07-25-16 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, July 25, 2016
7 pm
1. Approval of Minutes
June 27, 2016, Regular Planning Commission Meeting
2. Informal Public Hearing — Major PUD Amendment— Central Park West—
Southwest Quadrant of I-394 and Highway 100— PU-121, Amendment#2
Applicant: Ryan Companies US, Inc.
Address: Unassigned (Southwest Quadrant of I-394 and Highway 100)
Purpose: To construct an 11 story office building and a 1,214 stall parking
ramp on the border of St. Louis Park and Golden Valley.
3. Informal Public Hearing —Zoning Code Text Amendment— Temporary Family
Health Care Dwellings —ZO00-106
Applicant: City of Golden Valley
Purpose: To consider language regarding Temporary Family Health Care
Dwellings.
--Short Recess--
4. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
5. Other Business
• Comprehensive Plan Land Use Discussion
• Council Liaison Report
6. Adjournment
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Regular Meeting of the
Golden Valley Planning Commission
June 27, 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,
June 27, 2016. Chair Segelbaum called the meeting to order at 7 pm.
Those present were Planning Commissioners Baker, Blum, Johnson, Kfuehka,
Segelbaum, and Waldhauser. Also present were Planning Manager Jason Zimrnerman,
Associate Planner/Grant Writer Emily Goellner, and Administrative Assistant Lisa :
Wittman.
1. Approval of Minutes
June 13, 2016, Regular Planning Commission Meeting
MOVED by Kluchka, seconded by Johnson and motion carried 5 to 1 to approve the June
12, 2016, minutes as submitted. Commissioner Baker abstained.
2. Informal Public Hearing — Conditional `Use Permit— 8814 7t" Avenue North —
Big Deals Liquidation Outlet— CU-153
Applicant: Big Deals Liquidation Outlet
Address: 8814 7th pvenue North
Purpose: To allow for Accessory Retail Services in the Light Industrial zoning
district.
Zimmerman referred to a site plan of the property and discussed the applicant's request
for a Conditional Use Permit to allow retail services incidental to a permitted use in a Light
Industrial zoning disfriet at$814 7th Avenue North. He stated that in this zoning district up
to 10% of the total building square footage can be used for accessory retail. He explained
that there are two other approved accessory retail uses in the building that occupy
approximately 6.9% of the building's total square footage and if this Conditional Use
Permit is approved, the building would have a total of 9.2%.
Zimmerman stated that the applicant currently operates in a building off Highway 55 in
Golden Valley and that they sell merchandise from retailers and catalog companies by the
truckload to other online sellers. In addition to the liquidation portion of their business,
they also have a destination business and would like to sell goods at this warehouse
location. He explained that the building at 8814 7th Avenue North is approximately 66,000
square feet in size and that the applicant's space would be approximately 4,400 square
feet in size. The wholesale/storage area would be approximately 2,900 square feet and
the retail area would be approximately 1,500 square feet which is approximately 2.3% of
the building's total square footage.
Minutes of the Golden Valley Planning Commission
June 27, 2016
Page 2
Zimmerman referred to the parking requirements and said seven spaces are required and
that the applicant has been assigned eight spaces in the front lot. He stated that the
applicant currently has about 5-6 customers per hour and will have two employees on site
and added that sales are limited to Tuesday through Saturday to help alleviate parking
concerns. Zimmerman also noted that the applicant's hours will be different than Empty
the Nest which is open Saturdays through Mondays and it will be on the opposite end of
the building from New to You Thriftique which should also help with any parking issues.
Zimmerman stated that staff is recommending approval of this Conditional Use Permit
req uest.
Waldhauser asked about the type of signage allowed. Zimmerman`stated that the tenants
in this building have signs over their front entrances. Baker asked if additional,signage will
be allowed. Zimmerman stated that the entire building is allatted a certain amount of
signage based on the zoning district it is in and the landlord can allocate it as they see fit.
Segelbaum referred to the conditions listed in the staff re�ort regarding parking and asked
if it is fair to make the applicant responsible for parking issues rather than the property
owner. Zimmerman stated that if there are issues with parking staff would talk to all three
of the retail uses in the building, but ultimately it would be up to property owner to resolve
any issues.
Baker asked if there are options for additional tenants to pursue retail uses beyond the
10% allowed in the building. Zimmerman said no, the City does not allow use variances.
The other retail uses in the building would have tr� adjust or reduce their amount of retail
space in order to allow additional r�tail tenants.
Segelbaum asked if the building is one stQry. Zimmerman said there is some second-
story/mezzanine space as well. Segelbaum asked if that is included the calculation of
square footage. Zimmerman said,yes.
Waldhauser asked where the applicant's current space is located. Zimmerman said they
are located in the Golden Valley Shopping Center.
Blum asked the applicants what kinds of goods they buy and sell. Scott Condon,
Applicant, stated that they buy new, open-box or damaged-box goods by the truck load.
He noted that they sell some items on-line and some in their retail space.
Waldhauser asked the applicants how they find their customers. Mr. Condon stated that
the have commercials on Comcast, and ads on Craig's List and Facebook. Laura
Condon, Applicant, added that they also have a good following of customers who tend to
find them.
Baker asked about the specific types of items they sell. Mr. Condon said they sell
bedding, furniture, clothing, toys, seasonal items, etc. Ms. Condon stated that they sell
small amounts of everything.
Minutes of the Golden Valley Planning Commission
June 27, 2016
Page 3
Segelbaum asked the applicants if they have any concerns with the amount of parking
they'll have. Mr. Condon said they think the parking will be adequate because they only
have a few customers at a time. Segelbaum asked the applicants if they have concerns
about the condition being placed on them regarding future parking concerns. Mr. Condon
said they understand the conditions.
Waldhauser noted that the existing location in the Golden Valley Shopping Center has
windows to display their items. She asked if not having windows in the proposed new
location will affect their business. Mr. Condon said he doesn't think it will be necessary to
have front windows. Ms. Condon stated that the other uses in the building will
complement their business and there will also be fewer opportunities for,break-ins.
Johnson referred to the floor plans submitted and questioned why it shows that the entry
is to be determined. Mr. Condon explained that the space is being remodeled and that the
exact location of the entry is unknown, but it will probably be in the same location as the
existing entry.
Segelbaum opened the public hearing. Seeing and hearing no on� wishing to comment,
Segelbaum closed the public hearing.
Waldhauser said this proposal seems reasonable and is a good use for a building with
vacancies. Baker agreed and said he likes that it is cornplimentary to the other uses in the
building.
Segelbaum asked the Commissianers if they have any concerns about parking or the
condition listed in the staff report regarding parking. Baker said he thinks the City will be
able to address any issues that rnay arise.
Kluchka asked about the sidewalk plans for this area. Zimmerman stated that there will be
sidewalk linking Culver's and TruStone. He said he is not sure about the plans on the
north side of the street, but that the Bicycle and Pedestrian Task Force will be considering
it.
MOVED by Kluchka, seconded by Baker and motion carried unanimously to recommend
approval'of the proposed Conditional Use Permit subject to the following findings and
conditions
Findinqs;
1. Demonstrated Need for the Proposed Use: Big Deals Liquidation Outlet 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 retail demand there would be for their operations.
2. Consistency with the Comprehensive Plan: A warehouse use with a retail
component is consistent with the Light Industrial designation of this property on the
General Land Use Plan Map.
Minutes of the Golden Valley Planning Commission
June 27, 2016
Page 4
3. Effect on Property Values: Staff anticipates the new use would have no impact on
the surrounding property values.
4. Effect on Traffic: The number of trips associated with the proposed use is
moderate and concentrated Tuesday through Saturday. Staff does not expect any
negative traffic impacts to the surrounding areas.
5. Effect of Increases in Population and Density: The proposed use may generate a
minor increase in the number of employees at the location.
6. Increase in Noise Levels: The proposed use is not anticipated to cause an
increase in noise levels.
7. Impact of Dust, Odor, or Vibration: The proposed use is not anticipated to cause
an increase in dust, odor, or vibrations.
8. Impact of Pests: The proposed use is not anticipated to attract pests.
9. Visual Impact: Because the proposed use would involve only interior modifications,
staff does not anticipate a change in the visual quality of the property.
10.Other Impacts to the City and Residents: Staff does not anticipate any other
negative effects of the proposed use. The location is a multi-tenant light industrial
property with adequate parking to serve the individual uses.
Conditions:
1. The plans submitted by the applicant dated June 10, 2016, shall become a part of
this approvaL
2. Retail sales shall be limited to Tuesday through Saturday
3. In the event complaints to the City regarding parking are deemed by the City
Manager or his/her designee to be`signifiicant, the City reserves the right to require
signage be installed to highlight the existing eight parking spaces in the front parking
lot and to reserve them for customer use. Other modifications to the days or hours of
operation may be required to adequately address parking concerns.
4. The applicant shall contact the Golden Valley Fire Department to schedule a routine
fire inspection after occupying the space.
