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04-25-16 PC Agenda AGENDA Planning Commission Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Monday, April 25, 2016 7 pm 1. Approval of Minutes April 11, 2016, Regular Planning Commission Meeting 2. Informal Public Hearing — Conditional Use Permit— 6100 Olson Memorial Highway —Verizon Wireless — CU-147 Applicant: Rob Viera, Buell Consulting c/o Verizon Wireless Address: 6100 Olson Memorial Highway Purpose: To allow for an 80' monopole with an equipment platform 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 `° l his document is available in alternate farmats upo�i a 72-fi�our request. �,lease call 763-593-80D6(TTY: 763-593-3968)ko mak�a r�qu�st. Exampl�s of alternate forrnats ' may i:iclude large�rink,e{ectranic, Braille,audiocassette,etc. Regular Meeting of the Golden Valley Planning Commission April 11, 2016 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, April 11, 2016. Chair Segelbaum called the meeting to order at 7 pm. Those present were Planning Commissioners Baker, Blum, Johnson, Kluchka, Segelbaum, and Waldhauser. Also present was Planning Manager Jas�ri��rrt�erman, Associate Planner/Grant Writer Emily Goellner, and Administrative Assistant Lis�, Wittman. Commissioner Cera was absent. �.�. 1. Approval of Minutes February 29, 2016, Joint Planning, Environmental and (�pen'Space and Recreation Meeting N �, MOVED by Waldhauser, seconded by Blum and motion carried u�r��nimously to approve the February 29, 2016, minutes as submitted. March 14, 2016, Regular Plannin� Comrr�ission Meeting Blum referred to the 7th paragraph on'pag�,$ and'���ed that the word "now" should be changed to the word "not." Johnson referred to the 6th par��raph on page 15 and stated that the word "natural" should be removed from the first°�entence. MOVED by Baker, seeonded by Johnson and motion carried unanimously to approve the March 14, 2016, minutes with th� above noted corrections. 2. InfQrmal Pu�lic Hearing — General Land Use Plan Map Amendment— Lot '1;'[, Block',8, West Tyrol Hills (formerly 3900 Wayzata Blvd) — CPAM-58 �„� Applicanfi ::. City of Golden Valley Addresses: Lot 11, Block 8, West Tyrol Hills (formerly 3900 Wayzata Blvd) Purpose: To change the designation on the General Land Use Plan Map from Right-of-Way to Residential—Low Density. 3. Informal Public Hearing — Property Rezoning — Lot 11, Block 8, West Tyrol Hills (formerly 3900 Wayzata Blvd) —Z009-03 Applicant: City of Golden Valley Addresses: Lot 11, Block 8, West Tyrol Hills (formerly 3900 Wayzata Blvd) Minutes of the Golden Valley Planning Commission April 11, 2016 Page 2 Purpose: To rezone the property from Right-of-Way to Single Family Zoning District (R-1). The Informal Public Hearings and discussion for Items 2 and 3 were combined. Goellner referred to a location map of the subject property and explained that it was originally platted to allow for a single-family home, and that there was a single family home on the property until it was demolished in 1970. She stated that MnDOT purchased the property in the 1960s for the Highway 12 project and recently sold it in an auction to the highest bidder. She added that MnDOT sold the property "as is" assuming that the land will be used for a single-family home as it had been in the past� ���� '' ���� Goellner explained that the lot is buildable for a single-family hame because it is over 80 feet in width and more than 10,000 square feet in size. She adde�J that`it woulci''not be eligible for a lot split because there is not enough width for two lots �nd IV��C�OT has no intention of selling any of the adjacent right-of-way in order to obtain th��rt�cessary lot width. Goellner stated that staff is recommending that t�e property.be rezoned and re-guided to Single Family, Low Density Residential, but there are other�ptions. These options include guiding and zoning it as park/open space or I�aving the property as right-of-way. The City's Director of Parks and Recreation has stated that"this property is not part of the city-wide comprehensive parks plar��and there are �Qncerns about maintenance costs. The Public Works Department has s at�d that the City would be open to pursuing a trail or access easement for the existing trail lo�ted south of the subject property, but not a path through the subject property. She add���that the risk of leaving the property as right-of- way according to the City Aftorney is t�at the new owner could build a home without being subject to R-1 zoning restrictions such a�; setbacks, lot coverage, etc. Waldhauser asked CoelEner to point out the location of the existing trail south of the subject property. Goellner referred to an aerial photo of the area and noted where an access easement could be locat�d. Baker questioned why an easement would be needed. Goellner stated that putting an easement in place would maintain the access into TheodQre Wirth Park. Baker stated that there is a new trail that crosses the back corner of this property and questioned if the Minneapolis Park Board knows that this property has been sold, ar thafi it is proposed to be rezoned and re-guided. Goellner stated that Min'neapolis wi11 review the proposed Land Use Map amendment as part of the Metropolitan Council review process. Blum asked staff if they know the maintenance costs if this parcel were to be a park or open space. Zimmerman said he didn't know the exact costs, but if the City owns the property it would have to be brought up to code with ADA requirements, trash cans, benches, etc. He added that the City would like to have additional parkland further west toward the Good Day cafe, but not in this location. Segelbaum questioned if making this property parkland could be considered a taking. Goellner said that staff did not consider that, but thinks what is being proposed is the best use for the property. Minutes of the Golden Valley Planning Commission April 11, 2016 Page 3 Johnson asked how someone could build a house without having to follow any of the zoning requirements if the City were to do nothing with this property. Zimmerman stated