11-14-16 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, November 14, 2016
7 pm
1. Approval of Minutes
October 24, 2016, Regular Planning Commission Meeting
2. Informal Public Hearing — Conditional Use Permit— 700 Colorado Avenue
South — Morrie's Automotive Group — CU-154
Applicant: Morrie's Automotive Group
Address: 700 Colorado Avenue South
Purpose: To allow for automobile rentals with accessory automotive detailing
and installation in the I-394 Mixed Use zoning district.
--Short Recess--
3. Discussion — Outdoor Storage — Institutional and Residential Zoning Districts
4. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
5. Other Business
• Council Liaison Report
6. Adjournment
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Regular Meeting of the
Golden Valley Planning Commission
October 24, 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,
October 24, 2016. Chair Segelbaum called the meeting to order at 7 pm.
Those present were Planning Commissioners Baker, Blenker, Blum, Johnson, Kluchka,
Segelbaum, and Waldhauser. Also present were Planning Manager Jason Zimmerman,
and Administrative Assistant Lisa Wittman.
1. Approval of Minutes
October 10, 2016, Regular Planning Commission Me�ting
Waldhauser referred to the last sentence in the first paragraph on pag� five and asked
Johnson to clarify what he meant. Johnson said his recolleetion was a discussion about
land use, ordinances, and zoning and was meant as a'general response. Segelbaum
suggested striking the last two sentences. Johnson agreed,
Baker referred to the fourth paragraph on page three and said he did not ask the question
about requiring existing properties to conform to`new requirements. Blenker said she
asked that question.
Waldhauser referred to the last sentence in the second paragraph on page five regarding
development around the light rail station'area and asked Zimmerman to clarify what "once
certain thresholds are reached" r�eans. Zimmerman explained that the City can have
tools in place to plan for density once certain thresholds of redevelopment have already
occurred.
MOVED by Baker, second�;d by Blenker and motion carried unanimously to approve the
October 10, 2016, minutes with the above noted clarifications.
2. Pres�ntation of Capital Improvement Program 2017-2021 — Sue Virnig, City
Financ� Directar'
Virnig stated that because of its relationship with the Comprehensive Plan the Planning
Commission reviews the Capital Improvement Plan (CIP) every year to ensure it meets
the goals ofi the Comprehensive Plan. She noted that the City Council has reviewed it
twice and will consider adoption of the plan at their December 6 meeting.
Virnig noted that the sections in the CIP include vehicles and equipment, parks,
Brookview Golf Course, buildings, storm sewer, water and sanitary sewer, streets,
Douglas Drive, and the appendix.
Virnig highlighted some of the projects from each section of the CIP including: a new fire
pumper, lighting at Isaacson Park with funding from a Hennepin County Youth Sports
Grant, community gardens in 2019, a new grill and pro shop along with other amenities at
Minutes of the Golden Valley Planning Commission
October 24, 2016
Page 2
Brookview Community Center, a City Hall boiler replacement, window replacements, roof
replacements, building security, and carpet replacement, the rehabilitation project of a
culvert located at 10t" Avenue done jointly with the Union Pacific Railroad, sanitary sewer
replacement and maintenance coinciding with the Pavement Management Program, and
the reconstruction of Douglas Drive.
Kluchka stated that he didn't notice anything in the CIP regarding dog parks. Virnig stated
that this year was a trial period for dog parks and that the Open Space and Recreation
Commission and the City Council will discuss the issue and decide on plans regarding
future potential dog parks.
Baker asked how much money is received in park dedication fees: Virnig stated that the
City received $140,000 this year and that the money goes to the park impro�rements fund.
Waldhauser asked for an overview of what the City is doing in the CIP regarding flood
mitigation. Virnig stated that flood mitigation projects are listed in the EIP but many of
them depend on obtaining grants and on redevelopment projects.
Segelbaum referred to tax increment bonds and asked if the City tracks the payment of
those debts. Virnig said yes and explained that the City has to report yearly to the State
Auditor on each TIF district. Segelbaum asl�ed if there is ar�y'indication that the City isn't
overwhelming the use of that tool. Virnig stated that Gflld�n'Valley has never had a levy
for any TIF district and is conservative in its finar�cial needs.
Johnson questioned if the CIP addresses;any increased traffic specifically in the South
Tyrol area. Zimmerman explained that there is a`traffic overlay district that requires fees
for traffic improvements wh�n development occurs in that area.
