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07-27-15 PC Agenda AGENDA Planning Commission Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Monday, July 27, 2015 7 pm 1. Approval of Minutes June 22, 2015, Regular Planning Commission Meeting 2. Informal Public Hearing — Final Plan Review— Planned Unit Development (PUD #124) — Cornerstone Creek — 9300 and 9310 Golden Valley Road Applicant: CHDC Cornerstone Creek LLC Addresses: 9300 and 9310 Golden Valley Road Purpose: To allow for the consolidation and redevelopment of two parcels for a 45 unit facility for adults with developmental disabilities, administrative offices for Jewish Housing and Programming, and a public multi-purpose space. 3. Informal Public Hearing — Property Rezoning — 9000 Golden Valley Road Applicant: City of Golden Valley Address: 9000 Golden Valley Road Purpose: To rezone the property from Commercial to High Density Residential (R4). 4. Informal Public Hearing — Property Rezoning — 9050 Golden Valley Road Applicant: City of Golden Valley Address: 9050 Golden Valley Road Purpose: To rezone the property from Commercial to High Density Residential (R4). 5. Informal Public Hearing — Conditional Use Permit (CUP #139) — Schuett Companies — 9000 Golden Valley Road Applicant: Schuett Companies Addresses: 9000 Golden Valley Road Purpose: To allow for a professional office within a principal structure containing 20 or more dwelling units. --Short Recess-- 6. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings 7. Other Business • Council Liaison Report 8. Adjournment This document is available in alternate formats upon a 72-hour request. Please call � � 763-593-8006 (TTY: 763-593-3968)to rY�ake a request. Examples of alternate formats � may inclutle large prhit,electronic, Braille,audiocassette,etc. ._ ..,... _.� Regular Meeting of the Golden Valley Planning Commission June 22, 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 22, 2015. Vice Chair Segelbaum 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/Gr�nt Writer Emily Goellner, City Engineer Jeff Oliver, and Administrative Assistant Lisa Wittman. ' 1. Approval of Minutes June 8, 2015, Regular Planning Commission Meeting Johnson referred to the ninth paragraph on page three and clarified that a privacy notice might be required on a mobile food vendor license application if credit card information is requested. MOVED by Cera, seconded by Kluchka and motion carried unanimously to approve the June 8, 2015, minutes with the above npted clarification. 2. Informal Public Hearing -�Final P1an�Review— Planned Unit Development (PUD #123) — Liberty Crossing.'—Southeast Quadrant of Medicine Lake Road and Winnetka Aven�e North Intersection Applicant: Intuitive Jnvestments Addresses: 7751-7775'Medicine Lake Road, 2430 and 2480 Winnetka Avenue North, and 24$5 Rhode Island Avenue North Purpose: To allaw a 184 unit apartment building and 63 townhome units. Goellner referred to a location map and discussed the applicant's Final PUD proposal to construct a'1$4 unit apartment building and 63 townhome units on four parcels of land in the southeast quadrant of the Medicine Lake Road and Winnetka Avenue intersection. Goellner stated that the properties were re-designated on the Comprehensive Plan General Land Use Plan Map to High Density Residential in December of 2014, and were re-zoned to High Density Residential in May of 2015. Goellner referred to renderings of the proposed buildings and explained that most of the townhome units will be two-stories in height and will be landscaped to create a front yard neighborhood feel. The apartment building will be five stories tall with one level of underground parking and will include a pool, a dog run, and a clubhouse. She discussed the proposed landscaping and screening that will provide privacy for tenants and will help the apartment building fit into the neighborhood. Minutes of the Golden Valley Planning Commission June 22, 2015 Page 2 Goellner referred to the parking requirements and explained that the apartment building requires 276 parking spaces, the applicant is proposing 288 spaces (232 underground, 56 surface). The townhomes require 126 spaces, and the applicant is proposing 138 spaces. The applicant is also proposing an additional 39 parking spaces along the internal drives and will need to provide 14 spaces for bicycles. Goellner referred to a site plan and discussed the existing and proposed access points. She also discussed the proposed trails and sidewalks on the perimeter and interior of the site and said the pedestrian circulation will be strong in both the north soufih� �nd east- west connections. Goellner discussed the history of flooding in the area and stated that the applicant has been working with the City regarding stormwater management strategies includ;ing: removing a portion of Rhode Island Avenue and installing a dry pond' on the northeast corner of the site, installing a large underground stormwater storage system on the current VFW site, and installing an infiltration basin on th� north side of the apartment building. She added that creative management on this site can help the overall flood conditions on Medicine Lake Road and throughout`the DeCola'Ponds system. She stated that staff is recommending approval of this Final PUD proposal. Segelbaum discussed the differences between the'Preliminary PUD plan and the Final PUD plan including the different access points and driveways in and out of the development, a quality assessment regarding materials, and the flood mitigation strategies, and the enhanced sidewalk plan. Goellner referred to a drawing of the access points and explained that the number of access point has been reduced since the Preliminary PUD plan review:and,th�t,the access from Medicine Lake Road will be a right in only turn. She added that the sidewatk plan has been enhanced and a trail along Rhode Island Avenue has`b�er�,�tlded to'��the Final Plan. Waldhauser asked if there is a continuous bike trail from Rhode Island Avenue to Medicine Lake Road, or if ends where the swale will be on the north. l�I�chka said there is an existing sidewalk to the north of the proposed new trail. Oliver clarified there will be a trail where Rhode Island Avenue is being removed that will connect the existing sidewalk on the east side of Rhode Island to the trail system further to the south into Pennsylvania Woods. Cera asked for clarification on the location of the proposed dry pond. Oliver explained that a pt�rtion of Rhode I,sland Avenue will remain to gain access to Dover Hills. A portion of the right-of-way will be used to provide a dry pond in the short term as investigation of addition�l�flood storage continues. He stated that water will flow from Medicine Lake Road into the underground flood storage and the swale, and will eventually discharge into the expanded storage in the DeCola ponds/Pennsylvania Woods area. Baker asked if there is a difference between the terms "swale" and "dry pond." Oliver said they are essentially the same, however, in the short term it is more accurately serving as a dry pond than a conveyance swale which is what it will be in the long term. Baker referred to the photo shown of an underground storage tank and noted that it had standing water in it. He said it is his understanding that there would not be standing water Minutes of the Golden Valley Planning Commission June 22, 2015 Page 3 in the proposed underground storage. Oliver said he didn't know the context of the photo shown, but the design for this proposal will have a sloped floor so water will eventually flow out. Blum asked about the security of the underground storage tanks. Oliver said they will be locked and not accessible except for maintenance. Kluchka said his recollection from the Preliminary Plan review was that discussion of the expanded flood storage could not move forward unless the three cities invt�lr�ed agreed on how the financing would work. Oliver said the City knows storage needs to be,provided in this area and that there is an opportunity with this development to take the first steps at resolving the overall flooding issue in this watershed. He added that the finalization of the overall financing is many months away, but there is an opportunity with� Tax Increment Financing to maximize the public benefit on this site with this:development. Segelbaum asked if the developer is responsible for all of the costs or just their part. Qliver said the developer will be responsible for mitigation and that the conversations are ongoing. Baker referred to the access plan and said he thought the access road/alley north of the Walgreen's property wasn't usable but it is now being shown on the plans as a main access point. Kluchka asked for clarification on if'that road is for emergency or primary access. Johnson asked which access will be the prirnary access to the underground parking. Goellner said the parking ramp w�ll be accessed at 23�d and Rhode Island Avenue on the southeast corner of the apartment buildi�g. Johnson referred to the main entrance on Winnetka Avenue for the townhpmes and asked how that will be prevented from becoming a throughway versus just an access. Goellner agreed that wouldn't be a desirable entrance for the entire development and that the underground parking access will most likely be the preferret! access for people living in the apartments. She added that the applicant is also explori�g various signage options. Oliver explained that that entrance was placed where it is��e��u�yi���s central to the site and traffic can access the entrance from both directior�� rathi±�"r than�taking all the traffic all the way through the development. Also, it is ��snly,�paced°b�tween 23rd Avenue and the other entrances and it is located at the top of the hill to maximize visibility for turns in and out of the site. He added that the County is exploring converting Winnetka Avenue from four lanes to three. Cera asked what would prevent people from turning left from Medicine Lake Road. Oliver said he is confident that the access on Medicine Lake Road can be designed appropriately to help stop cut across traffic. Johnson referred to the applicant's narrative and questioned why it states in one location that they encourage affordable housing but they aren't providing any affordable units. Goellner said that staff always encourages affordable housing, but the City doesn't have the authority to require affordable housing as a part of the proposal. She added that the applicant is providing a lot of variety in the types of units and not just offering luxury units. Minutes of the Golden Valley Planning Commission June 22, 2015 Page 4 Johnson questioned where the City can require affordable housing. Kluchka said that would be a discussion for the City's HRA. Kluchka referred to the proposed sidewalks and asked if they would be the same width as the sidewalks and trails that surround this proposal. Todd Schachtman, Applicant, said he is excited for the options, variety and overall revitalization of this area. He said he is confident this proposal will help redefine this area and help with additional infrastructure improvements. He referred to the comment about the location of the buildings being different in the Preliminary Plan and clarified that the proposed location of the buildings are the same in the Final Plan as they were in the Preliminary Plan. He referred to the access point south of the Dairy Queen,property and explained that they will own it, but it is not a defined access po�nt into Liberty Grossing. He added that they have worked diligently with the County, the City and Walgreens's regarding the access points to create a much safer environment. He reiter�ted that the traffic for the apartment building will use 23�d Avenue to access the unrierground parking and that the overall access plan works best with the stormwater issues. He referred to the stormwater management issues and noted that at the Preliminary design phase they were at a net neutral, but now they are well above that and they are happy to provide as much stormwater storage space as they can. He referred to the proposed landscaping and trail plans and noted that the landscaping really defines'and delineates the townhome and apartment entrances and will be a Iandseape-�iGh environment. He stated that they've always viewed the trail system and �Qt�necti�►ns as a'.key feature for them. He added that he is also looking to add solar pat�els. °', , Waldhauser referred to the cc�mmen# in the staff report about not allowing fill to be brought in and asked the applicartt about using fill in the southeast corner of the property. Schachtman stated that th�y ar� planning to bring fill out, but will not be bringing fill in. Segelbaum asked the applicant ifi they are planning on installing vehicle charging stations. Schachtman said yes and added that they will also be installing extensive