that this is a unique case because there is no zoning designation on this property. He said the new owner could take possession of the property and there could either be a freeze to allow for no development until the process is figured out, or the new owners could potentially build whatever they want because there is no zoning in place. The question is if the old zoning designation would carry over. The City Attorney feels there is some risk in not doing anything with the property. ,,.; Blum asked if the environmental impacts or the effects on the existing;;�t�bitat'f�aue been considered and added that this vacant parcel does provide a barri�r far"the neigl�borhood. Zimmerman said he spoke with the staff liaison to the Environmental Commission,and he said there are a couple of areas where the City could expand open space in c�rd+�r"to preserve environmental features, but the City has been operating under the assumption that this property would go back to being a single-family parce) at some paint. Segelbaum opened the public hearing. ��. Chuck Malkerson, 1109 Tyrol Trail, said he has [ived in G�lden Valley for 15 years, he loves Golden Valley, and it has been a wonderful place to r�ise a family. He stated that Mr. Zimmerman has been very helpful and has sper�t a lot of time answering his �� . . questions, and he has been pleased with the process. He said in his career he's had opportunities to deal with Comprehensive Plans, and land use and environmental issues but that this is a peculiar case. He said the end user has not shown up or discussed anything with the neighborhood ��d he doesn't know what is going on. He said he can't get any owner information unt�l a d�ed is filed and this lack of information leads to suspicion and fear because�hey just cic�n't know anything. They don't know if the buyer knows what he is getting into because fhis property is a blank slate with no zoning on it. He said he thinks it's fabulous that Golden Valley has been recognized as a "tree city" for =��� .. 29 years and discus��d.the various pocket parks and small areas of open space and nature space in the Ci�ty. H�r���tked'that one of the goals in the City's Comprehensive Plan is to pursue and acquir� l�nd for open space and trails and said it would be possible to make a deeision about t?��� property as part of the 2018 Comprehensive Plan update. He referred to past Planning �ommission meetings where the Commission discussed easements ar�d other ways to protect trees, but none of those things have been considered it�r this property. He asked if a house is built on this lot if there is any way the neig�ibors can�be involved in requiring things above and beyond what is required in the Zoning Code. He stated that past proposals have also required applicants to hold a neighborhood 'meeting, which has not happened in this case and asked that there be a neighborhood meeting because the City and the neighborhood don't have enough information or details. He stated that this property has been a park for 50 years and that there has been a friendly trail through this lot that has provided everybody access to Theodore Wirth Park. He stated that the owner of the house at 1101 Tyrol Trail, Dr. Leo De Souza passed away and his wife Dolly is now in an assisted living facility and that their family would be interested in hearing and participating in what is going on with this property. He said he had an encounter with the buyer who was amazed that MnDOT had a wooded lot for sale, but that is all the information he got so it is not clear what is Minutes of the Golden Valley Planning Commission April 11, 2016 Page 4 happening. He said Dr. De Souza's family would like this property to be a park and he would contribute $5,000 to help defray the City's costs. He said he would like any decisions regarding this property postponed in order to have a neighborhood meeting to get a handle on who bought this property and what they want to do with it. Tom Lockhart, 909 Parkview Terrace, said this neighborhood has taken their lumps with developers going beyond what they're supposed to do. Those properties are already built so there is nothing they can do about it now, but he is suspicious about what will go on this property. He said he wants there to be a restriction in place that allo�s t�nly one �t_.:., residential property. Mike Docter, 1122 Tyrol Trail, questioned if something could really be bu�iCt on thi� ! property without permits. He said he can see why the City would want;to zane;this`R-1, but it has been a nice buffer for the neighborhood. He asked if sc�mecine owns the property if they have to clean it up or if it can be left as is. He said he would �Iso contribute $5,000 for a park. Seeing and hearing no one else wishing to comment, Segelbau�n�closed the public hearing. Segelbaum asked if the City has the optia��ta'�ait until the Gomprehensive Plan update in 2018 to address this property. Goelln�r said t�tie City could wait, but there might be litigation from the new property owner. Se�elb�aurn:�greed that waiting could create a dispute. Waldhauser referred to the question about tree conservation easements and said her recollection of past discussions i�that':the City is not in a position to put in place or enforce those types of easement�`or agreements. Zimmerman agreed and stated that the City typically requires an eas�r�tent only if there are high quality trees or habitat to protect. Waldhauser asked why a neighb�irhood meeting wasn't held. Zimmerman stated that hearing notices w�re sent to praperties within 500 for this public hearing. He explained that this prQpc�sal di�l�r��t trigger the need for a neighborhood meeting according to the recently amended;��tghbarhood meeting policy. He added that this proposal is also unique because there isn't really an applicant to organize a neighborhood meeting. Gc�ellner added fhat the neighbors were interested in having a neighborhood meeting in order to talk ta the new property owner, but the owner of the property won't be known until mid-May when°,the deed is recorded. Waldhauser stated that a