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11-23-15 PC Agenda AGENDA Planning Commission Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Monday, November 23, 2015 7 pm 1. Approval of Minutes October 26, 2015, Regular Planning Commission Meeting 2. Informal Public Hearing — Conditional Use Permit— 5401-5403 Minnaqua Drive — Rakhma, Inc. — CU-141 Applicant: Rakhma, Inc. Addresses: 5401-5403 Minnaqua Drive Purpose: To allow for a Residential Facility providing care for up to 12 people in the R-1 Single Family Residential zoning district. 3. Informal Public Hearing — Conditional Use Permit— 8836 7th Avenue — Calvin Christian School — CU-142 Applicant: Calvin Christian School Addresses: 8836 7th Avenue North Purpose: To allow accessory retail sales in the Light Industrial zoning district. 4. Site Plan Review— Borton Volvo — 905 Hampshire Avenue South --Short Recess-- 5. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings 6. Other Business • Council Liaison Report • Comprehensive Plan Process Overview 7. Adjournment This document is available in alternate formats upon a 72-hour request. Please call 7b3-593-800b(TTY: 763-5933968)to make a request. Examples of alternate formats may include large print,electronic, Braille,audiocassette,etc. Regular Meeting of the Golden Valley Planning Commission October 26, 2015 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, October 26, 2015. Chair Segelbaum called the meeting to order at 7 pm. Those present were Planning Commissioners Blum, Cera, Johnson, Klu�hk�F; Segelbaum, and Waldhauser. Also present was Finance Director Sue l�irnig, I�lanning Manager Jason Zimmerman, Associate Planner/Grant Writer Emil��o�l�ner, ani� , Administrative Assistant Lisa Wittman. Commissioner Baker wa��,�bsent` �� ;� i�� rP `' � ( 1. Approval of Minutes GI ��p '� � September 28, 2015, Regular Planning Commi��oxn Me�ting `a F��,. � ,� Kluchka referred to the last paragraph on page th��'ar��i��ask�� ti�t the language be clarified to state that "He is proposing the client��e told that they sf�ouldn't be turning right to Highway 55 on Country Club Drive..." H��Iso said t}�at the words "in approximately one year" should be added #o��t�� reg��aing when the intersection is closing. ;:� MOVED by Waldhauser, second ��by� � ra��d motion carried unanimously to recommend approval of the Sep��mber��8, 2��1,�� minutes as corrected. �, tr, �.° 2. Presentation of G��ital IinproVement Program 2016-2020 — Sue Virnig, City ,_ ; ��. Finance Director ��F�� +- Virnig stated that be�ause of its �elationship with the Comprehensive Plan the Planning Commission rev��ws tl�� (��i��l Ir�provement Plan (CIP) every year to ensure it meets the goals of the �omprettensive Plan. She explained that the CIP covers housing, sanitary ar�d �tpr�n s�wer, ;public facilities, transportation, and parks and open space. She noted tl�t th��e�is a rn��r s'ection in this CIP called the cable casting improvement fund that used tQ be included in the building fund, but due to the revenue source of the fra�chise fee�they are being accounted for in a separate section. She added that there are rnanies alft�cated in 2016 and 2017 for the upcoming Comprehensive Plan update. Waldhaus�'r astked about the differences between Tax Increment Financing (TIF), Tax Abatement, and a Pay As You Go Note. Virnig explained they are all financing tools the City uses. She explained that Tax Abatement was used for General Mill's portion of the improvements to their building and the tax dollars were allocated to improvements in that area. She stated that a Pay As You Go Note is the future increment from the increased value. The taxes may go to paying back the developer for improvements put into the area, versus issuing bonds. Segelbaum noted that there was a comment in the CIP related to TIF and bonds that states the City currently has no tax increment districts with following bonded indebtedness Minutes of the Golden Valley Planning Commission October 26, 2015 Page 2 as of December 31, 2015, but the City does have four tax increment districts. He asked if the three tax increment districts that were approved in 2015 will have tax increment bonds after a certain period of time. Virnig stated that there are four TIF districts and that the hello. apartment project will have a bond issued in order to make the public improvements. Kluchka asked how the CIP would be impacted if street reconstruction or bonds were , halted or delayed because of the financial crisis mentioned in a past City newsletter. Vimig stated that Council and Staff look at the impact on the taxpayers �h�� explained that in 2008, during the recession, the Pavement Management Prograrr��tia��i��layed due to the impact it would have on the taxpayers. She added that the City'�onds for tl�e improvements done that year. Kluchka asked if this CIP has been�ffecte�,by the`financial crises. Virnig stated that the CIP looks at the next five years. She added th�t the ` Community Center is not in the CIP yet because there hasn't,been ��ial plan. Kluchka said he noticed that the only new thing being built was a gazebo an�i asked if there is anything else new in the CIP. Vimig stated that a lot of this Clf��js fo`��I�e�;r�placement of things although there are some new improvements and �quipment and a new �etaining wall program. �� a �� ap��s� "; Waldhauser asked why the expenditures on stree�,replacer��nt step up in 2018. Virnig stated that the City used to do four miles p��i'eet irt;a year��ind then will go to two miles per year so there are about four more y��s to ��nish`the:r�r�nainder of the roads. Segelbaum asked about the expe�,dit�r�s in��luded i�i't�he CIP for the Comprehensive Plan update. Virnig explained th��in 2016 the �IP includes $107,000. $40,000 of which is for a study along Harold Ave�;��. �It,pr�rjects wir��e approved by the Council at a later date. After discussion, the consensus of the Planning Commission was that the 2016-2020 Capital Improvemer�� Pragram i�,,consistent with the Comprehensive Plan. 3. Informal f��blic°�I�aring'�— Minor Subdivision — 7200 Harold Avenue — Cat�lerjax Ad��tictir� — SU17-12 �.' Appllcan�;, Fred`and Vicki Gross Addresses: `7200 Harold Avenue Purpose: To reconfigure the existing single family residential lot into two new single family residential lots. 4. Informal Public Hearing — Minor Subdivision — 7218 Harold Avenue — Alber Addition — SU17-13 Applicant: Robert and Claire Alber Addresses: 7218 Harold Avenue Minutes of the Golden Valley Planning Commission October 26, 2015 Page 3 Purpose: To reconfigure the existing single family residential lot into finro new single family residential lots. The Informal Public Hearings and discussion for Items 3 and 4 were combined. Zimmerman stated that the applicants are proposing subdivisions which would convert finro existing single family lots into four single family lots. One existing home would be demolished and three new homes would be built. He explained that the mi�timum lot size requirement in the R-2 Zoning District is 11,000 square feet in size wit� 1�0��,of width. All of the proposed new lots would exceed those amounts. Zimmerman referred to a site plan of the proposed subdivision��`�nd no#ec�`th�t tk�� proposal provides three driveways for four homes with one shared driye��y T��re wol�°I'�f��be no access to Highway 55, so there would need to be driveway e��erii�nts acrg�ss the southern lots to provide access to the northern lots from Harold �venue�� Zimmerman noted that this is the fourth proposal f�r'tFiese prd��ties. The first proposal was for two detached townhome units on narrow lots�vhich r�quired vai�iances from the lot width requirement and the side yard setback requirem��t, the se�Qnd was for six single family homes as part of a PUD and there were is��e�wit��;the lot�liapes and shared driveways, and the third was for five single family hqrnes a� par�°t��F��1D that had issues with the number of curb cuts and the setbacks from neighboring houses. Zimmerman stated that in addition to area and width requirements, City Code states that when subdividing "The front of each lot s'hall abut entirely on an improved public street." He added that the Subdivision Code defirt�s a public street as "a public right-of-way for vehicular traffic, whether�t��sign��d a�'�a,dstreet, highway, thoroughfare, parkway, thruway, road, avenue, boulevard, la`r��,;�pface or however otherwise designated." Therefore, the requirement that the`f�ont of ea�h lot "abut entirely on an improved public street" becomes a requirement that the front �#�acnrlot "abut entirely on an improved public right-of-way for vehicular traffic"��o the#r��it of��ch lot must abut on a public right-of-way and the abutment must be where the ri�ht=pf-way is improved for vehicular traffic. He explained that typically a newly s,�bdivjd+�dalo�"da�esa�ot abut on the improved right-of-way, but on a boulevard adjacent tQ tfie improved portion of the right-of-way. In order to bridge this gap, the City evaJuates �a right-of-way permit can be issued to connect the property to the improved porfion of the right-of-way via a driveway and in most cases this can be done. In this case, staff finds that this requirement cannot be met for the northern lots. He added that Minnesot�Jau�has established that properties abutting public right-of-way also have right of access and all access was taken from these properti�s by the State when land for Highway 55 was acquired. Also, the City is not able to grant a right-of-way permit for driveway connections to Highway 55, as they would for access to a City-owned street. Without access to Highway 55, the proposed northern lots do not technically "abut" the right-of-way and therefore do not meet this requirement. Zimmerman discussed the City's policies prohibiting "flag lots" and to require direct access when subdividing. He referred to a Planning report from 1990 where it discusses several Minutes of the Golden Valley Planning Commission October 26, 2015 Page 4 reasons to prohibit "flag lots" such as the inability by police patrols to view the back lots, the difficulty of access for emergency vehicles, the potential for poor spacing of driveways, and the privacy concerns from neighboring properties. He stated that the requirements outlined in the City Code have not been met and staff is recommending denial of the minor Subdivisions proposals. Kluchka asked how the word "abut" is defined. Zimmerman stated that the City Code doesn't define the word "abut." The dictionary says it means to be up against. He added that abutment without access doesn't qualify as abutment. Kluchka asked,if;.xhat is an interpretation or if that language is in an actual ordinance. Zimmermar��id it �s the City Attorney's interpretation of Minnesota case law. ' � , �a� �i��, Blum asked Zimmerman to describe "flag lots." Zimmerman expfi�ined that a:"fl��.iot" is a lot that is behind another lot with limited frontage along the�sff�t rigP�t- of-v��giving it a flag shape. Blum asked why the City doesn't allow or encourage "flag lo�s,." Zimmerman said it is to prevent one home behind another ess�ntial�}��Mn�si3�►iieone's back yard. He stated that there are also fire concems about the distance of the house from the street and the ability to turn around, and;��li�e,�lon't #��v�,good sight to the house in back. He added that lots were previousl�t assessed per fheir street frontage so it wasn't fair compared to "flag lots" that have nai�ower front�. f� t Kluchka referred to the recently approv,�d Sweeney La�e �oods PUD and asked about the differences between long driveways,` shar�f dr�� ays and flag lots. Zimmerman stated that the main difference is t �'��i� Su��eney L�es Wood development is a PUD and the shared driveway was al��dy IoG�ted�wj�hin an existing lot. �E�t Segelbaum stated that there is a state�nent in the Subdivision Code requiring the front of properties to abut right-of-way; He ask�d if the Code defines the front of a lot. Zimmerman stated that the front of a lot is the area closest to the street. In this proposal the north properties rNould be e�osest to Highway 55 and the south properties would be closest to Harold Avenue. Se�elb�um asked about the distance of the gap befinreen the north property I`rn�s and I�ighvi��y 55. Zimmerman said there is approximately 50 to 90 feet between the property,lines and the edge of the right-of-way. Segelbaum referred fo the Police and Fire concerns and asked if those concerns fall un,��er the r`��uir�ents of approval for a subdivision. Zimmerman said no. The Police anc� Fire concecns could be an issue during the building permit process, but not as part of the ��ubdivision of the land. He reiterated that those concerns did help form the policy against "f��g �ots." Segelbaum asked if MnDOT would have conditions for approval that could not be met. Zimmerman stated that MnDOT didn't have concerns because the plans show access on Harold Avenue, not on Highway 55. Johnson stated that if Public Safety has issues it seems like the Planning Commission should as well. He asked about the Planning Commission's protocol for making a decision when there are finro different attorney views. Zimmerman explained that Public Minutes of the Golden Valley Planning Commission October 26, 2015 Page 5 Safety is looking at potential future homes, not really the subdivision of the property, but staff feels it is better to address the issues up front during the subdivision process. He added the City Attorney's role is to protect the best interest of the City. Kluchka said he is not finding language on how the policy around "flag lots" made into the Zoning Code. Zimmerman stated that the language regarding "flag lots" came from the Planning study done in 1990. Segelbaum asked if"flag lots" were allowed, if there would be many othe��qposals like this. Zimmerman stated that this is a fairly unique situation. c° ' Peter Knaeble, Civil Engineer representing the Applicants, stateda.