bike racks. Johnson referred to the proposed right only turn on Medicine Lake Road and asked about the purpose of a right turn only. Schachtman stated that the County had alignment and safety concerns. Blum asked what other types of sustainability items are proposed. Schachtman stated that in addition to the vehicle charging stations, solar will be implemented, more and larger windows will be used, and they will be recapturing water to use for irrigation. Kluchka referred to the area between Walgreen's and Dairy Queen and asked if there is an opportunity to clean up the trees in that area. Schachtman said yes, it is a part of their development and will be maintained. Minutes of the Golden Valley Planning Commission June 22, 2015 Page 5 Kluchka referred to the sidewalk widths within the proposed development and asked if there was a purpose in making them narrower than the sidewalks or trails leading to the development. Elisa Richardson, Tanek Architecture, explained that the trail along the east side of the development will be 10 feet wide, and the bulk of the development will have 5-foot wide sidewalks. She added that the sidewalk along Winnetka will be widened and will be moved further away from the curb. Kluchka said he wants the pedestrian experience to be consistent coming from a trail or sidewalk and not have people feel like th�y�re coming into a private, not as welcoming development. Richardson said they could make=their main sidewalks in the development wider and use different materials to welcome'people through the development. Kluchka asked about signage. Richardson said there will be a sign an the soufheast entrance on Winnetka Avenue and a sign a Medicine Lake Road. ' ' Segelbaum asked if the applicant would be keeping the Liberty Crossing name. Schachtman said yes. He added that the name was chosen out of°admiration of the VFW and that the clubhouse will be available for them to use for their monthly meeting. He said he wants the clubhouse to be representative of the VFW and what it has meant to Golden Valley. Waldhauser asked about the rent costs. Schachtman said the rates will be representative of the choice of housing. He said the rents will be typical market rate and will most likely start between $1,000 and $1,400:and g4'up from there, but they will be less than some other apartments that have been built recently. Waldhauser asked about the rent for the larger units for families. Schachtrnan said they would be approximately $1,700 to $2,100. He added that the units will`�e �i�h quality housing that will create choice for different : t I S� types of people. Segelbaum opened the pukili� ��a�ring. Roger Kinisto, 30th and Kentucky, asked if the townhomes would be privately owned and why the development couldn't be all townhomes and no apartments. He asked if there would be any retail and if the property taxes are sufficient to pay for the number of new students so this development won't be a burden on everyone else. Victoria Hopponen, 2400 Valders Avenue North, said she is the only one left in the area who knows what the area used to look like. She said the land south of Walgreens is unstable ground, the manufacturer bulldozed the hill, and the restaurant used to be standing water. She said there were fox, skunks and deer and they won't come back. She asked how many pilings will have to be put in to stabilize the ground and how long they will have to put up with it, and what time they are allowed to start construction so that people can sleep in. Minutes of the Golden Valley Planning Commission June 22, 2015 Page 6 Seeing and hearing no one else wishing to comment, Segelbaum closed the public hearing. Kluchka asked the applicant to address the rental and ownership markets. Schachtman stated that all of the units in the proposed development will be rental. He said they are estimating 14 to 15 months of construction and that they believe this type of housing is needed and wanted. Segelbaum asked if there will be a retail component to the proposal. Schachtman said no, and added that they are pleased to have Walgreens as a neighbor. Kluchka asked about the construction schedule and the communication plans with the community. Schachtman said they hope to start demolition in September or Oct�ber with 14 to 15 months of construction. He stated that their managing pa�tner will �ommunicate on their website, as well as having on-site communications. Kluchka suggested that a condition of approval be added stating that a communieations plan witFi the neighborhood must be implemented. Segelbaum asked about the hours of construction. Schachtman said they will follow whatever the City requires regarding hours of construction and noise. Kluchka asked the applicant to speak about the soil quality. Schachtman said they have done extensive environmental work on the site and have found nothing atypical. Goellner added that investigation is underway regarding soil contamination. Kluchka asked if pilings will�be need�d. Schachtman stated that none of their findings have deterred them from being able ta use common construction techniques. Tom Dillon, NAI Everest, added that in their geo-technical study the worst part of the development is under the VFW. He stated th`at they might be able to use geo-piles instead of pounding piles into the ground. Johnson asked the applicant why they are proposing an apartment building instead of having the entire dev�lopment be townhomes. Schachtman said based on feasibility studies they've c(one th�re"is a need for choice. Kluchka asked if there will be enough taxes generated to support the needs of the families tiving here. Goellner said the County's assessing department would determine the amount of property taxes to be paid. Cera added that the school district sets a budget based on parcels in the district so people won't see a big jump in their taxes due to this proposal. Segelbaum asked if there is a time frame in which construction has to be completed. Goellner said she didn't know, but that she would look into it. Kluchka reiterated that he would like there to be a good communication plan with the neighborhood. Segelbaum questioned if the Planning Commission has ever required a Minutes of the Golden Valley Planning Commission June 22, 2015 Page 7 communication plan as a condition of approval in the past. Waldhauser stated Breck was required to have a communication plan with their neighbors. Waldhauser said she thinks the changes that have been made to this proposal make sense and that this development looks like an asset to the community and she likes the mix of housing and that it is not all high end, luxurious units. She added that the progress on the stormwater mitigation is also nice to see. Blum said he is glad to see a creative water management solution. He said this development will have good access to public transportation, new jobs will be cr��ted and the population increase will support jobs in the area. Kluchka said he is enthusiastic about this development. He said he is happy t�a see the elevation changes because it will look like a neighborhood. He said h'e wants fo recommend a welcoming element around the sidewalks. Segelbaurn said he wants to be careful about people cutting through areas where the traffic needs to be so there needs to be a balance between the two. Kluchka asked if striping would be, required internally. Oliver said that all pedestrian facilities need to meet accessibility laws. Baker said he is supportive of this the proppsal. H� said he li�Ces the contributions to the water management issues. He added th�t�he�is��oir�g #,�����,�� the applicant to his commitment to use solar energy. Cera agreed �nd said �his will be a nice addition to that corner of the City. He said he would encour�ge lo�iv�r rents and organic recycling. Segelbaum said he thinks this development will be an asset to the community and will help with flood mitigation in the entire area. MOVED by Baker, seconded by Cera and motion carried unanimously to recommend approval of the Final PUD Plan for Liberty Crossing PUD No. 123, subject to the following findings and conditions: Findinqs: 1. The PUD p/an is tailo�Ed to the specific characteristics of the site and achieves a higher quality o���ite p/anning and design than generally expected under conventional provisions of the ordinance. The applicant worked closely with the City d:uring a lengthy pre-application process—and has continued to refine the proposal—fm 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. 2. The PUD plan preserves and protects substantia/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 swale to manage stormwater more Minutes of the Golden Valley Planning Commission June 22, 2015 Page 8 effectively and result in the creation of additional green space within in the Rhode Island Avenue right-of-way. 3. 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. 4. The PUD Plan results in development compatib/e 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. 5. 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. 6. The PUD plan meets the PUD Intent and Purpose pro,vision and al!other PUD ordinance provisions. The flexibility provided by th� PUD allows for a better site layout and coordination between the two uses on the site. ' Conditions 1. The plans prepared by Tanek, submitted May 21 and J'une 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 req,uirerrrents outlined in the memo from the Engineering Division, d:ated�;��ane 18, 2015, shall become a part of this approval. 4. Public bicycle racks ��,simil��facifi��e� for the parking/storage of a minimum of 14 bicycles shall beprovid��, based on a calculation of 5% of the 276 parking spaces required for the a�arttnent }�����ilding. 5. All signage must rneet 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. A neighborhood communications plan regarding the construction schedule must be esfablished prior to issuance of a building permit. 10. This°�pproval is subject to all other state, federal, and local ordinances, regulations, or laws with authority over this development. Minutes of the Golden Valley Planning Commission June 22, 2015 Page 9 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. Goellner referred to a location map and discussed the applicant's Final PUD proposal to construct a 172 unit, market rate apartment building with six levels above ground and one level of underground parking at 9130 & 9220 Olson Memorial Highway. The existing bowling alley and office building on the properties will be demolished. She stated that there will be a fitness center, seven units with individual entrances, a dog wash ar��, a dog run area, bicycle parking, a pool, and a rooftop terrace. Goellner stated that the properties were rezoned and re-designated on the Comprehensive Plan General Land Use Plan Map to High Density Residential in 2012 as part of the Tiburon PUD proposal which was not completed. Goellner discussed the amount of impervious surface coverage on the site and stated that currently the property has approximately 80°!o impenrious coverage and that the applicant is proposing to have approximately 76.5°!o impervious surface. She added that the proposed landscaping is concentrated �t the front of the building and along the perimeter of the site and that a sidewalk is planned along Golden Valley Road. Segelbaum noted the changes between'the Preliminary Plan review and this Final Plan review including: improved fir�'access, new elevations, and the implementation of a TIF District. He referred to the amoun# of impervious surface and asked if that amount has changed. Waldhauser said she thought it is now slightly higher because of the new fire access road. Goellner st�ted that another change is that the applicant is now providing an adequate amo�r�t parking;�nd they moved the location of the entrance lobby. '�„ , Kluchka asked a�out the timing of the future sidewalk. Goellner said she did not know, but she would find ;out. Kluchka asked if the TIF District is approved. Goellner said yes. Baker referred to the swimming pool facing Highway 55 and said there shouldn't be site lines from the swimming pool to Highway 55. He also questioned what the green rectangular area shown on the plans is between the swimming pool and Highway 55. Waldhauser said she realizes that the developer was instructed by staff to remove a number of proposed trees placed in the right-of-way along Golden Valley Road, but she would like to see some trees on that side of the building. Minutes of the Golden Valley Planning Commission June 22, 2015 Page 10 Kluchka questioned if the applicant has a snow removal plan. Goellner said that snow storage won't be allowed to take away any required parking spaces and that it would have to be removed from the site. Kluchka suggested that be added as a condition of approval. Bill Stoddard, Applicant, explained the proposal to construct a market rate, 