Waldhauser asked about the irnprovements to the pedestrian bridge over Highway 100
and the pedestrian crossing at the south end of Brookview Park. Zimmerman stated that
the existing sidewalk at th'e south end of Brookview stops and that this project will bridge
that gap. Virnig stated that#he pedestrian bridge over Highway 100 would be improved in
partnership with the;City pf Crystal.
Johnson referred to th� outdoor basketball and hoop replacement item in the plan and
asked if there are any plans to create half-courts. Virnig stated the money in the CIP is for
basketball haops and that there has been no discussion about half-courts.
Baker noted that the Brookview Community Center is the largest expenditure, followed by
streets and``then storm sewer. He questioned if the storm sewer section is typically this
large. Virnig stated that is due in part to the culvert replacement on 10th Avenue along
with improvements elsewhere. She added that the City Council also wants to have an
infrastructure report done.
Segelbaum stated that there is a large amount of money listed for infrastructure
improvements for pouglas Drive and asked if they will see a lot of improvements in 2017.
Minutes of the Golden Valley Planning Commission
October 24, 2016
Page 3
Virnig said there will be major improvements in 2017. She added that the City is paying
approximately 8 to 9 million dollars of the entire 25 million dollar project.
Blenker referred to the Xenia Avenue reconstruction item and asked for further
explanation of the costs. Virnig stated that improvements, including sidewalks and traffic
improvements, need to be done because of new developments in that area.
Blum questioned if any thought has been given to narrowing streets given that the PMP
and storm sewer expenditures are so large. Zimmerman said that certain �treets and cul-
de-sacs have been made smaller or narrower when they are able to do so during the
PMP projects.
Waldhauser asked if bonds have been sold for the Liberty Crossing praject.Virnit� said
yes, they were sold on September 20.
Segelbaum asked the Commissioners if they think the,proposed CIP is cc�nsistent with the
Comprehensive Plan or if they agree, disagree, or have anything to add fo the
recommendations in the staff report. Waldhauser said she thinks the CIP is consistent
with the Comprehensive Plan and that environmental concerns, green space, parks,
infrastructure and the community center have all been goals in the Comprehensive Plan.
Johnson referred to the Douglas Drive study and ask�d if there are any other similar
studies in progress. Zimmerman said th�re are none currently, but there may be an LRT
Station small area plan or study done in the fiuture.
Blenker referred to the sidewalk and trail improvements which they've heard is a priority
and questioned if the $10Q,000'listed in the CIP is enough. Virnig stated that $100,000
doesn't go very far, but it does h�lp with improvements in certain areas. She added that
many of the sidewalk and trail improvements are done in partnership with other agencies,
the PMP projects, and with new developments.
MOVED by Kluchka, secanded by Waldhauser and motion carried unanimously to
recommend approval of the 2017-2019 Capital Improvement Program as it is consistent
with the go�ls and policies of Golden Valley's Comprehensive Plan.
--Short Recess--
3. Discussion — Outdoor Storage —Auto Dealership Inventory
Zimmerman reminded the Commission that this is a continuation of previous
conversations regarding outdoor storage regulations in order to help address resident
complaints. He stated that the focus of this discussion is auto dealership inventory
regulations with the goal of improving negative impacts on surrounding properties.
Zimmerman stated that staff researched the requirements in several other cities and the
trends from these cities include: fencing or screening regulations with stricter regulations
near residentially zoned property, site plan reviews with staff, and specific districts for
auto-oriented businesses.
Minutes of the Golden Valley Planning Commission
October 24, 2016
Page 4
Zimmerman discussed staff's proposed recommendations regarding location and
screening which include: allowing dealership inventory storage on surFace lots in non-
residential districts if storage is the principal use or accessory to the principal use,
allowing dealership inventory storage in unoccupied parking ramp spaces, not allowing
storage in a front yard or landscaped area, requiring perimeter landscaping except on lots
that abut another parking area, requiring stricter fencing and screening next to institutional
or residential zoning districts, not allowing storage in customer parking areas, and
requiring an administrative site plan review.
Zimmerman showed the Commission some photos and discussed the I�cations where
dealer inventory has been stored and the sites that some residents have complair�ed
about and need to be addressed.
Segelbaum questioned if the City could require a Conditional Use P�rmit or a permit to
allow inventory storage as a revenue source.
Waldhauser said the City needs to carefully consider how rnuch it allows dealership
storage to creep because if the lot owners can gen�;rate money it extends their life and
redevelopment might not occur where the City wants it to.
