09 23 24 PC Packet
PLANNING COMMISSION MEETING AGENDA
Remote Attendance/Comment Options: Meetings are conducted in a hybrid
format with in-person and remote options for attending, participating, and
commenting. You may attend virtually by watching on cable channel 16;
streaming on CCXmedia.org or Microsoft Teams (meeting ID 297 731 355 148,
passcode aQaE4J); or by calling 1-872-256-4160 (conference ID 738 266 293#).
1. Call to Order:
a. Land Acknowledgement
b. Attendance (by presence, not roll call)
i. Commissioners: Amy Barnstorff, Adam Brookins, Gary Cohen, Mike Ruby,
Chuck Segelbaum, Martin Sicotte, and Eric Van Oss
ii. Youth Member: Vacant
2. Consent Agenda: All matters listed under Item 2 are considered routine in nature and will be enacted by
one motion. Individual discussion of these items is not planned. A member, however, may remove any item to
discuss as an item for separate consideration under New Business.
a. Agenda Approval or Modifications
b. Approve Planning Commission Minutes from September 9, 2024
3. Public Hearings: None
4. New Business:
a. Site Plan Code Amendment
b. Small Cell Wireless Code Amendment
c. Planning Commission Work Plan
5. Council Member Report
6. Commissioner Training: None
7. Staff Comments
8. Commissioner Updates
9. Adjourn
September 23, 2024 – 6:30 pm
Council Chamber
Hybrid Meeting
CITY OF GOLDEN VALLEY
PLANNING COMMISSION MEETING MINUTES
Monday, September 9, 2024 – 6:30 p.m. | City Hall Council Chamber
7800 Golden Valley Road Golden Valley, MN 55427
1. CALL TO ORDER AND LAND ACKNOWLEDGEMENT
• Chair Ruby called the meeting to order at 6:31 p.m. and read the Land Acknowledgement
• Regular Members Present: Brookins, Cohen, Ruby, Segelbaum, Sicotte
• Regular Members Absent: Barnstorff, Van Oss
• Student Member, Status: Vacant
• Staff Members Present: Darren Groth, Assistant Comm. Dev. Director
Jacquelyn Kramer, Senior Planner
• Council Member Present: NONE
2. CONSENT AGENDA: Cohen motioned to approve the consent agenda, as
presented. Brookins seconded.
Commission voted 5-0 to approve.
3. PUBLIC HEARINGS: NONE
4. NEW BUSINESS: Review of 2024/2025 work plan:
• Kramer introduced the work plan discussion and Commissioner Discussion ensued on each of
the work plan topics.
a) Telecommunications
• Chair Ruby inquired about the Telecommunications line item on the work plan and
asked if there were previous conversations regarding the new rules. The
Commissioner’s discussion centered around Federal Communication Commission’s
(FCC) rule changes to allow for an increase in small cell telecommunications facilities.
Commission Brookins noted that the topic did not get covered in previous meetings and
broadly outlined the new rules. Chair Ruby inquired as to who may have already
adopted the new rules in their code language and what the City’s next steps should be.
Groth and Kramer noted that there are several examples from surrounding
municipalities that can serve as templates for updating the City of Golden Valley’s code
to be in compliance with the FCC’s rules.
b) Site Plan Review
• Chair Ruby initiated the discussion topic. Groth acknowledged that it was a discussion
the Planning Commission had last year and that currently we only have a Site Plan
Review process for mixed-use zoning districts and that is atypical. Groth stated the
previous language was approved but was limited in scope and needed to be expanded.
Commissioner Segelbaum asked about the purpose of a site plan review. Groth outlined
that the process will be all-encompassing and speak more to compliance with City
codes. Commissioner Segelbaum asked about the timing of a site plan review. Groth
stated it would be at the beginning of a project and Kramer noted that it is a way to
formalize the process of checking for zoning code compliance at the beginning of a
project. Chair Ruby expressed his support of the site plan review as due diligence before
a project comes before the Planning Commission or City Council and asked what is the
CITY OF GOLDEN VALLEY
PLANNING COMMISSION MEETING MINUTES
Monday, September 9, 2024 – 6:30 p.m. | City Hall Council Chamber
7800 Golden Valley Road Golden Valley, MN 55427
process for the changes to the code language. Kramer stated that it would follow the
process of a zoning code text amendment that is presented to Planning Commission
first for recommendation to City Council.
c) Planned Unit Development (PUD) Amenity Options
• Chair Ruby initiated the discussion of the topic and stated that it was a topic that
needed to be revisited and is a worthwhile conversation to have with the change in
leadership at the City. He also inquired about the process. Kramer confirmed that it
would be the same process as other text code amendments. Groth asked the question
should the scope of the discussion be strictly related to public amenity points or a
broader discussion on the use of PUDs. Chair Ruby asked if an analysis could be done
over the last 20 years on the types of PUDs to see why they were requested and if zoning
code needs to be amended to address the use of PUDs. Commissioner Segelbaum
expressed that in the past PUDs were used frequently and suggested that there may be
a more balanced approach that adheres to the zoning code but that still allows for some
flexibility. He also noted that in the past there had been some changes that efforts were
made to get more by right zoning to reduce the number of PUDs. There was consensus
that there had been a reduction in their use. Kramer acknowledged that after the
analysis we can learn what the triggers are and what zoning code amendments may be
triggered and that this is similar to the issue of the number of variances that are being
submitted.
d) THC/Cannabis Zoning
• Chair Ruby introduced the topic and that there were previous conversations on the
topic. He also stated that the legislation was changing and asked what needs to happen
now in Golden Valley to meet the new state laws. Groth noted that Emily Goellner our
new Community Development Director has a great deal of experience with the topic in
her previous work with the City of Wayzata and could serve as our subject matter expert
in helping draft code language. Commissioner Segelbaum brought up the topic of being
consistent with regard to restrictions that are imposed on things like alcohol sales and
cigarette sales. Kramer asked if the City Clerk should be involved in drafting code
language in their role as the possible licensing agency. Groth stated he believed it would
bring consistency with other licensing code.
e) Sacred Community Language in Institutional and Mixed-Use Zoning Districts.
• Chair Ruby initiated the discussion and stated that he believed that is had been
completed. Kramer stated she left it on the work plan to confirm it was completed or if
there was additional work on the item. Commissioner Segelbaum stated that with very
little room for change it was approved. Chair Ruby noted that the only outstanding item
was to receive updates on the topic. Kramer noted it would be removed from the work
plan, but she would leave a note for staff to give regular updates to the Commission.
Commissioner Brookins suggested that it may be a good idea to add it to the site plan
review process.
CITY OF GOLDEN VALLEY
PLANNING COMMISSION MEETING MINUTES
Monday, September 9, 2024 – 6:30 p.m. | City Hall Council Chamber
7800 Golden Valley Road Golden Valley, MN 55427
f) Equity Training
• Chair Ruby introduced that topic and noted that it is an ongoing requirement. There was
no further discussion.
g) Planning Commission/Board of Zoning Appeals Training
• Chair Ruby initiated the conversation and suggested that because of the similar
processes for Planning Commission and the Board of Zoning Appeals training would
benefit both bodies. Kramer asked if joint training sessions had happened in the past.
Chair Ruby stated they had not. Kramer then stated it can be something we implement.
Commissioner Segelbaum brought up a question about appeals on a decision and
could someone act on a variance during an appeal period. Groth and Kramer noted it
was unlikely that a project would have planning review and receive approval during the
Board of Zoning Appeals appeal period, however it is a possibility in the case of zoning
permits as was brought up by Commissioner Brookins.
h) Reporting on Work Plan
• Chair Ruby initiated a discussion on the possibility of impact reporting for decisions
made by Planning Commission or City Council beyond the updates from the council
representative. Chair Ruby clarified the impact report could have more in-depth
information on the impacts that code changes have had, as an example how much
housing was created as a result of a given change. Groth confirmed it was on our own
internal plan to perform more analytics to help guide future decisions.
i) Work Plan Implementation
• Chair Ruby asked if there were other topics and Commissioner Cohen brought up the
topic of how we are going to track progress on the work plan implementation. How will
Planning Commission be held accountable for the progress over a specific period.