172 unit apartment building with a mix of alcove apartments, penthouses and townhome units. He said they will meet the stormwater requirements and will keep their water on-site. He discussed ways the building will be energy efficient including: being solar ready, water conservation efforts, a car2go hub, and moped parking. He stated that they are in agreement with staff's conditions, however they would like more time to review the Engineering staff's condition regarding shifting the west driveway as far west as fieasible to better align with the driveway across the street. Burt Coffin, ESG Architects, discussed the public benefits of this project. He said they are tying this project into the neighborhoods to the east and west. He referred to a site plan and explained that the building will be 6 stories with parking both below grade and at grade. He stated that they want to tie into the proposed future sidewalk and added that the landscaping is a critical part of their proposal becaus� they w�nt to provide a landscape-rich environment with quality architecture on thi� �ighly visible site. He stated that the first floor will be brick with windows on all four sides�:and the main body of the building will be cementitious stucco with some lap sidrrtg ar�d red corner highlights. He added that they are trying to activate the �treet front along Golden Valley Road as much as possible. He referred to the question al�out''th� green rectangular area shown on the plans and said that will be a dog walking area:; Waldhauser stated that Golden Valley volunteer groups have done some landscaping along the Highway 55 MnDOT property and asked if there is a plan to do any maintenance of that area. Stoddard said yes, they plan to take the chain link fence down and maintain the area. He referred to the question regarding the swimming pool site lines and explained that the elevation of Highway 55 is much lower than their property. Kluchka asked if the narne of the project will be changing since Golden Villas gives the impression of senior living, Traci Tomas, Golden Villas LLC, Applicant, explained that Golden Uillas LLC is ju,st the ownership and not the name of the building. She stated that they've been working with a marketing team and the name will be Hello. She said the concept is very friendly, welcoming, and unpretentious. Cera noted that the property is a gatew�y to Golden Valley so the name Hello makes sense. Kluchka asked about the snow removal plan. Tomas stated that they will do snow removal and haul snow off site as needed. Cera asked about the rental prices. Stoddard said they hope to appeal to a wide variety of people with rents ranging from $800 to over $2,000. Waldhauser asked about the rationale behind the location of the driveway that staff is recommending shifting further to the west. Coffin referred to a site plan and explained that Minutes of the Golden Valley Planning Commission June 22, 2015 Page 11 most of the traffic coming in the west entrance would go straight into the lower level parking. He said he understands it is important that vehicles and fire trucks have enough room to maneuver and that they would like to do a turn study to determine if is it possible keep the driveway in the location they've proposed. Baker referred to the applicant's presentation and asked what "solar ready" means. Stoddard explained that they will have conduit and the necessary items in place during construction and will be ready to install solar when necessary. Segelbaum asked about the elements being added to the project in order to contribute as part of the TIF financing. Stoddard stated that but for TIF they wouldn't'be able to do this project. He discussed the changes in the Highway 55 slip ramp, the additional sidewalk being added to the north, the additional street lighting being added, and'the oth�;r environmentally friendly benefits to the City other than the tax benefit.` Waldhauser referred to the condition in the staff report regarding remoual'of the proposed trees within the right-of-way along Golden Valley and questioned if the City could install additional trees when it constructs the sidewalk to the north. She stated that she doesn't think this a practical recommendation by staff because the developer has no place else to put more trees along that side of the property. Kluchka asked about the construction schedule. Stoddard said they hope to break ground this falL Johnson asked how the pedestriar�,connection would work to connect from the building to the public sidewalk. Stodda���s'�i� tl�ey are considering a painted/striped walkway. Johnson questioned how t�ie sid�,�nralk�pl�n gets implemented. Tomas said it is similar to proof of parking. They wilf s�ov�����ie proposed sidewalk on their plans for future use and construction. Segelbaum opened tlie pukilic hearing. Seeing and hearing no one wishing to comment, Segelbaum closed the public hearing. Cera asked why the proposed trees along Golden Valley Road would have to be relocated. Goellner stated that if the developer plants trees in the public right-of-way then the:City would be responsible for maintenance. She suggested that a maintenance agreement might be able to be put in place between the developer and City to allow trees to be planted in the right-of-way. Kluchka suggested that requiring a neighborhood communication plan and a snow removal plan be added as conditions of approval. Segelbaum stated that maybe the developer's website could be used for communication. He asked the Commissioners if they would be willing to recommend softening the condition regarding the driveway alignment. Baker said he would like to leave that up to staff. Waldhauser said the proposal seems to work but if there is a safety issue, it should be addressed. Kluchka Minutes of the Golden Valiey Planning Commission June 22, 2015 Page 12 suggested the Commission say that more investigation should be done before the proposal goes to the City Council for review. Cera said he is curious about the proposed tandem parking spaces. Segelbaum stated that the City is requiring that the tandem spaces belong to the same unit. Cera questioned if the tandem spaces are being proposed to meet the City's parking requirements and if they will really be used. Stoddard said they are fine with the staff's recommendation regarding the tandem parking spaces. Blum stated that this is a gateway location and it is good to see something attractive and interesting on this site. Segelbaum agreed. Kluchka said this is a gaod example of gateway design and he is happy about the proposed name. Cera said he is enthusiastic about the proposal and thinks it is a very attractive building. MOVED by Cera, seconded by Baker and motion carried unanimously to recommend approval of the Final PUD Plan for Golden Villas PUD No. 118;subject to'the following findings and conditions: Findin s: 1. The PUD plan is tailored to the specific characteristics of the site and achieves a higher quality ofsite 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 locat�on alang a'busy State highway. 2. The PUD plan preserves and protects substantial desirable portions of the site's characteristics, open space ar�d ser�sitive environmental features including steep slopes, trees, scenic view�, Greek,�� wetlands, and open waters. The site is lacking open space or environrr►ental features to preserve and protect. 3. The PUD plan includes efficient and'effective use (which includes preservation) of the land. As a redevelopmer�t 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 p�destrian friendly environment. 4. The PUD Plan results'in development compatible with adjacent uses and is consist�nt with the Comprehensive Plan and redevelopment plans and goals. The redevelopment c�f tl�ese 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. 5. 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. 6. The PUD plan meets the PUD Intent and Purpose provision and all other PUD ordinance provisions. Conditions: 1. The plans prepared by ESG Architects, submitted with the application on May 21, 2015, shall become a part of this approval. Minutes of the Golden Valley Planning Commission June 22, 2015 Page 13 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). 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. No snow shall be stored on site. 10. This approval is subject to all other state, federal, and local ordinances, regulations, or laws with authority over this development. --Short Recess-- 4. Reports on Meetings of the Housing and Redeve�opment Authority, City Council, Board of Zoning Appeals a�d otlier Mee��ngs �,;��� No reports were given. ; , 5. Other Business • METRO Blue Line Extensian,' Station Area Planning Final Report No discussion was held. • Council Liaison Report No report was given. 6. Adjournment The meeting was adjourned at 9:40 pm. John Kluchka, Secretary Lisa Wittman, Administrative Assistant city of 4 � olden MEMORANDUN� � . Va, e� Physical Development Department 763-593-8095/763-593-8109(fax) Date: July 27, 2015 To: Golden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Informal Public Hearing— Final PUD Plan for Cornerstone Creek PUD No. 124—9300 and 9310 Golden Valley Road—CHDC Cornerstone Creek LLC, Applicant Background CHDC Cornerstone Creek LLC is seeking approval of a Planned Unit Development (PUD)to create a residential development consisting of 45 units of housing for adults with developmental disabilities, administrative offices for Jewish Housing and Programming, and a multi-purpose community space. The project site currently consists of two parcels which were redesignated from Commercial — Office to Residential— High Density on the General Land Use Plan Map in April of 2012 and rezoned from Business and Professional Offices to High Density Residential (R-4) in 2013. The site is located on the north side of Golden Valley Road across from National Camera Exchange. Office uses are adjacent to the west and a medium density residential use, the Trentwood Apartments, is adjacent to the east. Directly to the north of the site is PUD No. 25 which contains light industrial uses. The property at 9300 Golden Valley Road is 1.3 acres and currently contains a small office building. The property at 9310 Golden Valley road is 0.9 acres and currently contains a single family home. Both of these structures would be demolished as part of the proposed development. Summary of Proposal The proposed PUD would allow for the consolidation of the properties and the construction of a new multi-family building. The U-shaped building would contain one level of underground parking and the residential portion would rise three levels above ground. The one-story community space would consist of both a sanctuary and a community room and would be accessible to the public through a secondary entrance. Surface parking would be provided between Golden Valley Road and the building. 44 underground spaces and 29 surfaces spaces are proposed. ♦ v � 622-50 � � , , ; �, � ' , � ��� � � �.� � � 9240 � � � �� �' � , I � _ � _-: ; �. � � E � 9400 0 9210 �- 9200 � 9326 � 9300 E, ia �' � � q � s +r. �� ; \�� .. �� �C"�.Y�'�,"��k.. `� ''����..� ",a�Y�- . ..- _ry��-IIM1�I������ l+:� . � II�C�} * �{ �. �sy �� . . .__� . . . e .... .��y, . �__ � �" . -fi' I t E- *P�i� . r�V+f+� � .. � y� �d'd*@.;.. '�Su:_ �• . .�, ,� '-�, � 3'T'aYE .�" ... t '• . '�� �� ��. � � 9300 -�� � �� .� g, ��� � �,_ ��._ �� � � - �� �� �� � ��� � ���„ � ,�..u � 9220 ' �:,:� PUD 124 - Site Map Based on the Zoning Code, 0.5 parking spaces are required for every residential unit (23 spaces) and 1 space per 300 square feet of gross floor area of community space (16 spaces)for a total of 39 spaces. 73 spaces are being proposed. A bicycle rack with space for four bicycles would be provided near the front door. Of the 45 units proposed, 40 would be one-bedroom units and 5 would be two-bedroom units. 14 units would be reserved for households at 30% or less of the area median income (AMI) and four units would be reserved for individuals facing long-term homelessness at 30%of AMI. Amenities within the residential portion of the building include a commercial kitchen and dining area, common space, and a fitness center. Outside the building, a newly landscaped rear courtyard would provide both passive and active spaces. A wooded area at the far rear of the property would be preserved to help serve as a buffer from light industrial uses to the north. Exterior building materials are proposed to be stone, glass, and fiber cement siding. Land Use and Zoning Considerations As a PUD, the City can offer flexibility from the regular zoning requirements in order to achieve a better development. The following table summarizes how closely the requirements of the R-4 High Density Residential Zoning District are met under the current proposal: R-4 High Density Residential PUD 124 Cornerstone Creek Use Multiple-family dwellings Apartments, Offices, and a Multi-purpose Community Space Dimensional Standards Minimum lot area 20,000 square feet for any 97,884 square feet principal structure Minimum lot width at front 150' 257' setback line Structure coverage 45% maximum 23.3% Impervious coverage 60% maximum 51.7% Front setback 25' minimum Approx. 