROSION CONTROL PLAN SHEETS,AND ALL � REPORT WAS PREPARED BY ME
7. CONSTRUCT THE SEDIMENTATION AND SEDIMENT TRAP BASINS. REVISIONS TO IT MUST BE SUBMITTED TO THE OWNER,TO BE KEPT ON FILE IN ��� OR liNDER MY DIRECT
8. INSTALL TEMPORARY BASIN/POND OUTLETS. ACCORDANCE WITH THE RECORD RETENTION REQUIREMENTS DESCRIBED IN O WLET PROTECTION DEVICE-IN GREEN AREA SCALE IN FEET SUPERVISION AND THAT[AM A
THE SWPPP NARRATIVE. DL`LY LICENSED PROFESSIONAL
9. HALT ALL ACTIVITIES AND CONTACT TNE CIVIL ENGINEERING CONSULTANT ENGINEER UNDER THE LAWS OF
TO PERFORM INSPECTION OF BMPs.GENER4L CONTR4CTOR SHALL � RIPRAP W/NON-WOVEN FILTER FABRIC THE STATE OF MINNESOTA.
SCHEDULE AND CONDUCT STORM WATER PRE-CONSTRUCTION MEETING
WITH ENGINEER AND ALL GROUND DISTURBING CONTRACTORS BEFORE EROSION CONTROL MATERIALS QUANTITIES
PROCEEDING VNTH CONSTRUCTION. EROSION CONTROL BLANKET-CATERGORY 3 -
David Nash
DATE 1 01 211 2 014
10. CLEAR AND GRUB THE SITE. ITEM UNIT QUANTITY REGISTRATION NUMBER 21836
11. BEGIN GRADING THE SITE. INLET PROTECTION DEVICE(IN STREEn EA 6 ROCK CONSTRUCTION ENTRANCE
INLET PROTECTION DEVICE(IN GREEN AREA) EA 1
12. START CONSTRUCTION OF BUILDING PAD AND STRUCTURES. EROSION CONTROL BLANKET SF 6,750
PHASE IC SILT FENCE �F �•950 DRAWN BY CHF.CKED BY
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VN/ZRE DJN/ZRE
2. INSTALL UTILITIES,UNDERDRAINS,STORM SEWERS,CURBS AND GUTTERS.
3. WSTALL RIP RAP AROUND OUTLET STRUCTURES- DATE PROJECT#
4. INSTALL ON-SITE INLET PROTECTION.
10.23.2014 2011-0 .
5. PREPARE SITE FOR PAVING.
6. PAVE SITE.
7. COMPLETE GR4DING AND INSTALL PERMANENT SEEDING AND PLANTING. SHEET NUMBER
PERMANENT SEEDING AND MULCH TO BE ESTABLISHED WITHIN 72 HOURS
OF ROUGH GRADING.ROUGH GRADING IS COMPLEiION OF SITE GRADING ��0�
BEFORE UTILIN&STREET WORK BEGINS.
8. REMOVE ALL TEMPORARY EROSION AND SEDIMENT CONTROL DEVICES
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LEGEND
MATERIAL NOTES UTILITY NOTES
� - GATEVALVE
ALL MATERIALS SHALL BE AS SPEGFIED W CEAM SPECIFICATIONS EXCEPT AS 1. THE CONTR4CTOR IS SPEGFICALLY CAUTIONED THAT THE LOCATION ��
MODIFIED HERIN. AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS � CURB STOP
BASED ON RECORDS OF THE VARIOUS U7ILITY COMPANIES AND,WHERE
1. ALL MATERIALS SHALL COMPLY WITH THE RE�UIREMENTS OF THE CIN. POSSIBLE,MEASUREMENTS TAKEN IN THE FIELD.THE INFORMATION IS NOT � HYDR4NT I HEREBY CERTIFY THA'[THIS
2. ALL SANITARY SEWER TO BE PVC SDR-35 FROM 0'-16'DEEP,OR SDR-26 FROM TO BE RELIED ON AS BEING EXACT OR COMPLETE.THE CONTRACTOR MUST PLAN,SPECIFICATION,OR
>18'DEEP,UNLESS NOTED OTHERWISE. CALL THE APPROPRIATE Ui1lITY COMPANY AT LEAST 48 HOURS BEFORE ANY I WAiERMAIN REPORT WAS PREPARED BY biE
3. 8 INCH WATERMAIN TO BE PVC G900 DR18 WITH 7.5 FEET MINIMUM COVER. EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES.IT SHALI BE OR UNDER MP DIRECT
4. ALL STORM SEWER PIPE TO BE REINFORCED CONCRETE PIPE VNTH R-4 THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING � SANITARY MANHOLE SUPERVISION AND TI-IAT I AM A
JOINTS AND RUBBER GASKETS,UNLESS NOTED OTHERVNSE. UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN DULT LICF.NSED PROFESSIONAL
5. RIP-RAP SHALL BE MNDOT CLASS 3. ON THE PLANS.THE LOCATIONS OF SMALL UTILITIES SHALL BE OBTAINED BY � SANITARV SEWER ENG[NEER UNDER THE LAWS OF
6. ALL WATERMAW SERVICES SHALL BE I INCH HDPE. THE CONTRACTOR,BY CALLING GOPHER STATE ONE CALL AT(651)454-0002. iHE STATE OF MINNESOTA.
7. ALL SANITARY SEWER SERVICES TO BE 4"PVC SDR 35. STORM CATCH BASIN/OUTLET CONTROL STRUCTURE/
8. 4"PERFORATED DR4INTILE TO BE INSTALLED 50'EACH SIDE OF ALL LOW 2. SAFETY NOTICE TO CONTRACTORS:IN ACCORDANCE WITH GENERALLY � � � � � FLARED END SECTION
POINTS ACCEPTED CONSTRUCTION PRACTICES,THE CONTRACTOR SILL BE SOLELY
AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, �� STORM SEWER David Nash
INCLUDING SAFEN OF AlL PERSONS AND PROPERTY DURWG DATE 101 2312014
PERFORMANCE OF THE WORK.THIS REQUIREMENT WILL APPLY ___�___�___�_ DRAINTILE REGISTRATION NUMBER 21636
CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.THE �
DUTV OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION
REVIEW OF THE CONTRACTOR'S PERFORMANCE IS NOT INTENDED TO
INCLUDE REVIEW OF THE ADE�UACV OF THE CONTRACTOR'S SAFETV
MEASURES IN,ON OR NEAR THE CONS7RUCT10N SITE. DRAWN BY CHECKED BY
3. ALL AREAS OUTSIDE THE PROPERTY BOUNDARIES THAT ARE DISTURBED BY VN/ZRE DJN/ZRE
UTILITY CONSTRUCTION SHALL BE RESTORED IN KIND.SODDED AREAS
SHALL BE RESTORED VNTH 61NCHE5 OF TOPSOIL PLACED BENEATH THE DATE PROJECT#
SOD.
