05-27-15 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Wednesday, May 27, 2015
7 pm
1. Approval of Minutes
May 11, 2015, Regular Planning Commission Meeting
2. Informal Public Hearing — Final 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.
2. Informal Public Hearing — Preliminary PUD Plan — Cornerstone Creek —
9300 and 9310 Golden Valley Road — PU-124
Applicant: CHDC Cornerstone Creek
Address: 9300 and 9310 Golden Valley Road
Purpose: To allow for the consolidation and redevelopment of two parcels for a
45 unit facility for adults with developmental disabilities, administrative
offices for Jewish Housing and Programming, and a public multi-
purpose space.
--Short Recess--
3. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
4. Other Business
• Council Liaison Report
5. Adjournment
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Regular Meeting of the
Golden Valley Planning Commission
May 11, 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,
May 11, 2015. Chair Cera called the meeting to order at 7 pm.
Those present were Planning Commissioners Blum, Cera, Johnson, Kluchka,
Segelbaum, and Waldhauser. Also present was Planning Manager Jason Zimmerman,
Associate Planner/Grant Writer Emily Goellner, and Administrative Assistant Lisa
Wittman. Commissioner Baker was absent.
1. Approval of Minutes
April 27, 2015, Regular Planning Commission Meeting
MOVED
by Waldhauser, seconded by Kluchka and motion carried unanimously to
approve the April 27, 2015, minutes as submitted.
2. Informal Public Hearing – Zoning Code Text Amendment – Single Family
Residential (R-1) Side Setbacks – ZO00-98
Applicant: City of Golden Valley
Purpose: To consider amending language in the Zoning Code regarding side
yard setbacks.
Zimmerman explained that the City Council has asked the Planning Commission to
review the current Zoning Code language regarding side yard setback requirements. He
noted that the Planning Commission also discussed this issue at their April 27 meeting
and that staff now has proposed Code language for the Planning Commission to
consider.
Zimmerman stated that the proposed new language is based on the “tent-shaped”
building envelope method as previously discussed. He explained that for lots 100 feet or
greater in width, the side setback is 15 feet and the side setbacks for any portion of a
structure greater than 15 feet in height shall be measured to an inwardly sloping plane at
a ratio of 2:1 beginning at a point 15 feet directly above the side setback line. For lots
greater than 65 feet and less than 100 feet in width, the side setback is 12.5 with the
same 2:1 ratio, and for lots having a width of 65 feet or less, the side setbacks along the
north or west shall be 10% of the lot width, and the south or east shall be 20% with a ratio
of 4:1 beginning at point 15 feet directly above the side setback line. He added that
language is also being proposed to clarify the side wall articulation requirements and to
define the building envelope as the front, side, and rear setbacks, and the height taken
together.
Minutes of the Golden Valley Planning Commission
April 27, 2015
Page 2
Kluchka referred to the drawings shown in the presentation and asked if the height is
defined as the maximum height or the mid-point of a pitched roof. Zimmerman stated that
the height is measured at the average height (mid-point) of the highest pitched roof. He
added that the Communications staff is working on illustrations to be used in the Zoning
Code to help visually explain the building envelope.
Zimmerman referred to the City Council’s concerns including: protecting neighboring
homes from the blockage of light and air by taller structures, simplifying the Zoning Code
and adding illustrations for better comprehension and administration, discouraging
garage-dominated front facades, and preserving back yard areas.
Zimmerman explained that the proposed language will address the blockage of light and
air because the three dimensional building envelope allows only 15 feet of height at the
minimum side setback, and as the height of a house increases, portions of the structure
must be set back further from the side lot line. He added that there are no changes in
angles or distances to second stories than what is currently allowed.
Zimmerman stated that in order to address the concerns about simplifying the Zoning
Code, language is being proposed that will replace height and setback calculations with
language describing a building envelope instead. He reiterated that the proposed new
language will include diagrams for visual reference, and for ease in understanding and
applying the requirements.
Zimmerman referred to the concern about garage-dominated front facades, and the
preservation of back yard areas. He explained that the proposed new language allowing
one story structures to extend to the setback line will offer greater flexibility in design
related to the width of a home, create opportunities to allow for more living space in the
front facade as compared to garage space, both of which will provide for less depth and
help preserve back yard space.
Zimmerman stated that at the last Planning Commission meeting, there was discussion
regarding ways to limit a garage-dominated front facade. He stated that staff researched
ways that other communities handle this issue. Some communities limited the linear feet
of garage across the front of a lot, some limited the percentage of garage related to the
non-garage portion, some required garages to be set back further from the front door. He
said all of these methods are potential solutions, but staff doesn’t feel comfortable
knowing how they work with the lots in Golden Valley without further exploration. He
added that he thinks the proposed new language will help address the garage-dominated
front facade concern.
Zimmerman showed the Commissioners a map of the City illustrating various lot sizes. He
stated that approximately 63% are 100 feet or greater in width and approximately 36%
are less than 100 feet in width.
Johnson asked if the illustrations of the houses shown inside the tent-shaped building
envelope are to scale and if they are realistic with the math. Zimmerman said yes.
Minutes of the Golden Valley Planning Commission
April 27, 2015
Page 3
The illustrations he showed were roughly to scale and fit within the tent-shaped building
envelope method proposed.
Blum asked if there is a standard way to figure where the “floor” of the tent-shaped
building envelope begins. Zimmerman said there are existing definitions in the Zoning
Code regarding the average grade of a lot.
Kluchka asked if there have been discussions regarding allowing garages to be located in
a setback area in order to avoid variances. Zimmerman said he did not find that in any of
his research. He said many of the zoning codes he looked at limited the length of a
garage in the front, or allowed only a percentage of a front facade to be garage.
Kluchka asked about the communication process regarding these proposed changes.
Zimmerman said there wasn’t a special mailing or postcard sent out, but the typical
notification process was followed and there have been several public discussions about
these issues before the City Council. He added that there will also be information posted
on the City’s website.
Kluchka referred to the idea that modern families are looking for three-stall garages. He
said when he reads “modern,” he sees “wealthy.” He said he doesn’t want to send the
wrong message that the City is encouraging more wealthy families to build in Golden
Valley. Zimmerman stated that nothing in the City’s narrative promotes three-stall
garages. He said that standards have evolved over time and the City doesn’t want to limit
setbacks to a point where it can’t provide what the market wants.
Waldhauser asked if the average height is determined at the foundation of a house, or at
the front setback line. Zimmerman said the average grade and height are measured at
the front building line.
Segelbaum asked how this proposed language is different, or the same, compared to how
the Zoning Code has been interpreted for the last 7 to 8 years. He said his understanding
is that this proposed new language is a different way to measure the setbacks, but it is
not dramatically changing how things have been done for the last several years.
Zimmerman agreed that the proposed new language isn’t dramatically changing how
setbacks have been determined since 2008. He showed several examples of the more
strict Code interpretation that requires both side yards to have larger setbacks as the
height of a home increases, and how it makes it more difficult to fit homes within those
setbacks.
Segelbaum asked about the articulation requirements and questioned how many
articulations would be required if a wall was 34 feet in length. Zimmerman explained that
once a wall is over 32 feet in length an articulation is required, then another 32 feet of wall
can be built before another articulation would be required. He stated that if an existing
wall is 32 feet or longer, then an articulation would be required if any length was added to
that wall.
Minutes of the Golden Valley Planning Commission
April 27, 2015
Page 4
Segelbaum asked if the issues regarding garage-dominated front facades will be
addressed at a later date. Zimmerman said yes, he would like to do some further
research on that issue.
