12-28-15 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, December 28, 2015
7 pm
1. Approval of Minutes
November 23, 2015, Regular Planning Commission Meeting
2. Informal Public Hearing — Conditional Use Permit— 9000 10th Avenue North —
Motors Management Corp. — CU-142
Applicant: Motors Management Corp.
Addresses: 9000 10th Avenue North
Purpose: To allow for an auto repair use in the Industrial Zoning District.
--Short Recess--
3. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
4. Other Business
• Council Liaison Report
5. Adjournment
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Regular Meeting of the
Golden Valley Planning Commission
November 23, 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,
November 23, 2015. Chair Segelbaum called the meeting to order at 7 pm.
Those present were Planning Commissioners Baker, Blum, Cera, Johr��t�r1',�l�luchka,
Segelbaum, and Waldhauser. Also present was Planning Manager Ja�on Zim��#rman,
Associate Planner/Grant Writer Emily Goellner, and Administrativ� �ss�t�nt Lisa`:?
Wittman.
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1. Approval of Minutes `
October 26, 2015, Regular Planning Commissi�r��Meetir�g ��;� ��
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Waldhauser referred to the last sentence in the frrst�para�raph ��1`��age 10 and
questioned if the word "and" should be changed etq the wor� ;"or." The Commissioners
agreed that the word should be changed tq,"o� " '�:
MOVED by Waldhauser, seconded by �:�a a�t� r�otion�carried unanimously to approve
the October 26, 205, minutes with t��; ��jav���oted'°c�rrection.
4�° } 4'
2. Informal Public Hearing ��ond�tional Use Permit— 5401-5403 Minnaqua
Drive — Rakhma, Inc;- GU=1�{1��
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Applicant: Rakhm�� In���'
Addresses: 5409-5403 Minnaqua Drive
Purpose: ` To allt�w for a Residential Facility providing care for up to 12 people in
tt�e R-� Single Family Residential Zoning District.
Goellner referr��f,to a location map and stated that the applicant is proposing a Residential
Facility provit�i�g��re for up to 12 people in the R-1 Single Family Zoning District. She
expl�ir��d thati'a Residential Facility serving six or fewer people would be a permitted use,
however,.facil�ties serving from seven to 25 people require a Conditional Use Permit.
Goellner discussed the typical number of visitors and deliveries expected and stated that
the facility will have two to three staff on site at all times. She stated that the applicant is not
proposing to change the footprint of the existing house or driveway, but they may add a
deck, ramp and patio in the future. She referred to the parking spaces available on the
property and noted that three garage spaces will be assigned to the staff and there are up to
six additional parking spaces located on the driveway. She added that the applicant has
agreed to put a policy in place to help with the coordination of parking and reduce the
amount of on-street parking.
Minutes of the Golden Valley Planning Commission
November 23, 2015
Page 2
Goellner stated that staff is recommending approval of the proposed Conditional Use Permit
subject to the conditions listed in the staff report.
Cera referred to the proposed future deck, ramp, and patio and asked if they would require
variances. Goellner said no variances would be necessary.
Blum referred to the plan showing the parking spaces and questioned if one of the driveway
parking spaces blocks one of the garage spaces. Goellner said yes, and reiterated that
there will need to be some coordination of the available spaces. She added that there is
also on-street parking available.
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Baker asked for a summary of the neighborhood meeting. Goellner said that the ��plicant
stated that the neighborhood meeting went well and discussion ir��uded ���ffic arrt� parking.
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Waldhauser asked about the egress from the lower lever. G¢�gl��ie,r ��i� all of t�e bedrooms
will have to have a separate egress. ���,
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Johnson referred to the common area shown on the �lans�and a�ked a�out the definition of
a duplex. Goellner explained that a duplex is finro se�ar�t� unifi�rE��e stated that if the
existing house is converted to one unit, it can ne�er be us+�! as a cluplex again in the future.
Segelbaum asked if a doorway could be installec�;�efinreen �k�e units. Goellner said she
would clarify that with the Building Official =` e, �"��s ���
`����..x::�
Susan Eckstrom, Executive Directo�� Ra�hm�; s�€i�l�t���y are very passionate about what
they do. She said they have beer����rmg for=people in`single family homes for 30 years and
have three other locations. �, ��� ��� ���,
Baker asked Eckstrom to�alk abv�t th�r other locations. Eckstrom stated that they have a
home in Minnetonka with�-1�� res��'i�nts, �`home in southwest Minneapolis with 10 residents,
and home in St. Paul.with 10 �-8sidents.
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Cera asked Eckstrom �bot�t°�he parking. Eckstrom stated that the parking diagram shown
would be unusua�. She said there will always be finro to three staff on site, but they often
take public:transit. She added that during shift times there may be at most six people on
site.
Waldhauser aske�l.if the public transportation option would work in this location. Eckstrom
stated;that the�� is public transportation on Duluth Street, approximately a half a mile away.
��i
Kluchka �isl��i about the typical turnover of the residents. Eckstrom said generally the
length of time is five years.
Segelbaum asked what dictates the number of people they can serve. Eckstrom said their
State license requires a ratio of 1 staff to 5 residents and generally they can serve 10
people in the residential model. Segelbaum asked if square footage is considered. Eckstrom
said the license considers the number of bedrooms and that the bedrooms in this location
are quite large and some can accommodate two residents in each.
Minutes of the Golden Valley Planning Commission
November 23, 2015
Page 3
Segelbaum asked Eckstrom if she has any concerns about the conditions listed in the staff
report. Eckstrom said she has no concerns about any of the conditions. She added that they
strive to be really good neighbors and that they have parking policies at all of their locations.
