pc-minutes-05-22-2023
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: A. Brookins, M. McCormick, M. Ruby, C. Segelbaum
Commissioners absent: S. Ginis
Staff present: Jason Zimmerman – Planning Manager
Council Liaison: Denise La Mere‐Anderson
2. Land Acknowledgement
3. Approval of Agenda
MOTION made by Commissioner Ruby, seconded by Commissioner Segelbaum, to approve the
agenda of May 2, 2023.
MOTION CARRIED
4. Informal Public Hearing – Conditional Use Permit for Drive‐thru Facilities
Address: 8240 Golden Valley Drive (to become 600 Wisconsin Ave N)
Applicant: Sentinel Management Company
Jason Zimmerman, Planning Manager, summarized the request was a consideration of Conditional
Use Permit 175, this will allow for drive‐thru facilities at a new Wells Fargo building.
Staff presented the location on a map in relation to the City, listed existing conditions on the lot, and
listed the details of the proposal. There will not be weekend bank operations but the drive‐thru will
have ATMs and that is open 24/7. Staff displayed design and the style.
Staff reviewed numerous factors when looking at the CUP.
Traffic
Queueing space provided for up to eight vehicles
Any additional queueing would take place within the parking lot and not within the City right‐
of‐way
May 22, 2023 – 6:30 pm
Council Chambers
Hybrid
City of Golden Valley Planning Commission Regular Meeting
May 22, 2023 – 6:30 pm
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At the current level of use (approx. 40 drive‐thru transactions per day, or roughly five per hour),
no problems are likely
Bicycle and Pedestrian Considerations
No anticipated conflicts with the planned off‐street trail along Wisconsin Avenue
Drive‐thru would be located behind the building (to the east) and away from bike/ped routes
Exiting vehicles will cross a sidewalk along the cul‐de‐sac, but will be commencing from a full
stop at the ATM station
Separately, bicycle stalls will need to be provided to meet City Code requirements
Teller Speakers
No tellers would be used for the drive‐thru lanes – ATM stations only
No anticipated noise associated with loudspeakers
Additional Department Review
No additional comments from Engineering or Fire
Recommended Action
Based on the findings, staff recommends approval of Conditional Use Permit No. 175, allowing for
drive‐thru facilities at 8240 Golden Valley Road (to become 600 Wisconsin Ave N), with the following
condition:
1. A minimum of eight queueing spaces must be maintained in support of the drive‐thru
stations.
Commissioners asked if lighting would impact the local residents and staff noted there are outdoor
lightning standards and this development will need to follow those regulations. Staff and
Commissioners discussed traffic: vehicle, pedestrian, and bicycle, atm location in relation to the
sidewalk, and bike parking.
The applicant was not present.
Chair Brookins opened the public hearing at 6:43.
Chair Brookins noted there were no Golden Valley Speaks comments left prior to the meeting and
that staff did not receive comments otherwise in advance.
Chair Brookins invited in person commenters to speak first.
Joe Komarek
8212 Golden Valley Road
I’m curious if there a ballpark idea which is first, bank or building and what the timeline is for the
project.
City of Golden Valley Planning Commission Regular Meeting
May 22, 2023 – 6:30 pm
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Chair Brookins invited remote callers to speak.
There were no remote callers.
Chair Brookins closed the public comment portion at 6:15pm.
Zimmerman noted the Park Nicollet building needs to be demolished first, the new Wells Fargo built,
then the old Wells Fargo building can be demolished, and the new building built. Best estimate is that
demo with start this summer, new bank construction to start immediately. Then progressing into
2024‐2025.
Commissioner Segelbaum noted that the drive‐thru won’t have the noise of a teller through a
speaker and that is a positive for him.
MOTION made by Commissioner Segelbaum, seconded by Commissioner Ruby, to recommend
approval of Conditional Use Permit No. 175, allowing for drive‐thru facilities at 8240 Golden Valley
Road (to become 600 Wisconsin Ave N), with the following condition:
1. A minimum of eight queueing spaces must be maintained in support of the drive‐thru
stations.
MOTION CARRIED
5. Informal Public Hearing – Tax Increment Plan Consistency with 2040 Comprehensive Plan
Address: 820 Golden Valley Road and 8240 Golden Valley Drive
Cherie Shoquist, Housing and Economic Development Manager, mentioned her previous
appearance before the Commission and noted this is now the first project presentation under the
City’s new Mixed‐Income Policy. Shoquist noted that the Commission’s role in this analysis is to make
a determination on if the Tax Increment Financing Plan is consistent with Golden Valley’s
Comprehensive Plan. Shoquist noted that the tax increment financing is to benefit the 303‐unit
multi‐family apartment building, 46 units will be affordable at 60% of Area Median Income.
