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
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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�
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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.
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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.
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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
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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
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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
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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
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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
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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.
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aij����. ;
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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
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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.
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6. Other Business
�;:;
• Council Liaison Report
No report was given.
7. Adjournment
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The meeting was adjourned at 9:�6 pm.
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John Kluchka, Secretary Lisa Wittman, Administrative Assistant
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�►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.
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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)
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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.
Respectful ly,
�
Nithyakalyani Jaipuriyar
Verizon Wireless
RF Engineer
Mobile (612) 720-9030
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