�hat environmerital concerns and fire suppression technology has changed since th��Planr�ing Study done 25 years ago on the issue of "flag lots." He said the City Code cauld be'change�f to state that single family homes have to abut a residential street. He s�ated that s�n families attended the neighborhood meeting he held and they were generally �upportive of the proposal. He said that applicants Fred and Vicki Gross hav� had #he property in their family for 67 years and currently rent it out. The ott'�er'applica�ts, the Alber's, have a two year old daughter and want to live in this house f�r years#�o come.��fhey have done an extensive remode� on the house at 7218 Harold i�venue in 'prder to preserve the character of the neighborhood which he f��is im��qrtant a�d makes it not a good candidate for a teardown. � �� °�°�� '��i�. m ° Knaeble said the City Code clearl��_sta�s� th�#�the fro�t of a lot only has to have frontage on public right-of way. He said h�:under�tand�{what staff is saying, but he respectFully disagrees. Improved right-of�v��y j�st �rjieans there is a street within the right-of-way and doesn't mean there are dr�vewa�� cdt�tiing to them. He said he thinks that is an inappropriate interpretatiol�t=and t�iat the �ypical interpretation is that an improved right- of-way is a street within a right-of-way which is common sense because there is a street within Highway 55 at�;��rese ��perties abut up to and touch Highway 55's right-of-way. Knaeble stated that the City C�d� allows up to eight units per acre in this zoning district so they could build up to '13 units on these properties. They could also build two twin homes with� four driveways onto Harold Avenue without planning approval. He handed out rend�rjngs�f the pr�vious proposals for these properties and said he thinks these current proposals meet all of the requirements of the City Code. He said he thinks it is a difffcult leap to recaPnmend denial now when the staff recommended approval of six lots in the'��st. Th� neighbors did not want that many units and the two homeowners have no interest in�creating a higher density development. He said there is overwhelming support for the properties to be split with just three driveways and saving one of the existing homes. He reiterated that these proposals protect the character of the neighborhood and noted that these proposed lots are greater in size than the required minimum lot size and other lots in the area. Knaeble stated that the new homes would be custom designed with the topography and shape of the lots and would either be one or two story homes with finro or three garage stalls in the $450,000 to $500,000 price range. He stated that there are two families Minutes of the Golden Valley Planning Commission October 26, 2015 Page 6 already interested in building homes here and the City needs to understand there is a demand for these types of properties. Knaeble referred to the issue of having long driveways and stated that the Code does not require access through the frontage and the driveways could be shorter if the houses were built in different locations. He stated that the neighboring homes have varying setbacks and some do not have a view from Harold Avenue. He said that in regard to fire safety, it is an important concern that he takes seriously and that is why he has said that he would mandate that the rear homes would include fire sup;�ression systems as a condition of approval which would take away the Fire Ch�i�f's cd�t� �rns. � , He referred to the Police concerns and said he thinks this is the fiirst tirt�� he ha"s;�ver seen a staff report or comments from a Police Chief regarding a �t�#idivi��. He �,�ated that there is no policy or code that states homes should be visib�e from the S�re��;and there are many homes in Golden Valley that are screened fr,�rri�t�e st�'eet. He:��id he understands the concern, but he doesn't think they are appro�rriate#br this.��oposal. He said there needs to be consistency in staff recommen��tions �r�d ad��d��iat the two rear lots will be visible from Highway 55. �� W. � Scott Lucas, Attorney representing both applicar��s, stated:that City staff has called out language in the ordinances that he respectfully di�agrees with the interpretation of. He said the City implies that the word "abut" ir�Clud�s`the requi�-ement of access and that is not true. Abut means to border on, and��ese la�s border�i��Highway 55. He said staff also says that right-of-way constitutes ju�t-th�=paved �rea for vehicular traffia That is not so, it includes the entire area �a�'to9�the prciperty li�t'e. He stated these proposals comply with the strict language a�the or��nanc�Pand that intent is only used to interpret when an ordinance is ambig�Q�s,`'inrhict�'`this orclinance is not. He added that there is a long history in the City of Ictt��having ��ontage, not access on a public street. �� i,� �''�.,, Blum referred to the handou��rsg�arding the Lawn Terrace subdivision and asked if that subdivision was approv�d, Kna�ble said yes, and stated that one of the lots in that subdivision had restricted aC�ssa�n Glenwood and that he was allowed to use Glenwood as frc��ttage wi�f�out access. He reiterated that the Code says that there has to be full frontage, not access, on a street. He added that staff and the Planning Commissi��i=s��port'�th��Lawn Terrace subdivision. Segelbaum stated that the City often loo�s at hnw an�°vrdinance has been applied and interpreted in the past and he is not;sure wli�t to�r�ake of the Lawn Terrace subdivision handout. Lucas said they are referring to the Lawn Terrace subdivision in terms of stating that abutment requires access or right=of-way only means pavement. Segelbaum opened the public hearing. Larry Kueny, 7303 Ridgeway Road, said he approves 100% with these proposals and they are better than they were before. Perry Thom, 320 Louisiana Avenue North, said he is in favor of this development and of not stripping the community of its homeownership and its uniqueness of having wonderful homes and people who are very proud of their homes. He said he would like Minutes of the Goiden Valley Planning Commission October 26, 2015 Page 7 to see just finro new homes, but he realizes this development keeps out the very large, dense, transient population that the City seems to have a plan for. He said he would appreciate if the City would not keeping pushing density on the community because Golden Valley residents want to have a nice, quiet community for families. He said he would appreciate it if the Planning Commission would approve this four-unit project and let it go forward as the City Council has suggested during past proposals for more units on these properties. Seeing and hearing no one else wishing to comment, Segelbaum closed th�.public hearing. '`� � ," a ;; Cera asked staff if they have any comments on the Lawn Terrac ��'�stat��xhibit'��at was handed out. Zimmerman said this proposal is different frot7i'��e Lawn Terra� proposal because the Lawn Terrace lots are not typical flag ��ts�dwith�t�ornes placed in someone's back yard. He said there was a possibility in the L�wn``fi��race,��oposal to i;. access Glenwood, but the City supported a shared driv�way in that ��s�;fo help reduce traffic on Glenwood. He added that in this case there is�rio opportunity f�r access onto Highway 55. Cera asked if Glenwood is a County ��'�d �nd if s�,-y�that the requirements are. Zimmerman said Glenwood is a County road��'and that��hey liave driveway spacing requirements among others. Segelbaum stated that there are some ti�nes w�ere�fh�re `is�ambiguity in the way in which the Code is applied. He asked if ir� tY�e �as�;�f,the Subdivision Code, the City has in the past followed the practice th�t°tM��froi��ge of a'�'��ot also permits the right of access. Zimmerman said staff ddes look back'�tpast interpretations. He said he doesn't know of other similar situations�, but this proposal is more challenging because it is on Highway 55 and not on a mare t�rpical City street. Waldhauser said her common sense understanding regarding abutment on a vehicular roadway would be t�i�t�yQu co�ld take a car and drive it onto that roadway. Admittedly, the ordinance doesn'�say tl��t,y bu�she doesn't know if common sense or the literal words of the ordinance:�h�uld`take precedence. She said there are many things about this proposal that are attractive and desirable and even though there may not be preced�nt fp�r tl��s:�re�ise Fayout and access, it seems like a reasonable use of the property and a practic�l solution. Segelbaum said the Planning Commission's role is to fin� facts b�sed or� the conditions of approval listed the Subdivision Code. Kluchka said in same cases�.he appreciates subjectivity being incorporated into the ordinances so issues��an be evaluated for the time or situation. He said over the last couple of years they've h��d�a lot about subdivisions and neighborhood character, so subjectivity has to play a role. Cera said he thinks if access is restricted legally versus the preferred access, there might be a difference. He added that there is probably precedence regarding highways. Johnson asked staff how the language went from what is in the Code to the interpretation about frontage and access. Zimmerman referred to the conditions of approval in the Subdivision Code and stated that one of the conditions talks about lots Minutes of the Golden Valley Planning Commission October 26, 2015 Page 8 having to abut a public street. The definition in the same chapter defines a public street as the public right-of-way for vehicular traffic. Waldhauser questioned if allowing a driveway easement, or shared driveway is opening up the discussion about flag lots. Cera stated that the City has said it won't approve permits if this proposed subdivision is approved. Zimmerman said staff stated that if the subdivision is approved, the concerns would have to be addressed during the building permit process. Johnson said he doesn't understand the Fire Department's policy and asked if a fire tru ��goes�#� a house that has a fire suppression system, or what they do if a drivew�iy;can't support a fire truck. ,,;, Blum asked staff to describe the terrain befinreen Highway 55 anc� the north edge of the lots. Zimmerman said there is a wooded area and a large berlm beti�Veen th��two. Blum said he has heard a lot of positive points about thi� prop��aL 1=��r�f��r`red to the lot size and said it is important that they are not