05-22-06 PC Agenda
AGENDA
e
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, May 22,2006
7pm
1.
Approval of Minutes
April 24, 2006 Planning Commission Meeting
2. Informal Public Hearing - CUP No. 113 - Dick & Rick's Auto
Upholstery - 6100 Olson Memorial Highway
Applicant:
Rick Zirbes - Dick & Rick's Auto Upholstery
Address:
Purpose:
6100 Olson Memorial Highway
To allow the applicant to operate an auto upholstery
business in an existing building located in the
Industrial Zoning District.
e
--Short Recess--
3. Discussion about creating a Mixed Use Land Use Category for the
General Land Use Chapter of the Comprehensive Plan
4. Reports on Meetings of the Housing and Redevelopment Authority,
City Council, Board of Zoning Appeals and other Meetings
5. Other Business
6. Adjournment
e
.
Regular Meeting of the
Golden Valley Planning Commission
April 24, 2006
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, April 24, 2006. Chair Keysser called the meeting to order at 7 pm.
Those present were Planning Commissioners Cera, Eck, Keysser, Kluchka,
Schmidgall and Waldhauser. Also present was Planning Intern Kristin Gonzales and
Administrative~Assistant,LisaWittmari. DireCtor bfPlanhing ahdDe t, Mark
Grimes was absent
.
1. Approval of Minutes
March 27,2006 Planning Commission Meeting
March 27,2006 Joint Planning and Environmental Commis
MOVED by Eck, seconded by Schmidgall and
the March 27,2006 Planning Commission and
Commission minutes as submitted.
nimously to approve
Environmental
2. Informal Public Hearing - PUD
Commons (Doolittles) - Pre.
Applicant:
nt #1 - Golden Valley
velopment
Address:
ditions to the restaurant comprising of a new entry
rea and a four-season porch to be used for seating.
e applicant is proposing to amend their existing PUD in
"tions totaling approximately 750 square feet comprising of a
new entry vestibule/waiting area and a patio. She added
panning. to renovate the inside of the existing restaurant. She
wner of the shopping center has given their permission to make
anges with the condition that 14 new parking spaces be added.
ubmitted plans that demonstrate where the 14 new parking spaces will
be locate. onzales referred to the City Engineer's staff report and noted that he
wants to see some additional utility plans and a revised landscape plan before this
proposal receives final approval.
Purpose:
.
Eck referred to the plans and stated that it is unclear to him how many total seats in
the restaurant are being added with the renovations and additions. He asked about
the required number of parking spaces for this use.
Gonzalez explained that since this is a PUD the number of parking spaces that were
required could differ from what the zoning code requires.
.
Minutes of the Golden Valley Planning Commission
April 24, 2006 '
Page 2
Waldhauser referred to the site plan and asked about the location of the 14 new
parking spaces. Gonzalez showed where some of the new parking spaces were being
added. Keysser asked the applicant to explain where all of the new parking spaces
would be.
John Sheehan, Doolittles owner, gave a presentation about the new Doolittles concept
and discussed the types of interior materials they are proposing to use and the
reeoofigufatiefle~tfle.space.l:4e-expla-i-Redthatt-ReY are chaRging from their Air Cafe
concept to a Woodfire concept. He showed the Commission before a er pictures
of their Eagan restaurant and said that the Golden Valley restauran very
similar. He. discussed the new menu and the new patio area whi ced
with trees, rock, boulders and a fire pit.
.
Gregg Hackett, Architect for the project, showed iIIustratio
restaurant with the new four-season porch and front entry.
current outdoor dining area and explained that that w
outside patio area would outside of that enclosed
and showed the Commissioners where the 14
confirmed that if this were not a PUD the Zoni
parking spaces. They currently have 80 a
with the other tenants in the center. He
sidewalk in the front of Doolittles to
res of the
ed and a new
ed t the site plan
are located. He
Id require them to have 108
joint parking agreements
II also be a connecting
Sheehan stated that they woul
they didn't think the parking w
parking studies and the r
confident that this parki
g their money in this new concept if
lained that they did their own, informal
good even at their busiest times so they are
Keysser asked ab
approximately 30 n
of seats being added. Hackett said there will be
d depending on the configuration of the tables.
of operation were changing. Sheehan said no.
eline for the remodel. Sheehan explained that they are
ith construction and reopen by mid-October.
ackett to discuss the trash enclosures. Hackett stated that the doors
and enc ill remain the same they just added another parking space next to it.
He added that they will also be relocating an existing fire hydrant and that they've also
addressed the Deputy Fire Marshal's concerns regarding a 45 degree turning radius.
Schmidgall stated that he is in favor of the proposal.
.
Kluchka stated that he would also support the proposal. He stated the he appreciates
that it will be an upscale dining establishment because it is consistent with the
Envision goals and residents want to see upscale dining in Golden Valley.
.
.
.
Minutes of the Golden Valley Planning Commission
April 24, 2006
Page 3 .
He referred to the site plan and asked if the south west corner of the outdoor dining
area is intended to bea waiting area or a seating area. Hackett said that the main
purpose of that area is to be able to escort people from the entry area to the patio area
without having to walk through the dining area. He added that it is also intended to be
a casual waiting area but that it would not be big enough to be a seating area.
Waldhauser said that she also likes the proposal. She noted that Mr. Sheehan
mentioned the smell of the woodfire grill and asked how powerful or wide spread the
smell might be.
Sheehan explained that the woodfire grill inside the restaurant w u
vented but there might be a slight campfire smell. He said that r
want a smoky environment and explained that staff will be t at i i
they will not have the outdoor fire going. He added that th re pi
ambience and there will be small fires and embers so it wo
area around it.
