06-22-15 PC AgendaAGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, June 22, 2015
7 pm
1. Approval of Minutes
June 8, 2015, Regular Planning Commission Meeting
2. Informal Public Hearing — Final Plan Review — Planned Unit Development
(PUD #123) — Liberty Crossing — Southeast Quadrant of Medicine Lake Road
and Winnetka Avenue North Intersection
Applicant: Intuitive Investments
Addresses: 7751-7775 Medicine Lake Road, 2430 and 2480 Winnetka Avenue
North, and 2485 Rhode Island Avenue North
Purpose: To allow a 184 unit apartment building and 63 townhome units.
3. Informal Public Hearing — Final Plan Review — Planned Unit Development
(PUD #118) — Golden Villas — 9130 & 9220 Olson Memorial Highway
Applicant: Golden Villas, LLC
Address: 9130 & 9220 Olson Memorial Highway
Purpose: To allow a six -story, 172 -unit apartment building with one level of
underground parking.
--Short Recess --
4. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
5. Other Business
• METRO Blue Line Extension, Station Area Planning Final Report
• Council Liaison Report
6. Adjournment
This document is available in alternate formats upon a 72 -hour request. Please call
763-593-8006 (TTY: 763-593-3968) to make a request. Examples of alternate formats
may include large print, electronic, Braille, audiocassette, etc.
Regular Meeting of the
Golden Valley Planning Commission
June 8, 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,
June 8, 2015. Chair Cera called the meeting to order at 7 pm.
Those present were Planning Commissioners Baker, Blum, Cera, Johnson, Kluchka,
Segelbaum, and Waldhauser. Also present was Associate Planner/Grant Writer Emily
Goellner, and Administrative Assistant Lisa Wittman."
p�
1. Approval of Minutes ' ��
May 27, 2015, Regular Planning Commission Meeting
MOVED by Waldhauser, seconded by Segelbaum and motion carried unanimously to
approve the May 27, 2015, as submitted. Commissioners Cera and Kluchka abstained.
2. Informal Public Hearing — Zoning Code Text Amendment — Mobile Food
Vending — ZO00-100
Applicant: City of Golden Valley,
Purpose: To consider adding language in the Zoning Code regarding mobile
food vending (food trucks).
Goellner stated that food trucks are a growing trend in the Twin Cities and with the
recently approved Zoning Cade text amendments regarding breweries it is a good time
to consider allowing mobile'food vending as they are a common partner for taprooms.
She stated that the:City'sParks and Recreation Department currently issues permits to
food vendors vuishing Ftp locate in the City's parks. She added that five permits were
issued in'�2014 and one permit has been issued so far in 2015. The permits cost $40 per
day and are granted for a maximum of three days. She explained that staff is
recommending the permits issued through the Planning Division would be for a
maximum of seven days rather than the three days allowed by Parks and Recreation.
Kluchka noted that the underlined/overstruck Zoning Code language in the agenda
packet states that permits would be granted for a maximum of three days. Goellner said
she would change the language to allow a maximum of seven days for the permits
issues through the Planning department and keep the three day requirement for the
Parks and Recreation permit.
Goellner referred to the potential impact of mobile vendors and stated that staff is
recommending the following: mobile food vendors must obtain a license either from
Hennepin County or the State of Minnesota, the hours of operation are 8 am to 10 pm
unless otherwise limited or extended by the City, the removal of trash is required,
Minutes of the Golden Valley Planning Commission
June 8, 2015
Page 2
mobile food vendors would only be allowed to park on an impervious surface, no
parking is allowed on sidewalks, driveways, or streets, no overnight parking is allowed,
mobile food vendors are not allowed to use parking spaces that are needed to meet the
minimum parking requirement, and permission from the property owner is required. She
added that staff is also recommending that mobile food vendors be located more than
100 feet from another food -serving establishment (with the exception of other mobile
food vendors) and more than 1,000 feet from schools while they are in session unless
permission is granted by the school principal.
Kluchka noted that the language allowing other mobile food vendors to be located within
100 feet from another food -serving establishment needs to be added to Subdivision
3(A)(10). Goellner agreed.
Segelbaum suggested discussing the definition of eating establishments.
Cera asked about creating one ordinance instead of having one for thgkN`rks and
Recreation Department and one for Planning. Goellner said there is a difference in staff
expertise. The Parks and Recreation Department are experts in the operations and use
of the parks and Planning has more expertise in the other'zoning districts and land
uses.
Cera asked why seven is the suggested maximum amount of days for a food vendor
license rather than three like the Parks Department allows. Goellner stated that it could
become a heavy administrative commitment if a new permit has to be issued every day
for three days. Cera asked if Minneapolis charges a seasonal fee. Goellner said
Minneapolis requires mobile food vendors to have a brick and mortar, commercial
kitchen in Minneapolis. Cerasuggested that Golden Valley offer seasonal licenses.
Kluchka agreed and said it would encourage trucks to come back. Goellner said she
would do more research regarding seasonal licenses.
Baker asked if a permit would be revocable. Goellner said yes.
Baker said if the code is defining where mobile food vendors can park, he doesn't see
the sense is calling out impervious surface requirements in the ordinance because there
might be circurnstanceIs�where an unpaved parking area might be the only place for
them to park; He said he thinks that could be addressed in the permit application.
Waldhauser said the City probably doesn't want food trucks parking on the only grassy
landscaped area on a property.
Baker said it is not clear in the ordinance language if the mobile food vendor would have
to provide written permission from the property owner before they are issued a permit.
Goellner stated the staff would get the property owner's permission as part of the permit
application review process.
Waldhauser referred to the language in the Parks and Recreation application regarding
events held by a recognized Golden Valley neighborhood group. Goellner noted that
that language only pertains to the Parks and Recreation permit. The Commissioners
Minutes of the Golden Valley Planning Commission
June 8, 2015
Page 3
discussed the differences in food trucks versus private catering trucks and suggested
the mobile food vending license specify that catering trucks provide food only for the
people at a private party, and not for the public.
Segelbaum said he would like a provision added to allow mobile food vendors to park
during a business's off hours. Goellner said she would add language allowing the
applicant and property owner to demonstrate that they won't need their required number
of parking spaces.
Kluchka asked how commercially zoned properties are currently allowing food trucks.
Goellner said they are allowing them without a permit.
Baker said he wants food trucks to come to Golden Valley and he doesn't want.ta``be
over -regulatory. Waldhauser questioned the costs and said she doesn't want to {put any
local restaurants out of business.
Johnson asked for clarification on where a food truck would be able to park. Goellner
explained that an applicant would have to demonstrate on a site plan where they will be
parking as part of the application process.
Kluchka asked if food trucks will be able to serve best and wine. Goellner said that is
permitted only at Brookview Park.
Blum said he would like the langgage inF;#hdl�Qde and the application to be clear that
food truck hours would be extended until`2 am for food trucks located at taprooms.
Segelbaum asked about the motivation of Subdivision 2(B) regarding events located in
the public right-of-way. Goellner explained that that language is already in the Code
pertaining to temporary uses, she is just proposing it be moved to this location.
Johnson referred to the Parks and Recreation permit application and asked if there is
supposed to be a privacy, notice on the application. Goellner said she would further
research that.
Baker noted that the staff report states that schools would need to get permission from
their superintendent, but that the ordinance language states that they would need
permission from the school principal. Goellner clarified that staff is recommending
permission be obtained from the school principal.
Johnson suggested language be added stating that trash must also be removed from
the property. Goellner agreed. Cera suggested language also be added about requiring
recycling receptacles.
Cera opened the public hearing. Seeing and hearing no one wishing to comment, Cera
closed the public hearing.
Minutes of the Golden Valley Planning Commission
June 8, 2015
Page 4
Baker asked if a permit would have to be renewed every day for up to seven days.
Goellner said no, a permit would be issues for a seven day period. Baker asked if a
vendor will be able to renew their permit. Goellner said yes. Baker said this is the kind of
activity that will encourage business in Golden Valley and he wants vendors to be able
to renew their permit for as long as they want. Segelbaum said he thinks issuing a
permit for seven days makes sense. Kluchka suggested that the code language say
seven "consecutive" days. He said he would also like to allow seasonal permits. Cera
stated that the section of code is titled "temporary uses" and questioned if a seasonal
permit would really mean "temporary." Waldhauser added that food trucks°wo,uld be
operated year-round. Segelbaum said he is less inclined to offer seasonal permits
because they could impact existing restaurants more than they realize. He said if
seasonal permits are allowed he would want food trucks to be located further away from
restaurants than currently proposed.
Cera asked about the differences in the state license versus the county license.
Goellner stated that if someone has state license they don't need a county license.
Kluchka asked if a liquor license could be granted for a non -park property. Goellner said
she doesn't think the City's liquor laws would allow that.
Johnson questioned if there needs to be more discussion about competition and which
zoning districts mobile food vendors would be allowed in. Waldhauser asked if private
company events would be handled differently. Kluchka said he would welcome
competition.
Segelbaum reiterated that he th
further than 100 feet away from
analysis of different buffer.area;
would be limiting. She said she
the City Council. Kluchka,said t
said he'd like there to�be a"larq�
vendors. Segelbaum said he thl
iks mobile food vendors should be required to be
crestourant. Baker asked Goellner if she did any
Goellner said she did and said requiring 500 feet
iould do some further analysis before this item goes to
�,is comfortable with the 100 foot requirement. Johnson
distance between restaurants and mobile food
ks 200 feet would provide a balance.
Segelbaum asked if eating establishment should be defined. Waldhauser suggested
that the language say "public" eating establishment.
Segelbaum asked if the language regarding where mobile food vendors need to park
has to say asphalt or concrete, or if it could say impervious surface instead. Baker said
he thinks that`would be up to the person issuing the permit.
Johnson referred to the Parks and Recreation policy regarding special events and
stated that basing the fee on 20% of gross revenue seems high.
Segelbaum asked if the language in the Code should be restricted to only food.
Goellner stated that a mobile food vendor wouldn't be able to sell anything they don't
have a license to sell.
Minutes of the Golden Valley Planning Commission
June 8, 2015
Page 5
Kluchka asked where the residential requirements are articulated. Goellner stated that
mobile food vendors won't be allowed in residential zoning districts. Kluchka noted that
the Parks and Recreation policy talks about neighborhood groups. Waldhauser clarified
that the neighborhood group language in the park policy is referring to events held in a
park. Baker said it is important that the two policies be reconciled.
Waldhauser asked about catering a private party in a residential area. Cera stated that
catering trucks would not be considered mobile food vendors because mobile food
vendors serve food to the public. Kluchka asked the Commissioners if they think mobile
food vendors should be allowed in residential areas. The consensus of the Planning
Commission was to not allow mobile vendors in residential areas at thistime.
MOVED by Baker, seconded by Segelbaum and motion carried unanimously to
recommend approval of the proposed Zoning Code amendment regarding mobile food
vendors with the amendments discussed.
3. Informal Public Hearing — Zoning Code Text Amendment — Distilleries —
Z000-101
Applicant: City of Golden Valley
Purpose: To consider adding language in the Zoning Code regarding
distilleries.