101' Side setback 20' minimum 24' 11" along west side; 21' 1.625"along east side Rear setback 20' minimum 88' 4.625" Accessory structures Includes private indoor and None outdoor recreation facilities PUD Standards and Guidelines There are a handful of standards and guidelines set within Section 11.55 of the City Code that regulate PUDs. The following table summarizes how closely the requirements of this section are met under the current proposal: Planned Unit Developments PUD 124 Cornerstone Creek Frontage 100' or adequate to serve the 257' development Principal building setbacks No closer than its height to NA the rear or side property line of a single-family district All building setbacks No closer than 15' from the NA back of curb along internal roadway systems Private service facilities or Operation and maintenance NA common areas agreements required Engineering and Fire Safety Considerations As is standard practice for development proposals, plans for this proposal were reviewed by the City's Engineering Division to ensure the site can be adequately served by public utilities. A memorandum from the Engineering Division that addresses access and circulation, pedestrian facilities, sanitary sewer and water services, inflow and infiltration, stormwater management, and tree preservation is attached. The Fire Department reviewed this proposal to ensure that adequate emergency vehicle access is achieved on the site. A memorandum from the Fire Department that addresses site access, site design, and water supply is attached. Comparison to Preliminary PUD Plans The Final PUD Plans have reduced the building footprint slightly and shifted the entire structure to the east in order to provide a greater separation between the west lot line and the drive that connects to the underground parking level. Three surface parking spaces were eliminated. The project may be completed in two phases, with the multi-purpose community space being constructed as part of phase two. Due to limitations related to the project's financing, the PUD will be split into two lots with a dividing line separating the multi-purpose community space from the apartment and office space. All building code requirements will need to be followed and additional cross-access agreements must be recorded. Justification for Consideration as a PUD The PUD process is an optional method of regulating land use in order to permit flexibility in uses allowed, setbacks, height, parking requirements, and number of buildings on a lot. Applications for PUDs must be consistent with the Intent and Purpose provisions and the PUD requirements and principles and standards adhered to in the City. In order to be approved as a PUD, the City must be able to make the following findings: 1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the site and achieves a higher quality of site planning and design than generally expected under conventional provisions of the ordinance. By utilizing the PUD process, the applicant has been able to accommodate three distinct but complementary uses on the site. Staff believes this standard has been met. 2. Preservation. The PUD plan preserves and protects substantial desirable portions of the site's characteristics, open space and sensitive environmental features including steep slopes, trees, scenic views, creeks, wetlands, and open waters. The proposed project protects 65 feet of undeveloped wooded area at the rear of the lot. Staff believes this standard has been met. 3. Efficient— Effective. The PUD plan includes efficient and effective use (which includes preservation)of the land. As a redevelopment of underutilized properties, the proposal would make better use of existing infrastructure and help the area transition into a more mixed use and pedestrian friendly environment. Staff believes this standard has been met. 4. Compatibility. The PUD Plan results in development compatible with adjacent uses and is consistent with the Comprehensive Plan and redevelopment plans and goals. The redevelopment of these two underutilized properties for affordable, life-cycle, multifamily housing is consistent with the goals of the Comprehensive Plan. Staff believes this standard has been met. 5. General Health. The PUD plan is consistent with preserving and improving the general health, safety and general welfare of the people of the City. By providing a new and innovative housing model, this proposal helps address a community, regional, and statewide need. Staff believes this standard has been met. 6. Meets Requirements. The PUD plan meets the PUD Intent and Purpose provision and all other PUD ordinance provisions. The flexibility provided by the PUD allows for a mix of uses within the site and creates the opportunity for the establishment of a new multi-purpose community space. Staff believes this standard has been met. Recommendation Staff recommends approval of the Final Plan for Cornerstone Creek PUD No. 124, subject to the following conditions: 1. The plans prepared by UrbanWorks Architecture, submitted July 15, 2015, shall become a part of this approval. 2. The recommendations and requirements outlined in the memo from the Engineering Division, dated July 17, 2015, shall become a part of this approval. 3. The recommendations and requirements outlined in the memo from the Fire Department, dated July 20, 2015, shall become a part of this approval. 4. The property owner shall provide to the City all easements and agreements necessary to ensure cross-access and shared parking between the two lots. 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. 124" in its title. 8. A park dedication fee of$9,740, 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. Attachments Location Map (1 page) Applicant's Narrative (4 pages) Memo from the Engineering Division dated July 17, 2015 (4 pages) Memo from the Fire Department dated July 20, 2015 (2 pages) Plans prepared by UrbanWorks Architecture, submitted July 15, 2015 (38 pages) , _ _> � ,.� ,.4 sios ; � soo sso - j= : . - �TH AVE N 1 • , ,� _�_ 1 �,__ '1 � Z j ---- i � , ! ��� 835 � � i • �' � j �, 708 69G 690 582 6S0 G76 I Y =. 640 � � G70-:GT2 � a 620 �B� --� � ♦ � C Subject Properties. 6G�G62 ' ' S° 660� 201 11� 104 LYMOUTH ? 107a�2a1231251561G81190 ' soz �` ' = •s���+r r•+ts�3«�+a (,�2 628 634i36640 frlagqg656�658 �203 117' m10710�3A03 .. �` 111 116121 158 18G ,�• •• •• •• •• w � y �• 20�110 109105 10 � G 630 G11638 G42 646 650 209 2 2058 . � � I ♦ .. 205A 208 - ------� � �- . , a 1 ;; 1t"= tt?.:g � � � � 15� 7�10 010 12 12 1 1£:-�3 q2�� 79F9140 ; 1410. 2 '+s 89 .i,� ���. � g�32 9100 123 55 « � ; i ati� ,,� �:.ass soso 9000 �� ' � � ssz�'�e�,o �?;o� .a �o,o:1z . . 12 9200 . 1 7 a9210 9110 9�9110 � �9300 y. I . � i;nid�r.V:ill��, R<'� 9010 8950 ! 932 5 9100 � � • � � 9300 • 9130 � o � • . . � .. 9220 H�•ty'Nu _ �S t[�t � ti h� 1 �St tv Nwy,tJ ! �, ` »tu' � - �� .Y y� ��wi:,�t�::Y . ilv - . vl!� ;-'y,conµ 8951 8935 _ ! -....vlv•'..: i ::i:.�:::..... � 9031 433 - � 9131 424 � . 9141'����� 421 � � ... ... � � ,;.:- 3'3 02' �. . ; .9147 306 ; '` - 3031��� 301 347 410 8928 g ��� 1 10?�2 _9131A r� � 106 101 ` S'��`�` r t i �p X r ... E, ��f.4..*' Ai`.. ,F�, � y .. i '� � � .�U� Z � �t`��� ; Cornerstone Creek Final PUD Application Narrative � � : :; PUD No. 124 is�(: r,� -----------_--- Project Overview Community Housing Development Corporation (CHDC) and Jewish Housing and Programming (J- HAP) are proposing a new, mixed-use supportive housing project at 9300 Golden Valley Road in Golden Valley called Cornerstone Creek. It will consist of three components: permanent housing for residents with developmental disabilities, administrative offices for J-HAP, and multi-purpose space called the Center for Community Life. The housing component will consist of 45 apartment units for adults ages 22-54, a commercial kitchen and dining area, communal living space, a fitness center, and property management offices. The non-housing space will be a separate ownership entity and consist of J-HAP's administrative offices, a sanctuary, and community multi-purpose rooms. The proposed building will be three levels clad in a combination of cultured stone, glass, and fiber cement siding. There will be approximately 44 underground parking stalls and 29 surface parking stalls for residents, staff, and visitors. The front desk will be staffed 24 hours, 7 days a week. Anticipated administrative staff includes 4.25 FTE positions, kitchen personnel, and each resident will have their own contracted service provider which will be on-site based on the needs of the individual. Background Research of Jewish and secular resources reveals that: • About 8% of any adult population is identified with a cognitive disabiliry • About 30% of those live below the poverty level • About 72% live with a parent or relative versus 20%of non-disabled peers • About 50,000 residents of the Twin Cities identify as Jewish • About 2,200 Jewish adults ages 18-54 with a cognitive-based disability reside in the Twin Cities This data is supported by the fact that J-HAP already has a 100-person waiting list for housing at the new faciliry. For the 28% of adults with cognitive disabilities who do not live with a parent or relative, appropriate residential options are limited. Group homes are one option—these models offer the care of institutions without the restrictions often associated with institutional living. However, they limit individualism because of the need for a supervisor to keep all residents together in schedules that ensure proper care delivery and resident safety. Another is the "scattered housing" model -- for the small percentage of this population that are able to live independently, the abiliry to spend time as they choose is hampered by a lack of social interaction. Without the aid of significant amounts of programs for these individuals to attend, many have only small doses of interaction with others leaving a deficiency in their social needs. Even in cases when adequate social programming is in place, elaborate transportation schedules are often involved because programming is invariably off-site. Traditional supportive housing for non-disabled individuals and families have long followed a similar model to what Cornerstone Creek is proposing. However, there are no examples of this model for individuals with cognitive disabilities in the state of Minnesota. In fact, there are only approximately a dozen known examples of similar operations in the United States. The group home model still dominates the cognitive impaired housing spectrum. Though this model may work well for some, the creative hybrid model proposed by CHDC and J-HAP will set it apart from other options. The one-stop shop of housing, enriched services, and community is currently only achieved through the combination of several locations, organizations, and staff. Furthermore, the demonstrated need for housing with services for adults with cognitive disabilities in the Twin Cities cannot be addressed with a continuation of the predominant group home or scattered home model. At this time there is a moratorium on new group home housing in Hennepin County. Cornerstone Creek will provide a much-needed new option—a housing model that combines independent, affordable, service-enriched housing for adults to live in a safe, permanent, and welcoming community. PUD Purpose and Intent The proposed development complies with the intent and purpose of the Golden Valley PUD ordinance as follows: a. Encourage, preserve and improve the health, safery and general welfare of the people of the City by encouraging the use of contemporary land planning principles. The proposed project will bring a much-needed, independent affordable housing option for residents with developmental disabilities to the ciry of Golden Valley. By combining two existing parcels, Cornerstone Creek will be a more efficient use of the properry and have greater densiry. Furthermore, the redevelopment of the site allows for the application of contemporary storm water management principles. The building will follow criteria for Minnesota Green Communities, consistent with improved health and general welfare of the people of the City. b. Achieve a high quality of site planning, design, landscaping, and building materials which are compatible with the existing and planned land uses. Active uses within the building—communal living and dining -- have been oriented to face the street. There will be two distinct entries, one for residents and one for visitors to the Center for Community Life. The building will be clad with high-quality materials