08-13-12 PC Minutes Regular Meeting of the
Golden Valley Planning Commission
August 13, 2012
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,
August 13, 2012. Chair Waldhauser called the meeting to order at 7 pm.
Those present were Planning Commissioners, Cera, Kisch, McCarty, Schmidgall,
Segelbaum and Waldhauser. Also present were Director of Planning and Development
Mark Grimes, City Planner Joe Hogeboom and Administrative Assistant Lisa Wittman.
Commissioner Kluchka was absent.
1. Approval of Minutes
July 9, 2012 Regular Planning Commission Mesting
McCarty stated that he was confused by the motion he voted on regarding the General
Land Use Plan Map amendment for the property at 7345 Country Club Drive. He said he
was in favor of not approving the land use change, which was the final motion, but he
thought he was voting no on the amended motion.
MOVED by Segelbaum, seconded by Cera and motion carried unanimously to approve
the July 9, 2012 minutes as submitted.
2. Informal Public Hearing — Conditional Use Permit— 8806 7t" Ave N —
Minnesota School af Basketball — Recreational Use in the Light Industrial
Zoning District— GU-132
Applicant: Brian Ammann — Minnesota School of Basketball
Address: 8806 7t" Avenue North
Purpose: To allow a recreation facility in the Light Industrial zoning district.
Hogeboom discussed the applicant's request for a Conditional Use Permit to allow a
recreational use in a Light Industrial zoning district. He explained that the applicant is
proposing to open Minnesota School of Basketball which will provide basketball lessons
to people befinreen the ages of 7 and 21. Most of the lessons would occur in the evenings
and on the weekends and there would typically only be 2-6 students in the facility at a
time. He reminded the Commissioners that they reviewed a Conditional Use Permit
request from "Disturbia in Suburbia" for this same location and stated that they have since
withdrawn their applicatian. He referred to his staff report dated August 6, 2012 and
discussed the ten factors that the Planning Commission must consider when reviewing a
Conditional Use Permit.
Waldhauser referred to comment number five in the Deputy Fire Marshal's memo
regarding the installation of fire extinguishers. She asked if that is a requirement of this
use or if the building was built prior to fire extinguishers being required. Hogeboom
Minutes of the Golden Valley Planning Commission
August 13, 2012
Page 2
explained that the Deputy Fire Marshal's comments are related to the specific use and
stated that the applicant will have to submit a buitding code analysis.
Segelbaum asked if recreational uses are permitted without a Conditional Use Permit in
other zoning districts. Hageboom stated that that the proposed use would be permitted
without a Conditional Use Permit in the Commercial zoning district.
Kisch asked if the applicant has gone through a feasibility study to address any issues
with the building, Hogeboom stated that the applicant is in the process of having a
building code analysis done.
Brian Ammann, Applicant, stated that he opened this business after coaching for 20
years. He said he currently shares space at a facility in Plymouth so he is looking to get
his own space and relocate to Golden Valley. He reiterated that he would be working with
clients ranging in age from 7 to 21. He explained that he works with small groups of
clients or individually and that they will not be playing games, they will just be working on
technique.
Kisch asked the applicant if his facilities located in other cities are in industrially zoned
areas. Ammann said yes and added that he is currently working on bringing the Golden
Valley building issues up to code.
Waldhauser asked about the number of cars being parked on the site. Ammann stated
that there would be 3 to 4 cars parked on the site for his business. He added that most of
his clients are dropped off and picked back up after an hour. Waldhauser asked if there
would be banks of basketball/exercise machines. Ammann said no, his business would
be strictly instructors and students.
Waldhauser opened the public hearing. Seeing and hearing no one wishing to comment,
Waldhauser closed the public hearing.
Schmidgall stated that he was in favor of the Disturbia in Suburbia recreational use so he
wouid also support this recreational use.