5. This approval is subj'ect to all other state, federal, and local ordinances, regulations, or
laws with authority over this development.
--Short Recess--
3. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
No reports were given.
4. Other Business
• Council Liaison Report
Council Member Schmidgall reported on the June 21 City Council meeting. He stated
that the Council approved the Conditional Use Permit for the ceramics studio at 1000
Boone Avenue and the Conditional Use Permit for Morrie's Heritage Car Connection at
Minutes of the Golden Valley Planning Commission
June 27, 2016
Page 5
710 Pennsylvania Avenue South. They also approved the amendments to the R-2
Zoning District, but they denied the re-guiding and rezoning at 9050 Golden Valley
Road.
5. Adjournment
The meeting was adjourned at 7:29 pm.
John Kluchka, Secretary Lisa Wittman, Administrative Assistant
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763-593-8095/763-593-8109(fax)
Date: July 25, 2016
To: Golden Valley Planning Commission
From: Emily Goellner, Associate Planner/Grant Writer
Subject: Informal Public Hearing—Final PUD Plan for Central Park West PUD No. 121,
Amendment#2— 10 West End —Ryan Companies, Applicant
Summary
Ryan Companies, in partnership with the Excelsior Group, is requesting an amendment to the
Central Park West PUD to incorporate final design plans for an 11-story office tower connected
by skyway to a 7-level parking ramp. The original PUD proposal, approved in 2015, included these
structures in concept-level detail. The 11-story office tower, "10 West End", would be built
adjacent to the linear park as the first of two phases of office development on the site. The first
phase of the parking ramp would be built to accommodate the first office tower. Upon the
construction of the second office tower,the second half of the parking ramp would also be
constructed. A cafe or similar retail space to serve the office tenants would be located on the
ground floor of the office building. Since this property is located in both Golden Valley and St.
Louis Park, both Planning Commissions and City Councils will review this application.
Central Park West PUD 121, Amendment #2 —Site Plan
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Neighborhood Meeting
The applicant hosted a joint neighborhood meeting for residents of both cities on May 11, 2016.
Two Golden Valley residents attended and most questions were regarding parking and traffic (see
attached summary for more detail). The applicant addressed these questions and residents were
encouraged to contact City staff if there are any additional questions. There was one St. Louis
Park resident in attendance.
Comparison to Original PUD Approval
The Central Park West PUD was approved in April 2015 by both Golden Valley and St. Louis Park.
The plan submitted by Ryan Companies is very similar to the concept approved in the original
approval. The site plan submitted by Ryan Companies meets all requirements in the original
approval of PUD 121. The office building and parking ramp are slightly smaller than the original
approval and therefore fit within the utility and traffic demands anticipated in previous studies.
Comparison to Underlying Zoning Regulations
Requirement Required in Business and Required with Original proposed
Professional Office Zoning PUD Approval
Use Office and adjacent Office and adjacent Office with adjacent
parking ramp permitted parking ramp parking ramp
3 stories(more permitted
Height with Conditional Use 11-story office building 11-story office building
Permit) 7-level parking ramp 7-level parking ramp
40% maximum No maximums determined Similar to original site plan
Structure o in approval, but plan must 17.74%on Lot
Additional 20%for parking
Coverage be similar to original site Approx. 65%in PUD
structure
plan anticipated
Impervious No requirement 90%maximum 80.1%on Lot
Surface 79.1%for PUD anticipated
Front: 70'to Utica Avenue No minimums determined Similar to original site plan
Side: 30'to north in approval, but plan must Front: 8'to Utica Avenue
Setbacks Side: 20'to south be similar to original site Side: 18'to Linear Park
Rear: 50'to east plan Side: 53'to Office Phase 2
Rear: 70'to retaining wall
Lot Area 1 acre minimum Approx. 7 acres for Office 3.54 acres in Lot
Phases 1 and 2 combined 13.48 acres in PUD
1,331 spaces 1,173 spaces minimum 1,219 spaces proposed
Car Parking (4 spaces per 1,000 square �Approved at minimum Equal to 3.67 spaces per
feet) ratio of 3.53 spaces per 1,000 square feet (above
1,000 square feet) minimum 3.53 ratio)
Bicycle
Parking 59 spaces minimum 118 spaces minimum 126 spaces proposed
Parking Ramp Fa�ade
The applicant states that the concept provided for the parking ramp fa�ade by ESG Architects and
DLC Residential in the original approval in 2015, which included a vegetated wall, was an artistic
concept that lacked a practical application. Since the wall facing the park is a north-facing wall,
the vegetation would not survive. An attached shadow study demonstrates that the north-facing
wall will be shaded most of the day throughout the year. It has been challenging for vegetated
walls to survive in this climate even when installed on south-facing wall. In order to meet the
intent of ESG's original concept,the applicant has proposed that a mural be painted instead. The
mural painting provided in the attached renderings is conceptual in nature at this time. Staff is
comfortable with a mural, but has requested that the applicant provide an outline for a process
to determine the final design with the involvement of community members. The applicant and
staff have outlined the following timeline:
Proposed Mural Design Process ;
Date Milestone
�
; Golden Valley and St. Louis Park Planning staff meet with Ryan Companies '
'' September 2016 and artist Kada Goalen to discuss overall timeline,the execution process,
; and plans for community input
' October 2016 First meeting with community members to review precedence images and !
provide input to artist and landscape architects on the design direction
November 2016 , Second meeting with community members to show 2 to 3 concept ',
alternatives
, January 2017 , Third meeting with community members to discuss enhanced final concept
' Projected date that office building and parking ramp would receive
January 2018 Certificate of Occupancy; prior to the issuance of this certificate, a letter of
credit or cash deposit must be submitted to the City of Golden Valley for
the cost of the mural installation
Spring 2018 Mural installation would begin when weather permits
Spring 2018 ,;� Community Engagement Day with artist Kada Goalen and community
members
Summer 2018 ' Mural installation completed and applicant's deposit released by City '
Staff recommends that a committee to represent the community be formed for this process and
be comprised of the following stakeholders, which is consistent with the process used in St. Louis
Park:
• One member from the Golden Valley Community Foundation, which hosts the annual
Golden Valley Arts & Music Festival
• One Planning Commissioner
• Two residents of the South Tyrol/Kennedy Addition neighborhood of Golden Valley
• One St. Louis Park resident
• Property Owners Ryan Companies and Excelsior Group
• City Planning Staff of Golden Valley and St. Louis Park
Parking
According to the original approval of the Central Park West PUD in 2015,the applicant is required
to provide 1,173 parking spaces in the first phase of the parking ramp. The applicant plans to
provide 1,214 spaces in the parking ramp and 5 additional spaces near the entrance of the office
building on an interior street. The applicant is required under a permanent easement agreement
to provide 110 spaces for overflow hotel parking.
When the parking ramp on Outlot A is completed,the hotel must be assigned 110 spaces. Until
the parking ramp is constructed,the owner of Outlot A will provide 110 spaces in the
HealthPartners parking lot, as required in the easement agreement. The owner of the
HealthPartners parking lot is confident that there is adequate parking capacity on the
HealthPartners lot to accommodate this arrangement. Staff has added a condition of approval
that gives staff the ability to require signage or striping within the parking ramp at a future date if
there are complaints that the overflow hotel parking is not available or convenient. All hotel
employees will park in the surface lot currently used by HealthPartners in order to maximize
convenience for guests. The hotel owner is confident that the parking spaces on the hotel site will
be adequate based upon the history of guest vehicle needs at their other hotel locations, but will
monitor guest usage for issues. If usage is higher than expected,the applicant will provide a valet
service that is stationed at the front door of the hotel.
Bicycle and Pedestrian Facitities
Staff finds that the proposed site and building design demonstrate a commitment to a bicycle and
pedestrian friendly environment. The applicant has provided sidewalks throughout the
development (consistent with the original approvalj, a ground level design with many large
windows and doorways, a cafe facing the park, showers and locker rooms for office tenants, and
bicycle parking both indoors and outdoors. The City of Golden Valley requires a minimum of 59
parking spaces for the proposed office building while the St. Louis Park requires 118 spaces. The
applicant plans to provide 126 spaces.
During the application process for the original Central Park West PUD plan, it was brought to
staff's attention that Wayzata Boulevard, particularly east of Highway 100 and west of France
Avenue, should be studied for bicycle and pedestrian improvements and traffic calming
opportunities. Since then,the Cities of Golden Valley, St. Louis Park, and Minneapolis in
partnership with Hennepin County have initiated a study of the corridor extending from Cedar
Lake Road to Theodore Wirth Parkway. Community meetings with nearby residents were hosted
in March and June to help develop a concept plan and the study is expected to be complete in
late summer 2016.