Keysser said he was happy to see the sidewal
asked the applicants if they could install a bicy
idea.
netka Avenue. He
kett said that was a good
tegrate the proposed new
ed.the Commissioners an earlier
ic and private areas and connected
"orner of Winnetka and Golden Valley
that would be a good transition between
'ned that there were issues with the City's role
. He ggested that the City begin to study how
issues with their sidewalk dining. Kluchka said it
ments on it.
Kluchka asked the applicants if there
sidewalk with the existing city sid
version of this proposal that int
people from Doolittles to the a
Road. Kluchka said he w
public and private spac
and Doolittles role and t
other cities handle e
would worth having
plan and asked about the junction boxes on the west side
that the boxes are on city property and this proposal won't
e people would be asked to smoke. Sheehan stated that they are
to the south, across the parking lot.
Keysser opened the public hearing. Seeing and hearing no one wishing to comment,
Keysser closed the public hearing.
Cera stated that the proposal is straightforward and will not have any negative
impacts.
.
Minutes of the Golden Valley Planning Commission
April 24, 2006 I
Page 4
Gonzalez stated that she checked on the parking regulations in the Zoning Code and
for restaurants it states that there needs to be 1 space for every 40 square feet of
public area and 1 space for every 50 square feet of non-public area.
MOVED by Cera, seconded by Schmidgall and motion carried unanimously to
recommend approval of PUD #70, Amendment #1, Golden Valley Commons
(Doolittles) with strong encouragement that a bicycle rack be added to the plans and
with the following conditions: .
1. The site plan for the Doolittles outlot prepared by Partners and .
dated March 31, 2006 shall replace the existing site plan for t .
part of the original PUD permit. This includes 14 additional i
outlot.
Q, and landscaping.
2. Doolittles is permitted to add approximately 752 sq. ft. 0
36 seat four. season dining area and newenclos
3. The new outdoor patio will include 38 patio
4. The memo from City Engineer Jeff Oli
and his recommendations shall bee
April 17, 2006, is attached
proval.
.
5. The memo from Deputy Fire
attached and his recomme
and dated March 22, 2006, is
ome a part of this approval.
3. Informal Public He
SU09-09 - Turners
Applicant:
bdivision and Subdivision Variance
h
ision would create two separate lots in order to keep the
ting ome and to construct one new home. The Subdivision
. nee would allow the existing attached garage to remain in its
urrent location within the rear setback of the new lot for the existing
ome.
.
Gonzalez explained the applicant's request to divide one existing lot at 621 Turners
Crossroad into two lots. She stated that the existing home on the west side of the
property will remain and a new home would be built on the newly created eastern lot.
She stated that both lots exceed the minimum square footage requirements and the
lot width requirements. She explained that the proposal also requires a variance from
the subdivision code in order to allow the existing garage to remain and be too close
to what will be the rear yard lot line.
Minutes of the Golden Valley Planning Commission
April 24, 2006
Page 5
.
She stated that the City Engineer has required additional information from the
applicant that needs to be submitted for the final plat is approved regarding the
proposed rain garden, topography, and drainage and utility issues.
Cera referred to the survey and noted that there is 70 feet of the front yard property
abutting the street. He stated that the way he understood the subdivision ordinance is
that there has to be 80 feet of street frontage. Gonzalez explained that the lots need to
be 80 feet wide,but thatjtjs,measured at the 35-foot frontsetback, not right at the
street. Otherwise cul-de-sac lots and pie shaped lots would not be allo
.
Yele Akinsanya, Applicant reviewed his proposal. He stated that
to move the existing garage forward so that the house would
setback requirements. He explained that if he were to move
would be blocking an egress window in a bedroom and th
building code so he would like to leave the existing garage
the survey and stated that the garage/shed structur the
has been removed and they are now just using th
retaining walls. He added that there is a utility
new driveway so he will be asking the utility co
Cera asked the applicant to discuss th
Akinsanya stated that he is trying to
that he is trying to be proactive in
will be living in the proposed n
existing house and selling it. H
sewer line would be goin
way he is going to take
en shown on the survey.
d the City's requirements and
quirements. He stated that he
t he is planning on renovating the
t urvey and noted that the existing
the new house so rather than having it that
ewer line and relocate it.
Cera asked if the
because he knows
in the area.
arden could be made a mandatory requirement
neighbors that have concerns about the drainage
e has been working with the City Engineer and an
do a soil analysis. He said that he will do whatever is
any drainage issues. He added that he would prefer to put in a
.ty will allow it.
Akinsan rred to the survey and discussed the City Engineer's recommendation
regarding the sanitary sewer service being accessed from Radisson Road.
.
Cera asked about the size of the proposed new home. Akinsanya stated that the
home would be approximately 5,000 to 6,000 square feet in size including the
basement square footage. He stated that he will be staying within the setback areas
and will be following the 30% lot coverage requirement.
.
Minutes of the Golden Valley Planning Commission
April 24, 2006 I
Page 6
Kluchkaasked about the sewer lines being within an easement. Akinsanya explained
that the utilities will stay within the easement being shown along the north property
lines.
Eck asked why the utilities couldn't come off of Turners Crossroad. Akinsanya
explained that bringing the util.ities off of Turners Crossroad would significantly
increase the cost and that the City is discouraging that idea because Turners is a new
street.
Keysser stated that there
City Engineer is workin
gardens can consist of
utilitarian and chao
maintenance plan.
requirement b
erned about drainage. He
he elevation of his property
proposed rain garden and asked
Cera asked about tree preservation requirements. Akinsanya said t
trees will have to be removed in order to build the house, but he .
them as possible. Keysser added that he didn't think the City's
ordinance applied in this situation.