Baker asked Eckstrom about issues regarding a single family home versus a duplex.
Eckstrom said a duplex is a little less convenient for their staff. Baker asked if they are
thinking about adding a door befinreen the finro units. Eckstrom said they would like a pass
through.
IN��
Kluchka asked Eckstrom if they considered any other properties in GoI�len Vaf[�y. Eckstrom
said no, but they would consider additional properties in Golden Valley i� the future.
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Segelbaum opened the�public hearing. �����;`���` ��" ,
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Lotti Matkovits, 2400 Unity Avenue North, said she is a retirec�social work�r who worked
primarily with seniors in independent housing. She sai���s,he is'i�t fava��t�f���ie proposal and
she is impressed with their home-like atmosphere. $he s�i�d wh�r� she rieeded to find
Alzheimer's care for people there were usually nQ,'��erii�gs in`a�F��hma because they are
known for taking public assistance and for their great care.
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Brenda Clarno, 6840 Winsdale Street, saf�! s�i� is c�n��taff,�;F��Rakhma's Minnetonka site.
She said she has heard the State demc���aphel'� talk��ak�i���future needs for Alzheimer's
patient care. She said she thinks this corr`t�urr�fiy�is fflrkunate to have facilities that do this
type of work. �' �
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Seeing and hearing no one ���+,���wi�hi�g to comriient. Segelbaum closed the public hearing.
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Cera said this is a great service to have in the community and he supports the proposal.
Waldhauser agreed �hat thet������a need for this type of facility and added that the Rakhma
properties are well maii���ined'y�r1d will be an asset to the neighborhood. Commissioners
Baker and Blum„agre�d.
Kluchka referred ta t�e i��a of having a doorway between the two units and said his
recollec��on f�br�����t;��oposals is that adding a doorway turns the structure into a single
family un�,:ani���rould��ib� longer be able to be a duplex.
����;.
MOV�D by Cera, seconded by Baker and motion carried unanimously to recommend
approval:of a �bnditional Use Permit at 5401-5403 Minnaqua Drive to allow for a
Residential F�cility providing care for up to 12 people in the R-1 Single Family Residential
zoning district subject to the following findings and conditions:
Findin s:
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.
Minutes of the Golden Valley Planning Commission
November 23, 2015
Page 4
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. How�v��� deliveries
to the property should be made off-street whenever possible to m�tigate s�iprt-term
congestion. � � ��1d
5. Effect of Increases in Population and Density: The propo��f'will�i°r�rease �ie
population at the location as compared to the previous us�r`I`his i��not����expe�ed to
have a negative impact.
6. Increase in Noise Levels: This use will generate slightly�more.�oise_t��n a typical
single-family home due to regularly scheduled deliy�ries. Howev��?�,��liveries will
be limited to regular business hours. `�'���' ��
, ���:
7. Impact of Dust, Odor, or Vibration: The pr����eci_use is�����t��ranticipated to cause
an increase in dust, odor, or vibrations. {t� �� �
8. Impact of Pests: The proposed use is t�qt ar��icipated ti� attract pests.
9. Visual Impact: The exterior of the builC�ir4����nril1��i�main largely unchanged with the
exception of a potential deck, ramp����;and w��Cway on��i�ie south side of the building.
This addition, if built, would have� t�ini�nx�l;visua�_Er�pact and would be consistent
with other properties in the a��a. �
10. Other Impacts to the City a�1d Resident§. Staff does not anticipate any other
negative effects of the p�ppased ��e. The use is expected to make a positive
impact on new resid�n"ts of the f��ility. These residents are affected by Alzheimer's
and other dementias and will receiv�-�4-hour care.
Conditions: `�� ,
1. The plans p�r par� by'��h�e���Associates, Inc and Carl J. Gramentz, received on
October 22, �Q15, sh��� becoi�ne a part of this approval.
2. Th� fa�ility_may�erveFup to 12 persons and must maintain appropriate licensure
frorr���he �#at�of I�i�n�sota.
3. The ap�lic�r�t shall 'e�tablish a Visitor and Employee Parking Policy that promotes
the orga�izett use of the driveway and attached garages to the largest extent
possible in order to mitigate congestion on nearby streets.
4. Scheduled d''eliveries to the property must occur after 8 am on weekdays and
week��d��.�"fhe 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.
Minutes of the Golden Valley Planning Commission
November 23, 2015
Page 5
3. Informal Public Hearing — Conditional Use Permit— 8836 7t'' 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.
Zimmerman explained the applicant's request for a Conditional Use P��iit�t�o�allow retail
sales in a portion their existing warehouse space at 8836 7th Avenue'North. Currently, the
applicant has a temporary sales permit which allows sales for up�t0 15 d��� per y�ar. He
added that the applicant currently operates the New to You Th�ri�ique in,the Gol��n Valley
Shopping Center and that they plan to close that store and hav� sal��'at the '��`Avenue
location three days a week, Wednesday through Friday.
. ��� 1� �'�a��,
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Zimmerman stated that the Light Industrial Zoning Distri�iT`�Ilpws;up to �b% of a building's
footprint to be used for accessory retail sales. In t�������, the war�house and office space
is 1,910 square feet and the proposed retail spa�� will be'='1;;762 s�uare feet, or
approximately 3% of the building's total footprint=�here are no other approved retail uses in
this building. � � �'`�� �'° ;�i'
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Zimmerman referred to the parking �,I�n`���bmifteci.an,d stated that the applicant has been
assigned seven parking spaces in ��b�`��Qf�t��r locati�n. He stated that the applicant's
current sales draw approximately;25 cu��mei`���er day, and there are typically three to six
customers at a time. He add�l tha���h��� is no on-street parking allowed on 7t� Avenue or
on Decatur Avenue NorthK��i��t�� tF�' ;applicant has stated that employees could park
behind the building on sa�� daysai�'neede�.