seeing somett��ng that is tl�e absolute smallest it is allowed to be because that helps marr�ta�r�;a vari�� t�f housing stock. He said he thinks this proposal also helps preserve tl�e chara�#;er of fhe neighborhood and refresh the housing stock. He said the proposed �re safety��provements seem reasonable, and in regard to the public sa#�ty��eon�.rns he Clbesn't agree with the applicant that 40,000 cars speeding by �n Higf�way 5� will`�e a good crime deterrent for these homes. He said the apparent fla��c�t� oint�l;�ut on the Sweeney Lake Woods and Lawn Terrace proposals have��1 t�i�tinct di�rerences from this proposal. The lots in the Sweeney Lake Wood��propos�l are;p�rt of a PUD and are on Noble Drive which is a local street. Also, t�� S�te di�l not sp�cifically carve out a space directly in between Noble Drive and tli� Sweeney Lake Woods development or in between Glenwood Avenue and th�r�awn�Terra��development. He stated that the applicants' attorney defined abut as meaning to join at the border or boundary, or to be adjacent. So the ability to be adjacent ta H�ghway 55 is important in the interpretation of the statute. He said through eminenf`�bmain the State specifically removed access between Highway 55 a�d ��es�'�roperties and that clearly distinguishes the prior developments thaf�have been put before the Planning Commission to draw precedent to the curr�nY��7pt�� r�d perhaps it could be treated differently if this were a PUD rather than a subdi�iision. He s�id there were also comments about using common sense. He said commti� sense tells him that this proposal on Highway 55 is very different than being adjacent to Glenwood Avenue or Noble Avenue. Kluchka sa;id;,his own findings are that these properties are zoned R-2, but nobody wants this neighborhood to be R-2 so he thinks this proposal is a happy medium for what the neighborhood has said they want. He said the properties have visibility from Highway 55 and police could stop at the side of the road and see into the back lots of this development. He added that that safety standard hasn't been applied anywhere else in the City and that is a concern to him. He said this proposal is for 4 lots which is what he has asked for in past proposals for these properties and he thinks this is a unique opportunity to develop these R-2 properties using tactics the City and staff wanted. Minutes of the Golden Valley Planning Commission October 26, 2015 Page 9 Segetbaum said he sees the City Attorney's interpretation as very much the legal interpretation. He said if there are reasons why the Planning Commission doesn't think it's the appropriate interpretation he'd be interested in hearing them. He said if the City is held to the exact language in the Subdivision Code it will see a lot more situations like this one. He said he thinks they should follow what the City Attorney has interpreted the Code to be. Johnson said the question is whether the properties abut on a public street or not if the state owns what is in between the property line and the road. He said the.:�r4perties seem to abut land that is adjacent to a street. Kluchka said the same thiii j`cou��l be said about their own properties. They all own property that is adjacent to a ��reet anc�� easements the City owns. Segelbaum said the distinction there is t)�'at th��are ak�e to build a driveway over that land. Johnson said there are a lot of t�ntradictiot�s witt�Tthis proposal and it seems reasonable, because it does abut on � str`�et,.bvt the rules say a public street is a right-of-way. ��'� > , _ Kluchka asked if the question about abutment would ap`��t al�fa�#this �iere a PUD. He said it is unfortunate here that they are using Ieg�I��err��i�tics`i�e� if this was a PUD the City would have approved a proposal for thr� flag Iot�.,Zimmerman stated that ultimately the Planning Commission and City Co��cil didn't°�pprove the past PUD proposal on these lots. He said through tht��°�on'��:rsation�:'it was realized there are some better options to move away from,:��g lot�. Also; it w��s decided by the City Council to set aside some money to do a�tudy`af#��S area and not develop it in a piece meal way. Waldhauser suggested I�t��ing at#he zoning of these properties because at one point the City thought it woulc�;be a good area for R-2 zoning, but maybe it is not because that is not what is happenit��, She said approving this development preserves this area as R-1. She agr��`tha�re��veloping this area piece meal, lot by lot, is not a good way to do it. Cera rt��d th,��if th�� properties were zoned R-1 it would go forward with the same argurr�enfs so this is really not an R-1 versus R-2 issue. Waldhauser said the�i��u�e is fk��t this area was directed for R-2 development and that is not happening. �� _ �� Knaeble a��l,ed th�t:the Lawn Terrace development had a restricted access by MnDOT and that Gf�nwaod Av�nu� could not be used for access similar to this Highway 55 proposaf:°Blu`� notedd �i��t the line shown on the Lawn Terrace exhibit is parallel to Gl��wood ar�d not to Highway 100 which is another distinction between those proposals and this proposaL '' MOVED by l�luchka, seconded by Waldhauser and motion tied 3 to 3 to recommend approval of the subdivision proposal for the property at 7200 Harold Avenue. Commissioners Blum, Johnson and Segelbaum voted no. MOVED by Kluchka, seconded by Waldhauser and motion tied 3 to 3 to recommend approval of the subdivision proposal for the property at 7218 Harold Avenue. Commissioners Blum, Johnson and Segelbaum voted no. Minutes of the Golden Valley Planning Commission October 26, 2015 Page 10 5. Continued Item — Informal Public Hearing —Zoning Code Text Amendment— Amending PUD Requirements —ZO00-102 Applicant: City of Golden Valley Purpose: To consider modifications to PUD requirements when considering major, minor, or administrative amendments Goellner reminded the Commission that this item was discussed at their previous meetings on August 24 and September 28. She discussed the differenG�s b��een the proposed new language regarding administrative PUD amendments ��d minor PUD amendments. Administrative amendments will be administrative i� r�`atur��nd wil)_� generally have no underlying zoning requirements to refer to, th�y will have�r�o significant impact to surrounding land uses, and they will be��on��st�r�t�with t�"�o-Vision and guidance set forth in the Comprehensive Plan and the P�1p a� i#was Q�iginally approved. Minor amendments will also have to meet th� under��ing ��3ni�i�'�� requirements, have no significant impact to the surroundir�g:land=uses, and be consistent with the Comprehensive Plan and ong��il Rk�p, bi��ui��be required when there is a significant change to architectural planS or land�d�pe pl�`ns in a way that alters the original intended function of the plans.', a�or PUQ°amendments would be required when the plans do not meet the t��t��ly��; onin� �equirements, have a significant impact to surrounding land u�es, an��are��i��#�t�tstent with the Comprehensive Plan and the original PUQ. # � � ;� � ,�;i ` e Waldhauser referred to the proppsed nevir Code language regarding Minor PUD amendments and stated that,�,�g��"reme�rt number 12 is subjective and it tells her that the original intent of a PUD'when it is first created really needs to be spelled out so staff isn't guessing at what the�p,rigina��inten�vvas. Goellner agreed that is a good idea. Johnson stated that t�e�propos�d new language has a section for Planning Commission approval during,the P�elimirtary and Final review processes, but the proposed PUD amendment pro��s s��#�'S�thaf,�there is only one Planning Commission review. Zimmerman stated t�at the creation of new PUDs will go before the Planning Commissioh� _ ��i'�e, b"4�'�ba �UD amendment application would only go to the Planning Commissian or�e tim��.'�oellner stated that she would clarify the language in the section Jot�nson re�Ferre�xto make sure it refers to amendments. Kluchka referr�;d to the section in the staff report regarding major PUD amendments regarding site planning and building materials and questioned if the intent of what design is should be better clarified. Goellner stated that she doesn't have the background to know what other words to use to be more specific about design besides using the word significant. Kluchka said he has some ideas. Blum suggested Subdivision 10(A) and (B) not start with negatives because negatives are hard to substantiate and interpret. He suggested that Subdivision 10(A)(7) and 10(B)(12) be reworded as follows: "Any other change determined by the City Manager or his/her designee �e 1 to not have a significant impact to surrounding land uses, Minutes of the Golden Valley Planning Commission October 26, 2015 Page 11 2) ;c �'�+�rm�^��' to be consistent with the vision and guidance set forth in the Comprehensive Plan and the PUD as it was originally approved, and 3) +��++�e�to be administrative in nature." Goellner referred to the proposed amenity points system and stated that it would be used only for new PUDs. Applicants would need five points from the designated list of amenities. Applicants may be awarded a portion of points for each amenity and may propose an amenity not on the list, but only for a maximum of two points. She showed a list of recent developments and how many points they would have earned ��r�he amenity points system was in place when they were approved. Kluchka referred to givit�� points in the future for PUD amendments and asked if points would be giver� for previously constructed items, or if the points would only apply to the amendm�nt o��p�,rring at the time. Zimmerman said he thinks that as long as the PUD has e�idugh points��s � whole that would be consistent with the intent. Johnson referred to the amenity regarding utilization of.a rene��ble En�r�y�source and said the language uses both energy costs and the quantity�,Qf energy. �e asked about the differences between the two and what it is tryir�g to��easur�, �oellner stated that staff would look at the quantity of energy that is g�;nerate�'quantify and cost it out. Kluchka asked if the annual energy expenditure �ould be rt�easured through the cost. Goellner said yes because the cost of ene��`is-kn�uvn. Ce�� questioned why therms or megahertz wouldn't be used. Waldhau��r agree� that�u�ir�� the cost would be variable. Goellner said she would change the wo�rd `�c4�#�� tQ�e"�onsumption" and talk to the City of Minneapolis to find out how they db'��H�� m��surement. ��;� ��'�� Johnson referred to the ame�ity regard�n�g comriiunity gardens and said he doesn't think it is practical to require a s�hed becaus�.there will be issues about who maintains it, who unlocks it, etc. He also qu�stion�l the ��guage stating that the food produced shall be provided to those living or vvor:l�it�g in Golden Valley and wondered who would take responsibility and liabifi�y for t�i�#, Waldhauser said she thinks community gardens means a place where�peo�l�,��ari`go to do some gardening, not so much as a food source. Segelbaum asked if the Commission could vote separately on different sections of the propose� language. Goellner said no, it is one text amendment. Johnson said he would like to vote s�par�tely on the amenity section. Goellner said the Commission could vote to recommend approval of the entire ordinance, but strike Section J regarding amenity points. : �, �° Blum referred to the affordable housing units amenity and asked if Area Median Income is defined. Goellner said yes, it is defined state wide and the income varies by area. Goellner noted that other changes have been made to the proposed ordinance including listing administrative amendments before minor and major amendments, requiring that wetland and pond riparian buffers comply with City, Bassett Creek Watershed Management Commission and State regulations, requiring a solid waste management Minutes of the Golden Valley Planning Commission October 26, 2015 Page 12 and recycling plan instead of a garbage and refuse plan, and including a communication plan as part of the development agreement when applicable. Segelbaum opened the public hearing. Hearing and seeing no one wishing to comment, Segelbaum closed the public hearing. Kluchka said he would like to see consistency between public art and creation and preservation of significant or historical architecture and would like them both to have 3 points on the amenity point table. The Commissioners agreed. Kluchka suggested striking the last sentence in the community garden.