07-09-07 PC Agenda
AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, July 9, 2007
7pm
1. Approval of Minutes
June 25, 2007 Joint Planning/Environmental/Open Space and Recreation
Commission Meeting
June 25, 2007 Regular Planning Commission Meeting
2. Informal Public Hearing - General land Use Plan Map Amendment - 650
Douglas Drive
Applicant: City of Golden Valley
Address: 650 Douglas Drive
Purpose: To amend the General Land Use Plan Map designation from
Industrial to Commercial
3. Informal Public Hearing - General land Use Plan Map Amendment - 6200
Olson Memorial Highway
Applicant: City of Golden Valley
Address: 6200 Olson Memorial Highway
Purpose: To amend the General Land Use Plan Map designation from
Industrial to Commercial
3. Reports on Meetings of the Housing and Redevelopment Authority,
City Council, Board of Zoning Appeals and other Meetings
4. Other Business
5. Adjournment
.
Joint Meeting of the
Golden Valley Planning Commission, Environmental Commission and Open
Space and Recreation Commission
April 23, 2007
A joint meeting of the Planning Commission, Environmental Commission and Open
Space and Recreation Commission was held at the Golden Valley City Hall, Council
Conference Room, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday,
June 25, 2007 Director of Planning and Development Mark Grimes called the meeting
to order at 6:00 pm.
Those present were, Planning Commissioners Cera, Eck, Keysser, KI
and Waldhauser, Environmental Commissioners Anderson, Baker, G
Pawluk, Sipala and St. Clair, Open Space and Recreation Comm' '0
Kuebelbeck, McConico, Saffert, Sandler and Zins, Also prese s Di
and Development Mark Grimes, Director of Public Works Je cy,
Parks & Recreation Rick Jacobson, Environmental Coordin str
Works Specialist Eric Eckman, Planning Consultant P~~[Y Th
Hogeboom, Planning Intern Teresa Murphy and Admin's .
nning
or of
, Public
Intern Joe
Lisa Wittman.
1. Presentation/Discussion of the Compr
Use Element and General Land Use PI
.
Thorvig stated that he is the Planning
General Land Use Plan Element and t
Comprehensive Plan. He explain
the Metropolitan Council's revie
h staff on drafting the new
d Use Plan Map sections of the
ating the Comprehensive Plan and
Thorvig referred to a draft
introduction section, the
section and the future Ian
neral Land Use Plan and reviewed the
trends section, the current land use trends
nds se tion.
draft General Land Use Plan and discussed land use
IiMples discussed were the 1-394 Corridor, aging high
eral Mills north campus open space designation, isolated
g 1-394 and Highway 55, land use along arterial streets.
ages 6 and 7 and discussed the definitions of the land use
, ioned whether or not there needs to be four separate categories for
erties.
.
Thorvig re erred to page 8 and summarized the land use goals, objectives and policies.
He discussed the following land use goals: Goal 1) complete community - A community
that contains a variety of residential areas, major employers, retail, service, and
institutional areas; Goal 2) minimized conflicts - a regulatory framework designed to
minimize potential conflicts between land uses; Goal 3) development of commercial
corridors - redevelopment along major commercial corridors such as 1-394 and Highway
55; Goal 4) protection of the existing job base - preservation and compatible expansion of
the facilities housing the city's major employers; Goal 5) high quality development -
existing and new development that meet high construction and visual quality standards
Minutes of the Golden Valley Planning Commission/Environmental Commission/Open
Space and Recreation Commission
June 25, 2007
Page 2
.
and include measures of sustainability; Goal 6) redevelopment - public and private
redevelopment that is compatible with the city's land use plan map and policies;
Goal 7) protection of the environment - environmentally sustainable land use patterns
and development practices and policies that accommodate the city's economic and social
needs; Goal 8) accommodation of regional needs - reconcile local preferences and
desires with regional needs and legislative imperatives by adopting a cooperative
approach, seeking creative solutions to points of conflict, and maintaining ongoing
education efforts; Goal 9) improved health through active living - improve the overall
health and wellbeing of the community by incorporating development th races
active living; Goal 1 0) implementation partners - the City shall remai w
partnership opportunities with Hennepin County, the Metro Council a eral
agencies in its efforts to implement this plan.
T
ha
said t
commer
apartments.
h as rocery stores.
meeting and
Sandler suggested that parks and open space be added to
Bergman expressed concern about actively seeking a
Cera said he would like to see language about vari
Thorvig said he would note all the concerns bein
incorporate them into the next draft.
.
Waldhauser referred to the term "empty-
limit townhouses, apartments and con,
are a variety of age groups that are
said she doesn't want to
pty-nesters" because there
_j,e of housing.
