03-23-15 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Gvlden Valley Road
Council Chambers
Monday, March 23, 2015
7 pm
1. Approval of Minutes
February 9, 2015, Joint City Council and Planning Commission Meeting
March 9, 2015, Regular Planning Commission Meeting
2. Informal Public Hearing — Preliminary PUD Plan — CenterPoint Energy —
6161 Golden Valley Road — PU-122
Applicant: CenterPoint Energy
Address: 6161 Golden Valley Road
Purpose: To allow a new approximately 64,000 square foot operations facility,
replacement of an approximately 825 square foot gas regulator building,
and related site improvements.
3. Informal Public Hearing — Zoning Code Text Amendment— Hotel Parking
Requirements — ZO00-97
Applicant: City of Golden Valley
Purpose: To consider amending language in the Zoning Code regarding hotel
parking requirements.
4. Informal Public Hearing — Zoning Code Text Amendment— Single Family
Residential Height and Side Setbacks — ZO00-98
Applicant: City of Golden Valley
Purpose: To consider amending language in the Zoning Code regarding
building height, side setbacks, and side wall articulation
requirements.
--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
Joint Meeting of the
Golden Valley City Council and Planning Commission
February 9, 2Q15
A joint meeting of the City Council and Planning Commission was held at the Golden
Valley City Hall, Council Conference Room, 7800 Golden Valley Road, Golden Valley,
Minnesota, on Monday, February 9, 2015. Mayor Harris called the meeting to order at
8:20 pm.
Those present were Mayor Shep Harris; Council Members Joanie Clausen, Larry
Fonnest, Steve Schmidgall, Andy Snope; Planning Commissianers Rich Baker, Ron
Blum, David Cera, Andy Johnson, John Kluchka, Chuck Segelbaum, Cathy
Waldhauser; Physical Development Director Marc Nevinski, Planning Manager Jason
�immerman, Associate Planner/Grant Writer Emily Goellner; Jeff Miller and Rita Trapp,
HKGi consultants
1. Subdivision Study's Recommendations for Potential Subdivision/Zoning
Ordinance Amendments
Miller introduced the topics to be discussed and pointed to the six areas in which
recommendations for change would be rnade: tree preservation, minimum lot size,
irregular lots, lot line definitions, house to lot relationships, and PUDs.
A) Tree Preservation
Miller reviewed the concerns of residents and outlined the proposed changes. Cera
asked if the percentage of trees allowed for removal was currently 40% and if it was
proposed to be changed to 20%. Miller said yes.
Kluchka asked if there was no subdivision then no tree preservation requirement would
be necessary? Mikler said y�s.
Baker asked why a tree survey was being required. Miller stated that it gave visibility to
the trees on a site and provided a way to initiate conversation on tree preservation as
part of subdivision review, which is not now the case.
Kluchka asked if this created a gap in reviewing tree preservatian. Zimmerman
responded that it filled a gap by bringing it ta the public eye early. Waldhauser stated
that it provides more information and help with public understanding but doesn't require
the Planning Commission or City Council to act on it. Baker pointed out that trees that
might be cut down later would be captured on the record.
Clausen asked for an explanation of the 40% vs. 20% reduction. Miller indicated it had
to do with the initial vs. individual lot improvement.
Minutes of the Joint City Council/Planning Commission
February 9, 2015
Page 2
Kluchka asked if the applicant could conduct the tree survey or if an independent third
party would be required. The group agreed that a certified tree inspector should be
required.
Harris asked why not review tree preservation during subdivision? Kluchka replied that
no trees are removed during the subdivision process, but later as part of permitting.
Cera indicated that control is needed during the subdivision process. Snope replied that
a preservation plan shouldn't be necessary during the subdivision process.
Baker commented that it is too easy to cut down large trees and that other cities
manage to preserve them and that the priority should be on large tr�ees so that they are
harder to remove. '
Snope asked if changes were being recommended to the subdivision cod� or the tree
preservation code. Miller replied both. Baker said that we need to limit the removal of
large trees. Snope commented that we are looking at subdivisions. Baker stated that it
is about development. Miller indicated that the task was to address subdivisions. Baker
asked that his concerns be captured for future discussion.
Zimmerman stated that staff would like ta add landscaping' and other changes to the
tree preservation code and wants to make those changes separately with more study.
Harris indicated the need to look at the bigger picture. Baker stated he wants the City to
be innovative and have a strong #ree preservation code.
Kluchka asked about mitigation. Zimmerman replied that the requirements are laid out
in the code. Kluchka said more public education is needed. Johnson asked if significant
trees could be cut down before subdivision, Miller said yes, which is why a tree survey
would be helpful. Cera said it moves the starting line back from the permitting process.
B) Minimum Lot Si�e
Trapp reviewed the conc�rns of residents and autlined the proposed changes. She
indicated th� �hanges are proposed to be made in the subdivision code in order to
avoid creating non-conformities.
Snope asked for clarification on the 10,000 vs. 15,000 square foot minimums. Clausen
asked if 250 feet or 500 feet was the appropriate distance. Trapp said the numbers
were run both ways and it didn't make a consistent difference in the results. Clausen
indicated 250 feet really captures the immediate neighborhood.
Segelbaum asked if the lot to be subdivided would be included in the calculations.
Trapp said no. Zimmerman asked for confirmation that it only included R-1 zoned
properties. Trapp said yes.
Minutes of the Joint City Council/Planning Commission
February 9, 2015
Page 3
Kluchka asked if there was precedent for changing the rules for existing owners. Trapp
said yes, but it was not something to be taken lightly. Kluchka asked if the City would be
able to do the calculations. Zimmerman said yes. Kluchka asked if someane would be
able to game the system. Trapp said it would be very difficult to do.
Cera expressed his concern that larger lots could have very large homes. Waldhauser
stated that we could consider reduced lot coverage for larger lots. Clausen indicated
she supported the approach but that we may have to adjust other standards.
Kluchka stated he is concerned about the legal risks. Fonnest asked if the League of
Minnesota Cities would help if the City were to be sued. Nevinski answered that the City
would be responsible for the deductible. '
C) Irregular Lot Shape
Miller reviewed the concerns of residents and outlined the proposed cha:nges. Kluchka
asked about the use of the midpoint of the building envelope. Zimmerrnan replied that
the staff supported using 70 feet. Miller stated that there does not seem to be precedent
for using 70 feet, but that it was similar to the midpoint of the building envelope in many
cases. Segelbaum asked if we might be penalizing deep lots. Segelbaum asked if it
would create non-conforming lots. Miller said it could be add:ressed in the subdivision
code to avoid that situation.
D) Lot l.ine Definitions
Trapp reviewed the concerns of residents and outlined the proposed changes.
Waldhauser asked about using a 10' rear lot line instead of multiple rear lot lines.
Clausen indicated her lot has a strange shape and asked how it would be handled.
Zimmerman said that her lot has two front yards but only one rear yard.
E) Rear Yard Setback
Trapp reviewed the concerns of residents and outlined the proposed changes. Cera
asked if 20% or 25 feet would be greater. Kluchka asked if this would create non-
conforming lots. Zimmerman said yes and variances would be needed to expand those
structures.
Johnson asked why make the setback dependent on depth? Cera replied otherwise a
larger lot could get a larger building. Segelbaum indicated the other setbacks were set
numbers and not percentages. Trapp said 15 to 40 feet were the precedents from other
cities.
F) PUDs
Minutes of the Joint City Council/Planning Commission
February 9, 2015
Page 4
Zimmerman reviewed the concerns of City officials and outlined the proposed changes.
Clausen asked if these limits would have impacted the Triton Drive PUD. Cera asked
about the size of the Sweeney Lake PUD. Zimmerman replied the Triton Drive PUD was
more than 2 acres so would not have been effected. The Sweeney Lake PUD was more
than 3 acres. Waldhauser asked why developers want PUDs? Zimmerman replied they
offer flexibility.
Miller commented on the Construction Management Agreement being developed by
staff and pointed out other issues that were not being addressed through the study at
this time.
Harris asked about the conditions of approval for minor subdivisions and if the group
was comfortable leaving the determination of impacts on neighborhoods in the hands of
the City Engineer. He also wondered how these changes might have impacted past
developments.
2. Adjournment
Mayor Harris adjourned the meeting at 1 Q:25 pm.
Charles D. Segelbaum, Secretary Jason Zimmerman, Planning Manager
Regular Meeting of the
Golden Valley Planning Commission
March 9, 2015
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,
March 9, 2015. Chair Kluchka called the meeting to order at 7 pm.
Those present were Planning Commissioners Baker, Blum, Cera, Johnsbn;`K�uchka,
Segelbaum, and Waldhauser. Also present was Planning Manager Jason Zimriterman,
Associate Planner/Grant Writer Emily Goellner, Physical Developrn�nt Qirector M�rc
Nevinski, City Engineer Jeff Oliver, and Administrative Assistant Lisa Wittrn�n.
1. Approval of Minutes
February 23, 2015, Regular Planning Commission Meeting
Waldhauser referred to the sixth paragraph on page five regarding #he notification
praeess for the Subdivision Study and asked if it was accurate to state that each
homeowner received a post card. Zimmerman stated that every homeowner was sent a
post card in October notifying them of the Subdivision Study.
MOVED by Waldhauser, seconded, by Segelbaum and motion carried unanimously to
recommend approval of the Febru2iry 23, 2015, minutes as submitted.
2. Informal Public Hear�hg_- Fin�l PUD Plan — Central Park West— Southwest
Quadrant of I-394 and Hi�hway 100 — PU-121
Applicant: pLG Residential, LLC
Addres�> S�athvtres� t�uadrant of I-394 and Highway 100
Purpose: To allow two six-story multiple family residential buildings, a six-story
` hatel, two 11-story office buildings, a parking ramp and a linear park
in both St. Louis Park and Golden Valley.
Goellner referred to a site plan and explained the applicant's plan to construct two 6-
story residenti�'( buildings, two 11-story office buildings, one 6-story hotel, one 7-story
parking ramp, and a privately owned and maintained public park. She stated that the
development will begin this year with the residential phase 1 building, the park and the
reconstruction of Utica Ave. as shown on the plans. She added that the placement of the
buildings hasn't changed from what was proposed during the Preliminary Plan review,
however there is slightly more parking proposed.
Goellner stated that as part of the Preliminary Plan approval the Planning Commission
and City Council required an updated traffic study, an additional neighborhood meeting
and an expanded area for mailing hearing notices. All of which have been addressed.
Goellner discussed some of the concerns that have been expressed from residents east
Minutes of the Golden Valley Planning Commission
March 9, 2015
Page 2
of Highway 100 including difficulties getting onto Wayzata Blvd., traffic speed, blind
corners, icy streets, and dangerous conditions for pedestrians. She added that residents
would like to see improvements such as a stoplight or additional stop signs, dedicated
turn lanes, and clearly marked crosswalks at the intersection of Quentin Ave. and
Wayzata Blvd.
Goellner stated that an updated traffic study was completed on January 19, 2015. The
findings in that study showed that 15% of the traffic generated from Central Park West is
projected to utilize Wayzata Boulevard east of Highway 100. Due to this increased traffic,
the intersection of Quentin & Wayzata will fall to Level of Service E (nc�� accept�ble);
therefore, the developer will be respansible for improvements that bring:it back tQ'�.evel
of Service C. She stated that the developer will be required to make turn ��ne
improvements, an all-way stop, and pedestrian/bike path imprauements at this
intersection. She added that traffic calming along Wayzata Bc�ulev�rd could be
incorporated into the City's Capital Improvement Program and that fihe City will work with
Hennepin County on implementation.
Zimmerman discussed the proposed parking for the`site. He stated that the proposal is
lacking 323 parking spaces, 3,598 parking spaces are required and 3,275 spaces are
proposed. He referred to the bicycle parking requirements and explained that Golden
Valley requires 5% of the parking required for vehicles and 5t. Louis Park requires 10%
of the parking required for vehicles. The applicant is proposing 35% of the required car
parking for the residential phase 1 building and 42°fo of the required car parking for the
residential phase 2 building.
Zimmerman stated that staff initi�l(y thc�ught that a Joint Powers Agreement would be
necessary to address sorne of the issues between Golden Valley and St. Louis Park.
However, it has been defermined that the Joint Powers Agreement isn't the appropriate
mechanism, and that a service contract for inspections, etc. would be more appropriate.
Zimmerman ref�rred to a si#e,plarr and discussed access, circulation, and pedestrian
connections witF�i� the si��:
Johnson ask�d how th'�.ifems in the Fire Chief's staff repo�t will be addressed.
Zimmerman sfated that t'he Fire Chief's memo will become a condition of approval.