Waldhauser stated that some flexibility will be taken away with the proposed new
language because the side setbacks have been determined separately on each side for
the past several years. Zimmerman stated that measuring on each side got more
complicated and was harder to interpret. He added that the creation of the tent-shaped
building envelope will simplify things.
Johnson asked if a homeowner brings in plans for review if staff will be able to implement
the proposed new language. Zimmerman said yes, plans will have a front elevation
shown on them and staff will be able to create a template showing how the proposed
house would fit within the building envelope.
Blum asked if using the new building envelope method will be difficult on pie-shaped lots,
or oddly shaped lots. Zimmerman said he didn’t think so because the building envelope
would just be more of a diamond shape. Cera added that language recently added to the
Subdivision Code will help eliminate odd-shaped lots.
Cera opened the public hearing.
Peter Knaeble, 6001 Glenwood Avenue, said he is in favor of the proposed language. He
said it matches what has been done over the past 8 years and he thinks it supports the
intent of the studies that have been done in the past. He suggested that the last sentence
in the proposed language be changed to read that the side setbacks for any portion of a
structure greater than 15 feet in height shall be measured to an inwardly sloping plane at
a ratio of 2:1 beginning at a point 15 feet directly above the 15-foot (or 12.5-foot as
applicable) side setback line.
Seeing and hearing no one else wishing to comment, Cera closed the public hearing.
Waldhauser noted that Knaeble’s suggested language wouldn’t work for lots having a
width of 65 feet or less because those side setbacks are a variable percentage. She
stated that the illustrations proposed as part of the new language will help make the
setback requirements clear. Goellner noted that the building height requirement might
also be added as an illustration. Kluchka said he would like the illustrations to show the
superimposed image of how a house would fit inside the tent-shaped building envelope.
Segelbaum said he has concerns about trying to diagram everything in the Zoning Code.
Kluchka asked if staff is going to ask the City Council about further studying the garage-
dominated front facade concerns. Zimmerman said he can ask the City Council if they
want the Planning Commission to do further research. Segelbaum suggested that more
research occur. Kluchka agreed. Waldhauser said she is not in favor of trying to specify
how much of a front facade contains garage or not.
Minutes of the Golden Valley Planning Commission
April 27, 2015
Page 5
Segelbaum said he thinks the proposed new language clarifies the Zoning Code
tremendously. He said it is slightly more restricting, but it seems like an appropriate way
to handle the issue. Waldhauser added that this new building envelope method seems
easier to use as well.
Kluchka said this proposed new language is less restrictive than the Planning
Commission’s original intent. He said he doesn’t see any deference to the original intent,
and doesn’t think this proposed new language is enough because the setbacks are the
same and don’t increase on larger lots. He said this language is too permissive and says
the opposite of what the recent subdivision study said. He said he thinks this will be worse
for overall housing affordability, but it will increase tax revenue from new development.
Cera said he sees Kluchka’s point but he thinks it clarifies things and looks at the reality
of the way things have been in the last 8 years.
Blum said he thinks the proposed changes stay true to what he understands the intent to
be which is to make things clearer to builders and people who want to move to Golden
Valley.
Johnson said he is in favor of the proposed changes. He added that if the Zoning Code is
amended to have more restrictive side setbacks the City will end up with more garage
dominated houses no matter what. He said for the majority of the properties in the City
the proposed language will work and won’t lead to having a garage in the front of the
house. Waldhauser agreed and added that most of the lots in the City are 100 feet or
greater in width. Kluchka said maybe restrictions could be added for lots that are greater
than 100 feet in width so homes don’t encroach on neighboring properties.
MOVED
by Segelbaum, seconded by Johnson and motion carried 5 to 1 to recommend
approval of the proposed language as presented by staff with no changes. Commissioner
Kluchka voted no.
--Short Recess--
3. Other Business
Cera said he would work on drafting comments to the City Council regarding further
research of garage-dominated houses. Segelbaum said he thinks it would be worthwhile
to study ordinances related to garage-dominated front facades. He said we would like to
avoid houses that have a garage completely in front of the house. Waldhauser said she
sympathizes with that concern, but some lots have no other place to put a garage. Blum
said he is intrigued with the idea of incentivizing homeowners rather than restricting them.
Segelbaum said it will be difficult to account for every situation and noted that variances
are always an option. Kluchka said the primary ask is that a study happens showing
methods, measurements, etc.
Kluchka updated the Commissioners on the Council’s recent discussion on the
community center proposal. He said the Council consensus is to move forward on a new
Minutes of the Golden Valley Planning Commission
April 27, 2015
Page 6
study for a community center with an approximate 12 million dollar budget and to not use
the task force study. Zimmerman added that the Council wanted to start with a more
modest community center proposal and add the rest in phases to get to more of what the
task force recommended.
Goellner stated that the final open house for the Bottineau Station area plans will occur on
June 4 at the Harrison Community Center.
Kluchka asked if the costs of flood mitigation for DeCola ponds has been determined.
Zimmerman said that the Engineers are still working on it.
Segelbaum asked for an update on the Xenia apartment project. Zimmerman said it is still
moving forward.
Segelbaum asked for an update on the former bowling alley property. Zimmerman said he
expects to see plans for the Final PUD proposal within the next week or two.
Goellner reported that the Central Park West office building will be developed soon.
Kluchka asked if that will have an impact on the design review opportunity. Goellner said
yes, the proposal will have to go through the PUD amendment process. Kluchka asked if
there are results from the traffic study available. Goellner said not yet and added that
staff, along with St. Louis Park and Minneapolis, has applied for a grant for bike lanes
along Wayzata Blvd.
Zimmerman reported that the Laurel Ponds proposal is moving forward.
Cera asked about the Weavewood property that was on the most recent Council/Manager
agenda. Zimmerman said they are going to be discussing various Code issues regarding
that property.
Goellner reported that staff is working on ordinances regarding distilleries and food trucks
which will be coming the Planning Commission for review.
4. Adjournment
The meeting was adjourned at 8:05 pm.
________________________________ __________________________
John Kluchka, Secretary Lisa Wittman, Administrative Assistant
city of ��
olden MEM � RANDUM
g
VC�, e� Physical Development Department
763-593-8095/763-593-8109(fax)
Date: May 27, 2015
To: Golden Valley Planning Commission
From: Emily Goellner, Associate Planner/Grant Writer
Subject: Informal Public Hearing— Final 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 and Luce Line Trail
run 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 appiicant 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 plans 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 197 parking spaces on the site, 16 of which are reserved for fleet
vehicles. Staff and the applicant find 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, the timeline for construction,
and neighborhood 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.
Industrial District Cent���-��int����'�y PU�No. 122
Permitted Uses
Offices, Warehouse, Essential Offices, Warehouses, Essential
Services I, Essential Services Services I, Essential Services III
III, etc.
District Standards
Lot coverage < 50% building coverage 10.84% building coverage
ImperviousSurface <70% impervious surface 24.67% impervious surface
Front yard 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 yard setback 20' along east side 44.2'from east property line
Rear yard setback 20' along south side >300' from south property line
Height 45' maximum 34' Operations Facility
18' Research Building
24' Peak Shaving Boiler Building
14' Peak Shaving Vapor Building
11' Regulator Building
Screening 6 foot fence or landscaped 70 tree plantings and 416 shrub
screen separating site from plantings along Douglas Drive and
residential uses Golden Valley Road; berm
Car Parking 83 spaces required 197 spaces provided
Bicycle Parking 0 spaces required 8 spaces provided
Landscaping
The applicant plans to remove 47 trees, but will plant 130 new trees and 448 shrubs. A Landscaped
buffer is proposed along Douglas Drive and Golden Valley Road the warehouse portion of the new
building as well as the industrial activities located behind it. The buffer will include 70 tree
plantings and 416 shrub plantings totaling 20 different species on the site. A berm will also be
constructed along the southwest corner of the site to provide additional screening.
