06-26-06 PC Agenda
AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, June 26, 2006
7 pm
1. Approval of Minutes
June 12, 200.6 Planning Commission Meeting
2. Continued Consideration - CUP No. 113 - Dick & Rick's Auto
Upholstery - 6100 Olson Memorial Highway
Applicant: Rick Zirbes - Dick & Rick's Auto Upholstery
Address: 6100 Olson Memorial Highway
Purpose: To allow the applicant to operate an auto upholstery
business in an existing building located in the
Industrial Zoning District.
--Short Recess--
3. Reports on Meetings of the Housing and Redevelopment Authority,
City Council, Board of Zoning Appeals and other Meetings
4. Other Business
5. Adjournment
.
Regular Meeting of the
Golden Valley Planning Commission
June 12,2006
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, June 12,2006. Chair Keysser called the meeting to order at 7 pm.
Those present were Planning Commissioners Cera, Eck, Keysser, Kluchka,
McCarty, Schmidgall and Waldhauser. Also present was Director of Planning and
Development Mark Grimes and Administrative Assistant Lisa Witt
MOVED by Eck, seconded by Schmidgall and motion ca
approve the May 22,2006 minutes as submitted.
1. Approval of Minutes
May 22,2006 Planning Commission Meeting
2.
Informal Public Hearing - Minor Su
Glenwood Avenue
o - 4243 and 4253
Applicant: Tyrol Hills Land
.
Address:
Purpose:
configure the property line between
is for a minor subdivision at 4243 and 4253
d that 4253 Glenwood is currently a vacant,
243 Glenwood already has a house on it. Grimes
y e would increase the square footage of the vacant
5,300 sq. ft. and decrease slightly the lot with the house
o 41,000 sq. ft. He stated that both lots will meet all of the
ing Code requirements. He referred to City Engineer Jeff Oliver's
{;that his concerns have more to do with when the vacant lot is
Karen Woyak, Applicant, explained that she is trying to "clean up" the lot lines. She
stated that the lot line between the two properties would invade the site lines of the
existing home when a house is built on the vacant lot so she is proposing to move
the property line back a little bit which will be better for both lots.
Cera asked the applicant about the Tyrol Hills Land Trust. Woyak stated that it is
the entity that owns the properties.
.
Minutes of the Golden Valley Planning Commission
June 12, 2006
Page 2
. Keysser asked the applicant if there are plans to build a home on the vacant lot.
Woyak said there are no plans at this time to build on the vacant lot. Keysser
asked if the vacant lot was currently for sale. Woyak said it is not currently for sale.
Keysser opened the public hearing.
Marcia Fluer, 225 Janalyn Circle, stated that she has been asked by her neighbors
to speak for them at this meeting. She said they are concerned about building on
this property for several reasons. The first reason is flooding; she s . that adding
another house will add 600 gallons of water to the pond with eac rainfall.
She said the second concern is that each tree lost is a threat to Ie w.... ,.,..live
west of the pond because trees near the water table can a t le.' by 2
to 3 inches per tree. She stated that the City needs code g .Mit.
castles" or "McMansions" and that they would oppose t al a home
to be built at this location. She said they would like the mational
meetings with public input so residents can voice t . c r the
"McMansion" trend and protect its citizens fro
Seeing and hearing no one e
hearing.
eer Jeff Oliver's staff
new house is constructed.
t. Keysser suggested he
.
Gene Hollister, 240 Janalyn Circle, referred
report and asked Grimes what the issu
He asked who the principals are for
ask the applicant about the princi a
mment, Keysser closed the public
Grimes referred to Mr.
as requiring com s a
submitting a gradi
plan to the Ci
ta ort and discussed some of the issues such
ropriate permits from Hennepin County, as well as
nd erosion control plan and a tree preservation
ere are a number of requirements already in place
ut he would like to get together with the City Council and
ese requirements are sufficient because he realizes this is a
Eck sai dn't think there was any legal basis in denying this subdivision
request. Keysser said he agrees because the proposal meets all of the City
ordinances.