�menity �which reads that the food produced shall be provided to those living or working in Goldef� Valley. The Commissioners agreed. ' `' , Kluchka said he would like Subdivision 10(C)(2) to be amended as follows:;;;�liminate, diminish or compromise the original intent of and/or hi�l� quality of_si�� pl�nning, architectural design, landscape+� design, landscape mat�rials, qr building materials. The Commissioners agreed. '� Waldhauser questioned why points would be giv�n for dec � �ative fencing. She said if there is fencing needed it should be requirs��i b��tiE h qu��'ty. Segelbaum said he thinks there is a difference between hig,�;quality�and"��tive. Waldhauser said she would like the language regarding fencir�g r,err�ived� �;era and Kluchka agreed. Segelbaum said he doesn't mind �u�frig��n'�F�oint for �rn attractive fence. Waldhauser referred to the am�nit� p.�[t�#s regai�ding enhanced lighting and said she also wants the language to:ii�clu�� t��rgy efficient lighting and dark sky compliant lighting. Goellner said the��are �'�er 'p��s of the Zoning Code that require all lighting to be dark sky compliant. , �� Waldhauser referred t4 the amen�ly regarding enhanced landscaping and asked if the City requires plams to b� �igned by a landscape architect. Goellner said landscape plans for single family homes don't need to be signed by a landscape architect, but other types��`�rc�p��i�s �o. Blum referr�d to fihe amenity regarding LEED certification and said he doesn't want applicants to get all'of their points just by being LEED certified. He would like to encou�age things that benefit more people. Goellner noted that sometimes other amenities ju�t won't work. For example there might not be room for a plaza. Kluchka said the Planning Commission needs to be clear about its intent. Johnson said he doesn't think the point system makes sense. He said he is concerned about cause and effect and that the City is going to get the least amount of amenities as possible and some developers might walk away. Blum referred to the amenity regarding electric car charging stations and questioned if more points should be given for stations that are just for Golden Valley residents, Minutes of the Golden Valley Planning Commission October 26, 2015 Page 13 employees or customers or less points if they are for use by the general public. Goellner said adding the word "customers" and "general public" to the electric car charging category makes sense. Segelbaum asked the Commissioners if they were in favor of the amenity point system. Blum, Cera, Kluchka, Segelbaum and Waldhauser said yes. Johnson said no. Kluchka questioned what would happen if the Planning Commission really liked a PUD proposal that didn't have enough points. Goellner said that a PUD proposal would have to have five points to be approved. 3 tN�." .:AA6 MOVED by Kluchka, seconded by Waldhauser and motion carried un��n�mously��p recommend approval of the proposed Zoning Code text amendm��t arri�t��ing P��1i�D requirements. ,: a;, „ <<, � --Short Recess-- i "� 6. Reports on Meetings of the Housing and Rede��l�pment A�t�ority, City Council, Board of Zoning Appeals and c�fih�e��l�e�ings� ��_ Zimmerman updated the Commission on the Bot��neau LR'�;project and stated that the CMC will review the scope and cost estim��e�in th��pcomir�� weeks. 7. Other Business 1 , �� F • Council Liaison Repo� �`��,,. No report was given. • Tree & Landscape-Requirements �:. . � . Zimmerman stated th�# he in�luded in the agenda packet the proposed new tree and landscape requirements fvr the��ommissioners to review. Goellner stated that if the Commissio�ers had �om�ents on the proposed language they should get them to her soon. a ,K ��;;; ��. • Com�rehens�ve Plan Process Overview �� Zimm€�rman re#+�rred to the staff report in the agenda packet and asked the Commis�ioners'to look at the websites listed in the staff report. He stated that at the next Planning C�mhnission meeting they will set priorities and begin to discuss the components of the Comprehensive Plan and the timetable for the Comprehensive Plan Update. 8. Adjournment Minutes of the Golden Valley Planning Commission October 26, 2015 Page 14 The meeting was adjourned at 10:38 pm. John Kluchka, Secretary Lisa Wittman, Administrative Assistant �r. ;�x. .a9� �. �, ; ` 'C.Ar,'�� '��I�� , � �� , �.; Clt� 4f vl��e�Z � �I 1 Ph sical Develo ment De artment ��. �'�T � � p 763 593 8Q45/763 593 8109(�ax} Date: November 23, 2015 To: Golden Valley Planning Commission From: Emily Goellner, Associate Planner/Grant Writer Subject: Informal Public Hearing—Conditional Use Permit (CUP-141)to Allow for a Residential Facility serving up to 12 persons at 5401 and 5403 Minnaqua Drive— Rakhma, Inc., Applicant Background Rakhma, Inc. is proposing to locate a 24-hour residential facility for up to 12 individuals affected by Alzheimer's and other related dementias in an existing duplex at 5401 and 5403 Minnaqua Drive. The property is located in an R-1 Single-Family Residentia) Zoning District. It is bounded to the west by Highway 100, to the east by single-family homes and duplexes, to the north by the Briarwood condominiums, and to the south by single-family homes. Residential Facilities that provide 24-hour care are permitted in the R-1 Zoning District when serving 6 or fewer persons. If the Facility serves between 7 and 25 persons, the Facility requires a Conditional Use Permit (CUP). Facilities serving more than 25 persons also require a CUP, but must locate only in the R-3 or R-4 Multi-Family Residential Zoning Districts. Since the duplex was built on the property, the Zoning regulations have changed. Duplexes are no longer permitted in the R-1 Zoning District, so the building is considered a non-conforming use (also called a grandfathered use). Summary of Proposal The applicant, Rakhma, Inc., is licensed by the Minnesota Department of Health and the Department of Human Services to specialize in 24-hour care for those affected by memory loss. The applicant operates several similar facilities in residential neighborhoods throughout the Twin Cities metropolitan area. The applicant has provided letters of support from various individuals associated with existing facilities (see attached). The applicant is proposing to potentially build a deck, ramp, and walkway on the south side of the home. A patio area may also be built on the west side of the home. The patio area would be surrounded by a new fence to ensure the safety of the residents. Permits will be necessary for this work. Permits will also be necessary for work completed on the interior of the building. Planned interior alterations include the remodeling of bathrooms to ensure ADA compliance, painting walls, new flooring, and any other alterations required by Minnesota State Building and Fire Codes. A building permit must be obtained prior to occupancy of the building. The application states that the facility will be staffed by 2-3 employees at all times. Routine deliveries will be made to the property, which are outlined in detail in the attached email from Rakhma Inc.'s Executive Director, Susan Eckstrom. The email from Susan Eckstrom to Planning staff also summarizes the standard parking policies enforced by Rakhma, Inc. Facility staff will be assigned parking spaces in the garage or driveway and all vendors and visitors will be instructed to park in the driveway when it is available. The minimum parking requirement for this property is 3 parking spaces. There is 1 parking space required for every 5 beds in the facility. There are 3 existing garage parking spaces and the applicant is proposing to include 3 striped off-street parking spaces in the driveway. The driveway can also provide approximately 3 additional parking if cars are parked in tandem. A neighborhood meeting was hosted by the applicant on November 16. There were five nearby residents in attendance. The discussion focused on what nearby residents can expect to see on a typical day at the facility. Traffic flow and parking demand were highlighted in the discussion. Evaluation The findings and recommendations for a Conditional Use Permit are based upon any or all of the following factors: 1. Demonstrated Need for the Proposed Use:The applicant has indicated that the market in Golden Valley would be supportive of the type of housing being proposed for this location. 2. Consistency with the Comprehensive Plan: The proposed residential facility use is consistent with the General Land Use Plan Map and the Comprehensive Plan. The Comprehensive Plan states that a variety of housing types and designs should be provided in order to allow for greater housing choices for Golden Valley residents. 3. Effect on Property Values: There is no evidence to support an argument that property values would be either positively or negatively affected by the presence of a residential facility in this location. Assessing staff anticipates that there will be no effect as long as the property is well maintained. 4. Effect on Traffic: The number of trips associated with the proposed use will not generate any negative traffic impacts to the surrounding areas. However, deliveries to the property should be made off-street whenever possible to mitigate short-term congestion. 5. Effect of Increases in Population and Density:The proposal will increase the population at the location as compared to the previous use. This is not expected to have a negative impact. 6. Increase in Noise Levels: This use will generate slightly more noise than a typical single-family home due to regularly scheduled deliveries. However, deliveries will be limited to regular business hours. 7. Impact of Dust, Odor, or Vibration: The proposed use is not anticipated to cause an increase in dust, odor, or vibrations. , 8. Impact of Pests: The proposed use is not anticipated to attract pests. 9. Visual Impact:The exterior of the building will remain largely unchanged with the exception of a potential deck, ramp, and walkway on the south side of the building. This addition, if built, would have minimal visual impact and would be consistent with other properties in the area. 10. Other Impacts to the City and Residents: Staff does not anticipate any other negative effects of the proposed use. The use is expected to make a positive impact on new residents of the facility. These residents are affected by Alzheimer's and other dementias and will receive 24- hour care. Recommended Action Staff recommends approval of Conditional Use Permit 141 allowing for a Residential Facility serving up to 12 persons at 5401 and 5403 Minnaqua Drive. The approval of a Conditional Use Permit is subject to the following conditions: 1. The plans prepared by Rehder & Associates, Inc and Carl J. Gramentz, received on October 22, 2015, shall become a part of this approval. 2. The facility may serve up to 12 persons and must maintain appropriate licensure from the State of Minnesota. 3. The applicant shall establish a Visitor and Employee Parking Policy that promotes the organized use of the driveway and attached garages to the largest extent possible in order to mitigate congestion on nearby streets. 4. Scheduled deliveries to the property must occur after 8 am on weekdays and weekends. The applicant shall encourage all delivery vehicles to park in the driveway of the property. 5. This approval is subject to all other state, federal, and local ordinances, regulations, or laws with authority over this development. Attachments Location Map (1 page) Applicant's Narrative (3 pages) Memo from the Fire Department dated November 16, 2015 (1 page) Email from Susan Eckstrom regarding parking policies, received on October 27, 2015 (1 page) Letters of Support (5 pages) Site Plan prepared by Rehder&Associates, Inc., received on October 22, 2015 (1 page) Interior Floor Plans prepared by Carl J. Gramentz, received on October 22, 2015 (2 pages) 2365 '�; ' �� ',�;. 