St. Clair asked if the intent of th
homes to some other type
projecting future populati
it is to provide opportunitl
family housing stoc on'
areas.
eople move from their single family
rder to make room for younger families or if it is
ig said it is not based on population projections
ere ,pes of housing. Grimes added that the single
t, higher density housing will just be added to other
Clancy asked
that the
people
tthe Metro Council population projections. Grimes said
jection is that Golden Valley will grow by about 2,000-3,000
e goal regarding minimized conflict. He said that the City wants to
mmunity, but not at the expense of the people already living here. He
e is to have open space buffers between residential areas and the
a industrial uses.
.
Bergman noted that there is a group home in his neighborhood that causes conflict.
Grimes explained that the City Council has been working on drafting new ordinances to
address the issues of group living facilities. Waldhauser noted that another issue Golden
Valley has is single family homes being converted to rentals and that the City doesn't
have much leverage over that issue. Grimes said the City Council is also working on
policies that would regulate the renting of single family homes.
Minutes of the Golden Valley Planning Commission/Environmental Commission/Open
Space and Recreation Commission
June 25, 2007
Page 3
.
Thorvig referred to the goal regarding development of commercial corridors and said that
one of the objectives is the creation of community identity through a recognizable town
center. Kluchka said he's not sure that the creation of community identity through a town
center is the only way to create identity. He suggested wording it differently.
Baker referred the objective regarding increased jobs and tax base. He asked if a
community has to provide jobs or if it can be assumed that it is just a residential
community with jobs elsewhere. He said he doesn't agree that we should always be
increasing the tax base. Thorvig explained that the Metro Council is con about the
existing regional infrastructure being well utilized. Baker said he think lIey is
doing a good job providing jobs and questioned if we need to incres s
explained that the Metro Council has a large investment in the e n
highway system that runs through Golden Valley and if Golde Ie
community were to say that there will be nO'additional growt
as a waste of a resource.
Hill asked if the City is' picking and choosing white c
industrial types of uses. Keysser said the City is
responding to the market. Grimes added that th
industrial but are used primarily as office SR
ent. Keysser asked if this is
i!leview process. Thorvig said yes.
ity wants to go. Thorvig said he'd work
development.
.
Thorvig referred to the goal regarding
suggesting that there be design sta
Keysser said he wasn't sure that'
on the wording regarding the g
Thorvig referred to Goal
that states that the city WI
serve a substantial blic p
would change the I
velopment. Waldhauser referred to the language
ssistance for redevelopment projects that
. She asked if that is a true statement. Thorvig said he
easible" or "may" instead of "will".
ing protection of the environment. Waldhauser said she
servation and protection of the large tree stock and green
es. Cera said he would like to see the "protection" not just
te odies added. He would also like language regarding stormwater
s added. Grimes suggested adding language about wetland
preservation.
Hogeboo rred to the proposed new General Land Use Plan Map. He discussed
some of the changes to the format and colors of the map.
.
Baker asked if the map is a snapshot of the present land use or a projection of the future.
Thorvig said it is a projection of the future.
Hogeboom discussed some of the significant changes to the General Land Use Plan Map
including the southeast corner of Highway 55 and Winnetka, General Mills property south
of Duluth Street and west of Boone Avenue, General Mills Headquarters, Duke
Minutes of the Golden Valley Planning Commission/Environmental Commission/Open
Space and Recreation Commission
June 25, 2007
Page 4
.
Development at the southwest corner of 1-394 and Highway 100, Tennant Company
property at the northwest corner of Highway 55 and Highway 100, Land between Highway
55, Douglas Drive and Frontage Road, the northeast corner of Highways 55 and 169,
Honeywell baseball fields, United Health area at the northwest corner of Highway 55 and
Douglas Drive, area on Lilac Drive northeast of the intersection of Highways 100 and 55,
car dealerships south 1-394, southeast corner of Highways 169 and 55.
Thorvig said he would work on the issues that have been discussed and bring a new draft
back to the commissioners.
2. Adjournment
The meeting was adjourned at 7:30 pm.
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Regular Meeting of the
Golden Valley Planning Commission
June 25, 2007
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 25, 200T. Chair Keysser called the meeting to order at 7:30 pm.
Those present were Planning Commissioners Cera, Eck, Keysser, Kluch
and Waldhauser. Also present was Director of Planning and Develop
Planning Intern Teresa Murphy and Administrative Assistant Lisa Wit
Commissioner McCarty was absent.
1. Approval of Minutes
May 29, 2007 Regular Planning Commission Meeting
Commissioner Eck referred to paragraph 4 on pa
should read "Turners Crossroad on the west" no
MOVED by Eck, seconded by Kluchka an
May 29, 2007 with the above noted con:
animously to approve the
2.
