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05-23-16 - PC Agenda AGENDA Planning Commission Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Monday, May 23, 2016 7 pm 1. Approval of Minutes May 9, 2016, Regular Planning Commission Meeting 2. Informal Public Hearing — Conditional Use Permit— 1000 Boone Avenue North — Fired Up, Inc. — CU-149 Applicant: Fired Up, Inc. Address: 1000 Boone Avenue North Purpose: To allow for accessory retail sales incidental to a permitted use (ceramics studio) in the Industrial zoning district. 3. Informal Public Hearing — Conditional Use Permit— 710 Pennsylvania Avenue South — Morrie's Heritage Car Connection — CU-150 Applicant: Morrie's Heritage Car Connection Address: 710 Pennsylvania Avenue South Purpose: To allow for automobile rentals in the I-394 Mixed Use zoning district. 4. Informal Public Hearing — General Land Use Plan Map Amendment— 9050 Golden Valley Road — CPAM-59 Applicant: City of Golden Valley Addresses: 9050 Golden Valley Road Purpose: To change the designation on the General Land Use Plan Map from High Density Residential to — Commercial-Office. 5. Informal Public Hearing — Property Rezoning — 9050 Golden Valley Road — Z022-05 Applicant: City of Golden Valley Addresses: 9050 Golden Valley Road Purpose: To rezone the property from High Density Residential (R-4) to Business and Professional Offices. --Short Recess-- 6. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings 7. Other Business • Council Liaison Report 8. Adjournment This documenfi is available in alternate formats upan a 72-hour request. Please call 763-593-8pOb(TfY: 76�-593-3968)to make a request. Examples of alternate formats ' may include large prinf,electronic, Braille,audiocasse�te,etc. Regular Meeting of the Golden Valley Planning Commission May 9, 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, May 9, 2016. Chair Segelbaum called the meeting to order at 7 pm. Those present were Planning Commissioners Baker, Blum, Johnson, Kl��hi�� Segelbaum, and Waldhauser. Also present was Planning Manager Jason Zimr�'t��man, Associate Planner/Grant Writer Emily Goellner, and Administrative�ssist�nt Lis�:`_ Wittman. Commissioner Cera was absent. 1. Approval of Minutes April 25, 2016, Regular Planning Commission Meeting Johnson referred to the fourth paragraph on page two and clarif��cl��that his question about electromagnetic spectrum standards was about ��andards'F�zr assessments or certifications. h,,; MOVED by Kluchka, seconded by Bluri��.and r�t�tion carried unanimously to approve the April 25, 2016, minutes with the aba��r�ot�d°corre��t�ai`�. �:;_ .�'�". },�. Nr 2. Informal Public Hearin� �Ma�v�`PUD ��nendment— North Wirth Associates, LLP — 700 Meadow;L�n��Nor'tti — PU-33, Amendment#3 Applicant: North 1Nirth �4ssociafes, LLP r�. Address: 700 M�adow �ane North �" Purpose: 4FTo replace the existing two-level parking structure with a four-level �,�rkft°� structure and to plan for a future office building. Y:, Zimmerm�n re��d to a site plan of the property and stated that this proposal is being driv�n by the antici�ated growth of Mortenson Company. He explained that the applicant is propt�sing ta.i�eplace the existing two-level parking structure with a four-level parking structure.� es�entially the same location and to add a fourth office building in the northeast corner of the site in the future. He noted that the current PUD was established in 1982 and it allows for a three level parking ramp and an additional two stories on the southeast office building. He also noted that the PUD was amended in 2008 and 2010. Segelbaum asked if the future office building would be a Major PUD Amendment. Zimmerman said it most likely will be a Major PUD Amendment and would be reviewed by the Planning Commission and City Council. Zimmerman discussed the entrance and exit locations for the site and for the parking ramp and explained that one of the site entrances along the west side of the property will Minutes of the Golden Valley Planning Commission May 9, 2016 Page 2 be removed. The City's traffic engineer is recommending that the entrance located to the north of the frontage road be an entrance only. Zimmerman referred to the parking requirements for this use and explained that currently, there are 494 ramp parking spaces and 288 surFace parking spaces and they are proposing to have 1,096 parking spaces in the ramp and 210 surface parking spaces. There are also 44 basement parking spaces. He noted that the proposed parking stalls will be 9' x 18' in size rather than the required 9' x 18.5' and there will be four electric car charging stations on the first floor of the ramp. He referred to bicycle parkit��for the site and stated that there are 28 existing bicycle spaces and the applicant ��proposing 60 bicycle spaces. The Code requires 77 bicycle spaces so staff is recomrr�ending t�iiat the plans show 17 additional "proof of parking" spaces for bicycles. He discus�ed the applicant's temporary parking plan during construction which irrcludes bus s�rvice for employees between 6-9 am and 3-6 pm to an off-site location in Broc�klyn Genter. Zimmerman referred to the proposed landscaping plarts;�nd st�ted tFi�t tl�ere will be native plant landscaping along the west side of the �rope�}��;�ev��rtrees along the north side of the property, and "living green walls" on tht�;�"sTc��s of�he�arking ramp. `.� Zimmerman stated that staff is recommending ap��oval of th� proposed PUD amendment with the additional conditions that there wifl be�t�h�r��ed ��destrian connections in the parking lot from the northeast and south�tivest rat#i�p stair fowers and there will be limited openings along the "living green waU." � Kluchka asked how "proof of park�ng" is done vitith bicycle parking. Zimmerman stated that they will have to show an,#h�i�'�I��s that they have space reserved fior an additional 17 bicycle spaces. Johnson referred to �he parkint� �atios and asked about the significance of 3.4 spaces per 1,000 square feet o�o�ic� space;, Zimmerman explained that the parking ratio will change because the ap�licant is ch�rtc�tng the amount of office space, therefore the required amount of parking.charrges as well. r��,� �� Baker questtc�n�d wl�y:the proposal for the fourth office building is being discussed as part of this PUD arnendme�it for the parking ramp when the applicant will have to come back for another �'UD aKnendment when they want to build the fourth office building. Zimrrterman explained that the proposal for the parking ramp is ultimately based on the constru�tion of#he fourth office building so they are planning the parking based on the complete bui(t-out of the site. Baker said he is concerned about the Planning Commission's vote implying that they will approve the future PUD amendment proposal. Zimmerman said it is common for the Planning Commission and the City Council to approve a concept plan for the location of future buildings and then have the applicant come back with more detailed plans. Waldhauser noted that there have been similar issues in the past related to internal traffic issues and question why it is the City's concern. Zimmerman stated that staff's main Minutes of the Golden Valley Planning Commission May 9, 2016 Page 3 concern is the traffic on Meadow Lane. Waldhauser asked if Meadow Lane serves other businesses. Zimmerman said yes. Johnson referred to the finding regarding quality site planning. He asked what is meant by saying that the proposed fourth office building would take the place of surface parking lot, limiting its impact on the site. Zimmerman stated that the proposed fourth building would be built on an existing surFace parking area so it would not be taking away any more green space. Blum asked if the stormwater on site would be an overall improvemen��c�ver wh�at is there now. Zimmerman stated that there will be a minor change in the ov�ra�# �mount a#� impervious surface on the site. Baker asked about the current parking demand. Zimmermar��s�itt h,a�u�asn't st��-e, be he knows that not all of the existing parking spaces are currently,k�eing;utilized.l-le added that there may also be transit options which would help �vith par�ing d��and if needed. � � � Waldhauser asked if the City should be concern�c� �bi�� mpldy�.s bypassing the shuttle service being offered during construction �nd parki�tg on local streets or parking lots instead. Zimmerman stated that the Cit�will ii�ed to se��a more detailed temporary parking plan. � �� ti. Segelbaum referred to the staff report�.�reg�r�{ir� f�tr�.�landscaping, grading, drainage, replatting, etc. and asked if those items will=be reviewed as part of the future PUD amendment for the fourth office building. Zimmerman said yes and noted that the �..A landscaping plans for this prQ��a�wi!! kie finalized before building permits are issued. Segelbaum asked if there is any �recedent for allowing parking stalls to be 18 feet deep instead of the requir�d 18.5 fee#. Zimmerman said he is not familiar with any precedent but the applicant wou�d k�k� to r��uce the depth of the parking stalls to allow for better ?% ^J= circulation and aisle �dth,�z �:� � � Segelbaurn referrec� to tl�e recommendation that the entrance on the southwest corner of the sit�kze an entr��n�� orrfiy and asked ifi there is an existing traffic queuing issue on Meadow ��ne.