question was asked about opportunities neighbors would have to influence what the new property owner does with the property. She said she doesn't think the neighbors would have any influence because they aren't the property owner. Segelbaum added that there are a number of requirements in the R-1 Zoning District that the new owner would have to follow. He asked Zimmerman about the requirements regarding tree removal. Zimmerman stated that a certain percentage of significant trees can be removed before mitigation is required. Goellner added that it is likely the new Minutes of the Golden Valley Planning Commission April 11, 2016 Page 5 owner would have to do mitigation, but that would be reviewed during the building permit process. Segelbaum asked about Zoning Code changes since the Parkview Terrace subdivisions were approved. Zimmerman explained that in 2008 many changes were made to the Code including larger setbacks, articulation and height requirements. Waldhauser referred to the concern about splitting the property. Zimmerman stated that another 60 feet of width would be required to divide the property into twa lcats and he doesn't think MnDOT, the Park Board, or the City would be interested in selling property to allow for a subdivision of the land. .��za Waldhauser asked if the new owner will be required to clean up�#he prc�perty even`if they don't build on it. Zimmerman said until the new owner builds a h�us�tfie property can be left as is unless there is a safety issue. n ��:, : ' ,, Segelbaum asked if the easement area located to the,�south of this property, used for access to the park, is relevant to this discussion Zirii�rri�rman`stated that the property would remain right-of-way and that there could b�an oppc�rkunity to work with MnDot and the Park Board to pursue a more permanent trail �r access �oint. Segelbaum asked if the Planning Commission could recommend thaf an eas�men�� �e placed on the property to the south. Baker stated that they should find out if ther�� is"�relationship with the Park Board and MnDOT because there i� a� exiSting ac�ess area. He added that if a ,�� �,� relationship exists, the City wouldr���h��� ta'do anything. Goellner stated that if the Commission wants to recommend,that t��€� praperty to the south be used for access she suggests that it be addressed sep�r�t�ly�and not as a condition of approval or denial for the rezoning/re-guiding of the sub�ec�%property. Baker said he is sympathetic with the residents who want to have a neighborhood meeting. He suggested that a n�ighborhood meeting be held to give them an opportunity to voice their concern�, or th�s proposal should wait until the City knows who the owner is. Zimmerman reiterated that not a'll planning proposals require a neighborhood meeting. Blum said h�_thinks there is a legal and statutorily compliant use being proposed. The proposed use i� a mirror'image of its past use as low density residential and is really a restoration of the lot to its previous use, not a new or different use. He said the existing traif access to the south of the subject property does not seem to be changing as a result of this proposal.'' He said he does have concerns about keeping the access to the park because it is used by the neighborhood and is a very nice trail head, so he does not want to see that access closed off. He said he is also concerned about the environmental impact on the property and he would like more details about the maintenance costs if the property were to become a park or open space. Baker agreed and said he wants to guarantee that there is a more permanent access to the park and not just currently an access that MnDOT could close. Kluchka agreed and said that access is a real jewel and wants to focus on keeping it. Johnson stated that if the access is kept informal it could be kept as is. If it is formalized there may be more liability. He said it amazes him that the State can thrust an un-zoned property on the City to make the City deal with it. Minutes of the Golden Valley Planning Commission April 11, 2016 Page 6 Kluchka asked if the City could have rezoned the property prior to its sale. Zimmerman said there was a small amount of time that the City knew the property was for sale. He explained that the property hasn't been on the Zoning Map or Land Use Map for many years. It has just been designated as right-of-way. Baker asked if the original zoning on the property was ever formally removed. Goellner stated that there is no evidence that it was ever removed. Baker asked about the risks if the property is not rezoned. Zimmerman stated that if there is no zoning on the property, technically there are no rules or requirements. He added that the City woulc����ke to avoid ��, . any potential issues by zoning it R-1. ` ' '' Waldhauser said she is inclined to zone the property R-1. It seern����o fit ir� nicely with the neighborhood and meets all of the dimensional requirements. �`here wc�uld �Iso be some certainty as far as what can be built on this property. She said as far as naturai""habitat the neighborhood still has all of Theodore Wirth Park on the back side t�f.this pr�perty. She added that she is also interested in keeping the existing park access/c�n�ection located to the south. , aij����. ; �: Baker asked if the excess right-of-way with the e�isting pa�c access could be incorporated into the subject property. Zimmerman said MnQOT would have to be open to allowing someone else to own and maintain''it, so 1�`�:thinks.[t makes sense to work with MnDOT and the Park Board on keeping that access. Gr�eliner added that with a noise wall located to the south, it is unlikely;MnDOT woul�i sell any of the right-of-way. Segelbaum said the public is concerned about the unknowns in this situation and that he thinks the best route is to rezone tl��,p�€�perty to R-1 to prevent the unknowns from happening. He said he would alsa lik�;,,�� let the City Council know that the Planning Commission would like to maintain the tr�:iUpark access. Waldhauser added that if the remaining MnDOT right-of-way property were offered for sale, and this property hadn't been developed yet, th�r� is a possibility the finro could be put together and then subdivided so rezonir�g thi5;prflperty now would end that. MOVED by Kluchka;;seconded by Waldhauser and motion carried unanimously to recomrnend approual �f thre request to change the designation on the General Land Use Plan Map from'Right-of-Way to Residential-Low Density for Lot 11, Block 8, West Tyrol Hills,(formerly 3900,Wayzata Blvd). MOV�f3-.