Informal Public Hearing
Center/Christian Life C
se Permit - New Hope Christian Life
UP No. 116
Applicant:
Life Center/Christian Life Center Daycare
Address:
~pplicant to operate a daycare center in approximately
feet of the existing building space located in the
ional zoning district
applicant is requesting a Conditional Use Permit to allow them
in their existing church building. He stated thatthe applicant has
like to eventually have up to 90 children in their daycare program, but
initial to have 30 children. He referred to an aerial photo of the property and
explain ere is no access to the site from Medicine Lake Road. The access is
located on 25th Avenue North one block south of Medicine Lake Road. Grimes stated that
there are several churches in Golden Valley that have daycare centers. He added that
this situation is somewhat unique however because this church is located on a local street
and access to it is strictly from local streets.
Grimes noted that staff has received a number of calls, emails and letters in opposition to
this proposal mostly regarding additional traffic and noise in the neighborhood. He
referred to his staff report and explained that he feels that there shouldn't be any change
in neighboring property values because they would be next to a church or daycare center.
Minutes of the Golden Valley Planning Commission
June 25, 2007
Page 2
.
Grimes said he has had conversation with the City Engineer and he feels that there is
more than enough capacity on the local streets to handle another 30 to 35 trips in the
morning drop-off hours and again in the afternoon pick-up hours. Grimes added that the
outside of the building will not be changing except maybe for the addition of a playground
area. He said he is recommending approval of the Conditional Use Permit with the
conditions that any dumpsters on the site will be screened, there will be no more than 90
children enrolled in the daycare program and any plans for a playground and/or fenced
area shall be reviewed by him.
Keysser referred to item number 5 in Grimes' staff report and noted t
playground is constructed it would have to be reviewed. He asked' th
proposing to construct a playground area.
on Medicine Lake Road.
perty having access on
y not allow it because they
intersection and because the
Pastor David Kent, Applicant, stated that they are proposin
the east side of the building.
Eck asked if the City can require the applicant to b
the building. Grimes said yes.
.
Kluchka asked if there is an opportunity fo
Grimes said he could talk to Hennepin
Medicine Lake Road but he thinks that
want to avoid access onto that bus
street has a significant grade in
Eck noted that one Jetter r
church daycares that ar
statement. Grimes said t
church daycares th e ri
e neighborhood stated that there are no other
idential areas and asked if that is a fair
rea Iy accurate statement because there are several
he middle of residential neighborhoods.
cuss the traffic on peak days, the market need and the
something very positive to offer the community and he knows
is type of daycare and they have a lot of families who need daycare.
osed daycare is not just a business, it is a part of their ministry. He
urch they want to be upstanding citizens and do the right thing in their
want to cause problems or conflict but they have an asset and they want
to use this et. He explained that they are fashioning this daycare after one that has
been in New Hope for many years. He explained that they plan on having 30 to 35
children to start but the state license application looks at the capacity of the building which
could potentially allow for up to 90 children. He added that they are not asking for
something that is outside the realm of what most churches do.
. Waldhauser noted that the applicant stated that they are trying to recreate a daycare that
has closed and asked the applicant if his church could just operate that one that has
Minutes of the Golden Valley Planning Commission
June 25, 2007
Page 3
.
closed. Kent explained that they did try to purchase that daycare but they were
unsuccessful.
Kluchka asked about the number of cars on site on peak days. Kent said he thought there
could be approximately 40 cars on site on a peak day. Kluchka asked how the daycare
traffic would compare to a Sunday. Kent said on Sunday's there are approximately 95 to
100 people in the building at one time.
.
Va ers Avenue North, said allowing this daycare will cause safety
lems. He said all that noise five days a week is too much and the
that will come into the peaceful, quiet neighborhood will be bad.
Fern Soh ,8100 25th Avenue North, said that every car that goes by will be going by
her house. She said she feels at odds about this proposal because she realizes how
important daycare is but she likes her neighborhood to be quiet.
Terry Cohen, 8101 25th Avenue North, said that there is a daycare in a private home two
houses away from hers and for several hours a day it is very noisy so she can't imagine
how noisy 30 to 90 children will be. She said she is worried about noise and traffic and
she does not want this.
te
care in
Schmidgall asked if the daycare service would be open to the public or .
members of their church. Kent said it would be open to anyone.
Keysser asked the applicant if he has had any preliminary disc
regarding an approximate number of children that would be
their church. Kent said he has not spoken with the State, bu
approximately 90 children would be the maximum allowed ba
Keysser said he questions the traffic because there is .
children.
.
Cera asked Grimes if the Commission could rec
children be allowed to enroll in the daycar
could come back in the future and ask f
Kent said that one reason they are as
costs more money to come back f
only a certain number of
He added that the applicant
is Conditional Use Permit.
c ren to begin with is because it
lIiPthe Permit.