Goellner stated that craft distilleries and cocktail rooms are a growing trend and many
communities are starting to allow them. She stated that staff is proposing language similar
to the recently adopted brewery ordinance. She discussed the distilling process and the
definitions of a distillery, a micro -distillery; and a cocktail room. She referred to the state
statutes regarding cocktail rooms and stated that there are limits of the amount of alcohol
that can be served. The amount may not exceed .5 ounces per variety per person and no
more than 1.5 ounces may be samples by any person on any day.
Goellner stated that staff°is proposing that distilleries be a permitted use in the Industrial
zoning district onlYyaqjJ h8t micro -distilleries be a permitted use in the Light Industrial and
Industrial zoning districts, and a conditional use in the Mixed -Use zoning district. She
stated that staff is also proposing that cocktail rooms smaller than 50% of the floor area
be permitted 'uses in the Light Industrial and Industrial zoning districts and conditional
uses in the Mixed -Use zoning district. Cocktail rooms that are larger than 50% of the floor
area would be conditional uses in the Light Industrial, Industrial, and Mixed -Use zoning
districts. She added that a cocktail room would require parking similar to that of a Class III
restaurant so staff is recommending 1 space per 60 square feet plus 1 space per 25
square feet of bar area.
Waldhauser questioned why micro -distilleries would be allowed in the Mixed -Use zoning
district at all. Goellner said she thinks they could be a good economic development tool.
Minutes of the Golden Valley Planning Commission
June 8, 2015
Page 6
Baker stated that brewpubs and taprooms don't limit consumption and questioned why
consumption is limited for craft distilleries and cocktail rooms. Goellner said she is not
sure why the state limits consumption. Blum referred to the state statute and said the way
he reads it is that the amount of consumption is limited if there is just a micro -distillery
without a cocktail room, but if there is a cocktail room the amount is not limited.
Segelbaum said he believes there are also requirements about micro -distilleries selling
bottles of liquor. Goellner agreed and explained the on -sale and off -sale rules. She
clarified that Blum was correct in that there are no consumption limits for cocktail rooms in
state statute.
Segelbaum referred to the proposed definition of cocktail room andstated that "rnicro-
distillery" should be added to the definition as well. Baker stated that everywhere in the
ordinance where the word distillery is used, the word micro -distillery should be added.
Goellner said she would have the City Attorney review the proposed ordinance before it
goes to the City Council
Segelbaum asked Goellner if she has a sense of the size of a distillery and a micro -
distillery. Goellner said staff used the same language in regard 'to'the size of a cocktail
room that was used in the brewery/taproom ordinance language.
Cera opened the public hearing. Seeing and hearing no one wishing to comment, Cera
closed the public hearing.
Blum said they may never come up with a perfect number regarding the size of the
cocktail room but he wants to encourage investment in Golden Valley and make it easier
for business to invest in this type of facility.
Johnson stated that there are a lot of things that go into a cocktail that aren't distilled
spirits and that is where the 'competition will come in. Baker said micro -distilleries would
only able to sell what they produce so they wouldn't be able to sell mixed cocktails with
alcohol products they don't make. Goellner clarified that the state statute is what limits
what distilleries are allowed to sell. Blum stated that since the proposed ordinance will
incorporate the state statute by reference the City doesn't need to have the conversation
about what` dis�fiilleries are allowed to sell.
Baker referred to the uses that are permitted versus the ones that are conditional and
questioned why all the uses couldn't be conditional, then the language regarding 50% of
the floorspace ;being used for a cocktail room wouldn't need to be in the ordinance at all
because it could be added as a condition of approval. Blum agreed and asked about the
rationale of limiting the floor space of a cocktail room. Goellner stated that if there were a
really large distillery it could be more impactful on an area.
Blum referred to proposed definition number 21.5 (cocktail room) and suggested that the
language regarding state statute also be added to the end of definition number 31.5
(distillery).
Minutes of the Golden Valley Planning Commission
June 8, 2015
Page 7
Baker asked if the proper metric to determine parking is floor space as proposed, or if it
should be based on seating. Goellner said it is easier to measure the floor area. She
stated that if 1 space per 60 square feet of floor area isn't enough, or is too much, the
code language could be amended in the future.
MOVED by Waldhauser, seconded by Segelbaum and motion carried unanimously to
recommend approval of the proposed Zoning Code amendment regarding distilleries
and cocktail rooms with the amendments discussed.
--Short Recess --
4. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
Baker reported on the final Bottineau station area planning open house held on June 4
at the Harrison Community Center. Goellner stated that staff will be bringing the station
area plans to the Commission for review soon.
5. Other Business
Council Liaison Report
Council Member Schmidgall gave the Commission an, update on some of the current
projects in the City and thanked them for their work.
Baker asked for an update on the Comprehensive Plan process. Goellner stated that
staff is starting to do the scope of work: ,
6. Adjournment
lis;
The meeting was adjourned'at 9:07 pm.
.E
John Kluc ka`, Secretary
Lisa Wittman, Administrative Assistant
city of
goldenl",vvV%�MEMORANDUM
vailey Physical Development Department
763-593-8095 / 763-593-8109 (fax)
Date: June 22, 2015
To: Golden Valley Planning Commission
From: Jason Zimmerman, Planning Manager
Subject: Informal Public Hearing – Final PUD Plan for Liberty Crossing PUD No. 123 – 7751-
7775 Medicine Lake Road, 2430 and 2480 Winnetka Avenue North, 2485 Rhode
Island Avenue North – Intuitive Investments, Applicant
Background
Intuitive Investments is seeking approval of a Planned Unit Development (PUD) to create a
residential development consisting of a 184 unit apartment building and 63 townhomes in the
southeast quadrant of the Medicine Lake Road and Winnetka Avenue North intersection.
The proposal involves four lots, all containing existing structures—the VFW building at 7751-7775
Medicine Lake Road (3.0 acres), a car wash at 2485 Rhode Island Avenue North (0.88 acres), an
Asian restaurant at 2480 Winnetka Avenue North (1.6 acres), and the vacant SIFCO building at 2430
Winnetka Avenue North (5.4 acres). In total, the land area of all four properties is 10.88 acres. In
the northwest corner of the block, the Walgreens, Dairy Queen, and Midland Auto buildings would
all remain. To the south, the public storage buildings would also remain.
Surrounding the site are single family homes to the west (across Winnetka), the public storage site
to the south, commercial and multi -family residential uses to the north (across Medicine Lake Road
in New Hope), and multi -family residential and open space to the east (across Rhode Island) in the
form of the Dover Hills Apartments, Pennsylvania Woods, and DeCola Pond B.
Currently, the site can be accessed via two driveways on Winnetka, two driveways on Rhode Island,
and two driveways on Medicine Lake Road. In addition, a narrow right-of-way extends from the
VFW site to Winnetka to the west.
On December 2, 2014, the City Council approved re -designating these properties as High Density
Residential on the General Land Use Plan Map. The Metropolitan Council approved the re-
designation and on May 5, 2015, these properties were rezoned to High Density Residential (R-4).
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Proposed PUD 123 - Site Map
Summary of Proposal
The proposed PUD would allow for the consolidation of the properties and the construction of a
184 unit apartment building and 15 townhome buildings containing 63 units. The apartment
building would be located in the southeastern portion of the site and would be complemented by
an outdoor pool, a dog run, a play area, and a community amenity building containing fitness
equipment. The apartment building would be five stories above ground and one level below grade
for parking.
Four townhome buildings, each two stories and containing six units, would be located on the
northernmost portion of the site, closest to Medicine Lake Road. Six additional two story
townhome buildings, four containing four units and two containing six units, would be located on
the westernmost portion of the site along Winnetka Avenue. To the south, five one story
townhome buildings would containing 11 units.
Access to the site would primarily be from Winnetka Avenue, with one drive serving the majority of
the townhomes and the apartment building. Additional access to the apartment building, including
to the underground parking entrance, would be off of Rhode Island Avenue in the southeast corner
of the site. Under this proposal, direct access from Medicine Lake Road would be restricted to a
right -in only in order to accommodate deliveries to Walgreens.
2
North
RNODE IaAND AVEME WRTN _ - _ _. _ - �:. - - Po.ODE '"'LAND AVEME
_ ��
Proposed Site layout
r
The underground parking level of the apartment building would provide 232 stalls. A surface
parking area in front of the building would provide another 56 spaces for a total of 288 spaces.
Based on the parking requirements of the Zoning Code, 276 spaces are required.
All but five of the townhome units would have garage space for two cars; five of the townhome
units would have garage space for one car. In addition, 17 driveway spaces would be provided for
the 11 one story townhomes for a total of 138 parking spaces. Based on the parking requirements
of the Zoning Code, 126 spaces are required. 39 additional parking spaces would be available along
the internal street network.
Existing sidewalks along Winnetka and Medicine Lake Road would be preserved, and a new internal
sidewalk network would be added to move pedestrians through the site. A new north -south trail is
proposed along the east side of the development to provide connections to the existing trails in
Pennsylvania Woods.
Per the Zoning Code, bicycle racks or a similar facility must be available to the public at a rate of 5%
of the required vehicle parking. Based on the 184 apartment units and 276 vehicle spaces required,
14 public bicycle spaces must be provided.
Comparison to Preliminary PUD Plans
Based on review from Hennepin County, the Final PUD Plans have been modified to remove one
point of access on Winnetka Avenue and to allow for one right -in only point of access from
Medicine Lake Road. At the request of the Planning Commission, the City's consulting traffic
3
engineer reviewed the plans and is in agreement that the removal of the southern access point
on Winnetka will be beneficial. The remaining access point to the north is positioned near the
high point in the hill and will provide for better visibility.
Additional pedestrian connections, including a proposed trail along the east side of the property,
have been added to the Final Plan.
Detailed elevations, which were not provided as part of the Preliminary PUD Plan, are now
included.
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:
The site will be divided into 65 individual lots, including 63 townhome lots and a large lot
containing the apartment building. All remaining property, primarily consisting of circulation and
parking areas, will be combined into one lot.
0
R-4 High Density Residential
Liberty Crossing PUD 123
Use
Multiple -family dwellings
Apartment and townhomes
Dimensional Standards
Minimum lot area
20,000 square feet for any
principal structure
Total site area over 473,000
square feet; largest lot at
160,229 — smallest at 1,608
Minimum lot width at front
setback line
150'
Greater than 290'
Structure coverage
45% maximum
25.4%
Impervious coverage
60% maximum
61.9%
Front setback
25'
25' along Winnetka, 28' along
Rhode Island, 40' along
Medicine Lake Road
Side setback
20'
47' along Walgreens property
Rear setback
20'
22' along south property line
Accessory structures
Includes private indoor and
outdoor recreation facilities
Pool, play area, and
clubhouse/fitness building
Parking for 184 apartment units
1.5 spaces per dwelling unit
276
288
Parking for 63 townhome units
2 spaces per dwelling unit
with at least 1 enclosed
126
138
39 additional parking spaces provided along internal street network
The site will be divided into 65 individual lots, including 63 townhome lots and a large lot
containing the apartment building. All remaining property, primarily consisting of circulation and
parking areas, will be combined into one lot.