Cera asked about maintenance of the large area on the pr
front yard property line and the street. Gonzalez sai h
responsible for the maintenance.
Keysser opened the public hearing.
.
Harold Berman, 601 Radisson Road, s
asked if the applicant has any plans t
when he constructs the new hom
about its appearance and what'
ase in the elevation and that is something the
nt on. Waldhauser explained that rain
f mat als including grasses and shrubs that are
She added that rain gardens do also require a
that he agrees that a rain garden should be a
want to lose the draining advantage that he has.
nt how high the elevation will need to be raised. Akinsanya
e City Engineer, the surveyor and himself the drainage
care of because he is going to be living in this new home and also
ve drainage problems.
.
Kim Pe Radisson Road, referred to a utility pole located in the same area as
the proposed new driveway. He asked where the new pole will be located. Akinsanya
stated he knows that Excel will want it to be moved, but he is not sure where they will
want to put it. Peters said he doesn't want the post on his property. He also
questioned where along the north property line the new sewer lines were going to be
installed. Akinsanya stated that the utilities will be completely on his property. Peters
stated that the proposed home seems large. He referred to the new homes being built
on Lawn Terrace and asked how big they are.
.
Minutes of the Golden Valley Planning Commission
April 24, 2006
Page 7
Akinsanya stated than those homes are approximately 3,500 to 3,800 square feet but
if they had basements they would be bigger.
Marilyn Dietrich, 616 Radisson Road, stated that the size of lots and ambiance is what
attracted her to Golden Valley. She said she is concerned about setting a precedence
by giving variances so homes can be stuck in here and there. She said her
neighborhood is becoming more attractive and she doesn't want this to be a trend.
.
Whitney Hanson, 701 Turners Crossroad, stated that she agrees with
speaker. She said Golden Valley means elbow room and she loves
neighborhood feels. She added that she doesn't want tall homes
large lots like this, this close to the Twin Cities.
't get
William Schroers, 721 Turners Crossroad, stated that he
said Golden Valley is known for its big lots. He said the wa
area and he doesn't think a rain garden is going to s tha
impervious surface is being added. He added tha .
crushing blow to this.neighborhood.
. He
p" in this
if this much
's lot s going to be a
Mark Maida, 637 Turnpike Road, said he'
petition from some people in the area t
he moved to this area because of the
invested in. He said is he especia
and that there are a lot of thing
proposal. He submitted a
d to the proposal. He said
will be losing what they've
'ze of the proposed new home
n decided yet about the new house.
Harold Berman, 601 Radi
along the eastern boun
said he is not sure who
into it. Keysser agr
id he believes there is a storm sewer line
ere the rain garden is being proposed. He
prope and thought maybe the applicant could tap
hole issue of drainage really needs to be looked at.
Mark Szajner,
house is ing
and sai
d, said his main concern is if this proposed new
the neighborhood. He questioned the height requirements
pplicant will meet the dimensions in the code.
disson Road, said drainage is also of concern to him. He
gardens work. Waldhauser explained how rain gardens work.
Mark M 7 Turnpike Road, asked about the next step in the process. Keysser
explained that the Planning Commission makes a recommendation to the City
Council. The Commission can recommend approval of the proposal, against approval
of the proposal br they can table it if they require further information.
.
Mark Szajner, 621 Turnpike Road, asked if in the future he could view the house plans
for the proposed new house. Keysser said yes and explained that Gblden Valley does
not have design standards but the plans would still need to meet all of the
requirements of the Building Code.
.
Minutes of the Golden Valley Planning Commission
April 24, 2006 I
Page 8
Seeing and hearing no one else wishing to comment, Keysser closed the public
hearing.
Keysser stated that he thinks the biggest issue with this proposal is the drainage.
Akinsanya stated that it is the City's and his responsibility to make sure that drainage
in the area is not made worse. He reiterated that he will do whatever the City Engineer
and surveyor tell him to do regarding drainage.
Cera asked about the timing of the project. Akinsanya said he hopes t
within the next couple of months.
ing
ode.
be
ode.
Eck asked if the applicant if he would still go ahead with his pr
Commission did not recommend approval of the variance fr
Akinsanya explained that he would have to move the gar
blocking an egress window in a bedroom which would viola
.
Schmidgall referred to a subdivision recently appr
that in that area there were a number of lots th
does not see that in this area. He said the City
something that holds larger lots in reserv
doing something similar to that. He sai
guidelines. He said he doesn't neces
he also doesn't want to end up wi
ross oad. He said
be subdivided. He
on has established
Golden Valley to look into
has is not having design
ouses to look the same, but
hat really doesn't fit in.
Keysser said he does not want
would like them for comm
s idelinesfor residential properties, but
strial properties.
Schmidgall said he is in
because both hom
already exists. He s
developed.
uppo this subdivision and variance request
fully aware of the location of the garage as it
nt to be sure that the rain garden proposal is fully
to see the rain garden added as a condition of approval.
xperience with the City Engineer is that he is quite adamant about
drainage issues to be exacerbated.
Kluchka mended the Commission split the discussion about the subdivision
request and the variance request.
.
Cera stated that he has problems with inviting people to a public hearing and then
saying that we are sorry, but our hands are tied and we can't do anything about their
concerns. He said he encourages people to talk to the City Council about their
concerns.
-'
.
Minutes of the Golden Valley Planning Commission
April 24, 2006
Page 9
Harold Berman, 601 Radisson Road asked if the Planning Commission has ever
looked at making subdivision requirements more stringent in certain areas.