Schmidgall said he calculated t
figured there would only b
the State will be less tha
fo t by the number of children and he
t per child so he is thinking that the limit set by
Keysseropenedth
Harry Cohen,
going in and 0
are no si
rth, said he is concerned about the amount of traffic
h or ood because there are a lot of kids in the area and there
ncerned about their safety.
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Minutes of the Golden Valley Planning Commission
June 25,2007
Page 4
Brent Johnson, 8040 Jonel/en Lane North, said he is concerned about noise and traffic.
He said he has never had a problem finding a daycare for his children and in this
residential environment he worries about traffic because it is not an easy access point. He
added that there are other families that are not at this meeting who are also against this
proposal. He said he isn't questioning their mission and he hopes the Commission makes
the right decision.
Harry Cohen, 8101 25th Avenue North, said that they all have private garbage haulers and
the additional traffic with those huge garage trucks will be dangerous.
there
Sue Chanen, 2485 Valders Avenue North, said traffic will be unbe' v
are a lot of seniors in the area and they are all against it. She s e
proposal doesn't happen because it is not good for their area.
group that
nce of Midland
II the noise from a
. S ded that there also
Road a long time ago.
Alaina Hopponen, 2400 Valders Avenue North, stated that th
owned that church in the past that was very noisy and'~
Shopping Center which was very annoying. She s .
daycare would also bounce back and come dow
used to be a rudimentary driveway access on M
Lavon Bohling, 8100 25th Avenue North
exit from 25th Avenue to Orkla to get 0
every day and thinks there will nee
proposal is approved because h
Medicine Lake Road.
affic from this daycare will
ake oad. He said he takes that route
ments made if the daycare
to wait behind 3 or 4 cars to get onto
Paulina Zibley, 2480 Val
and she wants to keep th
,~rth, said she's concerned about noise and traffic
or oo(Jt\he way it is, the way it's been for a long time.
Lavon Bohling, 810
opinion carries s
that the Planni
the neigh
orth asked what kind of weight the neighborhood
borhood opinion carries a lot of weight. He explained
ion is an advisory board to the City Council and suggested to
e Council know how they feel about this proposal.
no one else wishing to comment, Keysser closed the public hearing.
reciates the neighbor's comments and concerns and he considers them
e has spoken with some neighbors who are very much in favor of this
proposal ant to use their daycare. He said they don't want to cause battles but the
daycare is something they want to do.
Keysser stated there are basically two issue, the first issue is noise. Grimes said he is
fairly certain that the State will require fencing around the playground area. He referred to
an aerial photo and showed where the playground would be and suggested that the
church use a solid fence on the south side of the playground to help with the noise issue.
Minutes of the Golden Valley Planning Commission
June 25, 4007
Page 5 "
.
Keysser said the second issue is traffic. He said he thinks it might make sense to limit the
number of children at the daycare.
Waldhauser said she thinks a solid fence would help the noise issue but she is concerned
about noise bouncing off the walls of the shopping center.
Eck said he thinks anyone living next to the proposal would be opposed to it. He said after
hearing the neighbors concerns it seems reasonable to limit the number of children to
help with the noise and traffic issues.
1. The day care center shall be
2. The day care center is prop
other necessary permit
Golden Valley and or
3. The recommendations
Mark Grimes, d Ju
4. A dumpster encl
recycling c ' e
5. If a playgrou
Direct
A64
6. Any f
r revo
heavy
rvice and he
fence would be
Keysser agreed and suggested that they limit the number of childr
them to put a wood fence on the south side of the playground a
Schmidgall said he feels strongly about the need for daycar
heart to hear all of the opposition to it. He said he is in favor 0
agrees that putting a limit on the number of children ari$.l: qu
reasonable.
MOVED by Eck, seconded by Schmidgall and
approval of a Conditional Use Permit for N
Center Daycare located at 8025 Medici
existing building with the following con
unanimously to recommend
Life Center/Christian Life
ate a daycare center in their
.
re than 40 children.
e State of Minnesota and receives any
ion from other agencies such as the City of
the mo from Deputy Fire Marshal Ed Anderson to
007, are made a part of these recommendations.
constructed to properly screen any garbage or
ucted, its location and fencing shall be approved by the
Development in order that it meets all setback requirements.
e shall placed along the south side of the playground area.
ply with one or more of the conditions of approval shall be grounds
the CUP.
3. Re s on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
Kluchka reported on the June 19 City Council meeting.
.
Minutes of the Golden Valley Planning Commission
June 25, 2007
Page 6
.
4.
Other Business
Keysser stated that he met with Mark Grimes and Gary Johnson to discuss the height
issues in the R-1 zoning district. He said they are suggesting that the measurement be
taken from the street side of the property and that height would be defined as the
average of the lowest grade to the highest grade to the midpoint of a peaked roof or the
top of the parapet on a flat roof.