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Zimmerman stated tkiat staff is r�commending approval of the proposed Conditional Use
Permit subject to the �Qnct���n� list�d in the staff report.
Cera asked,,if the applic�nt could lease parking spaces from other tenants if needed.
Zimmerman said th�t r�i�P�t be possible.
�, r.
W�Idhause�,ask�d why the City cares if the applicant has sales more than three days per
week.,Zimmerman stated that is what the applicant is proposing. He added that it might also
help with man�ging the parking if it becomes an issue.
` Ee�r
Baker asked who owns the building. Zimmerman said he didn't know, but that the applicant
is leasing space in the building. Baker said he thinks it would be up to the owner to decide if
parking for the proposed use affects other tenants. Zimmerman agreed. Johnson asked
what the parking requirements are for this use. Zimmerman said the Zoning Code would not
require more than the seven spaces they are providing.
Christine Weiss, representing the applicant, stated that their lease is up on their space in
the Golden Valley Shopping Center so they've decided to scale back their operation
Minutes of the Golden Valley Planning Commission
November 23, 2015
Page 6
because they don't need that large of a retail space. She added that they operate mostly
with volunteers so having sales three days a week is more manageable.
Segelbaum asked Weiss if their current store at the shopping center is open more than the
three days a week proposed in the new space. Weiss said their existing store is open
Tuesday through Saturday from 10 to 6.
Segelbaum opened the public hearing. Seeing and hearing no one wishing to comment,
Segelbaum closed the public hearing. , s: ,
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Waldhauser stated that this proposal makes sense, she doesn't have eo�cerns ��out the
proposed use in this location, and she is glad they are staying in,�tilden�, Iley. ji�
�9�
MOVED by Waldhauser and seconded by Cera to recommend ap�r���ial of a Conditional
Use Permit at 8836 7th Avenue North to allow for accessory r��ail ���es in ;� Light Industrial
zoning district. '�'�� �������°�
���
Cera questioned if condition #3 regarding limitin�th� s�I�s to't�ree days a week needs
to be included. Waldhauser said she doesn't think it neec���'�o be included. Zimmerman
stated that his only concern is if parking bec,��ne�;�,n issue ;�-le added that if the
Commission wants to remove condition #�;'���iff wt��ld be��[� with that. Segelbaum
stated that if sales were over a period of�five da�ts instea�����of three it might help
distribute customers over a longer p���io� �f tit�'ie �t�d r�ake parking less of an issue.
Johnson said he thinks if the appl���nt i�,asktt�� to have sales three days a week the
City should give them what they'i�e ask�c�for,"��� it is not their place to second guess
the applicant. Baker said the applicant;tlidn't actually ask to have sales three days a
week, they just mentioned:in their narr�tive that they would like to have sales three days
a week.
MOVED by Cera to a�'ne�;� the �, ,otion to remove condition #3 regarding limiting the
sales to three days a wee�C.r���d�'��user accepted the amendment subject to the
following finding�aand ���iditions:
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Findinq�: ' ��'�� n ��;���.
1. Demt�nstr`��ed I�ee�d for the Proposed Use: The City requires that an applicant
identify � market for the proposed good or service necessitating a CUP. Calvin
Christian �chool will be relocating their existing retail use, the New to You
Thri#tique, from the Golden Valley Shopping Mall and is able to accurately predict
the e��ected 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.
Minutes of the Golden Valley Planning Commission
November 23, 2015
Page 7
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 antici���te any���er
negative effects of the proposed use. The location is a mulfi te a�t I�ght industrial
property with adequate parking to serve the individual uses ,���� i�q
Conditions:
1. The plans by submitted by the applicant on November 9, �015;��hall b�;eome a part
of this approval.
2. The recommendations and requirements outlined in the,memo from Fire Chief John
Crelly, dated November 16, 2015, shall becorpe par���f th'��a��proval.
3. In the event complaints to the City regarding��arkingk�t'e deemed by the City
Manager or his/her designee to be significan#t the City i��serves the right to require
signage be installed to highlight the e�N�f����s��n parl�i�g spaces in the front
parking lot and to reserve them for=�ustome�` use:" �' �
4. All signage must meet the requi�emer�ts af filie��it�r's Sign Code (Section 4.20).
5. This approval is subject to all=o'�her;State��afederal,`and local ordinances, regulations,
or laws with authority over this dev�l�pmet�t.,:
4. Site Plan Review<8or��� Vt�lvo — 905 Hampshire Avenue South
�:
Zimmerman stated that constr4�ction projects in the I-394 Zoning District require site
plan review by the P��nr���� C���nission. He explained Volvo's proposal to upgrade
and standardiz�their`lqok`�r�d discussed the development standards required including:
building placem�ent, building de�ign, transparency, building entrances, building
materials,;k���l��ing �t��or�},parking location, parking screening, pedestrian circulation,
and pu�lic ar� �i�e r�pt�1 that there are some items in this proposal that do not
completely;coi�ly witli fhe Code requirements, however, there is language in the Code
th�t.states��the Cei�y may permit alternative approaches that, in its determination, meet
the intent of the development standards equally well or when specific physical
conditions of��a� site or building would make compliance infeasible or inappropriate."
Segelbaum asked if the parts of the building labeled "A" in the presentation are being
removed. Zimmerman stated that approximately half of the existing building will be torn
down and replaced.