including cultured stone, glass, and fiber cement siding. Visitor and staff parking will be provided using both underground stalls and a surface lot, while a drop-off loop allows for convenient transport access. The site will have significant landscaping: street trees, shrubs, and a rain garden will screen and beautify the front; coniferous trees at the interior property edges will provide a green buffer for the neighbors; and a courtyard with both active (community plaza, sport court, activity lawn) and contemplative (gardening, seating areas) spaces will serve the residents. Enclosed garage and recycling rooms are provided for both residents and kitchen functions, with regularly scheduled pickups. The proposed project complies with all building setbacks as defined by the Golden Valley R-4 High Density Residential zoning district. c. Encourage preservation and protection of desirable site characteristics and open space and protection of sensitive environmental features including steep slopes, trees, scenic views, water ways, wetlands and lakes The site is designed to protect as much of the wooded area to the north as possible with a tree presenration plan. It will also incorporate enhanced storm water retention and treatment capabilities: underground chambers for temporary storage, pretreatment catch basins located throughout the site, and rain gardens that are attractive and environmentally pleasing. The system was designed to meet the new proposed Bassett Creek Watershed Management Organization rules. d. Encourage construction of affordable housing and a variery of housing types. The project will consist of 40 one-bedroom units and 5 two-bedroom units of independent, affordable, service-enriched housing for adults, ages 22-54, to live in a safe, permanent, and welcoming community. Fourteen (14) units will be for households earning 30% or less of the area median income (AMI), and four (4) units will be set aside for people experiencing long-term homelessness (LTH) at 30%AMI. Individuals living in the finro- bedroom units may have a caretaker living with them, or they may accommodate a shared living arrangement for individuals who would like to be roommates. Preference will be given to people with a developmental disabiliry. Local, state and federal funding sources have been secured for the creation of Cornerstone Creek. Per the funding sources, long-term rent and income restrictive covenants will be recorded against the property to ensure long-term affordabiliry. e. Encourage creativity and flexibility in land development. The Ciry Staff recommended pursuing the project as a PUD in order to provide the flexibility necessary to accommodate the communiry uses under the current zoning designation. The PUD will allow Cornerstone Creek to provide residents with an active lifestyle and a seamless connection to community life. f. Encourage efficient and effective use of land, open space, streets, utilities and other public facilities. The PUD will allow for multiple uses and services to be housed in a single building. The project will make use of existing major roadways and utility connections, and it will accommodate future sidewalks to promote pedestrian connections with future surrounding developments. g. Allow mixing land uses and assembly and development of land to form larger parcels. The proposed plat combines two existing parcels into one larger parcel to allow a mix of higher densiry housing, community, and supportive services. This combination maximizes the use of the property while ensuring that it functions well into the future. h. Encourage development in transitional areas which achieve compatibility with all adjacent and nearby land uses. The property is zoned High Density Residential (R4), with adjacent properties zoned as Medium Density Residential (R3) to the east, Business and Professional Offices to the west, and Commercial and High Density Residential (R4) to the south. This area in particular has been targeted by City planning staff as a higher-density residential zone to transition the Commercial uses along Olson Memorial Highway to the east and Industrial uses to the north. i. Achieve development consistent with the Comprehensive Plan. With the population of Golden Valley expected to grow, the City's Comprehensive Plan has targeted mixed-use, affordable multifamily housing as a specific need. Cornerstone Creek addresses the following goals of the Comprehensive Plan: • A complete community that contains a variety of life cycle housing options • Minimized conflict and a buffer between uses and neighborhoods • Increased number of jobs • A high-quality new development that is visually attractive and respectful of its surroundings • A development that is environmentally sustainable • Parcels that have been redeveloped • Improved health through planning for Active Living • Additional affordable housing j. Achieve development consistent with the Ciry' s redevelopment plans and goals. Cornerstone Creek provides a much-needed option for individuals with developmental disabilities—a new housing model in Minnesota that will create independent, affordable, service-enriched housing for adults with developmental disabilities in a safe, permanent, and welcoming community. k. Encourage development that is sustainable and has a high degree of energy efficiency. The project will follow criteria set forth by Minnesota Green Communities and include: erosion and sedimentation control, native landscape plantings, efficient irrigation and water re-use, contemporary storm water management practices, water-conserving fixtures, energy-efficient mechanical units, Energy Star fixtures, Energy Star lighting, Energy Star appliances, environmentally friendly materials and finishes with low-to no-VOCs, a construction waste management plan, and recycling areas in the building. � � � �' i �' � '��;�� � � R w . �� z� � . � . � � � � � � ���t��'��. , .��r�� � � �� �� .� �_ � �A ��� , � r�.Q���� �. . ������.��� ` T63-S93-�'Oy01763-593-39$8(fa::j Date: Jufy 17, 2015 To: Jason Zimmerman, Planning Manager From: Jeff Oliver, PE, City Engineer �� Eric Eckman, Public Warks Specialist Subject: Cornerstone Creek (93Q0& 9320 Golden Valley Road)—Fina( PUD Review Engineering staff has reviewed the plans for the proposed Cornerstone Creek planned unit development {PUD), submitted by Community Housing Development Corporation/Jewish Housing and Programming(Developer}, The proposed PUD is located at 9300& 9310 Golden Valley Road, near the intersection of Golden Vafley Road and Mendelssohn Avenue. The existing parcels make up approximately 2.24 acres. The proposed redevelopment of the site includes the construction of a 45-unit supportive housing facility with offices, community rooms and worship space, This memorandum discusses the ftems identified during the Engineering review that must be addressed prior to permit issuance. The comments contained in this review are based on the plans submitted ta the City on JuEy 15, 2015. Site Plan and Access The proposed PUD includes the construct'son of a 3-story building, surface and under�round parking areas, landscaped amenity areas and open spaces. According to the plans,the develaprrtent may be constructed in two phases with the narthwest wing, containing the community raam and sanctuary areas, constructed during the second phase. The PUD includes the removal of two existing driveway entrances and the construction of two new entrances. In order to minimize potential turning conflicts,the new entrances must be designed to align with entrances to properties on the south side of GoJden Valley Road to the extent feasible. All driveway entrances must meet the City standards for commercial driveway aprons. This property is located within the Highway 55 West Redevelopment Area. The City is developing plans to construct public improvements within this area, including public sidewalks adjacent to this property. !n the preliminary PUD review, the City required that the Developer show the proposed future sidewaik on the plans and prepare a grading plan which allows far future design and construction of a sidewalk that meets City standards and Americans with Disabilities Act G:\Developments-Private\Cornerstone Creek(JHAPJ 9300-9310 GV Rd\Memos\CornerstoneFinalPU�Review 071715.doa (ADA) accessibility standards. The Developer has met this requirement by shawing thE future sidewalk and incorporating it into the design of the site. Hawever, the Developer mus# include curb tapers in the driveway design at the intersections with the sidewalk to allow for the future constructian of ADA accessible curb ramps. The curb tapers will need to be inspected and approved by the City at the time of canstruction. Special assessments may be considered as part of the financing for the public improvements. The City will discuss this in more detai! with the Develaper as the process moves forward. The Developer must agree to waive its right to appeal any special assessments for the public improvements, consistent with state statutes. At the recommendation of the City, the �eveloper has included a pedestrian connection from the building and parking lat to the future sidewalk along Galden Valley Road. Preliminarv Plat The preliminary plat submitted by the Developer appears to meet the Cit�s requirements for the dedication of right-of-way for Golden Valley Road and the dedication of drainage and utility easements consistent with the City's Subdivision Ordinance. Utilitv Pian {Water and Sanitarv Sewer} The plans submitted by the Developer show the extension of new water and sanitary sewer services into the site. The City's water and sanitary sewer systems that provide service to these properties have adequate capacity to accommodate the proposed development. The Developer must show and label the size of the water and fire protection services on the final construction plans submitted for permitting, In order to help reduce the amount of inflaw and infiltration of clear water into the sanitary sewer system,the City has an Inflow and Infiltration {I/I) Ordinance. The City and the Owner have executed a deposit agreement to ensure that the property wil( comply with the City's I/I Ordinance. Per the agreement, the new sewer service must be inspected and found to be compliant with the I/i nrdinance, prior to accupancy af the buiiding. The Developer wili need to excavate Golden Valley Road in order to construct the utility extensions described above. A City Right-of-Way Management Permit is required for afl excavations and obstructions within public right-of-way and easements to ensure that the street is restored to City standards. Goiden Valley Road was overlaid in 2012 and therefore, according to City standards, an increased level af restoration is required for this roadway. Staff wil! work with the Deveioper on the details of the street restoration effort as part of the permit process. Stormwater Mana�ement Plan (Gradin�and Erosion Control) This PUD is within the Main Stem subwatershed of the Bassett Creek watershed. The Developer proposes to disturb approximately 2 acres of the site and will increase the imperviaus surface area by about 1 acre. The PUD is subject to the review and comments of the Bassett Creek Watershed Management Commission (BCWMCy. City staff will assist the Developer in forwarding the plans to the Commission for review once the plans are found to be acceptable by the City. G:\Developments-Private\Cornerstone Creek(1HAPJ 9300-9310 GV Rd\Memos\CornerstoneFinaIPUD Review OT1715.docx The existing site sits atop a hill in which the north two-thirds af the site generally drains north to a wooded open space a�ea and the south one-third generally drains south to Golden Valley Road, eventually discharging into the ponds located within the interchange of TH169 and TH S5. According to the prelimina�y grading, drainage, and erosion control plans submitted by the Developer, the PUD includes re-gradin�the site to direct more runoff to the south through an infiltration chamber constructed below the surface parking area near Golden Valley Road. The infiltration chamber wii! help reduce peak runoff�ates, runoff volume, and phosphorus and sediment loads. Storm sewers have been extended throughout the sifie to accommadate runoff from the new development. At the recommendation af the City, the Developer has included pretreatment measures prior to discharge to the infiltration chamber to maximize the efficiency of the chamber. All storm sewer facilities and stormwater quality treatment facilities (infiltration basin, sumps) in this PUD will be owned and maintained by the Developer or future praperty owner. A maintenance agreement outlinin�these responsibilities will be drafted by the City and must be signed by the Developer prior to the issuance of pe�mits. The Developer or contractor must obtain a City Stormwater Management Permit befare 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 compfeted before a City Stormwater Management Permit can be issued. This PUD is afso subject to the requirements of the MPCA Constructian Stormwater Permit. A copy of this permit and the corresponding Storm Water Pollution Preventian Plan must be submitted to the City before wark can begin. Tree Preservation/Landscaae Plan The PUD is subject to the City's Tree Preservation Ordinance and Minimum Landscape Standards. A Tree Preservation Plan and a Landscape Plan have been submitted by the Developer, and it appears the plans meet these requirements. Based on the p(ans and the proposed tree removals, the Developer must obtain a Tree Preservation Permit before canstruction can begin. The Developer must submit the estimated cost ta furnish and install the iandscape plant materials to help determine the financial securities required as part of the proJect. G:�pevelopmenu-Private\Cornerstone Creek{1HAPa 930�931Q GV Rd\Memos\CornerstoneFinalPUD Revtew_071715.docx SummarY and Recommendations Engineering staff recommends approval of the Cornerstone Creek final PUD plans subject to the comments contained in this review, which are summarized as follaws: 1. The Developer rnust obtain the appropriate City permits for demolition of the existing buildings, utilities, pavements and other related improvements. 