Kramer noted it is the planning department that puts together the agendas, but it is up
to the PC to move them forward. Chair Ruby pointed out the benefit that PC meets every
other week, and this allows the items to be parsed out in reasonable amounts. He
questioned if the items would be addressed beginning in this year or in 2025. Kramer
noted the lateness in the current year and asked how the Commission would want to
prioritize the work plan items. Commissioner Brookins discussed his desire to work on
items that will have impacts for the residents day-to-day. He noted that the
telecommunications item would be an easy check it off the list. He stated he thought
both the PUD and the site plan review items would be something to prioritize.
j) Sign Code
• Chair Ruby acknowledged Commissioner Segelbaum’s question about the sign code
item from the work plan. Kramer noted we are potentially getting outside help on
revising our sign code in 2025 and that it is very out of date. Commissioner Segelbaum
brought up the issue there are possibly many violations of the current code around the
City. Kramer reiterated how out of date our sign code is and that it may even be out of
CITY OF GOLDEN VALLEY
PLANNING COMMISSION MEETING MINUTES
Monday, September 9, 2024 – 6:30 p.m. | City Hall Council Chamber
7800 Golden Valley Road Golden Valley, MN 55427
date with current court rulings, and we have been following our legal department’s
guidance.
k) Subdivision Review Criteria
• Commissioner Segelbaum brought up a discussion of our subdivision review criteria
and how that has created concern among residents with new subdivisions that have
been brought to the Commission. Kramer posed the question if it would be helpful if our
staff reports could be changed to more clearly state what the parameters are for
subdivision approvals. She also noted that Groth had included a cover page on the last
subdivision that was brought before the Commission. Commissioner Segelbaum
acknowledged that people may have understood the review criteria but were still very
frustrated with it. Chair Ruby conquered that residents are frustrated with the rules but
was concerned about adding any flexibility into these decisions as it would make it
more difficult in the decision-making process. Kramer noted we have to follow state
language for minor subdivisions that is very specific regarding review criteria.
Commissioner Brookins brought up that it may be worth looking at the zoning code
language around subdivisions and the issues the resident’s have brought up during their
review. Chair Ruby asked if we are doing any surveys or polling of the residents to get
their input on zoning or do help them understand our zoning requirements. Groth noted
it is a part of our comprehensive plan updating that will be happening soon. Kramer
noted the Metropolitan Council is putting together guidance for cities and then we will
initiate a public input process. Commissioner Cohen noted these discussions further
highlight the benefit of having Planning Commission and the Board of Zoning Appeals
interfacing.
l) Parking
• Chair Ruby asked if there were other topics of interest. Kramer then asked there was
consensus on reviewing off-street parking sooner rather than later. Chair Ruby noted
they had been waiting on some due diligence from Jason Zimmerman on the topic and
the discussion of transitioning from development provided parking to more reliance on
street parking and the implications of such a move. Kramer stated this is an action item
for staff and that she would look at Zimmerman’s notes to see where he left off.
Commissioners Cohen and Brookins brought up the contention with the parking
surrounding the 6930 Olson Memorial Highway subdivision. Chair Ruby reiterated
issues related to parking are a worthwhile conversation.
• Reports on Board of Zoning Appeals and City Council meetings:
a) BZA
• Kramer brought up discussion of corner lot front yard setbacks.
• Two after the fact BZA Agenda items.
• Eric Van Oss is the Planning Commission Liaison for the next BZA Meeting on
September 23, 2024.
b) Council Public Hearings
CITY OF GOLDEN VALLEY
PLANNING COMMISSION MEETING MINUTES
Monday, September 9, 2024 – 6:30 p.m. | City Hall Council Chamber
7800 Golden Valley Road Golden Valley, MN 55427
• 5851 PUD Amendment
• 6930 Olson Memorial Highway Subdivision
• Finalize 2024 regular meeting schedule:
• November 11, 2024, Tentatively Rescheduled to November 13, 2024.
• December 23, 2024, Reschedule not finalized.
5. COUNCIL LIAISON REPORT: NONE
6. COMMISSIONER TRAINING: Board/Commission Appreciate Event Presentation
• Commissioner Cohen brought up the presentation and expressed his appreciation.
7. STAFF COMMENTS:
• Groth updated the commission on planned interviews for a student representative for the
upcoming year. Interviews and confirmations with Council happening this week. Possible
appointment by Council next week.
• Groth informed the Commissioners of the potential to extend the opportunity for photos that are
being done for the staff.
• Kramer laid out the next steps for the work plan. Organize comments and prioritize. Discuss
timing of work plan action items at subsequent meetings. Bring back 2025 work plan for approval
in late 2024 or early 2025.
8. COMMISSIONER UPDATES: NONE
9. ADJOURNMENT: Chair Ruby adjourned the meeting at 7:41 p.m.
Approved by:
Atest By: Commission Secretary
Darren Groth, AICP, CPM
Community Development Asst. Director
CITY OF GOLDEN VALLEY
PLANNING COMMISSION
AGENDA ITEM COVER PAGE
Date: September 23, 2024
Title: Site Plan Code Amendment
Attachments: 1) Site Plan Code Amendment - Redlined
2) Site Plan Code Amendment - Clean Draft
3) Site Plan Application Checklist – Draft
Submitted By: Jacquelyn Kramer, Senior Planner
Darren Groth, Assistant Community Development Director
Background:
In accordance with City Code Subsection 113-32(b), Site Plan review standards are established to
promote development that is compatible with nearby properties, neighborhood character, and
natural features, and consistent with the Comprehensive Plan and/or area plans adopted by the
City Council. The regulations are intended to minimize pedestrian and vehicular conflict, to
promote public safety, and to encourage a high quality of development. The regulations recognize
the unique character of land and development throughout the City and the need for flexibility in site
plan review.
Currently, site plan approval is required prior to issuance of City permits for any proposed
construction within the Mixed-Use Zoning District. This agenda item is intended to discuss with the
Commission the potential of expanding the use of the Site Plan tool.
The purpose of expanding Site Plan Review is to formalize and streamline the City’s existing informal
review process, provide comprehensive feedback for applicants, increase transparency, and
collect revenue to help offset staff time spent evaluating pre-application concepts.
Next Steps:
Staff will incorporate commissioners’ comments into a draft zoning ordinance amendment and
draft application checklist. Further discussion and the formal approval process of the zoning code
amendment, including public hearings at planning commission and city council, will occur later
this year or early next year.
Sec. 113-32. - Site Plan Review.
(a) Purpose and Intent. The purpose and intent of this sec�on is to establish procedures for the and
regula�ons of land use and development within the City, including, but not limited to, the
loca�on, size, use, and height of buildings; the arrangement of buildings on lots; and the density
of popula�on within the city for the purpose of promo�ng the health, safety, order, convenience,
and general welfare of all ci�zens of the city. The key objec�ve for site plan review is pertaining
to the enforcement of site standards consistent with the requirements of the City Code. Site plan
review shall be conducted:
Tto ensure Development Ac�vity is compa�ble with nearby proper�es, neighborhood character, and
natural features, and consistent with the Comprehensive Plan, area plans, and applicable requirements
of the Golden Valley City Code.
(1) the use of adopted design standards within new and redevelopment projects;
(2) To ensure the thorough review of all site plan elements by city staff;
(3) To promote health and public safety;
(4) To mi�gate, to the extent possible, the impact of the development upon the surrounding
area.
(a) Applicability
(1) Site plan design review shall be required in any of the following circumstances:
i. The new construc�on of a nonresiden�al building or other structure.
ii. The expansion, remodel, or altera�on of any building or other structure by more
than 10 percent of its exis�ng floor area, or overall size in cases where floor area
standards are not applicable.
iii. A change of zoning use, or where traffic, parking, noise or other impacts are
greater than the impacts for the previously exis�ng use, as determined by the
Community Development Director or designee.
iv. The construc�on and reconstruc�on of driveway approaches, gates, roads,
shared access facili�es, alleys, and driving surfaces within ingress/egress
easements.
(2) The following ac�vi�es shall not require site plan design review:
i. Permits authorizing residen�al construc�on for single-family residen�al uses,
duplexes, and accessory dwelling units.
ii. Any ac�vity that is not considered a change in use, as determined by the
Community Development Director or designee.
iii. Any ac�vity on the exterior of a nonresiden�al building that does not exceed a
25 percent change in any exis�ng facade or roof form.
iv. Development Ac�vity approved via a previous site plan associated with an
exis�ng and current CUP, Development Agreement, or PUD.
v. Interior altera�ons: provided that the interior altera�ons do not result in:
1. Nonconformity with Federal Emergency Management Agency
substan�al improvement thresholds; or
2. An increase in the total square footage or valua�on of the structure
thereby requiring upgraded fire access or fire suppression systems.
vi. Normal building maintenance and repair.
vii. Public trails, playgrounds, parks, ballfields, or other public facili�es, ameni�es,
and appurtenances.
(3) Nothing in this subsec�on exempts interior altera�ons from otherwise applicable building,
plumbing, mechanical, or electrical codes. For purposes of this subsec�on, “interior altera�ons”
include construc�on ac�vi�es that do not modify the exis�ng site layout or its current use and
involve no exterior work adding to the building footprint.