Segelbaum referred to the recommendation #hat would allow inventory storage in parking
ramps and asked if staff feels that is ok because the ramp provides some screening for
the cars. Zimmerman stated yes and added that #he City hasn't heard any concerns about
inventory being parked in ramps. He stated' that generally, the only concern staff has
about storage in ramps is if there becomes a prablem with not having enough customer or
employee parking available.
Baker asked if the City has been approached by dealerships wanting to move into the I-
394 corridor area. Zimmerrnan said yes, but existing dealership expansion is more
common.
Zimmerman discussed th� recommendations regarding fencing and screening.
Waldhauser noted that one community used as an example in the staff report requires a
3-foot tall fence around dealerships. She stated that something less 6 feet tall is
appealing to h:er.
Blenker asked if existing dealership inventory storage would be grandfathered-in.
Zimm�rman said it could be argued that storing inventory on surface lots other than their
own is nat allowed so it would not be considered grandfathered-in.
Blum asked if the City has considered having a maximum amount of allowed parking for
dealerships. Zimmerman said no and added that it would be difficult to establish an
accurate count because of fluctuating inventory. Baker said he is inclined to assume that
dealerships are forced to take the inventory and it is not a hardship for them to store their
vehicles further away from their dealerships. Zimmerman noted that other cities are
having similar discussions about how much land should be dedicated to storing cars.
Minutes of the Golden Valley Planning Commission
October 24, 2016
Page 5
Johnson asked if there has been any input from the dealerships. Zimmerman said they
haven't seen the most recent recommendations, but staff did meet with them earlier this
year so they know the City is working on potential changes and they have been
cooperative.
Segelbaum asked if the City is ok wtth the security in parking ramps. Zimmerman said he
didn't know but that he would check with the Police Department to see if they have the
same concerns as they do with surFace parking lots.
Blum said he would like to talk about maximum parking allowances because he thinks it
cuts closer to the issues and the residents' goals of what they want to see in the
Comprehensive Plan as far as green, clean, safe, alternative transportafi�n and large
outdoor paved lots with unused cars in them do not fit those goals. Segelb�um
questioned what that would entail and how it would be evaluated. Blum said there are
auto dealerships in highly urban areas that have almost no outdoar storage, He said he
thinks Golden Valley dealerships have more than enou�h space to candu�f their business
and there are options to store their inventory elsewhere that,is rnuch more suitable.
Zimmerman asked Blum if he is looking for a quantifiable number of cars allowed and
questioned how that would be enforced. Blum suggested limiting the amount of square
footage allowed for storage. Baker suggested limiting storage to the land the dealerships
own because inventory storage isn't a use the City wants to encourage. They want to
encourage empty parking lots to redevelop into a better use. Kluchka said he can see a
loophole by businesses saying part of th�ir business is renting out their parking lot.
Segelbaum stated that dealerships ultimateiy could buy the land for their inventory
storage use. Zimmerman said it would have to be zoned properly to allow for inventory
storage. Kluchka said he would rather see a parking ramp built for storage than a surFace
lot. He added that he agre�s that the dealers should own the properties they use for
storage. Johnson said this is a slippery slope. He said they were discussing aesthetics
and now they are assuming they know how car dealerships work. Baker said they are not
talking about aesthefiics, they are talking about the best use of the land in a built-out city.
Johnson said to him it is aesthetics because most of the issues raised have been geared
toward people who have expressed concern about not liking the look of dealership cars
parked in parking lots.
Segelbaum referred to the suggestion of limiting storage to land that dealerships own and
said he doesn't see an advantage of ownership versus leasing and is not sure that is what
they should be focusing on. Waldhauser stated that the City can control through zoning
how pr�perties are used. She said she thinks inventory storage should not be allowed as
a standalane use in the Commercial zoning district but it may be ok in the Light Industrial
and Industrial zoning districts. She added that temporary storage would not bother her as
much as permanent storage.
Segelbaum said he wants to encourage dealerships to stay in Golden Valley and to put
them in spots where it's appropriate and if the City decides certain parcels need to be
redeveloped then they can focus on that.