�?y Kluchka, seconded by Waldhauser and motion carried unanimously to recommend �pproval of the request to rezone Lot 11, Block 8, West Tyrol Hills (formerly 3900 Wayzata Blvd) from Right-of-Way to Single Family Residential (R-1). --Short Recess-- 4. Discussion Item —Zoning Code Text Amendment—Amending Moderate Density Residential (R-2) Zoning District—ZO00-104 Minutes of the Golden Valley Planning Commission April 11, 2016 Page 7 Applicant: City of Golden Valley Purpose: To discuss modifying the language regarding setbacks, lot size, and lot width and adding other missing regulations to the Moderate Density Residential (R-2) Zoning District. Goellner stated that staff is proposing amendments to the Moderate Density Residential (R-2) Zoning District because the dimensional standards were not addressed in 2008 when major amendments were made to all Residential Zoning Districts. L��mographics and housing demands are changing, and duplexes are not a common product in this market. Goellner stated that the suggested modifications can clarify th� purpose for the; F�=2 Zoning District, they can accommodate new construction that:meets market d�mand and a variety of housing needs, and they can provide regulati€�ns that are currently only in the R-1 Zoning District. She explained that small-loti Single-f�tmily residential development is a common tool for encouraging a variety c��;housing options and discussed several other cities' requirements for this type of housin�. Goellner summarized the staff recommendat�ons i:ncluding: requiring a lot size of 6,000 square feet for single-family homes, a mir�imum lot width of 50 feet for single-family homes, the same height requirements, �ide yar�!''setbacks,'`side wall articulation, structure width, paved area coverage and setb2�cks, �utdoor storage, deck requirements, and home occupation requirements as lots in the R-1 Zoning District, and also the consideration of a maximum garage width. She noted that there are 27 properties in the City affected by;.this proposal and all of them would meet the lot width and size recommendatio��:being�ropased. Goellner referred to the denst'�i�s�allowed in each residential zoning district and explained that the statetl purpose of the R-1 Zoning District is to allow for up to 5 units per acre, howeuer due to the lot size requirements it really only allows 2-4 units per acres. The state��:purpose'`of the R-2 Zoning District is to allow for up to 8 units per �... acre, but th� lot size requirements for two-family dwellings really allows 6 units per acre and 3 units'pe���re fc�t�,:single-family dwellings. The stated purpose of the R-3 Zoning District is''to al(�w up to 1`0-12 units per acre, and the stated purpose of the R-4 Zoning District is to allovi►f�r over 12 units per acre. She stated that staff is recommending 10,000„square feet for a minimum lot size for two-family dwellings to provide up to 8 units per acre, and 6,000 square feet for a minimum lot size for single-family dwellings which provides up to 7 units per acre. Staff is also recommending that the lot width be 100 feet minimum for two-family dwellings, and 50 feet minimum for single-family dwellings. Goellner discussed the idea of a maximum garage width and noted that there are currently no regulations in any residential zoning district regarding garage width. She stated there are anticipated issues if lots are allowed to be narrower and said staff is proposing that garages be limited to a maximum of 22 feet in width for single-family dwellings in the R-2 Zoning District. Minutes of the Golden Valley Planning Commission April 11, 2016 Page 8 Goellner summarized the proposed modifications and stated that they could position the R-2 Zoning District more appropriately with the regulations of all residential zoning districts, they could provide opportunity to build single-family homes at the same density as two-family homes, and they would add regulations that are missing, but assumed to be applicable to the R-2 Zoning District. Segelbaum asked if the City is required to have a certain amount of R-2 zoned properties. Goellner stated that 5 units per acre is what the Metropolitan Council requires, but the current Zoning Code only allows 2 to 3 units per acre. Zimmerman added that the Metropolitan Council will review the City's Comprehensive Plan in order to determine if Golden Valley can meet its population growth. Bake�asked if the City adopts the proposed R-2 amendments if it will then cause pressur��to create more'R-2 properties, or if the City is covered with the use of the R-4 Zon���`Dis#rict. Zirnmerman explained that the proposed amendments are less about densify and rnore abaut housing demand and offering a variety in housing styles. Baker noted that the only block of R-2 zoned properties is on Harold Avenue and he {.