��,�immerrrian said there are occasional issues currently, but there is some concern th��witl��lditional traffic there will be more issues and that there will not be enou�h room�pr cai=s to stack between Olson Memorial Highway and that southwest entran��.. Kluchka referred to the traffic study memo regarding the frontage road and asked who owns it. Zimmerman said the frontage road is located in the City's right-of-way and there have been discussions about moving the frontage road out of the right-of-way and potentially re-routing it if possible with future plans. Kluchka stated that there isn't much boulevard area or sidewalks or trails so the City may want to re-evaluate if there is a need for these items because this is a gateway location. Zimmerman noted that there is a sidewalk on the north side of the frontage road. He said staff's preference would be to re- route the frontage road internally, but the question is if it is feasible with the access to the Minutes of the Golden Valley Planning Commission May 9, 2016 Page 4 loading docks. Johnson asked if it is important to address the frontage road issue why it is not being addressed now with this current proposal. Zimmerman stated that the property will have to be re-platted when the fourth building is proposed so it would make sense to address the frontage road at that time and not re-plat the property twice. Blum asked if the electric car charging stations would be accessible to the public. Zimmerman said the stations would be internal to the site for the employees' use. Baker asked about the past PUD amendments for this property. Zimmerman stated that one amendment was to consolidate two of the parcels and the other was ta dQ several improvements to the site. �'� Baker asked if the proposed parking stall size will be the same tY�roughou�he sit�;:� Zimmerman stated that the shorter parking stalls will only be ir� tk�e rarn�a. Th�e si2c of the parking stalls in the surface lot won't change. � � ��:; Dan Johnson, President of Mortenson Construction, saic� Mort��son i��wing and building the proposed parking structure is really in ar�ticip�tion of buildir�g the fourth office building in the future. He said they wouldn't needst� �f�a�ge the e�sting ramp at all if they weren't planning for the fourth office building. He explained that they don't own the building on the southwest corner of the site s� reconfiguring the frontage road would not be within their control and it serves as access�� bo#I� prop��ties. Derek McCallum, Principal, RSP Archi�ec�s, �e�err�d tc�the size of the proposed parking stalls and stated that 18 feet in d�pt'� is a typical dimension for structured parking and 18.5 feet is more typical for surf�c�parki�ig st��#s. Blum asked if the building �ot ov��ed l� Mortenson is a part of the PUD. Mr. Johnson said yes. � �,�� Blum asked if Mortert��n is grou�r�ng locally or in the aggregate. Mr. Johnson said both. Blum asked ho.w many�ok��w�ll ct��ne to Golden Valley as a result of the proposed expansion. Mr. `c��nsor� s�id ap�roximately 50-100 jobs annually over time. Baker asked haw th� temporary parking plan will work. Mr. Johnson said it is their goal to find closer parkfng for their employees once they know the timing of their construction. He added that they cc�mmonly do this during their construction projects. Kluchka said h�` is supportive of the proposed expansion. He said the existing Cor-Ten steel plar�ter as nice and asked if it will be used in the new construction to help make the site cohesive. McCallum said yes, there will be a similar treatment. Waldhauser noted that the south building has solar panels on the roof and asked if the new building will as well. Mr. Johnson said their existing building also has solar panels and the new parking ramp and building will too. Waldhauser asked if they would consider a green roof. Mr. Johnson said yes. Minutes of the Golden Valley Planning Commission May 9, 2016 Page 5 Segelbaum asked Mr. Johnson if he has any concerns with staff's recommendations. Mr. Johnson said he is concerned about staff's recommendation regarding the entrance only on Meadow Lane. They agree it is an area that requires careful study, but they don't want to push the traffic where pedestrians walk. He said they would like more time to review this recommendation before this proposal goes before the City Council. Baker asked if the purpose of the "living green wall" is only aesthetic. McCallum said no. The green wall is aesthetic and will provide screening and an oxygenating renewable surface. He added that Mortenson has a strong sustainability stance andr�h� green wall helps show how important the message is to them. Also, by removing fi�e'es and; replacing them with natural grasses and green surfaces they are being environ�ntally s��tsitive. � . � Segelbaum opened th� public hearing. Hearing and seeing nc�t��e wis�ng=ti� c��iment, Segelbaum closed the public hearing. �� '�, Baker reiterated his concern about the Planning Comrrt�sion d��cussi�g ��ie future PUD ��,, amendment now because it may imply future approval. 5�:��lbaum said the Planning Commission's decisions are recommendations onty so �� feels it i�worthwhile to acknowledge the future proposal during this disc�tssion. Baker agreed and said that acknowledging the future proposal won't ne�,essa�r�ly mean they are endorsing it. Segelbaum said it seems like the staff r��orts h�ve miXed recommendations and conditions. For example the City En�ineer's �em��ta�tes that the pedestrian connections "should be improved." He propos�tl tha#�a�he wording be changed to state that the pedestrian connections "must be improued." B�ker said he assumes the Planning staff memo pulled recommendatiarts fro�,�t�e'other staff memos when considering the conditions. Zimmerman ea�plaine'�! that the recommendations in the Engineering and Fire staff reports are attached �� con�litions ��approval in the Planning staff report. Segelbaum referred#��r`��mr��,�,dation number eight in the Engineering staff report regarding the e�trance.only��±� M��dow Lane and questioned if they want it to be that strongly worded since th� applicant has said they would like an opportunity to study it further. Zimmerman stafe� that staff is willing to have a conversation with the applicant to try to resolve the traffi�,�oncerns before the proposal goes to the City Council. Segelbaum s�id he is inferested in softening the recommendation. Kluchka suggested the recommend�tion l�� rewritten to say "the southwest entrance to the site must be modified to the City's satisfaction to encourage vehicles to exit at the north entrances." Waldhauser suggest�:d that every time the memos say "should" it should really say "will" or "must" instead. The Commissioners agreed. Segelbaum referred to recommendation number seven in the City Engineer's staff report regarding a discussion about removing the frontage road in the future. Kluchka asked how that will work if the applicant doesn't own the building in the southwest corner of the PUD. He asked if the Planning Commission could recommend that the frontage road be removed in order to get more green space and less impervious coverage. Zimmerman said he is not sure what type of easements or impediments exist. Baker said this issue can be re-visited when the replatting is proposed, but he agrees that the frontage road Minutes of the Golden Valley Planning Commission May 9, 2016 Page 6 should be removed and replaced with a bike path. Kluchka agreed that he would like the frontage road removed. Johnson noted that all the applicant is proposing at this point is a bigger parking ramp and not the addition of more people. Baker agreed that they are discussing issues that won't happen until the next proposed PUD amendment. Waldhauser said she is sympathetic with the approvals getting too far ahead, but the parking ramp has to precede the construction of the proposed fourth building and she doesn't what to say "got you" to the applicant later. Kluchka agrees that since the Planning Commission will or��y,see this proposal once he thinks it would be best to state the Planning Commission's ir�#�rit. He said he want the applicant to work with the City to get the best option `� � �rc 4� Johnson asked if the PUD amenity point system applies to thi� pi=opos�L Zirnm�,��man said no, the point system does not apply to PUD amendments. °�` �� Waldhauser said she is concerned that the "living green wall" is �eing�rti��osed as a replacement for trees when the wall doesn't serve th� sari�ie function as�trees. She said she would like the applicant to look for opportunities t�`provic�� o�ne more filtration and shade. MOVED by Baker, seconded by Johnson��n� r�ot��r� carrie�i��unanimously to recommend approval of the proposed PUD Amendr�t`�nt witl��the ftrllowing findings and conditions including the recommended modifica#ions,to��re ��ty Fngineer's staff report. Findinqs: 1. Quality Site Planning. T�e PU{� amendment is tailored to the specific characteristics of the site in t��at t�fie-new ramp would be built in the footprint of the existing ramp and new�ands��ping would be used to "green" three of its faces. The proposed fourth �ffice b'u�Mding would take the place of a surFace parking lot, limiting its impact on the sifie. 2. Preservatia�. Th� PUC��e��ment would not impact any desirable portions of the site's charact�ristics, ��en s�ace, and sensitive environmental features. 3. �Effici�nt,�-.,Effe��ive: �he proposed amendment would utilize land efficiently by con�entr�ting�r't`ev��on�truction on an already developed site and building "up" rather than `"out" wi#h bofh the rebuilt ramp and the new office building. 4. �ompa�ibility zThe uses being proposed are consistent with the current uses on the sit� and have shown over the past 30 years to be compatible with the surrounding prop�rties. �here is consistency with the City's Comprehensive Plan. 5. General M�alth. The PUD amendment is consistent with preserving and improving the general health, safety and general welfare of the people of the City. 6. Meets Requirements. The flexibility provided by the PUD allows for a better site layout and coordination between the buildings on the site and meets the Intent and Purpose provision of the City Code. Conditions: 1. The plans prepared by RSP Architects, submitted March 11, 2016, shall become a part of this approval. Minutes of the Golden Valley Planning Commission May 9, 2016 Page 7 2. The recommendations and requirements outlined in the memo from the Fire Department, dated May 2, 2016, shall become a part of this approval. 3. The recommendations and requirements outlined in the memo from the Engineering Division, dated May 5, 2016, shall become a part of this approval. 4. Public bicycle racks or similar facilities for the parking/storage of a minimum of 60 bicycles shall be provided with proof of parking for an additional 17 bicycles, based on a calculation of 5% of the 1,350 parking spaces required for the site. The applicant shall work with staff to appropriately locate the bicycle facilities. 