MOVED by Eck, seconded by McCarty and motion carried unanimously to
recommend approval of the subdivision request at 4243 and 4253 Glenwood
Avenue subject to the City Engineer Jeff Oliver's memo dated June 8,2006 and
Director of Planning and Development Mark Grimes memo dated June 6, 2006
.
Minutes of the Golden Valley Planning Commission
June 12,2006
Page 3
.
3.
Informal Public Hearing - Minor Subdivision SU09-11 - Turners
Crossroad South
Applicant: Brakins Homes (Yele Akinsanya)
Address: 621 Turners Crossroad South
Purpose: The Subdivision would create two separate lots in order to
keep the existing home and to construct one new home.
Grimes stated that there are some concerns ab
and their consulting engineers have reviewe
feel it will work adequately.
the
the
y
ots
equired.
Grimes reviewed the subdivision proposal and stated that it is v
applicant's request in April which was denied by the City Co it aus
need for a variance to allow the existing garage to remai rej!, is
located. He stated that the applicant has redrawn the I ';at
exceed the minimum lot size requirements and there ar
u e City Engineer
.n garden and they
.
Keysser stated that he would like to
9,2006 as a condition of approval.
er's staff report dated June
Cera asked Grimes to review
referred to the survey and
sewer lines are located. Grimes
ting and proposed new sewer lines.
private storm sew
it be removed. It i
system that w,,~
would cause wa.
concern
requiritiW'i
minimize
in neig
bed .
equirement of removing an existing 18"
s confirmed that the City Engineer is requiring that
.e that is very shallow and is part of an old drain tile
property was a farm. Cera asked if removing it
up. Grimes explained that the City Engineer is
ct of this subdivision on other properties and is also
constructed along the south side of the new lot to
ct to the neighbors to the south. Grimes added that the streets
d are proposed to be reconstructed in 2011, so there will also
provements made at that time.
Yele Akinsanya, applicant explained that he has met with city staff and that all of
the City Engineer's requirements have been met. He stated that all of drainage will
be handled adequately.
.
Lawrence Marofsky, the applicant's attorney, stated that these issues don't need to
be addressed by the Planning Commission as a part of the applicant's request for
subdividing a lot. He stated that the City Engineer is proposing that the applicant
remove part of a private system which he can not do because it is not his.
Minutes of the Golden Valley Planning Commission
June 12, 2006
Page 4
. He stated that Mr. Berman (601 Radisson Rd) has agreed to let the applicant tie
into the private storm sewer line on his property. He reiterated that they are going
to meet all of the City's requirements when they build the new house, but they
disagree with the mandate regarding removal of the private system.
Cera asked Mr. Marofsky if he has talked to the City Engineer about the
requirements in his June 9 memo. Akinsanya stated that they just recently received
Mr. Oliver's memo but they will talk to him about their concerns before this
proposal goes to the City Council.
Harold Berman, 601 Rad'
Commission tends to i
he doesn't want to get
contention. He sai e
proposed rain gar
er
ea
n ill work.
ntingent on
Keysser asked Grimes if the requirements are relevant right n
explained that the subdivision ordinance states that the Ci
information in order to evaluate a proposal. He stated th
general understanding that the proposed rain garden a
He added that the Planning Commission could vote on t
the City Engineer's memo.
Akinsanya stated that the City should be co
City's storm sewer system. He stated that th
were to flow back into private property .
proposed rain garden will adequatel
. Keysser opened the public he
. linking into the
n to liability if the system
t more than likely the
aid th t he has noticed that the Planning
memos into their recommendations. He said
y including memos that are under
eal objection to the proposed subdivision or the
has any issues with removing the sewer line. Berman
private sewer line in question serves his property and
dded that he thinks it was constructed in the early 1950s to
ns on highways 100 and 1-394.
would talk to the City Engineer about the concerns that have come
ting.