>� knows how hard it has been to develop those prc��aertre��rGoellner stated that she noticed the requirements in the R-2 Zoning Distri�t need�i�be aligned with the density allowed in that district. Zimmerman added that th�;;City Cour��il wants to accommodate some more density in the appropriate places but th+�tools tt�e City has don't really work so the R-2 Zoning District needs some t�pdating and cfarifying. Waldhauser stated that the proposed changes would allow more single-family, small lot developments without requiring a PUD. Segelbaum agreed. Baker asked about the cor�s with�°,the proposed changes. Goellner stated that it will need to be clear in the Compreti�nsi�e Plan where the City wants R-2 zoned properties and where it doesn't, which will rrial�� it easier to deny inappropriate proposals. Segelbaum qu�.stioned if someone with a 100-foot wide lot could rezone it to R-2 and then split it into tviro,lots. Goellner stated that the land would also need to be guided in the Comp�ehensive Plan for higher density. If the City wants to reduce the number of rezoning,applica��c�ns i� could also increase the rezoning application fee. Segelbaum asketi the Commissioners if they are in favor of making the R-2 Zoning District more consistent with the R-1 Zoning District and to allow the same density with smaller homes instead of duplexes similar to what has been done in some recent PUDs like Lauref Ponds. Zimmerman stated that currently, a PUD was the only way to get a product like Laurel Ponds. Baker asked if it is likely that instead of applying for a PUD developers would just rezone a property to R-2 instead. Zimmerman said that could potentially happen, but it is up to the City Council to approve a rezoning, whereas with a PUD if a developer meets certain standards it is harder to deny their proposal. Blum stated that changing the side yard setback requirements, articulation requirements, height requirements, etc. in the R-2 Zoning District to match what is in the R-1 Zoning District makes sense and will make it easier and more consistent with the Minutes of the Golden Valley Planning Commission April 11, 2016 Page 9 other residential districts. He stated that limiting the width of garages is also a smart suggestion, but he has some concerns about the proposed lot width and lot size and how it might change the R-1 Zoning District to look more like Minneapolis neighborhoods with blocks and alleys which he isn't sure will be attractive and Golden Valley could lose a competitive advantage. He said he thinks that R-2 properties will likely appear in existing R-1 neighborhoods. He said it also seems that the City's use of R-3 and R-4 have been good in maintaining R-1 areas and help justify mass transit and other uses. Johnson questioned what would stop someone from buying an R-1 prc�perty and splitting it into two lots using the proposed R-2 requirements. Zimmerm�n stated that the property would need to be rezoned in order to do that. He ac�d�d that with a ty�ical �...� subdivision if the proposal meets the City's requirements, the C�'ty has to approue"it, however the decision to rezone a property is almost entirely at the GounciPs discretion. Baker said he is concerned that rezoning properties to R-2 could be:a bacl�door way to subdivide R-1 properties. Waldhauser said that wouldn't happen if thE�°prpposed rezoning were inconsistent with the Comprehensive Plan. Zimmerman agreed and noted that the Comprehensive Plan and Zoning Map h�ue to match. Segelbaum said he would like the R-2 Zoning District to be�onsistent with the R-1 ;,, Zoning District, but there was opposition to similar�t��nges just months ago with PUDs, so it seems strange to him to recommend appraval of t�i��proposed changes now. He stated that an aggregation of more F��2 properties; or a PUD concept seems better to him than a mix of different zoning disfric#s in one area: Kluchka suggested a policy regarding spot zoning be created�which would require a grouping together of R-2 properties. Goellner stated that when the City is determining where to put R-2 Zoning Districts, staff can look at a conglt�mer�tion of areas. Baker said he likes the idea of accommodating other types of housing, but these changes have got to b�"�bout more than just the properties on Harold Avenue. He asked staff if they can;thin� af;any areas where people would be amenable to rezoning their neighborhood to f� 2:'Goellner referred to areas of R-1 zoned properties that already conform to the pt�oposed R-2 regulations. She stated that the City can continue to not have a lot af properties in the R-2 Zoning District. She added that she would do more research'and show more examples of a variety of housing types within the same ar�a. Zimmerrnan suggested some properties along Douglas Drive might be appropriate for � � zoning y; Segelbaum stated that the Planning Commission has heard from residents in the past that they don't want lot sizes shrunk, and in fact, want them to be larger. Zimmerman stated that there might be areas in the City where this zoning district works. He said staff will look at the bigger picture and where it might be able to be used. Blum said he is concerned about making it too easy to do this anywhere people want to do it. Johnson said if the R-2 Zoning Districts are in the Comprehensive Plan then it's easy to control. Segelbaum agreed, but said he thinks the City will see more rezoning applications. Waldhauser said one benefit would be to allow more re-development in Minutes of the Golden Valley Planning Commission April 11, 2016 Page 10 modest housing and not just high end housing. Baker said he would like to see some examples of where this would work. Goellner said this item will be brought back to a future Planning Commission meeting for a public hearing. 5. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings Zimmerman stated that a PUD Amendment for the Central Park Offic� '�ower i� expected to be submitted soon. Waldhauser discussed an article that was in the SunPost regarding the neighbarl�ood meeting policy. ,, 6. Other Business �;:; • Council Liaison Report No report was given. 