06-22-15 PC Minutes
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/Grant 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 noted clarification.
2.Informal Public Hearing – Final Plan Review – Planned Unit Development
(PUD #123) – Liberty Crossing – Southeast Quadrant of Medicine Lake Road
and Winnetka Avenue North Intersection
Applicant: Intuitive Investments
Addresses: 7751-7775 Medicine Lake Road, 2430 and 2480 Winnetka Avenue
North, and 2485 Rhode Island Avenue North
Purpose: To allow a 184 unit apartment building and 63 townhome units.
Goellner referred to a location map and discussed the applicant’s Final PUD proposal to
construct a 184 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.
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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-south and 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 including:
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 the 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 that the access from Medicine Lake Road will be a right
in only turn. She added that the sidewalk plan has been enhanced and a trail along
Rhode Island Avenue has been added 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. Kluchka 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 portion of Rhode Island 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
additional 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
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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 involved 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. Oliver 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 primary access to the underground parking.
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Goellner said the parking ramp will be accessed at 23 and Rhode Island Avenue on the
southeast corner of the apartment building. Johnson referred to the main entrance on
Winnetka Avenue for the townhomes 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 preferred access for people living in the apartments. She added that
the applicant is also exploring various signage options. Oliver explained that that entrance
was placed where it is because it is central to the site and traffic can access the entrance
from both directions rather than taking all the traffic all the way through the development.
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Also, it is evenly spaced between 23 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 on to 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.
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June 22, 2015
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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 point into Liberty Crossing.
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 reiterated that the
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traffic for the apartment building will use 23 Avenue to access the underground 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 landscape-rich environment. He stated that they’ve
always viewed the trail system and connections as a key feature for them. He added that
he is also looking to add solar panels.
Waldhauser referred to the comment in the staff report about not allowing fill to be
brought in and asked the applicant about using fill in the southeast corner of the property.
Schachtman stated that they are planning to bring fill out, but will not be bringing fill in.
Segelbaum asked the applicant if 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.
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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 they are 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 on the southeast
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 go 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. Schachtman said they would be approximately $1,700 to $2,100.
He added that the units will be high quality housing that will create choice for different
types of people.
Segelbaum opened the public hearing.
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Roger Kinisto, 30 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.
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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 October with
14 to 15 months of construction. He stated that their managing partner will communicate
on their website, as well as having on-site communications. Kluchka suggested that a
condition of approval be added stating that a communications plan with 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 needed. Schachtman stated that none of their findings
have deterred them from being able to 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 that 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 development be townhomes. Schachtman said based on feasibility
studies they’ve done there is a need for choice.
Kluchka asked if there will be enough taxes generated to support the needs of the
families living 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
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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 created and
the population increase will support jobs in the area.
Kluchka said he is enthusiastic about this development. He said he is happy to see the
elevation changes because it will look like a neighborhood. He said he wants to
recommend a welcoming element around the sidewalks. Segelbaum 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 proposal. He said he likes the contributions to the
water management issues. He added that he is going to hold the applicant to his
commitment to use solar energy. Cera agreed and said this will be a nice addition to that
corner of the City. He said he would encourage lower 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:
Findings:
1. The PUD plan is tailored to the specific characteristics of the site and achieves a
higher quality of site planning and design than generally expected under
conventional provisions of the ordinance. The applicant worked closely with the City
during a lengthy pre-application process—and has continued to refine the
proposal—in order to accommodate the unique circumstances surrounding the site.
The flexibility allowed under a PUD is necessary to achieve the outcome that will not
only benefit the applicant, but the City as a whole.
