10-11-99 PC Agenda
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AGENDA
GOLDEN VALLEY PLANNING COMMISSION
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, October 11, 1999
7:00 P.M.
I. Approval of Minutes -September 27,1999
II. Informal Public Hearing - Conditional Use Permit (No. 78)
Applicant: The Luther Company Limited Partnership
Address: 9220 Olson Memorial Highway
Request: To use the existing building, along with the construction of a 7,260
sq.ft. addition, as a collision center, repairing and repainting
damaged vehicles and for administrative offices
-- Short Recess --
III. Reports on Meetings of the Housing and Redevelopment Authority, City
Council and Board of Zoning Appeals
IV. Other Business
A. Discussion of the Olympic Printing Site Study Design
V. Adjournment
Planning Commission Guidelines for Public Input
The Planning Commission is an advisory body, created to advise the City Council on land use.
. The Commission will recommend Council approval or denial of a land use proposal based upon
the Commission's determination of whether the proposed use is permitted under the Zoning .
Code and the Comprehensive Plan, and whether the proposed use will, or will not, adversely
affect the surrounding neighborhood.
The Commission holds informal public hearings on land use proposals to enable you to learn,
first...hand, what such proposals are, and to permit you to ask questions and offer comments.
Your questions and comments become part of the record and will be used by the Council,along
with the Commission's recommendation, in reaching its decision.
With the completion of the informal public hearing(s) there will be a short recess before the
commission continues with the remainder of the agenda.
To aid in your understanding and to facilitate your comments and questions, the Commission
will utilize the following procedure:
1. The Commission Chair will introduce the proposal and the recommendation from staff.
Commission members may ask questions of staff.
2.
The proponent will describe the proposal and answer any questions from the
Commission.
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3.
The Chairwill open the public hearing, asking first for those who wish to speak to so
indicate by raising their hands. The Chair may set a time limit for individual
questions/comments if a large number of persons have indicated a desire to speak.
Spokespersons for groups will have a longer period of time for questions/comments.
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4. Please giv~ your full name and address clearly when recognized by the Chair.
Remember, your questions/comments are for the record.
5. Direct your questions/comments to the Chair. The Chair will determine who will answer
your questions.
6. No one will be given the opportunity to speak a second time until everyone has had the
opportunity to speak initially. Please limit your second presentation to new informatioh,
not rebuttal.
7. At the close of the public hearing, the Commission will discuss the proposal and take
appropriate action.
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Regular Meeting of the
Golden Valley Planning Commission
September 27, 1999
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,
September 27, 1999. The meeting was called to order by Chair Pentel at 7:00 p.m.
Those present were Chair Pentel and Commissioners Eck, Groger, McAleese,
Rasmussen and Shaffer. Commissioner Hoffman was absent. Also present were Mark
Grimes, Director of Planning and Development, Beth Knoblauch, City Planner and
Tammi Hall, Recording Secretary. Jeannine Clancy, Public Works Director was also
present for a portion of the meeting.
I. Approval of Minutes - September 13. 1999
Chair Pentel indicated there was a correction to the minutes on page four near the end
of the first paragraph under the 1-394 Corridor discussion. She stated that the third to
the last sentence in the paragraph should read: "Pentel stated that it would be helpful
to have specific information on the properties as soon as possible."
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MOVED by McAleese, seconded by Eck and motion carried unanimously to approve
the September 13, 1999 minutes as revised.
II. Informal Public Hearina - Draft - Water Supplv Element of the
Comprehensive Plan
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Public Works Director Jeannine Clancy presented an overview of the Water Supply
Plan. She informed the Commission that the plan has been approved by the
Metropolitan Council and forwarded to the Minnesota Department of Natural Resources
for approval. She stated that this portion of the Comprehensive Plan differs from other
segments of the plan in that state agencies review and comment on the plan prior to
adoption of the plan by the City. Clancy stated that the Water Supply Plan consists of
four sections: analysis of current status, emergency planning, a water conservation
element and a section which itemizes plan elements as required by state statute.