2-005�' 2390 Y390 � r—r�tq�?S�p .� . �� .- 2465 2365i ,�� 2437 2525022�6� � �+ -..�� 2445 2360 2345 ;�;,�; �2442 2448 �v1�-'. � + 2-0d4 ' �•._:.. ,. 232383�95 m 244a, i z 2360 I 24'_2435� 2d36 2-038 O 2425 �. 2345 237581 2d31_" 2433 � 2330 2525 2379 2377 Ir Y4272425 T - = Q .. 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'______ Meeting Date: December 15, 2015 Subject: Request for Conditional Use Permit for a residential group home for individuals affected by Alzheimer's and other related dementias Applicants: Rakhma, Inc./Susan L. Eckstrom, Executive Director Location: 5403/01 Minnaqua Drive,Golden Valley, MN 55422 Proposed Conditional Use: Rakhma, Inc. is requesting approval for a residential-based care facility at 5403/01 Minnaqua Drive to provide 24/7 care and supervision of individuals affected by Alzheimer's and/or other related dementias. Up to twelve (12) residents would be housed in the twin home(5-6 on each side). What we do: Our residential care model is a social model (vs. medical model}and is optimal in promoting a normal life experience for�esidents, reducing resident stress, and increasing care quality. We have waiting lists at all of our existing home locations. Many of our present residents and employees have come to us from our existing neighborhood locations. Rakhma provides a high staff-resident ratio. We have 2 caregivers per shift and two home managers who work four 10-hour days. Our shift structure is as follows: 6:30am-3:OOpm (AM shift) 2:30pm-11:OOpm (PM shift) 10:3Qpm-7:OOam (NOC shift) This means 2-3 staff will always be at the house and a shift change will take place three times daily. There is ample room in the two garage stalls to accommodate three cars.The blacktop driveway can accommodate six additional cars as needed with three parallel spots on one side of the driveway, and three end-to-end spots located on the opposite side of the driveway.These nine parking spaces will more than accommodate 3 daily staff and up to 2-3 additional staff/family visits on any particular day. Administrative staff schedules at the house are as follows:the Nurse RN visits once a week.The program manager arrives with a 14-passenger bus,twice weekly,to take residents on social outings into the community—the bus does not stay at the residence beyond pick-up/drop-off times. Family members will visit off and on, but generally,only one family is present at a time and 3-4 visits per week would be a good average. During an emergency,staff will call 911 to transport someone to a hospital—this may happen a few times a year. Additionally,the following services would make routine trips to the home for short deliveries of products and/or services: linen services(weekly), Doctor/Podiatrist(quarterly), Second Harvest(quarterly) and pest control (quarterly). Rakhma staff will enter/exit the house through the left garage. Visitors to the home(vendors/families) will enter/exit the house through the front door of 5401 Minnaqua Drive. Residents will enter/exit the house via the wheel chair ramp or the front door depending on ambulation ability. The home has no visible neighbors to the north due to dense tree/foliage cover.The west side of the house faces Hwy. 100 noise barrier wall with no visible neighbors.The south side of the home faces an easement property owned by the city and beyond that parcel of land there are several apartment buildings.The east side of the home has one visible neighbor across the street. Experience: Rakhma Inc. has successfully met the needs of people with memory loss for more than 30 years.The need for our services will increase exponentially in the years ahead.We operate similar homes in Minneapolis,St. Paul and Minnetonka. All homes are in residential neighborhood settings and we have good rapport and relationships with our neighbors. We strive to be a good and respectful neighbor and to keep our homes and lawns well serviced and maintained year long. Staff are informed of our parking and smoking policies(smoking only allowed outside and in the back of our homes). We take pride in our homes and in our neighborly relationships.We are a quiet, respectful, clean,and orderly organization. Press: Our innovative care model was featured on the front page of the Star Tribune(1/8/89).We garnered national attention on Dateline NBC nightly news(2007}and were recently highlighted on TP�Almanac show (01/2014j. We have a book entitled The Rakhma Story which chronicles our history and model. Licensing: We are licensed by the Minnesota Department of Health with a Comprehensive License. We are also licensed by the Department of Health and Human Services with Corporate Adult Foster Care license,and we have Housing with Services registrations for all our homes. Our licenses allow us to provide 24/7 medical care and supervision,housekeeping,laundry, meals and errands.The Nurse RN is on-call 24/7 and care staff are scheduled to work around the clock. Employment: Presently we employ approximately 80 people.A fourth home will provide additional employment opportunities. Many employees come from our neighborhood communities. Exterior/Interior Changes: The home at 5403/01 is well designed to meet the needs of Rakhma residents for many reasons.The location compliments our existing locations and allows us access into a new community.The layout of the home features all of the bedrooms on one(first)floor and provides sufficient space in other common areas.The building structure is situated on a parcel that offers ample exterior space for the residents to enjoy the outdoors with supervision. Parking does not constitute a problem as the home has a three-car garage and large blacktop driveway to accommodate 3-4 cars in the garage/driveway. Interior alterations would be limited to whatever is required to meet health and safety codes as determined by the city,and two openings of an interior shared walls to atlow residents and staff to pass through both sides of the home. One opening would be in the living room to open and enlarge the space for residents.The second opening would be in the kitchen space at the top of the stairwell to allow staff to pass through during meal prep and service. One kitchen would remain as a functioning kitchen with a medication closet and the other kitchen would serve as a dining room area. Additionally, both 15L floor bathrooms would be remodeled with ADA/roll-in showers instead of bathtubs.There would be cosmetic changes throughout the both sides of the home to include: new flooring,fresh paint and professional cleaning throughout the home. The exterior of the home would remain largely unchanged except for two modifications. One medication is the addition of a deck off the back of the house that also will provide a wheelchair ramp that culminates near the driveway.The second medication to the exterior is a fence that would secure the deck/patio area and a proposed small patio area in the far back side of the house where residents could also sit near trees and grass. Rakhma Vision To be a leading memory care provider distinguished by an innovative spirit and premier care. Rakhma Mission We are dedicated to preserving the dignity of individuals living with memory toss by providing loving,compassionate care in a familiar home setting. Website: t�r��;�,��.ra�F��a..3r� Facebook.com/Rakhma.homes �.��'r ��,. .�• . ��.�� . R� � �. �; ;, 9� �. ��, � Fire Department 763-593-8079/763-593-8098 {fax) Date: November 16, 2015 To: Jason Zimmerman, Planning Manager From: John Crelly, Fire Chief Subject: CU — 141, Rakhma Inc. —5403/01 Minnaqua Drive I have reviewed the conditional use permit information for Rakhma, Inc. located at 5403/01 Minnaqua Drive. The proposed use is to provide 24/7 care and supervision of individuals affected by Alzheimer's and/or other related dementias is acceptable. However, there are code requirements that will need to be met. Listed below are my plan review comments based on limited information. 1) The proposed use of this duplex as a supervised care facility appears to signal a change in "occupancy use". A Code Analysis of the building will need to be conducted by a design professional and submitted to the City Building Official for review. 2) Based on the proposed occupancy use of this residential duplex, a fire sprinkler system and fire alarm system will be required. 3) Prior to occupancy the facility shall be in compliance will all applicable codes which includes the Minnesota State Fire Code (MSFC). A partial list of common code items includes: a. Provide tenant space addressing. MSFC sectian 505.1 b. Provide fire extinguishers. MSFC section 906.1 c. Provide a code compliant fire sprinkler system. MSFC section 901.4 d. Provide a code compliant fire alarm system, MSFC section 907.1 e. Provide for proper disposal of combustible /flammable waste. MSFC 304.1 (if applicable) f. Maintain occupancy separations between tenant spaces as required by the Minnesota State Building Code. MSFC 705 (if applicable) g. Provide and maintain flammable waste traps as required by the Minnesota State Building Code. (if applicable) h. Provide access key for the tenant space. Key will be placed in the fire department keybox. MSFC section 506 i. Maintain exit signs and emergency lighting. MSFC 1028.4 j. ....... If you have any questions, please contact me at 763-593-8065, or my e-mail address, IcrellvCa�aoldenvalleymn.gov Goellner, Emily From: Susan Eckstrom <seckstrom@rakhma.org> Sent: Tuesday, October 27, 2015 12:50 PM To: Goellner, Emily Subject: Rakhma Parking Follow Up Flag: Follow up Flag Status: Flagged Emily, Per our conversation this morning, I can address these areas:Visitor parking, Vendor parking, parking policies and procedures at Rakhma: Visitors: • Families typically average 1-2 familie visits per day on a weekend day. Most visits are 1-2 hours in length • Weekday visits may see 1-2 family visits per week(during the day or in the early evening). Most visits last 1-2 hours Vendors: • Doctor, one half-day at the house per month • Podiatrist, one half-day at the house every three months � Grocery delivery, our staff person deliveries from Sam's Club once a week and it takes about 2 hours to unload and pack groceries • Linens, delivered once a week in a 30'fninute window of time • Paper products, once a month in 30-60 minute window � Second Harvest, once a month in 20-30 minute window Staff: • Nurse RN, one full day at the house per week • Programming staff with bus or van:Two pickups per week lasting about one hour, and two drop offs per week lasting about one hour. Bus/van will be in the driveway at all times Parking policies and procedures: • All staff will be assigned parking spots in the garage or driveway during their shift • Vendors and families will be instructed to park/pull into the driveway and to not park on the street. • Rakhma Inc., has strict policies and procedures about staff parking. Employees receive training/orientation about parking upon hire with us. We strictly enforce and police ourselves. Susan Eckstrorn I Executive Director Rakhma I loving care for memory loss since 1984 P (612)-824-2345 I F (612)-824-3165 I seckstromcu-rakhma.or� �`�'' �..