Along the southern border where the Luce Line Trail is located, the berm will remain intact and
several additional maples and spruces will be planted. New seed mix will be planted in this area,
which includes species not limited to sunflower, blazing star, and black-eyed susan.
A Tree Preservation Permit will be required before construction begins. Financial securities will be
required to cover the cost of any landscaping replacement during the two-year warranty period.
Engineering
Plans for this proposal were reviewed by the City's Engineering Division. Since the preliminary plans
were submitted,the applicant has addressed several issues raised by Engineering staff. The
applicant has adjusted the driveway location on Golden Valley Road, added sidewalk into the site
from Douglas Drive, and added pretreatment methods for discharge, among other things.
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 has recommend approval of the final plan. Most notable since preliminary
approval, staff has instructed the applicant to construct a temporary right turn lane on northbound
Douglas Drive that must be fully operational until it is permanently replaced as part of the Douglas
Drive reconstruction project. A financial security will be collected by the Physical Development
Department and the project will be completed as required in the Development Agreement.
Fire Safety
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 the applicant's responsibility to implement
safety recommendations for the site after the safety review is completed in June, 2015.
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 Final Plan for CenterPoint Energy PUD No. 122, subject to the
following conditions:
1. The plans prepared by Loucks Associates, submitted on April 24, 2015 and May 15, 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 May 18, 2015, shall become a part of this approval.
3. The applicant shall construct a temporary right turn lane on northbound Douglas Drive that
must be fully operational until it is permanently replaced as part of the Douglas Drive
reconstruction project.
4. The recommendations and requirements outlined in the memo from the Fire Chief to the
Planning Manager, dated May 18, 2015, shall become a part of this approval.
5. The applicant must complete a site safety review and submit it to the City for review. The
applicant must complete the safety improvements recommended in the site safety review
within a timeframe established by the City. A letter of credit must be collected by the City
from the applicant for this work in order to insure its completion.
6. All signage must meet the requirements of the City's Sign Code (Section 4.20).
7. A park dedication fee of$68,014.44 (2%of the land market value) shall be paid prior to
release of the Final Plat.
8. The Final Plat shall include "P.U.D. No. 122" in its title.
9. The applicant shall address screening and landscaping to describe views by pedestrians,
bikers, and car passengers including renderings.
10. Bicycle racks shall be provided.
11. 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 (7 pages)
Memo from the Engineering Division dated May 18, 2015 (7 pages)
Memo from the Fire Department dated May 18, 2015 (2 pages)
Site Plans dated April 24, 2015 (17 pages)
Design Package dated April 21, 2015 (12 pages)
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Application for Final PUD n°� �-��::�� �;� ,
CenterPoint Energy : APR � 4 20i�
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6161 Golden Valley Road --------
Golden Valley, MN
April 24,2015
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. ft. 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 13.01 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
to 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 Final 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 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 discussions 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.
Preliminary PUD Conditions
The following preliminary PUD conditions have been addressed, as summarized below and reflected in the final
PUD submittal documents.
1. The plans prepared by Loucks Associates,submitted on March 20, 2015,shall become a part of this
approval.
Submitted plans have been revised per the PUD requirements, City Engineer and Fire Chief comments
and City Staff recommendations.
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.
The memo has been reviewed and recommendations incorporated into the Final PUD submittal
documentation.
Site Plan and Access:The driveway into the north end of the site, off Golden Valley Road, shall be
aligned with the driveway entrance for the apartments across the street.A sidewalk has also been
added at the southwest corner of the proposed building to connect the building sidewalk to the
sidewalk along Douglas Drive.
Preliminary Plat:Additional easement determinations to be finalized as part of final PUD process.
Stormwater Management:The design team has explored ways to retain stormwater on-site. The MPCA
Construction Permit requirements have been reviewed and due to the high water table infiltration on-
site is not achievable. This restriction really limits the options to retain water on-site. The plans include
pre-treatment measures for the stormwater design by adding 4 foot sump manholes fitted with
Preservers. This will significantly reduce the amount of sediment that will accumulate in the ponds.
CenterPoint Energy—Application for Final PUD
Page 2
Preliminary Utility Plan (Water and Sanitary Sewer): Upon completion of sewer work on-site,the new
sewer mains and services will be inspected to ensure compliance with the Inflow and Infiltration
Ordinance as required.
Tree Preservation/landscape Plan:A Landscaping plan has been provided that meets the City's
minimum landscape standards.The City Forester was also consulted during this process to ensure the
proper plantings and species of trees are incorporated.
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.
CenterPoint has met with Fire Chief John Crelly to discuss the concerns outlined in the aforementioned
memo. Included in the Final PUD submittal documentation is a letter from CenterPoint to Chief Crelly,
dated April 17, 2015 that addresses Chief Crelly°s concerns and outlines the timeline and plan of action
as requested.
Isolation gate valves have been provided and shown on the revised Utility Plan.
Fire protection line will be brought directly into a non-fire rated room and a wall post indicator valve
shall be provided.
4. All signage must meet the requirements of the City's Sign Code (Section 4.20).
CenterPoint recognizes the opportunity for branding and importance of way finding. Building signage
will be designed and installed in compliance with the City requirements.
5. A park dedication fee of$68,139.36(2%of the land market valueJ shall be paid prior to approval of the
Final Plat.
CenterPoint will coordinate with the City for payment of park dedication fee.
6. The Final Platshall include "P.U.D. No. 122"in its title.
This has been incorporated into the Final Plat.
7. The applicant shall address screening and landscaping to describe views by pedestrians, bikers and car
passengers including renderings.
The project design team has taken great care to address screening by enhancing the landscaping around
the site. Added landscape enhancements will create a defined character to the site as well as an
attractive gateway to the surrounding area.Additional berms have also been incorporated specifically at
the southwest corner of the site to ensure adequate screening.
8. Bicycle racks shall be provided.
CenterPoint Energy—Application for Final PUD
Page 3
Bike racks have been added and are shown on the site plan.
9. This approval is subject to all other state,federal, and local ordinances, regulations, or laws with
authority over this development.
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. Bike
racks have also been added on the site to encourage sustainable practices and promote healthy activity.
Additionally, in follow-up to the Fire Chief's comments on the Preliminary PUD Application, CenterPoint is
working closely with the fire chief as well as federal authorities to ensure that the health, safety and
general welfare of the people of the City are fully and completely being addressed.
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 as well as an attractive gateway to the surrounding area. Access
points on both the north side and west side of the building will allow for efficient and safe vehicle
movement. The north access point has been repositioned in response to the City Engineer's
recommendation from the Preliminary PUD submittal to align with the apartment buildings to the north.
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.Screening to cars, bikes and pedestrians on the north,west and south sides of the property are
being taken into account through the use of berms and landscaping. In follow-up to the Planning
Commission's comments during the Preliminary PUD hearing, CenterPoint has revised its landscaping plans
and incorporated the comments to address additional site lines to the Luce Line trail, Douglas Drive and
Golden Valley Road. CenterPoint has also worked with the City Forester to ensure that proper plantings and
species of trees are being incorporated into the plan to fit in with the City's overall goals for design and
landscaping in this area of the City.