7. Adjournment %. The meeting was adjourned at 9:�6 pm. �� ' �, .. . John Kluchka, Secretary Lisa Wittman, Administrative Assistant � �:�� �,� Git� a,f °,,,,,,�5 Q��G��� � � � � � C`�� , �►T�. �� Physical Development Department 763 593 8095/763 593 8109(fax) Date: April 25, 2016 To: Golden Valley Planning Commission From: Emily Goellner, Associate Planner/Grant Writer Subject: Informal Public Hearing- Conditional Use Permit (CUP-147)to Allow for a Cell Tower at 6100 Olson Memorial Highway—Verizon Wireless, Applicant Background Rob Viera of Buell Consulting has applied for a Conditional Use Permit (CUP) on behalf of Verizon Wireless to erect a telecommunications tower at the rear corner of 6100 Olson Memorial Highway. The Electronic Center is the largest of eight tenants at this property. The property is zoned for Industrial use and it is guided for Industrial use in the Comprehensive Plan. All telecommunication towers in this Zoning District require a Conditional Use Permit. The applicant has also submitted an application for two setback variances for this project, but those applications will be considered by the Board of Zoning Appeals only if City Council approves this Conditional Use Permit. Summary of Proposal The proposed telecommunications tower is a monopole, which are common throughout the community. A monopole is a free-standing, self-supporting telecommunications tower that uses a single pole. It does not have a lattice design or guy wires, which are common on other telecommunication towers. The tower would measure 80 feet in height from the base to its tallest point. The maximum height permitted in this Zoning District is 200 feet. The monopole was designed by a licensed structural engineer and a building permit would be required. A generator and a platform for other electrical equipment is included in this proposal and would be screened from view. Location New telecommunications towers must be placed in a location that is as visually unobtrusive as possible. Staff finds that the proposed location meets that requirement. The applicant would like to place the monopole in the rear yard of the property near transmission lines, industrial buildings, and railroads. There are not any residential properties located near this proposed monopole. �. . �,� �. �'��� . aG.� �+`i_.�_:�e=�,:,.� � � �, ���� T.� ti� ��,��, �3e.� �� §„ '3� ��2� i#. 5 � � ��e��j� �';��� �' v, .. , ,� : •� . � ,,. '�� � .....d. �Y �+�.x�.is , . % , a ��' 't i .. . � .,. . , � �+� � � � � � � � Y � ` ' , � `�' , � '. il1 c . '9 t`� - � � � . 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Proposed Monopole �at 610U Olson IVlemorial Highway - S�te Map Landscaping and Fencing City Code requires that reasonable security measures must be provided. If fencing is used, it must be decorative and landscaping must be used to soften its impact. The applicant has included a plan for a redwood-colored Ply Gem picket fence with a shadow box style, which is considered decorative. It is proposed at 8 feet in height, which is permitted by the City Code. All telecommunication towers and related buildings must be landscaped and screened with natural vegetation to lessen the visual impact. The applicant would plant six black hills spruce trees, which reach at least 20 feet tall at maturity. Visual Impact & Lighting The tower will look very similar to other cell phone towers in the City. A drawing of the proposed tower is included in the attached plans. No telecommunications tower can be illuminated unless required by law or the Federal Aviation Administration. The applicant plans to provide a two small light fixtures near the electrical panels. The level of illumination will be reviewed by City staff in the building permitting process and the lights must meet standards set forth in City Code. Parking Even though this monopole would be located in an area that can be used for two parking spaces, there will be no shortage in parking caused by this proposal. The current occupancy of the building requires approximately 52 parking spaces and the property has 70 established parking spaces. There is additional pavement on the north side of the building that could accommodate an additional 50 parking spaces if it were striped. Demonstrated Need The applicant has provided a narrative explaining the need for this proposed tower (see attached). The applicant has also provided maps showing the existing cell service coverage and the resulting coverage if this monopole is erected in the proposed location. There is an area of concern located west of Highway 100 between Golden Valley Road and Glenwood Avenue. The applicant states that the high level of vehicle traffic in the area has caused network capacity issues. The proposed tower would also help to increase the capacity for three neighboring telecommunications towers by offloading some of that communication traffic. The applicant states that this would help Verizon better meet current and future needs of their customers. All applicants are required to co-locate new telecommunication towers with existing towers or rooftops unless it can be demonstrated that an additional antennae on an existing facility cannot adequately serve the area of concern. The applicant has investigated whether an antennae can be added to the existing MN State Patrol tower at the State Highway Patrol property at Duluth Street and Highway 100 (2055 Lilac Drive North). They also investigated whether this was an option for the existing Crown Castle tower east of Highway 100 at Olson Memorial Highway (4680 Olson Memorial Highway). The results of these investigations showed that the area of concern would not receive the desired level of in-building coverage (represented as green on the attached maps) unless a new tower is erected in the proposed location. As required by Code,the new tower could support up to 3 cellular carriers so that co-location could be an option into the future. 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 demonstrated that the options to co-locate this telecommunications tower with existing towers will not adequately serve the area of concern. 2. Consistency with the Comprehensive Plan:The location of this proposed telecommunications tower is consistent with the Industrial designation of this property on the General Land Use Plan Map. The proposal is also consistent with Section 11.71 of City Code, which requires that a tower be placed in a visually unobtrusive location and that the proposal include landscaping and screening. 3. Effect on Property Values: Staff does not anticipate that the proposed telecommunications tower would have a positive or negative impact on the surrounding property values. 4. Effect on Traffic: The number of trips generated by the proposed telecommunications tower will not have a negative impact on traffic in the area. 5. Effect of Increases in Population and Density:The proposed telecommunications tower will not have a negative effect on population or building density. 