�� Jolene Brackey Dementia Workshops-Nov. i7th � i8th � To whom it may concern, My family has lived directly behind the Minnetonka Rakhma Home for just over a year. It wasn't until after we moved in that we found out the house behind us was a part of Rakhma. There wasn't any concern about the neighborhood, yard, or noise when we purchased the house. In fact, we hear extremely little noise from the Rakhma Home. The only thing we do hear on a consistent basis is the clinking of china cups and saucers when the weather is nice and residents are sitting outside. Which sparked me to call my mom one day and tell her that if/when she develops Alzheimers, that I think she should move into the Rakhma home. I have always pictured the staff and residents to be very happy and relaxed in their environment. They held one outdoor event this summer, and a bluegrass band was brought in. It was so nice to see all our neighbors enjoying dinner on their decks, and listening to the music coming from the Rakhma home. It really brought the neighbors together that evening. In regards to traffic/parking congestion, I have never experienced any near the Rakhma home. While we do live on a different street, I do drive down the front street of the home on a semi-frequent basis. Not once have I seen a car parked on the street. Their parking space is larger than a typical drive way, but in no way ostentatious for the block. The lights inside of the Rakhma home are on throughout the night, but my family has always used black out drapes in our bedrooms, so that wasn't a concern for us while trying to sleep. It warms my heart to know that Rakhma is looking to expand into a new location, and care for additional individuals and families. I think the service they are providing is wonderful, and done so in a caring manner. I hope you enjoy their presence in your neighborhood as much as my family has. Elin To Whom It May Concern, I am writing this to show our support for the Rakhma home in our neighborhood. My husband and I have lived in the Tangletown neighborhood for almost forty years which has been longer than Rakhma has had a residence here. Over time we have seen many changes including the influx of younger families and the opening of a home for those with dementia. We can honestly say that both of these have enhanced the diversity and desirability of our neighborhood. There have been no problems that we have been aware of as far as parking or Rakhma residences leaving the home without either an attendant or a family member accompanying them. We are very much a walking neighborhood and occasionally we may run into these neighbors for a short, pleasant chat on the sidewalk, but, otherwise, we would not be aware that Rakhma is any different from the rest of homes on our block. The yard and house have always been well maintained. We are across the street from the house so we would be aware if this was not the case. If asked, I would strongly support the addition of a Rahkma home in your neighborhood Sincerely Karen Lanegran 140 So Wheeler St. St Paul, Min 55105 November 16,2Q1S To �uture N�ighbors af the New Rakhma Hame in Golden Valley, Hello! I live exactly one street over from the Rakhma Peaee Home which is located atAldrich &SO�h Street in Minneapolis. l would like to pei•sonaily vouch for the f�ct that as a neighbor of this home, i have never once had any reason to object to their presence there�t all. If yau have any concerns ab�ut tt��re being a "cammercial" organizatian like this in your residenrial neighbcxrh�c�d, I can assure you that you will never kn�vfr the difference from if it were a regul�r home with a family in it�Ta be t�onest, [ n�ver even knew that this specific h�use was such a home. I have never seen any increased people or vehricl� traffic in and out of the area,and the house is weli- maintained and the frortt yard very nicely decarated. (In fact, I now realize that I have been giving Che crediC for such a pretty front yard ta the wrvng far�ilyl) [ have seen the Rakhma Homes van parked in a driveway, but becavse the house and its residents fit right into the neighborhoad, l acruall�Chaught that someone who lived in that house just happened to drive the van for �akhma and parked it in theit•driveway every night! My toddler son has even became familiar with its presence and points out"No white van!" if we drive by,and the vel�icle isn't th�re. It is unabtrusive and painted with tf7e Rakhrn�ir�ga,which itself is tasteFu! and pleasant to la�k at. As a person whose mother was recently diagnased with dementia and the beginnings of Al�heimer's, i feel strongly Chat Rakhma provides an essenti�l and beautiful service to a papulation which needs more options for safe livin,�and quality care.The eoncept c�f k�eping these individua}s in a residential area which they are familiar with and in a ht�rne atrnosphere is brilliant and is a greaC testimony to the respect and caring with which Rakhma clearly treats its residents. I hope that yau �vill all welcome with open arms the new Rakhma Nome which is due Ca open nexC year in your neighbarhaad and know that yau are supporting a great service tt�the elderly po�ulation. Sineerely, �,�, ��r � � . � � ��y�. � ,y �r r �:tLl��r:TL`'� �.(. � , �,:.�-j.._._�, Mingson Burns Southwest Minneapolis November 16, 2015 Dear Residents of Golden Valley: I regret not being able to attend the meeting this evening but I would like to voice my support for Rakhma through this note. My mother has lived at the Rakhma home in Minnetonka since April of 2014 and I could not be more pleased with the care she has received. The staff at Rakhma are some of the most loving people I have ever met. The high staff-to-resident ratios and the smaller, neighborhood settings they offer are a model of care for those suffering with dementia or Alzheimer's. I am so glad my mom is not in a large and impersonal facility and I know that the individualized care she receives at Rakhma alleviates her fears and brings her moments of joy on a daily basis. Prior to moving to Rakhma my mom was isolated and alone in her home in St. Paul. I cooked her meals, did her laundry and tried to get her out, but it was a heavy load--too heavy. I could not be there all the time and I worried about her constantly when I was at work. Finding Rakhma was a godsend for both me and my mom. She resisted the move at first; in fact, I'm sure she is the all-time champ of resistance; but after being there for about 5 weeks she turned to me one day and said "You know, I really like it here. The people are nice and there's a lot going on." It brought tears to my eyes. Obviously, I think Rakhma offers a valuable community service and I'd like to see their homes scattered throughout the metro area. In years to come, as the baby boom generation ages and the numbers suffering from Alzheimer's increases, I am sure their homes will be seen as community assets just like good schools and parks are seen today. I urge you to support their new home in Golden Valley. Thank you. Paul A. Stearns Just a quick note on our experience as a neighbor to the Rakhma House in Minnetonka. We have lived next door to the Rakhma House for 12 years and our backyards adjoin. This has been a positive relationship and community relationship. We are invited to events hosted by the Rakhma House and our kids also attend. Our kids play in the backyard and enjoy seeing our neighbors outside. Our kids go to school at the Catholic School next door and the Rakhma House hosts a treat and treating event for the school. The residents even mentioned to our son that he is their neighbor. We are happy to have the Rakhma House in our neighborhood and the good service they provide. We believe that this is great for our family to be a part of. 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LI� F' �,r� �g� � 0 , � �� II . _. , � � � -- -- ---� II � � � �, � �! !� °z zo � �� O <� 3 o r. o ' (n _� i o� o� o � � � O � o � � II �� 3 a w W m 0n/ �. � w m LL! � � a �, � ¢ O city of C�IG��'�Z CC� R A IV D I�J � 11 Ph sical Develo ment De artment va e� � p p 763 593-8095/763-593-8109(fax) Date: November 23, 2015 To: Golden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Informal Public Hearing—Conditional Use Permit (CUP-142)to Allow for Accessory Retail Services Incidental to a Permitted Use at 8836 7th Avenue North —Calvin Christian School, Applicant Background and Proposed Use Calvin Christian School is proposing to include a retail component to accompany the warehouse use in its current location at 8836 7th Avenue North. This property is zoned Light Industrial and guided for long-term Light Industrial use. Retail sales are allowed as an accessory use with a Conditional Use Permit (CUP) if the retail area occupies less than 10% of the building's footprint. The subject property is bounded by 7t" Avenue North to the south and industrial properties to the north. It is directly across the street from the new TruStone Credit Union and the Perkins and Culver's restaurants. The applicant currently leases 3,672 square feet in a one story multi-tenant building.The proposed retail component will use roughly 1,762 square feet in a building with a footprint of 59,978 square feet. This translates to 3%of the building's footprint. There are no other known retail components in this building. Warehouse use will occupy the remaining 1,910 square feet of the space. The applicant currently uses this space as a warehouse in which they receive and sort donated goods. There is an existing Temporary Retail Sales permit for the address which allows the applicant to hold occasional sales up to 15 days per year (roughly once per month). The applicant also currently operates the New to You Thriftique in the Golden Valley Shopping Mall. If the CUP were to be approved, the applicant would close their retail space in the mall and expand the hours of the retail sales at their 7th Avenue location to three days a week, from 10 am to 6 pm. The site has a front parking lot that contains 112 spaces. The applicant has been assigned seven of these spaces. A rear loading area handles deliveries. The applicant has offered to require employees to park behind the building on days of retail sales, freeing up front parking spaces for customers. Evaluation The findings and recommendations for a Conditional Use Permit are based upon any or all of the following factors: 1. Demonstrated Need for the Proposed Use:The City requires that an applicant identify a market for the proposed good or service necessitating a CUP. Calvin Christian School will be relocating their existing retail use,the New to You Thriftique, from the Golden Valley Shopping Mall and is able to accurately predict the expected amount of retail demand based on their current customer base. 2. Consistency with the Comprehensive Plan:A warehouse use with a retail component is consistent with the Light Industrial designation of this property on the General Land Use Plan Map. 3. Effect on Property Values: Staff anticipates the new use would have no impact on the surrounding property values. 4. Effect on Traffic: The number of trips associated with the proposed use is minimal and staff does not expect any negative traffic impacts to the surrounding areas. 5. Effect of Increases in Population and Density: The proposed use may generate a minor increase in the number of employees at the location three days a week. 6. Increase in Noise Levels: The proposed use is not anticipated to cause an increase in noise levels. 7. Impact of Dust, Odor, or Vibration:The proposed use is not anticipated to cause an increase in dust, odor, or vibrations. 8. Impact of Pests:The proposed use is not anticipated to attract pests. 9. Visual Impact: Because the proposed use would involve only interior modifications, staff does not anticipate a change in the visual quality of the property. 10. Other Impacts to the City and Residents: Staff does not anticipate any other negative effects of the proposed use. The location is a multi-tenant light industrial property with adequate parking to serve the individual uses. Recommended Action Staff recommends approval of Conditional Use Permit 142 allowing for accessory retail services incidental to a permitted use at 8836 7th Avenue North. The approval of a Conditional Use Permit is subject to the following conditions: 1. The plans by submitted by the applicant on November 9, 2015, shall become a part of this approval. 2. The recommendations and requirements outlined in the memo from Fire Chief John Crelly, dated November 16, 2015, shall become part of this approval. 3. Retail sales shall be limited to three days a week. 4. In the event complaints to the City regarding parking are deemed by the City Manager or his/her designee to be significant, the City reserves the right to require signage be installed to highlight the existing seven parking spaces in the front parking lot and to reserve them for customer use. 5. All signage must meet the requirements of the City's Sign Code (Section 4.20). 6. This approval is subject to all other state, federal, and local ordinances, regulations, or laws with authority over this development. Attachments Location Map (1 page) Applicant's Narrative (2 pages) Plans submitted November 9, 2015 (2 pages) Memo from Fire Chief John Crelly dated November 16, 2015 (1 page) 85�850 825 40S � 840 8I5 82 0 8i� 800 807 � 82 0 ` 835 Subject Property: �;� �4� 750 � 8836 7th Ave N • ,��„ :S ,os;200 172• 745 �F� 730 • 701 . _. . . -.... __._.......