Clancy stated that Golden Valley is a member of the Joint Water Commission which
was established in the early 1960s by the cities of Golden Valley, New Hope and
Crystal for the purpose of purchasing water from the City of Minneapolis. She stated
that the larger aspects of the system, including pipes larger than twelve inches and the
reservoirs, are owned jointly by the Commission. She indicated thatthe water supply is
drawn from the City of Minneapolis each evening and stored in two reservoirs, one in
the City of Golden Valley and the other in the City of Crystal. Clancy stated that the
Golden Valley reservoir is located behind Courage Center and holds 9 million gallons of
water. She indicated that the Crystal reservoir holds 19 million gallons of water. Clancy
Minutes of the Golden Valley Planning Commission
September 27, 1999
Page 2
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stated that the Joint Water Commission consumes 7 million gallons of water per day.
Of this amount, Golden Valley uses approximately 38%, New Hope 32% and Crystal
29%. Clancy stated that the Mississippi River is the water source for the City of
Minneapolis. She indicated that Minneapolis softens the water. She stated that
Minneapolis is also undertaking significant improvements to the Fridley and Columbia
Heights facilities including installation of high filtration membranes to ensure the water
supply remains free of contaminants.
In regard to emergency issues, Clancy stated that if the City were unable to obtain
water from the City of Minneapolis, the Joint Water Commission has a four day water
supply. In response to questions raised by the Commission at their last meeting,
Clancy stated that the City of Minneapolis has facilities to store a two-day water supply.
She also indicated that they can lower or raise their intake valve as needed to deal with
any type of substance that may be in the Mississippi River. Clancy added that there is
an environmental group, "Friends of the Mississippi River", that carefully monitors the
water quality of the river. She stated that in an emergency situation, residential users
would have first priority, commercial and industrial users would be second priority.
Clancy stated that the City plans to install a generator in the Golden Valley reservoir in
case of a loss of power at both reservoirs. She stated that, in 36 years of operation,
power has never been lost at both reservoirs at the same time. Clancy indicated that
the City is also investigating possible alternative water sources in the case of an
emergency, including wells located on the General Mills property and the City of St.
Louis Park. She stated that both of these alternatives are complicated by the fact that
they are ground water sources.
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Clancy stated that the City will be reviewing the water conservation aspect of the plan
as they prepare to re-negotiate the contract with Minneapolis.
In response to questions from the Commission regarding usage that is unaccounted for,
Clancy stated that this includes flushing of fire hydrants, ice rink flooding, fires and city
construction.
Clancy stated that the Commission had asked for a list of abbreviations which was
compiled and added to the plan. She added that the map had also been revised to
reflect changes as a result of the pavement management program and Hidden Lakes.
Clancy indicated that if the Planning Commission recommends approval of the plan, the
City Council will hold a public hearing on October 19th. She stated that the cities of
Crystal and New Hope are also in the process of reviewing their plans.
Commissioner McAleese asked about the reference to the insurance service office on
page seven of the plan. Clancy stated that the Fire Chief works closely with this office
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Minutes of the Golden Valley Planning Commission
September 27, 1999
Page 3
which reviews the city's ability to provide water flow, condition of fire hydrants and
location of fire hydrants for the purpose of setting insurance rates.
Chair Pentel opened the informal public hearing. There were no comments from the
public. Chair Pentel closed the informal public hearing.
MOVED by Eck, seconded by McAleese and motion carried unanimously to
recommend approval of the Water Supply Element of the Comprehensive Plan to the
City Council.
III. Informal Public Hearing - Conditional Use Permit (No. 77)
Applicant: Parents in Community Action
Address: 4901 Olson Memorial Highway
Request: To use the building as an "Early Childhood and Family Development
Center" housing the Head Start Program
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Planning and Development Director Mark Grimes presented an overview of the
proposal. He indicated that the building is located east of Highway 100 on the south
side of Olson Memorial Highway. Grimes stated that Parents In Community Action, Inc.
(PICA) operates all the Head Start centers in Hennepin County. They would like to
utilize the building at 4901 Olson Memorial Highway to operate an early childhood
family development center in which they will house a Head Start program and related
early childhood programs for children and families in the western suburbs.
Grimes stated that the building is guided on the Land Use Plan Map as Office. He
stated that the zoning on the property is Business and Professional Office (B&PO).