Traffic
The AUAR was updated as part of the original approval of this PUD and this plan is consistent with
the development scenario in that traffic study. As part of the original approval, the applicant, DLC
Residential, was required to fund improvements to the intersection of Wayzata Boulevard and
Quentin Avenue east of the development. An additional turn lane and all-way stop signs will be
constructed in 2016.
Building Materials
The office building would consist primarily of brick and glass. The building also includes
architectural precast spandrel panels (see attached renderings). Elevations are provided in the
application that exceed the minimum material requirements set forth in St. Louis Park City Code,
which requires that at least 60%of each side of the building must be comprised of class I
materials. The parking ramp would consist primarily of precast concrete with a grey finish and a
mural would be painted on the north side as well as a portion of the east and west sides facing
the park.
Tree & Landscaping Requirements
The applicant plans to plant 72 new trees and 256 shrubs along the perimeter of the office
building, parking ramp, and the street connecting the parking ramp to Utica Avenue. This is an
increase from the plantings planned in the original approval of the PUD. The City Forester will
review the Tree and Landscape plans in more detail during the permitting process and a Tree and
Landscape Permit will be required before construction begins. The applicant must submit a
financial security that will be held by the City for one growing season.
Lighting&Signage
The applicant has submitted a lighting plan that is sensitive to the visibility of the top level of the
parking ramp from residents living to the east of Highway 100. The office building would have
two signs mounted near the top of the building indicating which anchor tenant is located in the
building (tenant yet to be announced). Additional signage will be located on the ground floor to
advertise the retail space, which is likely to be a cafe. Signage details are shown on the attached
architectural plans.
Energy Efficiency
The applicant states that the office building would meet Leadership in Energy and Environmental
Design (LEED) Silver standards under the Core and Shell category. The building would also comply
with the City of St. Louis Park Green Building Policy.
Engineering
The Engineering Division addressed traffic management, access and circulation, sanitary sewer and
water services, and stormwater management with the review and approval of the original PUD in
spring 2015. This submission is consistent with the original plan, so Engineering staff is
recommending approval of this PUD amendment.
Fire Safety
The Fire Departments from both cities reviewed the original PUD plan and this submission together
and feel that the plans adequately address fire truck access, water supply, and location of fire
hydrants. The Fire Departments will continue to review the fire suppression systems for the
proposed office building and parking ramp during the permitting process.
Development Schedule
The application indicates that Ryan Companies intends to apply for building permits for this
project upon receiving zoning approvals. If approval is received, construction would commence in
fall 2016 and tenants could occupy the building as early as January 2, 2018. The construction of
the parking ramp is anticipated to be complete one month prior to building occupancy.
Findings for Approval
In order approve an amendment to a PUD,the City must be able to make the following findings:
1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the site,
such as the proximity to high retaining walls and highway traffic to the north and east and
high-density development to the south and west. With flexibility under a PUD in uses
allowed, setbacks, height, parking requirements, number of buildings on a lot, and similar
requirements, the quality of site planning and design is of higher quality than if each parcel
was designed individually under conventional provisions. The PUD encourages creativity
and flexibility in land development.
2. Preservation. The site is currently vacant and is mostly impervious. The proposed plan adds
approximately 72 new trees and 256 shrubs to the site.
3. Efficient& Effective. The PUD plan includes efficient and effective use of the land.The PUD
plan provides an appropriate area of the city for an 11-story office building and 7-level
parking ramp.
4. Compatibility.The PUD Plan results in development compatible with adjacent uses and is
consistent with the Comprehensive Plan and redevelopment plans and goals. High-density
office, commercial, and residential uses surround the site to the south and west. Low-
density residential uses are separated from this proposed PUD site by significant highway
development. The PUD plan increases the Class A office space available to the I-394
corridor,which is a desirable location with many major employers.
5. General Health.The PUD plan is consistent with preserving and improving the general
health, safety and general welfare of the people of the City. The PUD plan promotes
pedestrian and bicycle activity and provides high-quality landscaping additions to the site.
6. Meets Requirements.The PUD plan meets the PUD Intent and Purpose provision and all
other PUD ordinance provisions. The PUD provision permits flexibility from other provisions
in Chapter 11 of the City Code. This flexibility is permitted in order to promote the intent
and purpose of the PUD section of the City Code.
Recommendation
Staff recommends approval of Amendment#2 to Central Park West PUD No. 121, subject to the
following conditions:
1. The plans prepared by Ryan Companies submitted on June 28, 2016, shall become a part of
this approval.
2. The recommendations and requirements outlined in the memo from the Engineering
Division to Jason Zimmerman, Planning Manager,July 11, 2016, shall become a part of this
approval.
3. The recommendations and requirements outlined in the memo from the Fire Department
to Jason Zimmerman, Planning Manager,July 1, 2016, shall become a part of this approval.
4. The City of St. Louis Park approves that portion of the Planned Unit Development within its
jurisdiction.
5. The east-west driveway located along the south side of the proposed office and ramp
property (Lot 2) must be modified to include only one-way access in the westward
direction. The driveway must be 20 feet in width and include the appropriate curb tapers,
signage, and pavement markings.
6. The property owners of any parcel in the Central Park West PUD shall adhere to the Travel
Demand Management Plan approved for the West End Redevelopment, which will serve to
reduce traffic congestion. The applicant shall provide an update to the Travel Demand
Management Plan and must receive staff approval prior to the issuance of a building
permit.The owner may be required to update the plan or submit a new plan to the Golden
Valley and St. Louis Park I-394 Joint Task Force in the future as needed.
7. If there are complaints from hotel users or the hotel owner, located on Lot 3 of PUD 121,
that overflow parking in the parking ramp is not convenient or available,the City reserves
the right to require that up to 110 parking spaces be signed and/or striped to designate
hotel parking.
8. The applicant shall dedicate easements for public use of certain sidewalks and trails located
within the City of Golden Valley, both inside and outside the Linear Park, in a form
acceptable to the City Attorney.
9. Because the attached PUD Plan includes final design plans for only Phase 1 of the Office and
Parking Ramp,the applicant or future property owner must submit an application for a
Major PUD Amendment, and receive approval therefor, when final design plans for Phase 2
of the Office and Parking Ramp are prepared, prior to issuance of any building permits for
Phase 2 of the Office and Parking Ramp.
10. The applicant shall submit a letter of credit or cash deposit to the City of Golden Valley for
the cost of the proposed mural installation on the parking ramp fa�ade.
11. The applicant shall engage community members in the design process for the mural
proposed for the parking ramp fa�ade, in a process that is acceptable to the City Manager
or his/her designee.
12. The applicant shall pay all required fees and costs incurred by the City related to the review
and processing of the application, including legal and professional consulting costs.
13. 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 Narrative (7 pages)
Memo from the Engineering Division dated July 1, 2016 (2 pages)
Memo from the Fire Department dated July 1, 2016 (1 page)
Neighborhood Meeting Summary (2 pages)
Site Plans prepared by Ryan Companies submitted June 28, 2016 (51 pages)
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10 West End — St. Louis Park/Golden Valley MN
Project Narrative
6/20/2016 (updated 6/28/2016)
DEVELOPMENT SUMMARY:
The requested Preliminary and Final Planned Unit Development (PUD) proposes to construct an
11- story office building and a 1,214 stall parking ramp. The brick and glass office building is
oriented along the east/west axis at the northern edge of the site, and is directly connected to
the parking ramp to the east. Vehicular access to the site is off of Utica Avenue and Lilac Drive
(Private), which are to be connected via an internal private road that serves the site. The
development includes property in both St. Louis Park and Golden Valley.
Background:The proposed development site is located east of Utica Avenue and is known as
Central Park West. It is 13.48 acres in size, and the eastern 6 acres of the site are in the City of
Golden Valley. Central Park West, LLC owns the north half and is currently constructing two 6-
story multi-family residential buildings and a 6-story limited service hotel.
The Excelsior Group has acquired the south 7.30+/- acres of Central Park West, which is Phase
4 and 5 of the overall development. This site is mostly vacant land with some surface parking
lots. Phase 4 (15Y phase of office) of the development will be the 11-story office building
proposed in this PUD application. Phase 5 (2"d phase of office) will include a second office
tower with an expansion to the Phase 4 parking ramp.
There have been several planning and infrastructure studies for the development. This
proposed project, "10 West End" is very consistent with the previous planning efforts. The
office building and parking ramp are slightly smaller than the development plans and therefore
are within the utility demands and traffic study assumptions.
10 West End will provide enough office space to house at least 1,500 workers. This addition to
the workforce will add to the already vibrant population of the West End neighborhood.
Limited ground floor retail has been planned to open up to the building lobby as well as the
adjacent park, providing active ground floor use that will benefit the building tenants,
neighbors, and the general public. Bike and pedestrian activity will be encouraged with
extensive landscaping, outdoor patios and bike parking both inside and out. 10 West End is a
next generation office development, threading a creative workplace into a vibrant community
through thoughtful architecture and site design.