5. A finalized Temporary Parking Plan shall be submitted to and appro�ed,by,staff prior to the issuance of a demolition permit for the parking ramp. ��`` � �` 6. A snow storage/removal plan shall be submitted to and approved by:�taff. 7. An additional PUD amendment shall be submitted to and appraved by the City-�`rior to the construction of the fourth office building. 8. All signage must meet the requirements of the City's Sign rCode;(�ection 4.�0). 9. This approval is subject to all other state, federal, and loca�l orc�iriances, �egulations, or laws with authority over this development. ��`'y s., 3. Informal Public Hearing — Conditional U;��e P�i�mit=�'it}04.Boone Avenue North — Ashley Ballet Arts Academy, LL`C — CU-'t48 r � Applicant: Ashley Ballet Arts Ac��en°iy, L� , � � �� Address: 1000 Boone Ave�e t��rtFi' � � Purpose: To allow for a dance studir�.in the Industrial zoning district. � . Zimmerman referred to th�site pFan a�discussed the applicant's request for a Conditional Use Permit to allow f�r a health, fitness and/or exercise facility (dance studio) __ _ in an Industrial zoni�tg,districf�t`1000 Boone Avenue North. He stated that the property is a 124,000 square foi��t ►�� ten��t building with a mix of office and warehouse uses. The building has eig,�t exist�ng��r�a�nts and 60,000+ square feet of vacant space with 456 on- site parking spa��. He eXplained that the applicant is proposing to lease 7,555 square feet of spaee t4 provide dance lessons. From September to May there will be classes offered �etvu�en �``pr� �nc��-9 pm on weekdays and 8:30 am to 12:30 pm on Saturdays. In the summer there would'be intermittent classes offered. He added that there would be up to �0 studerr'ts arrd�1 to 2 employees in the space at any one time. Zimmerm�n discussed the parking requirements and stated that the proposed use calls for 19 parking spaces. He noted that the proposed dance studio's lease includes 17 parking spaces and with the off-peak and weekend use, along with the abundance of parking spaces on site, any potential parking impacts would be limited. Baker questioned if the City has put parking restrictions on properties in the past. Zimmerman said yes and stated that one of the conditions of approval is that the City reserves the right to require modifications to the number of spaces leased or to the days and hours of operation in order to adequately address parking concerns. Minutes of the Golden Valley Planning Commission May 9, 2016 Page 8 Ashley Burkland, Applicant, said she is excited to come to Golden Valley because the larger space will provide an opportunity for her students to dance bigger and take more classes and it will also allow for Golden Valley residents to take dance classes. Kyle Gikling, representing the landowner, Industrial Equities, said the 10t" Street side of the building has been largely vacant for the last two years so they are excited to get new tenants. Blum asked the applicant how many jobs they will be bringing to Golden V�ll�y. Burkland said she currently has six, part time employees. `� £ ��. ��, Segelbaum asked the applicant ifithey had considered following��h�City'��requir��ents for parking. Gikling stated that they typically base their parking�o� 4 sp�ces�per��,�00 square feet of office and 1 space per 1,000 square feet of w�ceh�use:�He said the proposed dance studio is largely off business hours so they d�n't fa.�esee=a��Sroblem. He added that the property owner is conscious ofi parking �r�d will ri�t usi��fly�allow parking problems to occur. r� ��. Ai. Baker asked if the interior parking spaces are for a particu�ar use.'�ikling said no. _�� ;x Segelbaum opened the public hearing. S��:ing anc�khearing no one wishing to comment, Segelbaum closed the publie hearing. Waldhauser said the proposal looks lik� a gr`eat addition and a nice amenity. She said she doesn't see any conflicts wifi� other��es o��egative impacts. Blum agreed. MOVED by Waldhauser, ��ond�cf by�4,Blum and motion carried unanimously to recommend approval of th� propbsed Cc�r�ditional Use Permit subject to the following findings and conditions: � � r>�- Findinqs: ,: ' �:; ` � 1. Demonstra�ted N��'for'�he Proposed Use: Ashley Ballet Arts Academy is an existinc� business that has shown a demand exists for the services they provide. Based e�rrfih��r pa�t experiences, they are able to accurately predict the expected � amo�nt ofi tleman�l�'�here will be for their operations. 2.,,. Consistency.with the Comprehensive Plan: A dance studio is consistent with ` the Industrial designation of this property on the General Land Use Plan Map. 3. Effect on Property Values: Staff anticipates the new use would have no impact on flie �urrounding property values. Nearby single family residential uses are located on the far side of the property and across a railroad corridor, making any impact on the neighborhood extremely unlikely. 4. Effect on Traffic: The number of trips associated with the proposed use is minimal and largely concentrated in the evenings. Staff does not expect any negative traffic impacts to the surrounding areas. Based on the amount of parking available on-site, no shortage of parking is anticipated. Minutes of the Golden Valley Planning Commission May 9, 2016 Page 9 5. Effect of Increases in Population and Density: The proposed use would generate a minor increase in the number of employees at the location which is currently underutilized. 6. Increase in Noise Levels: The proposed use is not anticipated to cause an increase in noise levels. 7. Impact of Dust, Odor, or Vibration: The proposed use is not anticipated to cause an increase in dust, odor, or vibrations. 8. Impact of Pests: The proposed use is not anticipated to attract pests. 9. Visual Impact: Because the proposed use would involve only interiar r modifications, staff does not anticipate a change in the visual qu��ify��of the� property. 10.Other Impacts to the City and Residents: Staff does not anficipat��ny ot��;r negative effects of the proposed use. The location is a m��ti=tena�� inc��str�� property with adequate parking to serve the individual uses. � _ �� Conditions: 4� ��yu � . , _ �� 1. The plans by submitted by the applicant on P�prilr'l�, Z0�1�� shall become a part of this approval. ��' �°��° 2. In the event complaints to the City regardin�;parking �ie deemed by the City Manager or his/her designee to be si��r�icarit;,the City f�serves the right to require modifications to the number of spa��s� lea��d or�toath�days and hours of operation . in order to adequately address pa'r��ng concerns. `_�� 3. All signage must meet the reqr��r��mer��-�of tlie City's Sign Code (Section 4.20). 4. This approval is subject to �11 other statey �ederal, and local ordinances, regulations, or laws with aufi�tority ��rer this��levelopment. 4. Informal Public H��ring �Zon�r�� Code Text Amendment—Amending Moderate Density F��sidential (R-2) Zoning District—ZO00-104 Applicant: Caty t�f��old�n,Valley Purpose: To rnodify the language regarding setbacks, lot size, and lot width �r�d �iding other missing regulations to the Moderate Density R�sidential (R-2) Zoning District. Go�llner remir�ded the Commission of their discussion on this proposed amendment held bn April 11:: The consensus at that time was to add the following R-1 Single Family Residential r��lations to the R-2 Moderate Density Residential section of the City Code: side wall articulation requirements, minimum structure width, paved area coverage, setbacks, garage provisions, outdoor storage regulations, deck and platform language, and home occupation requirements. The Commission also requested further discussion on the function and location of future R-2 zoned properties. Goellner discussed the densities allowed in the residential zoning districts and explained that the goal is to position R-2 more appropriately with the regulations of all the residential zoning districts. She noted that the stated purpose of the R-1 zoning Minutes of the Golden Valley Planning Commission May 9, 2016 Page 10 district allows up to 5 units per acre and currently allows 2-4 units per acres due to minimum lot sizes. The stated purpose of the R-2 zoning district allows up to 8 units per acre and currently allows 6 units per acre if all two-family dwellings, 3 units per acre if single-family dwellings. The stated purpose of the R-3 zoning district allows up to 10-12 units per acre and the stated purpose of the R-4 zoning district allows over 12 units per acre. Goellner referred to various photos of residential properties and noted that small-lot single-family residential development is a common tool for encouraging a��ari�ty of housing options. It also provides an opportunity to build single family h��ries at�Iiae same density as two-family dwellings. a� ` �r a Goellner discussed staff's recommendations including: a minir�t.�r� lot s�ze ofi 6�1f�0 square feet for single-family homes, a minimum lot width of �Q fe�t��rsingle-��mily homes, the same side yard setbacks and height regulations 2is th��2.-1 Si�g�e Family zoning district, and a maximum garage width of 65% of�the hor�e's w�i�th.VShe added that the maximum garage width regulation is being propos�d,bee�use currently there are no garage width regulations in any residential �onii�� istr�t, ��r�d there are anticipated issues with wide garages on narrower'lots. ; �, Goellner stated that there are currently 2� pr��ertie�:that wc�`uld be affected by the proposed amendments. Fifteen of thos��are single-family homes, 10 of those are two- family homes, and two are vacant Al��;�f��h� �7 e��ir�g properties would meet the proposed lot width and lot size rect�mmen�at�ons. Goellner noted that traditional single family homes on large lots will sti��omi�tate �c��en Valley as it is the community's vision to keep most residen�ial.