2. The Developer rnust include curb tapers in the driveway design at the intersections with the sidewalk to allow for the future construction of ADA accessible curb ramps. 3. The Developer must show and label the size of the water and fire protection services on the final construction plans submitted for permitting. 4. The new sewer service must be inspected and found to be compliant with the I/I ordinance, prior to occupancy of the building. 5. A City Right-of-Way Management Permit is required for all excavations and obstructians within public right-of-way. Golden Valley Road must be restored to City standards. 6. Pians are subject to the review and comments of the Bassett Creek Watershed Management Commission. 7. The Developer or contractor must abtain a City Stormwater Management Permit befare construction begins. 8. A copy of the MPCA Construction Stormwater Permit must be submitted to the City. 9. A maintenance agreement for the storm sewer and stormwater quality treatment facilities must be signed by the Developer prlor to the issuance af permits. 10. Developer must obtain a Tree P�eservation Permit before construction can begin. 11. The Qevelaper must submit the estimated cos�to furnish and install all landscape plant materials in order to determine financial securities. Approval is also subject to the comments of the City Attorney, other City staff, and other governmental entities. Please feel free ta call me if you have any questions regarding this matter. C: Tom 8urt, City Manager Marc Nevinski, Physical Development Director Emily Goellner, Associate Planner lohn Crelly, Fire Chief Jerry Frevel, Building Official Bert Tracy, Public Works Maintenance Manager A! Lundstrom, Park Maintenance Supervisor and City Forester Tim Kieffer, Street Maintenance Supervisor RJ Kakach, Engineer Tam Haffman, Water Resources Technician G:\Devalopments-Prlvate\Cwnerstone Creek(JHAP)9300-931D GV Rd\Memos\CornerstoneFinalPUD_Review_071715.docx ����_�� ���, ����.���'�r� �� ��„ �` Fire Department 763-593-8079 / 763-593-8098 (fax) Date: July 20, 2015 To: Jason Zimmerman, Planning Manager Emily Goellner, Associate Planner Cc: Jeff Oliver, City Engineer From: John Crelly, Fire Chief Subject: Final PUD #124—Cornerstone Creek—9300—9310 Golden Valley Road The Golden Valley Fire Department has reviewed the final PUD #124 plans submitted on July 15, 2015 for the Cornerstone Creek project located at 9300—9310 Golden Valley Road. This final PUD #124 application proposes the construction of a new three story building (phase 1) that is approximately 82,057 sq. ft. in size. The building will provide independent, affordable and service enriched housing for adults with developmental disabilities age 22— 45. There are 45 units in the project with associated amenity and program support space. In addition there is community and worship space to support the residents and their families (phase 2). SITE The proposed building is "U" shaped and is arranged on the site in a fashion that does not provide 360 degree fire department access around the building as required by the Minnesota State Fire Code (MSFC). The fire department has been working with UrbanWorks Architecture, LLC and the owner to resolve the lack of access. The MSFC allows alternate materials and methods to compensate for the lack of access. On May 12th, 2015 an agreement was reached on acceptable alternate materials and methods between the City and the Architect. The configuration and location of the building on the site is acceptable with the inclusion of the agreed upon fire safety enhancements. BUILDING This building is proposed to have 44 underground parking stalls. The garage will be of type I construction. The community and worship space is 1 story in height and the residential living area will be 3 story in height all of which will be of type V construction. In reviewing the water flow requirements of the Minnesota State Fire Code (MSFC) appendix B and C, this building Page 1 of 2 requires a water flow of 6,750 gpm. The building is proposed to be protected with a fire sprinkler suppression system. Based on MSFC, a 75% reduction in water flow will be allowed which equates to a required flow of 1,687 gpm and the site will only require 1 fire hydrant. The fire sprinkler system for the new building will be supplied by a 6-inch water connection on the south side of the building. The fire department connection and a PIV valve are also shown at this location. SUMMARY AND RECOMMENDATIONS The Golden Valley Fire Department recommends approval. 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OS91 -� M l!S400N �� �3.d�rv d . , . , .�„ .� � li � �� ip � — � ` i �� �, ����-�-� - � �g � � � � ��i �8' � , �� ' _ F`'' II��:� ���� (; ��J.. �W II,�I��.�' �,n�c'h��� "A� � °' ` �� e84�o � w�8� � I I III�IIII k� � '� ` I - � � � � Ilj�� h ; � � � il ----— ,� ._ _ ; I —�I � _ _ — - - t;��'V C�t �;���. �,a .� �� 4 �� �� Ph sical Develo ment De artment V�. �'� y p � 763-593-8095/763-593-8109 (fax) Date: July 27, 2015 To: Golden Valley Planning Commission From: Emily Goellner, Associate Planner/Grant Writer Subject: Informal Public Hearing—Amendments to the Official Zoning Map— 9000 and 9050 Golden Valley Road Backgr.ound A rezoning petition was filed by the City of Golden Valley in order to bring the properties of 9000& 9050 Golden Valley Road into compliance with the Comprehensive Plan. The Golden Valley City Council approved a resolution on May 5, 2015 to re-guide these properties from Commercial use on the City's General Land Use Plan Map to High Density Residential use. The Metropolitan Council approved these changes on June 9, 2015. Subsequently, Minnesota State Statute requires that the City's Official Zoning Map be amended to reflect the change in the City's General Land Use Map. The High Density Residential (R-4) Zoning District allows for high density housing of over 12 units per acre. Recommendation Staff recommends approval of the Rezoning Petition, amending the Official Zoning Map to re-zone 9000 and 9050 Golden Valley Road from Commercial to High Density Residential (R-4). Attachments Location Maps (2 page) High Density Residential Zoning District (R-4) Section of City Code (3 pages) Official Zoning Map (1 page) General Land Use Plan Map (1 page) 82 0 10 � 835 ��2 747 • � .:,:�708696690 682� G80 676 � 745 • • • � � • ,' • s4�.. 670 6 n 730 � 745 668� • a i �°662 701 ��Z ��� Z 884(883E88638E881E8816 880E8804 : 21129 56168 1 190 Subject Property �»��107103A03'�� ' e��s���s� • • •��s •��������• 62Y628 G32 5363-0Oi4 ���� • • � Q 8836 8832`882e8814' 8812. '124158 18G ♦��• •• •��• e 110� 109105102 ` . � � .. G26` 630638 642 646 650;' � 209�2205B i; ' �`r�«��• SA � 8800 --- --� --- ----- _ � 208 p �'•" .14105 ` 7tli Ave N 7.10: �Z 72i ..• 79�g140 6845 92 40 i • + $�� 605 � • • j, . 9300 .:. .� 123 55 � : 17.•:5 9000 93269310 -• �� 72 9200 4 7�010 12 9j� 8��6 7� �9210 9710 9�9110 � 600: " .,. _ - 400 � Goiclen v:�i�Py +��:t ` �g 9325 9100 9070 8950 _ � 9300: � • • �' �-- , , � 9130 _- - � '� __-^r _ __ . �'o " '^5tate t{wy N° 55-' _ + - ' �!te HwYrN�r 55 8815 . �__ - . ... S�� : � ..,. �� _ � ,... �� .,- ,. y. i .. ., ...... �� _,..�' � � � v�; : . - .. ... . .e�o� a�NwY e39: Z 440 - - -"ptso�M 8951 8945 m ..k �, %-� 433 > - y9731' 9031 433 Z �1 Q 432 Y �8811 '�• Y J,,. �� , y, --- � �� _ - _ '�� 701 > 424 ; 423 � 424+ ` ,�,.:a.. � r � .'�' 9141� �!01 421 a u` k .1: � x.. � . `Fr � 9147 3�30Y., ;3' � . O 416 . � ��_�306 _ c.,'. .i. 303 "''301 347 " 410 8928 8920 6912.415 ,: 702� 9131A : u. L: �- ' .; ,: 408 708�'101��'�� 345 � � � 9143�101 '.:? Wally St = j9201 !O7 339 400 � 91318:- 3�3�',... 8933892 6'J17 8901 }l -- 'R� � ;306 89138909 - 91'1 C 3� '- .,325 . ��� 88454833 r.:. _.. �. � , 9131D-9145 `' � - --- --- --- - - � k :_ 505 ES-lE5 - J 9105 � 840 800 ^ �����1�� • �0 S3 � 8 50 '�`: �__{ • ��,i;�� �820 r 1 _ _•t � 742 710 � SJ5 � R 708 656 G90 682 680 676 , • • • � ♦ , G20 �a 670�6n � 7�50 668: �� • 701 � Subject Property Z°' 12 '°°e � $$'�$s'g$$$$ �isiii��il�i�i����i�90 �02 �� � 101 - 8836� 8832 622 628 63453 111� 107103A03 • 117 116t21158186 ���• •• e• •♦ � • 203 •• •� • • • L (�6 630532638642 6q6�gsp ; •Zpq»� 109105102 - 209 2 2056 i � � •v e� +.205A - --- --- - -- -- - - - ' 208 - -- ^' �i,.� 12�".i . - 2t5Z 7�10 o1012i 12 1E�-�.'3 92�` 79�91A0 , 8845 1410. , : 0 �35 ,� 8900 $ 2 9300 123 5> � � � 4�I • t�.�s; � 9050 9000 93269310 �?�p5 c� 4 7 e10i12� • • 12 5200 ---- 7 a9210 9770 9a.9710 �0 _�9400 �«..... a � , .. ,- .:�I�cy R�1 9010 a950 932 5 97 00 • 9300 � � � � 9130 � ^_. �' • � .� - ��.,..�+"'^r"".�-~'�'� g220 ySl`ti t1,::y tJ� � - _ -__ - �-'���N c��5�, _ - , __---' N:.Y _ ,- 8815 - � ^rS��t� � . � -- ---" " �^ - � _.vl'v �.�� �� � - ,����H'-�; � 439 470 'W`:' ' fll�.n�:. _� v� "�� " - " :>e,o�� 8951 89�5 � :::c:;::;:� ,.- _ �-' 433 .,.� . � - 9131 9031 �3 - 432 ��-'' ^ ^ -' 9141 ' 42 4 ,i21 ------- a2s , ,, . ,. .o� a2� ."".., �"l .91471 3 02 3� = 416 ' 303l�.� 301 347 _ 410 89Q8 8920 8912 415 .� 10712 �,9131A 408 10G 101 345 § 11.24 . Section 11.24: High Density Residential Zoning District (R-q.) Subdivision 1. Purpose The purpose of the High Density Residential Zoning District (R-4) is to provide for high density housing (over twelve (12) units per acre) along with directly related and complimentary uses. Subdivision 2. District Established Properties shall be established within the R-4 Zoning District in the manner provided for in Section 11.90, Subdivision 3 of this Chapter, and when thus established shall be incorporated in this Section 11.24, Subdivision 2 by an ordinance which makes cross-reference to this Section 11.24 and which shall become a part hereof and of Section 11.10, Subdivision 2 thereof, as fully as if set forth herein. In addition the R-4 Zoning Districts thus established, and/or any subsequent changes to the same which shall be made and established in a similar manner, shall be reflected in the official zoning map of the City as provided in Section 11.11 of this Chapter. Subdivision 3. Permitted Uses The following uses and no others shall be permitted in the R-4 Zoning District: A. Multiple-family dwellings B. Senior and Physical Disability Housing C. Foster Family Homes D. Essential Services, Class I and II E. No more than one (1) kitchen area shall be permitted in each dwelling unit. Subdivision 4. Accessory Structures The following accessory structures and no others shall be permitted in R-4 Zoning Districts: A. Enclosed parking structures similar in construction and materials to the principal structure B. Storage structures similar in construction and material to the principal structure, not exceeding five hundred (500) square feet or ten (10) feet in height. No accessory structure shall be erected in the R-4 Zoning District to exceed a height of one (1) story, which is ten (10) feet from the floor to the tap horizontal member of a frame building to which the rafters are fastened, known as the top plate. Golden Valley City Code Page 1 of 3 § 11.24 C. Underground parking structures D. Private indoor and outdoor recreational facilities, including but not limited to swimming pools and tennis courts. Subdivision 5. Conditional Uses The following conditional uses may be allowed after review by the Planning Commission and approval by the Council following the standards and procedures set forth in this Chapter: A. Residential facilities serving twenty-five (25) or more persons B. Group Foster Homes Source: Ordinance No. 373, 2nd Series Effective Date: 07-13-07 C. Principal structures in excess of five (5) stories or sixty (60) feet in height. Source: Ordinance No. 444, 2nd Series Effective Date: OS-13-10 D. Retail sales, Class I and II restaurant establishments, and professional offices within principal structures containing twenty (20) or more dwelling units when located upon any minor or major arterial street. Any such sales, establishment or office shall be located only on the ground floor and have direct access to the street. Subdivision 6. Buildable Lots In the R-4 Zoning District a lot of a minimum area of twenty thousand (20,000) square feet shall be required for any principal structure. A minimum lot width of one hundred fifty (150) feet at the front setback line shall be required. Subdivision 7. Corner Visibility All structures in the R-4 Zoning District shall meet the requirements of the corner visibility requirements in Chapter 7 of the City Code. Subdivision 8. Easements No structures in the R-4 Zoning District shall be located in dedicated public easements. Subdivision 9. Maximum Coverage by Buildings and Impervious Surfaces Structures, including accessory structures, shall not occupy more than forty-five percent (45%) of the lot area. Total impervious surface on any lot shall not exceed sixty percent (60%) of the lot area. Subdivision 10. Principal Structures — Multiple-Family Multiple-Family Dwellings in R-4 Zoning District shall be governed by the following requirements: Golden Valley City Code Page 2 of 3 § 11.24 A. Setback Requirements. The following structure setbacks shall be required for principal structures in the R-4 Zoning District. 