Zimmerman stated that staff believes the building materials proposed are high quality,
but that the following items do not completely comply with the Zoning Code
requirements:
Minutes of the Golden Valley Planning Commission
November 23, 2015
Page 8
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;ir��Iuded in
the proposal. Staff believes full parking lot screening is not compatible with the
6,;
function of an auto dealership. � ' �
5. A public sidewalk is not proposed along the street frontage. Staff b���eves a ' .
sidewalk should not be required as it is not included in th���ity's �ideV���k �fan.
' a�� r,;;,
Kluchka asked about the location of the existing pedestrian bridge'it��,relatic�n'to the
subject property and discussed the existing sidewalks in.the arqa. He �u�stioned if
there are enough or if more are needed. Zimmerman explained it�at the City has a
Sidewalk Committee and they review the sidewalk plan=in ord'er;to fill in gaps where
sidewalks are needed. `
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Patrick Sutter, General Manager, Borton ��i(��,�st���� that��is store opened in 1999.
He explained that Volvo refers to the d�ign a �he Vii�va Retail Experience (VRE) and
the new design is very Scandinavian,uvit�i���t�t���iill��pOr plan/living room concept. He
said the existing facility is dated ��►d�fli�y ar��not proposing to create a mega store, they
are looking to add a comfortabl����mount of squ�re footage and to create a more
accommodating drive area. _; � �=x� '��t �
Cera asked Sutter if they awn th,+�^buildin:� to the north and if so, are there any plans to
change the fa�ade of that build��g as well. Sutter said they do own the building to the
north and they did sc�me �xtenor remodeling to it when they purchased it in 2007, but
they are not planning'�o m�k� �(��i�changes to it at this time.
; ,
Waldhaus�r noted that the building is two stories in height, but is really one story in the
interior.��ut�E�r agr+�ed and said the height will help screen the mechanicals on the roof.
Steuen Ficl'ftel, Ar��itect for the project, stated that the architectural design was done by
Volvo architects and he is primarily helping with construction documents and project
administc�tion,`He stated that they are planning a small, second level office area across
a portion'��s�f�� eastern part of the showroom. Kluchka asked if that space is shown in
the elevations. Fichtel said yes, and noted that there will be a couple of windows facing
north. He added that the north fa�ade of the building will be half glass and half
Alucobond panels.
Kluchka asked if electric charging stations, or wind or solar power will be included.
Sutter said yes, there will be three charging stations and they are contemplating adding
a solar canopy in the future, as well as using LED lighting.
Minutes of the Golden Valley Planning Commission
November 23, 2015
Page 9
Kluchka asked for a description of the glass and the visible light transmission values.
Fichtel explained that there will be etching on the inside of the glass units which will help
control glare but they will be translucent to let daylight into the building. He noted that
the blue sections shown on the plans will be blue glass and will provide a glow at night.
Kluchka asked if the glass is opaque or transparent. Sutter said it is opaque. Fichtel
added that shadows can be seen through the etched glass.
Kluchka asked about the landscape plans. Fichtel said there is a very specific palette of
materials they will be using including: broom and pebbled concrete finish�s���ri�ver rock
outside of the windows with low growing junipers in front, and tall gras��� and`b�i�ch
trees in the vehicle display area on the south. Waldhauser said the�lan��cape p�dn is
very stark and asked if it would be outside of their design standa,�����to sof�n the,��ade
of the building to make it more people friendly. Sutter stated th�fi�hey yu�ll be usiC��
natural wood in the entryway and around the window areas to rii�k���t�i�nviting'�'nd
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Kluchka asked if there will be shrubs with pylons buried virifhi(� th�m, pl�ced around the
property lines to help address security issues sim�lar�to what t����lNI dealership did on
their property. Sutter said they haven't had to gat� their pa�king lot and they like to keep
the lot well lit. He added that they are planning or�.keeping t�e existing flower beds and
tall grasses that are there now. T������ J!��`
Kluchka asked if the roof parapet will,scre$n¢�,�`��roflt���,�IVAC equipment and if people
driving by will be able to see it. Fi�#el s�id f�i� new buildmg is quite a bit taller and sits
fairly close to the street. He adc����that��� meCh�nical units will be in the center, toward
the back of the roof. Kluchkar�id`h� ��concerned about the building not having a
complete parapet and it Ic��iking f�ke fFi��e is a fake farade. Fichtel said the building will
have a full parapet. t s �}};
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Segelbaum asked the,ap��icarl`���� address the five items that do not completely comply
with the Zoning��ode��equir�mi�n�. The first one being the ground floor windows
occupying 50%, %�ther fhan 60%b of the ground floor fa�ade. Fichtel said that the
schematic d�sign was do�1e by Volvo designers and they say how the building can
comply best r�vitM the design concept. Sutter added that the ground floor is all glass, it is
just not all completely see-through glass.
Segelbaum said the second item that does not completely comply with the Zoning Code
requirernents i�'that the entrance to the building is located adjacent to the side parking
lot rather fl��� the building front. He asked if there are any doors on the Hampshire side
of the property. Fichtel stated that the primary entry faces south as does the existing
entrance and the customer parking. He noted that they have added another entrance on
the north side of the building and there are two display windows on the west. He also
explained that the Building Code would require air lock vestibules at all entries and they
need to be able to get the vehicles onto the showroom floor. Waldhauser stated that the
vision for the I-394 corridor was to be pedestrian friendly with sidewalks, but that doesn't
make sense in this case. Also, there is no need for a door on the Hampshire side of the
property. Sutter added that what they are proposing is more pedestrian friendly.