CenterPoint Energy—Application for Final PUD
Page 4
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 plan incorporates enhanced storm water retention and pretreatment measures 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).The Planning Commission and City Forester's comments
concerning landscaping changes have been incorporated into the landscaping plan.Additional berms have
also been incorporated to ensure adequate screening.
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 will 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 ptanning efforts.
Additionally, CenterPoint has adjusted the entrance on its north side to match the existing entrance to the
property to the north of Golden Valley Road.CenterPoint has also incorporated an additional sidewalk
connection to the planned pathways along Douglas Drive to increase walkability as requested in the
Preliminary PUD submittal.
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.
CenterPoint Energy—Application for Final PUD
Page 5
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
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, Douglas Drive and the Luce Line Regional Trail through a combination of
berms and landscaping and is using its stormwater detention ponds as landscape features that will
provide further screening and an attractive entrance to the site.
CenterPoint Energy—Application for Final PUD
Page 6
The PUD plan allows CenterPoint to achieve a higher quality of site planning and design by developing
the site,with five 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.
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 allow
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 to the north, west and
south.
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 and will increase landscaping and trees within the 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. CenterPoint is working closely with the fire chief as well as
federal authorities to ensure that the health, safety and general welfare of the people of the City are fully
and completely being addressed through improved protection of the existing tanks on site.
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 Final PUD
Page 7
��ty of �
Ox��Yt MEMQRAIVDUM
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1 Ph sical Develo ment De artment
Va. e�T y p p
763-593-8030/763-593-3988(fax)
Date: May 19, 2015
To: Jason Zimmerman, Planning Manager
From: Jeff Oliver, PE, City Engineer
Eric Eckman, Public Works Sp cialist �`�
Subject: CenterPoint Energy Warehouse— Final 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 acres and contains the regional gas utility
operations, which has 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 plat approval. The comments contained in this review are based on the
plans submitted to the City on April 24, 2015.
Site Plan and Access
The existing parcel contains the regional gas utility operations which has 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
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:\Developments-Private\CenterPoint Energy\Memos\FinaIPUD_Review_OS1815.docx
Hennepin County and the City of Golden Valley have initiated a public improvement project to
reconstruct County State Aid Highway 102 (Douglas Drive) beginning 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. Consistent with the City's
recommendation during the preliminary review, the Developer has shifted the north driveway
access to the west to line up with the driveway for the apartments across the street.
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. In order to construct the west access onto Douglas,
the Developer will need to construct a temporary right turn lane on northbound Douglas Drive
that must be fully operational until it is permanently replaced as part of the Douglas Drive
reconstruction project.
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 and bike
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 has included a pedestrian connection from the
warehouse area to the west driveway access at Douglas Drive. The Developer is encouraged to
explore the extension of pedestrian facilities within the site to connect the office use to the
future pedestrian and bike facilities along Douglas Drive. All pedestrian facilities constructed by
the Developer must meet Americans with Disabilities Act (ADA) accessibility standards.
The plans indicate that a new fence is proposed extending from the new warehouse building to
the south to connect to the existing fence along south property line. Staff recommends that more
detail about the fence be provided as it relates to type, security, and whether existing sections of
fence along the south and east sides of the PUD will be replaced to match the proposed fence.
G:\Developments-Private\CenterPoint Energy\Memos\FinaIPUD_Review_051815.docx
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 buildings in the south portion 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 City has reviewed the watermain
easement document and determined that it will need to be vacated as part of this PUD process.
The City has initiated the vacation process which will run concurrently with the final plat
approval.
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
proposed plat in more detail, and work with CenterPoint Energy on any modifications, prior to
final plat approval. .
The preliminary plat submitted by the Developer includes the dedication of drainage and utility
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 are subject
to the review and comments from Hennepin County.
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 extending from Douglas
Drive that currently serves buildings and fire protection purposes within the site. In the plans
submitted,the Owner is extending two new water mains to the north to connect to the 12-inch
main in Golden Valley Road to form a looped watermain system with connections on Douglas
Drive and Golden Valley Road. The proposed watermain loop will serve the domestic and fire
suppression needs of the new office/warehouse building and fire protection needs of the peak
shaving operations. The Fire Chief is currently reviewing the fire protection plans for this site.
Final construction plans must include any modifications to the water main and fire protection
systems that may result from this review or further evaluation.
It appears that a water service and gate valve are being proposed near the north driveway
entrance to allow filling the ponds during dry conditions. The City prohibits this type of
connection and recommends that it be removed in favor of an alternative design that would be
more consistent with the City's water conservation practices. The Developer is encouraged to
explore alternative designs that may provide the same function, and possibly enhance the
function, including stormwater storage, reuse, and irrigation pumping through the use of cisterns
or tanks, which could also help the project meet its stormwater volume reduction goals.
6:\Developments-Private\CenterPoint Energy\Memos\FinaIPUD_Review_051815.docx
CenterPoint will own and maintain all watermains, hydrants, valves, and related appurtenances
within its site which extend out 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 water mains within Douglas Drive and
Golden Valley Road to the service valves, including the service valves. As part of the final plat
approval, the City will draft a maintenance agreement for the owner's signature further outlining
the ownership, maintenance, and testing responsibility for the water and fire protection 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 the new 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 all services must be inspected and found to be compliant with the I/I ordinance,
prior to occupancy of the new building.
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 8.6 acres.
The Bassett Creek Watershed Management Commission (BCWMC) has reviewed the plans and
provided comments to the Developer. All BCWMC and City comments must be addressed and
revised stormwater plans submitted before building and site permits can be issued.
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
G:\Developments-Private\CenterPoint Energy\Memos\FinaIPUD_Review_051815.docx
of the pond construction. The Developer must include all stormwater pond and pipe information
from the utility plan and show/label it on the grading and drainage plan.
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. Potential
options are discussed in more detail in the Utility section of this memorandum.
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.
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 Planting 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. A preliminary review by the City Forester
revealed a difference in the mitigation requirements onsite. The Developer is encouraged to work
with the City Forester to reconcile this difference before submitting for permits.
The plans include the planting of trees, shrubs, perennials, and foundation plantings as required
in the City's minimum landscape standards. It appears that many trees, however, are proposed
within the public easements adjacent to Douglas Drive and Golden Valley Road. The Developer is
encouraged to plant trees outside of public easements to the extent feasible, and work with the
City Forester and the Douglas Drive Reconstruction project managers to minimize potential
conflicts with public and private utilities.
G:\Developments-Private\CenterPoint Energy\Memos\FinaIPUD_Review_051815.docx
The plans include the establishment of native grasses on the landscaped berm along the south
and west portions of the site. However, it appears that turf grass is proposed around the
stormwater ponds. Consistent with City Code and BCWMC policy, a native vegetation buffer must
be provided around the ponds extending from the normal water level up to the top of the bank.
This should be shown and labeled on revised final construction plans, and will also be reflected in
the stormwater maintenance agreement between the City and the Owner.
The City Forester will review the plans in more detail and work with the Developer to address any
potential plant selection or location issues, before submittal of a permit application. The
Developer must submit the estimated cost to furnish and install all plant materials shown in the
plans to help the City determine the financial securities held during the landscape warranty
period.
Summary and Recommendations
Engineering staff recommends approval of the CenterPoint Energy Warehouse final 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. In order to construct the west access onto Douglas, the Developer will need to construct a
temporary right turn lane on northbound Douglas Drive that must be fully operational
until it is permanently replaced as part of the Douglas Drive reconstruction project.
3. A City Right-of-Way Management Permit is required for all proposed excavations and
obstructions within public rights-of-way and easements, as discussed in this review.