Baker noted th�t the supplemental parking for the hotel is located in the proposed
parking ramp. He asked how long of walk that would be for hotel guests and if that is a
practical place for them access the parking. Zimmerman said there have been
discussions about the hotel offering valet parking or potentially using the office parking
ramp. He added that as the hotel is closer to being built the details will be worked out.
Baker stated that the parking is 10% short of the City's requirement and asked if that is
common. Zimmerman said allowances are made especially when there are different
uses and hours of operation within the businesses in a PUD. He added that there are a
lot of the pedestrian options with this site as well which allows for some flexibility.
Minutes of the Golden Valley Planning Commission
March 9, 2015
Page 3
Blum asked about a snow removal plan. Goellner stated that the plan is for on-site snow
storage until the site is completely built out, at that time snow will be removed from the
site as needed.
Baker asked if the recommended changes were made to the appearance of the parking
ramp for the residents to the east. Goellner said yes, and referred to the renderings in
the plans. Kluchka asked if the applicant is held to designs shown on their plans.
Goellner said that is her understanding.
Segelbaum referred to the City Engineer Jeff Oliver's staff report and re�d the part where
it states that the traffic study concludes that the increase in traffic resultrng from the
current PUD proposal does not create any new, or unduly add to, the existing traffic on
Wayzata Blvd. Therefore, staff is not recommending that this developer be r�sponsible
for additional improvements on Wayzata Blvd. Segelbaum asked staff to show on the
site plans which part of Wayzata Blvd. the City Engineer is referring to. Zimmerman
pointed out the area along Wayzata Blvd. where there is potential in tMe future to do
some traffic calming and improvements. Oliver stated that there �re existing issues on
Wayzata Blvd. that the City is already aware of. He e`xpFained �k��#_the increase in traffic
from this development does not result in the signi�ficant degradation of the capacity of the
roadway, and the improvements needed on Wayzata Blvd. �an't be linked to this
development. However, the proposed developmen#will dir��tly affect the intersection of
Quentin and Wayzata and the develop�r will be required to fund those improvements.
Baker said he understands that tt�� capacity doesn't suggest mitigation, but questioned
when the issues the neighbors have raised such as safety, speed, and visibility will need
mitigation. Oliver said these issues 'ha�re been present since I-394 was built. He added
that Staff will begin looking for otMer pvtential funding sources to finance the construction
of traffic calming, sight lin�, and pedestrian and bicycle improvements along Wayzata
Blvd. and that the issues need to be addressed as opportunities present themselves.
Baker asked hvw the disprc�pprtia�ate benefit of taxes will be addressed since a Joint
Powers Agreement is nn longer being considered. Physical Development Director Marc
Nevinski stated that the Joint Powers Agreement was considering issues such as
inspections, police, fir�, et�., but not taxes. The Cities will tax separately based on the
rates and values, Everything located Golden Valley will be taxed in Golden Valley.
Kluchka asked how people would vote with the building straddling the municipal
bounda�r,. Nevi�nski said that people who live on the east side of the boundary will have
the obligat��a�°to vote in Golden Valley.
Baker asked about the other benefits such as traffic improvements and TIF money.
Nevinski said Golden Valley doesn't have a TIF district in this location. Baker asked if
there is a way for Galden Valley to benefit from St. Louis Park's TIF. Nevinski said no.
Blum questioned how the responsibility would be split with the hotel when the hotel
building is in St. Louis Park, but the hotel parking lot is in Golden Valley. Nevinski said
the two Cities will enter into a service contract for these types of issues.
Minutes of the Golden Valley Planning Commission
March 9, 2015
Page 4
Kluchka asked if the Planning Commission will review the Wayzata/Quentin intersection
plans. Zimmerman said the plans won't come to the Planning Commission for review, but
the City Council will review them.
Waldhauser asked about improvements to the intersections and ramps on I-394.
Zimmerman stated that most of those improvements were done during the first phase of
the West End development.
Johnson noted that the overflow parking for the hotel is planned to be in tk��;office
parking ramp. He questioned how that would work if the hotel is built before the office
parking ramp. Zimmerman suggested surFace parking could be used until the office ramp
is built.
Blum referred to the proposed trails in the park area and saict he is cQncerned about
accidents occurring because the trails crisscross multiple times.
David Graham, ESG Architects, reviewed the overall design vision for the project. He
said they've worked hard to reduce the amount of office space from 1.1 million square
feet to approximately 700,000, and to reduce the amount of trips and the size of the
parking ramp. He said he thinks a key part of this project are the public realm amenities
including the central park, public art, streetscape amenities, and a water feature. He
stated that Utica Avenue will be completely rek�,uilt with a cfass A landscaping and urban
design plan, and that this project is a:model for sust�inable growth in a first ring suburb.
He showed a rendering of the site and �xplained the pedestrian and bike connections.
He referred to the life cycle housi�g in th�s proposal and stated that 3% of the units will
be affordable. He showed a r�nderi�tg af the park area and discussed the landscaping,
seating, climbing walls, and the wate'r feature. He added that the park includes high
quality pavement intended rnore;�or pedestrians and passive biking, it is not intended to
be a bike trail. He shawed a rendering of the proposed woonerf and explained that it will
be a connection to l�tica A,venu� for automobiles and pedestrians and will include high
quality pavement and raised tree planters. He showed renderings of the proposed
parking ramp and residential buildings and discussed the materials that will be used in
their construction. He add�d that there will be 80 residential units in Golden Valley.
Kluchka asked if the park designs being shown are really what is being proposed.
Graham said yes. Kluchka stated that the sidewalks don't seem to connect to where the
crosswalks wi�l be on Utica Avenue. Graham said that was done intentionally to cross
Utica �t��l then move along the sidewalk on Utica and create an entry monument at that
point. Klu��ka said that design won't work with bikes, and pedestrians will walk over the
grass. He added that the sidewalks don't connect with the human use. Graham said he
would continue to work with staff on the details.
Waldhauser said she is pleased to see shade trees in the plans, but she didn't see any
structured soil boxes to support the trees. Graham stated that there will be raised
planters with sitting benches in the woonerf area. He said he would provide more details
about the planting of the trees.
Minutes of the Golden Valley Planning Commission
March 9, 2015
Page 5
Segelbaum asked for clarification of the traffic flow to the different structures.
Luke Payne, Kimley Horn, said the entire development is designed to be served off Utica
Avenue. The hotel will have an entrance on Wayzata Blvd. He referred to site plan and
discussed the access drives and traffic patterns.
Segelbaum asked if there will be other access paints to the parking structure. Payne said
there is a connection at the south end of the parking ramp and at the northeast end of
the ramp, but the bulk of the trips are anticipated to come off of Utica.
Kluchka asked if the intersection of Utica Avenue and 16th will be a controlled
intersection. Payne said there is stop control on 16tn
Waldhauser referred to the affordable units and asked if the 3% %nerr�koned was for the
phase 1 construction or all of the residential constructions. Graham said 3°1a is for all of
the residential. Waldhauser said she thinks the numb�rs referenced in'the'staff report
are incorr�ct because the monthly rent range seems wron�. Nevinski clarified that 3% of
these units will be affordable to people making 6p°�o of the area median income.
Johnson referred to the trash hauling being limited.to one v�ndor. He asked the applicant
if they are contractually obligated ta one hauler and how enforcement of that would work.
Graham said the intent is to have one trash hauler and thaf is a fundamental
management issue to see that trash hauf'ing works properly.
Kluchka opened the public hearin�,.
Todd Shipman, 1510 Fairla�rvn Way, said his main concern is the traffic going east of
Highway 100. He said in his view,the pr�vious PUD and this PUD are really irrelevant to
the impact it will have on his life which is just getting access to his home and getting on
and off Wayzata Blvd, He said t�te sight lines are difficult already and he hasn't heard
any talk about the topogra�hy, He said on Wayzata Blvd. there is a curve, a hill, and a
ramp across I-394 that cc�l�nects`to a bicycle path in North Tyrol. He said he commonly
comes acr��s bicycl��ts��rn the dark, and the sun doesn't shine down onto the pavement
during t��e viiit��e��s��:��e�,c�r've is icy. He said it is important to the people in his
neighborhood �who pay�axes not to be forgotten by Golden Valley because they value
their unique neighborhood. He said they also have restricted access to their
neighborhood �nd City services could be at risk. He said there were two snow events
this winter that significantly impacted Wayzata Blvd. and backed traffic up all the way to
Theodore VS/irth Parkway because everyone avoids I-394. He said he can't imagine, as
nice as Utica Ave. will be, that people won't go down Wayzata Blvd. to get onto I-394 at
night. He said it is a false assumption to base the issues only on traffic counts and the
City is really doing a disservice to the neighbors. He said they could secede to
Minneapolis or St. Louis Park and take their tax revenue with them. He added that it is
really a tough scenario especially impacted by weather and any additional traffic will
significantly impact them.
Minutes of the Golden Valley Planning Commission
March 9, 2015
Page 6
David Sussman, 1445 Fairlawn Way, said he understands the capacity of road, but
questioned the capacity of the road at rush hour. He said today at 5:15 it took him almost
two minutes before he could turn left onto Wayzata Blvd. because the traffic just kept
coming. He said it's been growing since the West End development was built it is going
to be really hard to cross that street unless something is done about the traffic.
Otis Godfrey, 4630 Douglas Avenue, said he pays taxes in Golden Valley and he likes to
live in Golden Valley. He referred to the proposed 3,500 parking spots and the site plan
showing two exits from the parking ramp onto Wayzata Blvd. and questioned how the
applicant can say all the cars will go out onto Utica Ave. He said traffic is like water and if
it gets backed up in one place it will flow to other places. He said it is nat reasonable to
expect that everyone will go in and out on Utica Ave. He said the neighborhood east of
Highway 100 is a beautiful, quiet neighborhood. It is important to have this balance and
they don't need more traffic going into this area. He said when he thinks of traffic calming
he is not just concerned about Wayzata Blvd. he is concerned abou�traffic ffowing into
the neighborhood as well. He said if people get frustrat�d enough the��wilf find ways into
their neighborhood. He said the City has known about the'traffic problems for
approximately 20 years, and now the traffic is being e�t�anded by �5% and we're saying
that it can compete in the next CIP against other projects. He questioned how this won't
be an impact to the neighborhood and said peopl� will be flvinring into this neighborhood
that shouldn't be. He urged the City to think ab�ut 'rf and not just treat it as a prablem to
be handled later.
Daon Karpan, 1400 Natchez Avenue South, said she is concerned about the traffic. She
said in the last traffic study there was more of a;promise to put an all-way stop and a turn
lane in at the Quentin/Wayzata intersection. She said she is disappointed to not s�e that
in these final plans. She said she doesn't trust the traffic study because from what she
understands it is using the numbers regarding speed from 2007 and a lot has changed
since then. She said the trafF�c volume was considered when there was a lot of snow and
she believes traffic was down considerably so she is not trusting that the numbers in the
study are an accurate refl�ction ofiwhat she experiences day to day. She referred to the
expectation that people w�n't use Wayzata Blvd. as access, and that they will naturally
tend to go �v Utica. �he s�id she wants to see more proof that will substantiate that and
she wants a'traffic'�tudy done reflecting today's conditions because the numbers don't
add up.
Segelbaum ref�rred to Karpan's comment about improvements to the Quentin/Wayzata
interse�tian and' stated that while there aren't plans showing specific improvements,
there is a la:r'ge amount of money budgeted to do improvements to that intersection.
Kluchka agreed and noted that there is a condition to execute a design for improvements
at that intersection. Oliver explained that there will be a public improvement project
funded by the developer. The intersection will be modified to have eastbound dual right
turn lanes, a south bound right turn, and all-way stop for pedestrian crossings.
Jason Johnson, 1550 Natchez Avenue South, said he is excited about this development
but traffic must be addressed. He said he knows for a fact people won't follow Utica Ave.
He asked if there are other ways to make sure people who don't live in the area won't
Minutes of the Golden Vailey Planning Commission
March 9, 2015
Page 7
use Wayzata Blvd. such as signs that say residents only during certain times. He said
traffic is going to be a problem whether studies say so or not, and that intuition rules in
this case. He added that the traffic will choke off this neighborhood from the rest of
Golden Valley.