Grimes indicated that within the B&PO District, there are a number of uses that are
permitted only by Conditional Use Permit (CUP). One of those uses is "other uses that,
in the opinion of the Council, are compatible with the uses specifically described
above." Grimes stated that PICA would like the Head Start use to be considered under
this provision. He indicated that the Planning Commission must determine if the
proposed Head Start use is a use that is compatible with other types of uses that are
permitted by right or conditional use in the B&PO Zoning District. Grimes stated that
staff believes that the type of facility that is proposed by PICA is similar to other
conditional uses that are listed in the ordinance, such as daycare facilities, and,
therefore, should be considered as a conditional use.
Grimes stated that PICA has submitted a description of site usage. He indicated that
. PICA plans to remodel the existing building. They will not be adding to the footprint of
Minutes of the Golden Valley Planning Commission
September 27,1999
Page 4
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the building. Grimes indicated that the only exterior changes to the building will be the
addition of a service entrance along the east side and a new accessible ramp to the
south side of the building where the children will enter. There will be a fenced in play
area which is proposed to be approximately 9,300 square feet. Since the play area will
not include any structures, it can be located along the west property line. The children.
will not have to cross the parking area to get to the play area. The parking lot will be
changed to handle the buses that drop-off and pick-up the children. Grimes stated that
staff has reviewed the site plan and believes that it will work well for the drop-off and
pick-up of children. He stated that the small buses that are owned by Head Start will
stay on site during the day and be parked in the six stalls at the south end of the site.
He indicated that the buses will not be stored overnight on the site. Grimes stated that
PICA will be using the building for five classrooms which will serve about 85 to 90
children.
Grimes stated that the plan includes 39 parking spaces. He indicated that the school
parking requirements are one space for every three seats. In the case of the proposed
Head Start building, there will be capacity of approximately 85 requiring 28 parking
spaces under the school requirement. Grimes stated that the 39 spaces should more
than adequately handle the 20 employees and six spaces needed for daytime bus
parking.
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Grimes indicated that the properties to the east and west are both small office buildings.
Breck School is across the railroad tracks. He indicated that staff did not anticipate that
the Head Start use would have a negative effect on these properties.
Grimes stated that a trash enclosure is proposed at the southeast corner of the site. in
addition to the enclosure, it will be screened from Olson Memorial Highway by
landscaping.
Grimes briefly reviewed the "factors for consideration" included in his September 23,
1999 memorandum to the Planning Commission.
Grimes stated that staff recommends that the Planning Commission agree that the
Head Start proposal may be considered a Conditional Use Permit in the Business and
Professional Office Zoning District. He stated that staff believes that this use is
compatible and similar to other uses that serve children and are permitted by
conditional use permit in this zoning district. Grimes stated that staff also recommends
the use of this site by PICA for the Head Start program. It appears that this use will fit
well into this existing office building with only small changes required to the building and
site. He stated that staff is recommending approval with the following conditions:
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Minutes of the Golden Valley Planning Commission
September 27, 1999
Page 5
1. The attached site plan and floor plans prepared by SSV Architecture Inc. and
dated September 21, 1999 shall become a part of this approval.
2. The interior improvements shall meet all requirements of the building and fire
code.
3. PICA may store up to six small buses on the site during normal working hours.
4. The enrollment of the site shall be limited to 100 children.
5. There shall be no more than 25 employees on the site.
6. All other applicable local, state 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 Conditional Use Permit.
Pentel asked if the children would be'using Schaper Park. She suggested that it would
be helpful to have a pedestrian crossing on Olson Memorial Highway to make Schaper
Park accessible for the children. Grimes responded that plans for a pedestrian crossing
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Commissioner Groger asked about the method for determining the required number of
parking spaces for this facility. Grimes stated that he would suggest using the
requirements used for schools. He indicated that if the building were converted to office
space in the future, it would have to come back before the Planning Commission and
meet the parking requirements for office space.
Alyce Dillon, Executive Director of PICA was present to discuss their proposal and
answer questions from the Commission. She stated that PICA is a private, non-profit
organization. She indicated that the Golden Valley facility would be their eighth Head
Start facility in the metro area.
Pentel asked if the proposed Head Start would be a year round program. Dillon
responded that it would be a year round program but not all of the children attend all
year. She indicated that she would anticipate that approximately 50% of the children
would attend only during the regular school year. The remaining 50% would attend the
program for the entire year.