PLAT
The project site is currently designated as an outlot. The package includes a Preliminary and
Final Plat. The intent is to split the outlot into two lots. The northern lot will be made into Lot
2, Blockl Central Park West P.U.D. 121 that will be used for the first phase office building and
parking ramp. The south lot will remain an outlot and will be used for a future office building
and parking ramp expansion. The north property line will be revised to allow for a parking
ramp to be constructed. In doing so, the DLC residential park lot to the north will also be re-
platted.
Lot 1 Block 1 (The Park) 3.45 Acres (After (ot line revision)
Proposed Office Lot 3.54 Acres
Remaining Outlot 3.76 Acres
Total Area 7.30 Acres
Easements: The Preliminary Plat provides drainage and utility easements that are 10 feet wide
adjacent to public streets. The previous developer has applied for a subdivision variance to
provide no easements along the interior lot lines of Lot 2, Block 1 Central Park West P.U.D. 121
and the remaining Outlot A.
OFFICE BUILDING
The office building is oriented along the east/west axis along the northern edge of the property.
The exterior materials of the building are primarily brick and glass, with architectural precast
spandrel panels linking glass elements on every other floor. A glass vertical element is
intentionally located off-center on the building to allow for a wide-open lobby connecting the
plaza to the park, while maintaining a centered vertical circulation core. It also allows for a
direct relationship with a future building to the south, which is to be north/south oriented. The
11th floor is all glass and includes a large outdoor space on the east end with views toward the
east, north, and south. Balconies are also included on the other office floors, alternating
between the east and west ends of the building. A roof expression caps 10 West End with a
dramatic cantilever and an upper level outdoor terrace. Brick arches and an inset window
expression soften the base, adding character to the pedestrian experience.
PARKING RAMP DESIGN
The parking ramp is a three-bay wide design with vertical vehicular circulation occurring in the
center bay. The proposed parking ramp is 7-levels with the potential to expand another level in
the future to match the 8-level ramp in the existing PUD. The fa�ades on all four sides are flat,
and clad with integral color architectural precast. On the north fa�ade, as well as portions of
the east and west, an artistic mural will enhance the experience of the park, as well as the view
to the project from Highway 100. We are aware of the importance of the design of the North
portion and NE/NW corners of the parking ramp as a gateway to Central Park West and the
West End project overall. We have also discussed that some of the initial concept images of a
"green wall" that were part of the Golden Valley Plan Commission approval were very artistic in
nature, but not constructible or sustainable as planted elements. The closest application we
could find that could accomplish a green wall similar to the proposed conceptual rendering is
called LIVEWALL. This system is a wall of plants that are grown in hundreds of trays mounted to
tracks attached to the wall. There are very few installations located in Minnesota none that are
exterior; so few that Bachman's nursery stopped offering this system a few years ago. Growing
a green wall like this is difficult in this climate; there is a high risk of plants freezing and
potentially dying. In smaller installations the plants are actually transported from the hanging
trays into the ground during winter months. Another limitation is the plant selection for an
area of the building that is in 100 percent shade for the majority of the time. Plants that grow
in shade generally do not produce vibrant colors as shown in the rendering and may not
provide visual interest in the fall and winter months.
In order to capture the design intent of the original approvals, we have decided, and staff has
supported the allocation of a significant budget to a mural installation on that section of the
ramp along with supported ground level landscaping on a now larger Central Park West
area. Finally, we feel that a community input process will help make this gateway entrance an
impactful, unique, and cohesive element to the overall project.
Background: We are aware of the importance of the design of the North portion and NE/NW
corners of the parking ramp as a gateway to Central Park West and the West End project
overall. We have also discussed that some of the initial concept images of a "green wall" that
were part of the Golden Valley Plan Commission approval were very artistic in nature, but not
constructible or sustainable as planted elements. In order to capture the design intent of the
original approvals, we have decided, and staff has supported the allocation of a significant
budget to a mural installation on that section of the ramp along with supported ground level
landscaping on a now larger Central Park West area. Finally, we feel that a community input
process will help make this gateway entrance an impactful, unique, and cohesive element to
the overall project.
Execusion: In order to move this project forward, we are proposing to engage Kada Goalen, a
local muralist that we have recently engaged on a large installation in St. Paul. (Her website is
here: http://www.artfuleclectic.com/). I've also attached a couple of photos of her large
installation at the Vintage in St. Paul. (One of the images is from our community painting
day.) We've had initial conversations with Kada about this project and she has agreed to be on
board to support us through community engagement, concept development, and mural
installation. Kada would work with Ryan's landscape architecture team to make sure that
ground level landscape is planned in a cohesive way to the mural installation. It would be great
to have Emily serve as the primary liaison for the Golden Valley community in support of this
part of the project. I would assume that Nicole could serve for support from the SLP side.
Working Milestone Schedule: Here is a proposed schedule of key milestone and events.
1) July 2016— Meeting with both City staff to talk about the overall timeline, execution
process, and community input plans.
2) August 2016— Initial community engagement meeting to review precedence images and
provide input as to design direction.
3) Sept. 2016—Second community Meeting to show 2-3 concept alternatives.
4) Oct. 2016— Final community meeting to show enhanced final concept.
5) Assuming project holds current schedule, ramp would be constructed and will get C of O
in December 2017/January 2018. 10 West End team posts surety for cost of mural
installation to take place in Spring.
6) Spring 2018—When weather permits, design installation would begin.
7) Spring 2018—Community Engagement Day—would be some interactive participation in
an event around mural and/or landscape
8) Summer 2018—Mural installation complete. Surety is released.
DEVELOPMENT LANDSCAPING
The proposed office building is 339,210 square feet (sf), based on the city office landscape code
the required number of trees is 340 and 2,036 shrubs. The intent of the Central Park West
development is to maximize the density of the area. The required tree and shrub count is
unrealistic with the amount of open space available. The current landscape plan shows 72
trees and 256 shrubs, which is an increase from the original Preliminary PUD for the site.
Alternate landscape features incorporated in our plan include: a rain garden, outdoor plazas,
an outdoor retail patio, rooftop landscaping, public back racks and public art on the parking
ramp. The design north of the building compliments the park and carries some of the landscape
nomenclature to the building edge. Bike racks have been provided externally and internal to
the building, with clear circulation patterns from the park. Benches and other site amenities
will be installed to provide a comfortable experience for the retail users and building occupants.
The south side of the building is dominated by a linear plaza that connects the parking ramp to
the front door. The plaza is comprised of a combination of hardscape, planting beds and
benches to welcome users to the building. Site landscape lighting will provide safe circulation
around the building in evening hours. DORA Designed Outdoor Recreation Area requirement is
12% of the site area; we have 24.5%when including the linear park to the north.
DEVELOPMENT STORMWATER MANAGEMENT
Stormwater management practices are important for managing runoff and cleaning the
water before it enters the storm sewer that leads to our ponds, rivers, and lakes. The
development will meet the requirements setup by the City and Watershed. There are pre-
determined release rates, volume, and water quality requirements for the site based on the
Master Planning Storm Water document completed by Kimley Horn in the fall of 2014. The
project will have an underground storm water management system similar to the residential
phases. The system will capture some of the initial stormwater runoff to use for the
irrigation. The remaining water will be infiltrated or slowly released into the storm sewer.
DEVELOPMENT UTILITIES
The utilities for the development has been planned and reviewed three times with the 2007
AUAR, 2013 AUAR updates, and the October Central Park West 2014 Preliminary Plat and PUD
submittal. The total office potential in these reports was 706,706 sf. The proposed office for
Phase 4 is less than half of the office square footage at 339,210 sf.
There is adequate capacity for sanitary in a full buildout scenario. There is an existing 8" stub
on Utica Avenue for the both office buildings. This line will be extended to the ramp and the
future phase office building.
There is a 10" water main stub within Utica Avenue that will provide water to the site. There is
adequate water main capacity for this phase of the development. The previous development
PUD noted the water demand may slightly exceed the City's threshold of 90% capacity of the
system for the full buildout scenario. The sustainability designs for each phase will likely lower
the water main demands for the development, but further investigation will be needed prior to
the last phase of the development.
Gas, power and communications utility mains are in Utica Avenue to serve the site.
FIRE PROTECTION
In order to design the sprinkler system, a new flow test may be required to be performed. The
fire protection plans and calculations for permitting will be provided to the City of St. Louis Park
and paid for by the sprinkler contractor. For the office tower, the building is classified as high
rise construction. As such, special consideration is required per NFPA 13, 2010 with regard to
the overall design parameters. The system will require a fire pump and standpipes in all egress
stairs (NFPA 13, 2010 and NFPA 14, 2010). The fire pump must be capable of providing 100 psi
at the top of the standpipe system at the rated flow of 750 gpm (for two stairwells) in
accordance with high rise design standards. The fire pump will be rated at approximately 750
gpm at 75-100 psi depending on the final water capacity of the city supply. Wet systems will be
provided on all floors and zoned by floor with areas not to exceed 52,000 sf per system on a
single level. The shell building design will allow for future flexibility and occupancy type. The
parking structure will be provided with a dry manual standpipe system at atmospheric pressure
(not a pressurized system), designed to non-high rise standards in accordance with NFPA 14,
2010. The system will be manually operated and hose valves and standpipes will be located as
required by the authority having jurisdiction, usually 100'-0 of hose plus an assumed stream
distance factor. This distance is applied as a radius of coverage and determines the allowable
locations of the standpipe system as a whole. The parking standpipe system will be
independent of the office building structure and fire pump system.
