pc-minutes-02-27-2023
REGULAR MEETING MINUTES
This meeting was conducted in a hybrid format with in‐person and remote options for attending,
participating, and commenting. The City used Webex to conduct this meeting and members of the
public were able to monitor the meetings by watching it on Comcast cable channel 16, by streaming it
on CCXmedia.org, or by dialing in to the public call‐in line.
1. Call to Order
The meeting was called to order at 6:30 pm by Chair Brookins.
Roll Call
Commissioners present: E. Brenna, A. Brookins, S. Ginis, L. Pockl, M. Ruby, C. Segelbaum
Commissioners absent: Chair Pockl
Staff present: Jason Zimmerman – Planning Manager, Myles Campbell – Planner
Council Liaison: Denise La Mere‐Anderson
2. Land Acknowledgement
3. Approval of Agenda
Staff suggested the discussion on the annual reports be moved to after the televised portion of the
meeting.
MOTION made by Commissioner Segelbaum, seconded by Commissioner Ruby, to approve the
agenda of February 27, 2023 and move the discussion items to the untelevised portion of the meeting.
MOTION CARRIED
4. Approval of Minutes
Segelbaum noted a typo.
MOTION made by Commissioner Ginis, seconded by Commissioner Brenna, to approve the meeting
minutes of February 13, 2023.
MOTION CARRIED
5. Informal Public Hearing – for 8200 Golden Valley Road and 8240 Golden Valley Drive
a. Future Land Use Map Amendment
b. Zoning Map Amendment
c. Preliminary Plat
Applicant: Sentinel Management Company
February 27, 2023 – 6:30 pm
Council Chambers
Hybrid
City of Golden Valley Planning Commission Regular Meeting
February 27, 2023 – 6:30 pm
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Jason Zimmerman, Planning Manager, started by noting the three items that are a part of this
request and although it’s one item, there will be three votes.
Zimmerman noted the location of the site within the City, the zoning, property size, and parking
regulations.
The proposal is a 2‐phase redevelopment:
Phase 1 – demolish office building and construct a new, smaller, bank building
Phase 2 – relocate bank operations, demo old bank building, construct new multifamily building
The proposed Wells Fargo building will be one story, 23 parking spots, and 2 drive through lanes. The
proposed multi‐family building will have 302 units in a 5‐6 story building.
Staff displayed images from the applicant.
Changes in the land use and zoning will trigger the Mixed‐Income Housing Policy. This project will set
aside at least 46 units (a mix of studio, 1‐bedroom, and 2‐bedroom) affordable at 60% AMI for 20
years. Affordable units will be mixed throughout the building and indistinguishable from the market
rate units.
Future Land Use Map Amendment
The zoning will change from neighborhood mixed use to community mixed use.
The downtown traffic study in 2022 confirmed the ability for the intersection to largely
maintain the level of service with the existing infrastructure.
The land use change creates a complete community by supporting the downtown area and
incorporates new mixed zoning.
This will support opportunities for multi‐modal transportation.
This will increase housing affordability.
Zoning Map Amendment
The zoning will change from commercial to community mixed use.
No specific standards within the City Code to evaluate.
The downtown traffic study in 2022 confirmed the ability for the intersection to largely
maintain the level of service with the existing infrastructure.
There are a variety of zoning designations around the site, this is consistent with other
Community Mixed Use sites.
There are reduced setback and height regulations to allow buildings to be located closer to
the street and enhance the pedestrian environment.
Modification of Plat
Interior property lines will be adjusted to fit the proposed buildings.
City of Golden Valley Planning Commission Regular Meeting
February 27, 2023 – 6:30 pm
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Dedication of land along Golden Valley Road and Wisconsin Ave for future off‐street trail
construction.
Incorporation of a ROW portion within Golden Valley Drive would be vacated by the City.
Dedication of ROW within Golden Valley Drive to accommodate a new cul‐de‐sac.
Staff Review
Lot Requirements
No minimum lot size or lot width requirements in the Mixed‐Use zoning district
Yard setbacks and building height limits addressed through zoning at the time of plan review
Sufficient space for drainage and utility easements reserved along the site perimeter for
existing and future utilities
Engineering staff provided two comments:
o The applicant must update the cul‐de‐sac design on Golden Valley Drive based on
concepts and comments provide January 23, 2023. This may also require dedication of
additional right‐of‐way to accommodate the design.
o Staff need to evaluate the intersection of Golden Valley Road and Wisconsin Avenue to
determine if any additional right‐of‐way is needed for a potential future mini‐
roundabout, or if any additional land must be dedicated for easements for a trail.