Gary Hanson, 701 Turners Crossroad South, said he has seen rain gardens and
that they are basically just perennial gardens and mosquito swamps. He said his
property is going to be the lowest spot and he thinks the subject property needs to
be drained and tied into the existing storm sewer system. He said the idea of a
subdivision is that there has to be a buildable property and if it is not properly
drained it's not a buildable lot and can't be approved.
.
Minutes of the Golden Valley Planning Commission
June 12, 2006
Page 5
. Grimes explained that rain gardens are one of the new best management practices
around. He stated that there will be an overflow system and that there is plenty of
experience to show that rain gardens work and enhance water quality.
Kluchka asked if there is an ordinance in place that makes sure rain gardens are
maintained. Grimes said the City requires rain garden maintenance agreements
similar to pond maintenance agreements. He explained that the maintenance
agreement is attached to the property and filed at the County.
Kluchka asked if the condition of requiring a rain garden should
permit or with the subdivision approval. Grimes said the issue
before final plat approval.
building
solved
McCarty said he thinks it makes sense to have the rain
the development of the new property in case a house is
Grimes said the drainage on the property will be
and erosion control plan.
nt go with
ew lot.
the drainage,
Waldhauser said she agrees that acting on
the Planning Commission to address f
public's concern it saves a few step
request doesn't require
t but because of the
hbors at ease.
.
Cera referred to the City Engin
says a new manhole must b
private drain, but 3(b) sa
extent possible. He sai
would like it to be work
said he understa the
new pipe will be c
e une 9 and noted that item 3(a)
ide a connection to the existing
isting rivate drain must be removed to the
i~se two sentences contradict each other and
f e t~e proposal goes to the City Council. Keysser
to mean that the old pipe will be removed and a
ere seems to be some contradictions in the City
should slow down and make sure the City Engineer
is trying to convey.
no one else wishing to comment, Keysser closed the public
Kluchka said he would also like a better explanation of the City Engineer's
requirements.
.
Keysser said they are being asked to approve this subdivision contingent on
ongoing discussions with the applicant. He said he is aware that there are
concerns but that if the Planning Commission makes it clear that their will be
ongoing discussions with the applicant he feels ok voting on the proposal.
Minutes of the Golden Valley Planning Commission
June 12, 2006
Page 6
. Grimes said he would ask the City Engineer to be as clear as possible when the
proposal goes to the City Council.
Keysser said he would like Jeff Oliver's memo dated June 9, 2006 to be made a
condition and he would also like to require continued discussion with the applicant
and Mr. Oliver on the overflow issue to make sure drainage won't adversely affect
other properties.
1. The City Attorney will determine if a title review is nec
final plat.
r Yele Akinsanya
MOVED by Waldhauser, seconded by Kluchka and motion carried
recommend approval of the requested subdivision at 621 Turner
subject to the following conditions:
2. The Certificate of Survey prepared by Kemper
and dated May 19, 2006 shall become a p
.
3. The recommendations of City Engineer
Grimes and dated April 17, 2006 a
approval. Additional information
the City Engineer for his review
the City Council agenda for
E, found in the memo to Mark
hall become a part of this
Engineer shall be submitted to
i.:ii~eeks prior to the date it is placed on
roval:
4. A park dedication fee'
at the time of final
deter ined by the City Council shall be assessed
5. The applicant . c
issues with the
property 0 s
iscussions with the City Engineer regarding the overflow
. garden to make sure it will not adversely affect other
4.
earing - Creating a Mixed Use Land Use Category for
I Land Use Chapter of the Comprehensive Plan
City of Golden Valley
Purpose:
To create a Mixed Use Land Use Category for the General
Land Use Chapter of the Comprehensive Plan
.
Grimes reminded the Commissioners that they discussed creating a Mixed Use
Land Use Category definition at their May 22 meeting. He read the proposed
definition and stated that it has been reviewed by staff, the 1-394 Corridor Study
Consultants and the City Attorney.