4. The Developer is encouraged to explore the extension of pedestrian facilities within the
site to connect the office use to the future pedestrian and bike facilities along Douglas
Drive.
5. Staff recommends that more detail about the proposed fence be provided as it relates to
type, security, and whether existing sections of fence along the south and east sides of
the PUD will be replaced to match the proposed fence.
6. The public easement over the existing 8-inch private watermain within the site will need
to be vacated as part of this PUD process.
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. Final construction plans must inctude any modifications to the water main and fire
protection systems that may result from further review and evaluation.
9. The City prohibits the proposed water connection and gate valve used to fill the ponds
during dry conditions, as discussed in this review.
10. 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.
11. 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 new building.
G:\Developments-Private\CenterPoint Energy\Memos\Fina1PUD_Review_051815.docx
12. All BCWMC and City comments must be addressed and revised stormwater plans
submitted before building and site permits can be issued.
13. The Developer must include all stormwater pond and pipe information from the utility
plan and show/label that information on the grading and drainage plan.
14. The Developer is encouraged to continue to explore ways to retain stormwater volume on
site, consistent with the MPCA Construction Permit.
15. 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.
16. The Developer or contractor must obtain a City Stormwater Management Permit before
construction.
17. 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.
18. The Developer must obtain a Tree Preservation Permit before construction can begin.
19. The Developer is encouraged to work with the City Forester to reconcile the difference in
tree mitigation numbers before submitting for permits.
20. The Developer is encouraged to plant trees outside of public easements to the extent
feasible, as discussed in this review.
21. A native vegetation buffer must be provided around the proposed ponds extending from
the normal water level up to the top of the bank.
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
Eric Seaburg, Engineer
RJ Kakach, Engineer
Tom Hoffman, Water Resources Technician
G:\Developments-Private\CenterPoint Energy\Memos\FinaIPUD_Review_051815.docx
�*t��� C���
�
���������
� �r��,; � Fire I)epartment
763-593-8t779 /763-593-8098 (fax)
Date: May 18, 2015
To: Jason Zimmerman, Planning Manager
Emily Goellner, Associate Planner
Cc: Jeff Oliver, City Engineer
From: John Crelly, Fire Chief
Subject: Final PUD #122—6161 Golden Valley Road —CenterPoint Energy
The Golden Valley Fire Department has reviewed the final PUD plans submitted on April 24,
2015 for 6161 Golden Valley Road—CenterPoint Energy.
This final 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.
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%
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.
Page 1 of 2
The revised site plans show the existing water main being extended / looped back to Golden
Valley Road. Additional fire hydrants have been added on site along with the addition of
strategically located water main isolation control valves. The fire sprinkler system for the new
building will be supplied by a 6-inch water connection at the southwest corner of the building.
The fire department connection and a wall PIV valve are also shown at this location.
The revised site plans more accurately shows the configuration of the fire protection system
that currently serves the tank area. CenterPoint Energy is in the process of completing a
comprehensive site safety review of the facility. The revised site plan includes elements of
site safety enhancements to the site and the facility. Due the lead time on these
enhancements, the development agreement will contain language to assure the completion
of these enhancements.
SUMMARY AND RECOMMENDATIONS
The Golden Valley Fire Department continues to work closely with CenterPoint Energy on a
� comprehensive site safety review. Staff recommends approval subject to following
conditions:
1. CenterPoint Energy needs to work with the City Building Official to identify addressing/
signage for each of the buildings on the site. Currently this site operates under a single
address of 6161 Golden Valley Road.
2. CenterPoint Energy needs to complete the site safety review and to submit this report to
the City for review. This review is scheduled to be completed and a report submitted by
mid-July.
3. CenterPoint Energy needs to complete the safety improvements recommended in the site
safety review within a timeframe established by the City.
If you have any questions, please contact me at 763-593-8065, or e-mail
icrelly@goldenvalleymn.�ov
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763 593 8095/763-593-8109(fax)
Date: May 27, 2015
To: Golden Valley Planning Commission
From: Jason Zimmerman, Planning Manager
Subject: Informal Public Hearing—Preliminary PUD Plan for Cornerstone Creek
PUD No. 124—9300 and 9310 Golden Valley Road —CHDC Cornerstone
Creek LLC, Applicant
Background
CHDC Cornerstone Creek LLC is seeking approval of a Planned Unit Development (PUD)to create a
residential development consisting of 45 units of housing for adults with developmental disabilities,
administrative offices for Jewish Housing and Programming, and a multi-purpose community space.
The project site currently consists of two parcels which were redesignated from Commercial —
Office to Residential — High Density on the General Land Use Plan Map in April of 2012 and rezoned
from Business and Professional Offices to High Density Residential in 2013. As part of this proposal,
they would be replatted into one lot.
The site is located on the north side of Golden Valley Road across from National Camera Exchange.
Office uses are adjacent to the west and a medium density residential use,the Trentwood
Apartments, is adjacent to the east. Directly to the north of the site is PUD No. 25 which contains
light industrial uses.
The property at 9300 Golden Valley Road is 1.3 acres and currently contains a small office building.
The property at 9310 Golden Valley road is 0.9 acres and currently contains a single family home.
Both of these structures would be demolished as part of the proposed development.
Summary of Proposal
The proposed PUD would allow for the consolidation of the properties and the construction of a
new multi-family building. The U-shaped building would contain one level of underground parking
and the residential portion would rise three levels above ground. The one-story community space
would consist of both a sanctuary and a community room and would be accessible to the public
through a secondary entrance. Surface parking would be provided between Golden Valley Road
and the building. 44 underground spaces and 24 surfaces spaces are proposed.
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PUD 124 - Site Map
Based on the Zoning Code, 0.5 parking spaces are required for every residential unit (23 spaces)
and 1 space per 300 square feet of gross floor area of community space (16 spaces)for a total of 39
spaces. 76 spaces are being proposed. A bicycle rack with space for four bicycles would be provided
near the front door.
Of the 45 units proposed, 40 would be one-bedroom units and 5 would be two-bedroom units. 14
units would be reserved for households at 30% or less of the area median income (AMI) and four
units would be reserved for individuals facing long-term homelessness at 30%of AMI.
Amenities within the residential portion of the building include a commercial kitchen and dining
area, common space, and a fitness center. Outside the building, a newly landscaped rear courtyard
would provide both passive and active spaces. A wooded area at the far rear of the property would
be preserved to help serve as a buffer from light industrial uses to the north.
Exterior building materials are proposed to be stone, glass, and fiber cement siding.
Land Use and Zoning Considerations
As a PUD, the City can offer flexibility from the regular zoning requirements in order to achieve a
better development. The following table summarizes how closely the requirements of the R-4 High
Density Residential Zoning District are met under the current proposal:
R-4 High Density Residential PUD 124 Cornerstone Creek
Use Multiple-family dwellings Apartments, Offices, and a
Multi-purpose Community
Space
Dimensional Standards
Minimum lot area 20,000 square feet for any 97,884 square feet
principal structure
Minimum lot width at front 150' 257'
setback line
Structure coverage 45% maximum 23.3%
Impervious coverage 60% maximum 57.7%
Front setback 25' minimum 105.9'
Side setback 20' minimum 21.97' along west side;
22.49' along east side
Rear setback 20' minimum 89.44'
Accessory structures Includes private indoor and None
outdoor recreation facilities
PUD Standards and Guidelines
There are a handful of standards and guidelines set within Section 11.55 of the City Code that
regulate PUDs. The following table summarizes how closely the requirements of this section are
met under the current proposal:
Planned Unit Developments PUD 124 Cornerstone Creek
Frontage 100' or adequate to serve the 257'
development
Principal building setbacks No closer than its height to NA
the rear or side property line
of a single-family district
All building setbacks No closer than 15' from the NA
back of curb along internal
roadway systems
Private service facilities or Operation and maintenance NA
common areas agreements required
Engineering and Fire Safety Considerations
As is standard practice for development proposals, plans for this proposal were reviewed by the
City's Engineering Division to ensure the site can be adequately served by public utilities. A
memorandum from the Engineering Division that addresses access and circulation, pedestrian
facilities, sanitary sewer and water services, inflow and infiltration, stormwater management, and
tree preservation is attached.