�4otssJ�r�r in size�She referred to a map of the City and discussed various areas wi�ere t1�� R-�zoning district might be appropriate. f_ �� Waldhauser said it seems logical to split 100-foot wide lots into two 50-foot wide lots if the City wants to allow�maller°s�ngle-family properties. She questioned if something narrower than 1:(�0 fe��wo�d be`It�gical for a twin home. Segelbaurn referred'to t(�e garage requirements and questioned if the proposed langua�e wo�ald r�quire each unit to have two garage stalls. Goellner stated that each _ _ unit woulc��be r�quired t��have one garage stall. Seg�lk��aum qu�stioned if the side yard setback requirements would be different if an R- 2 zoned propei�y borders an R-1 zoned property. Zimmerman stated that the side yard setbacks are based on the width of the lot and would be the same for R-1 and R-2 zoned properties. Segelbaum opened the public hearing. Fred Gross, 7200 Harold Avenue, said he wholeheartedly supports the proposed amendments, knowing that the variance process is available if a need is thought to exist. Minutes of the Golden Valley Planning Commission May 9, 2016 Page 11 Peter Knaeble, 6100 Glenwood, said he agrees with Mr. Gross that the proposed amendments are a good idea. He stated that there may be issues in regard to side wall articulation requirements and increased side yard setbacks with the height of a house. He would not recommend those two regulations be included in the R-2 zoning district because they won't be as big of an issue on narrower lots like they are on R-1 zoned properties. Goellner noted that the homes recently built on Rhode Island Avenue have 20.5 ft. wide garages and would meet the proposed garage width regulation. Hearing and seeing no one else wishing to comment, Segelbaum closed �#�:public hearing. ��_ �� Blum said he is concerned that the purpose of these proposed c��nges i�to max��ize density which is contrary to the desire of the community. Segelbaum q��sti(�t�edw�the minimum lot size should be larger than 6,000 square feet. . .:a 4�;�. Blum questioned if the changes made to the Zoning Cert�e as a resu�lt o��tNie recent __. subdivision moratorium study would be applied to the R-2 z�ning districf. Goellner said no. Blum reiterated that during the moratorium, r��id��tt� said't�e�didn't want density maximized. Waldhauser stated that another goal of the City is to offer different types of housing options. These proposed changes �.iye fih� City an opportunity for more variety which is broader than just maximizing det�sitjr. �he�tated that smaller homes on smaller lots work and that the City did p�c�tect the area�iniitFi large homes on larger lots, but that is not the case for the whole�ity �_ Segelbaum questioned if the pro�osed clianges��nrould create a desire for homeowners to rezone their properties to (��. ��k�r�said he shares the same concern, but when he looks at the Zoning Map th� pro�rti�;zoned R-2 are not in the areas where concern has been expressed in the p,ast�'�i he is �t ease with the proposed amendments keeping in mind that if there were a push to rezone properties to R-2 they would hear about it. Segelbaum �aid he is cc�ncerned about going from the required 11,000 square foot minimum IQt size'�or R�'� prQperties to 10,000 square feet because he doesn't want to get inundated with rezt�ning requests. Blum questioned the desire for these proposed changes if th�re have,been legal problems and no demand for twin homes in the past. Zimmerman statetl tha`t the City is trying to shift the focus from twin homes to small-lot single-farr�il� ht�C�nes th�t�would not increase the density. E � Wafclh�user r��rred to the aesthetics of a twin home and said she thinks twin homes �,., are great.and s'lie would rather see twin homes and townhomes than individual homes with alleys befinieen them. Blum asked if twin homes could be removed from the recommendation entirely. Zimmerman stated that removing twin homes from the recommendation would cause existing twin homes to be non-conforming. Segelbaum referred to the language requiring only one garage stall per unit and stated that the Board of Zoning Appeals sees a lot of requests to add second garage stalls. He questioned if only requiring one garage stall is setting the City up for more variance requests. He said he would like to require two garage stalls for each dwelling. Baker Minutes of the Golden Valley Planning Commission May 9, 2016 Page 12 said he would not support requiring two garage stalls because he would like to encourage fewer cars. Segelbaum asked the Commissioners how they felt about the setback requirements and the requirement regarding increased setbacks as the height of the house increases. Blum said he was okay with the recommended language. Waldhauser agreed although it makes homes more expensive to build, larger setbacks will protect neighboring properties. She stated that she doesn't think the City will see smaller or more affordable homes as a result of these proposed changes. There will just be big hom�� t�n smaller lots. �� ; Blum suggested that the proposed lot width be 60 feet to match the�ratio�� the Sir��le Family zoning district. Zimmerman stated that they tried a nur��`r of differer�t IQfi�s�izes and the 6,000 square foot lot size and 50 foot width requirernent� #i��/aldha�'��r noted that if the minimum lot width were 60 feet then an existing 10C7-foot"�uuide lot �ouldn't be split into two lots. Kluchka said he does not want to rec��+ire 60-f�ot wid� lots in the R-2 zoning district. Baker agreed that if the City is trying to cr�ate an,additional option than requiring 60 feet of lot width wouldn't work. Blum saici }i� hesi�at�s<k,#o think that they are . meeting the City's goal of keeping single-family I`arge lot residentiaf neighborhoods with this proposed change. He said he is concerr�ed ak�ut Gold� Valley losing a real competitive advantage and questioned wt�at'��fu�ure g�nerations are going to want. He said he supports higher density developrrient ir�,certai�i��r�`as like around transportation hubs and light rail stations, but he i� � ain�t,th�s�pr�a�osed R-2 zoning amendments in single family areas. Segelbaum agx�e� but s�id this seems to be a reasonable compromise for existing R-2 properties. �aker agreed and said he also doesn't think the City will see a lot more R-2 zoned prc�p�rties as a result of the proposed changes. Kluchka agreed and said the proposed changes make the existing R-2 zoning district more usable. Waldhauser��ree�9�nrith �Bi�m that there are more dramatic ways to meet the City's density goals with�l�.�'and R-4 zoned properties and she thinks that would be a good discussion for the community to have. Blum said he is okay with the majority of the proposed cf�ange`s,� bu��e is�Ccsncerned about the purpose and the proposed lot width. Zimmermar� stat�d fhat the purpose statement could be better defined in each district to address increasing housing options, diversity in housing, etc. _ y MOVED k�� Klu�hka, �s��onded by Waldhauser and motion carried unanimously to recommend'�ppraual of the proposed R-2 Zoning Code text amendments. �,, 5. Inform�l'Public Hearing — Zoning Code Text Amendment— Amending Teinporary Uses and Events — ZO00-105 � Applicant: City of Golden Valley Purpose: To consider removing redundant language in the Zoning Code regarding Temporary Events. Minutes of the Golden Valley Planning Commission May 9, 2016 Page 13 Zimmerman stated that at the last City Council meeting the Council adopted a separate special events section of City Code so the existing language in the Zoning Code regarding temporary events is now redundant and should be removed. Segelbaum asked if the new Code section was similar to the existing language in the Zoning Code. Zimmerman said yes and added that all of the Planning related issues with special events have been addressed in the new Special Events language. Segelbaum opened the public hearing. Seeing and hearing no one wishin��ko comment, Segelbaum closed the public hearing. � � � � MOVED by Kluchka, seconded by Baker and motion carried unanit�iouslj��Q recot�mend approval ofi the Zoning Code text amendment removing langu�ge�reg�r�iing�r��rary events. ��`�� '��`��. --Short Recess 6. Reports on Meetings of the Housing and Redeve�o.�ment Au�hority, City Council, Board of Zoning Appeals and ather I�Ileetir�+�s p, Zimmerman stated that the Liberty Crossing�proje�t is movir_�q forward. Baker asked about the City standards r�garding.a trench that was dug for a home on Glenwood. He said it has failed and has�h��c�stt� b�d�re�l�ane a couple of times and questioned whose responsibility it is ai�d�f��re are p�enalties involved. Zimmerman said he would talk to the Engineering��aff ab��ut the�i$sue. 7. Other Business � • Council I��aison R�port No report was given. ' � • Election �i� O�Gers Baker norninated Segelbaum to continue as Chair. Segelbaum accepted. Baker said he�ould like to be Vice Chair. Kluchka said he would be happy to continue being S�acretary. The Commissioners agreed unanimously to Segelbaum being Chair, Baker being Vice Chair and Kluchka being Secretary. Minutes of the Golden Valley Planning Commission May 9, 2016 Page 14 8. Adjournment The meeting was adjourned at 9:32 pm. �:� John Kluchka, Secretary Lisa Wittman, Admini� =�tive A��istant � t �;�� ; �� ; a `� , �; 7-` � . `i � .,�,i e`.�''>'�. Yn _ � . �v;' t 3 S��: t�� r^ fz ` _ �K L^�� " ��. I�hysical lleve�a►prnen� I�+�par�m+e�t 763-593-8o9517Ca3-s93-s7 t�9(f,�x) Date: May 23, 2016 To: Golden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Informal Public Hearing—Conditional Use Permit (CUP-149)to Allow for Accessory Retail Services Incidental to a Permitted Use at 1000 Boone Avenue North— Fired Up, Inc., Applicant Summary Fired Up, Inc. is proposing to operate a ceramics studio, Fired Up Studios, within the multi-tenant building located at 1000 Boone Avenue North. The business will include a small gallery where artists can sell their work. This property is zoned Industrial and guided for long-term Industrial use on the General Land Use Plan Map. Accessory retail services require a Conditional Use Permit (CUP) in this zoning district. Background and Existing Conditions The subject property is bounded by 10t" Avenue North to the south, Boone Avenue North to the west, industrial properties to the east, and a single family neighborhood to the north located on the far side of the railway corridor and Luce Line Trail. The property contains an approximately 124,000 square foot one-story, U-shaped, multi-tenant building with eleven spaces for individual tenants. 