(4) No building permit shall be issued for any of the circumstances listed in Subsec�on (a)(1)(i-v)
above unless a site plan is first approved by the City. No cer�ficate of occupancy shall be issued
unless all construc�on and development conform to the site plan as approved by the City.
(b) roval Required. Without first obtaining site plan approval, it is unlawful to do any of the
following:
(1) Construct a building;
(2) Move a building or structure to any lot within the city;
(3) Expand or change the use of a building, accessory structure, or site or land feature in any
manner that results in an increased intensity of use, including the requirement for addi�onal
parking;
(4) Grade or take any ac�on to prepare a site for development, except if in conformance with
the requirements of a stormwater management permit or an approved Planned Unit
Development.
(c) Exceptions. The following are exempt from the site plan review process:
(1) Construc�on or altera�on of a single-family or two-family building or accessory structure;
(2) Planned Unit Developments and their amendments;
(3) Public trails, playgrounds, parks, and ballfields;
(4) Enlargement of an exis�ng building by less than ten percent of its gross floor area;
(1) Changes in the leasable space of a mul�tenant building where the change does not intensify
the use or require addi�onal parking.
(5)
(d) Concept Review.
(1) Prior to the prepara�on of a site plan for formal review, applicants are encouraged to
present concept plans to Planning staff. The plans shall include the following:
a. Address of the subject property.
b. Exis�ng condi�ons, including buildings, structures, natural features, etc.
c. Scaled site sketch showing loca�on, setbacks, and dimensions of proposed buildings,
structures, and other improvements.
(2) City staff shall review and provide informal comments to the applicant within 30 days.
(3) Proper�es that are zoned Mixed Use shall require concept review by the Planning
Commission. Applicants shall submit plans to Planning staff and plans shall be reviewed by
the Planning Commission within 30 days of receipt of complete plans.
(e) Concept Review Evaluation Criteria. The review may be based upon, but not be limited to, the
following criteria:
(1) Conformance to the applicable standards of the City Code and other City requirements
(2) Crea�on of a func�onal design for structures and site features, with special aten�on to the
following principles:
a. A func�onal rela�onship of the building to its intended use, site improvements,
public streets and sidewalks, and adjacent uses and structures.
b. A balance of open space and landscaping with site intensity, building height, and
parking requirements.
c. The func�onal internal design of vehicular and pedestrian circula�on, loca�on of
access points to public streets, design of parking areas incorpora�ng landscape
elements, and separa�on of pedestrian and vehicular circula�on movements.
d. The design of site elements to adequately provide for drainage resul�ng from
development, mi�ga�on of off-site impacts from development, and mi�ga�on of
impacts from adjacent proper�es such as noise, poor air quality, and visual
appearance.
(3) Where applicable, consistency with the development standards and objec�ves established
for the Mixed Use Zoning District or specific areas or districts in the Comprehensive Plan or
other area plans adopted by the City
(f)(b) Procedure for Site Plan Review and Approval.
(1) An applica�on for site plan review shall be submited in wri�ng and include payment of the
applicable fee(s) with the fee established by the City Council and include all of the materials
required to allow for a full evalua�on of the proposal.
(2) The applica�on shall be considered to be complete once the City receives a writen request
containing all informa�on required by law, City Code, development applica�on(s) and
checklist(s), or by a previously adopted City rule, ordinance, or policy. when the applicant
has provided all required informa�on.
(1)(3) If the writen applica�on request does not contain all required informa�on, the City shall
send writen no�ce, within 15 business days of receipt of the request, telling the applicant or
requester what informa�on is missing.In cases where an applica�on is judged to be
incomplete, staff shall no�fy the applicant in wri�ng.
(2)(4) Staff mayshall have the authority to request addi�onal informa�on and data from the
applicant concerning site or opera�onal factors and may or to retain expert assistance, with
the consent and at the expense of the applicant, if . This informa�on is to be declared
necessary to evaluate the request in rela�on to the standards of the City Code. This data
may include but is not limited to geologic informa�on, water yields, flood data,
environmental informa�on, traffic analysis, road capaci�es, market informa�on, economic
data for the proposed development, hours of opera�on, eleva�ons or perspec�ve drawings,
and similar informa�on.
(3) Within 30 days, staff shall meet with the applicant in order to provide writen feedback
concerning the proposal and to discuss the proposal with the applicant.
(4) If needed, a second mee�ng to review changes to the proposed plans may be scheduled. A
subsequent plan revision fee shall be paid, as established by the City Council. A
predevelopment mee�ng is advised to reduce poten�al mee�ng expenses.
(c) Information Required. The site plan applica�on shall contain sufficient informa�on rela�ve to the
proposed development, including but not limited to the following items which are further
described on the City’s Applica�on and Checklist forms.
(g) The following informa�on shall be required for submital for site plan review:
(1) Address and legal descrip�on of the subject property.
(2) Status of Inflow/Infiltra�on compliance.
(3) Property survey, including exis�ng buildings, structures, etc.
(4) Site Diagram plan showing proposed improvements.
(5) U�lity plan sheet showing the placement of u�li�es.
(6) Grading and /stormwater plan.
(7) Landscape Plan Landscaping and proposed screening detailsplan, depic�ng the following:.
(8) Parking, loading, and both on- and off-site circula�on.
(9) Building eleva�ons.
(10) Signage.
(11) Ligh�ng pole(s) and fixture(s) loca�ons and a site ligh�ng plan.
(7)
(8) Other informa�on as required by staff to be able to fully evaluate the site plan, including,
but not limited to:
a. Traffic study results
b. Fire protec�on plan
c. Architectural eleva�ons
d. Ligh�ng plan
e.a. Signage plan
(d) Evaluation Site Plan ReviewCriteria. The City shall evaluate the effects of the proposed
plansBased upon its review, City staff may approve, condi�onally approve, request modifica�ons,
or deny the site plan based on evalua�on of the site plan details with respect to the Site Plan’s
compliance with all provisions of the State law, City Code, and other regula�ons of the City of
Golden Valley including but not limited to:. The review shall be based upon conformance to the
applicable standards of the City Code and other City requirements.
(1) Off-street parking and loading, ligh�ng, open space, and the genera�on of objec�onable smoke,
fumes, noise, odors, dust, glare, vibra�on, or heat.
(2) The impact of the development rela�ng to the preserva�on of exis�ng natural resources on the
site and the impact on the natural resources of the surrounding proper�es and neighborhood.
(3) The rela�onship of the development to adjacent uses in terms of harmonious design, setbacks,
public welfare, and nega�ve impacts.
(4) The provision of a safe and efficient vehicular and pedestrian circula�on system.
(5) The design and loca�on of off-street parking and loading facili�es to ensure that all such spaces
are usable and are safely and conveniently arranged.
(6) The sufficient width and suitable grade and loca�on of streets designed to accommodate
prospec�ve traffic and to provide access for firefigh�ng and emergency equipment to buildings.
(7) The use of landscaping and screening to provide adequate buffers to shield lights, noise,
movement, or ac�vi�es from adjacent proper�es when necessary, and to complement the
design and loca�on of buildings and be integrated into the overall site design.
(8) Exterior ligh�ng to ensure safe movement and for security purposes, which shall be arranged so
as to minimize glare and reflec�on on adjacent proper�es.
(9) The loca�on, size, and configura�on of open space areas to ensure that such areas are suitable
for intended recrea�on and conserva�on uses.
(10) Protec�on and conserva�on of soils from erosion by wind or water or from excava�on or
grading.
(11) Protec�on and conserva�on of water courses and areas subject to flooding.
(1)(12) The adequacy of water, drainage, sewerage facili�es, garbage disposal, and other u�li�es
necessary for essen�al services to residents and occupants.
(e) Lapse of aApproval Processed site plan. If a building permit has not been obtained, and if
erec�on or altera�on of a building, as described in the applica�on for site plan, has not begun
within two years a�er site plan approval, the approval shall be null and void.
(1) The Community Development Director or designee shall review and approve, approve with
condi�ons, or deny all site plans.
(2) If development of a lot with an approved site plan has not commenced within two (2) years of
the date of final approval of the site plan, the site plan shall be deemed to have expired, and the
approval shall be null and void.
(3) If a site plan is denied, the applicant may appeal to the Board of Zoning Appeals in accordance
with City Code Sec�on 113-27.
(4) It is recognized that final architectural and engineering design may necessitate minor changes in
the approved site plan. In such cases, the Community Development Director or designee shall
have the authority to approve minor modifica�ons of an approved site plan, provided that such
modifica�ons do not materially change the circula�on and building loca�on on the site, or any
condi�ons specifically atached as part of approval.
(2)(5) Applicable elements of the approved Site Plan shall be used in the applica�on for any
subsequent permits for the Development. In all instances, the approved Site Diagram shall
accompany the permit applica�on.