5. Adjournment
Waldhauser asked if they could get a list of addresses of the houses t
identified by neighbors as being too tall. Grimes said yes.
The meeting was adjourned at 9 pm.
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Hey
Planning
763-593-8095 /763-593-8109 (fax)
Date:
July 3, 2007
To:
Golden Valley Planning Commission
From:
Mark W. Grimes, Director of Planning and Development
Subject:
Amendments to the General land Use Plan Map for 650 Douglas Dr. N. (BNC
Bank property and 6200 Olson Memorial Highway (former Homesteader
restaurant property)
The owner of the BNC Bank at 650 Douglas Dr. N. and the owner of the former Homesteader
restaurant site at 6200 Olson Memorial Highway have requested that the General Land Use
Plan map designation be changed for these two parcels. The two properties are currently
guided for Industrial uses. The owners have requested that the land Use Plan map be
changed to Commercial for both of the properties in order that the properties can be rezoned in
the future for commercial purposes. The properties are currently zoned Industrial. Within the
Industrial zoning district, Class 1 Restaurants are a permitted use and banks are a conditional
use.
At th~ June 12, 2007 City Council/City Manager meeting, the City Council considered the
requests to go forward with the process to amend the General land Use Plan map
designations for these two properties. A letter was sent to the City by each of the property
owners (enclosed) requesting that the change be made to the Plan Map. The process to
amend the General land Use Plan map is outlined in Section 11.90, Subd. 7 of the Zoning
Code. The Plan Map may be changed only be the City Council. Therefore, the City Council
could have told the two property owners that the Industrial designation would not be changed.
In this case, the City Council told the two property owners that they would. allow the process to
go forward to amend the Generall-and Use Plan map. This process includes a public hearing
before the Planning Commission and a recommendation by the Planning Commission to the
City Council.
Tony Kuechle represents Hempel Properties. Hempel is the owner of the former Homesteader
site. Hempel did reach an agreement with BNC Bank to purchase the bank property earlier this
year. In fact, they had applied for a PUD permit to allow for the construction of two
commercial/office buildings on the combined bank and Homesteader properties. (Both existing
buildings would have been torn down.) However, this PUD application was withdrawn by
Hempel due to some issues related to soil and environmental conditions on the bank property.
Hempel is continuing to work with the bank owners so that the bank property can be
redeveloped as per the original plans proposed by Hempel. In the meantime, Hempel would
like to go forward with the commercial development of the Homesteader site. The preliminary
plans call for the construction of a retail/office building.
.
.
.
When and if an agreement is made with the bank, the bank property could be added to the site
and redeveloped in a manner similar to the PUD plans that were withdrawn. (The PUD plans
included a shared parking lot and access points for two retail/office buildings on the combined
two properties. Access to the proposed PUD and any future development is only from the
frontage road along the north and east end of the properties. The County and State will not
permit driveway entrances into these properties from either Douglas Dr. N, a County road, or
TH 55, a State highway.)
Both Hempel and BNC Bank realize that the General Land Use Plan map will have to be
amended in order to go forward with office and retail development on the two properties. The
current designation as Industrial would not allow the type of retail space that Hempel sees on
this property. Hempel would like to see a variety of retail uses that are not permitted in the
Industrial zoning district. In addition, office space would be included in the plans. Within the
Commercial land use designation and Commercial zoning district, retail and offices are
considered permitted uses.
The redevelopment of this key corner in Golden Valley is inevitable. In fact, the City Council
recently authorized a study of the entire Douglas Dr. corridor from Olson Memorial Highway to
Medicine Lake Rd. The corridor study will address issues related to improving pedestrian and
bike access, street improvements and future land uses. However, the City Council did not see
it necessary to delay the consideration of these changes to the General Land Use Plan map
and include it with the Douglas Dr. Corridor Study process. The consensus of the City Council
was that this corner would most likely be changed to office and retail uses and that allowing
that change to go forward immediately may be in the best interest of the City.
Recommendation
Staff recommends that the Planning Commission recommend to the City Council that the
General Land Use Plan Map for the two subject parcels be changed from Industrial to
Commercial.
Attachments
Location Maps (2 pages)
Executive Summary from Mark Grimes regarding 650 Douglas dated June 12,2007 (2 pages)
Executive Summary from Mark Grimes regarding 6200 Olson Memorial Highway (2 pages)
Letter from Tony Kuechle, Hempel Properties dated May 21,2007 (1 page)
Letter from Timothy Franz, BNC National Bank dated May 24,2007 (1 page)
Section 11.90, Subd. 7 of the Zoning Code (1 page)
Minutes from the June 12, 2007 Council/Manager Meeting (1 page)
General Land Use Plan Map (1 page)
Zoning Map (1 page)
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Memorandum
Planning
763-593-8095/763-593-8109 (fax)
Executive Summary For Action
Golden Valley City Council Meeting
June 12, 2007
Agenda Item
Discussion Regarding Proposed Comprehensive Land Use Plan Map Amendment - 650
Douglas Drive North
Prepared By
Mark Grimes, Director of Planning and Development
Summary
BNC National Bank, represented by Chief Financial Officer Timothy Franz, has requested
that the City Council consider amending the General Land Use Plan map for the BNC Bank
property at 650 N. Douglas Dr. The building on the site is currently used by BNC as a branch
. bank office. The site is about 3.2 acres in size with vehicle access from the frontage road.
