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
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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.
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PUD 124 - Site Map
Based on the Zoning Code, 0.5 parking spaces are required for every residential unit (23 spaces)
and 1 space per 300 square feet of gross floor area of community space (16 spaces)for a total of 39
spaces. 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)
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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.
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` 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.
If you have any questions, please contact me at 763-593-8065, or e-mail
jcrelly@�oldenvalleymn.�ov
Page 2 of 2
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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)
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§ 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.
Source: Ordinance No. 373, 2nd Series
Effective Date: 07-13-07
Golden Valley City Code Page 3 of 3
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I Ph sical Devela ment De artment
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763-543-8095/763-593-8109(fax)
Date: July 27, 2015
To: Golden Valley Planning Commission
From: Jason Zimmerman, Planning Manager
Subject: Informal Public Hearing—Conditional Use Permit (CUP-139) to Allow for a
Professional Office within a Principal Structure containing 20 or more Units at
9000 Golden Valley Road —The Schuett Companies, Applicant
Background
The Schuett Companies is proposing to relocate their office, which is currently located on
Mendelssohn Avenue North in Golden Valley, within their new senior building at 9000 Golden
Valley Road. 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)
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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)� �� _
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��� 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 ���:.
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�� �`� 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
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