1. Front Setback. The required minimum front setback shall be twenty- five (25) feet from any front property line along a street right-of-way line. 2. Side and Rear Yard Setback. When directly abutting any R-1 Zoning . District, the required side and rear yard setback shall be forty (40) feet. In all other instances, the required side and rear yard setback shall be twenty (20) feet. Subdivision li. Enclosed Parking Structures and other Accessory Uses Enclosed parking structures and accessory uses in the R-4 Zoning District shall be governed by the following requirements: A. Setback requirements. The following structure setbacks shall be required for all enclosed parking structures and other accessory uses in the R-4 Zoning District: 1. Front Setback. The required minimum front setback shall be twenty- five (25) feet from any front property line along a street right-of-way line. 2. Side and Rear Yard Setback. The required minimum side and rear yard setback for enclosed parking structures shall be forty (40) feet when abutting an R-1 Zoning District and twenty (20) feet in all other instances. The required minimum side and rear setback for other accessory uses shall be fifteen (15) feet. B. Location. No enclosed parking structure or accessory use shall be located closer to the front property line than the principal structure or within ten (10) feet of the principal structure. Subdivision 12. Parking Space Reduction Applicants providing sidewalks on all street frontages may pursue the following non-enclosed parking space reduction: A. Underground parking. The provision of one (1) stall of underground parking per unit shall result in a ten percent (10%) reduction in the number of required non-enclosed parking spaces. B. Public Transit. Scheduled public transit route available within one thousand (1,000) feet of the primary entrance accessed by a public sidewalk shall result in a ten percent (10%) reduction in the number of required non- enclosed parking spaces. 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The colocation of a professional office within a principal structure containing 20 or more units in the High Density Residential (R-4) zoning district requires a Conditional Use Permit (CUP). This property was redesignated for High Density Residential use on the City's General Land Use Plan map by the City Council on May 5. It is proposed to be rezoned from Commercial to High Density Residential (R-4). The subject property is the current site of a vacant fast food restaurant. It is bounded to the west by a second vacant fast food restaurant, to the east by a Commercial use (Red Lobster), to the north by Light Industrial uses, and to the south —across Golden Valley Road —by Commercial uses. Summary of Proposal The applicant will be constructing a five-story senior building with one level of underground parking on site. The office component is proposed to occupy roughly 4,900 square feet on the first floor of the building and would be utilized by the building's owner to manage this and other properties owned by The Schuett Companies. As required by the City's zoning code, the office would be located on the ground floor and would have its own, separate, entrance which would provide direct access to Golden Valley Road. Under the City's off-street parking requirements, at 0.5 to 1 parking space per unit, 96 units of senior housing require between 48 and 96 parking spaces. At 1 parking space per 250 gross square feet of office space, 4,900 square feet of office require 20 parking spaces. Between 68 and 116 total parking spaces are required; 68 parking spaces—the minimum amount allowed for consideration—are proposed. A neighborhood meeting was held on July 20; there were no attendees. Evaluation The findings and recommendations for a Conditional Use Permit are based upon any or all of the following factors: 1. Demonstrated Need for the Proposed Use: The applicant has indicated that the market in Golden Valley would be supportive of the type of senior housing being proposed for this location. In addition, the opportunity to collocate the professional offices within the building would generate efficiencies for the management of this project. 2. Consistency with the Comprehensive Plan: With the recent redesignation of the property to High Density Residential, the proposed residential use with a secondary office use is consistent with the General Land Use Plan Map. 3. Effect on Property Values: Staff anticipates the new use would improve property values as it would replace a vacant fast food restaurant. 4. Effect on Traffic: The number of trips associated with the proposed use is a reduction compared to the previous use, so staff does not expect any negative traffic impacts to the surrounding areas. 5. Effect of Increases in Population and Density: Between the residential and office uses, the proposal will increase the population at the location as compared to the previous use. This is not expected to have a negative impact 6. Increase in Noise Levels: The proposed use is not anticipated to cause an increase in noise levels. 7. Impact of Dust, Odor, or Vibration: The proposed use is not anticipated to cause an increase in dust, odor, or vibrations. 8. Impact of Pests: The proposed use is not anticipated to attract pests. 9. Visual Impact:The construction of a new five-story building would be a visual improvement over the existing vacant fast food restaurant. However, the increase in size of the structure will be a change in the scale of development on the property. It will not, however, be out of line with other development taking place along Golden Valley Road. 10. Other Impacts to the City and Residents: Staff does not anticipate any other negative effects of the proposed use. Recommended Action Staff recommends approval of Conditional Use Permit 139 allowing for a professional office within a principal structure containing 20 or more units at 9000 Golden Valley Road. The approval of a Conditional Use Permit is subject to the following conditions: 1. The plans prepared by kaas wilson architects, received on lune 26 and July 15, 2015, shall become a part of this approval. 2. The comments in the memo from the Engineering Division dated July 14, 2015, shall become part of this approval. 3. The recommendations and requirements outlined in the memo from the Fire Department dated July 21, 2015, shall become part of this approval. 4. A sidewalk shall be constructed along the east side of the access drive in order to connect the two building entrances with the proposed sidewalk along Golden Valley Road. 5. All signage must meet the requirements of the City's Sign Code (Section 4.20). 6. This approval is subject to all other state, federal, and local ordinances, regulations, or laws with authority over this development. Attachments Location Map (1 page) Applicant's Narrative (2 pages) Memo from the Engineering Division dated July 14, 2015 (3 pages) Memo from the Fire Department dated July 21, 2015 (1 page) Plans prepared by kaas wilson architects, received on June 26 and July 15, 2015 (6 pages) "U 82 0 � 7i2 747 10 835 • • 4 '�. 708696690 G82 680 676 � 745 • ♦ • , � • • �640 670�6T2 � 730 745 GG8 � • �°G62 701 712 1046 Z Subject Property $$�t883E88838£881E8816 880E8804 ' 21725 56168 7 790 111��107103A03 �� .�' •�������• • • •��• r���• � 8836 8832 882L8614 8812 G22 628 G32-i363qOS4 ��•• • • ♦ 12a158 18G •� •• ♦• •��e • 110 709105102 - Ea76 Gi0;38612 646 G50 20922056 •�� � a Sq � 8800 - - - - -- - -- -- 208 � 7��10^ .1�"a'S ` ., . 'ry�, �..:: N 12� � 12 7 9,g140 y�a0 8845 • + 8�0 605 � f . . i �oo iz;s� y000 aeos eszs�ia � �z�o 1z szoo"a ���io'i2 9•� � ' � . 7 r 9210 �110 9^9110 � C 600 400 ......:.a.�r...P;: • >oi�r,�;. �.�� ..:1 .g , 9010 8950 �,r"''��'+� 9325 9100 � � s � _ .._..r"^""_�-' . � 9J00 • �'"Y.�J, . � 9130 _ ���,�.r�"� .r+"""��._ - - - • • !��w.^.v'". _-"- r' ' __ 9220 �- '� ~ o ' __' � —S��t�.Y1�:t`i N- � � � �_-_ �. " . -_ ^ -` - � " 881 5 _ ' 1is;`� ' ``� - '`-"'.,- ! '- �hl�le �N '�� , �� `- -�- � , .. , _ � _ �i�o��a�t�o:Y 439 4S0 .�1;�.�.,t.'.; 8951 8955 � 903t 433 Z 437 432 8811 ` - 9131 - ��� 9141101 � d24 �� - 424 '01 421 ����!' 91473�3023� _ 416 303��'��0191�1A 347 _� 410 8928 8920 8912.415 �os i oy � 408 345 / � 1101 ...; ,., <;, .P/9201 9131,B9133 -�01 339 • ,. ., . , 400 • 3 3�' 893�8 92 5 6 91 7891 3 890 9 8901 „ � g131C3� y06 325 I 88453835 � 9131D•9145 �����P�,��. �*, � �' � ��N z s z�1� �, :, �r._____ �� Attachment 2: 9000 Golden Valley Road Application for Conditional Use Permit Narrative A conditional use permit(CUP) is required for this multifamily building and for the 4900 square feet of first floor office space for Schuett's new central office that is accessory to the management of the building. The narrative below summarizes the site usage. Property Summary and Land Use Guidance The property(PID 31-118-21-31-0045) is approximately 1.5 acres(66,045 square feet)and is currently fully developed with a 3,500 square foot,single story commercial building that most recently operated as a Wendy's restaurant until December 13, 2014. The parcel also has expansive hard surface with 52 surface parking stalls, a trash enclosure, limited landscaping, and two curb cuts from Golden Valley Road. The property is located in the Highway 55 West Redevelopment Area,which is transitioning away from auto- oriented commercial uses to pedestrian oriented high density residential uses. On May 5,2015,the City Council adopted Resolution 15-39 which changed the zoning of this property from Commercial to High Density Residential (R4)and made a corresponding amendment to the Comprehensive Plan's General Land Use Map. This redevelopment plan is complimentary to and compatible with the nearby existing and proposed multifamily uses. Our project removes the blighting influence caused by the vacant fast food restaurant,diversifies housing choices in general and adds a unique, "mid-market" senior housing option with in-home health care services,and adds value to the tax rolls by intensifying the use of the site. Site and Building Features The property will be redeveloped as a five story senior apartment building, below grade and surface parking,and many on-site amenities including in-home health care services. The compact site plan makes efficient use of the property by maximizing the residential density on the site within the established zoning and parking requirements with a small, complimentary office space for the company that owns the building. To make the site more pedestrian oriented,one of the two existing curb cuts is removed,surface parking is dramatically reduced,the building is placed at the front yard setback,and the building has been designed with high quality materials and rich architectural details. In addition,the future sidewalk along Golden Valley Road by others is shown. The building's main entrance into the lobby area has a porte cochere with a landscaped island and a dropoff/loading area with sufficient emergency vehicle access. Generous landscaping includes 33 shade and evergreen trees complimented by shrubs, perennials and grasses. While the Tree Preservation Ordinance does not apply,targeted preservation of some mature trees around the site perimeter that are outside of the grading limits is proposed to continue existing buffering from adjacent properties. Architecturally,the building was designed to be inviting and