Minutes of the Golden Valley Planning Commission
October 24, 2016
Page 6
Zimmerman asked the Commissioners if they are opposed to allowing standalone lots to
be used for storage at all or if that would be ok in certain areas. Baker said his inclination
would be to make the code stricter or to limit storage to Light Industrial or Industrial
properties. Kluchka and Blum agreed that the code should be stricter. Johnson said it is
all about screening, not about what can be stored where. Blenker stated that she thinks it
is ok when the inventory storage occurs adjacent to a dealership and that when the
market is right redevelopment will happen. She questioned if an empty parking lot is
better than one being used for inventory storage. Segelbaum asked if there should be
limits on where storage is allowed. Blenker said she thinks storage should be limited
somehow and that it seems to be a reasonable use in the Industrial zoning district.
Waldhauser said she thinks inventory storage would be ok in Light Industrial and
Industrial zoning districts because typically those properties are nc�� near residential
properties. She agreed that the revenue property owners get frnm dealer inventory
storage probably won't weigh-in on whether they stay in Golderr 1/all�y or not.
Kluchka said his view is that a parking lot has to be owned by a dealer and be adjacent to
a dealership rather than just propping up other landowners' parking lots and so that
similar uses are grouped together. Baker agreed.
Segelbaum asked the Commissioners how they f�;el about the recommendations
regarding screening. Waldhauser said she do�sn'� see a need for perimeter landscaping
on Industrial properties that are adjacent to oth�r Industrial properties, but there should be
stricter screening rules when storage occurs adjacent to Institutional, Residential,
Commercial, and Business and Profe$sional Offices zoning districts. Baker said he thinks
requiring perimeter landscaping without any definition of height or opacity is gutless and
questioned what they are trying;to a�complish. Zimmerman said the question is whether
the City wants to require that the storage be hidden or just look contained, or a
combination of both. Waldhauser said if storage is facing residential property she'd want
to require more screening. If it f�ces offices or commercial properties she would be ok
with shorter fences or less screening. Zimmerman said he would have a conversation
with the Police Chief to see if he is comfortable with the proposed fencing
recommendations. Blum agree�f that if dealership storage abuts residential property the
screening should be more substantial. He suggested a minimum of 6-foot tall fencing and
90% opacity or �vergreens. He said he would also be in favor of keeping this use further
away frorn residential properties.
Segelbaum asked the Commissioners how they feel about the recommendations
regarding the lc�cation of dealership inventory storage and that it wouldn't be allowed
unless if is the principal use or accessory to the principal use of the property. Johnson
said to him the question is whether people want to see the storage or not, and that if cars
are going to be parked on surface lots they should be screened. The question is not
whether the City thinks this is a valid way for them run their business. Zimmerman asked
the Commissioners how they feel about allowing inventory storage in parking ramps.
Baker and Kluchka said they think storage should not be allowed if it is unrelated to the
principal use. Johnson said he doesn't think it makes sense to say cars can't park in
parking ramps.
Minutes of the Golden Valley Planning Commission
October 24, 2016
Page 7
Waldhauser said there are three options. The first is the most lenient one where the City
allows dealership inventory storage wherever they can find space and then require it to be
screened. The second is an intermediate option where the City allows inventory storage
in parking ramps and in Light Industrial and Industrial areas with screening if it faces
Residential, Commercial, or Office uses, and the third option is the strictest where
inventory storage is allowed only if it is related to the principal use. She said she would
prefer the intermediate option. Johnson, Blenker, and Segelbaum agreed with the
intermediate option. Blum said he would prefer the stricter option in regard to location
because he doesn't want to see off-site locations used just for vehicle inuentory storage.
Kluchka agreed with the stricter option.
4. Reports on Meetings of the Housing and Redevelopment Authority, Gity
Council, Board of Zoning Appeals and other Meetings'
Zimmerman stated that the Council/Manager meeting in December will include an update
on the Comprehensive Plan and that there will be joint meetings with the City Council and
other Commissions in the future. Johnson asked about the process for the Planning
Commission to review the different inputs and if the Pianning Commission gets involved
with different groups and their parts of the plan. Zimmerman said the Planning
Commission will be working with the other commissions and that there aren't other sub-
groups other than the bicycle and pedestrian task force. Segelbaum said he is concerned
that the Comprehensive Plan Update wifl get toa far down the path without collaboration
from other groups. Zimmerman stated that there are several reviews of the plan
throughout the process.
Kluchka asked if there are any updates regarding the Central Park West Art Task Force.
Zimmerman said nothing has been set yet.
Waldhauser stated that she attended the last Board of Zoning Appeals meeting and that
the regulations regarding detached accessory structures should be reviewed.