Minutes of the Golden Valley Planning Commission
November 23, 2015
Page 10
Segelbaum said the third item that does not comply with the Zoning Code requirements
is the fact that no limestone is included in the proposed street fa�ade materials. He
noted that limestone is not compatible with the design required by the Volvo.
Segelbaum referred to the fourth requirement regarding landscaping and said he thinks
there has been some precedence regarding landscaping at dealerships.
Segelbaum referred to the last item regarding sidewalks and asked the applicant if he
would consider adding a sidewalk along the street frontage. Sutter statec��t��� he hasn't
commented on sidewalks in the past, but he doesn't see a lot of pede��r�an traffic in the
area. Segelbaum said there is a path through the wooded area on the`���urel Ave�ue
Greenbelt, but it would be good to have more sidewalks in this are`�" ������ �
�x,�
Waldhauser asked if the roof could accommodate a green rc�pf i�esign: Fichtel said he
thinks it's conceivable if it is designed that way by engineers.`1�Ual��i�user Said it would
be nice since there is no tree cover, shade, or infiltration,., �
�BY�I��e..,:.. � �.
Blum questioned who would have access to the al��'��in�,.,stat�o��.>�utter said they
could be accessed by anybody wanting to use t�iem.
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i1'.
Johnson asked about the site lighting. Zirr�rt��rrt�►an'Said a lighting plan will be reviewed
during the building permit process. ��"'`
Kluchka said he would like to discuss al�ern�tiyes for the five items not meeting the
requirements of the Zoning Code, The Gfpmmi���oners agreed that the amount of
window� proposed is fine bec��use' htg�''quality glass and materials are being used. The
Commissioners also agre�d�''that�� is�cak that the entrance to the building is located
adjacent to the side parking. lot rather that at the front of the building and that limestone
is not being used.
,;
F �
Segelbaum asl�d wf��i���,thi�;�r��c���l is not a PUD. Zimmerman explained that it is an
existing buildmg c�n an e�4r�ting Itit. The applicant has a Conditional Use Permit and the
property rne�t� all of the � oning Code requirements and doesn't require any variances.
The only requir�rr�er�t:i�,t�� site plan review process.
Kluchka sa'�d he would like to list findings of what alternative standards the Planning
Commission is going to allow because this property is part of the Mixed Use Zoning
District and it dpesn't require review by the City Council. Baker said he is confused by
the word "alternative" and would like to use a different word. Kluchka stated that the
Code uses the language "alternate approach" and the Planning Commission is being
asked to justify the proposed design using an alternative standard. Blum said he doesn't
know if the Planning Commission is departing from the standards, they are meeting the
standard that allows for flexibility.
Segelbaum summarized the five items not meeting the requirements of the Zoning
Code and reiterated that they've discussed the amount of windows, the use of
Minutes of the Golden Valley Pianning Commission
November 23, 2015
Page 11
limestone, the entrance located on the side rather than in the front, the landscaping, and
the lack of a public sidewalk along the street frontage.
Johnson stated that Volvo has spent a lot of time and effort to figure out this proposal
and that they are using the best standards. He said the City may be making some
exceptions, but it is getting a showplace based on a lot of analysis and study. Cera said
that is good in this case, but varying from the requirements can be trouble like in the
Menard's proposal. Kluchka agreed and said franchise architecture can be fantastic but
it can also be Walmart, Menard's and McDonald's, so he'd be more comfc�rtab,le saying
that he approves of Volvo's proposed design because of its high quality,matenals and
design.
� ���
Segelbaum asked the Commissioners how they felt about the.�r`opos�d� lar��sca�ing.
Waldhauser said she thinks the applicanYs rationale about n�t w�n��r����to screeh their
display windows is good. She added that the applicant is plar��ing'�n kee���g some of
the existing landscaping which is also good, but she wt��ld like��o adi����ondition that
three dimensional landscaping be added to soften th� look� !<lu�l�ka agireed that the
proposed landscaping is adequate for a car deal�i�'�rp��d h�°�����s the goal is to get
additional landscaping where it doesn't obscure uiews of irl�rentory� Segelbaum
suggested additional landscaping on the west an`�;north si��s.
..f 4.
Segelbaum asked the Commissioners F�ow the�r�fielt ab���t�ie requirement regarding
sidewalks. Kluchka said he feels ad���t�ion��l��c���ii�l1����re not necessary because it is
not part of the existing sidewalk p��'rti. ��um added that there are defined areas already
in place and the property is boui�s�;ed by;walkabl� paths. The Commissioners discussed
the various sidewalks and crosswalks�ir�`the area.
Baker said he is concerned aboutthe lig�ting and the "glowing box." He asked if there
are ordinances that might a��r���s the impact to night flying birds and other wildlife, or if
that is beyond the seppe of thi�`project. Zimmerman stated that the Code considers
more general types of�imp��t�: '
,
MOVED by Kl�uchka, seConded by Cera and motion carried unanimously to approve the
proposed si�eep��n�for.Bor�on Volvo at 905 Hampshire Avenue South with the following
consider�tions�for altem�tive approaches for the five items that do not comply with the
Zoning Cod� requirements:
�
���
1. Win�iows -���"he alternative approach includes additional windows on the second
floor a�'���ell as the translucence of the fa�ade of the main building.
2. Building Entrance —The south side of building is the front as a precedent and the
front of the building is difficult to define according to the sidewalk.
3. Building materials —The alternative approach includes high quality glass fa�ade, use
of national high quality design standards, and consistent materials being used on the
"glass box" all the way around, including on the east elevation.
4. Parking screening/landscaping — Landscaping is not necessarily appropriate for a
car dealer's sales needs and incorporates some additional safety qualities, however,
the Commission is requiring additional three-dimensional plantings.