__..., �10 - • 1046 � � 'ti 111��2 .. - ggqC883£gg3-8830 881E8816 8812 8f8804 2•2� 110 707 103A103 102� .. 883F8832:��8823� „8820 8813 Y8808 � ��y +�203 • • • • ♦ • • .. r e 109 705 1 i 204 r 209 2(�2056"� � • -� Za� 8800 208 �� p.�� 700 V p1A�� !Qi A.�,.N • �;oldr�� 8525 88� Z 300 • . a 600 ��ap 8900 605 • 200' • Q 9050 �00 8806 • • • m 600 - ,.i„ — --- a ��..,�_' ., b'nila�.� f:�l 8683 • 9010 $�� `�. M,,,,rr�"'- . �J-r^'`- • _- - f _ --` N� �5 -'�J~� ��" �-' � S`��i flvJY^^'� ^� w�"�� _ -- - �,.,�w�,,,.r"".�✓"�� ' �' N� �� -' - - _- -. - __�.51atvNW�- . ~ - 8815 h October 22,2015 i r , ,' . Conditional Use Permit Application for 8836 7t''Avenue North,Golden Valley ��-- - Applicant:Calvin Christian School Current Use of this Site: This site is currently being used to receive shipments of donated goods that are collected in off-site donation bins. Shipments come into the facility via automobiles, mini-vans, and occasionally via a box truck. Shipments typically come into the facility once per week. When a shipment comes in, 3-5 volunteers receive it, sort through the merchandise, tag and price sellable items, and put the items on shelves in the receiving area. As products are needed on the sales floor,volunteers take items from these shelves to restock. More valuable items are put on a shelf for collection by our Craig's list seller. All un-sellable clothing is bagged and put in a large collection bin. The clothing in this bin is sold to a clothing recycler to earn money for the school. Shoes are delivered by the pallet, are sorted, and any unsellable shoes are put in boxes on a shelf for regular collection by the recycler. The sorters work once per week, for about 3 hours. Once per month this warehouse site is open to the public. Our warehouse sales are one or two days per month, normally on the third Friday of every month, from 2:30 to 6:30pm and sometimes the following Saturday, from 10-2:OOpm. Typically the sales draw about 25 customers, usually no more than 3-6 customers occupy the sales floor at any given time. One or two volunteers are present to work at each sale. We also use this warehouse space to store larger set pieces, costumes and props for our school plays and musicals, as well as long tables used occasionally for sales and events by the school. Proposed Use of this Site: Our intention is to use this site exactly as mentioned above, but to increase the frequency of our warehouse sales to three days per week, approximately 50 weeks of the year. Days of operation proposed are Wednesday,Thursday, and Friday. Hours of operation proposed are 10:OOam until 4:OOpm at the earliest, 6:OOpm at the latest,TBD. Employees working during days of operation will include one manager and one other employee or volunteer. Employees will park in the back parking lot to reduce the number of parking spaces required to operate business. Currently 7 parking spaces are designated for our business use in the front, main parking lot. Based on our existing business, New To You Thriftique, which is located in the Golden Valley Shopping Center, we anticipate about 2-5 customers to be shopping at our site at any given time. This equates to 1-5 cars parked in the warehouse parking lot at any given time during normal operating hours. Besides a small "Open" sign in our front window,the only other signage at our site will be our name on the standard sign above our door, in the same font, same color and same size as all of the other businesses in this warehouse facility. We will not place any merchandise that is for sale outside of our site in the common areas or in the grassy area in front of our site. Warehouse spaces are commonly used for thrift and re-sale type retail stores. While we intend to create a comfortable, appealing environment for our shoppers, we do not intend to alter the interior of our site dramatically or permanently. Clothing racks, shelving, display fixtures and moving carts and dollies will be the only equipment used in the store. The retail portion of the store will occupy approximately 48%of the overall space. The front reception area will have minimum sales merchandise, and will display items that we are currently selling via Craig's List and ebay. The office will be used exclusively by the staff. The back half of the space starting at the large garage door all the way up to the curtain will be used for receiving, sorting and storing excess merchandise and school items, as well as recyclable clothing and shoes. The exterior of our site will not be affected or altered. r tR //.} � / � � y6..N L � ``. { ` . ��g � � � ��Y c � ��;.� � � ,�,�a ��:��:------____��{ � v � �� S U- i i _ ' �,�( � � � � � s� �'�' is`�c1yi� - �� ___ _ �_'' 1 _...._ .� ��t S�,c'F � � Skelvi►� N � r ,. s.a�e�a ��, �,,z�k '�� S�eC� �� 's -o � � s x�� " �� zc� _ ,�- ��} . �Io�6y� r`" Sl,ei� � (�c i:;_�..-� . ._ ��a�:r., � ci�1�� , ---___ --=- C-�-►s � a✓� Y� �;c..s ' ��S_._._( �c� �vt V1 �.��'n,a;.:�.T,____� �_,_'_�?�_,,._,�, �? p�� ,�..��-o.,i l �.,'aUJ�' l' i =r it.: i� iC.�- 1ro � �,s�`-�-i �s�� A-�.. � , � - �' �' t� �, �"{`�� - �,� ; � � ��'�� . E ., � r �o �j�� '.t.L.. � � �(� ��;y" �''_'��, �i.��: �-+l.X- r• `. 4� ` + (' �1 , '� ' Pxo�cT: GOLDEN VALLEY III . SITE PLAN Stelner 8804-8840 7TH AVENUE NORTH Develo ment, Inc. GOLDEN VALLEY, MN. 3610 County Road� phone: is52) 473-5650 SHEET N0: � DATE: 2�2�201 O Wanato, M�nnesota �391 fax: �952j 473-7058 DECATUR AVENUE NORTH ,�-=�I' ; -- I� II�= �' ! i I I � i I ! J� Bed6; —�_�I ��' ( �, f eaao ��; j � �� L86 0 8838�� 8840 � � i I 8838 BB38 I ' � il i I BB38 8838 �� 8838 �� 8836 I 8�38 �-" .__� ' i� �� i836 8836 � ;�� , -8836 883fi 8836 ; �� I 8834 8836 !' I I 8632 8834� : 8832 8834 I 8834 jl I 8832 8834 � 2 8834 8�} 8832 8830 /_ : I �530 � I!i 8830 8832 I 8630 8830 8830 ' 88 4 �, 8824 8830 i 8824 � _ �� ae2a ea2a 8824 I�i I ~ �II ea2o �i � sazo I sezo sazo � � � II � eazo� — 8820 � II I ' � aa e !' I � �_eBiB asta 8818 ;; , I eeis esia . ,;I w � -se,s eata � � ' I > I I ee�s ssis , '' Q i 8816 8816 8816 ; II . i BB16 8816 ! I _ �. 8814 8816 �`�\� il � � 8814 8814 � :.,� � II 88fa aeia 8814 I I � 8814 �, �� I � 8812 8 18 4i 8812 8814 � I esi2 eefz 8812 �' �� 8808 8808 '\ � i � 8808 � \ 88081 j 6808 aaoa 8808 � \ I I I 8806 8806 ___� ' :�� .1�_ ,. 1� 8808 8808 I i 8806 -�pg 8806 \ I -eeos � -- •� I . I a 4 eeoa �'' \�� i 8804 eba asoa I BBoa eaoa �` I \ 8804 B�b4 I I I� � ��. Ii . ,� , 1 �j I o � , y � � `�-i �, � ��_, _ - BOONE AVENUE NORTH �'1�� ,�. �� _ �� : . ��,, � Fire Department 763-593-8079/763-593-8098 (fax) Date: November 16, 2015 To: Jason Zimmerman, Planning Manager From: John Crelly, Fire Chief Subject: CU — 142, Calvin Christian School —8836 7th Avenue N I have reviewed the conditional use permit information for Calvin Christian School located at 8836 7tn Avenue N. The proposed use of retail sales, warehouse and office is acceptable. However, there are code requirements that will need to be met. Listed below are my plan review comments based on limited information. 1) The proposed use of retail sales is a change in "occupancy use" from office /warehouse. A Code Analysis of the building will need to be conducted by a design professional and submitted to the City Building Official for review. 2) Prior to occupancy the facility shall be in compliance will all applicable codes which includes the Minnesota State Fire Code (MSFC). A partial list of common code items includes: a. Provide tenant space addressing. MSFC section 505.1 b. Provide fire extinguishers. MSFC section 906.1 c. Provide a code compliant fire sprinkler system. MSFC section 901.4 d. Provide a code compliant fire alarm system, MSFC section 907.1 (if applicable) e. Provide for proper disposal of combustible /flammable waste. MSFC 304.1 (if applicable) f. Maintain occupancy separations between tenant spaces as required by the Minnesota State Building Code. MSFC 705 (if applicable) g. Provide and maintain flammable waste traps as required by the Minnesota State Building Code. (if applicable) h. Provide access key for the tenant space. Key will be placed in the fire department keybox. MSFC section 506 i. Maintain exit signs and emergency lighting. MSFC 1028.4 j. ....... If you have any questions, please contact me at 763-593-8065, or my e-mail address, IcrellvC�a.ctoldenvallevmn.qov Ct ty Of ��;,,d�,. � Olt�� IVI E N1 {� D U M � . ��,, f,,.'� Physical Development Department 763 593 8095/763 593 8109{fax) Date: November 23, 2015 To: Golden Valley Planning Commission From: lason Zimmerman, Planning Manager Subject: Site Plan Review— Borton Volvo (905 Hampshire Ave S) Summary Borton Volvo is proposing to reconstruct the main showroom and add a service drive at its dealership at 905 Hampshire Avenue South. City Code requires that a site plan review be performed by the Planning Commission prior to the issuance of a building permit for any proposed construction. Site plan review standards were established in the I-394 Mixed Use Zoning District to promote development that is compatible with nearby properties, neighborhood character and natural features, and consistent with the comprehensive plan and/or area plans adopted by the City Council. The regulations are intended to minimize pedestrian and vehicular conflict, to promote public safety, and to encourage a high quality of development. The regulations recognize the unique character of land and development throughout the City and the need for flexibility in site plan review. The Zoning Code does allow the Planning Commission discretion when reviewing site plans, and states that "the City may permit alternative approaches that, in its determination, meet the intent of the development standards equally well or when specific physical conditions of the site or building would make compliance infeasible or inappropriate." Analysis The following Development Standards are listed in the Zoning Code for the I-394 Mixed use district: Building placement. Buildings shall be placed close to the adjacent primary street where practicable. Primary streets include Hampshire. Parking and services uses should be located in the interior of the site in order to create a vibrant pedestrian environment, slow traffic, and increase the visual interest and attractiveness of the area. Staff Comments: The new showroom will be approximately 5 feet closer to Hampshire than the existing structure, with only landscaping between the building and the road. Parking will remain to the sides and behind the building. Building design. Building facades over thirty(30) feet in length shall be visually divided into smaller increments by architectural elements such as recesses, openings, variation in materials or details. Building tops shall be defined with,the use of architectural details such as cornices, parapets, contrasting materials or varied window or roof shapes. Buildings should have a defined base, middle and top, and employ elements that relate to the human scale and appeal to the pedestrian, such as awnings, windows or arcades. Staff Comments: The new showroom will have large display windows spaced regularly around the structure which should provide for visual division of the fa�ade. No distinctive building top is being proposed. Transparency. Views into and out of buildings shall be provided to enliven the streetscape and enhance security. 1. Where nonresidential uses occupy the ground floor level, window and door openings shall comprise at least sixty percent (60%) of the length and thirty percent (30%) of the area of the ground floor fa�ade facing the primary street and shall be located between three (3) and eight (8) feet above the adjacent grade level. Minimum window sill height shall be three (3) feet above the ground, while the maximum height of the door shall be eight (8)feet above the ground. Window and door or balcony openings shall comprise at least fifteen percent (15%) of upper stories and side and rear facades. 