There are preliminary terms of development, some went to the HRA Session in May, today is the
determination on if the TIF Plan is consistent with the Comp Plan, and next will be the June 20
HRA/Council meeting to consider recommendation and approval of Request for Tax Increment
Financing.
Shoquist continued by defining the Mixed Income Housing Policy at the City while detailing what that
means for rental developments and specifically the Sentinal Apartments of Golden Valley.
Shoquist discussed that the City worked with the Municipal Advisor, Baker Tilly, to create an analysis
regarding tax increment financing. This analysis defined TIF, properties within a TIF district, and
developer eligibility. She continued with comparative charts and how the HRA, Planning Commission,
and City Council all play a role in the determinations for this project to move forward and potentially
be renewed in the future.
City of Golden Valley Planning Commission Regular Meeting
May 22, 2023 – 6:30 pm
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Commissioner Ruby mentioned this TIF is provided for 15 years and then at 20 years the housing
units would return to market rate. Why can’t the units remain affordable because as he sees it, this
project isn’t solving the issue if this potential solution disappears. Shoquist noted that part of her
role is to provide an array of housing choices in the City and the TIF statute allows for some longevity
options as part of the area being developed, redeveloped, or renewed. In this situation, an option
that would increase that affordable housing to even 30 years was not an option. The City’s Mixed‐
Income Housing Policy requires 20 years of affordable so the developer is only receiving 15 years of
TIF Financing and then providing 20. Shoquist continued by discussing hurdles in financing, building,
supply, and demand as all reasons behind this result.
Commissioner Segelbaum asked about the two options for affordable housing in the presentation
and what defines them and how they relate to TIF. Shoquist discussed the requirement differences
for either 15% of the units be at 60% AMI for 20 years and 10% of the units being at 50% AMI for 20
years. The choice the City used was to encourage developers to build without going to the State,
County, and Met Council for additional funding to compensate.
Staff and Commissioners went on to discuss zoning map amendments, developers, TIF requirements,
the City’s Mixed‐Income Housing Policy, and the process for these developments. This conversation
continued so Commissioners could understand the full breadth of requirements and possibilities as
the City moves forward. Staff also broke down the details of other projects, their sources of funding,
investors, and how they relate to the City’s goals. Staff and Commissioners also reviewed the new
Mixed‐Income policy, how developers meet the City requirements, and the City adding a
requirement to their development agreement that they use MN Housing Connections for financial
reporting.
Recommendation
Staff recommends approval of the Resolution finding the Tax Increment Financing Plan for Tax
Increment Financing (Renewal and Renovation) Golden Valley Road and Wisconsin Avenue District
Consistent with the Golden Valley Comprehensive Plan.
Chair Brookins opened the public forum at 7:32pm.
Chair Brookins asked staff if comments were received prior to the meeting. There were none.
Chair Brookins invited in person commenters to speak first.
There were no in person commenters.
Chair Brookins invited remote callers to speak.
There were no remote commenters.
Chair Brookins closed the public comment portion at 7:24pm.
Commissioner Segelbaum said he’s in favor of Golden Valley’s policies to establish reduced cost
housing and TIF is a good way to proceed. He added it’s good to understand the risks to the City and
not overextend. The Baker Tilly report went in depth on the requirements for statutory authorization
and he didn’t see anything other than a statement that it meets the stated requirements. If the City
City of Golden Valley Planning Commission Regular Meeting
May 22, 2023 – 6:30 pm
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wants to rely on the statement without data to support it, then he suggested the memo should have
included more information on how the requirements were met.
Chair Brookins stated that he didn’t see a lot of data that ties the program into the Comprehensive
Plan and the report didn’t touch on that. He added it would have been nice to see the goals in the
memo that are specifically being met.
MOTION made by Commissioner Ruby, seconded by Commissioner McCormick, to recommend
approval of the Resolution finding the Tax Increment Financing Plan for Tax Increment Financing
(Renewal and Renovation) Golden Valley Road and Wisconsin Avenue District Consistent with the
Golden Valley Comprehensive Plan.
MOTION CARRIED
– End of Televised Portion of Meeting –
6. Annual Commissioner Orientation
Zimmerman presented the annual orientation and answered questions from Commissioners.
7. Council Liaison Report
Council Member La Mere‐Anderson indicated that Commissioner Ginis had been appointed to the
City Council and would be resigning from the Planning Commission. Her term will run through
January 2, 2024. She noted that the Environmental Commission was fully staffed, but all other Boards
and Commissions had vacancies that needed to be filled.
8. Other Business
Commissioner McCormick was elected as Secretary to replace Commissioner Ginis.
9. Adjournment
MOTION by Commissioner Ruby to adjourn, seconded by Commissioner Segelbaum and
approved unanimously. Meeting adjourned at 8:05 pm.
________________________________
________________________________ Secretary, Mary McCormick
Amie Kolesar, Planning Assistant