0
Although the amount of impervious coverage is slightly higher than what would be allowed under
the typical R-4 zoning designation, the amount of impervious coverage is actually a reduction from
the existing conditions. In addition, the innovative storm water management system being
proposed in partnership with the City (see below) will result in the removal of a portion of Rhode
Island Avenue to the east, increasing the amount of pervious surfaces in the area even further.
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:
Stormwater Management
As outlined in more detail in the memo from the Engineering Division, management of stormwater
for this project would be handled both through an above ground pre-treatment and filtration basin
but also through a network of modular underground storage chambers. This system would not only
manage water originating on-site, but, through a partnership with the City, would help capture
large amounts of water that currently cause flooding issues along Medicine Lake Road and in the
DeCola Ponds area. Water moving southeast from Medicine Lake Road would be diverted through
the construction of an open swale into DeCola Pond B. When water levels reach a critical depth,
the overflow would be diverted into the underground storage chambers on the subject property
and would be released gradually over a period of time as water in the DeCola Pond system lowers.
The construction of the swale would necessitate the removal of a portion of Rhode Island Avenue
south of the entrance to Dover Hills and north of the entrance to the site and the new apartment
building. The creation of this new green space not only enhances the apartment building, but
removes existing impervious surfaces and provides a direct link from the site to Pennsylvania
Woods and the existing trails.
5
Planned Unit Developments
Liberty Crossing PUD 123
Lot size
No minimum
NA
Frontage
100' or adequate to serve the
Greater than 290'
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
Meets requirements
back of curb along internal
roadway systems
Private service facilities or
Operation and maintenance
Will be included as part of
common areas
agreements required
Development Agreements
Stormwater Management
As outlined in more detail in the memo from the Engineering Division, management of stormwater
for this project would be handled both through an above ground pre-treatment and filtration basin
but also through a network of modular underground storage chambers. This system would not only
manage water originating on-site, but, through a partnership with the City, would help capture
large amounts of water that currently cause flooding issues along Medicine Lake Road and in the
DeCola Ponds area. Water moving southeast from Medicine Lake Road would be diverted through
the construction of an open swale into DeCola Pond B. When water levels reach a critical depth,
the overflow would be diverted into the underground storage chambers on the subject property
and would be released gradually over a period of time as water in the DeCola Pond system lowers.
The construction of the swale would necessitate the removal of a portion of Rhode Island Avenue
south of the entrance to Dover Hills and north of the entrance to the site and the new apartment
building. The creation of this new green space not only enhances the apartment building, but
removes existing impervious surfaces and provides a direct link from the site to Pennsylvania
Woods and the existing trails.
5
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 flood mitigation, 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.
Anticipated Development Timeline
The applicant has completed the purchase of the SIFCO site and anticipates completing the
purchases of the other properties in early summer of 2015. Upon final approval of the PUD in the
late summer, demolition of the existing buildings could proceed in the fall, beginning with the
SIFCO property. It is anticipated that site work and construction of the underground parking level of
the apartment building could take place in November, with additional work on the apartment
building continuing throughout the winter and into 2106.
Working with the City, the underground storage could be installed early in 2016 with construction
of the townhomes taking place soon afterwards. Leasing for the apartment and townhomes could
happen as early as late 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. The applicant worked closely with the City during a
lengthy pre -application process—and has continued to refine the proposal—in order to
accommodate the unique circumstances surrounding the site. The flexibility allowed under a
PUD is necessary to achieve the outcome that will not only benefit the applicant, but the City
as a whole. 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. Given the lack of open space or other
sensitive environmental features on the site today, there is little available for the applicant to
preserve. However, the proposal does take advantage of the natural areas of Pennsylvania
Woods and DeCola Pond B to the east and, in partnership with the City, will use a constructed
9
swale to manage stormwater more effectively and result in the creation of additional green
space within in the Rhode Island Avenue right of way. Staff believes this standard has been
met.
3. Efficient — Effective. The PUD plan includes efficient and effective use (which includes
preservation) of the land. The proposal not only provides for an increase in residential density
in an underutilized area well served by transit, but the creative inclusion of regional flood
storage within the development provides a benefit to the greater area. Staff believes this
standard has been met.
4. Compatibility. The PUD Plan results in development compatible with adjacent uses and is
consistent with the Comprehensive Plan and redevelopment plans and goals. The use of this
property for higher density residential use is compatible with the neighboring property to the
east and the density being proposed is consistent with the City's revised 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. The potential for reduction in flooding
along Medicine Lake Road and within the DeCola Ponds area provides great benefit to the
City and its residents. 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 better site layout
and coordination between the two uses on the site. Staff believes this standard has been
met.
Recommendation
Staff recommends approval of the Final Plan for Liberty Crossing PUD No. 123, subject to the
following conditions:
1. The plans prepared by Tanek, submitted May 21 and June 8, 2015, shall become a part of this
approval.
2. The recommendations and requirements outlined in the memo from the Fire Department,
dated June 15, 2015, shall become a part of this approval.
3. The recommendations and requirements outlined in the memo from the Engineering Division,
dated June 18, 2015, shall become a part of this approval.
4. Public bicycle racks or similar facilities for the parking/storage of a minimum of 14 bicycles
shall be provided, based on a calculation of 5% of the 276 parking spaces required for the
apartment building.
5. All signage must meet the requirements of the City's Sign Code (Section 4.20).
6. The City Attorney will determine if a title review is necessary prior to approval of the Final
Plat.
7. The Final Plat shall include "P.U.D. No. 123" in its title.
8. A park dedication fee of $60,100, or 2% of the land value, shall be paid before release of the
Final Plat.
9. This approval is subject to all other state, federal, and local ordinances, regulations, or laws
with authority over this development.
7
Attachments
Location Map (1 page)
Applicant's Narrative and Development Information (10 pages)
Memo from the Fire Department dated June 15, 2015 (3 pages)
Memo from the Engineering Division dated June 18, 2015 (7 pages)
Email from Kenneth Pronovici dated May 28, 2015
Plans from Tanek Architecture submitted May 21 and June 8, 2015 (31 pages)
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Liberty Crossing Development
Final PUD Application — City of Golden Valley ` MAY � 1 2015
5-21-2015
Narrative Description of the Development — PUD Provisions
a) The Liberty Crossing PUD development encourages, preserves and improves
the health, safety and general welfare of the people of the City by encouraging
the use of contemporary land planning principles. Liberty Crossing is working
with the Golden Valley Engineering Department to mitigate storm water flooding
in this area of Golden Valley. This effort will improve the health, safety and
general welfare of the residents of Golden Valley. In addition the redevelopment
will improve the current level of water quality and storm water management on
this 10 acre site.
b) The Liberty Crossing PUD development achieves a high quality of site planning,
design, landscaping and building materials which are compatible with the existing
and planned land use. The Liberty Crossing site and land use plan will deliver
high quality, best practices site planning and design, landscaping and building
materials to the development.
c) The Liberty Crossing PUD development encourages preservation and protection
of desirable site characteristics and open space and protection of sensitive
environmental features including steep slopes, trees, scenic views, water ways,
wetlands and lakes. The development will provide new storm water
management improvements that will enhance and protect the Decola Pond
system in Golden Valley as well as the surrounding properties and infrastructure.
d) The Liberty Crossing PUD development encourages construction of affordable
housing and a variety of housing types. Liberty Crossing will provide a wide
variety of including affordable rental properties to Golden Valley. The
combination of rental apartments, one story and two story townhomes will also
provide housing for a large demographic of the population.
e) The Liberty Crossing PUD development encourages creativity and flexibility in
land development. The development includes a variety of land development
techniques and uses on this site. This development includes low density and
high density residential properties as well as creating open space and increasing
the existing green space on the site.
f) The Liberty Crossing PUD development encourages efficient and effective use of
land, open space, streets, utilities and other public features. The redevelopment
will remove older obsolete buildings on the property which include the existing
land, open space, streets and tultites. The new buildings will include the most
current practices in design and construction to provide efficiency and
sustainability in design and construction.
g) The Liberty Crossing PUD development allows mixing land uses and assembly
and development of land to form larger parcels. Currently the development
consists of four separate land parcels. The PUD will allow the developer to
combine the parcels into a larger parcel and provide both low density and high
density residential uses.
h) The Liberty Crossing PUD development encourages development in transitional
areas which achieve compatibility with all adjacent and nearby land uses. The
Liberty Crossing surrounding area and properties is largely mixed use including
single family, multi family, industrial, retail and institutional uses. The proposed
low density and high density uses at Liberty Crossing will prove very compatible
to the surrounding uses.
i) The Liberty Crossing PUD development achieves development consistent with
the Comprehensive Plan. The City of Golden Valley has already reviewed and
approved a revision to their Comprehensive Plan for the Liberty Crossing use.
The Met Council is considering a similar approval in the very near future.
j) The Liberty Crossing PUD development achieves development consistent with
the City's redevelopment plans and goals. The development will provide a
significant upgrade to the northwest corner of Golden Valley by removing four old
structures which are currently underutilized properties. The new development
will provide 247 units of housing for approximately 370 to 425 residents that will
positively impact the City of Golden Valley including the surrounding
neighborhoods and businesses.
k) The Liberty Crossing PUD development encourages development that is
sustainable and has a high degree of energy efficiency. The new residential
buildings constructed at Liberty Crossing will be state of the art in both green
design and include efficient materials during construction and in ongoing property
operations.
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Liberty Crossing Development A
Final PUD Application — City of Golden Valley
5-21-2015
Project Amenities
The Liberty Crossing development contains 184 units of rental apartment and 63 units
of rental town house housing for a total of 247 housing units. Based on the current
project design the development will provide the following amenities:
Interior Amenities:
• Enclosed underground parking
• Enclosed trash & recycling
• Enclosed bike repair & storage space
• Common area lounge & seating space for residents
• On site property managers office
• Tenant storage on each floor level
• Wi-Fi & coffee lounge for residents
Exterior Amenities:
• Heavily landscaped site
• Free standing community room/clubhouse including,
Fitness room
Leasing offices
Children's play room
Women's & men's locker rooms
Community space & resident lounge/seating
• Exterior swimming pool & amenity deck
• Enclosed resident parking in town home buildings
• Dog park/run area
• Resident play area and BBQ area
• On street parking stalls
• Internal sidewalks for resident & neighborhood circulation
Liberty Crossing Development MAY 2 f 2015
Final PUD Application — City of Golden Valley p< c
5-21-2015
Refuse and Garbage Plan
The Liberty Crossing development contains 184 units of rental apartment and 63 units
of rental town home housing for a total of 247 housing units. Based on the current
project design the apartment building will collect its garbage waste via an interior trash
chute located in a trash room on each floor of the building which will collect all trash in
dumpsters located in an enclosed room in the basement of the apartment building. The
dumpsters will be rolled out of the building basement on trash collection day. When
emptied by the trash service contractor the dumpsters will be promptly placed back in
the basement trash room of the apartment building by property staff. Recycling will be
collected in each trash room on each floor and moved to the basement trash room as
needed. The recycling will be also collected by a third party.