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Pentel asked if food preparation is done at the facility. Dillon responded that food
preparation will be done on site in a commercial kitchen. She stated that the food must
meet requirements for child care facilities and the Head Start program. She indicated
Minutes of the Golden Valley Planning Commission
September 27, 1999
Page 6
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that they can maintain better quality control over the food and nutrition when they
prepare it on site.
Commissioner Eck asked how the Head Start program differs from a regular day care
or pre-school facility. Dillon responded that the Head Start program is designed to
serve families at or below the poverty line. She indicated that they also provide
services to mainstream children with disabilities. Dillon stated that 10% of their clients
can be above the income level restriction. She indicated that the Head Start program
consists of several components including education, nutrition, health care, social
services and assistance for parents to teach them to use limited resources
economically and to help them obtain job training. She stated that Head Start also
requires that parents become involved in policy making decisions. Eck asked if the
program is intended to serve the Golden Valley area. Dillon responded that their
intention was to find a location to serve children in the western suburbs. She stated
that children living in the western suburbs that are participating in the Head Start
program are currently being transported to facilities in north and ~outh Minneapolis.
She stated that they would prefer to have a location in the community closer to the
children's homes. Eck asked what ages the program serves. Dillon responded that the
program serves children age six weeks to kindergarten. She stated the proposed
facility would include one room for infants, one for toddlers and three pre-school rooms. _
She added that they can also provide services to pregnant mothers to ensure they _
receive proper pre-natal care.
Commissioner Groger asked how many employees and volunteers are typically on site.
Dillon stated that it depends upon the number of children enrolled in the different age
groups. She stated that for infants the required ratio is one adult to four infants. For
pre-school children the required ratio is one adult for 10 children. Dillon stated that
parents volunteer as part of a child development training program. She stated that they
also have a long standing relationship with Breck School which provides students an
opportunity to volunteer in the program. She concluded that there would be an average
of approximately five volunteers on site daily in addition to employees. Groger asked
about parking for the buses. Dillon responded that the buses would not always be
parked all day in the lot since they are also used for field trips and other transportation.
In regard to the use of Schaper Park, she added that if the children were to use this
park they would be transported by bus rather than walking.
Dillon stated that each classroom has a staff person that works directly with the families
of the children in the program, serving as a liaison between the family and the school.
Eck asked if these individuals are included in the number of employees estimated for
the site. Dillon responded that they are included in the employee count. She added
that the bus drivers are very involved in the program and spend an hour each day in the
classroom to build relationships with the children. She indicated that in addition to e
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Minutes of the Golden Valley Planning Commission
September 27, 1999
Page 7
transporting the children between their homes and the center, they provide
transportation for field trips and for parents as needed.
Groger stated that they expect to enroll 85 children and staff has recommended that
enrollment be limited to 100. He asked if the enrollment could be limited to 85 children.
Dillon responded that the Head Start program limits enrollment to seventeen children
per room.. Since they will have five rooms this will limit their enrollment to a total of 85
children. However, she stated that she would prefer to leave the limit at 100 since there
may be some children who will be part time so the actual number of children enrolled
would be greater than 85. She added that services provided to families over the
income level restrictions are not subject to Head Start requirements. As a result, the
center may choose to enroll 20 children in a room for this type of program, which would
increase the number enrolled beyond 85.
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Dillon stated that they are sensitive to the City's concerns regarding parking. She
added that their organization has a reputation for extremely well maintained facilities
with adequate parking. Groger responded that since there is no space for on street
parking in this location the Commission must be sure there are enough parking spaces
in the lot. Dillon responded that she felt the proposed parking would be adequate. She
stated that the current parking area has 67 parking spaces but that they had decided it
would be better to include a turnaround in the parking lot rather than on the frontage
road which eliminated some parking spaces. She stated that, if necessary, the
turnaround could be eliminated and the number of parking spaces increased.
Grimes stated that if parking becomes a problem the Commission could review the
situation and require additional parking space on the site.
Grimes asked if the lower level would ever be used for classrooms resulting in
increased enrollment. Dillon responded that for safety reasons classrooms are located
on ground level and the basement space could not be used for classrooms.