Robert Lazear, 1519 Natchez Avenue South, said there is a blind curve at Natchez and
Wayzata with almost no margin of error to pull out onto Wayzata. He said this isn't
theoretical and it is absolutely essential that this be addressed now. He said the traffic
study was done and he appreciates that, but he also knows when one sid�:hires the
expert and pays them, that it's not a completely independent study. He said the
methodology is interesting because the study only looked at the am traffic and the traffic
in the afternoon is at least as bad. He said he knows that as part 4f this project they are
adding approximately 3,200 to 3,600 parking spaces to the density in the W�st End. He
said as the parking ramp is designed now, there will be two exits durn'ping on Wayzata
Blvd. and 2,536 two-way peak trips. He said the issue isn't whether there is �apacity
spread over 24 hours, it is about two hours in the morning and two hours i°n the
afternoon. He noted that speed limit is 35 miles per hour but:the traffic study showed that
people travel 39 miles per hour which doesn't gi�e t'hern a lot af tirne to pull out onto
Wayzata. He said it's shocking that back in 2007 neighbors said there needed to be
traffic calming, an all-way stop, and curb extensior�s and none of those things have been
done. The density has been added from th� �rst round of development and more density
is about to be added with this proposaL He questioned if the Quentin/Wayzata
intersection improvements are a part of this PUD. The Commission said yes. He asked
that a traffic study be done a year after the development is complete to see if the traffic
control at that intersection is working. He said h� also wants a condition added that there
be no exits allowed onto Wayz�ta Blvd. He said the reality is people will leave the West
End area and sneak throut�h' their neighborhood.
Peter Zakrajsheck, 1425 Nafck��z Avenue South, said he likes the project, but the one
concern is traffic. He sa'rd no on� is listening to the neighbors or giving them the time of
day and they are being;told it will be considered in the next CIP. He said Natchez is the
only street that goes through to Cedar Ave. and people will cut through. He suggested a
do not enter sign bE� placed on the north end of the street similar to what is on the south
end. He wants sornething done about the traffic to make the area safe.
Ann Godfrey, no address given, said at her corner there are seven school buses that
drop dff and pick up children. She said the traffic comes really fast and the stop signs
aren't �bserv�d so she's learned not to walk when schools in the area are getting out.
She said s�e is concerned for the kids in the neighborhood especially with more traffic.
Seeing and hearing no one else wishing to comment, Kluchka closed the public hearing.
Kluchka said he is hearing that Wayzata Blvd. isn't a great design and hasn't been for a
long time. He asked what the City can do to make improvements. Segelbaum asked if
the City has control of Wayzata Blvd.
Minutes of the Golden Valley Planning Commission
March 9, 2015
Page 8
Oliver explained that until recently Wayzata Blvd. was owned by MnDOT but it is now a
City street. He stated that staff has been listening ta the neighbors and will be putting
together a plan. He said these issues aren't less important, there are just a lot of on-
going issues that also need addressing so all projects need to be evaluated with the
resources the City has. He stated that staff is working with Minneapolis and St. Louis
Park on bicycle and pedestrian issues and added that education and enforcement are
also parts of the on-going process that the City will continue to work on.
Segelbaum asked if there are things that aren't a great cost that could b� dc�ne to help
the situation such as signage. Oliver said that in general, signage is naf that effective. He
said enforcement can be effective but again, it is a matter of resources and an off��er
can't be there all of the time. ���'�
Cera asked if the City would consider a 3-way stop at the Quentin artd Natchez
intersection. Oliver said his opinion is that non-compliance and:crashes will escalate if
stop signs are put in where they are not warranted. He added that studies have shown
that people speed up after the stop sign in order to make up for lost time. He reiterated
that there is na single thing that will solve the issues, but that some improvements along
with education and enforcement will help.
Blum asked if there is anything preventing the`City to requi;re a congestion tax or a one-
way toll onto Quentin during rush hour. pliver said that wauld not be statutorily permitted
in the State of Minnesota.
Waldhauser asked if there is any way taseparate the neighborhood from Wayzata Blvd.
and direct all traffic to a stre�t �n t`he south side. Oliver said that could be done, but there
would be unintended consequences ��hd emergency response would be an issue.
Kluchka asked if the City would consider limiting the exits onta Wayzata Blvd. Oliver said
that can be continued tc� be reviewed, but typically the City wants multiple access points
for emergencie�. He atlded tl�at not allowing access to the east will create problems
elsewhere, and t�� acce�s to Wayzata Blvd. can't be cut entirely.
Kluchka as�€�d if��a �r�ffic�'can be revisited each year, or after each phase of
developr�e�t. �I�iver saicl�traffic counts can be added to this area and he would not be
opposed to reviewing the area two years after it is built out. Kluchka suggested revisiting
the traffic issue� when the PUD is amended for the office phase.
Baker said .a PUD is supposed to benefit the City and he feels in many ways this project
is benefitting the City, but one thing he thinks is lacking is the City's response to the
traffic issues on Wayzata Blvd. He said he isn't convinced that stop signs on Wayzata
Blvd. wouldn't be an inexpensive benefit to the neighborhood. He said maybe the stop
signs would increase accidents but he is not concerned about that if those accidents are
the fault of the people who are ignoring the signs. He is concerned about the
neighborhood not being able to turn onto Wayzata Blvd. and he believes stop signs at
Natchez and June might be a way to discourage people from using Wayzata Blvd. He
said he agrees that it is a very fast, hard-to-access road and he is inclined to make a
Minutes of the Golden Valley Planning Commission
March 9, 2015
Page 9
motion requiring that the project be conditioned on the developer paying for traffic
solutions on Wayzata Blvd. which may even include a traffic light at Quentin. He said he
thinks the options are being dismissed too readily.
Segelbaum said he thinks this is a wonderful project, but the major issue is the traffic. He
said the professional traffic study says a 3-way stop is warranted at the Quentin/Wayzata
intersection so he tends to rely on that. He added that he would like to see what else
could be done without using CIP resources.
Waldhauser said she believes there are issues that have been here a Iong time and she
doesn't think it should be incumbent on the developer to fix 20 year o�d'issues. She said
she thinks it's incumbent on Golden Valley and St. Louis Park to figure out,what can be
done about the traffic issues this neighborhood. She said she would like to make a
recommendation that the City come up with a plan that will provide more certainty to the
neighborhood.
Kluchka asked if the City would consider exploring non-cap�tal iri�ensive traffic calming
improvements. Zimmerman said the issues can b� explc�red, b�it he questions who would
make the decisions if they are not warranted by �he traffic study. Segelbaum said he
thinks the City Engineer could ultimately decide.
Baker said he is not satisfied with the pl�an. He 5aid a plan'is nice, but it won't ensure that
anything will happen. He said that the developer may;,not be directly responsible for the
concerns they are hearing, but the cost of a couple oftraffic signs in the context of multi-
million dollar project is a roundir�g error. He said he is concerned that the City won't get
around to it even if the Planni;ng Cornmission insists that the City create a plan. He said
this has been a problem for year� and perhaps a change in ownership will be an
opportunity to do something about the traffic problems that are only going to get worse.
Cera said a PUD should focus on the development and the recommendations
professional staff hav� made. He said he would entertain a second motion
recommending fhat the City Council have a discussion about what they would like do
about the t�ffic issue.s. ' �
Johnson said he doesn't think the City should penalize a developer for lack of actian by
the City. He added that this is the first significant change and opportunity for
improvements in this area.
Kluchka sa'irl tie thinks the Planning Commission needs to make a strong statement
about the traffic but he is not sure if the process allows them to make a separate motion.
Baker said he thinks a motion could be made in the other business section on the
agenda. Segelbaum said he would want motions made during the discussion of the item
and not under other business.
MOVED by Cera to recommend approval of the Final PUD plan proposal.
Minutes of the Golden Valley Planning Commission
March 9, 2015
Page 10
Waldhauser questioned if they should add a condition that another traffic study be done
after build out is complete. Cera said he thinks that is a broader traffic issue.
Waldhauser questioned if they should add a condition about further restricting egress to
the east. Cera said doing that would not stop anybody from going to the east and it is
safer having three exits from the ramp.
Cera clarified that his motion incorporates staff conditions, Segelbaum seconded the
motion and the motion carried unanimously to recommend approval of the Final PUD
Plan for Central Park West PUD No. 121, 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 pt�rtions of the site's
characteristics, open space and sensitive enuironm�ntal features including steep
slopes, trees, scenic views, creeks, wetlands, and open waters.
3. The PUD plan includes efficient and effe�tive use (which includes preservation) of the
land.
4. The PUD Plan results in development compatible wifh adjacent uses and is consistent
with the Comprehensive Plan and redeveloprnent plans and goals.
5. The PUD plan is consistent with preserving and improving the general health, safety
and general welfare of the peo�le of the City.
6. The PUD plan meets the PUD Intertt`and Purpose provision and all other PUD ordinance
provisions.
Conditions:
1. The plans prepared by DL�:Residential, LLC, submitted with the application on
February 4, 2015, shall became a part of this approval.
2. The recomrnendations and' requirements outlined in the memo from the
Engirt��cing Division;to the Planning Manager, dated March 4, 2015, shall become
a part of this approva'I.
3. The recommendations and requirements outlined in the memo from the Fire
Depa�rnent to the Planning Manager, dated March 2, 2015, shall become a part of
this apprt�val. The applicant shall address the remaining unresolved issues
outlined in''the memo priar to Final PUD 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." in its title.
7. This approval is subject to all other state, federal, and local ordinances,
regulations, or laws with authority over this development.
8. The City of St. Louis Park approves that portion of the preliminary Planned Unit
Development within its jurisdiction
Minutes of the Golden Valley Planning Commission
March 9, 2015
Page 11
9. The property owners of any parcel in PUD No. 121 shall follow the Travel Demand
Management Plan for the West End Redevelopment and Central Park West
prepared by Kimley-Horn and submitted with the final PUD application in February
2015, which will serve to reduce traffic congestion. Prior to Final PUD approval, the
applicant shall include specific target dates in this plan. The applicant shall pay the
remaining 50% of the Traffic Management Administration Fees for Lot 1 when
submitting a building permit application. The applicant or future property owner of
Lot 3 and Outlot A shall pay the Traffic Management Administration Fees, as
outlined in the City's I-394 Overlay Zoning District Ordinance (Sectiqr���11,.56).
10.The Developer shall enter into an agreement with the City of Gol�l�n�Val1�r,;for
public use of the park outlot.
11.Prior to the City signing and releasing the final plat to the d�vefoper�'c�r filing with
Hennepin County, the PUD permit and Development Agr�ement shall'be finalized
between the City and the Developer.
MOVED by Baker, seconded by Segelbaum and motian carried unanimously to
recommend that the City Council address the traffic issues on Wayzata Blvd. raised by
residents including: access, speed, safety, congestion, etc.
Segelbaum said he would like to be specific about the area to be studied. Baker said the
area of study should be Wayzata Blvd. between France and'Douglas.
3. Informal Public Hearing — Zoning Code Text Amendment— Size of Accessory
Structures —ZO00-97
Applicant: City of Gcalden VaUey
Purpose: To con�ider amending language in the Zoning Gode in order to match
the State Building Code regarding the size of accessory structures
allowed before a building permit is required.
Zimmerman stat�d that the State Building Code was recently revised to require
building p�rmats for�cce��ory structures only if they exceed 200 square feet in size.
He explained th�t��h����ity'� current Zoning Code states that a building permit must be
obtained if an accessory`structure exceeds 120 square feet in size. In order to keep
the City's requirements consistent with those of the State, staff is recommending that
the �oning Code be amended to require building permits for accessory structures if
they exc�ed 2C10 square feet. He stated that there is another section of the Zoning
Code which li'mits the type of roofs allowed on accessory structures over 120 square
feet that staff is recommending that also be changed to 200 square feet.
Baker asked if the City has a choice in amending the language in the Zoning Code.
Zimmerman said the language could be removed from the Zoning Code and replaced
with language referring to the State's Building Code requirements instead. Cera said
he would like to keep the language in the Zoning Code.
Minutes of the Golden Valley Planning Commission
March 9, 2015
Page 12
Baker questioned if the City could consider being more restrictive. He said he wants
to be sure they are getting the right advice and asked if this is the advice of the
inspectors or of the City Attorney. Nevinski explained that the State Building Code is
now defining accessory structures less than 200 square feet in size as not needing a
building permit. He stated that the Zoning Code can add to that requirement, but the
City has adopted the State Building Code and is obligated follow it and enforce it.
Kluchka asked if the City is able to enact its own restrictions in the Building Code.
Nevinski said no. Segelbaum said the City can enact Zoning Code provisians,
Zimmerman reiterated that this proposal is to make the Zoning Code cc�nsistent with
the State Building Code already adopted.
Kluchka asked if the City can make zoning changes that are inconsistent with� the
building code to offer additional restrictions. Nevinski said he would not advise`
creating a contradictory situation. Baker questioned if the City should change just
because the State has. He said he doesn't have a sense of how often thi�'restriction
has a bearing on what Golden Valley residents do, or the irnpact'of the size of
accessory structures on neighbors.