Minutes of the Golden Valley Planning Commission
November 23, 2015
Page 12
5. Public sidewalk —A public sidewalk is not necessary because there is no sidewalk
included in the Gity's Sidewalk Plan.
--Short Recess--
5. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
Baker gave an update on the METRO Blue Line (Bottineau) LRT. He stat����hat the City
Council submitted comments to the Corridor Management Committee (�N1C)`�� the
Committee supported both proposed stations. He noted that there,�re st�ll conc � r�s about
parking and Sochacki Park being repaired when the project is colrplete. ��mmerman
stated that Municipal Consent will be in February. He explaine�.���iat th� proj�ct i��at 15%
level of design now, it will be at 30% in August, 60% in the sp�irrg, a�t�'`100% at the end of
2017 with construction in 2018.
,
����
6. Other Business
;;,
• Council Liaison Report
�-�.
No report was given. E� �� ' �_� �� :,_
t�. ,.
'�li� 1 kF's:,
• Comprehensive Plan Pro�ess ���rvievv�
f4Y}
Zimmerman referred to the staff ���ort ��±�lude��i�� the agenda packet that provided
several links to other cities' .���r�I����ive Plans in order for the Planning
Commissioners to start reviewmg an�( �omparing Golden Valley's Plan. In his staff
report he also asked the Commissioner�rto review the goals listed in each chapter of
the City's current Comprehen�ive Plan, to think about which chapters might need
significant changes t���'up+�ates, �nd if Golden Valley should complete the optional
elements (Ecor�mic �qm���rttuer�ess and Resilience) as suggested by the Metropolitan
Council. He discus�ed tMe timing of the Comprehensive Plan update process and
explained ���t��he G��y Cc��ncil will be discussing the scope of the Plan in February or
March { ���, � d� � f,�E�; ��,
Se�slbaurri°aske�d when the last Comprehensive Plan update was done. Zimmerman
said the last update was approved in 2009.
Waldhaus�r stated that she likes the plans that have an overall theme and tie the
sections together similar to St. Louis Park's and Roseville's plans. Zimmerman noted
that Roseville's plan has different goals for different Planning Districts in their city. Baker
said having different goals for different parts of the City might be good as a result of the
subdivision moratorium and the feelings of people in those areas.
Segelbaum asked if there is training available. Zimmerman said staff has been
discussing more regular Commissioner training with specific topics. He added that staff
is also considering having a kick-off meeting with the Planning Commission,
Minut�s of the Golden Valley Planning Commission
November 23, 2015
Page 13
Environmental Commission, and Open Space and Recreation Commission at the
beginning of next year and he would send the Commissioners a link to the Metropolitan
Council's on-line tools and examples.
Baker suggested not cancelling future Planning Commission meetings when there are
no agenda items so they can seriously start working on the Comprehensive Plan
Update. He added that he thinks a Resilience chapter is very important and something
he will advocate for and not dismiss.
Blum said he would like the language in the Comprehensive Plan to b�strong��:around
development near light rail transit stations so there aren't problems,in the future 1�;hen
figuring out development near light rail stations. Baker agreed ar����dded"'fihat IigY���rail
stations in different areas would have very different needs. Zirn�ierma��su�t���tl�'g
having focus areas. ��� � ��� ,�������
, ���r{��
: ;
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Waldhauser said she thinks the City's current Compreh�nsive Plan is ba�kward thinking
and stie would like it to be more diverse. Kluchka a�reed°th�t a lot of the language in
the current Plan is historical and it might be valuap��'tb�`��da�f���h���nvision documents
or move away from the Envision documents as a�basis fo�r`P��e nexf update. Zimmerman
agreed that the goals need to be reviewed tc� seefk�ow they_�eed to be changed or
interpreted. 3,��`��'� f�
s�darll,IsF
Blum said he would like to see some,statistiG� on�M����,the numbers will change in
housing, etc., to help figure out th� go�l� ar'���ow things have changed in the last five
or 10 years.
7. Adjournment
, ;;.
The meeting was adjo�urned'������48 pm.
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John Kluchka, Secretary Lisa Wittman, Administrative Assistant
Date: December 28, 2015
To: Golden Valley Planning Commission
From: Jason Zimmerman, Planning Manager
Subject: Informal Public Hearing – Conditional Use Permit (CUP-143) to Allow for
Automobile Repair in an Industrial Zoning District at 9000 10th Avenue North
– Motors Management Corp., Applicant
Background and Proposed Use
Luther Automotive is seeking approval of a Conditional Use Permit to allow automobile repair in
an Industrial Zoning District at 9000 10 th Avenue North. The property in question is zoned
Industrial and designated Industrial on the General Land Use Plan Map. It is bounded to the south
by 10th Avenue and to the north by the Union Pacific railroad. Industrial and Light Industrial uses
are located on the surrounding properties.
Luther purchased this 8.36 acre parcel as well as the adjacent 4.25 acre parcel to the west earlier
in 2015. There is an existing building on the 9000 property which used to house the office and
production equipment for Gopher News. The property to the west is vacant with a lawn to the
south along 10th Avenue and a wooded area to the north.
The building is currently leased to a handful of tenants but would be emptied in anticipation of
the new uses being proposed by Luther. The applicant intends to renovate the building for an
automobile repair area, offices, and warehouse space, including a call center, conference center,
I.T. department, and indoor storage of automobiles. Future outdoor storage of dealership
inventory is also anticipated at this site.
Aside from the automobile repair use, all other uses are permitted uses and require no review or
approval by the Planning Commission or City Council. Other zoning issues, such as setbacks,
landscaping and screening, and the number of required parking stalls, will be evaluated by staff
as part of the review for building permits.