Keysser explained that the Planning Commission is required to follow the. Zoning
Code. He stated that they have asked the Council to have discussions with them
about this topic.
Cera asked if no parking signs could be placed on one side of the street.
.
1. The City Attorney will determine if a title review is nece
the final plat.
MOVED by Waldhauser, seconded by Schmidgall and motion carri
to approve the subdivision request at 621 Turners Crossroad wit t
conditions:
2. The Certificate of Survey prepared by Kemper
and dated March 17, 2006 shall become a
3. The recommendations of City Enginee
Mark Grimes and dated April 17, 20
ound in the memo to
part of this approval.
the City Council shall be
4. A park dedication fee in an am
assessed at the time of fina
5. A drainage plan and/o
Engineer for his app
in garden plan shall be submitted to the City
time oUinal plat approval.
Eck stated that giv
unnecessary hards
tances in this case he feels it would be an
applicant tear down the existing garage.
Kluchka s
houses
homes.
ot inclined to support the variance request because the
together and would not be in line with the neighboring
user, seconded by Eck and motion carried 4 to 2 to approve the
nce request at 621 Turners Crossroad. Cera and Kluchka voted
ending the variance request.
4. Informal Public Hearing - Amending the City Code, Section 11.90,
Administration, regarding potential conflicts between the zoning provisions and the
Comprehensive Plan.
. Gonzalez stated that the City Attorney has recommended that the last sentence in
Section 11.90, Subdivision 7(B) be removed from the City Code.
1
.
.
.
Minutes of the Golden Valley Planning Commission
April 24, 2006 '
Page 10
She explained that currently the City Code states that if there is a conflict with what
the Comprehensive Plan states and what is stated in the Zoning Code, the Zoning
Code would supersede the Comprehensive Plan. State law states that the
Comprehensive Plan supersedes the Zoning Code so by removing the last sentence
in Section 11.90, Subdivision 7(8), it will bring the zoning provisions in the City Code
into compliance with state law.
Keysser opened the public hearing. Seeing and hearing no one wishing to speak,
Keysser closed the public hearing.
MOVED by Cera, seconded by Schmidgall and motion carried u
recommend approval to amend the City Code, Section 11.90,
regarding potential conflicts between the zoning provisions
Plan.
ive
--Short Recess--
5. Reports on Meetings of the Housing an
Council, Board of Zoning Appeals and 0
Schmidgall reported on the April 11 ,
6. Other Business
No other business was
7. Adjournment
.
.
.
Planning
763-593-8095 I 763-593-8109 (fax)
Date:
May 15, 2006
To:
Golden Valley Planning Commission
From:
Mark W. Grimes, Director of Planning and Development
Subject:
Informal Public Hearing-Conditional Use Permit (CUP) for Dick and Rick's
Auto Upholstery-6100 Olson Memorial Highway
Dick and Rick's Auto Upholstery, represented by Perry Bolin, architect, has applied for a
Conditional Use Permit (CUP) in order to operate an auto upholstery business in the
Minneapolis Metal and Engraving building at 6100 Olson Memorial Highway. The property is
located within the Industrial zoning district. Within the Industrial zoning district, the repair and
inside or outside storage of vehicles is permitted only with a CUP. Within the City of Golden
Valley, there are many automotive uses that are within the Industrial zoning district. Each of
these automotive uses is required to have a CUP unless they predate that requirement. For
example, there are several gas stations and auto repair shops that exist without a CUP
because they have continually operated in that location for many years. They are considered
nonconforming and may continue to operate as long as they are not expanded. The property is
guided for industrial uses on the General Land Use Plan map
Section 11.800f the Zoning Code outlines the procedure for the evaluation of conditional use
permits. It states the process for review and the factors that must be considered by the
Planning Commission. The Planning Commission is asked to make a finding on these factors
and make a recommendation to the City Council. The City Council also holds a public hearing
on the CUP applications and the Council makes the final decision.
SUMMARY OF PROPOSED USE OF SITE
1. Description of proposed business - Dick and Rick's Auto Upholstery plans to lease
about 6500 sq. ft. of space in the 6100 Olson Memorial Highway building (The total size of the
building is approximately 85,000 sq. ft. on a 7.35 acre site.) The space is on the east side of
the building as indicated on the attached site plan. They would be constructing an overhead
door for car access into the building. Construction would meet all building code requirements
including fire suppression and providing the necessary waste traps in the floor drains. It is my
understanding that the cars will only be stored inside the building when they are being worked
on. Otherwise, the cars will remain in the parking lot. There will also be a small office for the
business. It is my understanding that there will be less than five employees.
1
.
At the present time, there is no driveway or parking lot along the east side of the building. This
construction would all be new as shown on the plan.
2. Parking - The proposed use will have approximately 14 spaces as shown on the site plan.
This parking is more than adequate to serve their small office and business. All vehicles will
have to be parked in one of the designated parking spaces and not within any of the driveways
or drive aisles. The total number of parking spaces required for the building by the zoning code
is about 185 assuming that 80,000 sq. ft. is warehouse space and 5,000 sq. ft. is office space.
The site appears to have space for over 200 parking spaces if was properly striped and paved.
3. Existing Property - The existing building has several different users in it including
Minneapolis Molds and Engraving, a wholesale electronics warehouse, a towing company and
a landscape company. There appears to be adequate parking for each ofthe businesses
within the building. Each of the businesses is located at different corners of the building. This
allows for separate parking areas for each one. The area to the north or rear of the building is
fenced for security purposes. However, it is unpaved and without concrete curb and gutter.