Addi�onal Code Sec�on(s)to be updated
Sec. 113-34. – Pre-Application Conference or Meeting.
(a) Purpose. The purpose of the preapplica�on conference or mee�ng shall be to acquaint the applicant
with the substan�ve and procedural requirements of the Golden Valley City Code and applicable
elements of the comprehensive plan, arrange such technical and design assistance as will aid the
applicant, and to otherwise iden�fy policies and regula�ons associated with the proposed
Development.
(b) A preapplica�on conference or mee�ng shall be required for various applica�ons, including all Site
Plan applica�ons submited in accordance with Sec�on 113-32.
(1) Only one preapplica�on conference or mee�ng shall be required for all project permit
applica�ons related to the same project, though an applicant may elect to arrange mul�ple
conferences or mee�ngs in rela�onship to a given project.
(2) A preapplica�on conference or mee�ng shall precede the submital of any project permit
applica�on.
(3) Conferences are scheduled ahead of �me for a specific date and �me. The applicant provides a
project narra�ve and any ques�ons in advance to allow City staff �me to prepare and invite the
necessary atendees.
(4) Mee�ngs can be held in-person or virtually and are typically less formal than conferences. They
are o�en conducted in a casual se�ng and can some�mes be unplanned at the front counter, if
the applicant is ready to apply.
(5) The community development director or designee may waive, in wri�ng, the requirement for
the conference or mee�ng for proposals that are determined not to be of a size and complexity
to require the detailed analysis of a preapplica�on conference, or as otherwise determined not
appropriate for such review.
(c) It is impossible for the conference or mee�ng to be an exhaus�ve review of all poten�al issues.
Neither the discussion nor the informa�on form given to the applicant shall not bind or prohibit the
city’s future applica�on or enforcement of the applicable law, rather, is intended to offer the
applicant guidance in preparing a development proposal for submital.
(d) Preapplica�on Conference or Mee�ng Submital Requirements.
(1) To ini�ate a preapplica�on conference or mee�ng, an applicant shall submit a completed form
provided by the city and all informa�on pertaining to the proposal as prescribed by the
Community Development Department’s respec�ve Applica�on(s) and Checklist(s).
(2) Failure to provide per�nent informa�on regarding the request may prevent the city from
iden�fying all applicable issues or providing the most effec�ve preapplica�on conference or
mee�ng.
Sec. 113-1. - Definitions.
Development: any constructed changes to improved or unimproved real estate, including, but not limited
to, buildings or other structures, mining, dredging, filling, grading, paving, excava�ng, or drilling
opera�ons or the subdivision of property.
Development Activity: development ac�ons taken either in conjunc�on with a use, or to make a use
possible. Development Ac�vity does not in and of itself result in a specific use. Most ac�vi�es may take
place in conjunc�on with a variety of uses.
Pre-Application Conference: a larger gathering that brings together experts from various disciplines, the
applicant's team, and representa�ves from different organiza�ons, as necessary.
Pre-Application Meeting: an informal gathering to discuss a specific topic, project, or applica�on between
planning staff and the applicant.
Site Diagram: a drawing, drawn to scale, showing the loca�on of buildings and structures on a lot, as well
as driveways, curb cuts, alleys, streets, easements, u�li�es, and any other proposed Development
Ac�vity.
Site Plan: a map or graphics prepared to scale depic�ng the development of a tract of land, including but
not limited to the loca�on and rela�onship of the structures, streets, driveways, recrea�on areas, parking
areas, u�li�es, landscaping, exis�ng and proposed grading, walkways, and other site development
informa�on as related to a proposed development.
Sec. 113-32. - Site Plan Review.
(a) Purpose. The purpose and intent of this sec�on is to establish procedures for the regula�on of land
use and development within the City, including, but not limited to, the loca�on, size, use, and height
of buildings; the arrangement of buildings on lots; and the density of popula�on within the city for
the purpose of promo�ng the health, safety, order, convenience, and general welfare of all ci�zens of
the city.
(1) The key objec�ve for site plan review is to ensure Development Ac�vity is consistent with the
requirements of all applicable City Codes by reviewing for efficient and safe land development,
harmonious use of land, compliance with appropriate design standards, safe and efficient
vehicular and pedestrian circula�on, parking and loading, and adequate water supply, drainage
and storm water management, sanitary facili�es, and other u�li�es and services.
(2) Site Plan Review is used to mi�gate, to the extent possible, the impact of Development on the
community.
(b) Applicability
(1) Site plan design review shall be required in any of the following circumstances:
a. The new construc�on of a nonresiden�al building or other structure.
b. The expansion, remodel, or altera�on of any building or other structure by more than 10
percent of its exis�ng floor area, or overall size in cases where floor area standards are not
applicable.
c. A change of zoning use, or where traffic, parking, noise or other impacts are greater than the
impacts for the previously exis�ng use, as determined by the Community Development
Director or designee.
d. The construc�on and reconstruc�on of driveway approaches, gates, roads, shared access
facili�es, alleys, and driving surfaces within ingress/egress easements.
(2) The following ac�vi�es shall not require site plan design review:
a. Permits authorizing residen�al construc�on for single-family residen�al uses, duplexes, and
accessory dwelling units.
b. Any ac�vity that is not considered a change in use, as determined by the Community
Development Director or designee.
c. Any ac�vity on the exterior of a nonresiden�al building that does not exceed a 25 percent
change in any exis�ng facade or roof form.
d. Development Ac�vity approved via a previous site plan associated with an exis�ng and
current CUP, Development Agreement, or PUD.
e. Interior altera�ons: provided that the interior altera�ons do not result in:
1. Nonconformity with Federal Emergency Management Agency substan�al improvement
thresholds; or
2. An increase in the total square footage or valua�on of the structure thereby requiring
upgraded fire access or fire suppression systems.
f. Normal building maintenance and repair.
g. Public trails, playgrounds, parks, ballfields, or other public facili�es, ameni�es, and
appurtenances.
(3) Nothing in this subsec�on exempts interior altera�ons from otherwise applicable building,
plumbing, mechanical, or electrical codes. For purposes of this subsec�on, “interior altera�ons”
include construc�on ac�vi�es that do not modify the exis�ng site layout or its current use and
involve no exterior work adding to the building footprint.
(4) No building permit shall be issued for any of the circumstances listed in Subsec�on (b)(1)(a-d)
above unless a Site Plan is first approved by the City. No cer�ficate of occupancy shall be issued
unless all construc�on and development conform to the site plan as approved by the City.
(c) Procedure for Site Plan Review and Approval.
(1) An applica�on for site plan review shall be submited in wri�ng and include payment of the
applicable fee(s) established by the City Council.
(2) The applica�on shall be considered complete once the City receives a writen request containing
all informa�on required by law, City Code, development applica�on(s) and checklist(s), or by a
previously adopted City rule, ordinance, or policy.
(3) If the writen applica�on request does not contain all required informa�on, the City shall send
writen no�ce, within 15 business days of receipt of the request, telling the applicant or
requester what informa�on is missing.
(4) Staff may request addi�onal informa�on and data from the applicant concerning site or
opera�onal factors and may retain expert assistance, with the consent and at the expense of the
applicant, if necessary to evaluate the request in rela�on to the standards of the City Code. This
data may include but is not limited to geologic informa�on, water yields, flood data,
environmental informa�on, traffic analysis, road capaci�es, market informa�on, economic data
for the proposed development, hours of opera�on, eleva�ons or perspec�ve drawings, and
similar informa�on.
(d) Information Required. The site plan applica�on shall contain sufficient informa�on rela�ve to the
proposed development, including but not limited to the following items which are further described
on the City’s Applica�on and Checklist forms.
(1) Address and legal descrip�on of the subject property.
(2) Status of Inflow/Infiltra�on compliance.
(3) Property survey, including exis�ng buildings, structures, etc.
(4) Site Diagram.
(5) U�lity plan sheet showing the placement of u�li�es.
(6) Grading and stormwater plan.
(7) Landscape Plan and proposed screening details.
(8) Parking, loading, and both on- and off-site circula�on.
(9) Building eleva�ons.
(10) Signage.
(11) Ligh�ng pole(s) and fixture(s) loca�ons and a site ligh�ng plan.
(e) Site Plan Review. Based upon its review, City staff may approve, condi�onally approve, request
modifica�ons, or deny the site plan based on evalua�on of the site plan details with respect to:
(1) The site plan’s compliance with all provisions of the City Code and other ordinances of the City
of Golden Valley including but not limited to off-street parking and loading, ligh�ng, open space,
and the genera�on of objec�onable smoke, fumes, noise, odors, dust, glare, vibra�on, or heat.
(2) The impact of the development rela�ng to the preserva�on of exis�ng natural resources on the
site and the impact on the natural resources of the surrounding proper�es and neighborhood.