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 telecommunications tower is not anticipated to cause an increase in dust, odor, or vibrations. 8. Impact of Pests:The proposed telecommunications tower is not anticipated to attract pests. 9. Visual Impact:The proposed telecommunications tower will be located in the rear yard of a property used for Industrial purposes. It is a visually unobtrusive location near transmission lines, railroads, and industrial buildings. It is located as far from residential properties and prominent roads as possible. The applicant must abide by all regulations regarding fencing, screening, outdoor lighting, outdoor storage, and all other telecommunication tower regulations as stated in the Golden Valley City Code. 10. Other Impacts to the City and Residents: Staff does not anticipate any other negative effects from the proposed telecommunications tower. Recommended Action Staff recommends approval of Conditional Use Permit 147 allowing for a telecommunications tower at 6100 Olson Memorial Highway. The approval of a Conditional Use Permit is subject to the following conditions: 1. The plans by submitted by Verizon Wireless on March 24, 2016, shall become a part of this approval. 2. The height of the telecommunications tower shall not exceed 80 feet. 3. The Board of Zoning Appeals shall approve any necessary setback variances before a building permit is issued. If the setback variances are not granted,the applicant shall locate the monopole in a similar location to the location in the attached site plan (in the rear yard of the property), it must meet minimum setback requirements, and an updated site plan shall be submitted to the City. 4. If additional cell carriers utilize this monopole,the operator and/or owner shall inform City Staff. The authorized representative for any additional cell carrier shall agree in writing to meet reasonable terms and conditions for shared use and sign the Conditional Use Permit agreeing to requirements set therein. 5. If the monopole is abandoned or unused, it, along with any associated facilities, shall be removed within twelve (12) months of the cessation of operations at the site unless a time extension is approved by City Council. 6. All regulations found in Section 11.71 of City Code:Telecommunications Towers and Antennas shall be met prior to the issuance of a building permit and maintained at all times for the duration of the Conditional Use Permit. 7. This approval is subject to all other state, federal, and local ordinances, regulations, or laws with authority over this development. 8. Failure to comply with one or more of the above conditions shall be grounds for revocation of the Conditional Use Permit. Attachments Location Map (1 page) Applicant's Narrative (Buell Consulting) (2 pages) Letter from Verizon Wireless (1 page) Photos submitted by Buell Consulting (3 pages) Map of current level of Verizon Wireless coverage (1 page) Map of proposed level of Verizon Wireless coverage (1 page) Map of resulting level of coverage with co-location of State of Minnesota Tower (1 page) Map of resulting level of coverage with co-location of Crown Tower (1 page) Plans submitted by Buell Consulting on March 24, 2016 (14 pages) 111� t 52 5 5735 � Y ---��- 34� `�5 900 � • i . al :,,-t<. ' - �-�� vl� � -'�-�� = I LL .� l 1� -'k 8190 :.: - i •6188 _ , � �: �, .i = 1 6186• �� � � _ I::_. �18��6'84 Subject Property: _vla� ��',��� � .�vlr� - .� " NortliBuilding��g 6100 Olson Mem. Highway �:. �k-✓ vlv'- 6158�51�56° 6176> __ Z F�5y : �� 6154�p174�k6172 oisU 61�` " 6170 4 6146�� 1 81 5 740 6126R oiav 6166 b124 F7d�. G164 61C�itral Building,iiildin� �S `� WestBuilding l6120 6140F1� y_...,F� t ? SoutliBu�ld�ng��12 � `' �♦ 6 a�6110' , �'r 6104 6040 6070 3� s so � � 6020 6080 �9� 5804 I i 5044 6088 5$� � s': G09Q . 5�68 � i Fi250 6090: ( 5748 �' 6100 58085738 : 5730 • (71bcr; (ririt� ,�I : . . .nilty ,.�ut; v: ,_ .. - --- . ' .. State N�,• �„w,�""-+^'"' ",�--�........... ...� ---__._..—�..-.,._.... ----- -- ._._ .._.. 5 tate t twy No ., _. _.� _ : . - �,,,,,,.�w�+r _ ...�.--� - ,�.,.."""...,. �E .. . - .,„,.��-^... _ - 6125 5801 -I',., I f-- 525 573`5729 520 6401 _..' 6300 � 517 520 61Y5 �.»., 6d07 • ', ��,' 1360 Energy Park Drive,Suite 210 .. � ' Saint Paul,Minnesota 55108 � � (651j 225-0792 —— _ _ ___.__ _ _ _.___ Site Acquisition Permittrng March 24, 2016 Established 1991 City of Golden Valley Emily Goellner—Planner 7800 Golden Valley Rd Golden Valley,MN 55427 Re: Veri�on Wireless Proposed Monopole—6100 Olson Memorial Hwy Emily- Please find enclosed detailed construction drawings, a check for$700, propagation maps (showing existing coverage and coverage with the proposed site turned "on"versus an alternate site turned "on"), a letter from a Verizon RF Engineer, a compteted CUP and variance application, a letter from the tower manufacturer, Sabre Industries, that conveys the proposed tower will meet the current structural standards and will be designed to accommodate 2 future carriers, and a letter/information from the property owner that addresses parking on site as Verizon is proposing to occupy 2 existing parking spaces with their lease area. Currently, there are two existing towers within 1 mile of our proposed 80' monopole at 6100 Olson Memorial Drive: MN State Patrol tower at 2055 Litac Dr North and a Crown Castle tower at 4680 Olson Memorial Dr. Verizon already has an installation across the street from the MN State Patrol tower at 5621 Duluth Street and has an installation at 4000 Olson Memorial Dr., which is less than '/mile from the existing Crown Castle tower. The accompanying maps from Verizon's RF Engineer depict the"area of concern"on page 1 showing the existing coverage. Page 2 shows the enhanced coverage with Verizon's proposed site tower site turned "on"while page 3 shows the coverage if Verizon were to install antennas on the Crown Castle tower at 4680 Olson Memorial. As you can see, with that site turned"on" it"bleeds" into their existing site at 4000 Olson Memorial without providing any enhanced coverage to the"area of concern." Page 4 shows the existing coverage at Verizon's installation at 5621 Duluth and the proposed coverage if they installed antennas on the MN State Patrol tower across the street: The coverage would "bleed" into their existing coverage while providing no enhanced coverage to the"area of concern." For reference: Green depicts the greatest coverage(in-building coverage); then yellow, which depicts enhanced in-car coverage; then, lastly, red, which depicts enhanced external (outside)coverage. Ultimately, the goal is to provide as much in-building coverage(green) as possible. 