2. Window and door openings shall be clear or slightly tinted to allow unobstructed views into and out of buildings. Views shall not be blocked between three (3) and eight (8)feet above grade by storage, shelving mechanical equipment or other visual barriers. Display windows, if designed to provide equivalent visual interest, may be considered as an alternative approach as provided in Subdivision 8. The display area behind the window shall be at least four (4)feet deep and shall be used to display merchandise. Staff Comments: Large display windows will occupy roughly SO% of the length and 50%of the area of the ground floor fa�ade facing Hampshire. They will extend from grade to approximately eight feet high. No windows, doors, or balcony openings are proposed for the upper stories or side fa�ades. Display windows are proposed to frame new vehicles on display within the showroom. Building entrances. Building entrances shall be provided on the primary street on which the building fronts, in addition to any entrances from rear or side parking areas. Street entrances shall be lighted and defined by means of a canopy, portico, recess, or other architectural details. Staff Comments: The showroom entrance is proposed to continue to be located to the side of the building off of the parking area to the south. Building materials. 1. Exterior wall finish. Exterior wall surfaces of all buildings, excluding those portions of foundation walls extending above finished grade, shall be faced with glass, exterior cement plaster (stucco), natural stone, brick, architectural concrete, non-corrugated metal, or an equivalent or better. Use of masonry and other durable materials is preferred. 2. At least twenty percent (20%) of the fa�ade facing the primary street shall be faced with Kasota stone or other indigenous dolomitic limestone. 3. When used as architectural trim, up to fifteen percent (15%) of the exterior wall surface of a building elevation may be wood, metal, exterior insulation finish system (EIFS) or other equivalent materials as approved by the City Manager or his/her designee. 4. Fa�ade treatment. All building facades shall be constructed with materials of equivalent levels of quality to those used on the front fa�ade, except where a fa�ade is not visible to the public. Staff Comments: The exterior finishes of the reconstructed showroom are proposed to be predominantly translucent etched glass (blue and white) with silver aluminum composite panels on the new service drive and as a transition to the existing portions of the building. The existing block building is proposed to be painted grey. Building colors. Bright or primary colors shall be limited to fifteen percent(15%) of all street- facing facades and roofs, except when used in public art or on an awning. Staff Comments: The southwest corner of the showroom will have two sections of blue etched glass that will highlight the Volvo signage. The total area on the street-facing fa�ade will be approximately 14%. Parking location. Off-street parking shall be located to the side and rear of buildings to the maximum extent feasible. Off-street parking within front yard setbacks between buildings and the primary street shall be limited to a maximum depth of forty (40)feet. On-street parking will be encouraged where appropriate and feasible. Staff Comments: Parking will continue to be located to the sides and rear of the building. Parking screening. Parking areas shall be screened from public streets, sidewalks and paths by a landscaped frontage strip at least five (5) feet wide. If a parking area contains over one hundred (100) spaces, the frontage strip shall be increased to eight (8)feet in width. 1. Within the frontage strip, screening shall consist of either a masonry wall, berm or hedge or combination that forms a screen a minimum of three and one-half(3.5) and a maximum of four (4)feet in height, and not less than fifty percent (50%) opaque on a year-round basis. 2. Trees shall be planted at a minimum of one (1) deciduous tree per fifty (50)feet within the frontage strip. Staff Comments: Low landscaping is proposed for the areas between display windows. Six new birch trees are planned for the frontage strip between the south parking area and Hampshire Avenue. Pedestrian circulation. 1. Sidewalks shall be required along all street frontages, and sidewalk and trail design shall be consistent with the City of Golden Valley Public Sidewalk and Trail Policy. 2. A well-defined pedestrian path shall be provided from the sidewalk to each principal customer/resident entrance of a building. Walkways shall be located so that the distance between street and entrance is minimized. Walkways shall be at least six (6) feet in width, and shall be distinguished through pavement material from the surrounding parking lot. Walkways shall be landscaped for at least fifty percent (50%) of their length with trees, shrubs,flower beds and/or planter pots. 3. Sidewalks of at least six (6)feet in width shall be provided along all building facades that abut public parking areas. Staff Comments: No sidewalks along the street frontage are proposed as part of this project. The City's proposed sidewalk network does not include Hampshire Avenue. On-site sidewalk connections are being proposed to allow for pedestrian movement around the front of the building. These sidewalks are proposed to be 5' in width. Public art. Public art is encouraged as a component of new development. Staff Comments: No public art is proposed. Recommendation While a majority of the aspects of the proposed site plan are consistent with the development standards set forth in the I-394 Mixed Use Zoning District, certain aspects are in conflict. As has been discussed with respect to previous auto dealership proposals, corporate standards limit the ability of local dealerships to comply fully with the City's requirements. In those situations, the City has taken advantage of the "alternate approach" flexibility offered in the Zoning Code and worked with the local architect to ensure a high quality development is approved. The following items do not completely comply with the Code requirements: 1. Windows occupy roughly 50% of the ground floor fa�ade rather than the 60%threshold required. The upper fa�ade of the showroom does not contain windows or balconies. 2. The entrance to the building is located adjacent to the side parking lot rather than at the building front. 3. No limestone is included in the proposed street fa�ade materials. Staff believes this standard is not compatible with the design required by the Volvo corporate office. 4. While some landscaping is proposed, full parking lot screening is not included in the proposal. Staff believes full parking lot screening is not compatible with the function of an auto dealership. 5. A public sidewalk is not proposed along the street frontage. Staff believes a sidewalk should not be required as it is not included in the City's Sidewalk Plan. Staff recommends approval of the site plan as proposed, utilizing the flexibility of an alternate approach to accommodate the corporate requirements set forth by Volvo. Attachments Location map (1 page) Memo from the Fire Department dated November 16, 2015 (1 page) Site plans, floor plans, and renderings prepared by Steven Fichtel Architect and SDA Architects and Designers, received October 28, 2015 (11 pages) . � ,�, si 5 � C<��tlawrT Pon�/ y c - ____ �.. 6900 -----J'- a • __ � La.�,�er Ave G;Penhelt(Cotilawn Pond) �oo Subject Property 720 �,5 . ssoi n� � 730 G • - 100 S y�E 725 735 745 755 765 801 �401A'•0 0 • a �� r ;�111406A`-5 : 207��406D 303 6800 850 � 905 � 692 5 2 �' • �. 900 n • 6920 i 907 Q Y . 6660 6620 � • ..�.. . . .. .. 6t80 6440 � ♦ • - 6400 6100 ;�.r:-_::�:�_...__.. • .: • _ _ . . �� -_..... - � . . � �� .�.. iF - -_-__ waytata Blv � ... .. .:.. ..... u � -.��Interstate Mwy 394 '� '--. . __._.�:��..t�t..Fi�::�; '91 � .. ' � nrrwn��w�n�n��.�n�..�•�n�•��u u��n ' a..�..inw�nrw�n��r��wu�.s.��u��s��o wdavza ra -�-"""^-,,,.,,,,� _._.. _ , __ _ � __ � t��v �, ,__ __ ___ — __� ------- i ;, a � s T O j� ��>� , �Q � �"�; ST �OUISPARK ; � �� i -- '� I ��. �; i � = i , 4 ; ' � � , r. �__...; �� i � i � �..,��:� ,��. , . �� e �' � �� . � a�� ;PA� r« :r � . � ��,�,. � � � � Fire Department 763-593-8079/763-593-8098 (fax) Date: November 16, 2015 To: Jason Zimmerman, Planning Manager From: John Crelly, Fire Chief Subject: Site Plan Review, Borton Volvo—905 Hampshire Avenue S I have reviewed the documents submitted on October 28, 2015 for the proposed expansion of Borton Volvo located at 905 Hampshire Avenue South. This plan indicates three sides of the building foot print being expanded. This proposal contains an access road around the building that meets the minimum requirements of the Minnesota State Fire Code (MSFC). It should be noted that this building is currently protected with a fire sprinkler system. The assumption is that the building is 100% protected with a "FULL" NFPA 13 compliant sprinkler system. It appears that the fire department connection and outside horn/strobe will need to be relocated to accommodate the new construction. Based on the site conditions depicted, the fire department finds the proposed site plan conditions acceptable. 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L � � N p � _ O , J .._,j.,�. O � � � � � L f4 O � �, m L ' � � Q �..� O T �� ' 0 `~ � � � � � � V �Y � � � � � � � O � . w - � �' 3 � �� o > U a "' � a> ca � N o •� o a� cq � � � � Q U V L � � O ;� � °' U �� ` °' �, � � � � �— E c� •�-.. a� s � �n .� � c� � °� cn avi �_ � � X � a a� � � � ~ � � p � � � 'a� a� � � � ' ` � � `o � ' � � .� L^ L � � 1.1� O �H � � � � � �� ' U .� CO (� � �' tA r � i � 1�1��.�1 ti'' � �� _ ' c � . �'�� , � � fn O � � ; c� � L '•' U _ _ __ cC � � N U � �> N '� — . __ � s — O x � � i `� N 3 i� � V j � '' L N � N L . a,,, � V i � C� � . � � > ' � g � � � � .i � � � +�-� . � O +• „� � �> � � "' � (0 , ..f � � � � � � U Q Q � N 7 � •� � � � � V t _ � � � � � � i '' O (0 � � � � O � O � � � � � �'� � � � � � � � � � .�� .` L � � F _ J (n O .� � � N � - -- — . , H � O � � O � � �) �� : J . . Z � . �'�-� . � • 0 �� ,. � �_ Z � _� Z � I � : : Q � : � � _ � � : : � � : el Z : � � z � • � � _ ; � � ' �- ¢ . �� : Y � . • W � : N : Y �o : cityof �� otden � � � . �� k .� � �,� g ��., e� Physical Development Department 763-593-8095/763-593-8109(fax) Date: November 23, 2015 To: Planning Commission From: Jason Zimmerman, Planning Manager Subject: Comprehensive Plan Update Overview In order to begin the official Comprehensive Plan update efforts, staff will be leading discussions with the Planning Commission in advance of additional initial work with other City departments and the City Council this fall. The next discussion, originally planned for November 9, is being postponed to the November 23 Planning Commission meeting as the current lack of agenda items negates the need for a regular meeting. However, Commissioners should use the additional time to review the information below. In addition to the background materials provided to the Commission on October 26, staff is encouraging ali Commissioners to browse Golden Valley's current Comprehensive Plan, as well as those of some other cities, via the links below and consider the following questions: 1. How does Golden Valley's Comprehensive Plan compare to some of the others below? Should Golden Valley be creating an active or passive document? 2. Are the goals listed in each Chapter still relevant? How much reexamination of goals needs to be done? 3. Which Chapters (plan elements) do you see as needing to be changed or significantly updated? Which areas do you feel should remain substantially as they are today? 4. Should Golden Valley complete the optional elements suggested by the Met Council (Economic Competitiveness and Resilience)? Comprehensive Plans: Golden Valley: http://www.�oldenvalleymn.�ov/planning/comprehensiveplan Roseville: http://www.cityofroseville.com/544/Comprehensive-Plan St. Louis Park: http://www.stlouispark.or�/comprehensive-plan.html Woodbury: http://www.ci.woodbury.mn.us/plannin�/comprehensive-plan Red Wing: http://www.red-win�.or�/comprehensiveplan.html Wahpeton, ND: [go to www.wahpeton.com and click on Economic Development > Comprehensive Plan > Final Draft]