The property is currently designated on the General Land Use Plan map for industrial uses.
The property is also zoned Industrial. Within the Industrial zoning district, banks with drive-
through facilities are permitted with a Conditional Use Permit. (When the bank was
constructed in 1981, the zoning code required that banks in the Industrial zoning district
receive a special use permit. This special permit was granted by the City Council for the
construction of the bank with the drive-through lanes.) The current zoning code permits a
limited number of other retail services in the Industrial zoning district including Class I
restaurants.
BNC Bank has been approached regarding the redevelopment of their property. In the letter
they have submitted, the Bank believes that the site along with the Homesteader site to the
south is better suited for commercial development. In fact, the bank property was a part ofa
PUD application that was submitted to the City this spring. This PUD application included
both the bank and Homesteader properties and was submitted by Hempel Properties. This
application was withdrawn by Hempel due to concerns about the condition of the bank
property for construction. Hempel has stated that they are continuing in their discussions with
the bank about the redevelopment of the site. Hempel has said that they would like to first
redevelop the Homesteader site and later add the bank property.
.
The Bank believes that this is the first step to the redevelopment of the area. Prior to any
commercial development going on to the site (other than those allowed in the Industrial
zoning district), the General Land Use Plan map must first be amended to change the
.
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designation from Industrial to Commercial. If the designation is changed to Commercial, the
property can be rezoned to permit a commercial redevelopment.
The staff is presenting a plan for the hiring of a consultant to study the Douglas Dr. corridor
from Olson Memorial Highway on the south to Medicine Lake Rd. on the north. This property
is within the Douglas Dr. corridor study area. One of the purposes of the study will be to make
recommendations on changes to the City's General Land Use Plan map for properties along
the corridor and addressing issues related to street access and pedestrian and bike access.
(See Executive Summary memo of this agenda regarding the Douglas Dr. study
recommendations. )
Attachments
Location Map ( 1 page)
Letter from Timothy Franz, Chief Financial Offices for BNC Bank to Mark Grimes dated May
24,2007 (1 page)
General Land use Plan Map for area around 650 N. Douglas Dr. (1 oversized page loose in
agenda packet)
Zoning Map for area around 650 N. Douglas Dr. (1 oversized page loose in agenda packet)
Executive Summary regarding Douglas Drive Corridor Study, dated June 12, 2007 ( pages)
Recommended Action
The C'ity Council has two options:
1. Allow the process to begin to consider a change to the General Land Use Plan map from
Industrial to Commercial for the property at 650 Douglas Drive North. The process
requires an informal public hearing before the Planning Commission and a public hearing
before the City Council.
2. Maintain the existing designation on the General Land Use Plan map (Industrial) and
state that the City Council will be studying this area as part of a future Douglas Dr.
Corridor Study.
.
.
.
Memorandum
Planning
763-593-8095/ 763-593-8109 (fax)
alley
Executive Summary For Action
Golden Valley City Council Meeting
June 12, 2007
Agenda Item
Discussion Regarding Proposed Comprehensive Land Use Plan Map Amendment- 6200
Olson Memorial Highway
Prepared By
Mark Grimes, Director of Planning and Development
Summary
Hempel Properties, represented by its Vice President of Development Tony Kuechle, has
requested that the City Council consider amending the General Land Use Plan map for the
property at 6200 Olson Memorial Highway. The building on the property is now vacant and
was formally occupied by the Homesteader Restaurant. The property is about 1.5 acres in
size.
The property is currently designated on the General Land Use Plan map for industrial uses.
The property is also zoned Industrial. Within the Industrial zoning district, the City allows for
the operation of Class I restaurants similar to the former Homesteader. (Class I restaurants
are sit-down type restaurants that do not serve alcohol. Within Golden Valley, the two Perkins
restaurants are considered Class I.) The reasoning behind permitting a commercial use such
as a restaurant in the Industrial zoning district is to provide services for those working in the
area. The Industrial zoning district permits only limited retail services other than restaurants.
Hempel Properties would like to redevelop this property for commercial uses other than a
restaurant or those permitted in the Industrial zoning district. In order for the property to be
rezoned to Commercial from Industrial, the General Land Use Plan map would first have to
be changed to the Commercial land use category.