This parking area is not in good condition. The Zoning Code requires that all parking areas
must be brought up to current code standards when buildings are constructed or altered. In
this case, the building is being altered to provide for the upholstery business. Therefore, it is
the opinion of the city staff and city attorney that the entire parking lot for the 6100 Olson
Memorial Highway. building will have to be brought up to current standards as part of the CUP
application. This also includes meeting the City's current requirements to provide on-site
ponding for both water quality and quantity. The owner of the building .has been made aware of
. this requirement.
4. Hours of Operation - The hours of operation will be primarily during daytime hours.
However, there should be no need to restrict hours of operation due to the nature of the
business and its location away from any residential uses.
5. Setback and Code Issues - The subject property is zoned Industrial and is bordered on
the north and east by other industrial uses and on the west by two commercial type uses
(restaurant and bank). Across Olson Memorial Highway is the Perpich Center for Arts
Education. The closest residential areas are south of Olson Memorial Highway and east and
west of the Perpich Center. Since the building footprint is not proposed to be altered, building
setback is not an issue. The site is currently nonconforming because the parking area along
the west frontage road does not meet the required setback of 35 ft. It appears the parking lot is
only 20 ft. from the frontage road. If the footprint of the building was to be expanded, a
variance would be necessary in order to permit the expansion.
6. Environmental and Public Works Issues - According to the City Engineer, a storm water
retention pond for water quality and to control the rate of runoff will have to be a built on the
site due to the size of the parking lot improvements. At this time, no pond is shown on the site
plan. The pond is necessary to meet the requirements of the Bassett Creek Water
Management Organization. Prior to this matter going to the City Council for approval, staff will
require that a preliminary plan be submitted indicating how the requirements of the water
management organization will be met.
.
2
.
.
.
FACTORS FOR CONSIDERATION FROM SECTION 11.80 OF ZONING CODE
In approving or denying a CUP, City Code requires that finding be made on ten specified
factors. Staff evaluation of those factors as they relate to the current proposal is as follows:
1. Demonstrated need for the use: The City's standard basis for determining need is that
an applicant has identified a market for the proposed good or service. In this case, the
applicant believes that there is a market for auto upholstery work in this area. With the
number of auto related businesses in this area, this does seem logical.
2. Consistency with the Comprehensive Plan: The plan map identifies the site for
industrial uses. Auto repair and storage is considered a conditional use in the industrial
zoning district. Many auto repair businesses operate in industrial areas throughout the
city.
3. Effect of Property Values in the Area: The auto upholstery repair business will not have
a negative impact on property values in the area. The proposed use is isolated from
residential areas and is adjacent to a railroad track. Auto oriented businesses are best
suited for these types of areas that are isolated from other non-industrial uses.
4. Effect of any anticipated traffic generation upon current traffic flow and congestion
in the area: This auto upholstery business will generate a limited number of trips. It is
located on the Olson Memorial Highway frontage road and has good access to Douglas
Dr. and the TH 100 frontage road to the east.
5. Effect on any increase in population: Staff does not believe that the number of
employees (less than five) or clients that will be on site will cause a negative impact on
the area. Since this is a nonresidential development, there will be no increase in
population of the area.
6. Effect on noise levels in the area: There may be some noise level increase from the
upholster business although staff believes it will minimal. Due to the location of the
business adjacent to a busy highway and railroad track, the noise from the business will
not have a significant impact on adjacent neighborhoods.
7. Any odor, dust, smoke, gas or vibration caused by this use: Due to the location along
Olson Memorial Highway and the railroad track, these issues will not be a problem at his
location.
8. Visual appearance of the proposed structure or use: The improvements to the east
side of the building will be minimal (construction of a small parking lot and new overhead
doors). Also, the east side of the building is adjacent to the railroad tracks and not that
noticeable from Olson Memorial Highway.
9. Any increase in flies, rats, or other animals or vermin in the area caused by the
use: With proper waste disposal, these pests should not be a problem.
10. Other concerns regarding the use: Modifications to the inside and outside of the
building will be addressed as part of the building permit process. If there is going to be a
new dumpster on the site, it must be screened with materials approved by the building
official. Because of the construction of new parking area, the applicant must submit a
drainage and erosion control plan and tree preservation plan.
3
.
3.
4.
5.
6.
7.
. 8.
9.
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RECOMMENDED ACTION
Staff recommends approval of the CUP for the operation of a 6500 sq. ft. auto upholstery
business in the 6100 Olson Memorial Highway building. The staff believes that this location is
appropriate for a car repair operation. Staff does not see any need to limit hours of operation
due to the location away from residences. There are several other auto oriented businesses
in this immediate area due to its good access to the street and highway system.
The staff recommends the following conditions:
1. The site plan prepared by Perry Bolin Architecture for the Tenant Improvements for Auto
Upholstery shall become a part of this plan. (undated)
2. Prior to a certificate of occupancy being granted for the auto upholstery business, all
existing parking areas on the 7.5 acre site shall be paved and have concrete curb and
gutter.
All signage shall meet the requirements of the City sign code for the Industrial zoning
district.
If there is an outside dumpster, it must be screened from view and be constructed of
material compatible with the building as determined by the Building Official.
If there is a complaint regarding noise from the operation, the applicant will keep the
overhead door closed except when bringing vehicles into the building.
A plan for meeting the City's water quality and runoff requirements shall be submitted to
the City Engineer prior to the matter being sent to the City Council for consideration.
The memo from Deputy Fire Marshal Ed Anderson and dated April 26, 2006, is attached
and his recommendations shall become a part of this approval.
All other applicable state, local and federal requirements shall be met.
Failure to comply with one or more of the above conditions shall be grounds for
revocation of the CUP.