7he accompanying propagation maps should thoroughly convey the need for enhanced coverage near 55/Hwy 100. Due to the high vehicle traffic in the area, there's great strain on the network; thus, there are network capacity issues. The other goal is to"offfoad" communication "traffic"from the nearby antenna installations that currently serve this area in order to better meet the needs of current nefinrork issues as well as the future needs of Verizon's customers. The following responses address Section 11:80 Conditional Uses Subdivision 2 (G) 1-10: My goal, when searching for a new cell site location, is to look for existing towers or existing rooftops that can meet Verizon's coverage objectives. There are no rooftops in the area that have enough inherent height to meet the coverage objectives and#he finro existing towers within a mile of this proposed tower are too close to existing Verizon installations to meet Verizon's objectives of the"area of concern" north of 55 and west of 100. If existing rooftops and towers aren't viable, as in this case, I search for industrially- zoned properties (assuming they are within the designated search area)as far away as possible from residential areas. This property is zoned industrial and meets Verizon's coverage objectives. 1 —New towers cost hundreds of thousands of dollars to construct and are only proposed if there's a definite need in order to rectify a poor coverage within the network. I feel the aforementioned narrative as well as the signal propagation maps from Verizon's RF Engineer have convincingly conveyed the need for this new tower. 2—Typically, governing jurisdictions encourage co-location of antennas on rooftops and existing towers, and if that's not an option (as it's not in this case), greatly prefer that new towers be pfaced in industrial areas as far away as possible from residential areas(as is the case here). Per the city's Comprehensive Plan, the area will remain commercial/industrial; thus, this proposed use is compatibleiconsistent with the city's Plan. 3-Towers are not known to decrease property values in commercial/industrial areas. In fact, many view it as an asset as Verizon customers that work in the area will experience enhanced coverage that'll aid in their productivity/e�ciency as it will for anyone utilizing the nefinrork in the area.And, this tower will be built to accommodate two other wireless carriers in the future; so, those customers will benefit, too, from an enhanced network.There are no residential properties in the immediate area that would be adversely affected by the placement of this monopole. 4-The only traffic that will increase because of this tower is a technician in a single vehicle that will visit the site once a month to make sure the site is running optimally. 5-There will be no increase in population because of this installation. 6-This cell site will only emit noise when the generator is running when the power is down for an extended period of time. This will oecur very infrequently; the noise is, typically, less than 50 decibels and being, this is an industrial area, may not even be noticed. The system also comes with back-up batteries that kick in for up to 8 hours without power; so, the generator would only be utilized after power has been down for 8 hours. Again, this is very infrequent. 7—There'll be no increase of odors, dust, smoke, etc due to this proposed installation. , 8-There'll be no increase in flies, rats, or vermin due to the installation of this wireless communications tower. 9-Verizon is limiting the height of the tower to 80', it'll be located in the rear yard of this industrial property with a fence/landscaping around the ground equipment. Furthermore, there are Xcel utility poles running along the eastern border of this industrial parcel that are the same height{or taller)than this proposed tower. Also, there are existing, taller communication towers to the NE of this proposed tower (KQRS). 10-Veri2on abides by all city, state, and FCC regulations to ensure the safety and general welfare of citizens of Golden Valley and people working in the area. As the city is aware, cell towers, nowadays, are ubiquitous, and we've selected an industrial that's conducive to this type of use. Please feel free to contact me should you have any questions.Thank you very much. Sin erely ���. Rob Viera, Buell Consulting 612.$01.2228, robertjviera@yahoo.com There are two objectives for the proposed MIN Clover site. First, is to improve the coverage west of MIV-100 between Golden Valley Rd and Gienwood Ave. Second objective is to provide capacity offload for the neighboring sites Maren, Wrinkle and Cedarlake. Proposed raw land location for MIN Clover is the best option to be able to meet both objectives mentioned above. Crown tower location east of MN-100 and State of MN Tower location north of Duluth Street are both too close to an existing site and will not meet the objectives Verizon Wireless is trying to achieve. Attached are two sets of maps, one shows coverage information and the next set shows best serving cell sector information. They also indicate the area of concern. Coverage maps attached shows the in-building coverage in green, in-car coverage in yellow and external coverage in red. Best serving cell sectors maps show the sectors currently serving in the area of concern and needing offload. 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