Segelbaum asked about current limitations for accessory structures. Zimmerman said
the Zoning Code address height and setb�cks for a�cessory''structures. He said staff
will be enacting a Zoning Permit process for accessory structures in the future. He
clarified that staff isn't recommendinc� these changes}ust because the State made
changes. It's because the City has adop#ed fihe State Building Code and doesn't want
its own codes in conflict with each.other:
Kluchka opened the publi� hearin�. S�eing and hearing no one wishing to comment,
Kluchka closed the public hearing�
MOVED by Waldhauser, second�d by Johnson and motion carried unanimously to
amend the Zoning Code to raise fhe minimum size of an accessory structure from 120
to 200 square feet for building permits.
Blum noted that th�r� are fiwo sections of the Zoning Code that need to be amended.
MOYED by Kluch:ka, seconded by Waldhauser and motion carried unanimously to
recommend approval for the Zoning Cade Text Amendment in Subdivisions 12 (E)
and (J} to increase the minimum square footage to 200 square feet for the size
required fc�� a building permit as recommended by staff.
MOVED by Cera, seconded by Waldhauser and motion carried unanimously to
rescind the first motion.
--Short Recess--
Minutes of the Golden Valley Planning Commission
March 9, 2015
Page 13
4. Discuss hotel parking requirements
Gaellner stated that staff would like to consider reducing the minimum parking
requirement for hotels. She explained that the current requirement is 1.5 parking spaces
per unit plus parking for other uses. She stated that the Super 8 Hotel is considering
expanding and have provided vehicle counts performed in the summer of 2014 to
demonstrate that with 97% occupancy the most vehicles registered was 84 for 140
rooms. She discussed the parking requirements of several surrounding cities.
Segelbaum asked about the requirements for hotels that might host large events.
Goellner said the Zoning Code requires more parking spaces for other uses such as
restaurants and event space. '
Waldhauser said she thinks one parking space per unit seerns reasan�ble as long as
there are provisions for other uses. She questioned if there should f�e addit��nal spaces
for staff. Zimmerman said the number of employees is quite low.
Johnson asked if parking for motels should be added to the Zonrng Code. Cera said he
thinks that would be added to the other uses language and that all`uses would be
considered.
Goellner said she would work on the specific amendment'language and bring the item
back to a future Planning Commissic�n meeting for a;public hearing.
5. Discuss the current Zoning Co�Je req�t�irement regarding side yard setbacks
increasing with the h�i�ht<Qf�''house
Zimmerman stated that in �006 the Plarrning Commission and City Council studied infill
development which considered height, impervious surface, setbacks, etc. He said that
residents have recer�t�y�be�n qt�stioning if staff has been interpreting the Zoning Code
requirements correctl�. He �xp�airted that after researching what was considered in
2006 he thinks th�re may be some gray area in how the Zoning Code is being applied
versus how:�t was intended. He said staff is looking for direction regarding what was
intended and ht�wto move forward.
Zimmerman�xplained that the Zoning Code currently states that as homes get taller the
side yard setback increases. One interpretation is that once a house is taller than 15
feet the �ntire �tructure shifts away from the side yard property line. Another
interpretation `rs that only the part of the house that is taller than 15 feet needs to be
further away from the property line, but the part of the house that is 15 feet tall can be
located right at the side yard setback line. He showed the Commission several
examples illustrating the different interpretations.
Baker said there are two ways that height can increase. One is if an existing house is
remodeled and the other is if a new house is built. He said he understands that an
existing house being remodeled might need to take the "wedding cake" approach, but
he doesn't understand why a new house should take the "wedding cake" approach. He
Minutes of the Golden Valley Planning Commission
March 9, 2015
Page 14
said he really thinks the intent was to differentiate between those two circumstances. He
added that if the Zoning Gode language changes he thinks there needs to be a lot of
study and thought involved.
Waldhauser said the point was not to have a big, tall wall next to a neighboring house.
The other issue was to not take away sunlight from a neighboring property. She said
there is no good reason to set the entire house further away from the property line to
accomplish those goals.
Baker said he doesn't think the Planning Commission is being asked tc�revisit t�e issue,
they are being asked how the Zoning Code language should be interpr��ed. He said he
wants what was originally intended to be applied.
Zimmerman stated that the City Manager and the City Attorney are nat only loaking at
the intent, but how to go forward. He stated that when the infiil study chan�es were
adopted, the City Council was intending to be open to changing the f�nguage if needed
as it moved forward.
Cera said the original intent was to increase the entire setback with new construction.
He said he wants the Code to be interpreted how i# was intended and not how it has
been interpreted since its adoption.
Kluchka asked if there are different code requirements;regarding new construction and
remodeling. Zimmerman stated that there is g:randfathering language for construction
prior to 2008, but the current language applies tv all new construction.
Blum said he likes the "wedding cake" approach because it has worked historically and
it allows for more flexibility and a more diverse housing stock.
Baker said he would sfrongly op�ose changing the language to match how the Code
has been interpreted rather than what was originally intended. He said if the Zoning
Code has been interpreted incorrectly he wouldn't worry about those homes, or want to
tear home���wn, t��a# he�tvants to reinforce the decisions made in the recent
subdivi���n ��4r��:F 3
S�gelbaum`said`it seems to him that staff has been interpreting the language how it was
put rn place and it was the fault of what was enacted. He said he thinks the
interpretation by staff can continue.
Cera said he thinks the language is clear that the whole structure should be further
away from the property line once it is taller than 15 feet.
Johnson said the goal is to have property owners obeying the same rules and they need
to consider the end product.
Minutes of the Golden Valley Planning Commission
March 9, 2015
Page 15
Kluchka referred to other cities that require one wall to remain when doing a tear down
and asked if the intent to maintain what's there. He said he thinks the appropriate
implementation means setting back the whole structure.
Segelbaum questioned if an existing house is at the 15-foot setback line and a second
story was added if the second story would then have to step back further away from the
property line. Zimmerman said yes. He added that the focus in 2006 was preservation,
conservation and not adding massing in the wrong places.
Johnson noted that a homeowner could go to the Board of Zoning Ap�eals and ask for
a variance taking into consideration the other homes in the neighborhoad.
Zimmerman asked if the height should only be measured at the front of the house and
then applied to both sides. Kluchka said that is how he remembers the'original intent.
Zimmerman explained that if the City Council wants to move forward with fhe original
intent, the City Attorney has suggested setting a grandfath�red d�te and then moving
forward. Segelbaum referred to permits issued befiore th�� grandfa�hered date and asked
if they would be considered conforming. Zimmerrnan said yes. Segelbaum said he
doesn't want to make existing homes become nonconforming.
Cera questioned how the subdivision study would have been different if the City had
been interpreting the Zoning Code as intend�d:
Waldhauser noted that if both s�des of a house'have to be set back further from the
property line the City could c�et hou�es with the garages in front. She said the City will
get a more attractive result if they'allow the "wedding cake" design.
Segelbaum said he thinks the Zoning Code should be interpreted as it was intended
and only allow the "weddin� cake" design for remodels. The Commissioners agreed.
Zimmerman said another issue staff would like clarification on is the articulation
requirem�nt. He questioned if second floors have to be articulated and if bay windows,
cantileverec�"spaces, Qr chimneys could count as articulation, or if the entire wall has to
articulate. He also questioned if articulation should apply to any wall, or only to new
walls. The cansensus of the Commission was any wall over 32 feet in length should be
articu��ated.
�� . �:::
Zimmerm��:;��id he would work on the Zoning Gode amendment language and bring it
back to the Commission for a public hearing.
6. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
Baker reported on the METRO Blue Line workshop meeting held on February 26 at St.
Margaret Mary Church. He stated that he and Gillian Rosenquist have been appointed
to the new Community Advisory Committee.
Minutes of the Golden Valley Planning Commission
March 9, 2015
Page 16
Nevinski reported on the proposed CP-BNSF freight train connection in Crystal.
Kluchka asked if the traffic issues on Wayzata Blvd. will be discussed at the upcoming
City Council strategic planning retreat. Nevinski said they will be focusing on balancing
existing projects with new projects. He said he would work with the City Engineer to
figure out how to budget for a study and improvements.
7. Other Business
• Council Liaison Report ,
No report was given.
8. Adjournment
The meeting was adjourned at 10:23 pm.
Charles D. Segelbaum, Secretary ' Lisa Wittman, Administrative Assistant
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��. �..'� Physical Development Department
763-593-8095/7G3-593-8109{fax)
Date: March 23, 2015
To: Golden Valley Planning Commission
From: Emily Goellner, Associate Planner/Grant Writer
Subject: Informal Public Hearing—Preliminary PUD Plan for CenterPoint Energy PUD No.
122—6161 Golden Valley Road —CenterPoint Energy, Applicant
Background
CenterPoint Energy is seeking approval of a Planning Unit Development (PUD) Permit to construct a
2-story operations facility and to replace the gas regulator building on the 13.9 acre site at the
southeast corner of Golden Valley Road and Douglas Drive (County Road 102).
The property at 6161 Golden Valley Road currently contains five buildings owned and operated by
CenterPoint Energy for gas utility operations. The five existing buildings are used for the peak
shaving boiler, peak shaving vapor, gas regulator, research and a control shed for a radio tower.
Multi-family and single-family residential uses are located to the north of the site and Tennant
Company is located across Douglas Drive to the west. To the south and east, there are various
Industrial and Light Industrial businesses in operation. The Union Pacific Railway runs along the
southern border of the property and the Canadian Pacific Railway runs along the eastern border.
Summary of Proposal
Approval of the proposed PUD would allow the Applicant to have more than one principal
structure and one accessory structure on a single lot, which is not permitted in the Industrial
Zoning District. When the property was originally developed,this policy was not yet adopted into
the Zoning Code.
The proposed 2-story operation facility is 64,000 square foot and would employ 60-70 additional
employees on the site. Within the building, 20,620 square foot would be designated office space,
39,780 square feet for warehouse, and 3,600 square feet for a metal shop. The building would be
used by employees during regular business hours with the exception of emergencies.
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PUD 122 - Site Map
The proposed operation facility is an L-shaped building that would be built in the northwest
portion of the site near the corner of Douglas Drive and Golden Valley Road. The applicant has
placed the building on the site to meet the setback requirements of the Industrial Zoning District.
A landscaped buffer is planned within those setbacks. The gas regulator building will be
demolished and rebuilt in its current location off of the driveway access to Golden Valley Road.
The 1-story building will be 825 square feet in size. The applicant plants to demolish the radio
tower control shed and there are no plans to rebuild the structure at this time.
The minimum parking spaces required for the operations facility is 83. Essential services do not
have a specific minimum parking requirement in the zoning code because each service is unique.
In these cases, staff works with the applicant to determine the amount of parking necessary. The
applicant plans to provide 208 parking spaces on the site. Staff finds this to be an adequate
amount of parking spaces.
A neighborhood meeting was held on March 12, 2015, at the Perpich Center for Arts Education.
Four nearby residents attended the meeting. Overall, neighbors were generally supportive of the
proposal and asked questions about hours of operation, lighting, timeline, and notification for the
approval process.
Land Use and Zoning Considerations
The property is guided for Industrial use in the Comprehensive Plan and is zoned for Industrial use,
The current uses located on the property are essential services, which are permitted in the
Industrial zone. The proposed uses, which include office, warehouse, and essential services, are
also permitted in the Industrial zone. The proposal is consistent with the intent and purpose of the
Comprehensive Plan and the Industrial Zoning District. The following table compares the PUD
proposal to the underlying zoning regulations. All of the underlying zoning requirements are met
except that only one principle structure and one accessory structure are permitted on each lot.
��r��. ���� ;� �� � �� �� f
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Permitted Uses
Offices, Warehouse, Essential Offices, Warehouses, Essential
' Services I, Essential Services Services I, Essential Services III
_.. ._.__
, III, etc.
District Standards
��t co�er�ge < 50%a building coverage 9% building coverage
Front y�rd setback 75' along Golden Valley Rd 186.3'from current property line
94.1'from proposed property line
35' along Douglas Drive 47.3'from current property line
36.3' from proposed property line
' Side���� setbacic 20' along east side 44.2' from east property line
RQar yartl setbac.k, 20' along south side >300' from south property line
-Heigh't 45' maximum 34' Operations Facility
18' Research Building
24' Peak Shaving Boiler Building
14' Peak Shaving Vapor Building
11' Regulator Building
Sct��e�ting ' 6 foot fence or landscaped Contiguous tree plantings of Oak,
� � :
' screen separating site from Hackberry, Maple, and Pine
residential uses
Engineering and Fire Safety Considerations
Plans for this proposal were reviewed by the City's Engineering Division. A memorandum that
addresses site access, drainage and utility easements, sanitary sewer, water services, grading,
stormwater management, landscaping, and tree preservation is attached. Staff in the Engineering
Division recommend approval of the preliminary plan, but have instructed the applicant to explore
several issues during this entitlement process. These issues relate to driveway location, pedestrian
facilities, vacation of a watermain easement,final plat requirements, pretreatment of discharge,
and specific landscaping requirements.