DEVELOPMENT SIGNAGE
St. Louis Park sign code for a building greater than 100,000 sf allows 500 sf of signage. The
office building will have two signs mounted near the top of the building totaling 400 sf. We also
plan to have a 100 sf monument sign near the entrance off Utica. An additional retail sign is
shown on the architectural plans. This sign will be no more than 7% of the fa�ade of the retail
space.
For more information refer the signage section in the architectural drawings.
PEDESTRIAN CONNECTIONS AND TRAILS
An emphasis will be placed on pedestrian connections within the development. This will
promote a walkable, bike-friendly development that will activate the street fronts.
The office building will have facilities dedicated to bike commuters. Bicycle parking inside the
building will provide space for about 108 bikes. There will also be shower facilities for 0.5% of
the FTE (Full Time Equivalent) employees.
For bike commuters there are several off site bike ways including the North Cedar Lake Regional
Trail that runs from West End to Downtown Minneapolis. Once on site there are clear bike
lanes that pass through the park and connect to the proposed bike racks. 18 total racks are
provided split between the front and back of the building.
Two bus lines, Routes#9 and #649 run along Wayzata Blvd and Utica Ave S. The#649 bus runs
from St. Louis Park/Golden Valley to downtown Minneapolis. The#9 bus runs from
Minnetonka, through St. Louis Park and downtown Minneapolis continuing to south
Minneapolis. These bus routes pick up and drop off several times a day. There are 9 bus stops
within a % mile of the proposed office buildings front entrance. A Park and Ride facility is
located at Park Place and I-394 less than % mile from the proposed office building. Route#604
along with #9 and #649 service the park and ride. Route #604 runs within St. Louis Park from I-
394 down too Excelsior Blvd.
The office will tie into an established sidewalk system connected to the larger West End
development; creating an inviting walk for residents/employees of the area.
TRAFFIC
. . � , ,
There was an AUAR done in 2007, with updates in 2013 and an updated traffic analysis done by
Kimley Horn in October of 2014. Their update shows that adequate levels of service standards
can be met as defined by the City Zoning Administrator. The AUAR completed for the overall
West End Redevelopment and the AUAR review of the proposed uses demonstrates that the
traffic generated from this development can be accommodated by the transportation system
and provide an acceptable level of service for the full buildout scenario.
Once again, the proposed project is slightly under the anticipated square footage for Phase 4
and therefore the project should be within the assumptions made in the previous traffic
studies.
Parking:
Per Institute of Transportation Engineers (ITE) Parking Generation Manual (3rd addition), the
peak demand for an Office Building (Land Use 701) would be:
2.84 stalls per 1,000 sf(Gross Square Foot AreaJ
Therefore anticipated Peak Parking Demand for this building is:
2.84 stalls x 332,530 sf/1,000 sf= 945 Stalls
Based on the peak parking demand from ITE and our history with market demand for similar
facilities, we feel the existing PUD parking requirement for office of 3.5 stalls per 1,000 sf is
adequate. We are requesting to keep the same minimum office parking ratio for phase 4 and 5
of the development. The 332,530 sf building would require to 1,164 stalls on site.
The proposed ramp has approximately 1,214 parking stalls. There are 5 parallel parking stalls
along the internal drive to bring the total parking stalls count to 1,219.
The ramp should be able to accommodate the 110 stalls for non-office hours parking for the
hotel.
We are also providing 126 bike racks to promote sustainable modes of transportation.
SUSTAINABILITY
The office building will register the project with the USGBC and design towards a Leadership in
Energy and Environmental Design (LEED) Core and Shell Silver rated building. Any requirements
outside of LEED that the St. Louis Park Green Building Policy require will also be incorporated
into the project. The project team is looking into creative ways to deal with stormwater
management and exploring high efficient building wall system options. The project will also
take advantage of bike transit and other mass transit opportunities.
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763-�93-8tI9�I?�3-5J�-81 d�9{fax}
Date: July 11, 2016
To: Jason Zimmerman, Planning Manager
From: Jeff Oliver, PE, City Engineer
Eric Eckman, Public Works Specialist
Subject: Central Park West PUD 121 Amendment 2—Plan Review
Engineering staff has reviewed the plans titled 10 West End for the proposed office and parking
ramp in the Central Park West development. The office and parking ramp are located in the
central portion of the PUD immediately south of the Linear Park. The comments contained within
this review are based on the plans submitted to the City on June 28, 2016.
1. Site Plan. The site plan submitted is generally acceptable except for the following
conditions:
a. As a condition of approval, the east-west driveway located along the south side of
the proposed office and ramp property (Lot 2) must be modified to include only
one-way access in the westward direction. The driveway must be 20 feet in width
and include the appropriate curb tapers, signage, and pavement markings. The
narrower access will facilitate safer movements and operation, discourage wrong-
way and cut-through traffic movements to the Lilac Drive frontage road, and
create additional green space.
b. The developer/owner will be required to dedicate a public walkway easement to
the City for the portion of the walkway along the east side of the parking ramp
extending to the south property line of Lot 2.
2. Preliminary Plat. The preliminary plat submitted is acceptable as proposed. Staff will
perform a more detailed review of the proposed final plat once submitted.
3. Tree and Landscape Plan. The applicant submitted a landscape plan that significantly
increases the number of trees and plants currently located on the property and also
proposes a massing of native prairie plantings consistent with city code. The removal of
the driveway segment discussed above may provide an opportunity to plant additional
K:�PUDs\Central Park West\Amendment 2-Office and Parkina Ramp-Rvan Excelsior\En�ineerin�Memo-CPW PUD Amendment 2-updated
7.20.16.docx : . .
trees, shrubs and perennials on the property. Engineering and Forestry staff will review
the plan in more detail (plant species and location) at the time of permit application.
Please note, the landscape deposit submitted by the Developer of the original PUD
(Central Park West, LLC) applies only to Phase 1 of the PUD and does not apply to the
Office phase. Therefore, a security deposit will be required with the permit application.
Contact Eric Eckman EEckmanCa��oldenvallevmn.�ov to discuss the landscape plan and the
application process.
4. Stormwater Management. As agreed to during the overall PUD process, the City of St.
Louis Park and Minnehaha Creek Watershed District will oversee the review of the
stormwater management plan and coordinate the execution of the stormwater facility
maintenance agreement. The City of Golden Valley requires a separate City stormwater
management permit for erosion and sediment control activities on the portion of the
parcel within Golden Valley. Contact Tom Hoffman at THoffman@�oldenvallevmn.�ov.
5. Right-of-Way Management. A City Right-of-Way Management Permit is required for all
proposed excavations and obstructions within public rights-of-way and easements located
within the City of Golden Valley. The applicant must install ADA accessible curb ramps at
all street and driveway crossings. Please contact Eric Seaburg at
ESeabur�@�oldenvallevmn.�ov.
Summarv and Recommendations
Engineering staff recommends approval of PUD Amendment 2 for Central Park West subject to
the conditions and comments contained in this review. Approval is also subject to the review and
comments of the City Attorney, other City staff, and other governmental entities such as the City
of St. Louis Park, MCWD, MCES, and MPCA. Please feel free to call me if you have any questions
regarding this matter.
C: Tim Cruikshank, City Manager
Marc Nevinski, Physical Development Director
John Crelly, Fire Chief
Emily Goellner, Associate Planner
Jerry Frevel, Building Official
Bert Tracy, Public Works Maintenance Manager
AI Lundstrom, Park Maintenance Supervisor and City Forester
Joe Hansen, Utilities Supervisor
RJ Kakach, Engineer
Tom Hoffman, Water Resources Technician
K•\PUDs\Central Park West\Amendment 2-Office and Parkin�Ramq-Rvan Excelsior\En�ineerin�Memo-CPW PUD Amendment 2-updated
7.20.16.docx : . ,
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�s�-s��-��so/�s�-���-�v�s {���}
Date: June 23, 2016
To: Jason Zimmerman, Planning Manager
Emily Goellner, Associate Planner
Lisa Wittman, Administrative Assistant
From: Rick Hammerschmidt, Deputy Fire Chief
Subject: Major PUD Amendment#2—Central Park West
The Golden Valley Fire Department has reviewed the information provided for the Major PUD
Amendment#2 for Central Park West project, specifically the parking ramp.
Once plans are submitted we will review them to assure all Minnesota State Fire Codes,
Building Codes, and NFPA Codes are achieved.