Each townhome has an enclosed parking stall where the resident will store both their
trash cart and their recycling cart. On the designated trash day each townhouse
resident will be responsible for bringing their trash cart and recycling cart to the curbside
of their townhouse for collection. It will be the resident's responsibility to replace their
trash and recycling carts in their garages.
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Liberty Crossing Development
Final PUD Application — City of Golden Valley AY 1 1 2015 xp }
5-21-2015
Life Cycle and Affordable Housing Narrative.
The Liberty Crossing development contains 184 units of rental apartment and 63 units
of rental town house housing. The Liberty Crossing development does not include any
units that are officially designated as Affordable Housing but the creation of a wide
variety of unit types in a single development will create housing options that will be
considered by future residents to be a very good value.
The Liberty Crossing development does not include any units that are officially
designated as Life Cycle Housing but the creation of a wide variety of unit types within a
large supportive residential community will provide housing options that will appeal and
be occupied by residents of a wide demographic and a wide level of independence.
Liberty Crossing Development,
Final PUD Application — City of Golden Valley
5-21-2015 ? A9q ?
Population Estimate
The Liberty Crossing development contains 184 units of rental apartment and 63 units
of rental town house housing for a total of 247 housing units. The general standard in
the multi family industry is that 1.5 persons typically occupy one residential unit in a
mutli family property. If that standard is applied to the Liberty Crossing development
then when fully occupied the property would expect to contain approximately 371
residents.
Liberty Crossing Development uF Gtr.
Final PUD Application — City of Golden Valley ,�.
5-21-2015 b �' 1 201
Number of Employees
The Liberty Crossing development contains 184 units of rental apartment and 63 units
of rental town house housing for a total of 247 housing units. When completed and fully
occupied Liberty Crossing is expected to have the following employment base:
1) 1 — On site property manager employee
2) 1 — On site maintenance person employee
3) 3 — On site caretaker persons employees
4) 1 — On site marketing person employee
In addition the completed development will have numerous third party service contracts
that will indirectly increase the employment base of the third party service providers.
aA..:'
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LIBERTY CROSSING DEVELOPMENT SCHEDULE
Zaj�S
5/21/2015
Start
Complete
_
Land Acquisition: Sifco
November 2014
January 2015
-
Land Acquisition: VFW
November 2014
August 2015
Land Acquisition: Restaurant
November 2014
August 2015
Land Acquisition: Car Wash
November 2014
August 2015
City Entitlements:
March 2015
to August 2015
Design Plans
January 2015
August 2015
Building Demolition
September 2015
October 2015
Construction - Apartments
November 2015
February 2017
Construction - Townhomes
April 2016
September 2016
Leasing and Occupancy - Apartments
Febraury 2017
Leasing and Occupancy - Townhomes
September 2016
M
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Liberty Crossing Development
Final PUD Application — City of Golden Valley 4AY
5-21-2015 € 1 2015
Schedule - Project
The Liberty Crossing development contains 184 units of rental apartment and 63 units
of rental town house housing for a total of 247 housing units. Based on the current City
of Golden Valley entitlement schedule and the planned project financing schedule the
timeline should be as follows:
City Approvals Completed — July 2015
Closing on three of four land parcels — August 2015
Closing of project financing — October/November 2015
Demolition of four existing buildings — October/November 2015
Start of construction — apartment building (one) — November 2015
Start of town house buildings (15 total) —April 2016
Completion of town house buildings (15 total) — September 2016
First occupancy of town house buildings (15 total) — October 2016
Completion of apartment building (1) — January/February 2017
First occupancy of apartment building (1) — February 2017
Date:
To:
From:
Subject:
June 15, 2015
Jason Zimmerman, Planning Manager
John Crelly, Fire Chief
Final PUD #123 for Liberty Crossings
Fire Department
763-593-8079 / 763-593-8098 (fax)
The Golden Valley Fire Department has reviewed the final PUD plans that were submitted on
May 21, 2015 and the additional revised drawings submitted on June 8, 2015 for Liberty
Crossings.
This final PUD application proposes the removal of 4 existing structures and the construction
of a 6 story apartment building, a clubhouse/fitness center and a variety of 63 single -story
and two-story townhouses grouped in clusters of either 2, 3, 4 or 6 units.
SITE ACCESS
The current proposal has 3 points of access to public streets. One entrance off of Rhode Island
Avenue from the south, one entrance off of Winnetka Avenue and one entrance off Medicine
Lake Road. All private roads on site are designed with a minimum width of between 26 % feet
to 30 feet. The plans shows truck movements throughout the site confirming that a minimum
road width and a 45 foot turning radius will accommodate larger trucks as required by the
Minnesota State Fire Code (MSFC).
Based on the vehicle movements, ALL personal vehicle parking will need to in designated
parking stalls as shown on the plan. Nose in parking in front of the two-story townhouse that
face each other will not be allowed due to the limited road width / limit space in front of the
garages. Areas that are not designated parking will need to be properly identified with yellow
painted curbing and signage as required by MSFC. The owner agreed to this in an email from
Tom Dillon dated June 1, 2015 at 3:29 pm.
The plans do not give specifics on what standard the roads will be constructed to. Minnesota
State Fire Code (MSFC) section 503.2.3 states: "Fire apparatus access roads shall be designed
and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to
provide all-weather driving capabilities". The owner agreed to this in an email from Tom
Dillon dated June 8, 2015 at 12:58 pm.
Page 1 of 3
BUILDING / SITE
In reviewing the requirements of MSFC section 503.1.1 of providing access to within 150 feet
of all portions of the buildings. All of the 2 family, 3 family, 4 family and 6 family townhouse
are compliant with this code requirement. The apartment building is NOT compliant with this
requirement. In lieu of the 150 feet of access provision, the City will accept alternate
materials and methods to balance life safety verses access. The owner is proposing a building
that is fully protected by fire sprinklers including areas that are typically exempt such as small
bath rooms, closets and possibly decks. In addition, wet standpipes for fire hoses will be
provided, spaced to provide floor coverage to all areas using 100 feet of hose and 30 feet of
hose stream reach. The sprinkler system will be sectioned off by floor. All four items were
agreed to by the owner in an email from Todd Schachtman dated June 8, 2015 at 12:12 pm.
Radio operability — All new buildings shall have approved radio coverage for emergency
responders within the building based upon the existing coverage levels of the public safety
communication systems of the jurisdiction at the exterior of the building. The building shall be
considered to have acceptable emergency responder radio coverage when signal strength
measurements in 95 percent of all areas on each floor of the building meet the minimum
signal strength requirement of -95 dBm receivable and transmittable from the building. The
owner agreed to this in an email from Tom Dillon dated June 1, 2015 at 3:29 pm.
WATER SUPPLY
The new 6 story apartment building is proposed to be of type III -B construction with an
approximate size of 240,000 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 in
excess of 8,000 gpm. The building is required to be 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 4,000 gpm. Based on the number of hydrants shown on the plan and the way
they are spaced, the building appears to be complaint with the requirements of MSFC
appendix B and C.
The townhouses are also required by code to be protected with a fire sprinkler suppression
system. Base on the requirements of the MSFC, the requirements for the number of fire
hydrants and the spacing appears to be compliant.
The C-2 drawing has been redrawn to show an 8 -inch line fire suppression water line and a
separate 4 -inch domestic water line. This change addresses previous concerns. Based on the
building configuration, the 8 -inch fire protection water line running into the south side will
need to have a Yard Post Indicator Valve (YPIV) 40 feet from the building to meet
requirements of the 2010 edition of NFPA 24 section 6.2.11 options 1.
The installation of the fire hydrants shall be within 100 feet of any fire department
sprinkler/standpipe connection located on the building. The plan does not indicate a location
of the fire department connection. City and private fire hydrants may be used when
determining the 100 feet distance.
The layout of water mains throughout the development consists of a network of 8 -inch piping
with two connections to City mains. One to the water main on Rhode Island Avenue North
and the other connection to a water main on Winnetka Avenue North. There is a total of 10
fire hydrants throughout the development. Sectional control valves have been added on
revised drawings. Final review and approval is required and the owner has agreed to this in an
email from Tom Dillon dated June 1, 2015 at 3:29 pm.
SUMMARY AND RECOMMENDATIONS
The 7 conditions listed in the preliminary PUD have been addressed in the revised drawings
and / or agreed to in various e-mails as noted above. Staff recommends approval of the final
PUD.
If you have any questions, please contact me at 763-593-8065, or e-mail
jcrelly@goldenvalleymn.gov
Date: June 18, 2015
Physical Development Department
763-593-8030 / 763-593-3988 (fax)
To: Jason Zimmerman, Planning Manager
From: Jeff Oliver, PE, City Engineer
Eric Eckman, Public Works Specialist
Subject: Liberty Crossing PUD #123 — Final PUD Review
Engineering staff has reviewed the plans for the proposed Liberty Crossing planned unit
development (PUD), submitted by Intuitive Investments (Developer). The proposed PUD is
located between Winnetka Avenue and Rhode Island Avenue, immediately south of Medicine
Lake Road. The PUD is approximately 10.8 acres and is comprised of four existing commercial
properties. The proposed redevelopment of the site includes the construction of a 184 -unit
apartment building, 63 townhomes and a community building with an outdoor pool. This
memorandum discusses the items 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 May 21, 2015, and revised June 8, 2015.
Site Plan
The proposed PUD includes the demolition of four existing commercial properties and the
construction of new apartments and townhomes. The five -story apartment building will be
generally located in the southeast portion of the site and will include one level of underground
parking beneath the apartment property. The townhomes will be distributed around the site to
include the following: 24 units located in the north portion of the site; 28 units in the west
portion of the site; and 11 units located along the south boundary of the PUD.
As part of the proposed PUD, the four commercial buildings will be demolished to make way for
the redevelopment. The Developer must obtain the appropriate City permits for demolition of
the existing buildings, and removal of all utilities, pavements, and other related infrastructure.
As discussed in the preliminary review, the portion of the PUD located near the intersection of
Medicine Lake Road and Rhode Island Avenue experiences significant flooding during large
precipitation events. The cities of Golden Valley, New Hope, and Crystal have been studying this
area as part of the Medicine Lake Road and Winnetka Avenue Area Long Term Flood Mitigation
Study. As such, the Developer has been working with the City to ensure that the proposed PUD is
G:\Developments - Private\Liberty Crossing\Memos\Liberty_FinaIPUD_Review061515.docx
constructed to meet flood protection elevations, while mitigating any potential flood impacts
that may result from the development. Staff has the following comments regarding the flood
mitigation efforts:
1. The Developer must continue to work with the City on the design details of the flood
storage areas (underground tank, flood storage swale) in order to maximize the long term
flood mitigation efforts within the subwatershed.
2. In the final construction drawings, the Developer must reference the vertical datum used
during survey and design (NAVD88) and account for the difference between that datum
and the datum used by the City during its flood study (NGVD29). This must be reflected in
the low floor and low opening elevations of structures and also in the calculations of
proposed fill volumes.