The Fire Department reviewed this proposal to ensure that buildings and services are equipped
with fire protection systems and that adequate emergency vehicle access is achieved on the site. In
the attached memorandum,the Fire Chief outlines four pieces of additional information that are
required from the applicant.
Findings for Approval
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. This PUD will allow the applicant to better utilize
the site by developing the operations facility on the site.
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 plan will utilize the
perimeter of the site for tree plantings and stormwater management.
3. Efficient— Effective. The PUD plan includes efficient and effective use (which includes
preservation) of the land. The plan brings more active uses to this large site by providing
office and warehouse uses, which are compatible with the current uses on the property.
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 proposed
uses are permitted in the Industrial Zoning District.
5. General Health.The PUD plan is consistent with preserving and improving the general
health, safety and general welfare of the people of the City.
6. Meets Requirements. The PUD plan meets the PUD Intent and Purpose provision and all
other PUD ordinance provisions. With exception of the issues raised by the Fire Chief,the
plan generally meets the requirements:
Recommendation
Staff recommends approval of the Preliminary Plan for CenterPoint Energy PUD No. 122, subject
to the following conditions:
1. The plans prepared by Loucks Associates, submitted on March 20, 2015, shall become a part
of this approval.
2. The recommendations and requirements outlined in the memo from the City Engineer to
the Planning Manager, dated March 13, 2015, shall become a part of this approval.
3. The recommendations and requirements outlined in the memo from the Fire Chief to the
Planning Manager, dated March 20, 2015, 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$72,540 (2%of the land market value) shall be paid prior to
approval of the Final Plat.
6. The Final Plat shall include "P.U.D. No. 122" in its title.
7. This approval is subject to all other state, federal, and local ordinances, regulations, or laws
with authority over this development.
Attachments
Location Map (1 page)
Applicant's Narrative (5 pages)
Memo from the Engineering Division dated March 13, 2015 (6 pages)
Memo from the Fire Department dated March 20, 2015 (4 pages)
Letter from Judith Moll dated March 17, 2015 (1 page)
Site Plans (25 pages)
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Application for Preliminary PUD �
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CenterPoint Energy �%�+'�--�—_�_�________.. ._ �":
6161 Golden Valley Road
Golden Valley, MN
February 20, 2015
Project Overview
CenterPoint Energy("CenterPoint") requests approval of a planned unit development plan to allow
redevelopment of our existing property at 6161 Golden Valley Road. CenterPoint has owned and operated the
existing property for regional gas utility operations since the 1950's. CenterPoint will continue to own, operate
and manage the property with the addition of the new facility as part of its regional gas utility operations.
The project consists of new construction of an approximately 64,000 sq.#t. operations facility and an
approximately 825 square foot gas regulator building, and related site improvements. The site improvements
include reconfiguration of the property boundaries to accommodate proposed public improvements to the
intersection of Golden Valley Road and Douglas Drive North. The new operations facility and gas regulator
building will replace two of five buildings that exist on the site as of the date of this application. CenterPoint is
seeking approval of its project as a planned unit development in order to allow for more than one principal
structure and one accessory structure on the site.
The site consists of 13.88 acres at the southeast quadrant of Douglas Drive and Golden Valley Road. Current
improvements on the site consist of essential service gas utility operational functions including a regulator
building, research building, peak shaving boiler building, peak shaving vapor building and radio tower control
building. The proposed new operations facility will house CenterPoint operational functions including
purchasing,warehouse, Home Service Plus sales and installation, meter department and all related
administrative and support functions.
The property is located in an Industrial zoning district. The current and proposed uses of the property for Class I
and Class III Essential Services, including associated office and technical facilities,are permitted uses with the
zoning district. The purpose of the PUD is to allow the new facility to be constructed and allow the existing
essential structures to remain in place as lawful conforming uses. Zoning code amendments adopted since the
original development of property no longer allow more than one principal structure and one accessory structure
to be constructed on a single lot.
Project Background
CenterPoint is implementing a series of corporate real estate projects that support a strategy for overall
improvements to service effectiveness and delivery in the metropolitan area. CenterPoint has evaluated
alternative sites in the northwest suburban Twin Cities area in which to locate the project. CenterPoint prefers
co-locate the new operations center with its existing Golden Valley facilities to make efficient use of property it
already owns and to combine operational functions, provided CenterPoint can obtain timely approvals and
permits to construct the project from the City of Golden Valley. To achieve its goals, CenterPoint must obtain
approval of the project in early 2015, in order to substantially complete and occupy the facility in early 2016.
CenterPoint Energy—Application for Preliminary PUD
Page 1
At completion,the project will represent nearly$12 million in new private investment into building construction,
furnishings,fixtures and equipment. The facility will employ 60-70 new additional full-time employees in the
municipality in which the project locates. The project is anticipated to generate in excess of$150,000-
$200,000.00 per year in additional new property taxes.
The company's design/build contractor has completed the design to a level sufficient to make building permit
application within the next 30-45 days. The remaining constraint to the company's final decision to proceed
with the site is the City's request of the project to seek planned unit development approval in order to proceed.
While the proposed new facility has been designed to comply with underlying zoning requirements,the
necessity to maintain the existing structures on the site as functions essential to the gas utility operation has
prompted the PUD request.
The project has been designed to function within existing site constraints, including railroad right-of-way on its
east and south borders and the City's desire to acquire nearly one acre of the subject property on the north
portion of the parcel for the Golden Valley Road/Douglas Drive roundabout and related road and infrastructure
improvements including the relocation of gas main lines. As such, CenterPoint has been in discussion with the
City's public works department on right-of-way coordination and potential solutions to address impacts to
CenterPoint's use of the property.
PUD Purpose and Intent
The proposed CenterPoint redevelopment complies with the intent and purpose of the Golden Valley PUD
ordinance as stated in Code Section 11.55, subdivision 1,A, as follows:
1. Encourage, preserve and improve the health,safety and general welfare of the people of the City by
encouraging the use of contemporary land planning principles.
CenterPoint is a regional natural gas utility provider and as such,focuses its daily functions on the provision
of safe and reliable energy resources to the residents of Golden Valley. The company has owned and
operated the site since the 1950's. The proposed project allows CenterPoint to continue and enhance its
operational capabilities and remain a relevant and present corporate stakeholder in the City of Golden
Valley. Approval of the planned unit development will bring new jobs into the City of Golden Valley, allow
for more efficient use of the existing property, and provide for redevelopment of the site to meet
contemporary storm water management principles. The site and building will be constructed in accordance
with the standards for LEED Silver Certification through the United States Green Building Council (USGBC),
which standards are consistent with improved health and general welfare of the people of the City.
2. Achieve a high quality of site planning,design, landscaping,and building materials which are compatible
with the existing and planned land uses.
The project design team has taken great care to design the site and building plan to be functionally
relevant, aesthetically attractive and provide a natural "buffer"to interior site functions that are more
industrial in nature by positioning the building on the street edge. Added landscape enhancements will
create a defined character to the site. Access points on both the north side and west side of the building
will allow for efficient and safe vehicle movement. Building materials and design features are of the
highest quality for the industrial nature of the project. New ponds at the north end of the site will provide
storm water management and an attractive landscaped buffer.
CenterPoint Energy—Application for Preliminary PUD
Page 2
3. Encourage preservation and protection of desirable site characteristics and open space and protection of
sensitive environmental features including steep slopes,trees,scenic views,waterways,wetlands and
lakes.
The site is relatively flat with minimal landscape improvements. The site plan incorporates enhanced storm
water retention capabilities along with robust landscaping treatments that will be attractive and
environmentally pleasing. In furthering its environmental goals and objectives, CenterPoint will seek LEED
Silver Certification of the building through the United States Green Building Council (USGBC).
4. Encourage construction of affordable housing and a variety of housing types.
N/A
5. Encourage creativity and flexibility in land development.
The City Staff recommended pursuing the project as a PUD in order to provide the flexibility necessary to
accommodate the existing essential services structures and the proposed new structures on a single lot.
The PUD will allow CenterPoint to make efficient use of its existing facilities and personnel, rather than
establish new, partially redundant,facilities in a new location.
6. Encourage efficient and effective use of land,open space,streets, utilities and other public facilities.
The PUD wifl allow for a highly efficient and effective use of land by allowing multiple related components
of a single corporate operation of CenterPoint to locate on one site. The existing parcel will remain
underutilized and under-developed without a PUD.
The project will make use of existing major collector roadways and utility connections. By allowing
CenterPoint to develop the new operations facility at this site,the City will allow CenterPoint to use existing
infrastructure, rather than developing a new site that may require new or expanded infrastructure.
An integral component of the site plan is the accommodation of approximately one acre of land on the
north portion of the property for the Douglas Drive/Golden Valley Road roundabout project. CenterPoint
has continued to work diligently with city staff to incorporate the City's proposal into its planning efforts.
7. Allow mixing land uses and assembly and development of land to form larger parcels.
One of the goals of the PUD ordinance is to allow flexibility and the mixing of land uses and buildings within
a single lot. The new operations facility will add office and warehouse functions to a site that has
historically been occupied primarily by essential service structures with low occupancy and few active uses.
The inclusion of the proposed building allows increased use of the property while ensuring that the
property functions adequately for existing and proposed uses.
8. Encourage development in transitional areas which achieve compatibility with all adjacent and nearby
land uses.
The property is zoned and guided industrial as are the properties to the south. Property to the east is zoned
and guided Light Industrial while the property to the west is zoned and guided Commercial or Office.The
CenterPoint Energy—Application for Preliminary PUD
Page 3
proposed new office and warehouse building will be compatible with all surrounding land uses within this
planned industrial area. The PUD will allow intensification of the existing compatible uses, and provide an
alternative to spreading those uses out into other parts of the City or the region.
9. Achieve development consistent with the Comprehensive Plan.
The property is guided and zoned for industrial uses. The Comprehensive Plan defines this land use
category to include warehouse, storage, light manufacturing, office, rail and similar uses.The proposed
office/warehouse building is consistent with the Comprehensive Plan. The PUD will allow for more intense
use of existing developed land,which is also consistent with the Comprehensive Plan.
10. Achieve development consistent with the City's redevelopment plans and goals.
The Comprehensive plan identifies several goals for redevelopment.The proposed development meets
these goals by providing new development that is compatible with existing development in the surrounding
area and with the city's land use plan, provides sustainable development and increased tax base and job
opportunities.
11. Encourage development that is sustainable and has a high degree of energy efficiency.
As a regional utility provider, CenterPoint is committed to being a leader in sustainability and energy
efficiency. As such and in furthering its environmental goals and objectives, CenterPoint will seek LEED
Silver Certification of the building through the United States Green Building Council (USGBC). The PUD will
also serve a fundamental goal of sustainable development by allowing and redevelopment of an existing
site at a higher density.
Proposed Findings
Accordingly, CenterPoint asks the Planning Commission to recommend and the City Council to adopt the
following findings, pursuant to Code Section 11.55 Subdivision S.E:
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 PUD plan is tailored to existing site conditions. Specifically, CenterPoint has configured its new
operations building to screen its fleet parking, outdoor storage yard and above ground tanks from view
from Golden Valley Road and Douglas Avenue North and is using its stormwater detention ponds as
landscape features that will provide further screening and an attractive entrance to the site.
The PUD plan allows CenterPoint to achieve a higher quality of site planning and design by developing
the site, with 5 separate buildings piping and storage facilities, as a unified campus. If not for the PUD
plan, CenterPoint would have to spread its facilities across several separate lots, each without the
opportunity to use the buildings and stormwater detention ponds to screen the more industrial
elements of the facility.
CenterPoint Energy—Application for Preliminary PUD
Page 4
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.
Although the proposed redevelopment will replace existing open space with new construction, the site
has been an industrial site bordered by railroads and arteries for decades, and there are no existing
"substantial desirable portions of the site's characteristics to preserve. Instead,the PUD plan will all for
denser development of an existing industrial site, rather than spreading the industrial development to
other sites. Further, the PUD plan will use natural features for stormwater detention in a manner that
will create a more desirable environment along the perimeter of the site.
3. Efficient - Effective. The PUD plan includes efficient and effective use (which includes preservation) of the
land.
The PUD consolidates office and industrial functions for more efficient and effective use of the existing
industrial site.