376 parking spaces surround the building while another 80 spaces are located internal to the U portion. Loading docks for each space are also located within the U. The primary entrance to the property is located to the west, off of Boone Avenue, with a secondary access in the southeast corner of the lot. The building is currently underutilized, with a number of vacant spaces waiting to be filled totaling approximately 60,661 square feet. The eight existing tenants include various office uses as well as other warehouse uses. Parking spaces are abundant and even with a majority of the building held to the City's required parking ratio of 1 space per 250 square feet of office use (the more stringent requirement), excess parking spaces would still be available. The property owner has indicated that the number of spaces typically assigned as part of a lease are 4 per 1,000 square feet of office and 1 per 1,000 square feet of warehouse. Proposal The applicant would like to lease approximately 7,221 square feet of space for the operation of a ceramics studio. Fired Up Studios has been located in Minneapolis since 1997 and would relocate to Golden Valley if the CUP is approved. Fired Up Studios currently offers space, equipment, and glazing and firing services for adults who range from beginner to professional potters. Office hours are 3 pm to 6 pm Monday through Friday with extended hours (11 am to 6 pm) on Wednesday, Saturday from 1 pm to 6 pm, and Sunday from noon to 2 pm. During these times, any of the 70 members may visit the studio. On a typical day 3 to 15 people are on-site. Fired Up Studios also offers a six week pottery class once a week for 2 % hours and occasional weekend evening sessions with a 10 student maximum. Each December, the studio hosts an open house and silent auction to benefit a non-profit organization. To support the members and assist in the sale of their work, the applicant proposes to construct a small gallery open to the public of about 600 square feet. This accessory retail operation necessitates the CUP. The proposed size is negligible when considered within the context of the 124,000 square foot building and is well below the threshold of 10% of the gross floor area. There are no other known accessory retail services at this location. The lease for the ceramics studio would include 10 parking spaces. These spaces are not typically signed within the lot. Evaluation Of the many potential impacts that are regulated through the CUP process, traffic and parking are the primary issues which might be cause for concern with this proposal. In this instance, however, the hours of operation, which are generally complementary to the other uses in the building, and the large quantity of parking spaces available on-site appear to negate the potential impacts. The findings and recommendations for a CUP are based upon any or all of the following factors: 1. Demonstrated Need for the Proposed Use: Fired Up Studios is an existing business that has shown a demand exists for the services they provide. Based on their past experiences, they are able to accurately predict the expected amount of demand there will be for their operations. 2. Consistency with the Comprehensive Plan: A ceramics studio is consistent with the Industrial designation of this property on the General Land Use Plan Map. 3. Effect on Property Values: Staff anticipates the new use would have no impact on the surrounding property values. Nearby single family residential uses are located on the far side of the property and across a railroad corridor, making any impact on the neighborhood extremely unlikely. 4. Effect on Traffic: The number of trips associated with the proposed use is minimal and largely concentrated in the evenings and weekends. Staff does not expect any negative traffic impacts to the surrounding areas. Based on the amount of parking available on-site, no shortage of parking is anticipated. 5. Effect of Increases in Population and Density:The proposed use would generate a minor increase in the number of employees at the location which is currently underutilized. 6. Increase in Noise Levels: The proposed use is not anticipated to cause an increase in noise levels. 7. Impact of Dust, Odor, or Vibration: The proposed use is not anticipated to cause an increase in dust, odor, or vibrations. 8. Impact of Pests: The proposed use is not anticipated to attract pests. 9. Visual Impact: Because the proposed use would involve only interior modifications, staff does not anticipate a change in the visual quality of the property. 10. Other Impacts to the City and Residents: Staff does not anticipate any other negative effects of the proposed use. The location is a multi-tenant industrial property with adequate parking to serve the individual uses. Recommended Action Staff recommends approval of Conditional Use Permit 149 allowing for accessory retail services incidental to a permitted use in an Industrial zoning district at 1000 Boone Avenue North. The approval of a Conditional Use Permit is subject to the following conditions: Plannin� 1. The total amount of accessory retail space shall be limited to 600 square feet. 2. In the event complaints to the City regarding parking are deemed by the City Manager or his/her designee to be significant, the City reserves the right to require modifications to the number of spaces leased or to the days and hours of operation in order to adequately address parking concerns. Fire 3. The applicant shall contact the Golden Valley Fire Department to schedule a routine fire inspection after occupying the space. 4. This approval is subject to all other state, federal, and local ordinances, regulations, or laws with authority over this development. Attachments Location Map (1 page) Applicant's Narrative (1 page) Memo from the Fire Department dated May 16, 2016 (1 page) Plans dated April 18, 2016 (3 pages) �... ._ ,_. ,,a.� . =— - v_ _.-_ � ( _``8525 129� ( �__::I 12g6 , . t•�� B535 1296 1297 • 1291 1294^ ��1295� . 1294 � 1293 1295 ( � 8� � 1160� 1289 1292 1293 1292 I I /1150 --..,,.,ti_ 17 70�-L / . Subject Property: G7110 1140.1130 1278 1290 1291 1290 it 1120 1280 1282�12841286 7288 Y289 7288 1000 Boone Ave. N. 1286 � - -...,�__ ... ----- • ' � ' � �� 3�� 600650 660�00 800 9� , � 8810 �n �Qpq 490 9000 �Q2� 8360 • 8900 � 300 200 100 ^- B A 915 • 8300 . ,x�.,�.,.m...... . .,:.�..,a�._....... a5 i t:� � r: 832 5 890 � 8459 SSS3 8337 8521 8405 8393 888 '... gZs � 935 e70. � � . 890 . 8511 � 8�$ 8365 8357 8341 8125 860 � `8379 �. a. .. . ; g5g8� ; a. - ` $� 825 ,�.�- � ,�u`_ _ . 840 825 y , ._ .... 820 830 ... . � . � 800 . vlii..:.. .„w _. � ._..... -. SiG820 801 I�... Jt : �oi: .r:7 .Itr:�-�� 7 I�. �a2 �a� �so 12345_61$•30� �� . .�. ,... - 3Y,.gi8350 -�g5�.�a,.�=o g., 735 11� .117, e 83�233SA 36:38 40- 107 +15: 320324 32a• „ — '- 200 �a113 �4 4�70 Fired Up Studios Narrative Description of Site Usage The space at 1000 Boone Avenue North in Golden Valley will be used for Fired Up Inc. (d.b.a. Fired Up Studios). For the past 19 years we have been providing the services in Minneapolis that potters need to make and complete their work. These services include a space and equipment, glazes and firing services. We are an adult only facility and our customers include beginners, hobbyists, and professional potters. Fired Up Studios currently employs 2 part-time employees. Our office hours are 3pm to 6pm Monday, Tuesday,Thursday, and Friday. On Wednesday we are open from 11am—6pm,Saturday from 1pm— 6pm, and Sunday noon to 2pm. We currently have approximately 70 members who pay a monthly fee to have access to our services. On any given day,we have between 3 and 15 people at our studio. We also provide a six week pottery class,with a maximum number of 10 students per class,which meets once a week for 2%z hours to teach adults the basics of wheel thrown pottery. Over the weekend we run a two hour"Clay Date" on Friday&Saturday evenings plus Sunday afternoons. This class is for individuals who want to see what it is like to use a potter's wheel, or what we like to call the non-sexy "Ghost"experience. We also have a small gallery on shelves where our members can sell their work.The purpose of the gallery is member retention—it is not a major focus of Fired Up or a revenue source. Once a year we do an open house, usually the first weekend in December. During this event we do a silent auction to raise money for a non-profit organization.The recipient of this silent auction changes every year. If you would like more detail about Fired Up please feel free to go to our web site www.firedupstudios.com. _ , �� '' e y�r7r �`�� E'a4 ir � �� . .-' §�''�3� . � ., �� . .. � . . R. �'�re Ll��a��-�me�t 763-593-8080/ 763-593-8098 (fiax} Date: March 16, 2016 To: Jason Zimmerman, Planning Manager Emily Goellner, Associate Planner Lisa Wittman, Administrative Assistant From: Rick Hammerschmidt, Deputy Fire Chief Subject: CUP, Ceramics Studio, 1000 Boone Ave N �r._ ; �t�.; I have reviewed the conditional use permit information for the Ceramics Studio, 1000 Boone Ave N and have listed my comments below. • Contact the Golden Valley Fire Department to schedule a routine fire inspection after occupying the space SUMMARY AND RECOMMENDATIONS Based on the site conditions depicted and the comments required above, the fire department finds the proposed CUP at this property acceptable. 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' �,.�...�t,�. .2 �� y' .��-��a,�.*��t� . ,... .. .. ,. - . . . � - � � .. . , ... . . . ,.. . .. .. ..; .�� : �. �... . �• �:. ... . ,:..,., . �„,,:.. . ,..,_..,. .. :: . .. ... . . . . . ... . _ _ .. . .. . . • � cityof �,; o��e�t E � . �I►T�,. �,,.'