Adjustments to the plat may be necessary.
No comments or concerns from Fire
Staff reviewed the Factors and Findings that Govern Approval. All 9 standards were met,
conditionally met, or otherwise not applicable.
Staff noted public comment received prior to this meeting.
2 submitted via the Golden Valley Speaks web page
o Both opposed
8 emails received by staff
o All opposed
2 phone conversations
o Mostly questions about proposal and process
The general themes of inquiries and concerns were: traffic, parking, privacy, theft, sunlight, height,
home values, and loss of green space.
The general themes of questions revolved around:
Can this be a true “mixed use” development (ie, within the building)?
Is additional height to make the project work appropriate given the impacts?
Could other uses (grocery store, restaurants) be included?
Why can’t the existing Wells Fargo building be saved/reused?
City of Golden Valley Planning Commission Regular Meeting
February 27, 2023 – 6:30 pm
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Recommended Action
Staff recommends approval of the requested amendment to the Future Land Use Map, changing the
guided land use for 8200 Golden Valley Road and 8240 Golden Valley Drive from Neighborhood
Mixed Use to Community Mixed Use.
Staff recommends approval of the requested amendment to the Zoning Map, changing the zoning
for 8200 Golden Valley Road and 8240 Golden Valley Drive from Commercial to Community Mixed
Use (MU‐C).
Staff recommends approval of the proposed minor platting action, subject to the following
conditions:
1. The applicant shall modify the final plat to accommodate the planned cul‐de‐sac on Golden
Valley Drive.
2. The applicant shall work with staff to evaluate if any additional modifications to the final plat
are required in order to accommodate a future mini roundabout at the intersection of
Wisconsin Avenue and Golden Valley Road.
3. A park dedication fee equal to 6% of the land value shall be paid prior to the release of the final
plat.
4. The City Attorney will determine if a title review is necessary prior to approval of the final plat.
Commissioner Ruby asked if the City has requirements for understanding the impact on other areas
from the extra shade produced by new buildings. Staff responded that the City doesn’t require a
shade percentage but felt it was helpful for the applicant to provide shade data at the start of this
process. Commissioner Brenna asked what the height difference is for commercial and community
mixed‐use. Staff responded that the former is two stories and the latter is six. The applicant limited
one side of the building to five stories due to the potential impact of shading. Brenna discussed the
pervious and impervious area limits and staff noted that there are fewer pervious surface
requirements in a Community Mixed‐Use than the Neighborhood Mixed‐Use.
Commissioner Ginis noted community input leaned towards a desire for other retail amenities. She
added she’d like to ask the applicant why this development didn’t include those options. Staff noted
that Mixed‐Use Zoning requires first floors to be taller so they can be flipped to commercial uses in
the future. Ginis noted the greenspace being added and asked about its proximity to the commercial
area versus the residential area.
Commissioner Segelbaum asked staff if there was a time limit so the applicant needs to complete
the project in a certain amount of time. Staff noted the time limit on building permits and deadlines
listed in a potential development agreement. Segelbaum noted the project before them isn’t the
project that has to be built, the group is only voting on the zoning changes. Staff added that there
will be a site plan review presented to Planning Commission in the future.
City of Golden Valley Planning Commission Regular Meeting
February 27, 2023 – 6:30 pm
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Commissioner Ruby asked about the affordable units as part of this project and staff noted the City’s
Housing and Development Manager is working closely with the applicant on this project. They
continued to discuss the future of affordable housing, policies, and HRA approval of an affordable
housing plan.
The group discussed setbacks, primary entrances, secondary entrances, and parking.
Chair Brookins invited the applicant to speak
Fabrizio Montermini: Sentinel Management Company, Applicant presented their project and jumped
in to address questions. The applicant started the conversation for this development in 2021 and
they also met with numerous grocers and there were a few concerns: visibility, surface parking
requirements, and Wells Fargo needing their site so they can maintain operations. Applicant
continued with other ideas for future development ideas for community spaces.
Burt Coffin, applicant architect, noted the proposed project meets both the 2024 Comp Plan and the
2021 Downtown Redevelopment Framework Plan. He noted the landscaping, parking, bike parking,
the residential courtyard, and stormwater plans.
Commissioner Ginis asked the applicant to discuss their plan to filter and control the rate of the
stormwater runoff because it’s often an overlooked benefit to the community. The applicant noted
there will be underground tanks and infiltration, additionally there will not be underground floors
which makes this easier. The goal is to collect all stormwater runoff from the site and not allow it to
run off onto neighboring areas or to flood the streets.