Minutes of the Golden Valley Planning Commission
June 12, 2006
Page 7
. Keysser asked if a car dealership would be considered to be "compact urban form"
Grimes said there could be a small dealership such as the downtown Minneapolis
Saturn dealer.
Keysser asked about the areas of the City that this definition would be applicable
to. Grimes said staff hasn't looked at specific areas yet but reminded the
Commissioners that there has been a request for a mixed used development at the
former Olympic Printing site.
.
Keysser said he thought it was good to have a looser, more flexi
the one being proposed because it allows for more flexibility. KI
Keysser opened the public hearing. Seeing and hearing
Keysser closed the public hearing.
MOVED by Waldhauser, seconded by Cera and
recommend approval of the following Mixed U
imously to
tegory definition.
Mixed Use (MU): This category includes tra
that support two or more land uses wh'
support the ability to live, work, sho
and are in a compact urban form. T
uses; residential, office, retail,
uildings, or structures
ntary to one another,
a defined land use area,
ludes the following principal
ment.
5.
Reports on Me
City Coun . B
using and Redevelopment Authority,
oning Appeals and other Meetings
, 2006 City Council meeting and stated that the
mance allowing accessory structures in non-residential
6.
Cou . Me rs Pentel and Scanlon were present and discussed the Council's
decisio ing accessory structures in non-residential zoning districts. Pentel
told the Commissioners that the Council would like to have a joint meeting with
them to discuss subdivisions and in-fill developments.
7. Adjournment
The meeting was adjourned at 8:45 pm.
.
.
Hey
Planning
763-593-8095/763-593-8109 (fax)
Date:
June 21, 2006
To:
Golden Valley Planning Commission
From:
Mark W. Grimes, Director of Planning and Development
Subject:
Continued Consideration of Conditional Use Permit (CUP) for
Dick and Rick's Auto Upholstery-6100 Olson Memorial Highway (OMH)
At the May 22, 2006 Planning Commission meeting, the Commission held an informal public
hearing on a CUP application that would allow Dick and Rick's Auto Upholstery to operate in a
portion of the building at 6100 Olson Memorial Highway. After the informal public hearing was
held and closed, the Commission discussed the application and eventually tabled its
consideration for up to one month. A copy of the May 22, 2006 Planning Commission minutes
. describing the informal public hearing and Commission discussion is attached.
The applicant asked that this matter be tabled in order to consider another location for the
business within the 6100 Olson Memorial Highway building that would not require that the
outside of the building be altered. With the alteration of the building proposed at the May 22
meeting, the owner would be required to upgrade the parking lot to current standards. This
would be very costly and the owner would like to avoid making that improvement at this time.
The applicant has revised the site plan to indicate that the existing loading dock door at the
southeast corner of the building will be used for vehicle access into the auto upholstery space
in the building. This eliminates the external alteration to the building and, therefore, the
requirement to bring the parking lot into conformance.
The previous plan considered by the Commission on May 22,2006 indicated a new, 14 space
parking lot and overhead door along the east side of the building. The amount of building
space to be leased to Rick and Dick's was 6555 sq. ft. The revised plan indicates that there will
be no parking lot along the east side of the building and no overhead door for vehicle access.
The space for Dick and Rick's is still 6555 sq. ft. but it is moved to the far southeast corner of
the building and utilizes the existing overhead door.
.
Overall, the application is very similar with the exception of the elimination of the new overhead
door for vehicle access and the elimination of the parking lot. As stated in my previous memo
to the Planning Commission (attached), there is already adequate space for parking at the
6100 Olson Memorial Highway building. With the auto upholstery business added, the parking
demand will go up slightly. However, existing parking in front of the building should be
adequate to handle the 2-3 employee and customer cars. With the elimination of the parking
lot expansion of the building, the City's water quality and runoff requirements will not have to
be met.
.