3. The flood storage swale (900 feet mean sea level elevation) may need to be extended
west along Medicine Lake Road to the low point overflow from the street. This can be
shown on the Developer's final construction drawings once the flood storage design has
been further refined.
4. In the southeast corner of the PUD the plans show areas of proposed fill within the right-
of-way of Rhode Island Avenue. The City has identified this area as having potential for
excavation and creation of flood storage, and therefore no fill is allowed in this area.
5. As plans for the underground flood storage tank are developed, the maintenance access
and other maintenance needs will become more evident. This will likely include working
with the Developer to ensure that the trails and walks proposed on top of the tank are
constructed to allow for maintenance access, and that an adequate number of access
points are included in the design.
6. The Developer must remove all trees proposed within the footprint of the flood storage
areas. Shrubs, perennials, and grasses may be acceptable in certain locations due to their
smaller root structure, however those details will not be known until the overall design is
further refined. The City will continue to work with the Developer on these details as the
project progresses.
The site plan submitted by the Developer includes a significant number of sidewalks for internal
circulation, as well as a future north -south trail connecting the Pennsylvania Woods Nature Area
to the sidewalk along Medicine Lake Road. The Developer must continue to work with the City on
the alignment and design of the north -south trail as plans for the flood storage areas are further
developed. Depending on the final design of the flood storage areas, the north -south trail will
likely be used as a maintenance access and therefore would need to be designed accordingly (as
discussed above in item 4). It is anticipated that the north -south trail will be used by the public
and therefore the Developer must dedicate permanent walkway easements to the City.
The sidewalks along Winnetka Avenue and Medicine Lake are owned and maintained by the City
and therefore must be fully reconstructed, adjacent to this PUD, to meet City standards and ADA
guidelines, including the construction of accessible curb ramps at all intersections with driveways.
Construction details will be discussed further with the Developer during the Right -of -Way
permitting process.
G:\Developments - Private\Liberty Cross ing\Mern os\Liberty_FinaIPUD_Review061515.docx
The Developer must submit financial securities for the construction of public trails and sidewalks,
the details of which will be outlined in the development agreement.
Access and Traffic Management
The PUD plans show an overall reduction in the number of driveways and access points onto City
streets and County Roads. Engineering staff generally supports the site access and circulation
plan shown on the plans as well as the proposed reduction in driveways.
The PUD includes the removal of existing driveway entrances and the construction of new
entrances, both on City and County streets. Therefore, a City Right -of -Way Management Permit is
required. 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.
Hennepin County is planning a pavement mill and overlay project on Winnetka Avenue in 2015. If
possible, the Developer should attempt to perform all driveway apron, curb, and utility work
requiring street excavation and restoration prior to the County's mill and overlay project. The
overlay project is scheduled for mid-September 2015.
As part of the mill and overlay project, Hennepin County is considering reducing the number of
travel lanes on Winnetka from 4 lanes to 3 lanes from Orkla Drive to just south of Medicine Lake
Road. The City's traffic engineer has reviewed the County's overlay plans and has also performed
a review of the Liberty Crossing plans. The traffic engineer's determination is that vehicle trips
generated by the Liberty Crossing PUD will not adversely impact traffic on the adjacent streets,
and that residential uses will be better served than commercial in this location, especially during
peak periods. In addition, turning movements into and out of the PUD will benefit from the
proposed three lane design, and the shoulder buffer will create a safer environment for
pedestrians, bikes, and motorists.
Preliminary Plat
The Developer has submitted an ALTA land title survey of the property within the proposed PUD.
The site is comprised of four existing parcels, as summarized below:
• VFW site at 7775 Medicine Lake Road (Lot 1, Block 1 of Golden Valley VFW Post Number
7051)
• SIFCO site at 2430 Winnetka Avenue (Lot 1, Block 1 of MCTAC Addition)
• Car Wash site at 2485 Rhode Island Avenue North (Lot 2, Block 1 of MCTAC Addition)
• Restaurant site at 2480 Winnetka Avenue (not part of any plat of record)
The existing public easements within the properties above will need to be vacated as part of the
development. The City will initiate the vacation process upon application by the Developer, and
the process will run concurrent with the final plat approval. The Developer must provide the City
with legal descriptions and exhibits for the easement vacations, as may be required.
G:\Developments - Private\Liberty Crossing\Memos\Liberty_FinaIPUD_ReviewO61515.docx
The Developer has submitted a preliminary plat for review. Prior to final plat approval, the
Developer must include the following items on the plat:
1. The dedication of public right-of-way for the future Rhode Island Avenue cul-de-sac in the
south end of the PUD.
2. The dedication of drainage and utility easements over the proposed flood storage areas,
including the underground tank and flood storage swale.
3. 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 Highways 156 (Winnetka Avenue) and 70 (Medicine Lake Road)
and therefore, the plans must also be submitted to Hennepin County for review and comment.
Utility Plan (Water and Sanitary Sewer)
The Developer has submitted a utility plan showing the extension of new water and sanitary
sewer mains into the PUD. The City's water and sanitary sewer systems that provide service to
these properties have adequate capacity to accommodate the proposed redevelopment. Staff
offers the following comments in regards to the utility plan:
1. Staff recommends the Developer adjust the grades of the sanitary sewer mains to be
more uniform throughout the development, if feasible.
2. The water, sanitary sewer, and storm sewer systems within the PUD will be owned and
maintained by the Developer or future property owner. The Developer will be required to
enter into a maintenance agreement with the City outlining these requirements.
3. The private utilities that currently serve the existing parcels are generally located
overhead. The new private utilities installed for this PUD must be placed underground. In
addition, joint trench construction methods must be employed to minimize the amount of
space consumed by the utilities.
4. All existing and proposed buildings within the PUD must comply with the City's 1/1
Ordinance. Upon completion of the proposed sewer work, the new sewer mains and
services must be inspected and found to be compliant with the 1/1 ordinance, prior to
occupancy of the buildings.
5. A City Right -of -Way Management Permit is required for all excavations and obstructions
within City streets, rights-of-way, and easements. All pavements and subgrades must be
restored according to City standards.
6. A Hennepin County permit will be required for all work within County right-of-way. Work
planned within county roads must be coordinated with Hennepin County. This is
especially important on Winnetka Avenue as the County will be completing a mill and
overlay project in 2015.
Stormwater Management
This PUD is within the Main Stem subwatershed of the Bassett Creek watershed. More
specifically, it is located within the Medicine Lake Road and Winnetka Avenue Area Long Term
Flood Mitigation Study area. The site generally drains from north to south via storm sewer
systems located within Rhode Island Avenue and Winnetka Avenue, eventually discharging into
G:\Developments - Private\Liberty Crossing\Memos\Liberty_FinaIPUD_ReviewO61515.docx
the DeCola Ponds system and Bassett Creek. The PUD proposes to disturb approximately 10 acres
and will reduce the impervious surface area by about 0.3 acres. The PUD is subject to the review
and approval of the Bassett Creek Watershed Management Commission (BCWMC). Plans will be
forwarded to the BCWMC once they are found to be acceptable by the City.
According to the grading, drainage, and erosion control plan submitted by the Developer, the site
will drain to two filtration basins before discharge off site. Peak runoff rates, stormwater volume,
and phosphorus and sediment loads are being reduced as a result of the stormwater treatment
proposed. Staff offers the following comments regarding the grading, drainage, and erosion
control plan submitted:
1. The Developer is encouraged to add stormwater practices that will retain or reuse
stormwater volume on site, consistent with the Minnesota Pollution Control Agency
(MPCA) Construction Permit, the City's Stormwater Ordinance, and BCWMC
requirements.
2. At the northeast pipe outlet into Filtration Basin 1, staff recommends the Developer
extend the storm sewer and install a catch basin in the street, rather than a curb cut with
rip rap. The City's experience is that the curb cut designs are difficult to maintain and are
often blocked.
3. The two eastern pipe outlets into Filtration Basin 1 are very close to the basin outlet,
short circuiting the water quality treatment effectiveness and increasing maintenance
frequency. Increasing the spacing is recommended.
4. Staff recommends that the Developer install a standard catch basin structure with 4 -foot
sump upstream of Filtration Basin 2 to reduce the amount of sediment that will
accumulate in the basin.
5. Snow may not be stored on top of Filtration Basin 2 or any other stormwater treatment
basin. Please remove this note and look for alternatives.
6. The Developer must remove trees proposed within the footprint of the filtration basins.
Shrubs, perennials, and grasses are acceptable due to their smaller root structure and for
facilitating maintenance and vegetation management. Native plant species must be
selected for these areas.
7. Rock construction entrances meeting the City's standard must be shown on the plan.
All storm sewer and stormwater quality treatment facilities within this PUD, including the native
vegetation around the filtration basins, 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.
G:\Developments - Private\Liberty Crossing\Memos\Liberty_Fina]PUD_Review06l5l5.docx
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 Preservation Plan with an inventory of significant trees has been submitted by the
Developer. Based upon the tree removals proposed, the Developer must obtain a Tree
Preservation Permit.
The plans include foundation plantings, and the planting of shrubs and perennials within the site
as outlined in the City's minimum landscape standards. Consistent with the City's natural
resources management plan, tree species diversification and the selection of native tree and
plant species are encouraged to be included in all new developments.
The City Forester has reviewed the plans and has the following additional comments:
1. The Developer must submit a summary table with the numbers of all trees, shrubs,
perennials, and other plant materials shown on the plans.
2. Depending on the type of soils present, staff generally recommends not planting northern
pin oak in clay soils. Swamp white oak may provide a good alternative.
3. Consider using Autumn Spire or Northwood red maples rather than Autumn Blaze maples.
4. The Developer will be required to submit a financial security to the City to ensure that the
trees and landscaping survive a warranty period. The Developer must submit a cost
estimate to furnish and install all trees and plant materials shown in the plans to help the
City determine the security amount.
Summary and Recommendations
Engineering staff recommends approval of the Liberty Crossing final PUD plans subject to the
comments contained in this review, which are summarized as follows:
1. The Developer must address the flood mitigation comments contained in this review, and
must continue to work with the City on the design details of the proposed flood storage
areas (underground tank, flood storage swale) in order to maximize the long term flood
mitigation efforts within the subwatershed.
2. The Developer must continue to work with the City on the alignment and design of the
future north -south trail, generally located on the east side of the PUD, as the plans for the
flood storage areas are further developed.
3. Public easements within the existing parcels will need to be vacated as part of the
development.
4. The Developer must address comments regarding the preliminary plat, before final plat
approval.
5. The Developer must address comments regarding the utility plan, as discussed in this
review.
G:\Developments - Private\Liberty Crossing\Memos\Liberty_FinaIPUD_Review061515.docx
6. The water, sanitary sewer, and storm sewer systems, and stormwater quality treatment
facilities within the PUD will be owned and maintained by the Developer or future
property owner. The Developer will be required to enter into a maintenance agreement
with the City outlining these requirements.
7. The Developer must address comments regarding the stormwater management plan,
before submittal to the BCWMC for review.
8. The Developer must address the City Forester's comments related to the tree and
landscape plan.