Commissioner Rasmussen asked Dillon if she had any concerns that the parking would
be inadequate. Dillon responded that she felt the parking space was adequate. She
added that if more parking was needed the turnaround could be eliminated. She also
indicated that the outdoor play area could be eliminated and used as parking if needed,
since the center has transportation to take the children to a park and also has a large
indoor play area.
Chair Pentel opened the informal public hearing. There were no comments from the
public. Dillon stated that she had provided copies of several letters of support from
businesses within Golden Valley, Breck School and residents. Grimes stated that
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Minutes of the Golden Valley Planning Commission
September 27, 1999
Page 8
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Planning Commission members had received copies of these letters. Chair Pentel
closed the informal public hearing.
Shaffer stated that he would be in favor of the proposed plan. He stated that he was
impressed with the PICA program and that their other facilities are well-maintained.
Groger stated that he had concerns regarding the parking, but concluded that it would
be adequate. He indicated that he felt this was a good location for this program.
Rasmussen stated that she felt this use would be compatible with the zoning and an
excellent addition to the community.
McAleese stated that he felt this was pushing the edge of compatibility in the zoning
district. However, he stated that the center is a good addition to the community and
that this is the most appropriate zoning area and site for the center.
MOVED by Eck, seconded by Shaffer and motion carried unanimously to recommend
the City Council approve the Conditional Use Permit with the conditions recommended
by staff.
Pentel asked about the timetable for the project. Dillon stated that they have the .
majority of funds needed to purchase and renovate the building. She indicated that
they will close on the property as soon as possible and hope to be in operation early in
2000. In regard to parking concerns, she added that they could also park on the
turnaround/circle drive if needed.
IV. Reoorts on Meetinas of the Housina and Redevelooment Authority. City
Council and Board of Zonina Aooeals
Pentel reported that she had attended the August 24th meeting of the Board of Zoning
Appeals. She stated that Breck School is planning a future addition to their facility that
will be coming before the Planning Commission. It was suggested that the minutes of
the Board of Zoning Appeals be sent to Chair Pentel and she can inform the
Commission of any information that is relevant to the Planning Commission.
Commissioner Eck reported he had attended the City Council meeting on September
21st where the Park Plan was reviewed.
Grimes suggested that the Commission meet at 5:30 p.m. on Monday, October 4 at City
Hall to go on a tour of the 1-394 corridor area. It was planned to return to City Hall
following the tour for box lunches and discussion in the Council Conference Room.
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Minutes of the Golden Valley Planning Commission
September 27, 1999
Page 9
Shaffer reported that the Board of Zoning Appeals has recently received many requests
for variances from the front yard setback to construct porch additions. Pentel stated
that St. Louis Park has made a change in their City code so that a variance is not
necessary for a front porch. Shaffer also stated that the Board reviews many variance
requests to accommodate construction of second and third car garages. Shaffer
suggested that the Planning Commission should discuss these issues to determine if
changes should be made to City ordinance. McAleese suggested the Commission
should also address issues regarding accessory structures. It was decided that Chair
Pentel should add discussion of these items to a future Planning Commission meeting
agenda.
Chair Pentel stated that several Commission members had attended the
LaurellWinnetka open house.
Knoblauch stated that she has prepared a rough draft of the process for addressing the
Olympic Printing site. She indicated that the draft would be ready for distribution when
the Commission meets to tour the 1-394 area. Pentel asked if it might be useful to use
the Olympic Printing site for a transit hub. Grimes indicated that the City has discussed
involvement in a circulator system with Minnetonka, St. Louis Park and Hopkins. He
indicated that the park and ride lots located at Louisiana Avenue and Hopkins
Crossroads are also transfer hubs. He stated that the metropolitan transit works with
businesses along 1-394 regarding bus transportation. He added that bus stops are
being incorporated into the new buildings located in the area.
V. Other Business
A. Discussion to start the October 25, 1999 Planning Commission Meeting at
7:30 p.m.
Grimes stated that staff is recommending the starting time of the October 25th meeting
be changed to 7:30 p.m. so that Commission members can attend the Open House at
the Perpich Center For Arts Education. It was agreed that the October 25th meeting
would begin at 7:30 p.m.
VI. Adiournment
The meeting was adjourned at 9:00 p.m.