� Physical Development Department 763 593-8095/763-593-8109(fax) Date: May 23, 2016 To: Golden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Informal Public Hearing—Conditional Use Permit (CUP-150)to Allow for Automobile Rental at 710 Pennsylvania Avenue South—Morrie's Heritage Car Connection, Applicant Summary Morrie's Heritage Car Connection is proposing to operate a rental business for classic automobiles within the existing building at 710 Pennsylvania Avenue South. The property is zoned I-394 Mixed Use and is guided for long-term Mixed Use on the General Land Use Plan Map. Automobile rentals require a Conditional Use Permit (CUP) in this zoning district. Background and Existing Conditions The subject property is bounded by Pennsylvania Avenue South to the east and light industrial uses to the north, south, and west. This area was rezoned to I-394 Mixed Use in 2008. The I-394 Mixed Use zoning district requires a CUP for any conditional uses allowed in the Commercial zoning district occupying more than 10,000 square feet of gross floor area.The footprint of the building at 710 Pennsylvania is 10,346 square feet. Subdistrict B, in which this property is located, limits building height to six stories. The property is 1.8 acres and contains two buildings and two parking lots. One of the parking lots flows into and also partially serves the adjacent property to the north. In addition, employees from Morrie's Cadillac (across the street to the east) use some of this area for parking. Due to the complicated nature of the site, staff have required a parking plan to be submitted that better defines how the lots will be used going forward. Morrie's has previously leased this space for an unrelated use; it appears they have commenced the classic car rental business operations with a "soft opening"that would now be legalized with the approval of the CUP. � � � �� f � �I�'i�'I� I I I�I�I�� I - � � � I � w � �� -, z y -�* � , ��,,�„� �, `� � x �� . �- �;�'�� '� t..�""�,�r��°�;� h — ��. _ ��'d� ,r+ • 3 , �,,,� � p �.s�y �: .� p ,��, ' � � .. � . .'..: �: -�� ,.' r �� . . n b, ,.9`21: .�.. II � ' ,_ �• i �� I �; �� „ } 4� � j7�+�i��,;�� r, �'i _ � s. ;..� 3 j '.• U < �,y`-*=�w: .. , . � i� � �`,+�;� a�..r.� r i� �a u � 'e's I �" Y ,�'�t"v Y y �E�x ��E'::. . } � "-' "�^- ��,� �e .,; '�".�' �� ' � " ;: , � ,. - :�-.. .a� � 7 :s`� � � �. t� � ' "e 'd ��-� r s�.� � �.... �:� 'M ;�� t F ��„ , �.�... ^",.�r � X � ,*� �s, ; ..� � . �� ,z : - k� � �,vK �'� ��` � � �.:� p�� F�� r ; �, s�_, , ;,. •M• ^" '�•� - .'_ i::.. ..�. .. .. �.. S .: .,. � r .. . . 4 �.a �, '�, �� ^� ��j`y. .,� ._��°'" �'. � '� '� .� � . i . �, ��p c ., �,. � f�� ° � '# �.�_ ,�� y 2�"a �r � .. �f � �.�k ..,� ,. r. . � � `� $` � E^�' ,4;,. u, �t � .N '`� ., "�': � �. . ,4.. .� :. ' r�.. � �.. ..- r.� ..� '' � �. :* ��,'. �� , r .. , � : a: fi � .M.. }a 4 � ,.,'- . -� a.. .�.. ' " t I t_F,., . :�. �.� �� ,a...� .. ,. .• '. � .. _. f �� . G..N � 4 . �rt" _'?'�..' .. ;'l�'x,,`� ,�,�.� , � . , _'. +� .._.. ..:: : , r�l1 ..::.. ...... . Proposal The applicant hopes to gain approval for a CUP to operate a classic car rental business out of an existing building. Approximately 30 vehicles would be stored indoors and the location would serve as the pickup/drop off center for customers. One to three employees would be located on site to conduct transactions and to assist with the rental business. Hours of operation would be between 8 am and 5 pm daily, including weekends. The applicant anticipates up to 10 customers a day. In addition to the rental business, Morrie's would like to establish a casual car club that would allow for social gatherings by car enthusiasts within the building. At this time, the Inspections Division is requesting a code analysis to determine what building improvements would be required by code for this use to go forward. Until this is completed and a Certificate of Occupancv is issued, no public assembly shall be allowed in the buildin�. The site is unique in that there are two buildings on one parcel, serving at least two businesses. In addition,the parking lot in front of 710 Pennsylvania also serves the business on the lot to the south, at 750 Pennsylvania. The applicant has submitted a parking plan that not only indicates how the parking spaces will be divided between these entities, but also reserves 12 spaces for the employees of Morrie's Cadillac across the street to the east. For the Heritage Car Connection,the applicant has reserved 20 parking spaces in front of the building as well as two spaces for employees at the rear of the building (accessed through the parking lot for 750 Pennsylvania). The zoning code requires 1 space per 2,000 square feet of display area. At 10,000 square feet, only five parking spaces are required. In the past,this area has been used as overflow parking and storage of dealership inventory vehicles, neither of which is allowed under the zoning code. Staff is recommending conditions which explicitly limit the parking uses that can occur on-site. Evaluation Of the many potential impacts that are regulated through the CUP process,traffic and parking are the primary issues which might be cause for concern with this proposal. In this instance, however, the limited anticipated intensity of the use and the adequate quantity of parking spaces available on-site appear to negate any potential impacts. The findings and recommendations for a CUP are based upon any or all of the following factors: 1. Demonstrated Need for the Proposed Use: Morrie's has identified a demand for classic car rentals and believes there is a viable market for their operation. 2. Consistency with the Comprehensive Plan:An automobile rental business is consistent with the Mixed Use designation of this property on the General Land Use Plan Map. 3. Effect on Property Values: Staff anticipates the new use would have no impact on the surrounding property values. The area is generally occupied by light industrial or manufacturing uses with car dealerships to the east. 4. Effect on Traffic:The number of trips associated with the proposed use is minimal and staff does not expect any negative traffic impacts to the surrounding areas. Based on the amount of parking available on-site, no shortage of parking is anticipated. 5. Effect of Increases in Population and Density:The proposed use would generate a minor increase in the number of employees at the location. 6. Increase in Noise Levels:The proposed use is not anticipated to cause an increase in noise levels. 7. Impact of Dust, Odor, or Vibration:The proposed use is not anticipated to cause an increase in dust, odor, or vibrations. 8. Impact of Pests:The proposed use is not anticipated to attract pests. 9. Visual Impact: Staff does not anticipate a negative change in the visual quality of the property. The applicant has indicated that the building will be painted and additional signage installed. 10. Other Impacts to the City and Residents: Staff does not anticipate any other negative effects of the proposed use. The location is a non-residential area with adequate parking to serve the use. Recommended Action Staff recommends approval of Conditional Use Permit 150 allowing for automobile rental in the I- 394 Mixed Use zoning district at 710 Pennsylvania Avenue South. The approval of a Conditional Use Permit is subject to the following conditions: Plannin� 1. No assembly use shall be permitted until the Inspections Division approves and issues a Certificate of Occupancy. 2. Parking spaces shall be designated as shown on the Parking Plan dated May 16, 2016. 3. All vehicles must be parked on paved surfaces and no vehicles may be located in the accessible parking discharge areas. Accessible parking discharge areas shall be signed as required by code. 4. No dealership inventory vehicles shall be stored on-site. Fire 5. Due to the change in occupancy,the applicant shall submit for review a code analysis from a registered architect. 6. The building shall be completely protected with a NFPA 13 fire sprinkler system. 7. The fire alarm system in the building shall meet NFPA 72 and UL Certifications. 8. The applicant shall contact the Golden Valley Fire Department to schedule a routine fire inspection after occupying the space. 9. This approval is subject to all other state, federal, and local ordinances, regulations, or laws with authority over this development. 10. Failure to comply with any of the terms of this permit shall be grounds for revocation. Attachments Location Map (1 page) Applicant's Narrative (1 page) Memo from the Fire Department dated May 16, 2016 (1 page) Plans dated April 18, 2016 (2 pages) Parking Plan (1 page) �o �+ ��w.,,. 420 ,y�1 420 421 �� 460 �� 74��7480�746U 7400 f 415 , 424 �7470 � I 417 500 501 S00 501 5 4 � 501 421 �� 74�57465t75'qg5 • • � 515 �p 521 7700 521 �p 521 510 �� 500 4. ; „ ,., a , Subject Property: soo 611 noi 710 Pennsylvania Ave. $. 62 3 14 �3 675 642 ° 648 �� 7425 643 • 723 716 723 716 � 710 733 732 732 � 75�� 705 743 �� 825 750 — 80'I 820 - 814 • .. 81 5 r 701 � 82 0 � m , sao � eas sao sas aso 911 �0 914 915 950 ' 1 Q2 3 904 10;10 1033 1030 7200 i000 �aoo 1041 1040 1040 7300 • 1051 1050 7610 � �� 7650 � 7630 7570 7500 --.., • 7600 1 «7560 � I �^�... 7550 ",,�,.., o: , ,�� i: t�➢, ;i: � z,�r,,�. � .,._. . . .. . !� _.. . . . . � 1M��N��11�M��1��M��H��MNM��N��M��1�M�l��t��M��N�11�H��M�/�tMNM��1�� .. YJAY?A(A t:l '.. ._ 1 � , . , � _ � .._( , ... r , ._... ..,..--., . '. ' , � � ST.'LOUIS PARK : '�� April 18, 2016 City of Golden Valley Planning Department 7800 Golden Valley Rd. Golden Valley, MN 55427 Dear Planning Department and City Council Members: Enclosed please find the Conditional Use Permit application for your consideration for Morrie's Heritage Car Connection. Morrie's has operated in the City of Golden Valley since it acquired the Cadillac dealership in 2006. Since that time, Morrie's has continued to increase its footprint in Golden Valley with the investment in the Maserati, Bentley and Aston building constructed in 2015. As part of the ongoing business development for Morrie's Automotive Group, our marketing research has determined that our customer base has an interest in renting classic cars. We have acquired a vehicle fleet that supports and highlights the vehicle brands that Morrie's sells. The initiative creates a unique opportunity to connect with our community beyond our typical operations. Morrie's Heritage Car Connection (MHCC) is a classic car rental business and car club that offers daily and weekend rentals to the public. MHCC intends to use the building located at 710 Pennsylvania Ave S. in Golden Valley as the main site for business operations. The facility will house the fleet of approximately 30 vehicles indoors and serve as the pickup/drop off center for renters. A staff of between one and three employees will work onsite to coordinate fleet logistics, conduct business development activities and conduct rental transactions with customers. We expect anywhere between one and ten customers to visit this boutique facility daily between the hours of 8am and 5pm. We do acknowledge that parking on the property has been a challenge in the past. To accommodate the incremental vehicle traffic to the property, and create more favorable curb appeal, we've established plans to better utilize existing property that we own to accommodate employee parking. We have immediate plans to move 20 cars off of the 710 Pennsylvania Avenue site effective May 1St. We are also in the midst of new property acquisitions that will further ease parking constraints. We're also committed to painting the building on 710 Pennsylvania Ave South to enhance the visual impact it has on passersby. We thank you for your consideration in this matter. Please don't hesitate to contact me with any questions regarding this application. Sincerely, Ben Robertaccio Marketing Director 952-797-1335 ��.