The Fire Department reviewed this proposal to ensure that adequate emergency vehicle access is
achieved on the site. A memorandum from the Fire Department that addresses site access, site
design, and water supply is attached.
Neighborhood Meeting
A neighborhood meeting was held on May 14, 2015, and one person attended. The developer
presented the project and had a conversation about the services that would be provided. The
neighbor was supportive of the proposal.
Anticipated Development Timeline
Construction is anticipated to begin in August of 2015 with completion of the project expected in
October of 2016.
Justification for Consideration as a PUD
The PUD process is an optional method of regulating land use in order to permit flexibility in uses
allowed, setbacks, height, parking requirements, and number of buildings on a lot. Applications
for PUDs must be consistent with the Intent and Purpose provisions and the PUD requirements
and principles and standards adhered to in the City.
In order to be approved as a PUD, the City must be able to make the following findings:
1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the site and
achieves a higher quality of site planning and design than generally expected under
conventional provisions of the ordinance. By utilizing the PUD process, the applicant has
been able to accommodate three distinct but complementary uses on the site. Staff
believes this standard has been met.
2. Preservation. The PUD plan preserves and protects substantial desirable portions of the
site's characteristics, open space and sensitive environmental features including steep
slopes, trees, scenic views, creeks, wetlands, and open waters. The proposed project
protects 65 feet of undeveloped wooded area at the rear of the lot. Staff believes this
standard has been met.
3. Efficient— Effective. The PUD plan includes efficient and effective use (which includes
preservation) of the land. As a redevelopment of underutilized properties,the proposal
would make better use of existing infrastructure and help the area transition into a more
mixed use and pedestrian friendly environment. Staff believes this standard has been met.
4. Compatibility. The PUD Plan results in development compatible with adjacent uses and is
consistent with the Comprehensive Plan and redevelopment plans and goals. The
redevelopment of these two underutilized properties for affordable, life-cycle, multifamily
housing is consistent with the goals of the Comprehensive Plan. Staff believes this standard
has been met.
5. General Health. The PUD plan is consistent with preserving and improving the general
health, safety and general welfare of the people of the City. By providing a new and
innovative housing model, this proposal helps address a community, regional, and
statewide need. Staff believes this standard has been met.
6. Meets Requirements. The PUD plan meets the PUD Intent and Purpose provision and all
other PUD ordinance provisions. The flexibility provided by the PUD allows for a mix of uses
within the site and creates the opportunity for the establishment of a new multi-purpose
community space. Staff believes this standard has been met.
Recommendation
Staff recommends approval ofthe Preliminary Plan for Cornerstone Creek PUD No. 124, subject
to the following conditions:
1. The plans prepared by UrbanWorks Architecture, submitted April 24, 2015, shall become a
part of this approval.
2. The recommendations and requirements outlined in the memo from the Fire Department,
dated May 18, 2015, shall become a part of this approval.
3. The recommendations and requirements outlined in the memo from the Engineering Division,
dated May 18, 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. The City Attorney will determine if a title review is necessary prior to approval of the Final
Plat.
6. The Final Plat shall include "P.U.D. No. 124" in its title.
7. A park dedication fee of$9,740, or 2%of the land value, shall be paid before release of the
Final Plat.
8. This approval is subject to all other state,federal, and local ordinances, regulations, or laws
with authority over this development.
Attachments
Location Map (1 page)
Applicant's Narrative (4 pages)
Memo from the Fire Department dated May 18, 2015 (2 pages)
Memo from the Engineering Division dated May 18, 2015 (4 pages)
Plans from UrbanWorks Architecture, submitted April 24, 2015 (32 pages)
Preliminary Plat submitted May 29, 2015 (1 page)
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Pro'ect Overview � � ��
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Community Housing Development Corporation (CHDC) and Jewish Housing and Programming (J-
HAP) are proposing a new, mixed-use supportive housing project at 9300 Golden Valley Road in
Golden Valley called Cornerstone Creek. It will consist of three components: permanent housing
for residents with developmental disabilities, administrative offices for J-HAP, and multi-purpose
space called the Center for Community Life.
The housing component will consist of 45 apartment units for adults ages 22-54, a commercial
kitchen and dining area, communal living space, a fitness center, and property management
offices. The non-housing space will be a separate ownership entity and consist of J-HAP's
administrative offices, a sanctuary, and community multi-purpose rooms.
The proposed building will be three levels clad in a combination of cultured stone, glass, and fiber
cement siding. There will be approximately 44 underground parking stalls and 32 surface parking
stalls for residents, staff, and visitors.
Background
Research of Jewish and secular resources reveals that:
• About 8% of any adult population is identified with a cognitive disability
• About 30% of those live below the poverty level
• About 72% live with a parent or relative versus 20% of non-disabled peers
• About 50,000 residents of the Twin Cities identify as Jewish
• About 2,200 Jewish adults ages 18-54 with a cognitive-based disability reside in the
Twin Cities
This data is supported by the fact that J-HAP already has a 100-person waiting list for housing at
the new facility.
For the 28% of adults with cognitive disabilities who do not live with a parent or relative,
appropriate residential options are limited. Group homes are one option—these models offer the
care of institutions without the restrictions often associated with institutional living. However, they
limit individualism because of the need for a supervisor to keep all residents together in schedules
that ensure proper care delivery and resident safety. Another is the "scattered housing" model --
for the small percentage of this population that are able to live independently, the ability to spend
time as they choose is hampered by a lack of social interaction. Without the aid of significant
amounts of programs for these individuals to attend, many have only small doses of interaction
with others leaving a deficiency in their social needs. Even in cases when adequate social
programming is in place, elaborate transportation schedules are often involved because
programming is invariably off-site.
Traditional supportive housing for non-disabled individuals and families have long followed a
similar model to what Cornerstone Creek is proposing. However, there are no examples of this
model for individuals with cognitive disabilities in the state of Minnesota. In fact, there are only
approximately a dozen known examples of similar operations in the United States. The group
home model still dominates the cognitive impaired housing spectrum. Though this model may
work well for some, the creative hybrid model proposed by CHDC and J-HAP will set it apart from
other options. The one-stop shop of housing, enriched services, and community is currently only
achieved through the combination of several locations, organizations, and staff. Furthermore, the
demonstrated need for housing with services for adults with cognitive disabilities in the Twin Cities
cannot be addressed with a continuation of the predominant group home or scattered home
model. At this time there is a moratorium on new group home housing in Hennepin County.
Cornerstone Creek will provide a much-needed new option—a housing model that combines
independent, affordable, service-enriched housing for adults to live in a safe, permanent, and
welcoming community.
PUD Purpose and Intent
The proposed development complies with the intent and purpose of the Golden Valley PUD
ordinance as follows:
a. Encourage, presenre and improve the health, safety and general welfare of the people of
the City by encouraging the use of contemporary land planning principles.