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 proposed development is compatible with adjacent railroad and industrial uses adjacent to the
property. The configuration of the new operations center building and the location of the stormwater
detention ponds also provide a transition to the residential uses north and west of the site. The
property is guided and zoned for industrial uses, including warehouse, storage, light manufacturing,
office, rail and similar uses.The proposed office/warehouse building is consistent with the
Comprehensive Plan. The PUD will allow for more intense use of existing developed land,which is also
consistent with the Comprehensive Plan.
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.
The PUD will be developed in accordance with the standards for LEED Silver Certification through the
United States Green Building Council (USGBC),which standards are consistent with improved health and
general welfare of the people of the City.
6. Meets Requirements.The PUD plan meets the PUD Intent and Purpose provision and all other PUD ordinance
provisions.
See PUD Purpose and Intent section above.
CenterPoint Energy—Application for Preliminary PUD
Page 5
� ,
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�D�C��Yt M E M C� R A N D U �l�
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vt'�: �'� Physical Development I)epartment
763-593-8030/ib3-593-�988(faxj
Date: March 13, 2015
To: ason Zimmerman, Pianning Manager
From: Jeff Oliver, PE, City Engineer����
Eric Eckman, Public Works Specialist
Subject: CenterPoint Energy Warehouse—Preliminary PUD Review
Engineering staff has reviewed the plans for the proposed CenterPoint Energy planned unit
development (PUD), submitted by Frauenshuh, Inc. (Developer). The proposed PUD is located at '
6161 Golden Valley Road in the southeast corner of the intersection of Douglas Drive and Golden
Valley Road. The existing parcel is approximately 13.9 acres and contains the regional gas utility
operations, which have been present on this site since the 1950s. The proposed redevelopment
of the site includes the construction of a new operations facility and gas regulator building. This
memorandum discusses the issues identified during the Engineering review that must be
addressed prior to final PUD plan submittal.The comments contained in this review are based on
the plans submitted to the City on February 20, 2015.
Site Plan and Access
The existing parcel contains the regional gas utility operations which have been present on this
site since the 1950s. The site serves as a peak shaving facility that supports the delivery of natural
gas to the region and includes several buildings that provide gas utility functions. The proposed
redevelopment of the site includes the construction of a 64,000-square-foot operations facility
and an 825-square-foot gas regulator building.The new operations facility will house the
purchasing, warehouse, Home Service Plus sales and installation, meter department, and
administrative and support functions. The facility is expected to employ approximately 60-70 new
employees.
As part of the proposed PUD,two of the five buildings will be replaced by the new operations
center and gas regulator building. The Developer must obtain the appropriate City permits for
demolition of the existing buildings, utilities, pavements and other related improvements.
Along with the new facilities and uses, CenterPoint will continue to own, operate and manage the
regional gas utility operations on this site.
G:\DevelopmeMs-Private\Central Park West(former Duke)\CPW_Review_031215.docx
Hennepin County and the City of Golden Valley have initiated a public improvement project to
reconstruct Douglas Drive in 2016. The project includes the construction of a roundabout at the
intersection of Douglas Drive and Golden Valley Road, immediately adjacent to the CenterPoint
PUD. Work on the roadway design has begun and CenterPoint has incorporated this design into
its overall plans for the site, including access and circulation. The City and County will continue to
work with CenterPoint on the details of the design as the project moves forward.
The plans submitted by the Developer show access points on the north and west sides of the
PUD. The north access onto Golden Valley Road will primarily serve the office functions and
provide employee access to and from parking lots within the site. According to the plans,the
north access does not line up with the driveway entrance for the apartments across the street,
which may lead to conflicts with turning movements. Prior to final PUD plan submittal,the
Developer must evaluate the feasibility of shifting this driveway access to the west to line up with
the driveway for the apartments.
The west access onto Douglas Drive will serve as the truck access for the Home Service Plus and
warehouse functions. Circulation within the site appears to be acceptable, but is also dependent
on the review of Fire Chief and other staff.
The PUD includes the removal of existing driveway entrances and the construction of new
entrances. This work is planned for 2015, in advance of the Douglas Drive reconstruction project.
Therefore, a City Right-of-Way Management Permit is required, and the location of the driveways
and other improvements in or adjacent to the existing or proposed right-of-way must be
coordinated with the project engineers for the Douglas Drive project.All driveway entrances
must meet the City standards for commercial driveway aprons. In addition, a Hennepin County
permit will be required for all work within County right-of-way.
The preliminary design for the Douglas Drive Reconstruction Project includes pedestrian facilities
along the east side of Douglas Drive, which will connect to the Luce Line Regional Trail located
just south of this PUD. The Developer is strongly encouraged to include the construction of
pedestrian facilities within the site that would connect the office building to the proposed
sidewalk along Douglas Drive. Pedestrian facilities constructed by the Developer must meet
Americans with Disabilities Act (ADA) accessibility standards.
Preliminarv Plat
The proposed PUD is comprised of one existing parcel, which is not part of any plat of record. The
property survey shows a watermain easement (document#1133773)for an 8-inch ductile iron
pipe that serves the metal building in the south one-half of the site. Utilities such as this
watermain that are located on private property and serve only one property owner are typically
considered private in terms of ownership and maintenance responsibility. The watermain
easement document will need to be reviewed by the City to determine if it can be vacated as part
of this PUD process. If it is determined that the easement must be vacated,the City will initiate
the vacation process, and the Developer must provide the City with legal descriptions and
exhibits.
G:\Developments-Private\Centrel Park West(former Duke)\CPW_Review_031215.docx
i �
The preliminary plat submitted by the Developer includes the dedication of public right-of-way
along Golden Valley Road and Douglas Drive, which appears to be consistent with the preliminary
design plans for the Douglas Drive Reconstruction project. The City and County will review the
plans in more detail, and work with CenterPoint Energy on any modifications, prior to final plat
a pprova I.
The preliminary plat submitted by the Developer did not include the dedication of drainage and
utility easements. The final plat for this development must include easements along public
streets, property lines, and plat boundaries consistent with the City's Subdivision Ordinance.
This PUD is adjacent to County Highway 102 (Douglas Drive) and therefore, the plans must be
submitted to Hennepin County for review and comment.
Preliminarv Utilitv Plan (Water and Sanitarv Sewer)
The plans submitted by the Developer show the extension of new water and sanitary sewer
mains into the site. The City's water and sanitary sewer systems that provide service to these
properties appear to have adequate capacity to accommodate the proposed development.
As discussed earlier,there is an existing 8-inch ductile iron watermain that serves the metal
building in the south one-half of the site. This watermain will remain in place to serve the peak
shaving operations. New domestic and fire suppression lines will be extended from the City's
main within Douglas Drive to serve the new operations center. CenterPoint will own and
maintain all watermains, hydrants and valves within its site from the buildings to the service
valves located in public right-of-way. The City will own and maintain the portion of the mains
from the City's watermain within Douglas Drive to the service valves, including the service valves.
As part of the final PUD plan approval,the City will draft a maintenance agreement for the
owner's signature further outlining ownership and maintenance responsibility for the water
systems.
There is an existing sanitary sewer system located along the east property boundary that serves
the existing lab and boiler buildings. According to the plans,this system will be removed and
replaced with new mains and structures. In addition,the new operations center will be
connected to this sanitary system. CenterPoint will own and maintain the sanitary sewer system
within its property and the portion extending into public rights-of-way, including the connection
to the City's system. As part of the final PUD plan approval,the City will draft a maintenance
agreement for the owner's signature further outlining ownership and maintenance responsibility
for the sewer system.
In order to help reduce the amount of inflow and infiltration of clear water into the sanitary
sewer system, the City has an Inflow and Infiltration (I/I) Ordinance. All buildings within the PUD
must comply with the City's I/I Ordinance. City records show that the existing property does not
have an I/I Certificate of Compliance. As discussed earlier, the owner intends to replace the entire
sewer system as part of this project. Therefore, upon completion of the sewer work,the new
sewer mains and services must be inspected and found to be compliant with the I/I ordinance,
prior to occupancy of the buildings.
G:\Developments-Private\Central Park West(former Duke)\CPW_Review_031215.docx
In order to construct the utility extensions described above,the Developer will need to excavate
Golden Valley Road and Douglas Drive. A City Right-of-Way Management Permit is required for all
excavations and obstructions within public right-of-way and easements. All pavements and
subgrades must be restored according to City and County standards. The work must also be
coordinated with project engineers for the Douglas Drive Reconstruction project. In addition, a
Hennepin County permit will be required for all work within County right-of-way.
Stormwater Mana�ement
This PUD is within the Main Stem subwatershed of the Bassett Creek watershed. The site
generally drains to the northeast,to a 30-inch pipe under the Canadian Pacific Railroad,then
north to the City's storm sewer system and eventually Bassett Creek. The PUD proposes to
disturb approximately 13 acres and will increase the impervious surface area by about 3.25 acres.
The PUD is subject to the review and comments of the Bassett Creek Watershed Management
Commission (BCWMC). Plans have been forwarded to the Commission for review.
According to the preliminary grading and drainage plans submitted by the Developer,the PUD
includes the construction of a two cell stormwater pond with equalizer pipe in the north portion
of the site. Peak runoff rates, and phosphorus and sediment loads are being reduced as a result
of the pond construction. The Developer has provided stormwater calculations which will be
reviewed in more detail prior to final PUD plan submittal.
Infiltration,filtration and volume reduction practices have not been included in the stormwater
management plan due to the soil types and the presence of a high groundwater table; however,
the Developer is encouraged to continue to explore ways to retain stormwater volume on site,
consistent with the Minnesota Pollution Control Agency (MPCA) Construction Permit.
Storm sewers have been extended throughout the site to accommodate runoff from the new
development. The plans do not include pretreatment measures prior to discharge to the pond.
Staff recommends including 4-foot deep sump structures fitted with SAFL baffles or similar to
reduce the amount of sediment that will accumulate in the pond.
As discussed earlier in this review, CenterPoint has owned and operated regional gas facilities on
this parcel since the 1950s. For the most part,the site has seen little change over the decades.
Sometime around 2000, CenterPoint constructed a stormwater pond in the center portion of the
site. It appears the excavated material may have been used to create the visual barrier (berm)
along the south property boundary. The preliminary grading and drainage plans show that
existing pond will be filled and site re-graded to allow for construction of the warehouse parking
and loading area. Excavated soil from the new stormwater ponds will be used to extend the berm
toward the west and north along Douglas Drive.
All storm sewer facilities and stormwater quality treatment facilities in this PUD will be owned
and maintained by the property owner. A maintenance agreement outlining these responsibilities
will be drafted by the City and must be signed by the owner prior to the issuance of permits.
G:\Developments-Private\Centrel Park West(former Duke�\CPW_Review 031215.docx
The Developer or contractor must obtain a City Stormwater Management Permit before
construction. A stormwater management plan meeting the standards of the City of Golden Valley
must be included with the permit application. Plan review and approval by the BCWMC must also
be completed before a City Stormwater Management Permit can be issued.
This PUD is also subject to the requirements of the MPCA Construction Stormwater Permit. A
copy of this permit and the corresponding Storm Water Pollution Prevention Plan must be
submitted to the City before work can begin.
Tree Preservation/Landscape Plan
The PUD is subject to the City's Tree Preservation Ordinance and Minimum Landscape Standards.
A Tree Inventory Plan and Tree Reforestation Plan have been submitted by the Developer. Based
on the proposed tree removals and the required mitigation,the Developer must obtain a Tree
Preservation Permit before construction can begin.
The plans do not include foundation plantings, or the planting of shrubs and perennials within the
site as outlined in the City's minimum landscape standards. The City Forester will review the
plans in more detail and work with the Developer on species selection and location, and also
address any potential corner visibility issues, before submittal of final PUD plans. Financial
securities will be based upon the final tree and landscape plans submitted by the Developer. Staff
will work with the Developer to determine these amounts once the plans are complete.
Summarv and Recommendations
Engineering staff recommends approval of the CenterPoint Energy Warehouse preliminary PUD
plans subject to the comments contained in this review, which are summarized as follows:
1. The Developer must obtain the appropriate City permits for demolition of the existing
buildings, utilities, pavements and other related improvements.
2. Prior to final PUD plan submittal,the Developer must evaluate the feasibility of shifting
this driveway access to the west to line up with the driveway for the apartments.
3. A City Right-of-Way Management Permit is required for all proposed excavations and
obstructions within public rights-of-way and easements, including utility and driveway
construction.The details and locations of the driveways, the utility cuts, and other
improvements in or adjacent to the existing or proposed right-of-way must be
coordinated with the Douglas Drive Reconstruction Project engineers, as discussed in this
review.
4. The Developer is strongly encouraged to include the construction of pedestrian facilities
within the site that would connect the office building to the proposed sidewalk along
Douglas Drive.