Segelbaum said he is also in favor of supporting this proposal. He questioned if a
condition of approval should be added that would prevent the applicant from having
basketball games on site because of potential traffic and parking concerns. McCarty said
he also supports the request. Kisch agreed and said he doesn't see how this proposed
use would conflict with any other light industrial uses in the building
MOVED by Cera, seconded by McCarty and motion carried unanimousiy ta recommend
approval allowing a recreational/entertainment (MN School of Basketball) use in the Light
Industrial zoning district at 8806 7t" Avenue North subject to the following conditions and
findings:
Minutes of the Golden Valley Planning Commission
August 13, 2012
Page 3
Conditions
1. The site plan shall become a part of this approval.
2. The nature of the business shall be small group lessons or individual lessons.
3. The conditions found in Deputy Fire Marshal Ed Anderson's memo dated July 17, 2012,
shall become a part of this approval.
4. All signage shall meet the requirements of Section 4.20 of City Code.
5. All future improvements to the building shall meet the City's Building Code
requirements.
6. All other applicable local, state and federal requirements shall be met at atl times.
Findinqs
1. The applicant has demonstrated need for the use.
2. The propasal is consistent with the City's Comprehensive Plan.
3. There will not be a negative effect an property values in the area.
4. The traffic generated from the proposed use will not conflict with current traffic in the
area.
5. The density or population in the area will not increase due to the proposed use.
6. There will nat be an increase in noise by the proposed use�
7. The proposed use will not create dust, odor or excessive vibration.
8. The proposed use will not attract animal pests.
9. The proposed use will not significantly alter the visual appearance of the existing
building.
10.No other negative effects of the proposed use are anticipated.
Kisch amended the motion to state that the Planning Commission recommends approval
of this proposal as long as the nature of the business is small group lessons or individual
lessons. McCarty seconded the amended motion. The Commissioners unanimously
agreed to the amended motion.
3. Informal Public Hearing — General Land Use Plan Map Amendment—
9130 & 9220 Olson Memorial Highway — CPAM-52
Applicant: City of Golden Valley
Addresses: 9130 & 9220 Olson Memorial Highway
Purpose: To change the designation on the General Land Use Plan Map from
Commercial-Retail to Residential-Migh Density
4. Informal Public Hearing — Property Rezoning — 9130 & 9220 Olson Memorial
Highway—Z022-Q1
Applicant: Tiburon 55, LLC
Addresses: 9130 & 9220 Olson Memorial Highway
Purpose: To rezone the properties from Commercial to High Density Residential
(R-4)
Minutes of the Golden Valley Planning Commission
August 13, 2012
Page 4
Items 3 and 4 are related and were discussed together.
Hogeboom stated that Dunbar Development is proposing to build a six-story, 142-unit,
market rate apartment building. He explained that in order to construct the proposed
building the properties need to be re-guided on the General Land Use Plan Map from
Commercial to Residential-High Density and rezoned from Commercial to Residential
(R-4).
Waldhauser asked why the General Land Use Plan Map amendment and rezoning
request are being considered simultaneously when in the past they have been considered
separately. Hogeboom stated that at a Council/Manager meeting it was the unanimous
consensus of the City Council to allow both of these amendments at this time. In the past,
there hasn't been unanimous agreement by the Council. Grimes added that the General
Land Use Plan Map amendment will also need to be reviewed by the Metropolitan
Council as a part of this process.
Hageboom referred to an illustration of the proposal and stated that the same applicant
has built similar projects in the cities of St. Louis Park, Maple Grove and Minneapvlis. He
added that the applicant will be coming back in the future with a PUD request but the
General Land Use Plan Map amendment and rezoning requests need to occur first.
Grimes explained that a trafFic consultant for the development has done a brief traffic
study and the results showed that a commercial use would generate a lot more traffic
than an apartment building. He added that the City will also be working with the developer
on better pedestrian connections and circulation.
Waldhauser asked if there is a reason the City is not considering a Land Use Plan Map
amendment for a larger area. Hogeboom stated that this is the first application the City
has received although there have been inquiries regarding some of the properties to the
north. He explained that when the Comprehensive Plan was updated in 2008 staff and
the Planning Commission suggested the area be redesignated to Commercial or Office.