5. Other Business
• CQuncil Liaison Report
No report was given.
6. Adjournment
The meeting was adjourned at 9:29 pm.
John Kluchka, Secretary Lisa Wittman, Administrative Assistant
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P���ic�1 :��eve�c�p�n.ent I��pa�rt�ent
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Date: November 14, 2016
To: Golden Valley Planning Commission
From: Chloe McGuire Brigl, Planning Intern
Emily Goellner, Associate Planner/Grant Writer
Subject: Informal Public Hearing—Conditional Use Permit (CUP-154)to Allow for
Automobile Rental and Installation in an I-394 Mixed Use Zoning District at 700
Colorado Avenue South — Morrie's Automotive Group, Applicant
Summary
Morrie's Automotive Group is seeking approval of a Conditional Use Permit (CUP) to operate a
rental business for classic automobiles (Morrie's Heritage Car Connection) with accessory
automobile detailing and installation at 700 Colorado Avenue South, in the I-394 Mixed Use
District. The property is zoned I-394 Mixed Use and designated as Mixed Use on the General Land
Use Plan.
Background and Existing Conditions
The subject property is approximately 3.2 acres and bounded to the east by Colorado Avenue and
to the north by Laurel Avenue. The building is currently vacant and was previously used for metal
fabrication for Bell Manufacturing. Office, Industrial and Light Industrial uses are located on the
surrounding properties. The I-394 Mixed Use zoning district requires a CUP for any conditional
uses allowed in Commercial Zoning Districts. Auto rentals and accessory automobile repair and
installation are conditional uses in the Commercial Zoning District.
Morrie's Automotive Group currently operates two sites in Golden Valley, on 7400 Wayzata
Boulevard and 710 Pennsylvania Avenue. If approved, Morrie's will be moving their Heritage Car
Connection operations to the Colorado Avenue site from Pennsylvania Avenue and moving cars
out of the Norcostco lot (825 Rhode Island Avenue South), which they have been utilizing for
storage of surplus inventory. The new site would allow their business to operate more effectively,
due to the central location of the site, and eliminate exterior vehicle storage on Rhode Island
Avenue, positively affecting the neighboring residential lots. They hope to begin operations at the
Colorado Avenue site and phase out the operations on Pennsylvania Avenue in April 2017.
Proposed Use
If approved, the applicant would renovate the interior of the building with an area for auto
installations, light reconditioning and washing, offices and training space, warehouse/storage
space, indoor storage of automobiles, and a space for the operation of Morrie's Heritage Car
Club. Morrie's Heritage Car Club rents out high-end and luxury vehicles to customers by the day
and hosts automotive-themed events. The Heritage Car Club inventory and rental business would
be moved to this building and there would be a gathering space for events.
Outdoor storage of dealership inventory is also anticipated at this site, which will require
additional landscaped screening in order to reduce its visual impact from the street and
surrounding properties. Customer and employee parking will be separate from dealership storage
spaces, and will be clearly striped and signed. No dealership inventory will be allowed in required
customer and employee parking or on Colorado Avenue. The exterior of the building will not
change with the proposed renovations.
The building is 44,506 square feet, with 38,263 square feet of first floor space and 6,243 square
feet of inezzanine space. The square footage of proposed uses is below:
Use Type— First Floor Square footage
Office and training center 4,750
Heritage Car Club warehouse, storage 18,250
Light vehicle reconditioning, vehicle detail, pre-delivery inspection 11,838
Heritage Car Club Gathering Space 950
Bathroom, entry, hallways, stairwells, etc. 2,475
Use Type—Second Floor
Office 1,200
Warehouse and storage 4,943
The mix and size of proposed uses in the building determines the required onsite parking:
4 automobile repair bays @ 4 spaces each 16
14,643 sq. ft. warehouse @ 1 space per 3,000 sq. ft. 5
5,950 sq. ft. office @ 1 space per 250 sq. ft. 24
8,550 sq. ft. Heritage Car Club (storage) @ 1 space per 2,000 sq. ft. 5
950 sq. ft. Heritage Car Club (gathering) @ 1 space per 100 sq. ft. 10
Required spaces = 60
Staff determined the parking ratio for the Heritage Car Club gathering space at 1 space per 100
square feet due to the function of the club. Restaurants have a parking requirement of 1 space
per 100 square feet, due to some customers driving alone and others with their families, which
staff feels is appropriate for the gathering space.The applicant is proposing to keep the existing
parking lot configuration, and restripe with fresh paint. No additional paving or impervious
surfaces are necessary to accommodate the minimum parking required by Code.