Hempel Properties had submitted a PUD application for the redevelopment of the
Homesteader site and the BNC Bank site to the north. However, the purchase agreement for
the bank property has been withdrawn or delayed because of concerns regarding the
condition of the bank property for construction. Hempel has told staff that they will continue to
pursue the purchase of the bank site but they would like to develop the Homesteader site for
commercial purposes at this time without the bank site. They have told staff that the plan they
will submit for the development of the Homesteader site could incorporate the bank site in the
future.
.
.
.
The staff is presenting a plan for the hiring of a consultant to study the Douglas Dr. corridor
from Olson Memorial Highway on the south to Medicine Lake Rd. on the north. This property
is within the Douglas Dr. corridor study area. One of the purposes of the study will be to make
recommendations on changes to the City's General Land Use Plan map for properties along
the corridor in addition to addressing issues related to street access and pedestrian and
bicycle access. (See Executive Summary memo on this agenda regarding the Douglas Dr.
study recommendations.)
Attachments
Location Map (1 page)
Letter from Tony Kuechle, Hempel Properties, to Mark Grimes dated May 21 ,2007 (1 page)
General Land Use Plan Map for area around 6200 Olson Memorial Highway (1 oversized
page, loose in agenda packet)
Zoning Map for area around 6200 Olson Memorial Highway (1 oversized page, loose in
agenda packet)
Executive Summary regarding Douglas Drive Corridor Study, dated June 12,2007 ( pages)
Recommended Action
The City Council has twq options:
1. Allow the process to begin to consider a change to the General Land Use Plan map from
Industrial to Commercial for the property at 6200 Olson Memorial Highway. The process
requires an informal public hearing before the Planning Commission and a public hearing
before the City Council.
2. Maintain the existing designation on the General Land Use Plan map (Industrial) and
state that the City Council will be studying this area as part of a future Douglas Dr.
Corridor Study.
H~lyt.~Fe~ if
.
9700 63rd avenue north suite 200 maple grove, mn 55369
P 763.383.1100 F 763.383.1800
HEMPELp r 0 per tie s. com
Monday, May 21,2007
Mark Grimes
Director of Planning and Development
City of Golden Valley
7800 Golden Valley Road
Golden Valley, MN 55427
RE: Rezoning Golden Valley Village
Dear Mr. Grimes:
As the owners of 6200 Olson Memorial Highway in Golden Valley, we ask the City to
rezone the property to "Commercial Zoning District," as dictated by the Golden Valley
City Code.
.
Currently, the property is zoned "Industrial." However, the current use and adjacent
uses, bank and restaurant, are more commercial in use than industrial. This zoning will
also allow for the development and redevelopment consistent with existing uses.
At this time we are requesting that the City of Golden Valley modify the Comprehensive
Plan, the first necessary step in a rezoning change. Thank you for considering our
request.
Sincerely,
.
BNC
National Bank A Subsidiary ofBNCCORp, Inc.
Theddof Financial Success@
333 South Seventh Street Suite 200 Minneapolis, MN 55402 www.bncbank.com Telephone: (612) 305-2200 FAX: (612) 305-0434
Thursday, May 24, 2007
Mark Grimes
Director of Planning and Development
City of Golden Valley
7800 Golden Valley Road
Golden Valley, MN 55427
RE: Rezoning Golden Valley Village
Dear Mr. Grimes:
:.
As the owners of 650 North Douglas Drive in Golden Valley, we ask the City to rezone
the property to "Commercial Zoning District," as dictated by the Golden Valley City
Code.
Currently, the property is zoned "Industrial." However, the current use and adjacent
uses, bank and restaurant, are more commercial in use than industrial. This zoning will
also allow for the development and redevelopment consistent with existing uses.
At this time we are requesting that the City of Golden Valley modify the Comprehensive
Plan, the first necessary step in a rezoning change. Thank you for considering our
request.
Sincerely,
.....
-
I~
Timothy J. Franz
Chief Financial Officer
BNCCORP, Inc.
.
Member FDIC
Gr
EIlUAl HOUSING
LENDER
.
.
.
S 11.90
Subdivision 7. Comprehensive Plan.
A. The Council shall adopt, and may from time to time amend, a
comprehensive municipal plan pursuant to the authority provided by and the provisions of
Minnesota Statutes 473.858 and the related sections of said Minnesota Statutes 473.
Before adopting any such plan or any amendment the Council shall solicit the
recommendations of the Planning Commission with respect thereto and shall take no
action thereon until such recommendation has been received or until 60 days have
elapsed since any such request for a recommendation and/or a specific proposal relating
to said plan was submitted to the Planning Commission. In considering any such request
or proposal, and before adopting any plan or part thereof or any proposed amendment
thereof or position with respect thereto, the Planning Commission shall hold at least one
public hearing thereon.