10.23.2014 2071-038.1
4. FINISHED GR4DE IS THE CENTERLINE PROFILE.MANHOLE RIMS DEVIATE �
FROM THE CENTERLINE ELEVATION AS A RESULT OF THEIR OFFSET AND ARE �
SHOWN ACCORDINGLY.
5. SEWER SERVICE STATION SHOWN IS THE DISTANCE FROM DOWNSTREAM SHEET NUMBER
MANHOLE TO WYE CONNECTION. 0 30 60
6. CIN OF GOLDEN VALLEY STANDARD DETAIL SPECIFICATIONS SHALL SCALE IN FEET ��O O
GOVERN.
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MATERIAL NOTES NOTES
i. ALL MATERIALS SHALL COMPLY WITH THE RE�UIREMENTS OF THE CITY. 1. ALL CURB AND PAVEMENT TO BE REMOVED ON PENNSYLVANIA AVENUE ��
2. ALL SANITARY SENIER TO BE PVC SDR35 FROM 0'-18'DEEP,OR SDR-26 FROM SHALL BE SAWCUT.
>18'DEEP,UNLESS NOTED OTHERWISE. 2. MATCH EXISTING CURB AND PAVEMENT SECTION. p 50 100
3. B INCH WATERMAIN TO BE PVC C-900 DR18 WITH 7.5 FEET MINIMUM COVER. 3. SEWER SERVICE STATION IS THE DISTANCE FROM DONMSTREAM MANHOLE
4. ALL STORM SEWER PIPE TO BE REINFORCED CONCRETE PIPE W1TH R-4 TO VN'E CONNECTION. # DATE REV[SION
JOINTS AND RUBBER GASKETS,UNLESS NOTED OTHERWISE. 4. ADDITIONAL SMALL UTILITIES MAV EXIST IN PENNSYLVANIA AVENUE SCALE IN FEET gp0 . - - - -� -� A 11/07/2014 CITY REVISIONS
5. RIP-RAP SHALL BE MNDOT CLASS 3. BOULEVARD.FIELD VERIFY. . . . � . . � - � �. �
6. ALL WATERMAIN SERVICES SHALL BE I INCH HDPE � - _ . . . . B Il/25/2014 CITY REVISIONS
7. ALL SANITARY SEWER SERVICES TO BE 4"PVC SDR 35. , - . . . . . , . . . .
I�I � - � I C l2/ll/2014 24 LOTS SITE PLAN
i .
� 915 .
_ 9� 'I �S � . . . . . � . . . .
900 --. .-- � . � �. . . . . . . .
SSMH 10
� . . . . . . . . .. � SSMH 11 / . . � RIM=909.80 . .
. . RIM=909.50 .. . . . INV�4l)=900.77
. . �. . . . . . . . INV(E}=89J.Ot� � - �
� - SSMH 37� ' . .. . . . . . . . 910 __. 970 I � . �. � "HYDRANT 910
. RIM=893.00 . . . . . . . . . . . . . . I 970 �
I �5 . . . . . . NV(E)=880.85 . . . . . . . . . . . . . . . �5 . . . . . .. . . . , . � . . � �. . . . . . I
INV(SW)=880.65 E%SSMH 22
SSAIH 32 � RIM=904.30 . � SSMH�21�
RIM=B9028 � . . . . . .. . . . � � INV(E)=892.72� RIM=903.10 . �. . . . . . . . . . . . .
� INV�NE)=B8 . . . . . . . �. . . . . . . . . . . , � . . . � . .
8� � INV(E)=893.11 SSMH 20 �
� Ex RCP � � � � INV(W)=893.11 RiM=901.40 . 9� t HEREBY CERTIFY THAT THIS
890 V.-88�6 . . . 890 � . . . . .. . . . It�V(W)=893:63 � 905 . . . . . . . . .
�FlELo vERIFY SSMH 3d �r� PLAN,SPECIFICATION,OR
� , . . . . RIM=8B5.90� � HYDRANT I �24b'-e" PVC OR NDERAMY DIRECTD BY ME
. � � � � � - ANV(W)=881.57 � . . . . . � . . . ,
` � HYDRANT. . � � � � � � � _ SUPERVISION AIVD THAT I AM A
� � 900 I � DULY LICENSED PROFESSIONAL
r r.98'-8" PV I
,. tb._e.• PVC . . . . . . . .. . � � � I I � . . . � . � . . . . I�� . 9� iHE,STATEOFMINN SO AWSOF
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, CROSSING Ipry Sp A��UTILIiIES
AVENUE ENNSY�VANIq Q �µ� FIELD VERIFy SMALL U71LITIES
BEC FlELD VERIFy SMALL UTILITIES AVOSSING ON PENNSYLVANIA
_ _ A ceossiNc oN aENNsr�vnNw E"uE ENGINEERING
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STMH 2 CBMH�9-z4' RCP O 0.317< �L�---�� �RCP O�. � INV(5)=904.99 IN N =68�11 - �
� RIN 885.34 RIM 88570 NVN88882.70 � � � STMH�6� � �- � I( � � �ST�M�H 2 L�• FCBMHj' Laurel Ponds One
INV(N) 692.09 INV(N) 882 29 85.34 RIM=885.30z4 RC
()- � � � LOCATION
��.. iNv(sw)=aez.oe iNv(s)=aez.ze iNv(s)=aez.aa ceMH 5 RIM=90928
'' I 3'SUMP W/SNOUT RIM=900.70 �� �
.. INV(N)=895.98 INV(W)=904.99 `I 62.09 (--yp�
� INV(5)=895.98 INV(S)=904.99 ' INV(SW)=882.09-11JV(S)=dtlZ29� Golden Valley� MN
3'SUMP W/SNOUT
I SHEET
� I� � � Storm Plan
&Profiles
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azo
920 .. ... _. _.. _... __ _. .. .._ - ._ _. .._ ._ _.- _ _'-�
�� � � . . . . � � 0 50 100
. . .. . . . . . . � . . . . . . . . . . . . . . /. . . SCALE IN FEET
.. . . . . . . . . . . . . . . . . . . . . . . . . . . / � 91S �
91S � . . . . . . . . . . . . . . .
-. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . / �STMH 6
� . . . . . . . . . . . . RIM=90928�
. . . . � . . � . . . . . . . . . . � . . . . . . . . . � . iNv(w)=9o4.es # DATE REVISION
� . . . . . ' . . . � . . . . . . . � - INV(S)=904.99
_ . . � - - � � � � � - � � � � � � � - � � � � � � � / g�o A 11/07/2014 CITY REVIS[ONS
910 . . � �. . . . . . . . . . . . . . . . . . . . . .�
. � - � � � - � � - � � . . . B 11/25/2014 CITY RF.VISIONS
. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. �. . . C t2/17/2014 24 LOTS SITE PI.AN
. . . . . . . .. . . . . . . . . . . . . � � .