The narrative and site plans originally submitted by the applicant indicated there would be 16
service bays utilized on the west side of the building—9 existing and 7 new. Since that time, the
applicant has decided to wait with the installation of the new bays and only utilize the existing 9
service bays for now. This reduces the number of required parking spaces compared to what was
originally anticipated in the application.
The amount of parking required on the site is determined by the mix and size of proposed uses in
the building:
9 automobile repair bays @ 4 spaces each 36
43,443 sq. ft. warehouse @ 1 space per 3,000 sq. ft. 15
26,270 sq. ft. office @ 1 space per 250 sq. ft. 105
156 spaces required
There are 70 parking spaces currently on-site and the capacity to restripe the remaining parking
area to add 90 more spaces for a total of 160. The applicant’s plans for indoor storage anticipate
up to 152 cars could be parked inside the building. No additional paving or impervious surfaces
are necessary to accommodate the minimum parking required by code.
The applicant is also working to evaluate if the existing service doors will remain or if some may
be able to be removed as part of the renovations. No new service doors will be constructed. Five
new windows will be added to the north side of the building in the call center area.
Hours of operation for the automobile repair use are anticipated to be 7 am to 5 pm Monday
thru Friday and 8 am to 4:30 pm on Saturdays. Eight to ten employees will be on site servicing
approximately 50 vehicles per day. With other employees at the call center and office areas on-
site, the typical number of total workers in the building in anticipated to be roughly 55.
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: Moving the company’s internal new vehicle prep
and pre-owned vehicle reconditioning operations to this location would free up space at
Luther’s current facility. It would also eliminate the need for large transport vehicles to drop
off at the main store.
2. Consistency with the Comprehensive Plan: The automobile repair use, in conjunction with
the other uses being proposed, is consistent with the goal of locating redevelopment along
major corridors and increasing the job and tax base within the community. The property is
designated for Industrial use 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 and is isolated from any residential neighborhoods.
4. Effect on Traffic: The number of trips associated with the proposed use is minimal, as the
automobile repair being proposed is not a retail use but for internal company use only. Staff
does not expect any negative traffic impacts to the surrounding areas.
5. Effect of Increases in Population and Density: The proposed uses may generate a minor
increase in the number of employees at the location compared to the current uses, but will
likely be fewer than the previous use of Gopher News operations.
6. Increase in Noise Levels: The proposed use is not anticipated to cause a significant increase in
noise levels. Automobile repair will take place during normal work hours and on the west side
of the building, which faces a vacant lot.
7. Impact of Dust, Odor, or Vibration: The proposed use is not anticipated to cause an increase
in dust or odor. Minimal vibrations may be associated with the use but should not impact any
adjacent uses.
8. Impact of Pests: The proposed use is not anticipated to attract pests.
9. Visual Impact: Five windows will be added to the building. Staff does not anticipate a change
in the visual quality of the property from the automobile repair use.
10. Other Impacts to the City and Residents: Staff does not anticipate any other negative effects
of the proposed use. The location is an industrial property with adequate parking.
Recommended Action
Staff recommends approval of Conditional Use Permit 143 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 25, 2015, shall become a part of this
approval.
2. All vehicle deliveries shall take place on-site and shall not take place on the street.
3. All signage must meet the requirements of the City’s Sign Code (Section 4.20).
4. 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 (5 pages)
Plans submitted November 25, 2015 (2 pages)
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The Luther Com pany, LLLP
Golden Valley, MN
NARRATIVE FOR A CONDITIONAL
USE PERMIT
November 25, 2015
. .
. .
L A N D F O R M
�ram Site tn finish � �
• •
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INTRODUCTION
On behalf of The Luther Company, LLLP, Landform is pleased to submit this application for a conditional
use permit to allow the use of automobile repair shop at 9000 10'h Avenue North. The Luther Company,
LLLP owns the site. The building is currently leased to multiple tenants but The Luther Company, LLLP
will being transitioning those tenants out. Our redevelopment plan includes an automobile repair shop
with service bay on the west portion, totaling 20,163 square feet. The remainder of the building will be
used for office and warehouse, permitted uses in the Industrial District.We are excited about the
improvements proposed for this site.
Our detailed application request is discussed below:
Daily Operations
The automobile repair shop is expected to operate from 7 a.m. to 5 p.m. Monday through Friday and 8
a.m. to 4:30 p.m. on Saturdays, starting with 8 to 10 employees on site. It is estimated approximately 50
vehicles will be serviced per day. This site will strictly only provide service to newly arrived inventory and
pre-owned vehicles either obtained through trades or from auction. In addition to prep and reconditioning
we plan to detail vehicles and provide parts storage. This is not a retail facility-strictly internal use only, so
no customers will be dropping off or picking up vehicles at 9000 10'h Ave. North.
We are proposing the use of 16 service bays to allow for automobile repair on-site. There are currently 12
service doors on the west side of the building. The Luther Company, LLLP is proposing to remove 10
overhead doors and install one new overhead doors on the northwest end of the building. The two
remaining overhead doors will be at the southwest corner of the building. The overhead doors on the
northeast of the building will remain. The exterior lighting will also remain the same.
The Luther Company, LLLP, intends to use the building for offices, a call center, conference rooms,
warehouse, interior parking and an automobile repair shop with service bays. The total square footage of
the building is 89,876.Warehouse will consume 43,443 square feet of the building and 26,270 square
feet will be office space. The remaining 20,163 square feet is proposed for an automobile repair shop use
with service bays.