Squrce: Ordinance No. 670
Effective Date: 11-15-85
B, Following receipt of the Planning Commission recommendation, or
the elapse of said 60-day period, the Council shall upon published notice hold a public
hearing with respect to the proposed adoption of the Comprehensive Plan or any
amendment thereto and any action taken at such public hearing shall become and be
part of the Official Comprehensive Plan for the City provided that a resolution evidencing
said action was approved by a two-thirds vote of all of the members ofthe Council. All
public hearings as required by this Subdivision shall be held no sooner than 10 days after
published notice thereof in the official City newspaper in the same manner as applies to
the adoption of ordinances relating to or amending the Zoning Chapter. The
Comprehensive Plan for the City as adopted pursuant hereto, and any parts thereof or
amendments thereto, shall serve as a guide to the City and its public officials as respects
future development and zoning actions of and within the City.
Source: Ordinance No. 345, 2nd Series
Effective Date: 05-25-06
(Sections 11.91 through 11.98, inclusive, reserved for future expansion.)
GOLDEN VALLEY CC
371
( 12-29-06)
.
.
.
Council/Manager Meeting Minutes
June 12, 2007
Present: Mayor Loomis and Council Members Freiberg, Pentel, Scanlon and Shaffer.
City Manager Tom Burt, Director of Planning and Development Mark Grimes, Director of
Finance Sue Virnig and Assistant City Manager Jeanne Andre.
The meeting began at 6:30 pm in the City Council Conference Room.
Requests for Amendments to General Land Use Plan Map
Mark Grimes reported that the owners of two adjacent properties at 6200 Olson Memorial
Highway (former Homesteader Restaurant) and 650 Douglas Drive (BNC Bank) are both
requesting amendments to the Comprehensive General Land Use Plan Map to change
the land use designation from Industrial to Commercial. He provided background on the
proposed development for the two properties that was withdrawn because of the need to
deal with remediation of contaminants on the BNC Bank land. The developer anticipates
development of a single-story commercial b!Jilding and a three-story combined office and
retail services building on the combined properties. Grimes explained that consideration
of Comp Plan Map amendments is at the discretion of the City Council. The Council
recommended that th~ properties be allowed to start the amendment process at the
Planning Commission. Discussion ensued on whether Commercial or Mixed-Use would
be the most appropriate designation.
The C ncil directed staff to work with t St. Louis Park staff on a joint powers
agr ment. As previously discussed the'."ouncil does not support placing the Golden
V ey parcels in a tax increment district. ,.. also asked staff to address valuation of all of
.
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GENERAL LAND USE PLAN
RESIDENTIAL
o Low Density (Less than 5 units per acre)
~~J ~Medium Density (5 to 11.9 units per acre)
_ High Density (12 or more units per acre)
COMMERCIAL
t~~l Office
_ Commercial
(also includes Office)
I
INDUSTRIAL
I;f-~~}::J Light Industrial (also includes Office)
r;:~"~llndustrial (also includes Office)
.
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5
F'<~11'"' Open Space - Public and Private Ownership
o Schools and Religious Facilities
o Public Facilities - Miscellaneous
_ Semi-Public Facilities - Miscellaneous
D Open Water
I~"*~I Wetlands National Wetland Inventory - not field verified
~, (MInor adjustments made to some wetlands)
~ Railroad
Existing Local Trail
Proposed Local Trail
Regional Trail
Proposed Regional Trail
Pedestrian Bridge
Road Rights-of-Way
..........
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_PED
Municipal Line
.
1 inch = 1,833 feet
(1)
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Golden Valley
Mav 1999
Comprehensive Plan 1999 - 2020
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c=J Sirlgle FamilJT (R-l)
c=J T'I\ro Fal1.illy (R-2) Residential
. l\;fultiple DV\relfu1.g
.-<'- Sub-Districts:
CJ (M-l) ~1.aximum height 3 stories
CJ (Iv[-2) maximum heigllt 4 stories
.. (1\11-:3) maxin1.unl height 6 stories
III (M-4) n1-axm'lUUl height 8 stories
.. Commercial
c=J Ligllt Industrial
-~ Industrial
c:=J Business & Professional Offices
.
(1-1) Sub- Disb~ict (churches, schools, ete)
(1-2) SU.b-DistrictOibraries, museums and colleges, ete)
(I-3) Sub-Disttictcnursing homes, priVate clubs and
clinics, ete) ,
(I-4). Su b- District (golf courses, parks, playgrounds and
government offices, ete)
Ins.ti. tu. ti" anal For a complete list of all pennltted and conditionallnstitut~onal uses,
see Chapter 11 of the City Code, titled Land Use Regulation (Zoning).
CJ
CJ
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(I-5) Sub-District (cemeteries, ete)
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