� . . . . . . . . . . . . . . . . . . . . . CBMH 5 � � / � . . . �
RIM=900.70
NV(N)=895�8
�, . . . . . . . . . . . . . . . . . . . � INV�S)=B 5.
. . . . . . . . . . . . . . . . . . . . . . . . . . /. . . . . . . �
�, B00 . . . . . . . . . . . . . . . . . . . . . -
. . . . . . . . . . . . . . . . . . . . . . . . � � 175'-15'RCP�S.16X . . .
. . . . . . . . . . . . . . . . . . . . . ./ . . . . .
B95 . . � . . . . . . . . .. . . . . . . . . . .� /. . . . . . . .. . � B95 g� . . . . . . . e� PLAN SPEC FICAI'ION�,OR HIS
/ � . REPORT WAS PREPARED BY ME
. . . . . . . . . j� � � � � � � . _ , . �. OR UNDER MY UIRECT
� � � � � 2"HIGH DENSItt � � �� � � � � � � � . . . . . ggp _ d90 SUPERVISION AND TtIAT I AM A
POLYSTVRENE �H 4� . . . . . . . . . . . . . . . - - _ . . . EX STCB 1.1
INSuv.7lON LAYER . DULY LICENSED PROFESSIONAL
� .FES t . RIM=887.5a � � � � � � � � - 915 '_ � � � ENGINEER L'NDER THE LAWS OF
Iggp INV(NE)=8B2.00 INV(�i=882.7 . . . . . 890 . . . . 915 � RIM=884.90
r� STMH 2 CBMN 3 iNJ(S)=8 .aa . _ . . .. .. . . . . . � iNv(E)=88a.to� - � THE STATE OF MINNESOTA.
�RIM=885.J4 RIM=085.J0
, INV(N)=862.09 INV(N)=88229/ . . . . . . . . �CB�7 � � - .
INV(SW)=882.09 INV(S)=802/f . 193�-15"RCP.m fi.909. . . . . . . . . . . RIM=908.70 p�. 883
4'SUMP INV(E)=905.70 OCS 1 27 IN DaVld Nash
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. . . . . ' �yy am . . . . . . s�o iNv(w)=aeaso
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RIM=909.28
INV(W)=904.99
.INV(5)=904.99 880 �
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Cleditaa triwnthoa var.inermie $KriINE HONEYLOCUSf 2.5' BB 9 �
'Skycole S�rtingo roticulata Ywry Silk' NORY SRl(J�PAN6E TREE IJUC 6' BB 22 CLUA�FORM Kathleen O'Connell
3. ALL TREES AND SHRUBS ALONG EAST PROPERTY LINE DATE ,o�,b�2a,°
REGISTRATION NUMBER 20862
Quercua rubra NORIHERN RED QVC 2.5' BB 8 Alalue�Proirifire' MLVPoFlRE CR1B 6� BB 17 CLUYP FORA1 COUNTED THIS SHEET.
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puercus rubra NOR7HERN RED ONC 2.5' BB 8 ya�ip�p���fro pRNPoFlRE CW�B 8� BB 17 CLUMP FORM O Kathleen0'Connell
Nepeto foasenii'Wolkers Im� WALI(ER'S LOW GTAIM +� ��T� 4
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REGISTRAT[ON NUMBER 20862
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s MASS PLANTING BED PLANTING BED / MIXED
LANDSCAPE WORK TO BE COMPLETED AFTER FINISH
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GRADING IS COMPLETED BY OTHERS.
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NOTE:GUYASSEMBLY OPTIONALBUT� -;.. ° �� ° LATEST EDITION OF THE AMERICAN STANDARD FOR
1. SCARIFYBOTfOMANDSIDESOFHOLEPRIOR 'CONTR4CTORASSUMESFULL T �t� NURSERY STOCK, AMERICAN ASSOCIATION OF NURSERYMEN. cLiENT
TO PLANTING RESPONSIBILITY FORMAINTAINING ��_��
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�DURATION OF THE GUARANTEE PERIOD � �
2. TRIM OUT DEAD WOOD AND WEAK AND/OR - � � � ,
DEFORMED PMGS.DO NOT CUT A LEADER. Y� P L A N Pft0 6CT
cuvnssenne�v-�s•Po�raROPv�eNe ' � �� Y�` ALL TREE TRUNKS SHALL BE SURROUNDED BY A MINIMUM ]'
DO NOT PAINT CUTS. OR POLYETHYLENE(40 MIL)1-1/2"WIDE � �E
� OF 2 FOOT RADIUS WITH 3" THICK SHREDDED HARDWOOD Laurel Pond
STRAP(TVP)DOUBLE STR4ND 10 GA �
3. SETPLANTONUNDISTURBEDNATNESOILOR '`� �-�-f MULCH.
THOROUGHLYCOMPACTEDBACKFILLSOIL WIRE,2-7"ROLLEDSTEELPOSTS , • r g" 2-P�Y RU9BER HOSE
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BACKFILL WITHIN APPROXIMATELY 12"OF THE 120� �pp� ORIENTATION OF GUY I
TOPOFROOTBALL,WATERPLANT.REMOVE LINESANDSTAKES ,� TREE WRAP Landscape Plan
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5. PLUMBANDBACKFILLWITHBACKFILLSOIL. q���•SHREDDEDBARKMULCH � tO -BACKRLL MIX PLANT SYMBOLS SHOWN ARE FOR LOCATING THE POSITIONS
6. WATERTOSETfLEPLANTSANDFILLVOIDS. 2"x2"z24"WOODSTAKESETAT � FOR PLANTING. SIZES SHOWN DO NOT NECESSARILY
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8. PLACEMULCHWiTHIN48HOURSOFTHE '!�iiii��,ii� , - _ PROPERTY FROM INSTALLATION ACTIVITIES AT NO ADDITION
SECONDWATERINGUNLESSSOILMOISTURE lilll G91111�II�.II�TI���il��= UNDISTURBEDORSTABILIZED NOTE: SEE °LANTING NOTES FOR THE TYPE OF MOLCH UATER'.AL �0 us���. EXPENSE TO THE PROPERTY OWNER.