SUMMARY AND RECOMMENDATIONS
Based on the information provided and the comments above, the Golden Valley Fire
Department finds the proposed PUD for the parking ramp at this property acceptable.
If you have any questions, please contact me at the following, 763-593-8080 or
rhammerschmidt@�oldenvallevmn.�ov
Page 1 of 1
Neighborhood Meeting—May 11,2016
Summary of Questions and Answers Regardinq Application for 10 West End Office Development
1. What are traffic mitigation strategies related to volume on Utica Avenue and Wayzata
Boulevard?
10 West End, has been designed in conformance with the Development Agreement for West End
dated May 17, 2010. This phase is approximately 335,000 sf of the 710,000 sf that is currently
approved in the Agreement. The infrastructure that has been or will be constructed for the overall
project is pursuant to the guidance from the AUAR dated October 30, 2014 and approved by City
Councils on April 6 and April 7, 2015. This infrastructure is sufficient to support this development.
In addition to the new infrastructure, the development team indicated that the project's bike
focus,including direct access from the Cedar Lake Trail into Central Park and the project's 15Y floor
bike room and adjacent locker/shower facilities,will encourage tenants to commute by bike. Staff
noted pending improvements to bus transit within the West End district, new stop signs and
lighting at the Hwy. 100 underpass, and the significant Hwy. 100 roadway improvements
(scheduled for fall 2016 completion),as items intended to mitigate traffic concerns for the nearby
residents. The development team will also implement the items specified in the February 2015
Travel Demand Management Plan, including a TDM friendly design and programs to promote
walking, biking,transit use, and car/vanpooling.
2. What are the plans relative to tenant signage on the proposed Phase I office building?
The development team indicated that the total amount of signage that is permissible by ordinance
is limited. That being said, prospective tenants will be interested in securing signage in this
prominent and desirable location. Signage will likely be offered to the largest, highest quality
tenant(s) as a means to secure their occupancy. All signage will be tasteful and commensurate in
quality with the design of the building.
3. How many parking stalls are planned?
There are approximately 1,200 parking stalls planned for Phase I in the attached parking structure.
Existing surface parking on the south side of the building will provide some additional parking.
4. What are the plans for screening on the parking structure?
The initial concept for the development contemplates an undefined "green wall" on the north
end of the parking structure. The development team noted that the orientation of the parking
structure has been shifted modestly (the north end is rotated slightly to the east), offering the
following benefits:additional green space is added to the park,a more welcoming pedestrian and
bike entrance will be created on the east end of the park, and the parking structure is moved
further away from the new apartment building under construction on the north side of the park.
As a result of this modification, the development team has suggested that it may be more
impactful if the "green wall" is moved to the west side of the portion of the ramp that is visible
from the park. The development team is committed to working with staff from both cities to
create the desired feei around Central Park West.
5. What is the anticipated timing for this project?
The development team plans to apply for final approval of Phase I with the Cities of Golden Valley
and St. Louis Park this summer. Construction is expected to commence in late 2016 or spring
2017. Construction for each Phase is expected to take 15 months. Phase I completion is
anticipated to occur in 2018. Phase II is contemplated sometime between 2020 and 2022.
6. What is the anticipated tenant mix for this project?
The development team is just starting to market the project to prospective tenants. This is an
exciting opportunity in the market, especially in light of the fact that no new multi-tenant office
building has been constructed in the I-394 corridor in 16 years. It is unclear as to whether one
large company will lease the entire Phase I building,or if the building will be occupied by multiple
tenants.
7. Who is responsible for maintenance of the park area?
DLC has agreed to maintain the park. All adjacent properties pay into the park's maintenance
fund.
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Date: July 25, 2016 �
To: Golden Valley Planning Commission
From: Emily Goellner, Associate Planner/Grant Writer
Subject: Zoning Code Text Amendment—Temporary Family Health Care Dwellings
Summary
In the May 2016, Governor Dayton signed into law a bill creating a new process for landowners to
place a temporary health care dwelling on their property. Temporary health care dwellings are
defined as transitional housing for anyone requiring assistance for mental or physical
impairments to live on the same property as their caregiver, but in a temporary structure on the
lot. This type of temporary housing is characterized as no larger than 300 square feet, not
attached to a permanent foundation, assembly of the structure would occur primarily on site and
connected to water and electricity through the principal dwelling on the lot or by other
comparable means, made of durable materials, meet accessibility standards, and able to be
removed or transported by a one-ton truck. This generally includes modular and manufactured
housing as well as recreational vehicles.
Local governments must allow temporary health care dwellings unless an ordinance is adopted
that specifically prohibits it. According to state statute, if City Council does not take action to
prohibit temporary health care dwellings, then City staff must be prepared to accept applications
as well as establish a permit fee by September 1, 2016. All applications received must be
reviewed and approved/denied within 15 days of the submittal of an application. Public hearings
would not be required for approval. Permits would be valid for six months with the option to
renewal.
City staff from the Inspections, Planning, Engineering, and Management divisions have discussed
the potential benefits and concerns in permitting this type of housing in Golden Valley. Staff has
determined that temporary dwellings are not well-suited for Golden Valley. While this could
provide low-cost temporary housing, staff feels that the potential negative impacts outweigh the
benefits. The concerns stated by staff include:
• This legislation was created to accommodate more rural areas of Minnesota, where yards
are typically larger to accommodate additional structures. The dwelling must comply with
all setback requirements and there is limited area for this on lots in Golden Valley. Space
would also be limited in the winter when off-street parking is not permitted on many
streets in the city.
• Electrical connection to the temporary dwelling would likely be made from the principal
structure, which would be visible to residents because it would not be located
underground. There are concerns of whether this utility connections would meet health
and safety standards.
• The temporary structure would require access to a septic service or connection to the City
sewer system, as well as an underground water connection, which is cost prohibitive.
• The temporary health care dwelling would likely be a visual nuisance to adjacent
residents. Excessive noise could also be an issue if a generator is used to provide
electricity to the structure,
• There are no requirements to provide a working smoke detector or carbon monoxide
alarm for recreational vehicles, which would likely be used for this purpose.
• The resident of the temporary dwelling may choose to use liquefied petroleum gas as a
fuel source for cooking, which raises safety concerns for the Fire Department.
• There are concerns that if the temporary family health care dwelling were to catch fire,
the close proximity to other structures could impact the principle structure on the lot or
on neighboring properties.
• Temporary dwellings are not consistent with the intent and purpose of the Low Density
Residential District in the Comprehensive Plan and Zoning Code.
For these reasons, staff is recommending that the City Council prohibit temporary family health
care dwellings in the City of Golden Valley.
Recommendation
Staff recommends approval of the amendment to Section 11.04 of the Zoning Code prohibiting
Temporary Family Health Care Dwellings.
Attachments
League of Minnesota Cities Publication "Temporary Family Health Care Dwellings of 2016" (6 pages)
Underlined/Overstruck Version of Section 11.04:Temporary Uses (3 pages)
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Temporary Family Health Care Dwellings of 2016
Allowing Temporary Structures—What it means for Cities
Introduction:
On May 12, 2016, Governor Dayton signed, into law, a bill creating a new process for landowners
to place mobile residential dwellings on their property to serve as a temporary family health care
dwelling.l Community desire to provide transitional housing for those with mental or physical
impairments and the increased need for short term care for aging family members served as the
catalysts behind the legislature taking on this initiative. The resulting legislation sets forth a short
term care alternative for a"mentally or physically impaired person", by allowing them to stay in a
"temporary dwelling" on a relative's or caregiver's property.2
Where can I read the new law?
Until the state statutes are revised to include bills passed this session, cities can find this new bill at
2016 Laws, Chapter 111.
Does the law require cities to follow and implement the new temporary family
health care dwelling law?
Yes, unless a city opts out of the new law or currently allows temporary family health care
dwellings as a permitted use.
Considerations for cities regarding the opt-out?
These new temporary dwellings address an emerging community need to provide more convenient
temporary care. Cities may want to consider the below when analyzing whether or not to opt out:
• The new law alters a city's level of zoning authority for these types of structures.
• While the city's zoning ordinances for accessories or recreational vehicles do not apply,
these structures still must comply with setback requirements.
• A city's zoning and other ordinances, other than its accessory use or recreational vehicle
ordinances, still apply to these structures. Because conflicts may arise between the statute
and a city's local ordinances, cities should confer with their city attorneys to analyze their
current ordinances in light of the new law.
• Although not necessarily a legal issue for the city, it seems worth mentioning that the
permit process does not have the individual with the physical or mental impairment or that
'2016 Laws.Cl�a ter 111.
Z Some cities asked if other states have adopted this type of law. The only states that have a somewhat similar statute
at the time of publication of this FAQ are North Carolina and Virginia. It is worth noting that some states have adopted
Accessory Dwelling Unit(ADU)statutes to allow granny flats,however,these ADU statutes differ from Minnesota's
Temporary Health Care Dwelling law.