However, the Council specifically wanted to keep the area to the north designated
residential because they thought residential praperties would be viable in this area.
Segelbaum asked if the project has ta be made up of market rate apartments or if it could
include some senior or affordable units. Hogeboom said there is a demand right now for
market rate apartments. He explained that the developer is not asking for financial help
from the City. If they were, there could be a requirement that senior or affordable units be
included. Segelbaum asked if the General Land Use Plan Map amendment and rezoning
request are approved if market rate apartments are the only use that could be on this
property. Grimes stated that if the requests are approved any type of high density
residential project could go on these properties.
Waldhauser asked why the project will be required to be a Planned Unit Development
(PUD). Hogeboom said that that the properties will need variances so a PUD will be
required. Grimes added that these are difficult properties to develop because there are
Minutes of the Golden Valley Planning Commission
August 13, 2012
Page 5
streets on two sides. Waldhauser asked if the applicant will also need to seek a variance
for the height of the proposed building. Hogeboom said yes.
Frank Dunbar, on behalf of Tiburon 55 LLC, Applicant, stated that he has worked with
multi-family housing in the Twin Cities' market for a very long time. He showed some
preliminary concept drawings and explained that they liked this location because the job
base and demographics are strong in the area. He stated that their market for this project
consists of single, working professionals who are 24 to 28 years oid who are looking for a
studio or one bedroom apartment. He discussed some of the amenities including
hospitality-style management, a roof deck, underground parking, security and an outdoor
swimming pool. He stated that they are very excited about this project and they feel this
product is critically important because this demographic will be around for a very long
time and will also tend to stay in the community.
Waldhauser asked about the size of the proposed apartments and the cost of rent.
Dunbar said there will be a number of efficiency units and some larger units. The rent will
be approximately $1,200 to $1,4Q0 per month.
McCarty said he is concerned about these properties being "an island" and asked Dunbar
if that is a concern for him. Dunbar said na. He explained that they are still working on the
pedestrian connections issues but the customers for this type of product will own cars.
Waldhauser asked about public transportation. Grimes said there is a stop for an express
bus to downtown two blocks away.
Waldhauser opened the public hearing. Seeing and hearing no one wishing to comment,
Waldhauser closed the public hearing.
Kisch said he also has concerns about these properties being "an island." He said he
thinks the proposed use is compatible for this area he would just like to see it be more
"walkable."
Schmidgall said he is in favor of the proposed use and suggested that the developer
consider bicycle parking as they move forward with the PUD process.
Gera said he supports the proposed use as well and that it could be a catalyst for other
development in the area. Commissioners McCarty and Segelbaum agreed.
Waldhauser said she thinks keeping this demographic in Golden Valley is advantageous
because studies show when people buy property they tend to do so close to where they
have rented an apartment.
MOVED by Kisch, seconded by Schmidgall and motion carried unanimously to
recommend approval of amending the General Land Use Plan Map for the properties
located at 9130 & 9220 Olson Memorial Highway from Commercial-Retail to Residential-
High Density
Minutes of the Golden Valley Planning Commission
August 13, 2012
Page 6
MOVED by Schmidgall, seconded by Kisch and motion carried unanimausly to
recommend approval of rezoning the properties located at 9130 & 9220 Olson Memorial
Highway from Commercial to High Density Residential (R-4)
--Short Recess--
5. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
Schmidgall updated the Commission on the Board af Zoning appeals meeting he
attended on July 24, 2012.
Waldhauser updated the Commission on the City Council meeting she attended on
August 8, 2012.
Waldhauser reported on a seminar she attended regarding the West End development in
St. Louis Park.
6. Other Business
Hogeboom stated that he is working on setting up a joint meeting/workshop with the HRA.
Grimes told the CommissEOners to start thinking about attending the MnAPA state
conference. The conference will be held September 26-28, 2012.
7. Adjournment
The meeting was adjourned at 8:04 pm.
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David A. Cera, Secretary