Attachments:
Location Map (1 page)
Memo from Deputy Fire Marshal Ed Anderson dated April 26, 2006 (1 page)
Site Map (1 oversized page)
Tenant Improvements (1 oversized page)
4
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Memorandum
Fire Department
763-593-8055 I 763-512-2497 (fax)
To: Mark Grimes, Director of Planning & Zoning
From:
Ed Anderson, Deputy Fire Marshal
Subject: Conditional Use Permit Application
Date: 04/26/06
cc: Mark Kuhnly, Chief of Fire & Inspections
The Golden Valley Fire Department has reviewed the proposed Conditional Use Permit
application information for the Auto Upholstery Company located at 6094 Olson Memorial
Highway. The following are our comments and concerns:
. 1. The Tenant Improvement for the Auto Upholstery occupancy shall be in accordance
with the Minnesota State Fire Code.
2. Prior to approval of any fire suppression permit applications, all existing fire permits
associated with this building site shall be finaled by the Golden Valley Fire
Department.
3. The proposed plan indicates a new asphalt driveway. The new driveway shall be
designed and maintained to support the imposed load of fire apparatus and shall be
surfaced so as to provide all-weather driving capacity for the fire apparatus.
4. The minimum unobstructed width of a fire department access road shall be 20 feet. If
the building is 35 feet or higher, the fire department access road shall have an
unobstructed width of 26 feet.
5. The turning radius for the fire department access road shall be a minimum of 45 feet.
If you have any questions, please contact me at 763-593-8065.
.
.
Hey
Planning
763-593-8095 I 763-593-8109 (fax)
Date:
May 19, 2006
To:
Golden Valley Planning Commission
From:
Aaron Hanauer, Planning Intern
Subject:
Mixed Use Land Use Category
At the March 27 Planning Commission meeting, staff was given direction to provide a mixed
use .Iand use category definition to review which could potentially be incorporated into the
lane use element of the 2008 Comprehensive Plan. When crafting a definition, staff reviewed
the existing comprehensive plan and the proposed 1-394 Mixed Use Zoning District to ensure
consistency as well as analyzed other cities' approaches for ideas. Staff also took into
consideration Planning Commission comments at the March 27 meeting. Planning
. Commission members at this meeting expressed their desire to have a definition that
balances traffic, economic development, and protection of existing residential areas.
The mixed use land use category definition staff proposes is as follows:
Mixed Use (MU): This category includes tracts of land, buildings, or structures that
support two or more land uses which are complementary to one another and support the
ability to live, work, shop, and play within a defined land use area. This category includes
the following principal uses: residential, office, retail, public, and entertainment.
It is staff's opinion that this definition is broad enough to not hinder development, but yet
supports the Planning Commission recommendations. Additional language can be
incorporated into the comprehensive plan to support mixed use development through land
use goals, policies, strategies, and incentives.
After the Planning Commission agrees on a definition, a public hearing process and review
by City Council are the next steps to incorporating a mixed use definition to the land use
element of the comprehensive plan.
Attachments
City of Bloomington Comprehensive Plan Mixed Use Description (3 pages)
City of Northfield Comprehensive Plan Mixed Use Description (3 pages)
.
EHENSIVE PLAN
.
nly when fully integrated with a general business land use and allow
1 the underlying zoning district. Access requirements for this cate ry
ar moderate to high. so land should only be designated for this c gory
wh in close proximity to arterial of collector streets. This egory
exclu s larger scale retail and service uses that require tar r parcel
sizes 0 reeway visibility. such as hotels and motels. "bi ox" retail.
medium d large shopping centers, hospitals, automob' rental, and
automobil ales.
.
This category lows all "General Business" activO es plus additional.
larger scale ser e and retail uses that require I er. parcel sizes such
as supermarkets nd restaurants of any size. edium sized shopping
centers (up to 25 00 sq. ft.). and theater Hotels and motels are.
allowed within the munity Commercial signation only within one
mile of a freeway inte hange. Office uses e allowed within this desig-
nation when integrate with a commerc' use or as a stand alone use.
Residential uses are allo d within this esignation only when fully inte-
grated with a commercial nd use an allowed in the underlying zoning
district. Access requiremen for thO category are high, so land should
only be designated for this ca 0 hen adjacent to arterial or collector
streets. This category excludes onally oriented retail and service uses
that demand easy access from freeway system such as large shop-
ping centers. "big box" retail, s als. or automobile sales.
Regional Commercial
This category allows all" neral Bus ess" and "Community Commer-
cial" activities plus add it' nal service a retail uses such as hotels and
motels, "big box" retail arge shopping c ters, hospitals, and automo-
bile sales that deman asy access from th reeway system. Office uses
are allowed within s design;:ition when in grated with a commercial
use Or as a stand one use. Residential us are allowed within this
designation only hen fully integrated with a mmercialland use and
allowed in the nderlyingzoning district. A ess requirements of
regional com rcial uses are very high. soland ould only be desig-
nated for thi category when it is in close proxi y to freeways and
adjacent to terial or collector streets.
Industria
This cat ory allows industrial uses including manufact
housin Industrial uses are heavy generators of employ
traffic nd should have locations that are served by arterial d collector
stre and close to freeways. Office uses play an important s port role
in i Clustrial areas and are allowed within this designation w en inte-
gr ted with an industrial use or as a stand alone use. Un elated
mmercial and residential uses should be discouraged il1 in stria I
reas so that they do not interfere with industrial activities.
High Intensity Mixed Use
This category works together with the HX-2 and CX-2Mixed Use Zoning
Districts to allow only master-planned. high intensity uses that are phys-
ically integrated with one another. that will attract visitors from within
and beyond the region, and will achieve a magnitude of economic activ-
ity sufficient to generate significant additional development outside the
category.