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Temporary Family HealthCare Dwellings
June 9, 2016
Page 2
individual's power of attorney sign the permit application or a consent to release his or her
data.
• The application's data requirements may result in the city possessing and maintaining
nonpublic data governed by the Minnesota Government Data Practices Act.
• The new law sets forth a permitting system for both cities and counties3. Cities should
consider whether there is an interplay between these two statutes.
Do cities need to do anything to have the new law apply in their city?
No,the law goes into effect September 1, 2016 and automatically applies to all cities that do not
opt out or don't already allow temporary family health care dwellings as a permitted use under
their local ordinances. By September 1, 2016, however, cities will need to be prepared to accept
applications, must have determined a permit fee amount4 (if the city wants to have an amount
different than the law's default amount), and must be ready to process the permits in accordance
with the short timeline required by the law.
What if a city already allows a temporary family health care dwelling as a
permitted use?
If the city already has designated temporary family health care dwellings as a permitted use, then
the law does not apply and the city follows its own ordinance. The city should consult its city
attorney for any uncertainty about whether structures currently permitted under existing ordinances
qualify as temporary family health care dwellings.
What process should the city follow if it chooses to opt out of this statute?
Cities that wish to opt out of this law must pass an ordinance to do so. The statute does not provide
clear guidance on how to treat this opt-out ordinance. However, since the new law adds section
462.3593 to the land use planning act(Minn. Stat. ch. 462), arguably, it may represent the adoption
or an amendment of a zoning ordinance, triggering the requirements of Minn. Stat. § 462.357,
subd. 2-4, including a public hearing with 10-day published notice. Therefore, cities may want to
err on the side of caution and treat the opt-out ordinance as a zoning provision.s
Does the League have a model ordinance for opting out of this program?
Yes. Link to opt out ordinance here: "I,emporarv �'atnilv Health C:are DwelLings C)rdinance
Can cities partially opt out of the temporary family health care dwelling law?
3 See Minn. Stat. §394.307
'Cities do have flexibility as to amounts of the permit fee. The law sets, as a default, a fee of$100 for the initial
permit with a$50 renewal fee,but authorizes a city to provide otherwise by ordinance.
s For smaller communities without zoning at all,those cities still need to adopt an opt-out ordinance. In those
instances,it seems less likely that the opt-out ordinance would equate to zoning. Because of the ambiguity of the
statute,cities should consult their city attorneys on how best to approach adoption of the opt-out ordinance for their
communities.
Temporary Family HealthCare Dwellings
June 9, 2016
Page 3
Not likely. The opt-out language of the statute allows a city, by ordinance, to opt out of the
requirements of the law but makes no reference to opting out of parts of the law. If a city wanted a
program different from the one specified in statute, the most conservative approach would be to
opt out of the statute, then adopt an ordinance structured in the manner best suited to the city.
Since the law does not explicitly provide for a partial opt out, cites wanting to just partially opt out
from the statute should consult their city attorney.
Can a city adopt pieces of this program or change the requirements listed in the
statute?
Similar to the answer about partially opting out, the law does not specifically authorize a city to
alter the statutory requirements or adopt only just pieces of the statute. Several cities have asked if
they could add additional criteria, like regulating placement on driveways, specific lot size limits,
or anchoring requirements. As mentioned above, if a city wants a program different from the one
specified in the statute, the most conservative approach would involve opting out of the statute in
its entirety and then adopting an ordinance structured in the manner best suited to the city. Again,
a city should consult its city attorney when considering adopting an altered version of the state
law.
What is required in an application for a temporary family health care dwelling
permit?
The mandatory application requests very specific information including, but not limited to:6
• Name, address, and telephone number of the property owner, the resident of the property
(if different than the owner), and the primary care giver;
• Name of the mentally or physically impaired person;
• Proof of care from a provider network, including respite care, primary care or remote
monitoring;
• Written certification signed by a Minnesota licensed physician, physician assistant or
advanced practice registered nurse that the individual with the mental or physical
impairment needs assistance performing two or more "instrumental activities of daily
life;"�
• An executed contract for septic sewer management or other proof of adequate septic sewer
management;
• An affidavit that the applicant provided notice to adj acent property owners and residents;
• A general site map showing the location of the temporary dwelling and the other structures
on the lot; and
• Compliance with setbacks and maximum floor area requirements of primary structure.
6 New Minn. Stat. §462.3593,subd. 3 sets forth all the application criteria.
�This is a term defined in law at Minn. Stat. § 256B.0659,subd. 1(i)as"acrivities to include meal planning and
preparation;basic assistance with paying bills; shopping for food, clothing,and otl�er essential items;performing
household tasks integral to the personal care assistance services;communication by telephone and other media; and
traveling, including to medical appointments and to participate in the communiry."
Temporary Family HealthCare Dwellings
June 9, 2016
Page 4
The law requires all of the following to sign the application: the primary caregiver, the owner of
the property (on which the temporary dwelling will be located) and the resident of the property (if
not the same as the property owner). However, neither the physically disabled or mentally
impaired individual nor his or her power of attorney signs the application.
Who can host a temporary family health care dwelling?
Placement of a temporary family health care dwelling can only be on the property where a
"caregiver" or"relative" resides. The statute defines caregiver as "an individual, 18 years of age
or older, who: (1) provides care for a mentally or physically impaired person; and (2) is a relative,
legal guardian, or health care agent of the mentally or physically impaired person for whom the
individual is caring." The definition of"relative" includes "a spouse, parent, grandparent, child,
grandchild, sibling, uncle, aunt, nephew or niece of the mentally or physically impaired person.
Relative also includes half, step and in-law relationships."
Is this program just for the elderly?
No. The legislature did not include an age requirement far the mentally or physically impaired
dweller. 8
Who can live in a temporary family health care dwelling and for how long?
The permit for a temporary health care dwelling must name the person eligible to reside in the unit.
The law requires the person residing in the dwelling to qualify as "mentally or physically
impaired," defined as "a person who is a resident of this state and who requires assistance with two
or more instrumental activities of daily living as certified by a physician, a physician assistant, or
an advanced practice registered nurse, licenses to practice in this state." The law specifically
limits the time frame for these temporary dwellings permits to 6 months, with a one-time 6 month
renewal option. Further, there can be only one dwelling per lot and only one dweller who resides
within the temporary dwelling
What structures qualify as temporary family health care dwellings under the new
law?
The specific structural requirements set forth in the law preclude using pop up campers on the
driveway or the "granny flat" with its own foundation as a temporary structure. Qualifying
temporary structures must:
• Primarily be pre-assembled;
• Cannot exceed 300 gross square feet;
• Cannot attach to a permanent foundation;
• Must be universally designed and meet state accessibility standards;
8 The law expressly exempts a temporary family health care dwelling from being considered"housing with services
establishment",which, in turn,results in the 55 or older age restriction set forth for"housing with services
establishment"not applying.
Temporary Family HealthCare Dwellings
June 9, 2016
Page 5
• Must provide access to water and electrical utilities (by connecting to principal dwelling or
by other comparable means9);
• Must have compatible standard residential construction exterior materials;
• Must have minimum insulation of R-15;
• Must be portable (as defined by statute);
• Must comply with Minnesota Rules chapter l�60 (prefabricated buildings) or ]361
(industrialized/modular buildings), "and contain an Industrialized Buildings Commission
seal and data plate or to American National Standards Institute Code 119.2"10; and
• Must contain a backflow check valve.l l
Does the State Building Code apply to the construction of a temporary family
health care dwelling?
Mostly, no. These structures must meet accessibility standards (which are in the State Building
Code). The primary types of dwellings proposed fall within the classification of recreational
vehicles, to which the State Building Code does not apply. Two other options exist, however, for
these types of dwellings. If these structures represent a pre-fabricated home, the federal building
code requirements for manufactured homes apply (as stated in Minnesota Rules, Chapter 1360). If
these structures are modular homes, on the other hand, they must be constructed consistent with
the State Building Code(as stated in Minnesota Rules, Chapter 1361).
What health, safety and welfare requirements does this new law include?
Aside from the construction requirements of the unit, the temporary family health care dwelling
must be located in an area on the property where "septic services and emergency vehicles can gain
access to the temporary family health care dwelling in a safe and timely manner."
What local ordinances and zoning apply to a temporary health care dwelling?
The new law states that ordinances related to accessory uses and recreational vehicle storage and
parking do not apply to these temporary family health care dwellings. However, unless otherwise
provided, setbacks and other local ordinances, charter provisions, and applicable state laws still
apply. Because conflicts may arise between the statute and one or more of the city's other local
ordinances, cities should confer with their city attorneys to analyze their current ordinances in light
of the new law.
What permit process should cities follow for these permits?