(3) The rela�onship of the development to adjacent uses in terms of harmonious design, setbacks,
public welfare, and nega�ve impacts.
(4) The provision of a safe and efficient vehicular and pedestrian circula�on system.
(5) The design and loca�on of off-street parking and loading facili�es to ensure that all such spaces
are usable and are safely and conveniently arranged.
(6) The sufficient width and suitable grade and loca�on of streets designed to accommodate
prospec�ve traffic and to provide access for firefigh�ng and emergency equipment to buildings.
(7) The use of landscaping and screening to provide adequate buffers to shield lights, noise,
movement, or ac�vi�es from adjacent proper�es when necessary, and to complement the
design and loca�on of buildings and be integrated into the overall site design.
(8) Exterior ligh�ng to ensure safe movement and for security purposes, which shall be arranged so
as to minimize glare and reflec�on on adjacent proper�es.
(9) The loca�on, size, and configura�on of open space areas to ensure that such areas are suitable
for intended recrea�on and conserva�on uses.
(10) Protec�on and conserva�on of soils from erosion by wind or water or from excava�on or
grading.
(11) Protec�on and conserva�on of water courses and areas subject to flooding.
(12) The adequacy of water, drainage, sewerage facili�es, garbage disposal, and other u�li�es
necessary for essen�al services to residents and occupants.
(f) Approval Process.
(1) The Community Development Director or designee shall review and approve, approve with
condi�ons, or deny all site plans.
(2) If development of a lot with an approved site plan has not commenced within two (2) years of
the date of final approval of the site plan, the site plan shall be deemed to have expired, and the
approval shall be null and void.
(3) If a site plan is denied, the applicant may appeal to the Board of Zoning Appeals in accordance
with City Code Sec�on 113-27.
(4) It is recognized that final architectural and engineering design may necessitate minor changes in
the approved site plan. In such cases, the Community Development Director or designee shall
have the authority to approve minor modifica�ons of an approved site plan, provided that such
modifica�ons do not materially change the circula�on and building loca�on on the site, or any
condi�ons specifically atached as part of approval.
(5) Applicable elements of the approved Site Plan shall be used in the applica�on for any
subsequent permits for the Development. In all instances, the approved Site Diagram shall
accompany the permit applica�on.
Addi�onal Code Sec�on(s)to be updated
Sec. 113-34. – Pre-Application Conference or Meeting.
(a) Purpose. The purpose of the preapplica�on conference or mee�ng shall be to acquaint the applicant
with the substan�ve and procedural requirements of the Golden Valley City Code and applicable
elements of the comprehensive plan, arrange such technical and design assistance as will aid the
applicant, and to otherwise iden�fy policies and regula�ons associated with the proposed
Development.
(b) A preapplica�on conference or mee�ng shall be required for various applica�ons, including all Site
Plan applica�ons submited in accordance with Sec�on 113-32.
(1) Only one preapplica�on conference or mee�ng shall be required for all project permit
applica�ons related to the same project, though an applicant may elect to arrange mul�ple
conferences or mee�ngs in rela�onship to a given project.
(2) A preapplica�on conference or mee�ng shall precede the submital of any project permit
applica�on.
(3) Conferences are scheduled ahead of �me for a specific date and �me. The applicant provides a
project narra�ve and any ques�ons in advance to allow City staff �me to prepare and invite the
necessary atendees.
(4) Mee�ngs can be held in-person or virtually and are typically less formal than conferences. They
are o�en conducted in a casual se�ng and can some�mes be unplanned at the front counter, if
the applicant is ready to apply.
(5) The community development director or designee may waive, in wri�ng, the requirement for
the conference or mee�ng for proposals that are determined not to be of a size and complexity
to require the detailed analysis of a preapplica�on conference, or as otherwise determined not
appropriate for such review.
(c) It is impossible for the conference or mee�ng to be an exhaus�ve review of all poten�al issues.
Neither the discussion nor the informa�on form given to the applicant shall not bind or prohibit the
city’s future applica�on or enforcement of the applicable law, rather, is intended to offer the
applicant guidance in preparing a development proposal for submital.
(d) Preapplica�on Conference or Mee�ng Submital Requirements.
(1) To ini�ate a preapplica�on conference or mee�ng, an applicant shall submit a completed form
provided by the city and all informa�on pertaining to the proposal as prescribed by the
Community Development Department’s respec�ve Applica�on(s) and Checklist(s).
(2) Failure to provide per�nent informa�on regarding the request may prevent the city from
iden�fying all applicable issues or providing the most effec�ve preapplica�on conference or
mee�ng.
Sec. 113-1. - Definitions.
Development: any constructed changes to improved or unimproved real estate, including, but
not limited to, buildings or other structures, mining, dredging, filling, grading, paving,
excava�ng, or drilling opera�ons or the subdivision of property.
Development Activity: development ac�ons taken either in conjunc�on with a use, or to make a
use possible. Development Ac�vity does not in and of itself result in a specific use. Most
ac�vi�es may take place in conjunc�on with a variety of uses.
Pre-Application Conference: a larger gathering that brings together experts from various
disciplines, the applicant's team, and representa�ves from different organiza�ons, as necessary.
Pre-Application Meeting: an informal gathering to discuss a specific topic, project, or applica�on
between planning staff and the applicant.
Site Diagram: a drawing, drawn to scale, showing the loca�on of buildings and structures on a
lot, as well as driveways, curb cuts, alleys, streets, easements, u�li�es, and any other proposed
Development Ac�vity.
Site Plan: a map or graphics prepared to scale depic�ng the development of a tract of land,
including but not limited to the loca�on and rela�onship of the structures, streets, driveways,
recrea�on areas, parking areas, u�li�es, landscaping, exis�ng and proposed grading, walkways,
and other site development informa�on as related to a proposed development.
SITE PLAN CHECKLIST
COMMUNITY DEVELOPMENT DEPARTMENT
7800 Golden Valley Road
Golden Valley, MN 55427
763-593-8095
www.goldenvalleymn.gov/171
Project Name PID No(s).
Site Pla n Review follows Golden Valley City Code Chapter 113-32.
Submit all Applications, Documents, and Payments electronically in the
City’s online Accela Portal: www.cogv.gov/accela/portal
This checklist sets the minimum requirements for a complete application. Submittals will
be deemed incomplete if the materials do not meet these minimum requirements. During
the pre-application meeting, Planning Staff will tell you which items you need and how to
provide them. If not providing a needed item, specify why at the end of this document.
Provided Accepted
Y N Y N
1 Completed and Signed Land Use Application
2 Site Plan Checklist
3 Signed Privacy Notice
4 Cover Sheet
5 Property Survey
6 Existing Conditions Survey
7 General Site Layout Drawing
8 Elevation Drawings
9 Tree and Landscape Plan
10 Grading Plan
11 Parking & Loading Plan
12 Lighting Plan
13 Master Sign Plan
14 Specialty Report(s) or Permit(s)
15 Demolition Plan
16 Phasing Plan
17 Other drawings or documents as required for specific projects to fully
demonstrate the scope of work and how it complies with the Zoning Code
*** NOTE: additional materials may be requested during the review process. ***
Plans shall be submitted on separate 22”x34” plan sheet(s).
FOR OFFICE USE
FILE NUMBER: DRAFT
SITE PLAN CHECKLIST
Name files exactly as shown in the table when uploading PDF documents to the City’s
online Accela Portal. Include the project name on each file. Make sure all documents
follow our Electronic Document Submittal Standards.
The list below shows all the information needed to review a complete site plan. Not all
documents or details are required for every project. According to City Code Section 113-
32, you must have a pre-application meeting before submitting your site plan. For
complex sites, schedule the meeting in advance. For simple projects, you can walk in for
the meeting at the Community Development Department’s Front Counter anytime
Monday to Friday, from 9 a.m. to 4 p.m. During the meeting, the planning staff will explain
what information you need to provide for the City to review your site plan properly.
DOCUMENT COMPONENTS AND CONTENTS
1. Completed and signed Planning and Land Use Application (with completed Owner
Authorization form(s), if applicable).