Richard Groger, Secretary
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MEMORANDUM
DATE:
TO:
FROM:
RE:
REVISED MEMO FROM SEPTEMBER 24, 1999
October 6, 1999
Golden Valley Planning Commission
Mary Dold, Planning Assistant
Informal Public Hearing - Conditional Use Permit - 9220 Olson
Memorial Highway - The Luther Company Limited Partnership,
Applicant
The Luther Company has purchased the former Golden Valley Lanes to
house their Golden Valley Collision Center business. The proposed
business would be repairing and repainting damaged automobiles. This
entails frame straightening, sheet metal repair, panel replacement, and
repainting. The facility will utilize the latest state of the art technology and
equipment. The Golden Valley City Code requires a Conditional Use
Permit for this type of use in the Commercial zoning district. Auto repair
shops, including tire and auto accessory repair and installation can be
found under Subdivision 4. "Conditional Uses" (attached).
As noted above, the building being proposed for this use is the former
Golden Valley Lanes. Several months ago the Golden Valley Lanes held
an auction to sell off its furnishings within the building. Staff is unsure why
the business closed. The Golden Valley Lanes did not relocate to another
area. Attached is a location map that shows the location of the now
defunct Golden Valley Lanes.
The Buildina. The applicant has submitted a survey showing the existing
building which is a 1-story, concrete building with a footprint of 18,040
sq.ft. A proposed site plan shows an addition, onto the east side of the
existing building, of 7,260 sq.ft. in size. Also attached is a floor plan and
exterior elevation of the building. The existing building will house nine
service stalls, a painting prep area, two spray booths, and a paint room.
The proposed addition will house administrative offices, an inspectionl
estimating area, a car wash and a painting cool down area. The exterior of
the building will be made of a stucco material, glass and a metal canopy.
The existing building will be refinished to match the new addition.
Parkina. The applicant will be redoing the parking areas and the site plan
reveals that there will be new curb and gutter. Adequate parking for this
site is being provided. Code requires one parking space per three
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employees. Luther Company states that there could be 20 employees on
site resulting in a total of seven outside parking stalls. A minimum of four
parking spaces (outside) is required for each service bay. The operation
calls for nine indoor service bays, which requires a total of 36 outside
parking spaces. There is some question whether the painting prep area
and painting cool down area could be considered service bays. If parking
is required for these two areas, eight additional parking spaces are
required outside. No service vehicles are being planned for this location. In
all, 51 parking spaces are required on the site, which includes the prep
and cool down areas. Luther Company, per their proposed site plan, is
supplying 87 outside parking spaces. This includes the tandem parking to
the north of the building. If the tandem parking spaces were omitted, there
would still be 55 spaces available. (Deputy Fire Marshal Ed Anderson did
not see a problem with the proposed tandem parking.) The applicant will
need to provide another handicapped parking space. The Handicap Code
requires three handicap parking spaces for every 51-75 spaces provided.
This would reduce the amount of available parking by one space leaving
54 parking spaces, without the tandem parking.
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Setback/Code Issues. This property has several nonconformities as it
stands today. First, the northern proposed parking area infringes into the
front setback area. Staff is suggesting that the applicant reduce the
tandem parking to single stall parking closest to north property line in order
to maintain the front yard setback. Second, the site plan reveals a
proposed trash/recycling enclosure at the southeast corner of the property.
According to Section 11.30, Subd. 5 its states "No premises shall be used
wholly or in part for the storage of any material whatsoever except where
such materials are stored in a building ...". If the applicant cannot provide
for storage of the trashlrecycling within the building, staff suggests that this
enclosure be placed to the north of the existing building where it will be
screened by possibly a berm and fencing from Golden Valley Road and
adjacent property owners. Third, the existing building is nonconforming on
the west side and south side. As you can see from the attached survey,
the building sits only 1.38 feet from the west property line and 11.7 feet
from the south property. The proposed addition and parking lot would
infringe into the south setback even more severely. The applicant is
proposing to appear before the Board of Zoning Appeals on October 26,
1999 to address the above-mentioned nonconformities. In reviewing the
City file on this property, no information could be found to determine why
the building was located so close the west and south property lines.
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Environmental Issues. In talking with the City's Environmental
Technician, AI Lundstrom, it was suggested that plantings of conifer and
deciduous trees be planted in the front yard along Golden Valley Road.