The proposed project will bring a much-needed, independent affordable housing option for
residents with developmental disabilities to the city of Golden Valley. By combining two
existing parcels, Cornerstone Creek will be a more efficient use of the property and have
greater densiry. Furthermore, the redevelopment of the site allows for the application of
contemporary storm water management principles. The building will follow criteria for
Minnesota Green Communities, consistent with improved health and general welfare of the
people of the City.
b. Achieve a high quality of site planning, design, landscaping, and building materials which
are compatible with the existing and planned land uses.
Active uses within the building—communal living and dining -- have been oriented to face
the street. There will be two distinct entries, one for residents and one for visitors to the
Center for Communiry Life. The building will be clad with high-quality materials including
cultured stone, glass, and fiber cement siding. Visitor and staff parking will be provided
using both underground stalls and a surface lot, while a drop-off loop allows for convenient
transport access. The site will have significant landscaping: street trees, shrubs, and a
rain garden will screen and beautify the front; coniferous trees at the interior property edges
will provide a green buffer for the neighbors; and a courryard with both active (communiry
plaza, sport court, activity lawn) and contemplative (gardening, seating areas) spaces will
serve the residents.
c. Encourage preservation and protection of desirable site characteristics and open space
and protection of sensitive environmental features including steep slopes, trees, scenic
views, water ways, wetlands and lakes
The site is designed to protect as much of the wooded area to the north as possible with a
tree preservation plan. It will also incorporate enhanced storm water retention and
treatment capabilities: underground chambers for temporary storage, pretreatment catch
basins located throughout the site, and rain gardens that are attractive and environmentally
pleasing. The system was designed to meet the new proposed Bassett Creek Watershed
Management Organization rules.
d. Encourage construction of affordable housing and a variety of housing types.
The project will consist of 40 one-bedroom units and 5 two-bedroom units of independent,
affordable, service-enriched housing for adults, ages 22-54, to live in a safe, permanent,
and welcoming community. Fourteen (14) units will be for households earning 30% or less
of the area median income (AMI), and four (4) units will be set aside for people
experiencing long-term homelessness (LTH) at 30%AMI. Individuals living in the two-
bedroom units may have a caretaker living with them, or they may accommodate a shared
living arrangement for individuals who would like to be roommates. Preference will be
given to people with a developmental disability.
e. 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 community uses under the current zoning designation.
The PUD will allow Cornerstone Creek to provide residents with an active lifestyle and a
seamless connection to community life.
f. Encourage efficient and effective use of land, open space, streets, utilities and other public
facilities.
The PUD will allow for multiple uses and services to be housed in a single building. The
project will make use of existing major roadways and utiliry connections, and it will
accommodate future sidewalks to promote pedestrian connections with future surrounding
developments.
g. Allow mixing land uses and assembly and development of land to form larger parcels.
The proposed plat combines two existing parcels into one larger parcel to allow a mix of
higher density housing, community, and supportive services. This combination maximizes
the use of the property while ensuring that it functions well into the future.
h. Encourage development in transitional areas which achieve compatibility with all adjacent
and nearby land uses.
The properry is zoned High Density Residential (R4), with adjacent properties zoned as
Medium Density Residential (R3) to the east, Business and Professional Offices to the
west, and Commercial and High Density Residential (R4) to the south. This area in
particular has been targeted by City planning staff as a higher-density residential zone to
transition the Commercial uses along Olson Memorial Highway to the east and Industrial
uses to the north.
i. Achieve development consistent with the Comprehensive Plan.
With the population of Golden Valley expected to grow, the City's Comprehensive Plan has
targeted mixed-use, affordable multifamily housing as a specific need. Cornerstone Creek
addresses the following goals of the Comprehensive Plan:
• A complete community that contains a variety of life cycle housing options
• Minimized conflict and a buffer between uses and neighborhoods
• Increased number of jobs
• A high-quality new development that is visually attractive and respectful of its
surroundings
• A development that is environmentally sustainable
• Parcels that have been redeveloped
• Improved health through planning for Active Living
• Additional affordable housing
j. Achieve development consistent with the City' s redevelopment plans and goals.
Cornerstone Creek provides a much-needed option for individuals with developmental
disabilities—a new housing model in Minnesota that will create independent, affordable,
service-enriched housing for adults with developmental disabilities in a safe, permanent,
and welcoming community.
k. Encourage development that is sustainable and has a high degree of energy efficiency.
The project will follow criteria set forth by Minnesota Green Communities and include:
erosion and sedimentation control, native landscape plantings, efficient irrigation and water
re-use, contemporary storm water management practices, water-conserving fixtures,
energy-efficient mechanical units, Energy Star fixtures, Energy Star lighting, Energy Star
appliances, environmentally friendly materials and finishes with low-to no-VOCs, a
construction waste management plan, and recycling areas in the building.
������ ���A
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��. � Fire Department
763-593-8079/763-593-8098 (fax)
Date: May 18, 2015
To: Jason Zimmerman, Planning Manager
Emily Goeliner, Associate Planner
Cc: Jeff Oliver, City Engineer
From: John Crelly, Fire Chief
Subject: Final PUD #124—Cornerstone Creek—9300—9310 Golden Valley Road
The Golden Valley Fire Department has reviewed the preliminary PUD #124 plans submitted
on April 24, 2015 for the Cornerstone Creek project located at 9300—9310 Golden Valley
Road.
This preliminary PUD #124 application proposes the construction of a new three story
building that is approximately 82,057 sq. ft. in size. The building will provide independent,
affordable and service enriched housing for adults with developmental disabilities age 22—
45. There are 45 units in the project with associated amenity and program support space. In
addition as part of the development program there is community and worship space to
support the residents and their families
SITE
The proposed building is "U" shaped and is arranged on the site in a fashion that does not
provide 360 degree fire department access around the building as required by the Minnesota
State Fire Code (MSFC). The fire department has been working with UrbanWorks
Architecture, LLC and the owner to resolve the lack of access. The MSFC allows alternate
materials and methods to compensate for the lack of access. On May 12th, 2015 an
agreement was reached on acceptable alternate materials and methods between the City and
the Architect. The configuration and location of the building on the site is acceptable with the
inclusion of the agreed upon fire safety enhancements.
BUILDING
This building is proposed to have 44 underground parking stalls. The garage will be of type I
construction. The community and worship space is 1 story in height and the residential living
area will be 3 story in height all of which will be of type V construction. In reviewing the water
Page 1 of Z
flow requirements of the Minnesota State Fire Code (MSFC) appendix B and C, this building
requires a water flow of 6,750 gpm. The building is proposed to be protected with a fire
sprinkler suppression system. Based on MSFC, a 75% reduction in water flow will be allowed
which equates to a required flow of 1,687 gpm and the site will only require 1 fire hydrant.
The fire sprinkler system for the new building will be supplied by a 6-inch water connection
on the south side of the building. The fire department connection and a PIV valve are also
shown at this location.
SUMMARY AND RECOMMENDATIONS
The Golden Valley Fire Department recommends approval.
If you have any questions, please contact me at 763-593-8065, or e-mail
icrelly �oldenvallevmn.�o_v
city of
OZC��� MEMORANC) UlVI
g .
�a ey Physical Development Department
763-593-8030/763-593-3988(fax)
Date: May 19, 2015
To: Jason Zimmerman, Planning Manager
From: Jeff Oliver, PE, City Engineer �
Eric Eckman, Public Works S ecialist �
Subject: Cornerstone Creek (9300& 9310 Golden Valley Road)— Preliminary PUD Review
Engineering staff has reviewed the plans for the proposed Cornerstone Creek planned unit
development (PUD), submitted by Community Housing Development Corporation/Jewish
Housing and Programming (Developer). The proposed PUD is located at 9300 & 9310 Golden
Valley Road, near the intersection of Golden Valley Road and Mendelssohn Avenue. The existing
parcels make up approximately 2.24 acres. The proposed redevelopment of the site includes the
construction of a 45-unit supportive housing facility with offices, community rooms and worship
space. 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 April 24, 2015.