2. This Site Plan Checklist
3. Privacy Notice (Tennessen Warning) – The purpose of the notice is to enable people to
make informed decisions about whether to give information about themselves to the
government. (See Minnesota Statutes, section 13.04, subdivision 2)
4. Cover Sheet
a. Index of drawings
b. Project description
c. Complete legal description of the property, include parcel ID number(s)
d. Location map to scale
e. Quantitative Summary chart including, but not limited to:
i. total acreage or square footage of land area
ii. each proposed structure
iii. each proposed use
iv. zoning district with applicable zoning setbacks identified
v. lot coverage area and area of impervious surfaces
vi. building area (gross square footage) and height (feet and inches)
vii. number of stories and FAR for each structure
viii. number of dwelling units and number of bedrooms (if multifamily)
ix. residential density
x. Total Parking Counts: required and provided (include accessible spaces and
bicycle parking)
5. Property Survey
a. Seal, signature, and contact information of plan preparer.
b. A survey that describes, maps, and locates land ownership boundaries and corners,
features, and improvements. DRAFT
SITE PLAN CHECKLIST
6. Existing Conditions Survey
a. North arrow, key, and scale. Plans should be drawn to a scale in increments of 10
(example: 1” = 100’ or 1” = 50’) unless approved in advance by the City.
b. Topography on the site and within 25’ of the site at two-foot contour intervals,
referenced to a USGS benchmark.
c. Delineated wetlands or buffers within 100’ of the subject property.
d. Existing improvements within 25’ of the subject property.
e. Street and road names for all public rights-of-way or private roads, and existing on-
site and off-site driveways located within 25’ of the site.
f. Location of any soil borings or seepage tests, existing water features, unique soil
conditions or other environmental data.
g. Existing utilities: water mains, sanitary sewer mains, storm sewers, and cable,
electric, gas, and telephone utilities and easements.
h. Location of all existing structures on subject parcel.
i. Any recorded easements or deed restrictions.
7. General Site Layout Drawing
a. A written scale, graphic scale, legend, and north arrow shall be included on the
22”x34” plan sheet. Plans should be drawn to a scale in increments of 10 (example:
1” = 100’ or 1” = 50’) unless approved in advance by the City.
b. Proposed lot lines, building lines, and all structures or other improvements.
c. Existing Zoning of the property and zoning of adjacent properties.
d. Label the following dimensions:
i. Distance between buildings.
ii. Front, side, and rear setbacks.
iii. Floor area.
e. Extent of any outdoor sales or display areas or service areas
f. Location of storage area(s) for hazardous substances, including any underground
storage tanks.
g. Show and describe on the site plan anything that generates objectionable smoke,
fumes, noise, odor, dust, glare, vibration or heat.
h. Building locations, sizes, and dimensions.
i. Any open or public spaces provided in accordance with City Code Section 109-167.
8. Elevation Drawings
a. Building design shall conform to City Code Section 113-157, Architectural and
Material Standards.
b. Provide elevation of all four sides of the building including materials, colors, and
dimensions at an architectural scale of 1”=20’.
c. Identify locations for screening walls, fences, retaining walls, and headlight or
service area screens (include height and construction type). DRAFT
SITE PLAN CHECKLIST
d. Include cross-section design details of any screening walls, fences, retaining walls,
headlight or service area screens, trash receptacles, mechanical equipment, etc.
9. Tree and Landscape Plan
a. Landscaping shall be provided in locations and quantities pursuant to the standards
in City Code Section 111-8.
b. A description of compliance with the standards in City Code Section 111-8;
c. The Tree and Landscape Plan shall be developed in accordance with City Code
Section 111-3.
d. Delineation of all areas to be graded and limits of land disturbance.
e. Size, species, and location of all existing significant trees and legacy trees located
within the development's limits. These significant trees and legacy trees should be
identified in both graphic and tabular form.
f. Identification of all significant trees and legacy trees proposed to be removed within
the construction area. These significant trees and legacy trees should be identified
in both graphic and tabular form.
g. Measures to protect significant trees and legacy trees.
h. Whether tree mitigation measures are required and a description of the measures.
i. Size, species, and location of all replacement trees.
j. Signature of the person preparing the plan.
k. Tree protection measures must be provided in accordance with City Code Section
111-4.
l. Additional landscaping materials like rocks or mulch, include location and size.
m. Irrigation plan, if applicable.
10. Grading Plan
a. Proposed excavation and/or filling of property; proposed contour changes
b. Any proposed filling, draining, cutting, dredging, grading, clearing, or other
alterations that are proposed for areas covered by City Code Section 107-4.
c. Preliminary Stormwater Plans with SWPPP.
11. Parking & Loading Plan (include both vehicle and pedestrian circulation)
a. Show the location, surface width and right-of-way width of streets, railways, drives,
alleys, easements, curb cut/apron, acceleration and deceleration lanes, pedestrian
walkways and loading areas on and adjacent to site. Indicate any paved areas that
will be replaced.
b. Provide dimensions, curve radii, and centerlines of existing and proposed access
points, roads, and road rights-of-way or access easements
c. Include cross-section details of roads, driveways, parking lots, sidewalks, and
nonmotorized paths (illustrate materials and thickness).
d. Parking lots shall be designed in accordance with City Code Section 113-151(b). DRAFT
SITE PLAN CHECKLIST
e. Per City Code Section 113-151(b)(17), provisions for pedestrian circulation to, from,
and through parking lots shall be required and patterned pavement, decorative
lighting, and associated facilities shall be provided as determined by the City.
f. Include provisions for snow storage and/or removal.
g. Delineate the Minimum Number of Required Off-Street Parking Spaces per City
Code Section 113-151(c).
i. Dimension all drive lanes and show traffic flow arrows. Designate fire lanes
and truck routes.
ii. Required parking spaces shall be at least nine feet in width and at least 18.5
feet in depth, except for accessible and compact car spaces.
iii. Accessible parking and passenger loading facilities shall be provided in
compliance with Minnesota Accessibility Code Section 1106.
iv. If off-street parking contains 50 or more spaces, up to 10 percent of the spaces
may be designated compact cars only.
v. Parking area delineation shall occur by durable painted stripes at least four
inches wide.
vi. Parking lots designed and constructed for more than 40 off-street parking
spaces shall have at least four percent of the interior of the parking lot
landscaped with vegetation including shade trees.
vii. Landscape breaks shall occur approximately every 24 spaces.
viii. Required parking shall be located on the same lot as the use, the City may
permit the use of spaces on another similarly zoned property within 500 feet.
h. The City may allow up to 50 percent reduction when joint use or combined parking is
provided for uses which have substantially different parking demands and peak
parking needs such as daytime uses with nighttime uses.
i. Facilities to park/store bicycles shall be provided at the rate of five percent of
parking required for vehicles with a minimum of four spaces. Facilities shall be
secured to either the ground or a building.
j. Loading and unloading areas as well as any proposed stacking lanes for drive-
through uses, in accordance with City Code Section 113-151(e).
k. Electric Vehicle Provisions in accordance with City Code Section 113-151(f).
i. All new or reconstructed parking lots with at least 15 parking spaces or
expanded lots that result in 15 or more parking spaces, shall install EVCS in
accordance with City Code Section 113-151(f)(2).
ii. Per City Code Section 113-151(f)(3), when the installation costs for EVCS
exceeds five percent of the total project cost, a reduction to EVCS
requirements may be requested.
12. Lighting Plan
a. Identify all proposed site lighting in accordance with City Code Section 113-153,
Outdoor Lighting. DRAFT
SITE PLAN CHECKLIST
b. Lighting Plan Requirements are provided in City Code Section 113-153(g).
c. All light fixtures shall minimize glare and spillover from the site.
d. Lighting shall be designed and located such that the maximum foot-candle readings
shall not exceed 0.5, or 0.3 in the R-1 and R-2 zoning districts, at the lot line.
13. Master Sign Plan
a. Prepared to show compliance with City Code Chapter 105 – Signs, as applicable.
b. Include the location, size, materials, height, and illumination, if any, of all existing
and proposed signs.
c. All signs shall comply with the current versions of the Minnesota State Building
Code and the National Electrical Safety Code.
14. Specialty Report(s) or Permit(s)
a. Review City Code Section 113-124 – I-394 Overlay Zoning District, to identify
standards and reports, e.g., Traffic Management Plan, that may be required.
b. Review the Floodplain Management Overlay Zoning District requirements per City
Code Section 113-125 to identify if any special permits are required.
c. Review the Shoreland Management requirements contained in City Code Section
113-149 to identify if the project is located in a Shoreland Overlay District and
whether any specific standards apply.
d. Wetland reports necessary to classify or delineate wetlands and wetland buffers.
15. Demolition Plan
a. The location, building type, and size of all structures to be demolished; indicate if
foundation shall be retained and for what purpose.
b. Indicate any underground facilities or utilities and/or pavement that will be removed
during construction.
16. Phasing Plan
a. Where phased construction is proposed, clearly delineate phases and timetable,
and each phase must stand on its own regarding density, parking, and landscaping.
DRAFT
SITE PLAN CHECKLIST
For any document not provided, please explain why using the matching item number.