� �� _ � � � z �� . . � �� r� � �rt en� �s�a�s�-��o�7s�-��-�os� ��X� Date: March 16, 2016 To: Jason Zimmerman, Planning Manager Emily Goellner, Associate Planner Lisa Wittman, Administrative Assistant From: Rick Hammerschmidt, Deputy Fire Chief Subject: CUP, Morrie's Heritage Car Connection, 710 Pennsylvania Ave S I have reviewed the conditional use permit information for the Morrie's Heritage Car Connection, 710 Pennsylvania Ave S and have listed my comments below. • Because this is a change in occupancy a code analysis from an architect will be needed • This building is currently protected with a fire sprinkler system but unknown if it's completely protected. If it's found not to be 100% protected with a NFPA 13 System, it would need to be brought up to code • If the buildings current fire alarm system does not meet NFPA 72 and UL Certifications, it will need to be brought up to code • Contact the Golden Valley Fire Department to schedule a routine fire inspection after occupying the space SUMMARY AND RECOMMENDATIONS Based on the site conditions depicted and the comments required above, the fire department finds the proposed CUP at this property acceptable. If you have any questions, please feel free to contact me at 763 593-8080 or by email, rhammerschmidtCc�goldenvalleymn.qov i i :��,� � �- i �� @� 0 i '� � i ! � a — o � O C � Z � � n �� o - -- �' C;�� ' !�lJo ,- �_ �, A �� o a _o � � �� o o �_ > rt m m Z O O � 3 5 sn n� mti a �� °z� a° l D � � f � � N j rv ; N ; O � � 1 � ; I I I I I� � ��>�� °G�� ii i i i �� Floor Ptan Midwest Maintenance & Mechanical ��P� � S � � ��9P'1 _..�<E 1 g � � � ��^ �Goiden Valley, MN m$y� ; ab mg �9 LAUREL AVENUE w � BUILDING �• BITUMINOUS � BITUMINOUS � � BITUMINOUS � 710 PENNSYLVANIA AVE � 1-STORY BRICK BUI LDING B I T U M I N 0 U 5 > J � � z w BU�LDING � SCALE 0 30 60 90 150 } �"� - 'k ,y� F;."'� ��` fl�^� ��.J Y2*..wn 1, t�' �. � � " ` APR 2 2 2016 �' � � 6',; ��r: �� _ � �� s i � I �` � � � � � i °� ` � � f � '�`�. �<._ �� ' � —. `# ;,r r t�� .,. � � a„� _!�fi,+��`�� '�� i _ _ _ � : � , � ; � � , � �,�� ..w_, r�__ ��. , '„ , �� `� � ��;,�`��it��: i �� u��,� � � "� ' r . • � rt �;�I i �` �;.: .,. �.d� .. � `�" �"� ;�{� "� , ,� T �, n a <� k � . . �,. X:^tra+ �� r �y. . � ' 'ar.*� � ( " ��f �M <� '^<, r {�° ,.M1 F f i I� N R�� ^ �'._ �} +3 ;�:fi � „ , � , �: A : , � ' r...«..,. z � � � B� i � . � �xx :p *�x.� w; . ,. ''IA� � . '„x . ..� ,. , . . , .�ru� • �:t � . 4 � } , �' �'��M -.�'{ � � � � ,�.„#. � x� � � '�e, s. ....��. : . „ � .. w. „ �.. " a» ;�� . �:�;' . ' �- r ,, „ �� n � x � � f ..� �' � f! .-'.,-.—.^^.r�.,.,,�� . . ��, � �r. & , , a ' �„' ' � i�y.' .. . . .. y . . �"�"' �, � �a ap. , t i . � �� ' �. ��.'�.,. $ ..• F,- .. _ � , � • E �„ -d •.. ' 4.. , � '� � '��'�,:d'� ��,^.� ��,: y'a�r �"n; � h�� ' � _ i �. —+��+a..ir�..� K . � . ,� K �„'t� ,P�� .. . t� ��n �� , �y�� 1 �' �` � � � ��A - e.., � T. � �..�, .y�... , y.x ,�:�M. � . . Y�'�� • # � � i Lf'r%�....�. .`� .. . . . 700 Pennsylvania—1 space on-site 710 Pennsylvania—22 space (20 to the east, 2 to the south) 750 Pennsylvania—10 spaces to the north of the building 12 spaces reserved for employees of Morrie's Cadillac �t�� y {��A�, Phys�cal I��+�lop�nent Departmen� 763-593-8�95/7fi3-593-81�9(fiax) Date: May 23, 2016 To: Golden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Informal Public Hearing–Amendments to the General Land Use Plan Map and Official Zoning Map–9050 Golden Valley Road–City of Golden Valley, Applicant Summary The City, acting as the applicant, is proposing to redesignate the property at 9050 Golden Valley Road from Residential - High Density to Commercial - Office and to rezone the property from High Density Residential (R-4) to Business and Professional Office (BPO). Background and Existing Conditions 9050 Golden Valley Road is currently occupied by a vacant fast food restaurant (formerly a KFC). There is an existing Conditional Use Permit for a drive thru use. This property—along with 9000 Golden Valley Road—was redesignated from Commercial - Retail to Residential - High Density and rezoned from Commercial to High Density Residential in mid- 2015 due to concerns by the City Council that the vacant fast food restaurants could be used for auto repair or other "high impact" uses. At the City Council meeting of August 18, 2015, where the changes were approved, it was stated by the City Attorney that non-conforming Commercial uses could still be allowed to occupy the vacant properties as long as the nonconforming status was maintained. Once the nonconforming status was lost,the properties would only be available for High Density Residential development. 9000 Golden Valley Road is now slated for development as a senior apartment building. The owner of 9050 Golden Valley Road has a party interested in the property for use as a credit union. Conversations with staff have been ongoing over the past few months and this seemed to be an appropriate use of the nonconforming status. However, investigation by the City Attorney subsequently determined that due to the specific language included on the existing Conditional Use Permit for the property, the only nonconforming use that can occupy the property is a fast food restaurant. This is a much more stringent restriction than was previously understood by the property owner, staff, or the City Council back in 2015. The property owner has balked at this new restriction and has stated that he does not want to sell the property for residential use or for a fast food restaurant. In fact, had he been aware of this restriction he would have opposed the rezoning to High Density Residential as the option to allow many other nonconforming Commercial uses would not have been available as was assumed. General Land Use Plan Map Amendment Redesignating the property for Commercial - Office would allow the property owner to pursue other, non-residential uses, while limiting the types of commercial uses that could locate there. Zoning Map Amendment Rezoning the property for Business and Professional Office would accomplish two goals. First, it would open up the property for a number of conforming commercial uses, including the credit union which is interested in purchasing the site. Second, the limitations within the BPO zoning district would prohibit the types of "high impact" uses the Council feared could locate on these properties (ie, auto repair, car sales, etc.). Additional Information Staff believes that this area in the northeast quadrant of Highways 55 and 169 is well-suited for the application of a new Mixed Use zoning district that would allow for a range of housing, office, and limited commercial uses to be decided by the market rather than predetermining which use would be appropriate for a given property. Revision of the existing I-394 Mixed Use zoning district to accommodate this vision will take time to develop and will necessitate a holistic review of potential locations for this district within the City. Staff anticipates conducting this exercise as part of the Comprehensive Plan update over the next two years. Recommendations Staff recommends approval of General Land Use Plan Map Amendment, redesignating 9050 Golden Valley Road from Residential - High Density to Commercial - Office. Staff also recommends approval of the Zoning Map Amendment, rezoning 9050 Golden Valley Road from High Density Residential (R-4) to Business and Professional Office. Attachments Location Map (1 page) Business and Professional Office Section of City Code (5 pages) Official Zoning Map (1 page) General Land Use Plan Map (1 page) .____ _ _ -- ______ __ _._ __.._ --___._ ______ __ 708 696 690 �2 �a� 676 � ' ct ;'� z. ,y � . 640 � sn - sss`s�o s ' " � 70� Subject Property: Zo� ��y1s2 �oae 884(88368 ytasoississias�so 9050 Golden Valley Rd. �202 »o'"�09 1�103A+03�p2i01 $$�6°` s s• ae�s�• 622 G28ra12634i 203 n a, s a ' 129158181 , 626� ��630y 638 642 646 65Us ' 204 107 < 209 2�205B > s +' ' 205A = 2 08 ti 12�tsg 1a10' `' Qi�A,i r 7 a10 � c 92 40 1 Z 12 �:. y+�y 79� it 9290 8845b � 914Q R �a': 8900 4 9280 123 5S �t • 9000 12'�:5 �4 12345g 9050 � 9326 �y 10 7 ts 101 12 • 12 9200 7 9�9210 9110 9a9110 6pp � �..�.�y k��- 9325 9201 910p 9010 • 8950 • � 9300 - - ^ • _ ` ,,,,,.�,.,,,. t • �.- - �� _ - �„-'� � a�� _ _,�..�"".r"'./""'� �r _.� -- ` ' - � '�;l.,to t-1�ti Y N°� _�-- " ..+�".:'"�++�� 8 � - w.+^ �• `^.. .. _ -- '' - � ' ^-' 05`�� - � _ �__ _�'S^� NwYN _�_. . _-- , �� t;�le , ,i�i�+5` 439 � _ _ -.�_��,n,... � 8951 8945 = � 433 �^"~r~r'^ -' 9031 433 4 "' �� - 9131 7. _- 424 423 ..,.. . 9141�101 02 421 • 304 303 � 3ig�`�137�,.. . 