RECOMMENDED ACTION
Staff recommends approval of the revised CUP application to allow up to 6555 sq. ft. of the
building located at 6100 Olson Memorial Highway to be used for an auto upholstery repair and
installation business. Staff believes that this location is appropriate for a car repair operation
and 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 the immediate area due to its
good access to the street and highway system.
Staff recommends the following conditions:
1. The site plan prepared by Perry Bolin Architecture for the Tenant Improvements for Auto
Upholstery (undated) shall become a part of the plan.
2. All signage shall meet the requirements of the City sign code for the Industrial zoning
district.
3. 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
4. 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.
. 5. The memo from Deputy Fire Marshal Ed Anderson dated April 26, 2006, is attached and his
recommendations shall become a part of this approval.
.
6. All other applicable state, local and federal requirements shall be met.
7. Failure to comply with one or more of the above conditions shall be grounds for revocation
of the CUP.
Attachments
Location Map ( 1 page)
Minutes from the May 22, 2006 Planning Commission meeting (5 pages)
Memo from Director of Planning and Development Mark Grimes dated May 15, 2006 (4 pages)
Memo from Deputy Fire Marshal Ed Anderson dated April 26, 2006 (1 page)
Original Tenant Improvement Plan (2 oversized (11 x 17) pages)
Site Map (1 oversized page)
Proposed New Tenant Improvement Plan (1 oversized page)
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.
.
Regular Meeting of the
Golden Valley Planning Commission
May 22, 2006
regular meeting of the Planning Co. mission was held at the Golden Valley City Hall,
C il Chambers, 7800 Golden Vall Road, Golden Valley, Minnesota, on Monday,
May 06. Chair Keysser called t meeting to order at 7 pm.
Those prese
Schmidgall and
Mark Grimes, Plannin
Wittman.
1. Approval of Minutes
Eck stated that the
621 Turners Cro . ad was confusing. H
that the Plann' Commission decided to
order to mit clearer.
rding the subdivisio
ggested that language
ide the request into two sepa
ariance request at
d explaining
otions in
.
MO\l by Schmidgall, seconded by Eck and motion carried unanimously to approve the
24 minutes with the above noted change.
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: 6100 Olson Memorial Highway
.
Purpose: To allow the applicant to operate an auto upholstery business
in an existing building located in the Industrial Zoning District.
Grimes stated that the applicant is a requesting a Conditional Use Permit in order to
operate an auto upholstery business at 6100 Olson Memorial Highway. He explained that
any auto use in the Industrial zoning district requires a Conditional Use Permit. He stated
that he doesn't have any issues with the proposed 6,500 sq. ft. area being proposed for
this use because it is far from any residential areas and there are no negative impacts but
that there is an issue regarding the parking lot. The Zoning Code states that any additions
or alterations to the building require that the parking lot to be brought up to current City
standards. In order to go forward with this proposal the owners would have to install
concrete curb and gutter and ponding to meet water quality requirements. He stated that
the proponents feel that the requirements are harsh, but according to the Zoning Code
the parking lot needs to be brought up to current City standards.
Minutes of the Golden Valley Planning Commission
May 22, 2006
Page 2
.
Keysser referred to the site plan and asked about the area to the north. Grimes stated
that area would also need to be re-paved.
Keysser asked about several items being stored on the property. Grimes stated that there
is a landscaping business and a towing business at this property and since it is zoned
Industrial it allows for these types of usage and storage with proper screening. He added
that he has not received any complaints about the storage on the property.
Eck referred to Grimes staff report and asked about setback issues on the west side of
the property. Grimes explained that if the parking lot is ripped out down to the bear dirt or
if the footprint of the building is being expanded the applicant would then have to meet the
setback requirements, but if they are just patching or re-Iaying asphalt over the parking lot
the setbacks would be alright as they are currently.
Rick Zirbes, Applicant, 423 W. 90th Street, Bloomington, stated that they work on the
interior of cars such as cleaning and repairs. They do not do any work on the exterior or
engines.