.
LAND USE
,15
CITY OFBLOOM1NGTO
.
Airport South Mixed Use
This category is meant to foster a mixture of intense, employment
oriented, tourist oriented, residential and support uses in Bloomington's
Airport South District as a way to:
. Provide increased employment opportunities and services for resi-
dents;
. Maintain community and school vitality;
. Provide increased housing choices;
· Increase and diversify the City's tax base;
. Encourage the redevelopment of outdated uses and structures;
. Support existing businesses;
. Satisfy market demands; and
. Reduce the need to locate development in other areas of the region
less suited for high intensity development. where such development
may create greater impacts on the regional highway system. require
consumption of farmland or open space. be incompatible with
surrounding uses, and/or require costly extensions of public infra-
structure.
.
Intensity Levels
Bloomington seeks high intensity development and prohibits new.
permanent, low intensity development within this designation. Given
the immediate proximity of high quality, frequent transit service and the
relative lack of conflicts with adjacent low density residential uses, this
portion of the Airport South District is particularly well suited for high
intensity development. Bloomington will require high intensity develop-
ment in the area through provisions within the Zoning Ordinance, which
may include alternative requirements consistent with the objectives set
forth in this Comprehensive Plan for special situations.
Use Mixture
Bloomington seeks the inclusion of high density residential uses within
the area in order to:
. Create a live-work environment;
· Meet City objectives to site housing near employment and tranSit
opportunities;
· Reduce the number of vehicle trips and vehicle miles traveled (relative
to the same level of unmixed development) by encouraging linked
trips, walking trips, carpool trips and transit trips;
· Reduce the overall costs and impacts of parking by making feasible
shared parking where peak parking demand times vary among uses;
and
. More efficiently use public and private infrastructure. Peak demand
times for infrastructure (roads. transit, sewer, water, electricity,
phone) generally vary among uses. A mixture of uses allows infra-
structure to be used more efficiently. A mixture of residential and
employment uses wUl also allow for the bi-directional use of roadway
and transit infrastructure as the area becomes a source of trip origins
in addition to trip destinations.
.
LAND USE
IREI-IENSIVE PLAN
.
Bloomington will require the inclusion of high density residential uses
within the area through provisions in the Zoning Ordinance. which may
include alternative requirements consistent with the objectives set forth
in this Comprehensive Plan for special situations.
Use Limitations
Bloomington seeks uses within the designation that meet the objectives
discussed above, are compatible with future aircraft noise levels, and
State runway safety zone limitations.
Requirements
. The following new, permanent uses are prohibited within this desig-
nation: industrial, warehouse. storage, automotive. motor-vehicle
sales. remote airport parking. and similar low intensity, low employ-
ment uses.
. Support retail and service uses (including but not limited to restau-
rants, drug stores, bakeries. day care centers, dry cleaners, travel
agencies. convenience stores, fuel sales and similar uses). are allowed
when accessory to and integrated with an allowed residential.
employment oriented. or tourist oriented use.. Other types. of destina-
tion oriented retail and service uses are better suited fat the adjacent
High Intensity Mixed Use Designation and are prohibited within the
Airport South Mixed Use Designation.
. Residential uses are prohibited in incompatible aircraft noise areas.
Areas are considered incompatible for residential uses if the 2007
noise map average mitigated aircraft noise levels are forecast by the
Metropolitan Airports Commission to be at or above 70 DNL.
Pedestrian Support
Bloomington seeks to foster transit and non-vehicular travel modes
within this designation.
Requirements
· New development shall include infrastructure to accommodate pedes-
trian movement between building entrances and existing pedestrian
infrastructure and between uses on adjacent sites.
. New development shall include pedestrian infrastructure along public
streets, private drives, and in other areas necessary to support
districtwide pedestrian movement.
. Site design (including but not limited to the location of building
entrances and ground floor fenestration) for new development shall
promote pedestrian circulation.
.
.
LAND USE
2.17
Chapter 7 land Use
.
.
Elements that represent the
historical character of downtown
Northfie/d are many. Some of the
key elements include architectural
details on building facades (top), a
downtown development pattern
featuring multi-use and multi-
\
story buildings up to the street
(middle), and pocket parks or
plazas (bottom) display public art
that is often representative of a
piece of history in the community.
These features should be evident
in future redevelopment projects
in downtown.
.
Mixed-Use --Places to Live, Work, Play and Shop
A guiding principle states that, "Northfidd should project a clear community
identity reflecting its history, landmarks, natural resources, and distinctive sense of
place." Northfield's community identity begins with its historic
downtown or central business district (CBD). A mixed~use downtown
will encourage a variety of uses consistent with the historic character
that lends Northfield its unique personality (depicted in the pictures to
the left), and offers the best opportunity to maintain Downtown
Northfield's place at the center of the city's commercial and social life.
Redevelopment and mixed~uses include service and retail commercial,
civic, park, office, and high density residential consistent with the
recendy developed "Riverfront Redevelopment Site Guidelines."
Mi.xed~Use will also encourage a 'village' development pattern near the
future hospital site north of St. Olaf College. The college envisions this
area as a sustainable place for retired members (faculty, staff and
alumni) of the St. Olaf College community to live. This 'village' would
include residential, commercial, office, and park and recreation uses.
These smaller commercial uses would not only serve the neW mixed
housing types, but would also serve the adjacent Hospital and College.
