03-22-10 PC Minutes
Regular Meeting of the
Golden Valley Planning Commission
March 22, 2010
A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council
Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday, March 22, 2010.
Chair Keysser called the meeting to order at 7:05 pm.
Those present were Planning Commissioners Cera, Eck, Keysser, Kluchka, McCarty, Schmidgall
and Waldhauser. Also present was City Planner Joe Hogeboom and Administrative Assistant
Lisa Wittman.
1. Approval of Minutes
February 22,2010 Regular Planning Commission Meeting
Eck referred to the first sentence on page 6 and noted that the word "he" needed to be added.
Waldhauser referred to the last sentence on page 7 and stated that it should be changed to
read as follows "She suggested to the applicants that they establish an advisory board to help
the business side of their operation".
2. Informal Public Hearing - Conditional Use Permit - 2420 Nevada Avenue North -
CU-127
Applicant: U.S. Fleet Lease - Edward Johnson, Applicant
Address: 2420 Nevada Avenue North
Purpose: To allow the operation of a used motor vehicle sales business in the
Industrial Zoning District.
Hogeboom explained that the applicant is proposing to sell pre-owned government fleet
vehicles. The property is located in the Industrial Zoning District which allows the sales and
service of automobiles through a Conditional Use Permit. He added that the applicant has
facilities in Maple Grove and in Ham Lake but they would like to be located in Golden Valley
due to its central location.
Hogeboom referred to his staff report and discussed the ten factors used when analyzing a
Conditional Use Permit request. He stated that staff is recommending approval of this request
and discussed the proposed conditions of approval. He referred to one of the conditions
regarding an existing fence and gate on the property and explained that the gate must be
removed or upgraded to meet the standards of the Minnesota State Fire and Building Codes in
order to allow emergency egress for the neighboring business to the south at 2400 Nevada
Avenue North.
Keysser asked if the applicant owns the property. Hogeboom said no, the applicant will be
leasing the building.
Minutes of the Golden Valley Planning Commission
March 22, 2010
Page 2
Keysser referred to a letter the Planning Commission received from a neighboring property
owner regarding junk being stored on the subject property. He asked if the junk will be
removed. Hogeboom said he thinks the items stored on the property will be removed because
the cars the applicant is proposing to sell will be located in that area.
Cera referred to the same letter and asked about the concern mentioned regarding the lawn
irrigation system being hooked into the city water system without a vacuum pressure breaker.
Waldhauser stated that since there will be no repairs or oil changes done on-site she doesn't
think water contamination is a concern in this case. McCarty agreed that the risk of gasoline or
other contaminants getting into a sprinkler head is minimal. Schmidgall added that he doesn't
think the vacuum pressure breaker requirements have to be addressed unless the building is
undergoing significant changes.
Edward Johnson, Applicant, stated that he specializes in government fleet vehicles. They
purchase them, clean them up and sell them to other businesses and to the public. He
explained that he won't need more than one small sign because most of their business is done
through the internet. He clarified that the boats currently stored on the property will be removed
because that is where he will be storing his vehicles. He added that he would be willing to work
with the neighboring property owner on providing some sort of screening. He referred to the
condition of approval regarding the fence and gate issue and said he is in the process of
obtaining estimates for a new gate and for now the gate will be unbolted and left open so it can
be used for egress until the issue is resolved.
Keysser asked about the hours of operation. Johnson explained that they are only open 3 or 4
days per week and most of their hours are by appointment only.
Eck asked the applicant where he would be servicing his vehicles. Johnson stated that he has
a contract with a shop in Maple Grove that does all of the servicing, cleaning, detailing and
auto body work for his vehicles.
Keysser asked if the vehicles would be brought to this location on a truck. Johnson said no and
explained that the vehicles would be driven to the Golden Valley site or directly to the shop in
Maple Grove.
Cera asked how many vehicles would be located at this site. Johnson said he has never had
more than 20 vehicles at one time.
Keysser asked about the number of employees. Johnson said he has one employee and
added that there are 7 to 9 parking spaces in addition to the vehicle storage area and on-street
parking.
Keysser opened the public hearing. Seeing and hearing no one wishing to comment, Keysser
closed the public hearing.
Eck said he doesn't have any objections to the proposal. Waldhauser agreed and said she was
concerned about the type of vehicles that were going to be sold but it sounds like there will only
Minutes of the Golden Valley Planning Commission
March 22, 2010
Page 3
be autos sold and there isn't going to be much traffic generated as a result of this proposal.
McCarty agreed.
MOVED by Cera, seconded by Schmidgall and motion carried unanimously to recommend
approval to allow the operation of a used motor vehicle sales business at 2420 Nevada Avenue
North subject to the following conditions:
1. All signage shall meet the requirements of Section 4.20 of City Code.
2. No motor vehicles for sale shall be located on City streets at any time.
3. All future improvements to the building shall meet the City's Building Code requirements.
4. No major service of vehicles shall take place on the premises.
5. The gate to the property at 2420 Nevada Avenue North shall be removed or upgraded to the
standards of the Minnesota State Fire and Building Codes to allow emergency egress for the
occupants at 2400 Nevada Avenue North.
6. All other applicable local, state and federal requirements shall be met at all times.
7. Failure to comply with one or more of the above conditions shall be grounds for revocation
of the conditional use permit.
--Short Recess--
4. Reports on Meetings of the Housing and Redevelopment Authority, City Council,
Board of Zoning Appeals and other Meetings
Waldhauser reported on the March 16 City Council meeting where the 3rd Lair Conditional Use
Permit Amendment request was tabled to the April 7 City Council meeting. She questioned if
obtaining a code analysis is a standard requirement for Conditional Use Permit requests.
Hogeboom explained that it is standard to have the Fire and Inspections Department review
Conditional Permit requests and that it is their decision if a code analysis is required.
5. Other Business
No other business was discussed.
6. Adjournment
The meeting was adjourned at 7:28 pm.
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