This would provide.screening during all months of the year. The applicant
would be required to complete and submit a Grading, Drainage and
Erosion Control application. A Tree Preservation application would not be
needed on this property because there are no trees being displaced. A
landscape plan would be required as part of the submittal package for
Board of Building Review. According to the City Engineer, Jeff Oliver, no
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water quality ponding is being required because the site does not fit into
the mandatory water quality ponding requirements of the Bassett Creek
Water Management Commission.
At this time we have not received written information from the Building
Official and Fire Marshal on building code requirements. The applicant will
need to submit a code analysis for review by the Building Official before
they can comment. The Chief of Fire and Inspections commented that this
operation would need to meet the standards of the EPAlPCA. One
neighbor to the south has called staff and is concerned with the possibility
of odors escaping into the air. The owner of National Camera and Video,
9300 Golden Valley Road, is also concerned about the possible future
esthetics regarding the north parking area. Staff believes the proposed
fencing should address this concern.
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Factors for Consideration
In approving or denying any CUP, City Code requires that findings be
made on ten specified factors. Staff evaluation of those factors as they
relate to the current proposal are as follows:
1. Demonstrated Need for the Use: The City's standard basis for
determining need is that an applicant has identified a market of the
proposed good or service. That criterion has been met in this case.
2. Consistency with the Comprehensive Plan: The plan identifies the
proposed site and its surrounding area for long-term commercial use,
other than the high density residential site directly across the street
from the proposal. Automobile-related services, by conditional use, can
be considered for that land use classification.
3. Effect on Property Values in the Area: Approval of the CUP will not
substantially alter the extent or nature of on-site development or
activity. The property is bounded by Olson Memorial Highway to the
south and Golden Valley Road to the north. Staff is suggesting a berm
and vegetation on the north side to help shield any negative impact the
proposal could have on the surrounding area. Staff is also suggesting
fencing around the north parking area where vehicles will be parked for
repair.
4. Effect of any Anticipated Traffic Generation Upon Current Traffic
Flow and Conaestion in the Area: Staff believes that there would be
a decrease in traffic in this area. The previous occupant of this site
was the Golden Valley Lanes. Most activity for bowling lanes is during
the evening hours, and weekends, when most people are at home.
This operation is proposing hours of 7:00A.M. to 6:00P.M., Monday
through Friday. The applicant has commented that approximately 40
cars per week would be in for repairs.
5. Effect on any Increase in Population: Staff does not believe that the
number of employees that will be on site during the day will cause an
impact to the area.
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.
6. Increase in Noise level: The applicant will be asked to submit
information on any possible noise to be generated from the repair and
spraying of the vehicles. At this time, staff have no reason to expect
that noise impacts will extend outside of the building.
7. Any Odor. Dust. Smoke. Gas. or Vibration Caused by the Use: The
City Inspection staff will need to review the issues concerning this use,
such as chemical odors or fumes. The building ventilation system must
meet standards established in both the Minnesota Uniform Fire Code
and Minnesota Uniform Mechanical Code.
8. Any Increase in Flies. Rats. or other Vermin on the Area Caused
by the Use: There should be no increases in these pests, because the
proposed business is not the sort to attract them.
9. Visual Appearance of the Proposed Structure or Use: The
applicant is proposing to add a 7,260 sq.ft. addition to the existing
structure. All exterior walls, including the existing building, will have a
stucco finish and look similar. At this time there is very little
landscaping on the site. The applicant is proposing to add landscaping
which will be reviewed by the Environmental Technician and the Board
of Building Review. Signs are regulated by the City's Inspections
Department and will have to meet established standards. A proposed
lighting plan should be submitted to the Building Official for review.
10. Other Concerns Reaardina the Use: Storage and use of chemicals
may be a concern. Again, the Minnesota Uniform Fire Code has
established standards that the storage and spraying operations must
meet. Modification to the building for the repairing and spraying of
vehicles will need to be addressed by the Inspections Department.
This business will have a car wash on-site. Only those vehicles being
serviced by the collision center may use the car wash.
One other concern for this site is outside storage of damaged/repaired
vehicles. The proposed site plan shows that vehicles will be housed to
the north of the building in a parking lot. Staff is recommending, for
security reasons, that a six-foot, wood fence be placed around this
northern parking area to secure the vehicles.
.
.