IS EXCESSIVE ��SUBSOILS
# DATE REVISION
DECIDUOUS TREE PLANTING THE LANDSCAPE ARCHITECT SHALL APPROVE FINAL BED
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KNOW ALL PERSONS BY THESE PRESENTS:Laurel Pond LLC,a Minnesota limited liabiliry company.owner \ � �- --__ �
ol lhe tollowing described property siwated in ihe Counry of Hennepin,Sta�e ol Minnesota,to wit: That part of the Northeast 1/4 of the Northwest 1/4 of Section 5-117-21,Hennepin County,Minnemta I �^�^ '--- � — I
described as follows: 1 V U ^^^�T��^'
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That part of the Northeast Quarter of the Northwest Quarter of Section 5,Township ill,Range 21,
Hennepin County,Minnesota,described as follows Commencing at a point on the East line of said Northeast 1/4 of the Northwes[1/4 distant 648A feet
South of the Northeast corner thereof;thence West parellel with the North line of said Northeast 1/4 of I,Michael R.Williams,do hereby certity ihat ihis plat was prepared by me or under my direct supervision:ihat I (iESIDENT AND REAL ESTATE SERVICES,Hennepin County,Minnesota
Commencing at a point on the East line of said Northeast quarter of the Northwest quarter,distant the Northwest 1/4 a dis[ance of 1100 feet,more or less to a point distant 25030 feet East from the am a duly Licensed Land Surveyor in ihe Slale ot Minnesota;ihat ihis plat is a correct representabon of ihe
778.58feet5outhoftheNortheastcomerthereof;thenceWestparallelwiththeNorthlineofsaid WestlineofsaidNortheastl/4ottheNorthwestl/4asmeasuredalongsaidparallelline,saidpoint boundarysurvey,ihatallmathematicaldataandlabelsarecorrectlydesignatedonihisplat;thatallmonuments Iherebycenitythattaxespayablein2o_andprioryearshavebeenpaidforlanddescribedonthisplat.
NortheastquarteroftheNorthwestquartertoitsintersectionwithalinedrawnparallelwithand beingtheac[ualpointofbeginningotthetrac[tobeherebydescribed;thenceNorthparallelwiththe depictedoniheplathavebeen,orwillbecorrectlysetwithinoneyear;thatallwaterboundariesandwellands. datedihis_dayot ,20
distant 2503 feet East of the West line of said Northeast Quarter of the Northwest Quarter as West line of said Northeast 1/4 of the Northwest 1/4 a distance of 54.14 feet;thence West parallel with as detined in Minnesota Sfatutes.Section 505.01,Subd.3,as of ihe date oi this cerlificate are shown and labeled
measured alon line arallel with the North line of said Northeast 4uarter of the Northwest the North line of said Northeast 1/4 of the Northwest 1/4 a distance of 250.3 feet to the West line of on ihis plat;and all public ways are shown and labeled on the plat.
g a p Mark V.Chapin.Cowty Auditor
4uarter,said point being the actual point of beginning of the trac[to be described;thence North said Northeast 1/4 of the Northwest 1/4;thenre South alongthe West line of said Northeast 1/4 of the Dated this day of 20_
parallel with the West line of the Northeast quarter of the Northwest Quarter a distance of 84.R Northwest 1/4 a distance of 100 feet;thence East parallel with the North line of said Northeast 1/4 of gY ,Deputy
feet;thence West parallel with the North line of said Northeast quarter of the Northwest quarter a the Northwest 1/4 a distance of 25030 feet;thence North parallel with the West line of said Northeast
distance of 2W.3 feet to the West line of said QuarterQuarter;thence South alongthe West line of 1/4 of the Northwest 1/4 a distance of 45.86teet to the aRual point of beginning,Hennepin County, Michael R.Williams,Licensed Land Surveyor
said Quarter-quarter a distance of 407.915 feet;thence East parallel with the North line of said Minnesota. Minnesota License No.44076 SURVEY DIVISION,Hennepin County,Minnesota
Quarter�uarter a distance of 2503 feeq thence North parallel with the West line of said
Quarter-quarter a distance of 323.195 feet to the actual point of beginning.Ezcept the Westerly 30 Has caused the same Io be surveyed and planed as LAUREL PONDS ONE P.U.D.NO.117 and does hereby Pursuanl to Minnesota Statute Semion 3a3B.565(1969),ihis Plat has been approved this_day ot
feet thereof,according to the United States Govemment Survey thereof and situate in Hennepin dedicate to Ihe public for public use brever the easemems for drainage and utility purposes and easemems for STATE OP MINNESOTA �20—
County,Minnesota. utility purposes as shown on ihis plaL COUNTV OF HENNEPIN
AND In witness whereot said Laurel Pond,LLC,a Minnesota limited liabiliry company,has caused ihese presems to This instmment was acknowledged beiore me ihis_day ol .2014,by Michael R Chris F.Mavis,Counry Surveyor
be signed by its proper oflicers ihis_day o� .20_ Williams.
That part of the Northeast Quarter of the Northwest Quarter of Sec[ion 5,Township 117,Range 21, BY
Hennepin County,Minnesota,described as follows: Signed Laurel Pond,LLQ a Minnesola limited liabiliry company.
B ,fls Chief Mana er Signature ot Notary Notary's Printed Name
Commencing at a point on the East line of said Northeast quarter of the Northwest Quarter,distant Y 9 NoWry Public,Hennepin Counry,Minnesma COUNTY RECORDER,
778.58 feet South of the Northeast cornerthereof;thence West parallel with the North line of said Cun Retham My Commission Expires January 31,20_. Hennepin Counry,Minnesota
Northeast Quarter ofthe Northwest Quarterto its interrection with a line drawn parallel with and STATE OF MINNESOTA
distant 25030 feet East of the West line of Northeast Quarter of the Northwest Quarter as I here6y certity that ihis plat of LAUREL PONDS ONE P.U.D.NO.117 was recorded in ihis ofiice ihis_
asured alon a line arallel with the North line of said Northeast quarter of the Northwest COUNN OF da t ,20_,at_o'cbck_.M.
g P GOLDEN VALLEV,MINNESOTA Y�
Quarter;thence South parallel with said West line of the Northeast 4uarter of the Northwest This inslrument was acknowledged belore me on ihis day of ,20__,by Curt
4uarter a distance of 323.195 feet to the actual point of beginning of the land to be herein Fretham,Chief Manager ot Laurel Pond,LLC,a Minnesota limited liabiliry company on behall oi ihe company. This plat of LAUREL PONDS ONE P.U.D.NO.117 was approved and accepted by ihe City Council of Golden
described;thence South on said parallel line 19910 feet,more or less,to the South line of said Valley,Minnesota,at a regular meeting thereol held Ihis day ol ,20 . Ii Marfin MeCormick,Counry Recorder
Northeast Quarter of the Northwest quarter,thence West along said South line to the West line of applicable,the wrinen commems and recommendations of ihe Commissioner of Transportation and fie County
said Northeast quarter of the Northwest Quarter,thence North along said West line to its Highway Engineer have been received by ihe City or ihe prescribed 30 day period has elapsed without receipt ol BY Deputy
intersection with a line drawn parallel with the North line ot said Northeast Quarter of the Signature ot Notary Notary's Pnmed Name such commems and recommendations,as provided by Minnesota Statutes,Section 505.03,Subdivision 2.