24 347 410 8928 8920 8912 475 ., 3(h, �'' 9131A... 205 304G205iG101 03 ' ,r, t�102 § 11.45 Section 11.45: Business and Professional Offices Zoning District Subdivision 1. Purpose The purpose of the Business and Professional Offices Zoning District is to pravide areas wherein there may be erected, maintained and used, offices for persons engaged in business pursuits not involving the sale of or handling of goods, wares, merchandise or commodities, as for example, accountants, insurance brokers, realtors, fiscal agents and the like; provided, however, that nothing herein shall be interpreted to prohibit in such districts the sale of goods, wares, merchandise or commodities by sample, as for example, by manufacturer's representatives. Subdivision 2. District Established Properties shall be established within the Business and Professional Offices Zoning District in the manner provided for in Section 11.90, Subdivision 3 of this Chapter, and when thus established shall be incorporated in this Section 11.45, Subdivision 2 by an ordinance which makes cross-reference to this Section 11.45 and which shall become a part hereof and of Section 11.10, Subdivision 2 thereof, as fully as if set forth herein. In addition the Business and Professional Offices Zoning Districts thus established, and/or any subsequent changes to the same which shall be made and established in a similar manner, shall be reflected in the official zoning map of the City as provided in Section 11.11 of this Chapter. Source: Ordinance No. 541 Effective Date: 5-8-81 *Subdivision 3. Building Height No building in this zoning district shall exceed three (3) stories in height at the front or street grade level, unless a Conditional Use Permit has been granted allowing such building or structure to exceed three (3) stories in height. Source: Ordinance No. 80, 2nd Series Effective Date: 11-28-91 *Subdivision 4. Yard Restrictions A. Front Yard Setbacks. Front yards shall be provided for all buildings as follows: 1. No building or other structure in the Business and Professional Offices District shall be located closer than thirty-five (35) feet from the property line along any abutting street. The thirty-five (35) foot front setback as described above shall all be landscaped. 2. In the case of a building over three (3) stories, the front setback shall be increased five (5) feet for each additional story over three (3) stories or each additional ten (10) feet above the height of thirty (30) feet. Golden Valley City Code Page 1 of 5 § 11.45 B. Side and Rear Yard Setbacks. Side yards and rear yards shall be provided for all buildings as follows: Source: Ordinance No. 541 Effective Date: 5-8-81 1. In the case of premises abutting a Residential or R-2 Residential Zoning District, side and rear yards of such premises shall be not less than fifty (50) feet in depth or width, of which at least twenty-five (25) feet adjacent to the lot line or property line shall be planted, landscaped and maintained as a buffer zone. Source: Ordinance No. 271, 2nd Series Effective Date: 11-15-02 2. In the case of premises abutting on a Multiple Dwelling Zoning District or an Institutional Zoning District, side and rear yards shall be not less than thirty (30) feet in depth or width, of which at least the fifteen (15) feet adjacent to the lot line shall be planted, landscaped and maintained as a buffer zone. 3. In the case of premises abutting on another Business and Professional Offices Zoning District, side and rear yards shall be not less than twenty (20) feet in depth or width for each building, tract, lot or premises of which at least one-half (1/2) the setback as measured from the lot line shall be landscaped and planted. 4. In the case of premises abutting on a Commercial or Industrial Zoning District, side yards and rear yards shall be not less than twenty (20) feet in depth and width of which at least one-half (1/2) the setback as measured from the lot line shall be landscaped and planted. 5. In the case of a building over three (3) stories, the side and rear setbacks shall be increased five (5) feet for each additional story over three (3) stories or each additional ten (10) feet above the height of thirty (30) feet. *Subdivision 5. Area Restrictions No building or other structure in this zoning district shall occupy more than forty percent (40%) of the tract of land on which it is located. An additional twenty percent (20%) of the tract of land shall be allowed for the construction of a parking structure. *Subdivision 6. Lot Area No building or other structure located in this zoning district shall be located on a parcel of land that is less than one (1) acre in area or less than one hundred (100) feet in width. Source: Ordinance No. 541 Effective Date: 5-8-81 Golden Valley City Code Page 2 of 5 § 11.45 *Subdivision 7. Conditional Uses A. Conditions. In addition to those uses specifically classified and permitted within this district, there are certain uses which may be allowed in a Business and Professional Offices District because of their unusual characteristics or the service they provide to the public. These conditional uses require particular considerations as to their proper location in relation to adjacent established or intended uses, or to the planned development of the City. The conditions controlling the location and operation of such conditional uses are established under Section 11.80 of this Chapter. Source: Ordinance No. 396, 2nd Effective Date: 3-28-08 B. Authority. The Council shall have the authority, after having received the recommendations of the Planning Commission, to permit the following types of the conditional uses of land or structures, or both, within a Business and Professional Offices District, if the Council finds that the proposed location and establishment of any such use will be desirable or necessary to the public convenience or welfare and will be harmonious and compatible with other uses adjacent to and in the vicinity of the selected site. Source: Ordinance No. 541 Effective Date: 5-8-81 1. Buildings exceeding three (3) stories in height, subject to the provisions of Subdivision 5, Subparagraph A, Item 2, and Subparagraph B. above, and all other applicable provisions of this Chapter. Source: Ordinance No. 80, 2nd Series Effective Date: 11-28-91 2. Recreational facilities such as ball fields, swimming pools and playgrounds. 3. Daytime activity centers and/or other facilities providing school and/or training for retarded or handicapped people. 4. Financial institutions, including drive-in facilities. 5. Limited retail services within a professional office building. Source: Ordinance No. 541 Effective Date: 5-8-81 6. Heliports, as herein defined. Golden Valley City Code Page 3 of 5 § 11.45 7. Other uses which, in the opinion of the Council, are compatible with the uses specifically described above. Source: Ordinance No. 643 Effective Date: 11-16-84 8. Adult Day Care Center. Sou�ce: Ordinance No. 264, 2nd Series Effective Date: 12-13-02 9. Child Care Facilities. Source: Ordinance No. 396, 2nd Effective Date: 3-28-08 *Subdivision 8. Permitted Uses The following uses are permitted in the Business and Professional Office District: A. Offices B. Essential Services - Class I Source: Ordinance No. 80, 2nd Series Effective Date: 11-28-91 *Subdivision 9. Accessory Uses The following are permitted accessory uses in this Zoning District: A. Essential Services - Class I B. Accessory Structures. The following regulations and setbacks shall be required for accessory structures in this Zoning District: 1. Location. A detached accessory structure shall be located completely to the rear of the principal structure, unless it is built with frost footings. In that case, an accessory structure may be built no closer to the front setback as the principal structure. If an addition is built on to an existing principal structure that would create a situation where an existing garage or accessory structure would not be completely to the rear of the addition to the principal structure, the addition to the principal structure may be built and the existing garage or accessory structure may remain and be considered conforming as long as there is at least ten (10) feet of separation between the existing principal structure with the addition and the existing garage or accessory structure. Additions may be made to the existing garage or accessory structure as long as the ten (10) feet of separation can be met. 2. Front setback. Accessory structures shall be located no less than the required setback for this Zoning District from the front property line along a street right-of-way line. Golden Valley City Code Page 4 of 5 � 11.45 3. Side and rear setbacks. Accessory structures shall be located no less than the required setback for principal structures in this Zoning District from a side or rear yard property line. 4. Separation between structures. Accessory structures shall be located no less than ten (10) feet from any principal structure and from any other accessory structure. 5. Alley setback. Accessory structures shall be located no less than ten (10) feet from an alley. 6. Height limitations. No accessory structure shall be erected in this Zoning District to exceed a height of one (1) story. One (1) story may not exceed ten (10) feet from the floor to the top plate. Attic space in accessory structures shall be used only for storage and/or utility space. 7. Cornices and eaves. Cornices and eaves may not project more than thirty (30) inches into a required setback. 8. Number and Size of accessory structures. Only one (1) accessory structure shall be allowed on each property and no accessory structure shall be larger in size than the principal structure. In no case shall an accessory structure be greater than one thousand (1000) square feet or less than one hundred-twenty (120) square feet in area. Accessory structures include storage buildings, detached sheds, greenhouses, gazebos and other shelters. Accessory structures not used solely for storage and related activities shall have open sides from floor to ceiling, except that they may have railings and temporary screening (used only on two (2) sides at a time), all constructed in accordance with the building code. 9. Design. All accessory structures constructed after the construction of the principal structure must be designed and constructed of similar materials as determined by the City Manager or his designee. 10. Building Permits. All accessory structures located in this Zoning District require a building permit. 11. Parking structures and garages. In this Zoning District, parking structures and garages shall not be considered accessory structures if they are used to meet the required number of parking spaces. Source: Ordinance No. 344, 2nd Series Effective Date: 05-25-06 *Renumbering Source (Subd. 3-9): O�dinance 346, 2nd Series Effective Date: 7-1-06 Golden Valley City Code Page 5 of 5 8 �/� .g - o � �esu �,�t�� VJ aa, « $ U "'g�,€M . �o�,''�fy..y+" ,� V � �� ° °'�� '� ''��: � � �� m 9 � �� Q �,�� . �� _ � m � �� ¢ � �sp�� ,� ��- �a •�"� � -f, 'f� _ " N $ ", u S Y o � �n i, 8 c m w�; � '�= cf{ . 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