Parking
Section 11.70 of the City Code requires a total of 186 parking stalls for all of the planned uses in the
building. The automobile repair shop use requires four spaces for each service bay, equaling 64 parking
spaces for the 16 service bays. The site currently has 70 parking spaces on-site and meets this
requirement. We believe that the existing parking is adequate to serve the automobile repair shop use as
currently proposed. We have prepared a proof of parking for the ultimate build-out to show the 184
LUT15030 L A N D F O R M November 25,2015
Project Narrative 2
required parking spaces by restriping the existing parking lot to provide 90 additional spaces. The
applicant will accommodate the remainder of the required parking with 24 stalls within the building.
CONDITIONAL USE PERMIT
We are requesting City approval for a conditional use permit to allow automobile repair shop use in the
Industrial Zoning District. The related warehouse, manufacturing and office uses are permitted in the
Industrial Zoning District. We have reviewed the City Code, the 2008-2018 Comprehensive Plan and
other City policies and believe the proposal is consistent with all City requirements.
The property is zoned Industrial, which allows automobile repair shops as a conditional use subject to the
conditions outlined in Section 11.80 in the City Code Specifically:
1. Demonstrated need for the purposed use.
To meet the demands of our growing retail service business,we would like to move our internal
new vehicle prep and pre-owned vehicle-reconditioning operations to 9000 10�h Ave. North. This
would free up stalls in our current facility to manage this demand. It will also allow for significantly
better circulation on the current site because all deliveries of new and pre-owned vehicles will
occur at the 9000 10'h Ave. location. No large semi-sized transport vehicles will be dropping off at
the main store.
2. Consistency with the Comprehensive Plan of the City.
The use of an automobile repair shop is consistent with the Comprehensive Plan. Allowing an
automobile repair shop in the Industrial District will support corporate and industrial growth
opportunities while maintaining the integrity of residential neighborhoods. The proposal is
consistent with Goal 2 of the Land Use Plan of the Comprehensive Plan to protect and respect
traditional neighborhoods. The use is consistent with Goal 3 of the Land Use Plan to
redevelopment along major corridors and increase jobs and tax base within the community. The
proposal is also consistent with Goal 6 of the Comprehensive Plan to support private
redevelopment that is compatible with the City's land use plan map and policies.
3. Effect upon properfy values in the neighboring area.
There is no effect on the property values of the neighboring area. The use is consistent with the
purpose of the Industrial Zoning District; to provide for the establishment of industrial and
manufacturing development and uses along with directly related and complementary uses that,
because of the nature of the product or character of activity, require isolation from residential and
LUT15030 L A N I� F � R M November 25,2015
Project Narrative 3
commercial areas. Automobile repair shop is compatible with similar operations of permitted uses
in the Industrial Zoning District, such as manufacturing, fabrication, tire service and warehouses.
4. Effect of any anticipated traffic generation upon the current traffic flow and congestion in the area.
The use of an automobile repair shop will generate traffic similar to many of the permitted uses in
the Industrial District. This is not a retail facility-strictly internal use only, so no customers will be
dropping off or picking up vehicles at 9000 10'h Ave. North. It is expected that the increase in
tra�c generation will be minimal and not affect the current traffic flows or cause congestion in the
area.
5. Effect of any increases in population and density upon surrounding land uses.
An automobile repair shop will not increase the population or density of the surrounding land
uses. This type of use is not residential and does not require increased City services. The traffic
generated in the area will be similar to surrounding uses and lower than the prior Gopher News
operations. -
6. /ncrease in noise levels to be caused by the proposed use.
The increase in noise level will be minimal and will only reach the extent of the area of the use
within the building.Automobile repair shop use require machinery that will increase the noise
level but it is not expected to impact neighboring properties because the service areas will be
situated towards the north and west of the building. The adjacent property to the west is currently
vacant and the north side of the property abuts the Union Pacific Railroad. The increased noise
level will occur between normal business hours and weekends and will not disturb the other uses
within the building or the surrounding buildings.
7. Any odors, dust, smoke, gas or vibration to be caused by the proposed use.
No odors, dust or smoke will be caused by the proposed use. The use will cause minimal
vibration that will not reach other uses within the building or adjacent properties. Automobile
repair shops use fluids during the repair and maintenance of vehicles. The fluids will be contained
and disposed of according to industry standards, and will not affect neighboring properties or the
health, safety and welfare of the community.
LUT15030 L A N D F O R M November25,2015
Project Narrative 4
8. Any increase in flies, rats, or other animals or vermin in the area to be caused by the proposed
use.
There will be no increase in flies, rats or other animals or vermin in the area due to an automobile
repair shop.
9. Visual appearance of any proposed structure or use.
The visual appearance of the current structure will be altered slightly with the addition of a service
doors and five windows facing north. The exterior appearance of the structure will be similar to
the existing exterior appearance.
10. Any other effect upon the general public health, safety and welfare of the City and its residents.
There are no other effects of an automobile repair shop in the Industrial Zoning District upon the
general public health, safety and welfare of the City of Golden Valley and its residents.
SUMMARY
We respectfully request approval of the conditional use permit to allow automobile repair shop at 9000 10'n
Avenue North. The proposed use is complementary to the permitted use of warehouse and office in the
Industrial District. The application complies with all ordinance requirements. We are requesting that this
item be placed on the December 28, 2015 Planning Commission meeting and the January 5, 2016 City
Council meeting.
CONTACT INFORMATION
This document was prepared by:
Kathleen Hammer
Landform
105 South Fifth Street, Suite 513
Minneapolis, MN 55401
Any additional questions regarding this application can be directed to Kathleen Hammer at
khammerCc�landform.net or 612.638.0228.
LUT15030 l. A N D F O R M November 25,2015
Project Narrative 5
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