Northwest quarter from the actual point of beginning;thence East to the ac[ual point of beginning. Notary Publiq County,Minnesota
Except the Westerly 30 fee[and the Southedy 50 feet thereof,according to the United States My Commission Expires January 31,20_. CITY COUNCIL OF GOLDEN VALLEY.MINNESOTA
Government Surveythereof and situate in Hennepin County,Minnesota.
gy Mayor
AND
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KNOW ALL PERSONS BY THESE PRESENTS Laurel Pond,LLC,a Minnesma limited liabilily company,owner I,Michael R.Wipiams,do here6y cenity ihat Ihis plat was prepared by me or under my direct supervision;ihat I RESIDENT AND REAL ESTA7E SERVICES,Hennepin Counly,Minnesota
of ihe foNowing desaibed properry situated in the Counry of Hennepin,State ol Minnesota,to wit: am a duly licensed Land Surveyor in ihe State ot Minnesota:ihal this plat is a correct representalion ol Ihe
boundary survey;that all mathematical data and labels are correctly designated on this plat;ihat all monumems 1 hereby ceeity ihat taxes payable in 20_and prior years have been paid br land described on ihis plat,
Tha[part of LOT 1&LOT 2,BLOCK 2 and OUTLOT C,LAUREL PONDS ONE P.U.D.NO.lll,Hennepin depided on ihe plat have been,or wiA be correctty set within one year,that all wa�er boundaries and wet lands, dated ihis_day of ,20_
County,Minnesota. as defined in Minnesota Statutes,Section 505.01,Subd.3,as ot ihe date oi ihis cerNticate are shown and labeled
on this plat;and all public ways are shown and labeled on ihe plat.
Mark V.Chapin,Counry Auditor
Dated ihis day o� .20_
Has caused the same b be surveyed and plalted as LAUREL PONDS ONE P.U.D.NO.117 2ND ADDITION and gy ,Depury
does hereby dedicate lo Ihe public for public use lorever the easemems br drainage and Niliry purposes and
easemenis for u�ility purposes as shown on�his plat. Michael fi.Williams,Licensed Land Surveyor
Minnesota License No.44076 SURVEY DIVISION,Hennepin Counry,Minnesota
In witness whereof said Laurel Pond,ILC,a Minnesma limited liabiliry company,has caused ihese presenis to
be signed by its proper ofiicers this_day of ,20_ Pursuant to Minnesota StaWte Section 3838.565(1969�,ihis Plat has been approved ihis day ol
STATE OP MINNESOTA .20
Signed Laurel Pond,LLC,a Minnesma limited liability company. COUNTV OF HENNEPIN
By ,Its Chief Manager This instrument was acknowledged betore me Ihis_day of ,2014,by Michael R. Chris F.Mavis,Counry Surveyor
Curt Fretham Wiliiams.
STATE OF MINNESOTA BY
COUNTVOF
Signature ot Notary Notary's Primed Name
This inslrument was acknowledged betore me on this day ol ,20 ,by Curt Notary Public,Hennepin Counry,Minnesota COUNTY RECORDER,
Fretham.Chief Manager oi Laurel Pond LLC,a Minnesota limited liability company on behall of ihe company. My Commission Expires January 31,20_. Hennepin Counry,Minnesota
GOLDEN VALLEY.MINNESOTA I hereby cartify ihat this plat ol IAUREL PONDS ONE P.U.D.NO.1 P 2ND ADDRION was recorded in this
Signature oi Notary Nmary's Printed Name oHice this_day of ,20_,at_o'cbck_.M.
Notary Publiq County,Minneso�a This plat ol LAUREL PONDS ONE P.U.D.NO.117 2ND ADDITION was approved and accepted by ihe City
Council ot Golden Valley,Minnesota,at a regular meeting ihereoi held this day oi
My Commission Expires January 31,20_. ,20 .II appliwble,ihe wrinen commems and recommendations ol ihe Manin McCormick,Counry Rewrder
Commissioner of Transponation and ihe Counry Highrvay Engineer have been received by iha City or Ihe
prescri6ed 30 day period has elapsed without receipt of such commenls and recommendations,as provided by BY Deputy
Minnesofa Statutes,Section 505.03.Subdivision 2.
qTV COUNCIL OF GOLDEN VALLEY,MINNESOTA
By ,Mayor
By ,Clerk ENGINEEFiING�SURVEYING�ENVIRONMENTAL�PLANNING
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KNOW ALL PERSONS BY THESE PRESENTS Laurel Pond,LLC,a Minnesota limited liabiliry company,owner I,Michael R.Williams,do hereby certify ihat this plat was prepared by me or under my dired supervision;ihat I RESIDENT AND REAL ESTATE SERVICES,Hennepin County.Minnesota
of the tollowing described pmperry situated in the Counry of Hennepin,Slate oi Minnesota,to wit: am a duly Licensad Land Surveyor in ihe State of Minnesola:that ihis plat is a correct represeNation ot ihe
boundary survey;ihat all mathematical data and labels are correctly designated on ihis plat;that all monumems I hereby cenity that taxes payable in 20_and prior years have been paid tor land described on ihis plat.
That part of OUTLOT A,LAUREL PONDS ONE P.U.D.NO.117 2ND ADDITION,Hennepin County, depicted on ihe plat have been,or will be correctly set within one year;ihat all water boundaries and we�lands, dated this_day of ,20_
Minnesota. as defined in Minnesota Slatutes,Section 505.01,Subd.3,as of the dale of this cerlificate are shown and labeled
on ihis plat:and all public ways are shown and labeled on ihe plat.
AND Mark V.Chapin,Counry Audibr
Dated ihis_day of ,20_
That part of OUTLOT B,LAUREL PONDS ONE P.U.D.NO.117,Hennepin County,Minnesota. gy ,Depury
Michael R.Williams,Licensed Land Surveyor
Minnesota License No.44076 SURVEY DIVISION,Hennepin Counry,Minnesola
Has caused�he same to be surveyed and platled as LAUREL PONDS ONE P.U.D.NO.117 3RD ADDITION and
does hereby dedicate to ihe public br public use forever Ihe easements br drainage and utiliry purposes and Pursuant to Minnesola StaNte Section 3838.565(1969�,Ihis Plat has been approved this_day of
easemenis lor milily purposes as shown on ihis plat. STATE OF MINNESOTA .ZD-
COUNNOF HENNEPIN
In witness whareoi said Laurel Pond,LLC,a Minnesota limited liability company,has caused these presenis to
be signed by its proper ofiicers ihis_day oi .ZO_ This insirument was acknowledged betore me Ihis_day ot ,2014,by Michael R. Chris F.Mavis.Coumy Surveyor
Williams.