Keysser asked if cars would be stored in their proposed parking area. Zirbes stated that
most of their clients are in and out in the same day so there would not be any cars stored
on the property.
.
Schmidgall asked the applicant to give an example of the type of work he does. Zirbes
stated that they fix holes in carpeting and seats or cracks in dashboards. Schmidgall
asked the applicant if he has other shops in the area. Zirbes said they have a similar shop
in Bloomington.
Keysser asked the applicant if this was the only available space in this building and if they
really required a new driveway, access and parking lot. Zirbes explained that given the
structure of the building this particular space has the best layout for his use and he would
like a space in the front of the building for his customers.
Grimes asked the applicant how many employees he would have. Zirbes said two or
three.
Keysser asked why there needs to be 14 parking spaces. Grimes stated that is what the
Zoning Code requires for this type of use. Keysser asked Grimes if he thought that might
be too many parking spaces. Grimes stated that there could be a different tenant in the
future who may require more parking.
Waldhauser asked if staff has looked at the overall parking requirements for the site.
Grimes stated that the property requires approximately 185 parking spaces using the
warehouse/office ratio.
.
Kluchka asked who the applicant is. Grimes explained that the applicant is the future
tenant, Dick & Rick's Auto Upholstery but the owner of the property has signed the
Minutes of the Golden Valley Planning Commission
May 22, 2006
Page 3
.
application giving the tenant permission to go forward and apply for the Conditional Use
Permit.
Keysser opened the public hearing.
Perry Bolin, Architect for the project, explained that the owners have plans to lease the
rest of the building. The area to the south has loading dock access and the accessible
areas are already leased. He stated that they would like to look at other options that
would not require them to re-do the parking lot because that is a significant requirement
and cost. He referred to the south east side of the lot and stated that the ground is lower
there so presumably that could be developed into a pond but that they have not had an
engineer look at the property yet.
Cera asked how much of the building is already leased. Bolin said all but 20,000 sq. ft. is
leased.
Waldhauser referred to the proposed loading dock changes and asked if that had any
relation to this proposal. Bolin said the loading dock serves other tenants.
.
Schmidgall referred to the acrylics business and asked about their access. Bolin said they
have access through the vacant space. Grimes added that the acrylics business did pull
building permits so the access they have is ok.
Kluchka asked about the parking for the acrylics business. Grimes said their parking is in
front. He stated that signage is also going to be an issue for this proposal and told the
applicants that they should talk to the Inspections Department about the City's signage
requirements. Schmidgall added that it would be nice to bring the signage under control at
this building.
Schmidgall asked about using the existing loading dock entrance as the access for the
auto upholstery business. Bolin said they would look in to that option. Schmidgall said he
is hesitant about taking away existing green space. Grimes added that if the owners don't
change the outside of the building then they wouldn't have to re-do the parking lot.
Cera asked if converting a window into a door would kick in the same parking lot
requirements. Grimes said he would check with the City Attorney.
.
Jill Marsolek, one of the owners of the building, 8910 Minnetonka Blvd., St. Louis Park,
said she is completely confused about the parking lot and water quality requirements
because about two months ago she came to the City with a request for a building permit
for the acrylics business to install an overhead door and nothing was said about redoing
the parking lot at all and now this proposal has all these requirements. Grimes explained
that the acrylics business was a permitted use and didn't require any planning action or a
Conditional Use Permit, so that is why it is different than the proposed auto upholstery
use.
.
.
Minutes of the Golden Valley Planning Commission
May 22,2006
Page 4
Marsolek said that it is almost not feasible to do all that is required for a 6,500 sq. ft.
space. Keysser stated that one option would be to use the front loading ramps as an
entrance for the upholstery business. Marsolek said she would like to leave the loading
docks for the existing space because they are more expensive than access doors.
Keysser asked Zirbes if it would make sense for him to use the existing access. Zirbes
said he did not want to have to make his customers go all the way around the building to
access his business.