Recommended Action
Staff recommends that the following conditions be made part of any
approval of a Conditional Use Permit for auto-related services at 9220
Olson Memorial Highway.
1. No outdoor repair/painting may occur at any time. The doors of the
facility shall remain closed except when vehicles or equipment are
taken into or out of the building.
2. An approved site plan become a part of the CUP approval. Staff is
suggesting some changes to the site regarding front yard setbacks
which may change the proposed site plan. Also the Board of Zoning
Appeals shall approve any necessary variances, before final approval
is granted by the City Council.
4
3. The hours of operation shall be from 7:00A.M. to 6:00P.M., Monday
through Friday.
4. Where there is any question as to whether the repair/spraying
operation, ventilation system, storage of chemicals, or other structural
or mechanical details meet applicable codes, the applicant shall, at its
own expense, produce a report on the questioned item, prepared by a
qualified engineer or fire safety specialty organization acceptable to
the Fire Chief and Building Official.
5. A six-foot tall, wood fence be installed around the northern parking
area for security of the vehicles parked in this area.
6. Only those vehicles being serviced by the collision center may use the
car wash.
7. Exterior lighting on the site shall be hooded so as to prevent spillage
onto adjacent lots, and shall be limited to security levels when the
business is closed for the night. A lighting plan must be reviewed by
the Board of Building Review.
8. All other applicable local, state, and federal requirements shall be met.
9. Failure to comply with one or more of the above conditions shall be
grounds for revocation of the conditional use permit.
.
Attachments:
.
. Section 11.30, Subd. 4
. Location Map
. Narrative submitted by Luther Company
. Proposed Site Plans
.
5
.
.
.
~ 11.30
Subdivision 4. Conditional Uses.
facilities.
A. Animal hospitals, veterinary clinics, and/or pet grooming
B. Auto repair shops, including tire and auto accessory
repair and installation.
C. Car wash.
D. Convenience food stores.
photo shops, etc.
E. Drive-in retail establishments, such as banks, cleaning,
F. Gasoline service stations.
G. Mortuaries.
H. Off-street parking for adjacent commercial or industrial
uses.
rentals.
I. Outdoor sales, including car lots, auto and equipment
J. Outside storage and/or sales of horticultural nursery sites,
temporary farmers market, and itinerant sales.
K. Pool halls.
L. Class II restaurants (drive-in, fast food, etc.)
Source: Ordinance No. 609
Effective Date: 11-11-83
M. Class III restaurants, bars,. night clubs, etc.
N. Sales, or show rooms (auto, machinery, boats, etc.)
O. Unattended business operations, such as vending
machines, coin or token operated machines and equipment, and other similar
uses.
P. Video game arcades.
.
Source: Ordinance No. 615
Effective Date: 5-25-84
Q. Heliports, as herein defined.
Source: Ordinance No. 643
Effective Date: 11-16-84
R. Child Care Facilities, as defined in this Chapter.
Source: Ordinance No . 712
Effective Date: 6-23-88
S. Marine Engine Repair.
Source: Ordinance No.4, 2nd Series
Effective Date: 8-25-88
.
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APPLICATION FOR CONDITIONAL USE PERMIT
Attachment to Item B.4
Narrative of the Details of Site Usage
Proposed Site of Golden Valley Collision Center
9220 Olson Memorial Highway
Golden Valley, MN 55427
Golden Valley Collision Center's retail business hours will be Monday through
Friday, 7:00am to 6:00pm. Golden Valley Collision Center will be in the business of
repairing and repainting damaged automobiles. The types of automobile repairs
performed at the site will include frame straightening, sheet metal repair, panel
replacement, and repainting. It is anticipated that the business will eventually employ
approximately 20 employees who will repair an average of approximately 40 vehicles per
week.
.
The facility will utilize the latest, state of the art technology and equipment. The
business will showcase an attractive appearance that includes well-defined customer
friendly parking, space for repair estimating, space for vehicle drop and delivery areas,
and an attractive, private, screened parking area for all employees and vehicles in the
process of being repaired.
C.cdr.real estate.9220 Olson Memorial Cond Use Permit App
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9220 OLSON MEMORIAL HWY.
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THE C. CHASE COMPANY
9220 OLSON MEMORIAL HWY.
PROPOSED BUILDING & IMPROVEMENTS
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