Signed:Laurel Pond,LLC,a Minnesola limited liabiliry company. g
Y
By ,Hs Chiel Manager SignaWre of Nmary Notarys Primed Name
Cun Fretham Notary Public,Hennepin Counry,Minnesola COUNN RECORDER.
STATE OF MINNESOTA My Commission Expires January 31,20_. Hennepin County,Minnesota
COUNTV OF GOLDEN VALLEV,MINNESOTA I hereby cenify Iha�ihis plat oi LAUREL PONDS ONE P.U.D.NO.117 3RD ADDITION was recorded in ihis
This insimment was acknowledged betore me on Ihis_day ot ,20_,by Cun oifice this_day ol .20_,at_o cloch_.M.
Fretham,Chief Manager of Laurel Pond.LLC,a Minnasota limited liabiliry company on behalf ot the company. This plat oi LAUREL PONDS ONE P.U.D.NO.117 3RD ADDITION was approved and accepled by the Ciry
Council of Golden Valley,Minnesota,at a regular meefing Ihereot held ihis_day oi
.20 .Ii applicable..ihe wrinen commen�s and recommendations oi Ihe Martin McCormick,Coumy Recorder
Commissioner ol Transporlation and iha County Highrvay Engineer have been received by the City or ihe
Signature of Notary Noiary's Printed Name presaibed 30 day period has elapsed without receipt o�such commenis and rewmmendations.as provided by
Notary Public, Counry.Minnesota Minnesma Statutes,Section 505.03.Subdivision 2 By Deputy
My Commission Expires January 31,20_.
qTV COUNCIL OF GOLDEN VALLEY,MINNESOTA
By Mayor
By ,Clerk ENGINEERING�SUFVEVING�ENVIRONMENTAL�PLANNING
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Plannin� Derartment
763-593-8095/7b3-593-8109(fax)
Date: December 22, 2014
To: Golden Valley Planning Commission
From: Jason Zimmerman, Planning Manager
Emily Goellner, Associate Planner/Grant Writer
Subject: Zoning Code Text Amendment— Breweries, Taprooms, and Brewpubs—Informal
Public Hearing
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Summary
Breweries, taprooms, and brewpubs are a growing trend in the Twin Cities and many
communities are beginning to allow these uses. Staff has prepared possible amendments to
modify the Zoning Code to allow breweries, taprooms, and brewpubs in Golden Valley.
Background
City Staff discussed options for permitting and regulating breweries, taprooms and brewpubs
with the Planning Commission on March 10, 2014. The Commission directed staff to bring a draft
of new ordinance language to a future meeting for Planning Commission review.
Basics of the 2011 "Surly Bill"
• Taprooms (facilities accessory to a brewery where the public can purchase and consume
the brewery's beer on site) were authorized under the 2011 "Surly Bill" and require a
separate license from the City.
• Most taprooms do not offer food but do allow customers to bring in their own food, order
faod from local delivery companies, or allow for the operation of food trucks.
• The brewer is limited to one taproom license under state law.
• The brewery can, if permitted by the municipality, operate a restaurant at the brewery.
Typically, a brewpub must follow a specified ratio of food to alcohol sales.
Recommended Definitions
Below are the definitians used in the proposed new ordinance language for each type of facility.
These were drafted to incorporate the language used in the state statute, as well as other local
cities' zoning codes.
Proposed Definitions
An establishment licensed by the City for the manufacture of malt liquors, such as
Brewery beer and ale, for sale in sealed containers for consumption off the premises.
A facility accessory to a brewery that is licensed by the City for the purchase and
Taproom consumption of beer made at the brewery.
A Class III Restaurant establishment, as defined in this section, that is also licensed
Brewpub by the City to brew malt liquor, such as beer or ale, on site for sale and
consumption on the premises, or for sale in sealed containers for consumption off
the premises.
Recommended Permitted and Canditional Uses
Staff reviewed the feedback from Planning Commission, the intent and purpose of each zoning
district, and the zoning ordinances for Minnetonka, Plymouth, St. Louis Park, Brooklyn Center,
and Hopkins. From this review, staff recommends adding breweries, taprooms and brewpubs as
permitted and conditional uses as indicated below.
Recommended Permitted and Conditional Uses
Taproom
Zoning District Brewery �25%floor area Brewpub
Light Industrial Permitted Permitted
I nd ustria l Permitted Permitted
Commercial Conditional
Mixed-Use Conditional Conditional Permitted
Recommended Off-Street Parking Requirements
The off-street parking requirements for similar uses in the City were used to inform the proposed
minimum parking requirements for breweries, taprooms, and brewpubs. There are no parking
maximum requirem�nts proposed, so business owners could provide more parking if desired.
A Brewery has parking needs similar to those of a manufacturing facility, which under the City's
zoning ordinance requires 1 space per 500 square feet of floor area. Staff recommends using this
requirement for breweries. Most breweries employ five to ten people for the brewing work. If a
brewery were 4,000 square feet, a minimum of 8 parking spaces would be required.
2
A Taproam would require parking similar to that required of Class III Restaurants, which is 1
space per 60 square feet plus 1 space per 25 square feet of bar area. Staff recommends this
minimum parking requirement for the taproom portion of a brewery.
A Brewpub would be very similar to Class III Restaurants in the City. Class III Restaurants are
defined in the City's zoning ordinance as any type of night club, tavern, restaurant or other
facility providing entertainment, food and/or beverage that provides sit-down service but may
also provide standup bar service and standup tables within the premises. Staff recommends that
the parking requirements for Class III Restaurants also apply to Brewpubs, which is 1 space per 60
square feet of floor area plus 1 space per 25 square feet of bar area.
Liquar Licensing
A separate liquor license from the City would be required for all of the above proposed uses after
the brewery has obtained a license from the State of Minnesota. The City license requirements
would address the hours of operation, outdoor patios, entertainment, maximum capacity by
barrels per year, growler standards, conduct on the premises, violations, fees, and special events.
The City Clerk is currently leading the work to draft recommendations to amend Chapter 5 of the
City Code to provide for these new kinds of licenses. Those recommendations are tentatively
scheduled for consideration by City Council in January and February.
Food Trucks
Since taprooms do not serve food, many taprooms throughout the metropolitan area partner
with mobile food trucks to provide food fvr customers. When permitted, these licensed food
trucks can operate on the taproom property for a portion of the day or night. Food trucks are not
currently permitted or licensed in the City of Golden Valley. The consideration of permitting food
trucks was kept separate from the proposed zoning code text amendments outlined in this
memo, since food trucks present a different set of issues and considerations. This topic will be
considered in the future.