comfortable not only for seniors but for extended family and guests. This building exceeds quality standards that apply elsewhere in the City. The exterior has an articulated fa�ade with bump outs, decorative parapets, balconies,and a flat roof. The exterior materials will feature traditional face brick,decorative structural concrete masonry, as well as lap and panel cement fiber board siding with trim accents. Each apartment home will have compact,combined heating/cooling systems with color- coordinated grills to match the exterior,and some first level units will have private entries with pet-friendly walkouts and patios. The property features many amenities that are comparable to higher end,general occupancy buildings and intended to help residents and guests feel at home. A large community or party room with a residential kitchen for scheduled and unscheduled group activities and for informal gathering. There will be also a landscaped terrace,fitness room, resident storage rooms,garage parking,and WiFi. The building will have integrated concierge service with a tablet or similar device in each apartment home that combines the latest pendant-based nurse call system with resident services and amenities including meal delivery. On-site property management and CompassionCare staff work closely together to meet resident needs and coordinate on-and off-site activities. A New Model for Senior Housing Schuett has created a new model for independent senior rental housing that emphasizes aging in place with dignity. We accomplish this by coupling the features and amenities of a contemporary, age-restricted apartment community with targeted in-home health services provided at a competitive price by CompassionCare,an affiliate of Schuett. This property is oriented towards an underserved group of seniors with relatively moderate income or assets that are too substantial to qualify for income-restricted affordable housing and are not interested in or able to afford luxury, market rate senior housing. This is not an institutional group home, nursing home or traditional assisted living. There is no congregate dining and therefore no commercial kitchen. There are no nurse stations or separate wings that segregate residents based upon medical needs. This property was specifically designed as a residential setting and to maximize the comfort of the residents and their guests. CompassionCare will strive to assist individuals with aging in place by providing a variety of services and coordinating with other agencies, if necessary,to meet the needs of our clients. Every resident will choose an in-home health service package that most closely meets their needs ranging from targeted health monitoring with well checks to help with activates of daily living essentials in their private apartment homes. These services will include chores, meal preparation,grooming, hygiene, incontinence care, medication administration/treatments,and incidental nursing available 24 hours a day. The CompassionCare space on the first floor will include a salon,wellness features like a therapeutic tub and telemedicine video conferencing, a private consultation room and staff offices. In addition, CompassionCare's staff will assist residents with transportation and activities that are off the property including grocery shopping. First Floor O�ce Space for Schuett The first floor of the building includes up to 4900 square feet of office space for the building's owner from which this building and the rest of the company's multifamily properties will be managed. This space has been designed to be seamlessly integrated into the building by continuing the window, balcony and material patterns in the elevations that are established by the residential floors above it. These design elements minimize Schuett's presence and maintain the building's identity as senior housing. There will be no signage dedicated to the Schuett space and no identifiable "storefront" presence. The office will be accessed from an interior corridor to enable resident interaction and from a dedicated entry adjacent to the building's entrance that has direct access to Golden Valley Road via a sidewalk. Office visitors will use surface parking in part because on-street parking on Golden Valley Road is currently prohibited. The first floor office use does not generate or cause any odors, dust, smoke,gas,vibration, and it does not cause or attract flies, rats,other animals or vermin in the area. There are currently 6.5 full time equivalent(FTE)jobs at the Schuett office,and the residential property will create an additional 8 to 10 FTE jobs for the on-site property management and CompassionCare's in-home health staff. A skilled Registered Nurse (RN)will oversee an in-home health staff that includes Licensed Practical Nurses(LPN), and health aides. C-l�`�1 C)� �� _ �. - - _ � � � ��� Public Works De artment v� � p 763-593-8030/763-593-3988(fax) Date: July 14, 2015 To: Jason Zimmerman, Planning Manager From: Jeff Oliver, PE, City Engineer Eric Eckman, Public Works Specialist Subject: Plan Review- C.U.P. - 9000 Golden Valley Road Engineering staff has reviewed the plans, titled Golden Valley Road Senior Living, for a Conditional Use Permit (CUP) application located at 9000 Golden Valley Road. The comments contained in this review are based on plans submitted to the City on June 26, 2015. Engineering comments are as follows: 1. A City Stormwater Management permit application will need to be submitted along with a plan that meets City standards. There are a few areas onsite where staff has concerns about the proposed drainage plan (northeast corner of site, underground parking entrance, rain garden area, etc). Staff will discuss these concerns with the Developer and require that they be addressed and shown on the plans before the time of permitting. 2. Based upon the amount of disturbed area proposed, the Bassett Creek Watershed Management Commission (BCWMC) will need to review your plans for erosion control. Any comments from BCWMC will need to be addressed before a City Stormwater permit can be issued. 3. A maintenance agreement between the City and Developer will be required to ensure the Developer or future owner maintains the rain garden consistent with City and BCWMC requirements. 4. An MPCA Construction Stormwater permit must be obtained and a copy submitted to Engineering before the City can issue permits to begin work. 5. A City Right-of-Way Management permit is required for all excavations and obstructions within public streets, rights-of-way, and easements. This permit is required for all curb, driveway, and utility installations and removals. Golden Valley Road was overlaid in 2012 and therefore, according to City standards, an increased level of restoration is required for this roadway. Staff will work with the Developer on the details of the restoration effort as part of the permit process. 6. Demolition and utility permits will also be needed for the removal of existing structures, pavements, utilities, and other existing improvements on the site. 7. A City Tree Preservation permit will be required for the tree protection measures and the trees and landscaping proposed as part of the project. The landscaping plan must meet the City's policy on landscape standards which can be provided by staff if necessary. The City Forester will review the plans in more detail at the time of permit application. 8. The Developer must provide a cost estimate to furnish and install all proposed landscape plant material shown in the approved plans. This estimate will be used to calculate the financial security required to ensure the landscaping survives a two year warranty period. A landscape deposit agreement will be drafted by the City and must be signed by the Owner. 9. This property is located within the Highway 55 West Redevelopment Area. The City is developing plans to construct public improvements within this area, including public sidewalks adjacent to this property. The plans submitted by the Developer show a proposed future sidewalk by the City along Golden Valley Road, located approximately one foot off the property line, which staff finds to be acceptable at this time. Special assessments may be considered as part of the financing for the public improvements. The City will discuss this in more detail with the Developer as information becomes available. The Developer must agree to waive its right to appeal any special assessments, consistent with state statute. 10. New driveways must be constructed per the City's standard for commercial driveway aprons. Curb tapers for pedestrian ramps must be included in the driveway design and the locations approved by the City in the field, to facilitate the future construction of pedestrian facilities by the City. 11. Utility plan is subject to the review of the City's Inspection Services department, Fire Chief, Public Works Maintenance department, Minnesota Department of Labor and Industry and other governmental entities. Specific utility issues will be addressed at the time of permitting. 12. The property is not compliant with the City's sanitary sewer inflow and infiltration ordinance. The Developer has applied for an inspection and the results are forthcoming. If the sewer is in need of repairs or removal and replacement, the Developer must enter into a deposit agreement with the City and submit a financial security as a guarantee that the sewer work will be completed in a timely fashion. Compliance with the I/I ordinance must be achieved before occupancy of the building. 13. If kitchen facilities are proposed, a sanitary sewer grease trap or interceptor must be constructed, consistent with City code. 14. Must include the City's Standard Details in the civil plan set. 15. As-built survey/record plans meeting City standards and requirements must be completed and provided to the City following completion of project. There may be other Engineering items missing from this preliminary list. Staff will work with the Developer to provide these items or any additional information as soon as it becomes available. This review is subject to the review and comment of other City staff and other agencies. C: Tom Burt, City Manager Marc Nevinski, Physical Development Director John Crelly, Fire Chief Jerry Frevel, Building Official Emily Goellner, Associate Planner/Grant Writer Bert Tracy, Public Works Maintenance Manager AI Lundstrom, Park Maintenance Supervisor RJ Kakach, Engineer Eric Seaburg, Engineer Tom Hoffman, Water Resources Technician �§����f ���:. ������:.��f� � �� �� �`� Fire Department �r' 763-593-8079 J 763-593-8098 (fax) Date: July 20, 2015 To: Jason Zimmerman, Planning Manager Emily Goellner, Associate Planner Cc: Jeff Oliver, City Engineer From: John Crelly, Fire Chief Subject: CUP— 139, Schuett Companies—9000 Golden Valley Road I have reviewed the conditional use permit information / proposal for Schuett Properties located at 9000 Golden Valley Road. This proposal mixes a multifamily senior rental community with ground level offices. Based on Minnesota State Fire Code (MSFC) and Minnesota State Building Code (SBC) a "B" occupancy (office) and an "R" occupancy (residential) uses can be located in the same building providing that the proper occupancy separations and exit arrangements are provided. These details will be reviewed during the plan review process when the owner seeks a building permit. Based on this fact, I find the conditional use permit to have a mix use of office and residential apartments is acceptable. However, moving forward the owner still needs to address site access concerns that were raised in a meeting and detailed in an e-mail to the design team dated June 18, 2015. The Fire Department has concerns about accessing and egressing from the site with large fire trucks. Also, based on the buildings orientation on the property, code required access to all sides of the building as prescribed in MSFC is not possible. Information was conveyed to the design team on possible alternative materials and methods that the City would consider. These items will need to be addressed prior to issuing any permits for construction. If you have any questions, please contact me at 763-593-8065, or my e-mail address, Icrelly(u�qoldenvalleymn.qov � � a � �O = O U / � P � � � �,'�J� � � O � o � � � � I � � a�� o J' � �, �� ' � ���o � � � s > � � ' =m$m�� oo a—'�i � m $ ���i�0 U g=� o � o �, � � J , � �,v9��.�� O) � a` 0 8 c� eled uoisinaa 'oN'nea — ��� (� li:ti��. y..,�1i1YFT"€ '� � �s,;� � � Z "����'bLg,�"_,�, ��* v�„- - Q ��, �„�i�.. � w ��& � A,� �.�-�' ��`,� ;��y '�� � � �^��,i � � , ��" F� � "��s��� — Z "P• - �ai w � 600NE AVE N + OENERAL MIlLS BLVD _ � � � � ���� � , p.�-_ U � � � � � � � � � � - � " "e� C,� , �,�_ O p 1 J�' '�'' `J' �- � �. ��s� `+ J � tV � � '�r, � '+ �'� �y'� , �'.. sv�a � � � � a .� �f ��"«� �� . . 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