Item Reason for Leaving Out
1,2,3
4
5
6
7
8
9
10
11
12
13
14
15
16
DRAFT
CITY OF GOLDEN VALLEY
PLANNING COMMISSION
AGENDA ITEM COVER PAGE
Date: September 23, 2024
Title: Small cell wireless zoning code amendment
Attachments: 1) FCC Small Cell Workshop Presentation
Submitted By: Steven Okey, Associate Planner
Background:
The impetus for the discussion of our approach to Small Cell Wireless facilities in our Zoning Code
are the rule changes that were implemented by the Federal Communication Commission (FCC) in
2018. Our first meeting on this topic is to give the broad overview of what small wireless facilities
are, what are the guidelines for what we can require or have as approval criteria, and what type of
permitting process are we allowed to implement.
This is an opportunity for Commission to guide drafting code or process language within the
allowable parameters. Some of the items for discussion include:
1. What is Small Cell Wireless?
a. FCC Presentation
b. Synopsis of FCC Rules Documents
2. What parameters set by the FCC are we allowed to set as a permitting agency?
a. Location?
b. Design?
c. Height?
d. Application review timeframes?
3. What process do we use to approve small cell wireless installations?
a. Administrative review?
b. Planning Commission/City Council Approval?
c. Building permit review?
d. Right-of-Way permit review?
9/18/20241Small WirelessFacilitiesAn Introduction to 5G Infrastructure and the Streamlined Section 106 Reviewof Small Wireless FacilitiesFCC EnvironmentalCompliance WorkshopSaurbh ChhabraSenior Electronics EngineerPaul D’AriSeniorCounselSeptember13, 2022* This presentationand its contentsare for informationalpurposesonly; the Commission’s rules in part 47 of the Code of FederalRegulations andthe Commission’s previousreportsand orders adoptingthose rulesrepresentthe binding rules and determinationsof the Commission.Small Wireless Facilities2Introduction to InfrastructureUsed for 5G TechnologySaurbh Chhabra,Sr. ElectronicsEngineer Competitionand Infrastructure Policy Division Wireless TelecommunicationsBureauFederal CommunicationsCommissionAgenda3Cellular Network OverviewTypes of Wireless InfrastructuresMacrocellsSmall Cells and DASNeed for Small Wireless Facilities?What is 5G?Examples of DeploymentsStreamlined Section 106 Reviewof Small Wireless FacilitiesCellular Network OverviewSource:A. Rahman et al., licensed underCC BY41234
9/18/20242Types of Wireless Infrastructures5MacrocellsMacrocell sites are effective for covering large geographic areas (8-30 km in radius) with relatively high capacity, because the antennas are typically mounted on tall towers or the rooftops of tall buildings and transmit radiofrequency (RF) signals at high power levels.Small WirelessFacilitiesOn the other hand, facilities such as small cells and Distributed Antenna Systems (DAS) can be deployed to provide coverage in targeted locations (0.01 to 2 km in radius) by moving radios closer to the users, and to provide additional capacity in areas with higher demands for wireless voice and data services, which improves the quality of service and experience.They use components that are a fraction of the size of traditional cell tower deployments and can often be installed on utility poles, buildings, and other existing structures.Types of Macrocell Antenna StructuresMonopole with antennasSource:larry.vt.300,CC BY-SA 3.0, viaWikimedia Commons6Types of Macrocell Antenna StructuresLattice cellular towerSource:Steve Kazella (talk), Author,Public domain, viaWikimedia Commons7Types of Macrocell Antenna StructuresBuilding-mount camouflaged cellular antennasSource:Jim.henderson, CC0,via Wikimedia Commons85678
9/18/20243Types of Macrocell Antenna StructuresStealth flagpole monopoleSource:Steve Kazella (talk) 14:17,14 July2009 (UTC),Publicdomain,via Wikimedia Commons9Types of Macrocell Antenna StructuresStealth tree monopoleSource:SteveKazella, Author,CC BY-SA 3.0, viaWikimediaCommons10Small Cells11“A small cell is a low-cost radio access point with low radio frequency (RF) power output, footprint and range. It can be deployed indoors or outdoors, and in licensed, shared or unlicensed spectrum.”“A small cell is a cellular base station that transmits & receives 3GPP-defined RFsignals with small power and small form factor. In most cases, it services a smallcoverage area.”“The introduction of virtualized, disaggregated networks means that some small cells will consist of two or three elements, while others will still be all-in-one. Some form factors will be classed as ‘mini-macros’, which can be deployed unobtrusively on street furniture but have performance and power levels close to those of larger base stations. Others will be so tiny they can be embedded into pavements or consumer electronics.”Types of small cells include femtocells, picocells, and microcells—broadly increasing in size from femtocells (the smallest) to microcells (the largest).Sources:https://www.smallcellforum.org/small-cells/;https://www.smallcellforum.org/5g-product-definition-report/Distributed AntennaSystem (DAS)A Distributed Antenna System distributes RF signals from a central point to antennas located throughout a facility or area to provide seamless wireless coverage and capacity.Typically used in large buildings, campus-type settings, stadiums, outdoor venues, city blocks, etc.Can support a variety of frequency bands andtechnologies.DAS Nodes connected via Fiber12Central HubSource: https://www.sbasite.com/English/solutions/in-building/das-and-small-cells/default.aspx9101112
9/18/20244Pole-mounted DAS and Small CellSource: Letter from Colleen Thompson,AT&T, to Marlene Dortch, Secretary, Federal Communications Commission,WC Docket No. 11-59 (filed June 17, 2013)13Need for Small Wireless Facilities?14Continuous increase in mobile traffic and requireduser data rates in today’s 4G and 5G networks create the need for increasednetwork capacity, which can be achievedby:Making more spectrum available;Using spectrum more efficiently; and“Densifying” the network (i.e., adding more cell sites to increase the amount of available capacity, or adding equipment to augment existing mobile networks and provide additional capacity in areas of high usage).Densification technologies includeDistributed AntennaSystems (DAS) and small cellsSources:http://www.rcrwireless.com/20161109/fundamentals/network-densification-5g-tag31-tag99;Bridging the Gap Report, athttp://www.jointventure.org/initiatives/civic-technology/wireless-communicationsWhat is 5G?15Source:This PhotobyEricssonis licensed underCC BY-NC-ND5G Usage ScenariosEnhanced Mobile Broadband (eMBB)16Ultra-reliable and low-latency Communications (URLLC)Massive machine-type Communications (mMTC)13141516
9/18/20245ITU-R 5G Requirements17Usage Scenario5G requirementDescriptionCapabilityeMBB20 GbpsMinimum requirementsfor peakdata ratesDownlinkpeakdata rateeMBB10 GbpsUplink peakdatarateeMBB100MbpsTargetdataratesindenseurban test environment,95%of timeUserexperiencedDownlink data rateeMBB50 MbpsUserexperiencedUplink data rateeMBB4msMinimum user-planelatencyassuming unloadedconditionsLatency (user-plane;Radio Network)URLLC1mseMBB≥100MHz,up to1GHz(higherbands)AggregatedsystembandwidthBandwidthmMTC106/km2Minimumnumber ofdevicesperunit areaConnection densityeMBB30bit/s/HzThroughput per unit wireless bandwidth and per networkcellPeak downlink spectrum efficiencySource:https://www.itu.int/dms_pub/itu-r/opb/rep/R-REP-M.2410-2017-PDF-E.pdf4G vs 5GSource:https://www.statista.com/chart/17506/5g-and-4g-comparison/18S&P Global Market Intelligence projects more than 800,000 small cells deployed by 2026.Source:https://www.ctia.org/homepage/infrastructure-channel154,00019800,000Projected Deployments of Small Wireless Facilities in the United States900,0000100,000200,000600,000500,000400,000300,000700,000800,000Macro Towers Today Small Cells by 2026Disclaimer: Projections may not be consistent with futuredeployment plans of mobile service providers.Examples of Deployments2017181920
9/18/20246Two Small Facility Associated Equipment CabinetsSource: Comments of PCIA, WT Docket No. 15-180, at 3 (filed December 18,2015)21Rooftop Platform-mounted Small Cell DeploymentSource: PCIA Letter to WTB, FCC, WT Docket No. 15-180, at 24 (filed December 18,2015)22Source: Comments of PCIA - Attachment, WT DocketNo. 15-180, at 25 (filed September 28,2015)Small Wireless Facility in Historic Central Park, NY23Small Cell on a Lamp PostSmall facility deployed in historic Pittsburgh,PASource: Comments of Crown Castle, WT Docket No. 15-180, at 14 (filed September 28,2015)2421222324
9/18/20247Small Cell on Utility PolesSource: Comments of PCIA - Attachment, WT Docket No. 15-180, at 23 (filed September 28,2015).25Small Cell on a Lamp PostSource: Tony Webster from Minneapolis, Minnesota, United States,CC BY-SA 2.0, via WikimediaCommons26Stealth Small Cell PoleEquipment hidden inside the pole structure27Source:Jeffrey Beall,CC BY 4.0, viaWikimedia CommonsSmall Wireless Facilities28Streamlined Section 106 Review of Small Wireless FacilitiesPaul D’Ari, SeniorCounselCompetitionand Infrastructure Policy Division Wireless TelecommunicationsBureauFederal CommunicationsCommission25262728