2. The PUD plan preserves and protects substantial desirable portions of the site’s
characteristics, open space and sensitive environmental features including steep
slopes, trees, scenic views, creeks, wetlands, and open waters. Given the lack of
open space or other sensitive environmental features on the site today, there is little
available for the applicant to preserve. However, the proposal does take advantage
of the natural areas of Pennsylvania Woods and DeCola Pond B to the east and, in
partnership with the City, will use a constructed swale to manage stormwater more
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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 compatible with adjacent uses and is
consistent with the Comprehensive Plan and redevelopment plans and goals. The
use of this property for higher density residential use is compatible with the
neighboring property to the east and the density being proposed is consistent with
the City’s revised Comprehensive Plan.
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 provision and all other PUD
ordinance provisions. The flexibility provided by the PUD allows for a better site
layout and coordination between the two uses on the site.
Conditions:
1. The plans prepared by Tanek, submitted May 21 and June 8, 2015, shall become a
part of this approval.
2. The recommendations and requirements outlined in the memo from the Fire
Department, dated June 15, 2015, shall become a part of this approval.
3. The recommendations and requirements outlined in the memo from the
Engineering Division, dated June 18, 2015, shall become a part of this approval.
4. Public bicycle racks or similar facilities for the parking/storage of a minimum of 14
bicycles shall be provided, based on a calculation of 5% of the 276 parking spaces
required for the apartment building.
5. All signage must meet the requirements of the City’s Sign Code (Section 4.20).
6. The City Attorney will determine if a title review is necessary prior to approval of the
Final Plat.
7. The Final Plat shall include “P.U.D. No. 123” in its title.
8. A park dedication fee of $60,100, or 2% of the land value, shall be paid before
release of the Final Plat.
9. A neighborhood communications plan regarding the construction schedule must be
established prior to issuance of a building permit.
10. This approval is subject to all other state, federal, and local ordinances, regulations,
or laws with authority over this development.
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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 area, 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% impervious coverage and that the applicant
is proposing to have approximately 76.5% impervious surface. She added that the
proposed landscaping is concentrated at 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 fire access, new elevations, and the implementation of a TIF
District. He referred to the amount 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 stated that another change is that the applicant is now providing an
adequate amount parking and they moved the location of the entrance lobby.
Kluchka asked about 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 sight
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.
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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 feasible
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 because they want to provide a
landscape-rich environment with quality architecture on this highly 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 siding and red corner highlights. He
added that they are trying to activate the street front along Golden Valley Road as much
as possible. He referred to the question about the 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 name of the project will be changing since Golden Villas gives the
impression of senior living. Traci Tomas, Golden Villas LLC, Applicant, explained that
Golden Villas LLC is just 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
gateway 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
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June 22, 2015
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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 other
environmentally friendly benefits to the City other than the tax benefit.
Waldhauser referred to the condition in the staff report regarding removal 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 pedestrian connection would work to connect from the building to
the public sidewalk. Stoddard said they are considering a painted/striped walkway.
Johnson questioned how the sidewalk plan gets implemented. Tomas said it is similar to
proof of parking. They will show the proposed sidewalk on their plans for future use and
construction.
Segelbaum opened the public 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
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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 good 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:
Findings:
1.The PUD plan is tailored to the specific characteristics of the site and achieves a higher
quality of site planning and design than generally expected under conventional provisions of
the ordinance. The applicant’s use of a PUD has allowed the project to address various
aspect of the site including its location along a busy State highway.
2. 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 site is lacking
open space or environmental features to preserve and protect.
3. The PUD plan includes efficient and effective use (which includes preservation) of
the land. As a redevelopment of long vacant underutilized properties, the proposal
would make better use of existing infrastructure and help the area transition into a
more mixed use and pedestrian friendly environment.
4. The PUD Plan results in development compatible with adjacent uses and is
consistent with the Comprehensive Plan and redevelopment plans and goals. The
redevelopment of these two underutilized properties for multifamily housing is
compatible with the medium density residential property to the north and is
consistent with the goals of the Comprehensive Plan.
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.
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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 Pfat 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 Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
No reports were given.
5. Other Business
• METRO Blue Line Extension, 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 Klu ka, Secretary Lisa Wittman, Administrative Assistant