Schmidgall said he thought it might be worthwhile for the owners to do a plan for the
entire building. Marsolek said she already has and that she is adding restrooms.
Eck asked if the building permit for the acrylics business to have an overhead door was
issued in error. Grimes said it may have been, but that the acrylics business didn't need a
Conditional Use Permit so it probably wasn't caught. He added that the owners have had
this unpaved parking lot for years and years and if they were to come to the City today to
build this building they would have to follow the same environmental standards as
everyone else.
Keysser asked Marsolek when she is planning to re-do the parking lot. Marsolek said
within the next few years.
Jack Babcock, one of the owners of the building, stated that they learned about the
parking lot requirements last week. He stated that AEI Electronics, another tenant of
theirs, made a fairly significant alteration to the building by adding a tower to build racks
and now they are finding out that the driveway entrances have to be 26 ft. wide if the
building is over 35 ft. high. He said he wishes he would have known that when AEI made
their alterations. Grimes explained that the City adopts the State Building Code and that
the requirements may have been different when AEI was allowed to build their tower. He
explained that right now their building is considered non-conforming and if is the goal of
the City to bring buildings into conformance or get rid of non-conformances so now that
the applicants are going through a planning action it's a chance to bring it up to the
standards of the code.
McCarty stated to the applicants that re-doing the parking lot now will make the property
nicer which would attract new tenants.
Shelby Babcock, one of the owners of the building, 6820 Merrimac Lane N., Maple Grove,
stated that she and her husband bought this building several years ago and were doing
very well until their business went overseas and left them high and dry. She said they
held onto the building and want to continue leasing it out. She said it would be great to do
all of the things being asked of them but where will the money come from. She said to do
these improvements now with no renters would be too hard.
. Seeing and hearing no one else wishing to comment, Keysser closed the public hearing.
Minutes of the Golden Valley Planning Commission
May 22, 2006
Page 5
.
Keysser explained to the applicants that they have some options to consider. They could
table their request, have the Commission vote on the request, or withdraw their request.
Bolin asked if they provided access for the auto upholstery through an existing truck dock
door of an existing door on the northeast side of the building if they could avoid re-paving
the parking lot. Keysser said that would be correct because they would not be altering the
building.
Babcock stated that they would like their request to be tabled. Schmidgall reiterated that
he thinks it would be a good idea for the applicants to look at the layout of the entire
building.
Grimes suggested that the Commission give the applicants a deadline to come back with
a different proposal. Keysser suggested a month. Bolin said that would be fine.
MOVED by McCarty, seconded by Waldhauser and motion carried to table the request for
a Conditional Use Permit for Dick & Rick's Auto Upholstery at 6100 Olson Memorial
Highway for one month.
--Sh rt Recess--
.
3.
Discussion about creating a Mi d Use Land Use Category for the General
Land Use Chapter of the Comp., hensive Plan
Hanau ted that at the March 27, 20 Planning Commission meeting
CommissiO . e staff direction to write e language for a Mixed Use 'd Use
Category for th eral Land Use chap r of the Comprehensive n. He stated that
currently there are d use categoriein the Comprehensi Ian and that the
definition he wrote took consideration omments from March 27 Planning
Commission meeting, the pfi ed 1-394. orridor Stu and other cities definitions.
Keysser asked if the City c d have a mixe
without having a mixed e zoning category:
will have to decide. added that this prop
to be applied to t Iympic Printing site at
forward by the D process.
sive Plan designation
omething the Council
ed Mixed Use des"i' 'on is only proposed
is time. A mixed use d opment could go
.
Kluchka ked if in the meantime the Com sion could work on a Zoning Code definition
as w . Waldhauser added that the Zoning :.n specify more details than the
Co prehensive Plan language.
.
.
.
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 11.80 of 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 of the 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
.
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:
3.
4.
5.
6.
7.
. 8.
9.
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
.
.
.
Public ~U~Y
Memorandum
Fire Department
763-593-8055/763-512-2497 (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.
.
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