9/18/20248Small Wireless Facilities –Environmental Review1The Federal CommunicationsCommission has streamlined environmental and historic preservation review processes for small wireless facilitiesunder the National Environmental PolicyAct (NEPA) and National Historic Preservation Act (NHPA).Many small wirelessfacilitiesare deployed as collocationsand the review process for collocations,including small wirelessfacilities, has been tailored to eliminate reviewof collocationsthat will not significantly affect the environment or adversely affect historic properties.NEPA –Categorical Exclusion for Collocations2Small wirelessfacilities generally qualifyfor the categorical exclusion forcollocations.In general,collocationsare categorically excluded from detailed environmentalreviewunderNEPAand the provider is not requiredto file an environmental assessment.Two exceptions are deployments that:would cause human exposure to radio frequency emissions in excess of established guidelines; andmay affect historic properties that are listed in or eligiblefor listing in the National Register.Section 106 Review –Small Wireless Facilities32001 Nationwide Agreementfor the Collocation of Wireless Antennas (CollocationAgreement)excludesfrom Section 106 reviewmost collocations that are not on or near historic propertiesor historicdistricts.Exclusions for collocationson buildings,poles, and other non-towerstructures in the originalagreement were limitedand did not apply to collocationsthat were:on or near a historic buildingor structure; oron a buildingor structure that was over 45 years old.Development of small wirelessfacilities created an opportunityto expand exclusions for collocations.Collocation Agreement Amendment4FCC, ACHP,and NCSHPO amended the Collocation Agreementon August 8, 2016.The 2016 amendment provided additionallimitedexclusionsfor small wireless facilities.Significantly expandedexclusions for small wirelessfacilitiescollocatedon buildingsand structures,regardless of age (i.e.,morethan45yearsold) that are not historic or in or near historic districts.Adopted limitedexclusions for small wirelessfacilitycollocationson buildingsand structures that are historic or in or near historic districts.29303132
9/18/20249Small Cells on Buildings and Structures More than 45 Years Old5Small wirelessfacilities on buildingsor structures that are more than 45 yearsold are excludedfrom Section 106 reviewunless:buildingor structure is located inside a historic district or visiblewithin 250 feet of a historic district;the building or structure is a designated National Historic Landmark, or listedin or eligiblefor listingin the National Register;orthe collocation causes new ground disturbance.Small Cells on Buildings and Structures More than 45 Years Old6The facility must meet specified size limitations toqualify as excluded:Each individual antenna, excluding the associated equipment, may be no more than 3 cubic feet in volume and 6 cubic feet cumulatively.Associated equipment may not exceed 21 cubic feet on poles and 28cubic feet on non-pole structures.If the collocation can accommodate at least three providers, associatedequipment may not exceed 28 cubic feet for poles, and 35 cubic feet for non-tower structures.Exclusion for Small Cells –Historic Properties7Three exclusions for small wireless facilitiesin or near historic districts:General exclusion for small wireless facilitieson (or inside) historic properties, inside or near historic districts.Exclusion for small wireless facilitieson utility poles/electric transmission towers that are historic properties or inside or near a historic district.Streamlined process for small wireless facilitieson lighting structures in historic districts.General Exclusion for Small Cells –Historic Properties8Small wirelessfacility collocationson buildingsand non-towerstructures that are historic properties or in or near historic districts are excluded from Section 106 reviewunder specified conditions including:buildingmay not be a National Historic Landmark;no pre-existingantenna on buildingor structure;antennais disguised or stealthed to complement buildingor structure;antennaon the buildingor structure is no largerthan 3 cubic feet;antenna’s associatedequipmentmay not be visible from public streets or public spaces at the groundlevelanywhere within 250 feetof historic district; andno new ground disturbance (except up to four lightning grounding rods).33343536
9/18/202410Exclusion for Small Cells –Utility Structures in Historic Districts9Collocations on utility poles or electric transmission towers located inside or near a historic district are excluded, provided that:structure is not a National Historic Landmark;antenna does not exceed 3 cubic feet in volume, with a cumulative limit of 6 cubic feet if there is more than one antenna on the structure;antenna’s associated equipment on the structure does not cumulatively exceed 21 cubic feet in volume; andno new ground disturbance (beyond up to four lightning grounding rods).Exclusion for Small Wireless Facilities –Lighting Structures in Historic Districts10Collocation Agreementcreated a streamlined process for small wireless facilitycollocations proposed on structures that have the primary purpose of providing public lighting.Small wireless facility collocationson lightingstructures that are located in or near historic districts may be eligiblefor an exclusion provided that:Structure is not a designated National Historic Landmark or listed in or eligible forlisting in the National Register of Historic Places;Antenna, excluding the associated equipment, is no more than 3 cubic feet involume, with a cumulative limit of 6 cubic feet; andThe associated equipment andany pre-existing antennas and associated equipment on the structure, are cumulatively no more than 21 cubic feet in volume.Exclusion for Small Wireless Facilities –Lighting Structures in Historic Districts11Applicant seekingan exclusion for a collocationof a small wirelessfacility on a lightingstructure in or near a historic district is subject to the following procedural requirements:Applicant determines that the structure is not a contributing or compatible element within the historic district;Applicant must request in writing that the SHPO concur with its determination;SHPO has 30 days to respond; andIf SHPO either informs applicant that the structure is not a contributing or compatible element or fails to respond to the applicant within 30-day period, the Applicant has no further Section 106 review obligations.Utility Pole Replacement Exclusion12In the 2017 Pole ReplacementReport and Order,the Commissionexcluded from Section 106 review (undercertain conditions)the replacement of a utilitypole where the pole was not originally constructedfor the sole or primary purpose of supporting an antennafor an FCC licensedservice.This exclusionwas adopted in part to help expeditethe deployment of small wirelessfacility collocations on utilitypoles.The replacementpole exclusion complementsthe exclusion adopted in the 2004 NationwideProgrammaticAgreement,which excludedfrom Section 106 review(under certain conditions) the replacementof a tower that was originally constructed for the sole or primary purpose of supportingan antennafor FCC licensed service.37383940
9/18/202411Utility Pole Replacement Exclusion13(continued)A utilitypole replacement will be excludedfrom Section 106 review if both the originalpole and the replacement pole meet certain conditions.To be excluded,the originalpole must meet the followingconditions:it must be a pole that can hold utility, communications, or related transmission lines;the pole must not have been originally erected for the sole or primary purpose ofsupporting antennas that operate pursuant to a spectrum license or authorizationissued by the Commission; andthe pole itself may not be a historic property.Utility Pole Replacement Exclusion14(continued)To qualifyfor the exclusion,the replacement utilitypole must meet the following conditions:The location of the pole can be no more than 10 feet away from the original pole;Distanceis calculatedfrom the centerpointof the replacementpole to the centerpointofthe original pole.the replacement pole may not create new ground disturbance (either laterally or in depth);the height of replacement pole may not exceed the height of the original pole by more than 5 feet or 10 percent of the height of the original pole, whichever is greater; andthe replacement pole must be consistent with the appearance and quality of the original pole.Collocation of Antenna on Replacement Pole May Require Section 106 Review15The replacementpole exclusion appliesto the pole replacement alone. Thisexclusiondoes not apply to the antenna.Footnote 25 of the 2017 Pole ReplacementReport and Order provides that the antennasare considered separately deployed and are subject to the Commission’srules implementingSection 106, includingthe terms of the Collocation Agreement.Applicantsseekingto locate small wirelessfacilities on replacement poles excludedfrom review underthe 2017 Pole ReplacementReport andOrder must consult the CollocationAgreementto determine if the antennaand associated equipmentqualifyfor a Section 106 exclusion or require review.QUESTIONS?fccenvironmentalworkshop@fcc.gov41424344
CITY OF GOLDEN VALLEY
PLANNING COMMISSION
AGENDA ITEM COVER PAGE
Date: September 23, 2024
Title: Planning Commission Work Plan
Attachments: None
Submitted By: Jacquelyn Kramer, Senior Planner
Background:
This is a standing item for the remainder of 2024 to allow the Planning Commission to discuss items
and plan future agendas as necessary. As the Commission works through their plan, requests for
information, agenda items, code amendments, or City Council briefings may all be necessary to
support the work needed to address these topics. For this agenda item, it is anticipated to only
consist of a review and discussion of work plan items, as needed.