The conversation continued on about the building plans, size of the units, common areas,
demographic goals, EV charging stations, and the current plan compared to what is already built in
the City.
Chair Brookins opened the public forum at 7:08pm.
Chair Brookins noted the comments received via Golden Valley Speaks and are on record.
Ron Quanbeck
7930 Golden Valley Road
Regarding the land use and guiding and zoning, I have lived here less than a year. I think the
neighborhood guiding is more appropriate and fits the neighboring properties. The zoning will go
with the property, regardless of the development. If this project doesn’t happen, another could come
and would meet the zoning regulation. Reduction in parking can negatively impact the residents but
also the surrounding properties, I’m not in favor of reducing parking. I support RJ’s recommendation
that the ROW dedication for the round about occur. Regarding this particular proposal, the driveway
location for the parking ramp is on the curve on Golden Valley Road, the visibility is limited.
Janet Frisch
City of Golden Valley Planning Commission Regular Meeting
February 27, 2023 – 6:30 pm
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7930 Golden Valley Road
I’m an original owner, I’ve been living in this unit for 21 years. My concerns are with the road. Staff
mentioned the speed issue, and I am wondering where the applicant’s suggested expansion of the
road will occur. When we exit from Wesley Commons to Golden Valley Road we have limited visibility
around the curve. We were told our condo insurance rates are higher due to the rate of risk with that
curve and decrease in visibility. I would like that to be considered as the plans are drawn up and
changes are made.
Kathy Waldhauser
3220 Orchard
I favor the change in Land Use, I agree with original goals of the Comp Plan, and the details of this
proposal will be worked on. Hopefully concerns can be addressed. I’m disappointed in how the site
plan revolves around Wells Fargo. I understand negotiations had to occur but I’m disappointed the
bank isn’t inside another building and is instead a free‐standing building. I’m pleased this project will
support mixed income housing goals.
Ruth Paradise
8515 Duluth Street
I support the change in zoning, I think the applicant’s proposal gives us a good idea of what can be
done. I like the units of affordable housing and I like the retail and servicing options. My son lives in
Vancouver and his Costco only has underground parking. I thought for a grocery store underground
parking is good but not if it’s an infiltration problem. Change and transition is hard, a lot of work; lots
of planning and community involvement went into both the Comp Plan and the Downtown
Redevelopment Plan.
Laurie Levin
240 Brunswick
I support the discussion this evening, all three points. Change is hard but Golden Valley is changing
for the future and provide more opportunities for folks to live in our City. I’m sure when design
elements are discussed you’ll take neighboring input.
Alicia Dybvig
7930 Golden Valley Road
This spot is ripe for development so I think the location is right. Changing the zoning makes sense but
I’m more in favor of Neighborhood Mixed use instead of Community. The latter seems to have more
focus on the Mixed‐Use and I’m wondering if Neighborhood Mixed‐Use is better for that site. I also
think the affordable housing is great.
Jennifer Nyberg
8028 Golden Valley Road
We are behind the shadows and for the purpose of our house we are against it, my concerns are
filed. My son wanted to speak: The shadow will stop all of our plants, our trees, its already icy but the
City of Golden Valley Planning Commission Regular Meeting
February 27, 2023 – 6:30 pm
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shadow will make it worse. Traffic is hectic, it’s loud at night, there isn’t a lot of parking but this will
make it more hectic.
There were no more in person commenters.
Chair Brookins invited remote callers to speak at 7:53pm.
Ilze Berzins
8214 Golden Valley Road
I agree this area should be redeveloped but I don’t think it needs to be this large. My understanding
is that there’s a proposal for an apartment on 55 and Winnetka, is that happening? There are
apartments to the west on 55 and what are those occupancy rates? My wish is that the building be 4
stories high. I didn’t understand the setback comments that if the building is closer to the sidewalk
it’s more amenable to pedestrians.
Chair Brookins closed the public comment portion at 8:00pm.
Staff addressed questions.
The ROW expansion plan is not to move curbs, but acquire ROW on the Wells Fargo side so in
the future there can be a bike trail. We don’t plan to modify the width of the road.
There isn’t a difference between the encouragement of the mixed uses between Neighborhood
or Community Mixed Uses.
The only place during the 2022 traffic study where a round about was considered was at
Wisconsin and Golden Valley Road. Staff would need to review the entire study to see if more
are proposed. Ruby asked how residents can reach out to City staff to discuss traffic safety on
the road. Staff mentioned Engineering has a Traffic Safety Committee and residents can get in
touch with Planning Staff who will forward them on or they can reach out to Engineering.