Approval is also subject to the comments of the City Attorney, Fire Chief, 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
Al Lundstrom, Park Maintenance Supervisor and City Forester
Tim Kieffer, Street Maintenance Supervisor
RJ Kakach, Engineer
Eric Seaburg, Engineer
Tom Hoffman, Water Resources Technician
G:\Developments - Private\Liberty Crossing\Memos\Liberty_FinaiPUD_Review061515.docx
Wittman, Lisa
From: pronovic@gmail.com on behalf of Kenneth Pronovici <pronovic@ieee.org>
Sent: Thursday, May 28, 2015 9:34 PM
To: Planning
Subject: Feedback about Proposed Liberty Crossing Development
Dear Planning Commission Members:
I read with interest the article in the Sun Post a few weeks ago about the proposed Liberty Crossing
development in the area bordered by Medicine Lake Road, Rhode Island Avenue N, and Winnetka Avenue. It's
an exciting development for the area.
The Sun Post article made it sound like a portion of Rhode Island Avenue N might be closed as part of the
drainage design for the area. I just wanted to mention that the bike/walk path through Pennsylvania Woods
Park is an important connector for north -south bike traffic. My wife and I would be disappointed if we lost
access to that trail as a result of this development.
The short Pennsylvania Woods trail (which is essentially a pedestrian connector between Rhode Island Avenue
N and Pennsylvania Avenue N) provides a convenient, low -traffic way to connect from New Hope, Crystal and
other points north to amenities in Golden Valley, including the Luce Line trail and the restaurants, shops, and
parks in the vicinity of Winnetka and Hwy 55. My wife and I regularly ride down to Golden Valley to get
dinner using this route.
This trail also enables good, low -traffic bike connections to the wider metro -area bike trails. For instance, by
crossing Hwy 55 at the Glenwood light, it's easy to stay on neighborhood roads down to the pedestrian bridge
over I-394 by Morrie's Cadillac, and from there to the Cedar Lake Trail. Because of the way the railroad cuts
through Golden Valley, losing this connection between Rhode Island Avenue N and Pennsylvania Avenue N
would require cyclists to ride on much higher -traffic roads like Duluth or Winnetka to make similar
connections.
Having served on New Hope's Citizens Advisory Commission, I realize that you have to take a lot of different
viewpoints into account when working on a plan such as this. I appreciate anything you can do to help preserve
this important bicycle route through Golden Valley.
Sincerely,
Ken Pronovici
Kenneth J. Pronovici
3725 Maryland Avenue N
New Hope, MN 55427
Email: pronovic cr ieee.org
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Date: June 22, 2015
Planning Department
763-593-8095 / 763-593-8109 (fax)
To: Golden Valley Planning Commission
From: Jason Zimmerman, Planning Manager
Subject: Informal Public Hearing — Final PUD Plan for Golden Villas PUD No. 118
— 9130 and 9220 Olson Memorial Highway — Golden Villas, LLC, Applicant
Background
Golden Villas, LLC, represented by William Stoddard, is seeking approval of a Planned Unit
Development (PUD) Permit to develop a six story 172 unit market rate apartment building with one
level of underground parking at 9130 and 9220 Olson Memorial Highway. The site currently houses
a vacant bowling alley and a small office building. This is the location of the recent Tiburon
Apartments development which was approved in 2012 but not constructed.
The property is zoned R-4 High Density Residential and guided for long-term High Density
Residential use on the General Land Use Plan map. The total area of the two lots is 2.57 acres; it is
bounded by Olson Memorial Highway to the south and Golden Valley Road to the north. The
adjacent property to the west contains the National Camera Exchange and the adjacent property to
the east contains a small one story office building. If approved, the two subject parcels would be
replatted into one lot.
The project is located within the area designated as the Highway 55 West Development Area by the
City's Housing and Redevelopment Authority (HRA). The Applicant's application for Tax Increment
Financing (TIF) assistance was approved by the HRA in April of 2015.
Summary of Proposal
The proposed PUD would allow the Applicant to construct a 172 unit market rate apartment
building with six stories above ground and one level of underground parking located centrally on
the site. A majority of the parking would be in the underground level as well as the southerly
portion of the ground floor level. Surface parking spaces would be located along four sides of the
building. The remaining half of the first floor would contain the lobby, a fitness center, 5 two-
bedroom units, and 2 one -bedroom plus den units with individual entrances that would face
Golden Valley Road. Levels two through six would contain a mixture of 33 alcove units, 78 one-
bedroom units, 46 two-bedroom units, and 8 two-bedroom plus den units. Additional amenities
include an outdoor pool, secure indoor bicycle parking for residents, a dog wash area, and a sixth
floor outdoor terrace. The Applicant is also proposing to utilize water conservation technology,
car sharing options, and construct to be solar ready.
The total square footage of the building is estimated to be 256,522 square feet. Building materials
are proposed to be a mixture of brick, metal panels, fiber cement siding, stucco, and wood siding.
Unit sizes would range from 552 square feet to 1,360 square feet.
206 of the 259 parking spaces would be enclosed while 53 would be surface spaces. 29 of the
enclosed parking spaces would be tandem spaces. Staff is recommending that both spaces in any
tandem parking arrangement be assigned to one unit in the building. The applicant has indicated
one surface space would be dedicated for two car share vehicles and one surface space would be
dedicated for 5-6 surface moped spaces. Outdoor bicycle parking would be provided to compliment
the indoor secure bicycle storage.
The pool and terrace would be located on level two and at the rear of the building nearest Olson
Memorial Highway. A sidewalk is proposed to be added to the north side of the site along Golden
Valley Road as part of the City's planned public improvements.
Landscaping is concentrated around the front of the building and the perimeter of the site.
Additional trees and shrubs will surround the outdoor dog run at the back of the building. While a
significant amount of old pavement would be removed as part of the proposal, the massing of
the new building, the surface parking spaces, and a 20 foot fire access lane around the rear of the
property would increase the impervious surface amount to just under 77%.
Comparison to Preliminary PUD Plans
The Final PUD Plans have added 10 additional units to the building, mostly by reconfiguring unit
types and layouts. In addition, one walk-up unit was removed in order to increase the size of each
of the other walk-up units. The lobby was relocated from the northwest corner of the building to
the northeast corner.
The parking deficit of the Preliminary Plan has been addressed (increasing the number of parking
spaces from 223 to 259) and the Final Plan has the amount of parking typically required in the
High Density Residential (R-4) Zoning District.
Elevations and architectural renderings, which were not provided as part of the Preliminary PUD
Plan, are now included.
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PUD 118 - Site Map
Land Use and Zoning Considerations
The property was reguided for long-term High Density Residential use in the Comprehensive Plan
and rezoned to R-4 High Density Residential in 2012 in anticipation of the Tiburon Apartment
project. 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:
3
R-4 High Density Residential
Golden Villas PUD 118
Use
Multiple -family dwellings
Apartment
Density
Over 12 units/acre
66.9 units/acre
Dimensional Standards
Height
Maximum of 5 stories or 60
feet or else by CUP
6 stories above ground and
74 feet
Minimum lot area
20,000 square feet
2.57 acres
Minimum lot width
150'
480'+
3
Structure coverage
40% maximum
40.9%
Impervious coverage
60% maximum
approx. 76.5%
Minimum front setback
25'
approx. 29'
Minimum side and rear
setbacks
20'
approx. 28' (rear), 62' (east),
and 78' (west)
Parking for 172 units
1.5 spaces per dwelling unit
258
259 — includes 29 tandem
spaces
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:
Engineering and Fire Safety Considerations
As is standard practice for development proposals, plans for this proposal were reviewed by the
City's Engineering Division to ensure the site can be adequately served by public utilities and that
any traffic issues are resolved. A memorandum from the Engineering Division that addresses traffic,
sanitary sewer and water services, stormwater management, and tree preservation and
landscaping is attached.
The Fire Department reviewed this proposal to ensure that buildings are equipped with fire
protection systems and that adequate emergency vehicle access is achieved on the site. A
memorandum from the Fire Department that addresses fire access, water supply, fire hydrants,
and emergency responder radio coverage is attached.
Anticipated Development Timeline
Demolition is anticipated to take place in August of 2015 followed by excavation and foundation
work in September and October. Wood frame construction would be expected to begin in January
of 2016.
12
Planned Unit Developments
Golden Villas PUD 118
Frontage
100' or adequate to serve the
480'+
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 and that
any traffic issues are resolved. A memorandum from the Engineering Division that addresses traffic,
sanitary sewer and water services, stormwater management, and tree preservation and
landscaping is attached.
The Fire Department reviewed this proposal to ensure that buildings are equipped with fire
protection systems and that adequate emergency vehicle access is achieved on the site. A
memorandum from the Fire Department that addresses fire access, water supply, fire hydrants,
and emergency responder radio coverage is attached.
Anticipated Development Timeline
Demolition is anticipated to take place in August of 2015 followed by excavation and foundation
work in September and October. Wood frame construction would be expected to begin in January
of 2016.
12
Justification for Consideration as a PUD
The PUD process is an optional method of regulating land use in order to permit flexibility in uses
allowed, setbacks, height, parking requirements, and number of buildings on a lot. Applications
for PUDs must be consistent with the Intent and Purpose provisions and the PUD requirements
and principles and standards adhered to in the City.
In order to be approved as a PUD, the City must be able to make the following findings:
1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the site and
achieves a higher quality of site planning and design than generally expected under
conventional provisions of the ordinance. The applicant's use of a PUD has allowed the project
to address various aspect of the site including its location along a busy State highway. 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. As the site is lacking open space or
environmental features to preserve and protect, 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 long vacant 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 multifamily housing is compatible
with the medium density residential property to the north and 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 investing a long vacant property, this
proposal helps rid the City of a blighted building, add value to the tax rolls, and provide new
housing options for future residents. 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. Staff believes this standard has been met.
Recommendation
Staff recommends approval of the Final PUD Plan for Golden Villas PUD No. 118, subject to the
following conditions:
1. The plans prepared by ESG Architects, submitted with the application on May 21, 2015, shall
become a part of this approval.
2. The recommendations and requirements outlined in the memo from the Fire Department,
dated June 15, 2015, shall become a part of this approval.
3. The recommendations and requirements outlined in the memo from the Engineering Division,
dated June 16, 2015, shall become a part of this approval.
4. Both spaces in any tandem parking arrangement shall be assigned to the same unit.
5. All signage must meet the requirements of the City's Sign Code (Section 4.20).
5
6. The City Attorney will determine if a title review is necessary prior to approval of the Final
Plat.
7. The Final Plat shall include "P.U.D. No. 118" in its title.
8. A park dedication fee of $33,600 (2% of the estimated land value) shall be paid prior to
release of the Final Plat.
9. This approval is subject to all other state, federal, and local ordinances, regulations, or laws
with authority over this development.