Attachments
Underlined/Overstruck Version of City Code Section 11.03; Definitions (2 pages)
Underlined/Overstruck Version of City Code Section 11.30: Commercial Zoning District (1 page)
Underlined/Overstruck Version of City Code Section 11.35: Light Industrial Zoning District (1 Page)
Underlined/Overstruck Version of City Code Section 11.47: Mixed Use Zoning District (2 pages)
Underlined/Overstruck Version of City Code Section 11.70: Off-Street Parking and Loading
Regulations (2 pages)
3
Section 11.03: Definitions
8. Automobile Wrecking: The dismantling or disassembling of used motor
vehicles or trailers, or the storage, sale or dumping of dismantled, partially
dismantled, obsolete or wrecked vehicles or their parts.
Source: Ordinance No. 585
Effective Date: 1-14-83
8.5. Average Grade: The average ground elevation of a house or structure
taken at three (3) points along a building line facing a street. If the house
or structure faces more than one (1) street, the average grade shall be for
all sides facing the street.
Source: Ordinance No. 382, 2nd Series
Effective Date: 3-28-OS
9. Basement: That portion of a building with at least three (3) walls having
at least one-half (1/2) or more of their floor-to ceiling height underground.
10. Brewery: An establishment licensed by the City for the manufacture of
malt liquors, such as beer and ale, for sale in sealed containers for
consumption off the premises.
11. Brewpub• A Class III Restaurant establishment, as defined in this section,
that is also licensed bv the City to brew malt liquor, such as beer or ale, on
site for sale and consumption on the premises, or for sale in sealed
containers for consumption off the premises.
�-9. Buildable Area: That area of a lot which is exclusive of all yards and
within which the principal building must be constructed.
Source: Ordinance No. 585
Effective Date: 1-14-83
-�. Building: Any structure for the shelter or enclosure of persons, animals or
property of any kind and when separated by dividing walls without
openings, each portion of such buildings, so separated, shall be deemed a
separate building.
Source: Ordinance No. 80, 2nd Series
Effective Date; 11-28-91
3�. Building, Height: The vertical distance or height of a structure shall be
measured from the average grade at the front building line (street side) to
the average height of the highest pitched roof or the highest point of a flat
roof structure. The grade or average grade of a lot is established at the
time of subdivision approval by the City. If the grade or average grade was
not established at the time of subdivision approval by the City, the �
Directar of Public Works shall establish the average grade prior to
construction of the structure. In the case where a house or structure has
been removed from a lot for the construction of a new house or structure,
the average grade for the new house or structure shall be no more than
Section 11.03: Definitions
one (1) foot higher than the grade or average grade that existed for the
house or structure that was removed. In the case of a corner lot, the
average grade is taken from all sides of the house or structure facing the
street.
8�9. Street Line: A dividing line between a lot, tract, or parcel of land and a
contiguous street.
98. Structure: Anything erected, the use of which requires more or less
permanent location on the ground, or attached to something having a
permanent location on the ground.
9-�-. Structural Alterations: Any change in the supporting members of a
building, such as bearing walls or partitions, columns, beams or girders, or
any substantial change in the roof or in the exterior walls.
9�. Substantial Improvement: Any repair, reconstruction, or improvement of
a structure, the cost of which exceeds fifty percent (50%) of the market
value of the structure a) before the improvement or repair is started, or b) if
the structure has been damaged, and is being restored, before the damage
occurred. Substantial improvement is considered to occur when the first
alteration of any wall, ceiling, floor, or other structural part of the building
commences, whether or not that alteration afFects the external dimensions
of the structure. The term does not include either 1) any project for
improvement of a structure to comply with existing State or local health
sanitary or safety code specifications which are solely necessary to assure
safe living conditions or 2) any alteration of a structure listed on the National
Register of Historic Places or State Inventory of Historic Places.
Source: Ordinance No. 585
Effective Date: 1-14-83
�: Sustainable Development: Development that meets the needs of the
present without compromising the ability of future generations to meet their
own needs.
Source: Ordinance No. 397, 2nd Series
Effective Date: 6-6-08
93. Ta�room: A facility accessory to a brewery that is licensed by the City for
the purchase and consumption of beer made at the brewerv.
93. Tower: A structure whose function is to support and elevate an antenna,
water tank, or other fixture as provided in this chapter. In all cases, the
height of a tower shall be measured from the ground level regardless of
whether the tower is mounted on another structure or building, and said
height shall also include any portion of the antenna or other fixture which
extends above the highest reach of the tower itself.
Section 11.30: Commercial Zoning District
P. Heliports, as herein defined
Source: Ordinance No. 643
Effective Date: 11-16-84
Q. Child Care Facilities, as defined in this Chapter
Source: Ordinance No. 712
Effective Date: 6-23-88
R. Marine Engine Repair
Source: Ordinance No. 4, 2nd Series
Effective Date: 8-25-88
S. Adult Day Care Center
Source: Ordinance No. 264, 2nd Series
Effective Date: 12-13-01
T. Essential Services - Class III, except for peaking stations and substations
Source: Ordinance Na. 271, 2nd Series
Effective Date: 11-15-02
U. Brewpubs
Subdivision 5. Restricted Uses
No premises shall be used wholly or in part for the storage of any material
whatsoever except where such materials are stored in a building and where the
character of such building conforms with the general development of a Commercial
District and no building or premises in the Commercial District shall be used for any
kind of manufacture, repairing, alteration, converting or finishing which uses
mechanical power aggregating more than five (5) horsepower per two thousand
(2,000) feet of ground area. Ground area means the total area of the lot or parcel
of land on which a building using mechanical power is located and not just the area
of the part of the lot or parcel of land actually covered by the building.
Source: Ordinance No. 569
Effective Date: 7-16-82
Deleted Loading & Parking Requirements
Source: Ordinance 346, 2nd Series
Effective Date: 7-1-06
*Subdivision 6. Yard Requirements
Front yard, side and rear yards shall be provided for all buildings within the
Commercial Zoning District as follows:
A. In the case of premises abutting a public street, front yard setbacks shall be
at least thirty-five (35) feet from the right-of-way line of said street. All front
yard setbacks shall be maintained as landscaped green areas. All portions of
a lot, or parcel, abutting a public street shall be deemed to be front yards.
Section 11.35: Light Industrial Zoning District
H. Other light manufacturing uses that would not constitute a nuisance ar health
hazard to surrounding or adjacent residential or commercial districts
Source: Ordinance No. 546
Effective Date: 9-18-81
I. Essential Services - Class I and Class III
Source: Ordinance No. 271, 2nd Series
Effective Date: 11-15-02
J. Temporary Retail Sales in accordance with Subdivision 12 of this section
Source: Ordinance No. 118, 2nd 5eries
Effective Date: 9-22-94
K. Sexually Oriented Businesses
Source: Ordinance No. 326, 2nd Series
Effective Date: 4-15-05
L. Breweries
M. Taprooms, if less than 25% of the gross floor area of the Brewery. Limited
and associated retail use such as merchandise related to the Brewery may be
sold in the taproom.