The ramp exit on Golden Valley Road is a hard requirement from Engineering so it lines up with
Bassett Creek Boulevard exit so intersections aren’t offset. Angles may be further addressed as
well as vegetation options.
Regarding the Harold Winnetka rezoning, there are no proposals at the moment. The zoning
change hasn’t been approved by council yet and there are no proposals now.
Regarding Hello and the Flourish, the former is a multi‐family building but it filled up right away.
The Flourish is a senior building that opened during Covid and they now met occupancy level.
Our Comp Plan confirms we still need housing, senior housing, and affordable housing.
Buildings next to the curb feels tight but usually if there’s a parking lot distance between the
sidewalk and the building, that impacts pedestrian accessibility. Mixed‐Use attempts to right
size that setback, 10‐15ft from the curb.
Commissioner Ginis stated being in favor of staff recommendations and there being opportunities
later for tweaking details as they relate to resident comments on shadows and traffic. Thinking about
City of Golden Valley Planning Commission Regular Meeting
February 27, 2023 – 6:30 pm
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the Comp Plan and the Downtown Plan, the efforts in this site make the most sense. The increase in
density will continue to strengthen downtown options and amenities. It’s really important to connect
the bike lane from Luce Line to this area. This site is also connected to multiple main bus routes and
density in this area will support long term transit. Commissioner Brenna echoed what Ginis said and
reiterated the goals in both the Comp Plan and the Downtown Plan. The change in zoning allows the
lot to reduce the amount of pavement by 20% and that’s huge. The stormwater improvements as
suggested by the applicant are huge.
Commissioner Ruby echoed the previous two comments but added he questions the size of the lot
for Wells Fargo. Community safety around traffic and traffic speed is important and we need to
factor those concerns in. Additionally, the amount of shading is a concern and I appreciate the
developer wanting to work with the community.
Commissioner Segelbaum added he’s in favor and stated there could be many options for this site by
right since the applicant is the builder and the manager. Their investment is long term and that’s
desirable. The plans have room for discussion and I look forward to them. Community concerns on
safety and traffic are important and we have a Council Member here who heard them as well.
Chair Brookins noted that when he looks at what could be built by right, he initially didn’t think the
area was a good fit. This project however considers a lot of factors, reduced what’s allowed in height,
and fits with the recommendation for the Downtown Study. Looking at what could be there, this is a
great alternative but I do have concerns for what is generally allowed in case this project falls
through. Can we tie the rezoning to the plan?
Staff responded that any proposal has to go through engineering, traffic has to work, zoning setbacks
are in place, stormwater has to work, there are checkpoints that need to be evaluated regardless.
Even this site plan will come back before this body for review.
MOTION made by Commissioner Ruby, seconded by Commissioner Ginis, to recommend approval
of the requested amendment to the Future Land Use Map, changing the guided land use for 8200
Golden Valley Road and 8240 Golden Valley Drive from Neighborhood Mixed Use to Community
Mixed Use.
MOTION CARRIED
MOTION made by Commissioner Ruby, seconded by Commissioner Brenna, to recommend approval
of the requested amendment to the Zoning Map, changing the zoning for 8200 Golden Valley Road
and 8240 Golden Valley Drive from Commercial to Community Mixed Use (MU‐C).
MOTION CARRIED
MOTION made by Commissioner Ruby, seconded by Commissioner Ginis, to recommend of the
proposed minor platting action, subject to the following conditions:
1. The applicant shall modify the final plat to accommodate the planned cul‐de‐sac on Golden
Valley Drive.
2. The applicant shall work with staff to evaluate if any additional modifications to the final plat
are required in order to accommodate a future mini roundabout at the intersection of
Wisconsin Avenue and Golden Valley Road.
City of Golden Valley Planning Commission Regular Meeting
February 27, 2023 – 6:30 pm
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3.A park dedication fee equal to 6% of the land value shall be paid prior to the release of the final
plat.
4.The City Attorney will determine if a title review is necessary prior to approval of the final plat.
Discussion: Commissioner Segelbaum asked if a 5th condition could be added connecting it to the site
plan. Staff responded that tying a plan to property lines can’t occur.
MOTION CARRIED
–End of Televised Portion of Meeting –
6.Planning Commission 2022 Annual Report and 2023 Work Plan
7.Board of Zoning Appeals 2022 Annual Report
8.Council Liaison Report
9.Other Business
10.Adjournment
MOTION by Commissioner Ruby to adjourn, seconded by Commissioner Segelbaum and
approved unanimously. Meeting adjourned at 9:01pm.
________________________________
________________________________ Secretary, Sofia Ginis
Amie Kolesar, Planning Assistant