5. The easement document for the existing 8-inch watermain within the site will need to be
reviewed by the City to determine if it can be vacated as part of this PUD process.
6. The final plat for this development must include drainage and utility easements along
public streets, property lines, and plat boundaries consistent with the City's Subdivision
Ordinance.
G:\Developments-Private\Central Park West(former Duke)\CPW_Review_031215.docx
7. This PUD is adjacent to County Highway 102 (Douglas Drive) and therefore, the plans must
be submitted to Hennepin County for review and comment.
8. The City will draft a maintenance agreement for the owner's signature further outlining
ownership and maintenance responsibilities for the water and sewer systems, as
discussed in this review.
9. Upon completion of the sanitary sewer work,the new sewer mains and services must be
inspected and found to be compliant with the City's I/I ordinance, prior to occupancy of
the buildings.
10. The Stormwater Management Plan is subject to the review and comments of the BCWMC.
11. The Developer is encouraged to continue to explore ways to retain stormwater volume on
site, consistent with the MPCA Construction Permit.
12. The Developer must include pretreatment before discharge to the stormwater pond, and
staff recommends 4-foot deep sump structures fitted with SAFL baffles or similar to
reduce the amount of sediment that will accumulate in the pond.
13. All storm sewer facilities and stormwater quality treatment facilities in this PUD will be
owned and maintained by the property owner. A maintenance agreement outlining these
responsibilities will be drafted by the City and must be signed by the owner prior to the
issuance of permits.
14. The Developer or contractor must obtain a City Stormwater Management Permit before
construction. Plan review and approval by the BCWMC must be completed before a City
Stormwater Management Permit can be issued.
15. This PUD is also subject to the requirements of the MPCA Construction Stormwater
Permit. A copy of this permit and the corresponding Storm Water Pollution Prevention
Plan must be submitted to the City before work can begin.
16. The Developer must review the City's Minimum Landscape Standards to ensure the
landscape plan meets these requirements. The City Forester will review the tree and
landscape plans in more detail with the Developer before final PUD submittal.
17. The Developer must obtain a Tree Preservation Permit before construction can begin.
Approval is also subject to the comments of the City Attorney, other City staff, and other
governmental entities. Please feel free to call me if you have any questions regarding this matter.
C: Tom Burt, City Manager
Marc Nevinski, Physical Development Director
Emily Goellner, Associate Planner
John Crelly, Fire Chief
Jerry Frevel, Building Official
Bert Tracy, Public Works Maintenance Manager
AI Lundstrom, Park Maintenance Supervisor and City Forester
Mark Ray, Street Maintenance Supervisor
Kelley Janes, Utilities Supervisor
RJ Kakach, Engineer
Tom Hoffman, Water Resources Technician
G:\Developments-Private\Central Park West(former Duke)\CPW_Review_031215.docx
�
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763-593-8079/763-593-8098 (fax)
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Date: March 20, 2015
To: Jason Zimmerman, Planning Manager
Cc: Jeff Oliver, City Engineer
From: John Crelly, Fire Chief
Subject: Preliminary PUD—6161 Golden Valley Road—CenterPoint Energy
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The Golden Valley Fire Department has reviewed the preliminary PUD plans submitted on
February 20, 2015 for 6161 Golden Valtey Road—CenterPoint Energy.
This Preliminary PUD application proposes the construction of an approximately 64,000 sq. ft.
operations facility and an approximately 825 sq. ft. gas regulator building along with related
site improvements. The site improvements include reconfiguration of the property
boundaries to accommodate proposed public improvements to the intersection of Golden
Valley Road and Douglas Drive North. The operations facility and gas regulator building will
replace two of five buildings that exist on the site.
SITE
Overall the proposal for the "L" shaped building and the proposed access of the site appears
to be designed with adequate drive lane width and turning radius to allow for proper
movement of large fire trucks.
None of the submitted plans or specifications indicated/show the existing "manual" fire
protection system that was installed some 20+years ago. In general,the system consists of a
dry network of piping, valves and nozzles that originates along Douglas Drive near the
northwest corner of the proposed new operations facility building. At that location there is a
manual connection to City water, a fire department pumper connection x4, and electric
control box to control the four banks of nozzles and a manual drain system to drain the
network of pipe into the manhole at that location. All of this supplies a network of piping that
delivers water to four banks of nozzles. Each bank of nozzles consists of 3 - 1000 gpm nozzles.
These plans need to show the existing "manual"fire protection system.
Page 1 of 3
}
Testing and maintenance on this "manual"fire protection system is unknown. Historically
there are no test records showing that the "manual" fire protection system, which protects
the tank farm, has been tested and maintained annually as required by MSFC section 901.6.
Also, it appears that the system falls far short of ineeting the requirements of the National
Fire Protection Association 59—Utility LP-Gas Plant Code. Based on current tank configuration
this system should be an automatic type system.
BUILDING /SITE
The new operations facility is proposed as type IIB construction with an approximate size of
64,000 sq. ft. In reviewing the water flow requirements of the Minnesota State Fire Code
(MSFC) appendix B and C, this building requires a water flow of 5,250 gpm. The building is
proposed to be protected with a fire sprinkler suppression system. The other four buildings
on site are NOT protected with a fire sprinkler suppression system. Based on MSFC a 50%a
reduction in water flow will be allowed which equates to a required flow of 2,625 gpm. With a
flow of 2,625 gpm the MSFC requires a minimum of 3 fire hydrants with an average spacing of
400' between fire hydrants.
Sheet C4-1 shows a 3-inch domestic and a 6-inch fire line serving the building. All connections
to private fire service mains for fire protection systems shall be arranged in accordance with
2010 edition of NFPA 24 section 6.2.11 options 1, 2 or 6.
a. Option 1:A Yard Post Indicator Valve (YPIV)40 feet from the building.
b. Option 2: no YPIV,just bring the fire protection water directly into a 1 hour fire
rated room with direct exterior access into the room.
c. Option 3: no YPIV,just bring the fire protection water directly into a non-fire rated
room and providing a Wall Post Indicator Valve (WPIV).
One of these water line configurations will be required for the 6-inch fire protection water
line running into the west side of the building. The PIV is an indicating valve to control the
operation of the water supply to the fire suppression system for the proposed building.
SUMMARY AND RECOMMENDATIONS
Staff recommends approval subject to following conditions. The Golden Valley Fire
Department has strong assurances from all parties that items#3 and #4 are currently being
worked on by the applicant. Staff also has strong assurances from all parties that Items#1 and
#2 will be worked on by CenterPoint Energy, but will require more time and effort to address.
Additionally, over the next few weeks, CenterPoint Energy will develop a written proposal
outlining the timeline to address these issues. This proposal will be presented to the City for
approval by mid-April.
1. Submit drawings for the preliminary PUD review which include detailed information for
the on-site, built-in fire protection system,that protects the forty(40) 30,000 gallon
above ground liquefied petroleum gas storage tanks. The inclusion of accurate "as built"
information will be used to determine/identify if the proposed new building will impact
this system and /or the ability of the fire department to interface with this equipment.
2. There needs to be a comprehensive review of the fire protection features of the
CenterPoint Energy campus' main hazards which includes the tank farm,tank filling
operations,the peak shaving boiler and the peak shaving vapor buildings. Submit a
proposed timeline on conducting an evaluation of the current LP Gas system and its fire
protection system(s). This proposal shall also include a list of applicable standards that will
be used to conduct this evaluation. The City and CenterPoint Energy need to have an
agreed upon plan prior to this project moving forward.
3. Strategic location of isolation gate valves shall be provided in a fashion that would
guarantee partial water to the site where a single water main impairment occurs.
4. Provide documentation as to which option will be utilized to bring water into the building.
If you have any questions, please contact me at 763-593-8065, or e-mail
icrellv@�oldenvallevmn.gov
March 17, 2015
Mike Jenson
Centerpoint Energy
700 West Linden Avenue
PO Bax 11b5
Minneapolis, MN 55440-1165
Dear Mr. Jenson,
Thank you for your letter regarding the planned Unit Development at 616i Golden
Vafley Road.
I was unab(e to attend the Neighborhaod Meeting on March 12t'' as � was aut of
town.
Centerpoint has been a good neighbor ta all of us and I hope this corttinues. My
only request is that iandscaping is clone around the perimeter of your properky with
evergreens, trees or bushes that would blend in with the environment and hide as
much as possible the lndustrfat bulldings, etc. inside the property.
Thank you for giving the neighbors an opportunity to be heard.
Best,
.ludith Moil �
1354 Douglas Drive, #Z_14
Golden Valley, MN 55422
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CenterPoint Energy
DESCRIPTION OF PROPERTY SURVEYEQ PRELIMINFRYPLATGENERALNOTES i
(Per Cert�ificate oi T�itle Number 415])6,Hennep�in County,M�innesota) SURVEYOR: OWNERIDEVELOPER: ���/'�'����� �/�y L O�' Warehouse
• That t oi[he Nor[M1west ter of the Northwest [er oi Sect'�on 33.Townsni 118.Ron 21 West of tne SiM Pr'inci LoucksAssocia�as,lna. GeiRerPoiMEnergy ���
par Quar quar p 9e Go� �200 Hemlock Lane.Suite 3W P.O.Bor 13�4
Meritl'ian I'n Soutn ot tM1e center i�i ai Count Roatl No 6 a o known a watertown Road and West of tne 100 ioot ri ht
N g ne y , is s 9 Maple Grove,MN 55330 Houston,TX TI251
� o�.oy o<«e M��eaPo�,= No,«re�d a�a sa�«e,�Ra�way �ne�e�te,�,�e af wn.«„9��o,way =de=�„eee as,o��ow= GOLDEN VALLEY CENTERPOINT ADDITION
Commenc�ing at�the Northwest corner of sa�id Sect�ion 33,[hence running East on the NortM1 line ot saia Section 33 a �63-4245505 612321-5441
tl�istance ot 550 feet to an�intersect�ion with sa�ia center I�ine,wh�ich point shall be c nsiderea as the true point of beqinn�inq-
TM1ence a/fer tuming a aetlection angle o!�8 tlegrees i0 mnutes to tM1e rignf.r n�g o stro'igFt i'i a Southeoslerly DATEOFPREPARATION:
d�irect'ion a 4'istance oi 134�feei m r less along sa'id center I�ine to a �intersection witF the SoutM�l�ine o�tM1e Na[Fwast February2015
Quarter o(Ihe Northwest Ouarler of saia Sectlon 33,d'istant 815-5 fee[m or less,east irom fhe SouthwesY c of the
Normwest Ouarter of ine Normwest Quorter of satd Section 33� e cept mat port thereoi INng Nortn of tne Nortn Inee of E%ISTINGZONING:
Golden volley Road as described in deetl Doc.No.5�8a91 Zone I(Intlus�na�
AREAS:
�m i,eiou�i sss,�e�sq Fc ia.m n�res tl Golden Vall MN
PROnERTY DESCRIPTION NOTES eY�
- R.O.W.Goltlen Valley Roatl=33 911 Sq.F�. r 0.]8 Acres II IIIIIO
. e Ce t�f t f T�tl I d I nE CeeEeG to TFe V�Iloge of Golden Valley per Worranty Deed Document No.539394 RO.W.Douglas�rve= 360050 Ft. O.BAoras pwn. .�. MrNa�n��_
hch c t- I The Cert�f�cate ot T-tle also-ncludes land tleeded lo The V�Iloqe o(Golden valley per TotalProperty 609,298Sq Ft. r138]Aaes ��I��
ine�ia�d�o�eaed br�a�d deedsJ8491d�ai d o��cne�s�aeytce�vn�ase m.�c�eec a�a�ooa v�•oo:e�o�y �„�e��ed. ���II� - CenterPointEnergy
� FLO00 ZONE DESIGNATION. -
2 Tnere�is T�is p perty-coMa�neC�n Zone X(areas tletertn ired to be outsitle � �
) a port�on of Golden Volley RooE vocateG by�ocument Nos 86�680 ond BSB66� ying nortnerly of tM1e current the 02% I chance iloadpla'n)per Flootl Insurznce Rate Map � .. '•� I louslcn�IX]]251-13J9
oad ol-gnment but soutM1erly of the org-no center I�ne.Hennepn County recortls appeor fo'nd'cate thot the o ersh'p Comm tyP eINo.2�053C0351E,eflec�vetlateof5eptem�er2, . �
r wn
accruetl to the pro0erty northerly o(fhe current road al'gnment for Golden Volley Road. There appears to be a confl'ct 20D4. �.