Site Plan and Access
The proposed PUD includes the construction of a 3-story building, surface and underground
parking areas, landscaped amenity areas and open spaces.
The PUD includes the removal of two existing driveway entrances and the construction of two
new entrances. In order to minimize potential turning conflicts, the new entrances must be
designed to align with entrances to properties on the south side of Golden Valley Road to the
extent feasible. All driveway entrances must meet the City standards for commercial driveway
aprons. Staff will send the standard detail to the Developer to include in the final PUD plans.
The City is proposing a public sidewalk on the north side of Golden Valley Road adjacent to this
development as part of a public improvement project related to redevelopment in this area. The
Developer must show the proposed future sidewalk on the plans and prepare a grading plan
which allows for future design and construction of a sidewalk that meets City standards and
Americans with Disabilities Act (ADA) accessibility standards. Staff will discuss the sidewalk design
with the Developer before final PUD plan submittal.
6:\Developments-Private\Cornerstone Creek(1HAP)9300-9310 GV Rd\Memos\PrelimPUD_Review_051815.docx
The Developer is strongly encouraged to show pedestrian connections from the building and
parking lot to the future sidewalk along Golden Valley Road.
Preliminarv Plat
The proposed PUD is comprised of two existing parcels that are not part of a plat of record. It
appears there are no existing easements on the property. However, the site survey indicates that
the south property line is the centerline of Golden Valley Road as described in County Board
Proceedings dated April 27, 1925. The south 33 feet appears to be an easement for roadway
purposes. Staff recommends that the easement be vacated and that the 33 feet be dedicated as
public right-of-way on the proposed final plat.
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.
Preliminarv UtilitY Plan (Water and Sanitarv Sewer)
The plans submitted by the Developer show the extension of new water and sanitary sewer
services into the site. The City's water and sanitary sewer systems that provide service to these
properties have adequate capacity to accommodate the proposed development. The Developer
must show and provide more information about the proposed utilities (pipe size, materials, valve
and hydrant locations) in the final PUD plans.
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. The City and the Owner have
executed a deposit agreement to ensure that the property will comply with the City's I/I
Ordinance. Per the agreement, the new sewer service must be inspected and found to be
compliant with the I/I ordinance, prior to occupancy of the building.
The Developer will need to excavate Golden Valley Road in order to construct the utility
extensions described above. A City Right-of-Way Management Permit is required for all
excavations and obstructions within public right-of-way and easements to ensure that the street
is restored to City standards. City details for utilities and pavement restoration must be included
in the final PUD plan submittal.
Preliminary Stormwater Mana�ement Plan
This PUD is within the Main Stem subwatershed of the Bassett Creek watershed. The Developer
proposes to disturb approximately 2 acres of the site and will increase the impervious surface
area by about 1 acre. The PUD is subject to the review and comments of the Bassett Creek
Watershed Management Commission (BCWMC). City staff will assist the Developer in forwarding
the plans to the Commission for review once the plans are found to be acceptable by the City.
The existing site sits atop a hill in which the north two-thirds of the site generally drains north to
a wooded open space area and the south one-third generally drains south to Golden Valley Road,
eventually discharging into the ponds located within the interchange of TH169 and TH 55.
G:\Developments-Private\Cornerstone Creek(JHAP)9300-9310 GV Rd\Memos\PrelimPUD_Review_051815.docx
According to the preliminary grading, drainage, and erosion control plans submitted by the
Developer,the PUD includes re-grading the site to direct more runoff to the south through an
infiltration chamber constructed below the surface parking area near Golden Valley Road. The
infiltration chamber will help reduce peak runoff rates, runoff volume, and phosphorus and
sediment loads. The Developer has provided stormwater calculations which will be reviewed in
more detail prior to final PUD plan submittal.
According to the grading plan,the northern portion of the site will be re-graded so it is four to six
feet higher than the existing grades. The Developer is encouraged to explore ways to maintain
the existing drainage patterns and accommodate runoff on its own property to the extent
feasible, particularly in the northwest and northeast corners of the site.
Storm sewers have been extended throughout the site to accommodate runoff from the new
development. The Developer must provide pretreatment measures prior to discharge to the
infiltration chamber. 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 chamber.
All storm sewer facilities and stormwater quality treatment facilities (infiltration basin, sumps) in
this PUD will be owned and maintained by the Developer or future property owner. A
maintenance agreement outlining these responsibilities will be drafted by the City and must be
signed by the Developer prior to the issuance of permits.
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.
Preliminarv Tree Preservation/Landscape Plan
The PUD is subject to the City's Tree Preservation Ordinance and Minimum Landscape Standards.
A Tree Preservation Plan and a Landscape Plan have been submitted by the Developer, and it
appears the trees and landscaping proposed will fulfill the mitigation requirements. Based on the
plans and the proposed tree removals,the Developer must obtain a Tree Preservation Permit
before construction can begin.
The City Forester will review the plans in more detail to assist the Developer in determining fees
and financial securities for the work. The Developer must submit the estimated cost to furnish
and install the landscaping to help determine the securities.
Summarv and Recommendations
Engineering staff recommends approval of the Cornerstone Creek preliminary PUD plans subject
to the comments contained in this review, which are summarized as follows:
G:\Oevelopments-Private\Cornerstone Creek(JHAP)9300-9310 GV Rd\Memos\PrelimPUD_Review_051815.docx
1. The Developer must obtain the appropriate City permits for demolition of the existing
buildings, utilities, pavements and other related improvements.
2. Driveway entrances must be designed to align with entrances to properties on the south
side of Golden Valley Road to the extent feasible.
3. All driveway entrances must meet the City standards for commercial driveway aprons.
4. The Developer must show the proposed future sidewalk on the plans and prepare a
grading plan which allows for future design and construction of a sidewalk that meets City
standards and Americans with Disabilities Act (ADA) accessibility standards.
5. The Developer is strongly encouraged to show pedestrian connections from the building
and parking lot to the future sidewalk along Golden Valley Road.
6. Staff recommends that the Golden Valley Road easement be vacated and that the
Developer dedicate 33 feet as public right-of-way on the proposed final plat.
7. The final plat for this development must include easements along public streets, property
lines, and plat boundaries consistent with the City's Subdivision Ordinance.
8. The Developer must show and provide more information about the proposed utilities
(pipe size, materials, valve and hydrant locations) in the final PUD plans.
9. The new sewer service must be inspected and found to be compliant with the I/I
ordinance, prior to occupancy of the building.
10. A City Right-of-Way Management Permit is required for all excavations and obstructions
within public right-of-way and easements to ensure that the street is restored to City
standards.
11. The Developer is encouraged to explore ways to maintain the existing drainage patterns
and accommodate runoff on its own property to the extent feasible, particularly in the
northwest and northeast corners of the site.
12. The stormwater plan must clearly show or state how the trench drain near the
underground parking entrance will discharge.
13. The Developer must work with the City Forester to determine the fees and financial
securities required for the tree and landscape work.
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
RJ Kakach, Engineer
Tom Hoffman, Water Resources Technician
G:\Developments-Private\Cornerstone Creek(JHAP)9300-9310 GV Rd\Memos\PrelimPUD_Review_051815.docx
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