Attachments
Location Map (1 page)
Applicant's Narrative (3 pages)
Memo from the Fire Department dated June 15, 2015 (2 pages)
Memo from the Engineering Division dated June 16, 2015 (6 pages)
Site Plans submitted May 21, 2015 (24 pages)
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Narrative, Development Concept and Rationale for Variance Requests
Narrative & Development Concept:
Golden Villas, LLC offers this narrative under Golden Valley Zoning Code § 11.55 ("PUD
Ordinance") to demonstrate compliance with the PUD Ordinance Purpose and Intent section and
all other relevant section of the PUD Ordinance. The Project meets all aspects including the
following goals highlighted in the PUD Ordinance:
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.
2. Achieve a high quality of site planning, design, landscaping, and building materials which are
compatible with the existing and planned land uses.
3. 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.
4. Encourage construction of affordable housing and a variety of housing types.
5. Encourage creativity and flexibility in land development.
6. Encourage efficient and effective use of land, open space, streets, utilities and other public
facilities.
7. Allow mixing land uses and assembly and development of land to form larger parcels.
8. Encourage development in transitional areas which achieve compatibility with all adjacent and
nearby land uses.
9. Achieve development consistent with the Comprehensive Plan.
10. Achieve development consistent with the City's redevelopment plans and goals.
The proposed project ("Project") will consist of the redevelopment of two parcels that are
presently outdated and underused into a well-planned and modern 172 -unit market rate
apartment. The Project will incorporate many of the latest land -use planning tools including
underground rainwater storage and solar ready features. Our seven story building will include a
full story of below -grade parking with additional parking on the "Street Level" allowing the site
to provide the full parking requirements called for by the underlying zoning.
In addition to parking, the Street Level incorporates many modern design and land -use features.
The units will include rentable "townhomes" that have pet friendly walkouts and patios
incorporating green-scaping. The Street Level will also include a complete fitness area that will
offer not only individual workout equipment but provide a dedicated group workout area. Level
2 will have a beautiful amenity terrace with gorgeous club room opening onto the pool deck.
Our Penthouse level featuring higher ceilings will have an outdoor terrace facing southeast with
expansive views of Golden Valley's golf courses, open areas, and the downtown Minneapolis
skyline.
Our design team at ESG Architects is designing a custom, modern building constructed as
5stories of wood frame construction over two stories of concrete construction. The building's
exterior will generate a modern and luxury setting through the coordinated exterior faVade
including a mixture of stucco, metal panel and fiber cement siding, with extra -large efficient
windows to take advantage of Golden Valley's outstanding views. The modified U shaped
building will feature abundant landscaping and ample parking. Contemporary land planning and
exterior design vision was the core of our team's mission.
The Project is also designed to include many environmentally friendly features including a Solar -
ready building and the use of advanced Water Conservation Technologies including
moderators, showerheads, flushometers and ballcock & diverter supply components to reduce
our water consumption at our building. We also will strive for Alternative Transportation, car
sharing and compact car use by providing designated parking spaces including Car2Go vehicle
spaces, ample indoor/outdoor bicycle and moped/scooter parking spaces.
Two properties have been assembled for our project and the public will benefit in numerous
ways with the City's economic base enhancement, including job creation of about 8-12 on-site
employees and approximately 240 construction jobs, a large blighted building will be removed,
and additional unsubsidized private development will be encouraged after our development
spearheads new activity in the area. The diversity of housing products will be enhanced with our
offerings including rentable street level townhomes with individual entrances (pet owners will
love these), Alcove units, 1 BR units, 1 BR/Den units, 2 BR units and 2 BR/Den units, and
Penthouse units offering higher ceilings, fireplaces, finish levels and more!
In sum, the Project fits squarely within the enumerated goals of a PUD. The Project will meet
the purpose and other provisions of the PUD Ordinance, as well as the Comprehensive Plan,
Land Use Goals and Housing Goals, the City's Redevelopment Plans, and the Metropolitan
Council's increased density goals.
Variance Requests:
As scholars have noted, "Flexibility is perhaps the most often cited advantage of PUDs." 1 It is
that flexibility that allows multiple lots to be developed in a maximally efficient manner.
The Project is no different. In order to redevelop two properties presently "improved" with
functionally obsolete buildings that must be razed into a modern, market rate apartment with
unique land -use features and advanced environmental/sustainability features, it needs flexibility
from the strict application of the standard zoning requirements designed for a single lot
development.
To proceed, the Project needs two variances from standard zoning requirements: a variance to
allow over 60% impervious surfaces limit and a variance to allow the proposed height.
The Project as proposed is not only using the combined properties in a "reasonable manner" not
strictly permitted by the standard zoning requirements, it is a planned development that puts two
functionally obsolete properties to their highest and best use. The Project has relied on numerous
professionals to create a well-designed development that spans multiple lots and incorporates the
latest amenities, advanced land -use tools, and coordinated design features.
I Michael Murphy & Joseph Stinson, Planned Unit Developments, Pace University School of Law p.3-4 (1996).
The Project is not only reasonable, but also one that is designed with the neighborhood character
in mind. It is a high-density residential development in a high-density residential zoning district.
It is also expected to be the first of many redevelopments that will follow in that neighborhood.
The basis for our variance requests is that the variances are necessary to overcome the facts that
we must raze and remediate the functional obsolesce that exists on two properties and address
the physical configuration of these two properties in a manner that will permit us to construct a
building, on the combined parcels, with enough density to be competitive in the marketplace
with our market rate rental apartment building. For example, the fire department is requesting a
20 -foot fire access road around the entire building, which adds a large amount of impervious area
to our project. It is should also be noted that the impervious surface coverage of the two parcels
before the redevelopment sat at 79%.
As for the height, the central component of the PUD is a comprehensive, multi -lot
redevelopment that includes advanced design features for the broader benefit. To accomplish
that intent on these two lots of limited size that are burdened by existing functional obsolescence,
it is necessary to have five stories of wood framing over one to two stories of the concrete
parking structure. We decided on two concrete levels (both are primarily parking levels -one
fully underground) as it helped us add not only more covered parking, but adds the street level
townhome units and offered us more room to spread out our amenities and building features.
Therefore our building height will vary from grade and be approximately 74 feet in height and
seven stories, versus the sixty -feet and five -story limits of the standard zoning requirements.
File: GV Development Concept and Rationale -2
Date: June 15, 2015
rn
From:
Subject
Jason Zimmerman, Planning Manager
John Crelly, Fire Chief
Fire Department
763-593-8079 / 763-593-8098 (fax)
Final PUD #118 for Golden Villas, L.L.C. (9130 & 9220 Olson Memorial Hwy)
The Golden Valley Fire Department has reviewed the final PUD plans submitted May 21, 2015 for
the proposed Golden Villas located at 9130 — 9220 Olson Memorial Highway.
This final PUD application proposes the construction of a 172 unit market rate apartment building.
The proposed building is 6 levels above grade and 1 level below grade. The two lower levels are
constructed of concrete and will provide inside parking of vehicles. The upper five floors are
constructed of wood frame construction for the residential housing.
SITE
The plans show the construction of a multi -story "U" shaped building on the site of the old bowling
alley and a small office building to the east. The proposal shows a 20+ foot wide access road around
the entire building. The access road appears to be designed adequately to allow for proper
movement of large fire trucks. The general layout of the site appears to meet the requirements of
Minnesota State Fire Code section 503.1 for fire access roads.
BUILDING / SITE
The water supply system for the proposed site shall be capable of supplying the required fire flow
for this building based on location, type of construction and size of building. Minnesota State Fire
Code Appendix B and C will require a minimum total flow of 2000 gpm from a minimum of 2 fire
hydrants with an average spacing of 450 feet. The revised drawings are showing a 6 -inch water line
and two fire hydrants on the east and west sides of the building. It appears that the layout of on-
site fire hydrants is very close to meeting the 450 feet spacing requirement.
All private fire hydrants shall meet the City's specifications and shall be paint red in color. The
installation of a fire hydrant shall be within 150 feet of any fire department sprinkler/standpipe
connection located on the building. The plan does not indicate a location of the fire department
connection. City or private fire hydrants may be used when determining the 150 feet distance.
Page 1 of 2
All connections to private fire service mains for fire protection systems shall be arranged in
accordance with 2010 edition of NFPA 24 section 6.2.11 options 1, 2 or 6. Based on the buildings
current configuration the only option is to provide a Yard Post Indicator Valve (YPIV) 40 feet from
the building for controlling water on the 6 -inch fire line going to the building.
Other building / site considerations includes the type and placement of landscaping trees / shrubs.
Landscaping trees / shrubs shall not obstruct or hinder the ladder operation from any secondary
escape windows from any apartment units located in this building.
Radio operability — All new buildings shall have approved radio coverage for emergency responders
within the building based upon the existing coverage levels of the public safety communication
systems of the jurisdiction at the exterior of the building. The building shall be considered to have
acceptable emergency responder radio coverage when signal strength measurements in 95 percent
of all areas on each floor of the building meet the minimum signal strength requirement of -95 dBm
receivable and transmittable from the building.
The construction of this building shall comply with all applicable codes.
SUMMARY AND RECOMMENDATIONS
The Golden Valley Fire Department recommends approval subject to the following conditions:
1. Prior to occupancy, the owner needs to have the building evaluated for 800 mhz radio coverage.
Areas of deficiencies will need to be corrected.
2. Prior to building permits being issue, the developer shall submit an analysis showing that the
road around the building is of adequate design to accommodate the weight and turning
movements a fire department ladder truck.
If you have any questions, please contact me at 763-593-8065, or e-mail
'crell oldenvalleymn.gov
Page 2 of 2
CI V 0
a 0alley
1er�
Date: June 16, 2015
Physical Development Department
763-593-8030 / 763-593-3988 (fax)
To: Jason Zimmerman, Planning Manager
From: Jeff Oliver, PE, City Engineer
Eric Eckman, Public Works S cialist
Subject: Final PUD Plan Review — Golden Villas
(9130 and 9220 Olson Memorial Highway)
Engineering staff has reviewed the Final Planned Unit Development (PUD) Plans for Golden Villas
as submitted by Golden Villas, LLC. The proposed PUD is located at 9130 and 9220 Olson
Memorial Highway in the northeast quadrant of the intersection of Trunk Highways 55 and 169.
The redevelopment consists of combining two existing commercial properties to construct a
seven -story, 172 -unit apartment building. This memorandum discusses issues identified during
the Engineering review that must be addressed prior to approval of the Final Plat. The comments
contained in this review are based on the plans submitted to the City on May 18, 2015.
Site Plan
This redevelopment will consolidate two commercial properties to create one lot for the
proposed apartment building. The two vacant commercial buildings will be demolished as part of
the project. The new apartment building has two levels of enclosed parking that will provide 205
parking spaces, as well as surface parking areas that will provide 53 spaces. The two existing
driveways onto Golden Valley Road will be removed and replaced with two new driveways
located at the northwest and northeast corners of the site. The current alignment of the west
driveway appears to be an issue as it does not align with the driveway across the street, the ramp
down to the underground parking, or the western access road to the "move in/service area"
located in the south parking lot, which will make truck turning movements difficult. The
Developer must shift the driveway as far west as feasible to better align with these other access
points. The final construction drawings for the PUD must also clearly show the dimensions of all
paved areas and access roads shown on the site plan, as well as symbols for one and two way
travel.