�n documental'on. S<:AIF IN FI�11 � . 1� . .:
NOTE:
J) Th' survey was prepared w khout the beneft of cu.rent t tle work Eosements appurtenances and encumbronces may The e st g features antl the boundary'nfortnaton,sliown hereon � _ �
-t�in atld�ton to tM1ose shown hereon. TM1-s survey-s su�ject to revs�on upon recept of o current t�tle'nsuronce wa5 bta d b from a tlrawn d b Suntle " �� � Y��
commltment or attome t-He o' Y Pe^^s�on g prepare y _ - `r# ; F,,, '`
ys pn�on. Lantl 5 yng,tlatetl June 4 2014. The proposetl wbtivsion '� -� �" ""
IayoutwasprepareEbyLoucksAssocates,lnc. - � . � �Z� ��� � ' ����
*�. "_, .,..
BENCH MARKS (BM) �� s�� � � � � �
(Cify of Golden Valley Bench Marks) � �- �~ . � �
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�ome�or ma�[a�k a. . � R ?�. 1 n �.�
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Physi�:al T�ev�l+�prnent I�►epartment
763-593-8095/763-593-81 U9(fax)
Date: March 23, 2015
To: Golden Valley Planning Commission
From: Emily Goellner, Associate Planner/Grant Writer
Subject: Informal Public Hearing—Z000-99 - Zoning Code Text Amendment— Reduce Hotel
Minimum Parking Requirement
Summary
The City Manager has directed Staff to examine the Zoning Code in relation to minimum parking
requirements for hotel uses to determine if the existing minimum should be reduced. The current
regulation requires 1.5 parking spaces per unit plus parking for other uses (typically offices or a
restaurant). Per the Planning Commission discussion on March 9, 2015, staff is recommending that
the minimum parking requirement be reduced to 1 parking space per unit plus parking for other
uses.
Hotels are permitted in the Commercial and Industrial Zoning Districts. They are also permitted in
the I-394 Mixed Use Zoning District within a mixed use building. Hotels are a conditional use in the
I-394 Mixed Use Zoning District when located in a free standing building.
Currently, there are two hotels located in Golden Valley. The Super 8 is located at 6300 Wayzata
Boulevard and the Holiday Inn is located at 6051 Golden Hills Drive. Both are located in the I-394
Mixed Use Zoning District as free standing buildings.
Representatives of Super 8 approached City staff with interest in expanding the hotel to include
additional rooms. However, the proposed addition would require more parking spaces than the
property can accommodate. Representatives of Super 8 requested that the City explore the
possibility of reducing the minimum parking requirement for hotels. For staff's reference,
representatives provided a summary of parking requirements in surrounding municipalities
(attached) and a summary of results from parking counts completed on the Super 8 property in
summer of 2014 (attached).
Recommendation
Staff recommends amending section 11.70 of the Zoning Code, Subdivision 3, for hotel uses, to
require a minimum of 1 parking space per unit plus parking for other uses.
Attachments
Unapproved Planning Commission Minutes, dated March 9, 2015 (1 page)
Memo to Planning Commission, dated March 9, 2015 (1 page)
Underlined/Overstruck Zoning Code Language (1 page)
Summary of Parking Requirements for Surrounding Jurisdictions (1 page)
Registered Vehicles for Guests Staying at the Super 8 in Golden Valley (1 page)
Minutes of the Golden Valley Planning Commission
March 9, 2015
Page 13
4. Discuss hotel parking requirements
Goellner stated that staff would like to consider reducing the minimum parking
requirement for hotels. She explained that the current requirement is 1.5 parking spaces
per unit plus parking for other uses. She stated that the Super 8 Hotel is considering
expanding and have provided vehicle counts performed in the summer of 2014 to
demonstrate that with 97% occupancy the most vehicles registered was $4 for 140
rooms. She discussed the parking requirements of several surrounding cities.
Segelbaum asked about the requirements for hotels that might host large everit�.
Goellner said the Zoning Code requires more parking spaces for other-uses such as
restaurants and event space.
Waldhauser said she thinks one parking space per unit seems reasonable as long as
there are provisions for other uses. She questioned if there should b� additional spaces
for staff. Zimmerman said the number of employees is quite low;
Johnson asked if parking for motels should be added to the Zon�n� Code. Cera said he
thinks that would be added to the other uses language and that all uses would be
considered.
Goellner said she would work on the specific amendment Ianguage and bring the item
back to a future Planning Commission meeting'fe�r a public hearing.
Discuss the current Zonin,� ode requi:rement regarding side yard setbacks
increasing with the heighf' f a house
Zimmerm tated that in 2006 th' Planning Commission City Council studied infill
development ' h considered h ght, impervious surf , setbacks, etc. He said that
residents have rec ly been que tioning if staff h een interpreting the Zoning Code
requirements c�a�rectf ;, e��pla�� �d that after ���earching what was considered in
2006 he thinks f�i��re rriay so" e gray ar `in how the Zoning Code is being applied
� versus ho��;�t Vvas intend�d. aid st� �is looking for direction regarding what was
intende�! ar�d hnw tp m�ve"forw �,�'�
y�_
Zirnmerman expla�ned that t ,, oning de currently states that as homes get taller the
side yard setback increas �:y e interpre ion is that once a house is taller than 15
feet the entire structur .� �ifts way from the ' e yard property line. Another
interpretation is tha nly the rt of the house t is taller than 15 feet needs to be
further away fro e propert line, but the part of house that is 15 feet tall can be
located right e side yard etback line. He showe e Commission several
examples i strating the diff ent interpretations.
Baker aid there are finro wa s that height can increase. One i ' an existing house is
re eled and the other is ' a new house is built. He said he understands that an
e ' ting house being remo led might need to take the "wedding cake" approach, but
doesn't understand why new house should take the "wedding cake" approach. He
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Planning Department
763-593-8095/763-593-81Q9(fax)
Date: March 9, 2Q15
To: Golden Valley Planning Commission
From: Emily Goellner, Associate Planner/Grant Writer
Subject: Discussion on Reducing Hotel Parking Requirements
The City Manager has directed Staff to examine the Zoning Code in relation to minimum parking
requireirents for hotel uses to determine if the existing minimum should be reduced. The current
regulation requires 1.5 parking spaces per unit plus parking for other uses (typically offices or a
restaurant).
Hotels are permitted in the Commercial and Industrial Zoning Districts. They are also permitted in
the I-394 Mixed Use Zoning District within a mixed use building. Hotels are a conditional use in the
I-394 Mixed Use Zaning District in a free standing building.
Currently, there are two hotels located in Golden Valley. The Super 8 is located at 6300 Wayzata
Boulevard and the Holiday Inn is located at 6051 Golden Nills Drive. Both are located in the I-394
Mixed Use Zoning District as free standing buildings.
Representatives of Super 8 approached City staff with interest in expanding the hotel to include
additional rooms. However, the proposed addition would require more parking spaces than the
property can accommodate. Representatives of Super 8 requested that the City explore the
possibility of reducing the minimum parking requirement for hotels. For staff's reference,
representatives provided a summary of parking requirements in surrounding municipalities
(attached) and a summary of results from parking counts completed on the Super 8 property in
summer of 2014 (attached).
Attachments
City Code Section 11.70, Subdivision 3, Off-Street Parking Regulatians (1 page)
Summary of Parking Requirements for Surrounding lurisdictions (1 page)
Registered Vehicles for Guests Staying at the Super 8 in Golden Valley (1 page)
1
Off-Street Parking and Loading Regulations - § 11.70
COMMERCIAL cont.
1 space per 5 students based on design
Trade and Training School capability
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 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.
Bowling 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.
Summarv of Parkin� requirements for surroundin�Jurisdictions.
• Maple Grove, Minnesota
o On� space per each rent�al unit, plus one space per each ten units, and one
spac� for each employee on any shift.
o l:l.l parking ratia
0 7his would require our proposed properry to have 140 stalls F 1=1 stalls
+3 stalls = Total of 157 paNking stalls
• Plymouth, Minnesota
o One space per sleeping unit, plus one space per day shift employee
0 1:1 parking ratio
o This would require our proposed properry to have 140 stalls +3 stalls =
Total of 143 parking stalls
• Minnetonka, Minnesota
o One space per room and One space per employee during major business
�� hours. (per Susan with the city)
0 1:1 parking ratio
o This would require our proposed properry to have 140 stalls +3 stalls �-
Total of 143 parking stalls
• Bloomin�;tUn, Minnes�ta
o Parking Space per unit(per Denis with the city)
0 1:1 parking ratio
o This would require our proposed property to have 140 stalls = Total of
1�0 parking stalls
• Wayzata, Minnesota
0 1 space per lodging unit plus spaces equal to 25% of the capacity of any
club or lodges.
0 1:l parking ratio
o This woul�reguire our proposed property to have 140 stalls = Total of
140 parking stalls
• Eden Prairie, Minnesota
0 1:1
o Have also re-written their ordinance fbr cer�ain areas of the city called
town center.
Re�istered Vehicles for Guests Staying at the Su�er 8 in Golden Valley.
This is based on the dates with the highest occupancy for the summer of 2014. This
shows that the hotel is not currently utilizing the amount of parking that they currently
have, and that a ratio of 1 guest room to 1 parking stall would be sufficient for the
proposed remodel of the property.
• 6/4- 72 registered vehicles, 99%occupancy
• 6/11 - 73 registered vehicles, 99%occupancy
• 6/23 - 81 registered vehicles, 97%occupancy
• 7/12 - 82 registered vehicles, 100 occupancy
• 7/21 - 77 registered vehicles , 99%occupancy
• 7/24 - 75 registered vehicles, 99%occupancy
• 8/2 - 84 registered vehicles, 98%occupancy
• 8/12 - 69 registered vehicles, 97%occupancy
• 8/22 - 72 registered vehicles, 100%occupancy
• 8/25 - 68 registered vehicles, 97% occupancy
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� Planning D►epartment
763-593-8095/763-593-81 Q9(fax)
Date: March 23, 2015
To: Golden Valley Planning Commission
From: lason Zimmerman, Planning Manager
Subject: Zoning Code Text Amendment—Single Family Residential Height and Side Setbacks
At the direction of the City Manager, staff is bringing forward the current zoning language related
to R-1 height and side setbacks for examination and modification. Recent questions regarding the
interpretation of the Zoning Code have necessitated a review of these requirements and the best
ways to apply them going forward.
History
In 2006, the City Council directed the Planning Commission to respond to community concerns
regarding the scale of remodeled and infill housing in Golden Valley. This initiated an almost two
year process during which the Planning Commission produced a "Report on Subdivisions and
Development" (also known as the "Infill Report") and eventually brought recommendations to
the City Council regarding building height, side setbacks, and side wall articulation. These changes
were adopted in March of 2008.
In addition to reducing the maximum allowed height of principal structures in the R-1 zoning
district, the side setbacks were modified to vary depending on the height of the home on the Iot.
As the height of a structure increased above 15 feet, so did the required setback from the side lot
line. In order to accommodate existing homes and allow for future expansions, a clause was
approved that allowed an existing structure to remain conforming in its current location, while
any addition to the structure would be set back as dictated by the new language.
Interpretation
Based on review of staff reports, Planning Commission minutes, and the video of the City Council
meeting at which the changes were approved, a summary of the original intent of the side yard
setback requirements is as follows:
1) The singular height of a home is determined by the measurement from the grade at the front
building line to the average height of the highest pitched roof or the top of the highest point
of a flat roof.
1
2) Based on a formula that is dependent on the width of the lot at the front setback line, the
side setbacks are increased equally on both sides of the home for every foot in height above
15 feet.
3) The increased side setbacks apply to the entire structure for new construction and to any new
portion of the structure for additions or remodels.
Current Situation
At some point in the years since these modifications were made, the method of determining
setbacks for additions also became the standard for new construction. This means that instead of
the side setback being applied to the entire building, it was applied only to the portion of the
building greater than 15 feet in height. The result has been the construction of new homes that
have the "wedding cake" shape previously intended only for remodeled homes.
After consultation with the City Attorney and discussion with the Planning Commission, staff is
recommending that existing language within the Zoning Code be modified to grandfather homes
that have been built based on an approved building permit, have an approved building permit, or
that have submitted plans for review for a building permit, prior to April 15, 2015. After this date,
any new plans will be reviewed based on the interpretation of height and side setbacks listed
above.
Attachments
Underlined-Overstruck Zoning Code Language (1 page)
z
Single Family Zoning District - § 11.21
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Subdivision 14. Pre-April 15, 2015 Structures, Building Permits and
Applications.
For all structures constructed and building permits issued or a�plied therefor in the
R-1 Zoning District prior to April 15 2015, if the heiaht and side setbacks were
considered by the City to be compliant with the Zoning Code at the time a building
permit was issued or applied therefor, the heiaht and location are considered
conforming to current Zoning Code. However, in all cases, new construction and
additions to such properties must comply with current requirements of the Zoning
Code.