Finally, the property located generally to the east of the Target. Store in
southwest Northfield provides another area of mi.xed~use. This mixed~
use development pattern is more commercial in nature primarily due to
retailer attraction to Target, but this mixed~use pattern is alsojntended
to encourage a Uve~Work alternative housing type. The Uve~Work
theme would allow people the opportunity to work from their homes,
thus reducing the need to drive, and also creating new economic growth.
Mixed-Use Policies
The Mixed~ U se land use policies of the city include:
1. Promote general merchandise retailers, financial institutions,
office developments, and entertainment uses within the
downtown core.
2. Enforce strict architectural controls on downtown
redevelopment and renovation projects to maintain the
historical integrity and small town character of the downtown.
3. Facilitate redevelopment of dilapidated or underutilized parcels
in downtown.
4. Facilitate redevelopment of uses that do not fit the development
pattern of downtown (Le. single story uses surrounded by
parking), but which with better design could increase density
and provide more commercial, office, or housing opportuniries.
Comprehensive Plan
Page 7-16
.
.
.
Chapter 7 land Use
5. Work closely with downtown property owners and the
Northfield Downtown Development Corporation when making
development decisions that impact the downtown.
6. Encourage higher. density housing as a component of
redevelopment or reuse projects.
7. Emphasize the significance of public spaces as gathering places
that enhance the pedestrian environment.
8. Encourage place. appropriate landscaping and open space
components within redevelopment projects. Landscaping may
be an appropriate amenity in a public plaza or as a buffer in a
parking lot but except for street trees, may not be appropriate
on Division Street where pedestrian traffic is heaviest.
9. Assist in evaluating alternative and innovative parking strategies
to enable convenient access to downtown businesses, and to
prevent parking from overflowing into residential areas.
10. Support the efforts of private developers seeking to establish
sustainable mixed-use neighborhoods that fulfill a need in the
community and arec consistent with the Vision and Guiding
Principles of the Comprehensive Plan.
Residential Development.. . Places to live
This plan creates new residential land use categories for Northfield.
These categories are designed to help ensure that Northfield offers a full
range of housing choices, (as reflected in the Guiding Principles in
Chapter 3) especially life-cycle (see illustration at left) and affordable
housing, while preserving and enhancing the quality of neighborhoods.
To do this, future development patterns should reflect a more blended
approach to building sustainable neighborhoods, integrating the
traditional way of developing neighborhoods, evident in older Northfield
neighborhoods, with the more modern method of neighborhood
development, as.seen in newer subdivisions.
Characteristics of both traditional neighborhood design (several features
of which are illustrated in the piCture at left) and the more modern
(suburban) style of development are represented through existing
residential patterns in Northfield, and also should be reflected in future
residential development projects. See Appendix 8 for a broader
definition of traditional neighborhood design.
New Residential land use categories are described as follows:
us-
~
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~ tIJ lI..S'.""H~~
1M..".,.", .~.
IJ Tf",lJiI4Sin1!k
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TND principles as applied in a
newer subdivision--Liberty on
The Lake, Stillwater, MN. TND
features include pedestrian paths,
front porches, .a narrow street,
and boulevard trees.
Comprehensive Plan
Page 7-17
Chapter 7 Land Use
.
An example integrating mixed
density housing in Denver, Co.
The lighter colors represent single
family detached, the darker colors
represents attached Source:
Calthorpe and Fulton. Regional
City.
.
Multi-family housing in an Urban
Village; Richfield, MN
.
Hesment/iJI LowerDensity
The Residential Lower Density category establishes a pattern of single~
family detached housing mixed with some attached housing. The
predominant housing type should be the single~family detached housing
unit, but by using good design and creative planning, a limited amount
of attached housing units (duplexes, triplexes, and townhomes) can be
integrated with single~family detached housing, thereby achieving a
higher density without compromising the overall integrity of the low~
density residential pattern. This integration strengthens neighborhoods
by increasing housing choice and affordability beyond what is possible
by today's rules and regulations. Overall density within this land use
category should range between 2 units per gross acre to 4 units per gross
acre. By integrating attached and detached housing and allowing a
variety of lot sizes, portions of a development plan may contain higher or
lower densities, provided the development plan is consistent with the
comprehensive plan and maintains an overall average density between 2
and 4 units per acre.
Hesio'enl/iJI M"gher Density
Residential Higher Density establishes a pattern consisting of multi~
family housing types such as apartments, condominiums, and
townhomes integrated with a limited amount of single~family detached
housing. In this category, more emphasis is placed on multi-family
housing options, which increase the diversity of housing choices within
the community. Densities within this land use pattern should average
between 4 and 6 units per gross acre. In this category some pockets of
higher density-lO to 20 units per acre~multi~family apartments may
exist along with other pockets of lower density single-family
developments with densities of 3 to 6 units per acre. In addition, multi~
family housing requires strategically located parks and open space areas
that function in a similar fashion as the "yard' of a single~family home.
Hesitlent/31 Cluster
The residential cluster category is intended to serve as a holding zone for
future development-beyond the 2020 time frame of this plan-served
with municipal utilities. In order to discourage large lot rural residential
developments, density would be limited to l..unit per 40 acres. If
residential development does occur in this area, the development pattern
should be clustered in a way that makes the future extension of urban
services cost effective and environmentally responsible. Clustering
residential development also preserves open space close to natural
resources.. such as creeks, streams, wetlands, woodlands, and habitat
areas. Clustering also reduces the amount of impervious cover by
minimizing the need for. roadways and other infrastructure needed to
serve a development. Cluster housing would be implemented. at the
County or Township level. For further description of cluster housing see
the definition in Appendix 8 Definitions of Planning Tern:iinology.
Comprehensive Plan
Page 7 -18