Subdivision 4. Conditional Uses
The following uses may be allowed as Conditional Uses after review by the Planning
Commission and approval by the Council following the standards and procedures
set forth in this Chapter:
A. Building materials yard (including inside and outside storage)
B. Public garages for repairing and storing motor vehicles
C. Laundries and dry-cleaning plants
D. Animal hospital where domestic animals are received for treatment, care and
cure by a duly licensed veterinary physician and surgeon in the customary
and ordinary pursuit of his profession
E. Ball fields and other recreation facilities
F. Research and development laboratories and pilot plant operations incidental
thereto
G. Greenhouses with no outside storage, including an outside growing area no
larger than the greenhouse building area. Retail sales may be permitted only
where located inside and incidental to a wholesale business.
Section 11.47: Mixed Use Zoning District
C. All permitted uses in the Commercial Zoning District, provided that such uses
are combined with other permitted or conditional uses within a mixed-use
building, and that the gross floor area occupied by any such single use shall
not exceed ten thousand (10,000) square feet.
D. Class I and III Restaurants
E. Business and professional offices, provided that the gross floor area occupied
by the use(s) on any lot shall not exceed ten thousand (10,000) square feet.
F. Medica) clinics
G. Live-work units
H. All uses permitted in the Institutional Zoning Districts, I-1 through I-3
I. Child Care Facilities
J. Adult Day Care Centers
K. Structured parking accessory to any permitted use
L. Brewpubs
Subdivision 4. Conditional Uses
A. C�ass II Restaurants
B. Any permitted use in the Commercial zoning district in a free-standing
building.
C. Any permitted or conditional use allowed in the Commercial zoning district
occupying more than ten thousand (10,000) square feet of gross floor area.
D. Business and professional offices occupying more than ten thousand (10,000)
square feet on any zoning lot. The City Council may establish a maximum
amount of office development that will be permitted on any zoning lot, based
upon traffic studies as required by the I-394 Overlay Zoning District, using
appropriate minimum Levels of Service.
E. Research and development laboratories
F. Convenience stores, including the sale of gasoline.
G. Drive-in or drive-through facilities accessory to any permitted or conditional
use.
H. Buildings exceeding the height limits specified in Subdivision 6(D).
Section 11.47: Mixed Use Zoning District
I. Breweries
J Ta�rooms, if less than 25% of the gross floor area of the Brewery. Limited
and associated retail use such as merchandise related to the Brewery may be
sold in the taproom.
Section 11.70: Off-Street Parking and Loading Regulations
COMMERCIAL
1 space per each 300 s.f. of gross floor
area
Animal Hospital - Kennels
Source: Ordinance No. 346, 2nd Series
Effective Date: 7-1-06
1 space per 300 s.f. of gross floor area
Bank - Financial Service
Source: Ordinance No. 482, 2nd Series
Effective Date: 4-27-12
2 spaces plus 1 for each room to be
rented
Bed and Breakfast
Source: Ordinance No. 346, 2nd Series
Effective Date: 7-1-06
Brewpub 1 space per 60 s.f. of ffoor area plus 1
s ace er 25 s.f. of bar area.
1 space per 5 students based on design
capability
Trade and Training School
Source: Ordinance No. 482, 2nd Series
Effective Date: 4-27-12
1 space per 25 s.f. of customer area.
Bakery Source: Ordinance No. 346, 2nd Series
Effective Date: 7-1-06
1 space per 3.5 seats
Clubs/Lodges
Source: Ordinance No. 482, 2nd Series
Effective Date: 4-27-12
Convention/Exhibition Hall 1 s ace er 3 seats
Hotel or Motel 1.5 spaces per unit plus parking for other
uses.
Places of Lod in See Hotel
Service Station Motor Fuel Station 8 s aces lus 4 er service stall.
Motor Vehicle Service Re air 4 s aces for each service ba .
Offices 1 s ace er 250 s.f. of ross floor area.
Mortuaries 1 per every 250 s.f. plus 1 space for
ever 5 seats.
Car Wash 8 s aces lus 4 er service stall.
Medical Clinic Offices 1 s ace er 200 s.f. of ross floor area
O en Sales or Rental Lots 1 s ace er 2000 s.f. of dis la area
Printing 1 space per each 100 s.f. of customer
service area.
Section 11.70: Off-Street Parking and Loading Regulations
COMMERCIAL cont.
Bowiing Alley 1 space per each 6 seats or 300 s.f. of
ross floor area whichever is reater.
Pool Hall/Arcade 1 s ace er 50 s.f.
1 space per each 6 seats or 300 s.f. of
Skating Rinks gross floor area of rink area, whichever
is reater.
1 space for every 200 s.f. of gross floor
Sport & Health Clubs area of non-court area plus 2 spaces for
each court plus 1 per 50 s.f. deck area
for swimmin .
Theater and/or Gymnasiums (Auditorium) 1 space per 4 seats or 1 space per 400
s.f., whichever is reater.
Restaurant Class I Traditional-No Li uor 1 s ace er 100 s.f. of ross floor area
Restaurant - Class II Fast Food 1 s ace er 40 s.f. of ross floor area
Restaurant -Class III (Restaurant W/ Liquor) 1 space per 60 s.f. of floor area plus 1
s ace er 25 s.f. of bar area.
Retail Store or Service Establishment 1 s ace er 250 s.f. of ross floor area
Shopping Center 1 space for every 200 s.f. of gross floor
area. 5 s aces er 1000 s.f.
Studio 1 s ace er 400 s.f. of ross floor area
Stora e See Warehouse
Tem orar Retail Sales An ade uate lan.
INDUSTRIAL
',Brewerv 1 sqace per 500 s.f. of floor area.
;Manufacturin - Fabricatin 1 s ace er 500 s.f. of ross floor area
i0utdoor Stora e 1 s ace er 20 000 s.f. of stora e area
',Post Office/Parcel Distribution 10 spaces plus 1 per 500 s.f. plus 1 for
each vehicle on site.
�Self Storage Facility 1 space for every 10,000 s.f. of storage
a rea
',Sales Showroom (Motor Vehicles, machinery, 1 space for every 1000 s.f. of gross floor
'boats, etc.) area of display area plus 1 space for
ever 5,000 ross s.f. of outside dis la
; 1 space for every 400 s.f. gross floor
`Showrooms Other (e.g. furniture, appliances)area of show room, plus 1 space for
every 5,000 gross square feet of outside
! dis la area.
l 1 space for every 3,000 s.f. of gross floor
�Warehouses and Storage
area.
jTruck/Van Terminals 1 space per 3,000 s. f. of gross floor
area.
Taproom 1 space per 60 s.f. of floor area plus 1
s ace er 25 s.f. of bar area.