The law creates a new type of expedited permit process. The permit approval process found in
Minn. Stat. § 15.99 generally applies; however, the new law shortens the time frame for which the
local governmental unit has to make a decision on granting the permit. Due to the time sensitive
9 The Legislature did not provide guidance on what represents"other comparable means".
10 ANSI Code 119.2 has been superseded by NFPA 1192. For more information,the American National Standards
Institute website is located at htt�s:/iww�v.ansi.org/.
"New Minn. Stat. §462.3593,subd.2 sets forth all the structure criteria.
Temporary Family HealthCare Dwellings
June 9, 2016
Page 6
nature of issuing a temporary dwelling permit, the city has only 15 days (rather than 60 days) (no
extension is allowed)to either issue or deny a permit. The new law waives the public hearing
requirement and allows the clock to restart if a city deems an application incomplete. If a city
deems an application incomplete, the city must provide the applicant written notice, within five
business days of receipt of the application, telling the requester what information is missing. For
those councils that regularly meet only once a month, the law provides for a 30-day decision.
Can cities collect fees for these permits?
Cities have flexibility as to amounts of the permit fee. The law sets the fee at $100 for the initial
permit with a$50 renewal fee, unless a city provides otherwise by ordinance
Can cities inspect, enforce and ultimately revoke these permits?
Yes, but only if the permit holder violates the requirements of the law. The statute allows for the
city to require the permit holder to provide evidence of compliance and also authorizes the city to
inspect the temporary dwelling at times convenient to the caregiver to determine compliance. The
permit holder then has sixty (60) days from the date of revocation to remove the temporary family
health care dwelling. The law does not address appeals of a revocation.
How should cities handle data it acquires from these permits?
The application data may result in the city possessing and maintaining nonpublic data governed by
the Minnesota Government Data Practices Act. To minimize collection of protected heath data or
other nonpublic data, the city could, for example,request that the required certification of need
simply state"that the person who will reside in the temporary family health care dwelling needs
assistance with two or more instrumental activities of daily living", without including in that
certification data or information about the specific reasons for the assistance, the types of
assistance, the medical conditions or the treatment plans of the person with the mental illness or
physical disability. Because of the complexities surrounding nonpublic data, cities should consult
their city attorneys when drafting a permit application.
Should the city consult its city attorney?
Yes. As with any new law, to determine the potential impact on cities, the League recommends
consulting with your city attorney.
Where can cities get additional information or ask other questions.
For more information, contact Staff Attorney Pamela Whitmore at pwhitmore(a�lmc.or�or LMC
General Counsel Tom Grundhoefer at t�ut�dhv(ci;lmc.org. If you prefer calling, you can reach
Pamela at 651.281.1224 or Tom at 651.281.1266.
§ 11.04
Section ll.04: Temporary Uses and Events
Subdivision 1. Purpose and Effect
The purpose of this Section is to provide conditions under which certain temporary
uses and events may be allowed while ensuring a minimum negative impact to
neighboring land uses.
Subdivision 2. Authorized Temporary Uses
A. The City Manager or his/her designee may issue a permit for a mobile food
vending operation, defined as a self-contained vehicle or trailer used to
prepare and serve food that is ready movable without disassembling, to
operate for a temporary period not to exceed three (3) days in City Parks or
one hundred twenty (120) days in non-residential zoning districts. The
permit application shall be on a form promulgated by the City Manager or
his/her designee and shall include any information needed to establish
compliance with this Subdivision. Any application shall include the application
fee amount established by the City Council in the master fee schedule, and
such fee shall be not refundable if the permit is denied or the applicant
withdraws or otherwise ceases operation or use of the permit. All mobile food
vending permit applications and permits shall be subject to the following
conditions:
1. With the permit application, the applicant shall provide written proof that
the applicant is the current holder of all license(s) required by Hennepin
County and the State of Minnesota, as applicable, with respect to a mobile
food vending operation in which food is prepared and served on a vehicle
or trailer, and the vendor shall maintain such license(s) in good standing
for the duration of the permit.
2. The vendor shall comply with all other applicable provisions of the City
Code including, but not limited to, those regulations regarding parking,
signage, lighting, and sound.
3. A permit is valid for only one (1) mobile food vending vehicle or trailer.
4. The permitted days of operation shall be set forth in the permit. A vendor
that has obtained a permit under this Subdivision, upon the expiration
thereof, may apply for another permit under this Subdivision.
5. The permit application shall contain a signed statement that the applicant
shall hold harmless the City, and their officers and employees, and shall
indemnify the City, and their officers and employees for any claims for
damage to property or injury to persons which may be occasioned by any
activity carried on under the terms of the permit.
Golden Valley City Code Page 1 of 3
§ 11.04
6. If the application seeks to operate a vending operation in a City-owned
property and/or on the public right-of-way, the application shall include
documentation satisfactory to the City Manager or his/her designee
evidencing the applicant's public liability, food products liability,
automobile liability, and property damage insurance and that the City is
or will be named as an additional insured on such insurance for all the
permitted days of operation. Such insurance shall be maintained without
change for the duration of the permitted days of operation.
7. The permit shall set forth the location(s) where the vending operation
may operate and it shall be a violation of this Section for any vendor to
engage in vending operations in any location in the City other than the
location(s) set forth in the permit.
8. Overnight parking and storage by the vendor is prohibited at the
permitted location(s). The vendor must vacate the permitted location
when not engaging in vending operations. Hours of vending operation are
limited to 8 am to 10 pm unless otherwise limited or extended by the City
Manager or his/her designee, as set forth in the permit.
9. With the permit application, the applicant shall provide written proof
permission from the owner(s) of the property(ies) at the permitted
location(s) to engage in vending operations at those location(s). If the
permitted location is located on City-owned property, the issuance of the
permit by the City shall constitute such permission.
10. The vendor must keep a copy of the permit with the vending unit and
demonstrate compliance with the permit and the permit conditions set
forth in this Subdivision upon inspection.
11. The vending operation may not be located on public right-of-way unless
right-of-way will be closed for an event by the City. The vending operation
may not block sidewalks or drive aisles, impede pedestrian or vehicular
traffic, or interfere with public safety.
12. The vending operation shall be located on an impervious surface unless
unique circumstances cause the City Manager or his/her designee to
permit the operation to be located on a pervious surface.
13. No vending operation may occupy accessible parking spaces or parking
spaces used to fulfill any property's minimum parking requirements under
this Code, unless the applicable property owner can demonstrate that
parking would be adequately supplied during the vending operations.
14. The vendor must provide and remove trash and recycling receptacles for
customer use and keep the site in a neat and orderly fashion. The
permitted location(s) must be kept free from litter, refuse, debris, junk or
Golden Valley City Code Page 2 of 3
§ 11.04
other waste which results in offensive odors or unsightly conditions. The
vendor shall be responsible for all litter and garbage left by customers.
15. No vending operation may be located within two hundred (200) feet at its
closest point to the main entrance of a public eating establishment or any
outdoor dining area with the exception of other mobile food vendors and
except with the written consent of the proprietor of the establishment or
dining area. No person shall either pay or accept payment for such written
consent. With the permit application, the applicant shall provide written
permission from the proprietor when applicable.
16. No vending operation may be located within one thousand (1,000) feet at
its closest point to a school while the school is in session unless written
permission from the school principal is provided in the permit application.
With the permit application, the applicant shall provide written permission
from the principal when applicable.
17. If while holding a permit granted under this Subdivision, a vendor violates
any provision of this Subdivision, in addition to any other remedy
provided under this Code, the City Manager or his/her designee may
revoke the permit and/or prohibit such vendor from obtaining a new
permit under this Subdivision for a period not exceeding thirty (30) days
from the date of such violation.
Source: Ordinance No. 562, 2nd Series
Effective Date: 07-30-15
Source: Ordinance No. 601, 2nd Series
Effective Date: 06-07-16
Subdivision 3. Prohibited Temporary Uses
A. Temporary Family Health Care DwellincLs, as defined in State Statute, are
prohibited in all Zoning Districts.
Golden Valley City Code Page 3 of 3
�������� ��,� .�//�/%% �� .
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� l�'hy�i��1 :��velaprn+��� II�+��a�ta�r►en�
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Date: July 25, 2016
To: Planning Commission
From: Jason Zimmerman, Planning Manager
Subject: Comprehensive Plan Land Use Discussion
As part of past Comprehensive Plan updates, the Planning Commission has begun the conversation
about land use by revisiting the General Land Use Plan Map that is currently in effect and indicating
areas of the city that are likely or well-positioned to experience change over the next 20 to 30
years.
Staff will be asking each Commissioner to do the same as a part of this update on the attached land
use map and will use these maps to begin to reach consensus on areas for which the land use
designations might need to be adjusted going forward. This information will be used to prompt
discussion and resident reaction at the Comp Plan Kick-off on September 19.
Marked versions of the land use map can be dropped off at City Hall, mailed, scanned and emailed,
or brought to the next Planning Commission meeting.
Attachment
• 2030 Comprehensive Plan General Land Use Plan Map (1 page)
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