The City's Comprehensive Plan shows proposed sidewalks along Golden Valley Road and other
streets in this vicinity. Because this PUD is part of a larger redevelopment area (called Highway 55
West Redevelopment Area), the City will construct the sidewalks adjacent to this property, along
with other public improvements planned for this corridor. The plans submitted by the Developer
show a future sidewalk along Golden Valley Road which appears to be consistent with the City's
vision for this redevelopment area. In the final construction drawings, the Developer must show
connections from the proposed apartment building to the future public sidewalk. Internal
sidewalks and pedestrian ramps must comply with Americans with Disabilities Act (ADA)
guidelines to the extent feasible.
A Development Agreement will be drafted by the City at the time of final plat approval which will
further detail the conditions and costs associated with the development. The Developer will be
required to waive its right to appeal any special assessments that result from the construction of
public improvements within the redevelopment area, consistent with state statutes.
The new driveway aprons into the site must be constructed according to City standards for
commercial driveway aprons. The driveways entrances must include curb tapers, in locations
approved by the City, that allow for ADA pedestrian ramps to be constructed by the City at a later
date.
A City Right -of -Way Management Permit is required for driveway work and for all excavations
and obstructions in public right-of-way. Additionally, the Developer or Contractor will be required
to obtain the appropriate permits for all activities associated with demolition and removals prior
to commencing work.
The property proposed for redevelopment is adjacent to Trunk Highway 55 and therefore the
plans are subject to the review and comment of the Minnesota Department of Transportation
(MnDOT).
Proposed Plat
The Developer has addressed the items listed in the preliminary plan review and therefore the
proposed plat appears to meet the City's requirements.
Traffic and Access Management
The existing street system in the vicinity of this development has adequate capacity to
accommodate the new vehicle trips generated by this PUD. However, the intersection of Golden
Valley Road, Decatur Avenue, and Trunk Highway 55 has existing operational issues that are
currently being evaluated as part of the public improvements planned for the Highway 55 West
Redevelopment Area.
Utility Plan
The City's sanitary sewer and water systems that provide service to these properties have
adequate capacity to accommodate the proposed redevelopment. The Developer has
demonstrated that extension of services is possible, as shown on the Utility Plan.
According to the City's records, there are three sewer laterals serving the existing properties. The
plans submitted include the installation of a new sanitary sewer service to the building near its
northeast corner, but does not indicate the removal of the existing sanitary sewer services. The
final construction drawings must be modified to include the removal of the three existing services
from the main within Golden Valley Road to the existing buildings. The new sanitary sewer
service will be owned and maintained by the Developer, consistent with City Code.
City records indicate there are three water services serving the existing property. The Developer
proposes to install new domestic and fire protection water services to the building. However, as
with the sewer services, the plans do not indicate removal of the existing water services and
must be modified to identify their removal from the main to the existing buildings. Upon
construction, a small portion of the water services will be owned and maintained by the City
(from the City's watermain to the shut-off valves located in the street right-of-way, including the
valves themselves). The Developer will own and maintain the water and fire services between the
shut-off valves and the building. All proposed valves must be shown in the final construction
drawings consistent with City standards.
The proposed Utility Plan also indicates the extension of four fire hydrants into the site from the
City's watermain within Golden Valley Road. The placement of the hydrants and other fire -
related appurtenances are also subject to the review of the Fire Chief.
The Developer will be required to enter into a Maintenance Agreement with the City which will
outline ownership and maintenance responsibilities for the utility services and fire hydrants. This
agreement will be prepared by the City for the Developer's signature at the time of final plat
approval.
A City Right -of -Way Permit is required for all obstructions and excavations within City streets and
rights-of-way. The plans indicate that Golden Valley Road will be open cut in multiple locations.
Therefore, a Right -of -Way Permit is required for the work. In addition, because the City overlaid
Golden Valley Road with new asphalt in 2012, an increased level of restoration is required for this
roadway to meet City standards. According to City standards, cutting a pavement less than five
years old requires a full -width pavement mill and overlay at a length determined by the City
Engineer. The City will need to further evaluate and determine the extent of restoration required
by the Developer as this PUD and the planned public improvement project progresses.
The City has an Inflow and Infiltration (1/1) Ordinance that requires the sanitary sewer service to
be brought into compliance when developing or subdividing a property. The Developer will be
removing the existing sanitary sewer laterals to the main. The new service lateral will require an
1/1 inspection upon construction. The new lateral must achieve compliance with the 1/1 Ordinance,
prior to occupancy of the building. In order to ensure that the existing laterals will be removed to
the satisfaction of the City, the Developer will be required to post a financial security. Staff will
include this item in the 1/1 Deposit Agreement which must be executed between the property
owner and the City before the final plat is approved.
Stormwater Management and Gradin
The property being redeveloped is located within the Main Stem sub -watershed of the Bassett
Creek Watershed and is subject to the review of the Bassett Creek Watershed Management
Commission (BCWMC). The BCWMC will review the plans for compliance with its water quality
and erosion control standards. Permits for buildings and site work related to new construction
will not be issued by the City until approval from the BCWMC is received.
The Developer has proposed the construction of stormwater quality treatment facilities as part of
this redevelopment consisting of an underground pipe gallery designed for runoff rate control
and volume reduction through the use of infiltration techniques.
The Developer will own and maintain the storm sewer and stormwater quality treatment
systems onsite and will be required to enter into a Maintenance Agreement for these facilities.
The agreement will be drafted by the City and must be signed, prior to approval of the final plat.
This PUD is subject to the City's Stormwater Management Ordinance. A City Stormwater
Management Permit will be required before the start of construction, which includes a plan
meeting City standards. The following items must be addressed prior to submittal of final
construction drawings and issuance of a stormwater management permit:
1. In order to maximize the efficiency and the useful life of the infiltration system, the
Developer must include sump manholes fitted with SAFL baffles, or other approved pre-
treatment devices, to remove sediment from stormwater runoff prior to discharge into
the infiltration system.
2. More information is needed regarding access to the underground infiltration system and
the proposed maintenance plan and schedule.
3. Staff recommends test pits or borings be conducted in the proposed location of the
infiltration system to ensure adequate soils and infiltration rates are present.
4. Staff recommends the bituminous spillway in the southwest corner of the parking lot be
constructed with concrete.
5. Staff recommends the ramp down to the underground parking have a curve or plateau
rather than a point at the high point where the grades transition.
6. A trench drain or similar approved structure must be shown in the final construction
drawings along with the pipe locations and method of discharge (pump, gravity, etc).
7. The elevation of the Level P1 Parking garage must be indicated on the final drawings.
The Stormwater Management Plan includes a discharge from the infiltration system into the
north ditch of Trunk Highway 55. Therefore, approval of the Stormwater Management Plan is
subject to the review and comment of MnDOT. In addition, the Developer or Contractor will be
required to obtain the appropriate permits from MnDOT and MCES for work within their
respective easements and rights-of-way along Highway 55.
A Minnesota Pollution Control Agency (MPCA) Construction Stormwater Permit is required for
this development. The Developer must provide a copy of this permit to the City once it is
obtained. The City Stormwater Management Permit will not be issued until a copy of the MPCA
permit is provided.
Tree Preservation Plan and Landscape Plan
This PUD is subject to the City's Tree Preservation Ordinance and Minimum Landscape Standards.
The plans submitted by the Developer appear to meet these requirements. However, the
Developer has proposed trees within the public right-of-way (between the sidewalk and the
street) along Golden Valley Road. Consistent with the City's right-of-way management ordinance,
the Developer must remove the trees from the plans and relocate them to its private property.
A Tree Preservation Permit is required before construction can begin. In addition, a cost estimate
to furnish and install all landscaping plant materials must be provided to the City in order to
determine the financial securities that must be posted by the Developer, as part of the
Development Agreement.
Summary and Recommendations
Engineering staff recommends approval of the Final PUD Plans for Golden Villas, subject to the
comments contained in this review. These comments are summarized as follows:
1. The Developer must shift the west driveway as far west as feasible to better align with
the driveway across the street and the west access road to the "move in/service area"
located in the south parking lot, as discussed in this review.
2. The Developer must show pedestrian connections from the proposed apartment building
to the future public sidewalk along Golden Valley Road.
3. The final construction drawings must be modified to include the removal of the three
existing water and sewer services from the main within Golden Valley Road to the
existing buildings.
4. The Developer must enter into a Maintenance Agreement for the utilities and
stormwater quality treatment facilities, as discussed in this review.
5. The Developer must complete an 1/1 Deposit Agreement with the City prior to final plat
approval.
6. The proposed building must become compliant with the City's Inflow and Infiltration
Ordinance, prior to occupancy of the building.
7. A Right -of -Way Permit will be required for the excavation of Golden Valley Road and the
street must be restored to City standards, as discussed in this review.
8. The Stormwater Management Plan items listed in this review must be addressed prior to
issuance of permits.
9. The Developer must remove the proposed trees within the public right-of-way along
Golden Valley Road and relocate them to its private property.
10. The Developer or its contractors must obtain the appropriate permits from the City and
other agencies prior to development.
11. Final PUD approval is subject to the review and comments of the Minnesota Department
of Transportation, Metropolitan Council Environmental Services, the Bassett Creek
Watershed Management Commission, and other agencies as required.
12. The items above must be addressed prior to final plat approval.
Approval is also subject to the comments of the City Attorney and other City staff. Please feel
free to call if you have any questions regarding this matter.
C: Tom Burt, City Manager
Marc Nevinski, Director of Physical Development
Emily Goellner, Planner
John Crelly, Fire Chief
Al Lundstrom, Park Maintenance Supervisor and City Forester
Bert Tracy, Public Works Maintenance Manager
Jerry Frevel, Building Official
RJ Kakach, Utilities Engineer
Eric Seaburg, Engineer
Tom Hoffman, Water Resources Technician
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Date: June 22, 2015
To: Golden Valley Planning Commission, Golden Valley Environmental Commission,
Golden Valley Open Space and Recreation Commission
From: Jason Zimmerman, Planning Manager
Subject: METRO Blue Line Extension, Station Area Planning Final Report
The Station Area Planning process for the METRO Blue Line Extension, which began in late 2013,
recently concluded with the release of a final report. Hennepin County hired SRF Consulting to
lead the process which involved the City's Bottineau LRT Planning Advisory Committee. Three
open houses were held in addition to a City -led neighborhood meeting at the Courage Kenny
Rehabilitation Institute in January.
Both of the City's potential light rail stations were studied, as were the two stations being
proposed for Minneapolis. The final report outlines the existing conditions, the station area
vision, and an implementation framework for each station location. An electronic version of the
report can be found on the Hennepin County Bottineau Community Works website:
http://www.hennepin.us/—/media/hennepinus/residents/transportation/bottineau/minneapolis-
gv-report-final-150601-web.pdf
The final report is being shared with the Planning, Environmental, and Open Space and
Recreation Commissions. It will be submitted to the City Council in July to be received and filed.
The information from this process will be used to inform the Comprehensive Plan update
scheduled to begin in 2016.