2
Bicycle Parking
The City Code requires that this property contain 4 bicycle parking spaces. Since these were not
included in the site plan, staff has added a condition of approval that the bicycle parking spaces
be included in the plans prior to the issuance of a certificate of occupancy.
Hours of operation for the Heritage Car Club rentals are seasonal and run April through October.
Cars are rented daily and on weekends between 8 am and 5 pm. The applicant expects up to 10
customers per day, and up to 3 employees on site for rentals. Hours of operation for Heritage Car
Club events are expected to be between 5 pm and 8 pm on weeknights and between 8 am and 5
pm on weekends. The applicant anticipates between 20 and 30 events throughout the year with
between 5 and 30 attendees per event. Hours of operation for the accessory automobile repair
and installation are anticipated to be 8 am to 5 pm Monday through Friday. 15 to 30 employees
will typically be on site, fluctuations in the numbers depend on if a training will be hosted, when
more employees are on site.
Staff does not anticipate a shortage of parking on-site, due to the off-hours of events. Event
attendees would be able to fill the employee parking spaces as they leave for the day.
Evaluation
The findings and recommendations for a Conditional Use Permit are based upon any or all of the
following factors:
1. Demonstrated Need for the Proposed Use: Moving the company's light vehicle
reconditioning and Heritage Car operations to this location would free up space at their other
facilities, reducing the impact on surrounding residential properties.
2. Consistency with the Comprehensive Plan:The automobile repair use and Heritage Car Club,
in conjunction with the other uses being proposed, is consistent with the goal of locating
redevelopment along major corridors and increasing the job and tax base within the
community. The property is designated for Mixed Use on the General Land Use Plan Map.
3. Effect on Property Values: Staff anticipates the new use would have no impact on the
surrounding property values and is isolated from any residential neighborhoods.
4. Effect on Traffic: The number of trips associated with the proposed use is expected to
increase, as a portion of the site will act as a rental business and car club, which hosts events.
Trips generated from the proposed uses do not exceed capacity of the roadways.
5. Effect of Increases in Population and Density:The proposed uses may generate an increase
in the number of employees and customers at the location compared to the past uses, but is
consistent with the industrial properties surrounding the site and the Mixed Use district.
6. Increase in Noise Levels: The proposed use is not anticipated to cause a significant increase in
noise levels. Light auto reconditioning will take place during normal work hours. Events will
end before 8 pm on weeknights and 5 pm on weekends.
7. Impact of Dust, Odor, or Vibration:The proposed use is not anticipated to cause an increase
in dust or odor. Minimal vibrations may be associated with the use but should not impact any
adjacent uses.
8. Impact of Pests:The proposed use is not anticipated to attract pests.
3
9. Visual Impact: The applicant will mitigate the visual impacts of dealership inventory stored in
the parking lot and increased use through vegetative screening of the parking lot.
10. Other Impacts to the City and Residents: Staff does not anticipate any other negative effects
of the proposed use. The location is surrounded by industrial properties, has an excellent
vegetative buffer on the north side of the site, and has adequate parking.
Site Plan Review
Summary
City Code requires that a site plan review be performed by the Planning Commission prior to the
issuance of a zoning certificate (in this case, a Conditional Use Permit) for any proposed use in the
I-394 Mixed Use Zoning District.
Site plan review standards were established in the I-394 Mixed Use Zoning District to promote
development that is compatible with nearby properties, neighborhood character and natural
features, and consistent with the comprehensive plan and/or area plans adopted by the City
Council. The regulations recognize the unique character of land and development throughout the
City and the need for flexibility in site plan review, allowing the Planning Commission discretion in
reviewing site plans.
Purposes of Site Plan Review:
• Minimize pedestrian and vehicular conflict
• Promote public safety
• Encourage a high quality of development
Development Standards for 700 Colorado Avenue South:
• Parking location and screening
• Pedestrian circulation
• Public art
Analysis
Parkin� Location and Screenin�: Development standards for the I-394 Mixed Use district require
parking areas with over 100 parking spaces be screened from public streets with a landscaped
frontage strip at least 8 feet in width. This frontage strip may consist of either a masonry wall, berm
or hedge, or combination that forms a screen between 3.5 and 4 feet in height with 50%opacity.
The existing landscaping on the north side of the parking lot is wooded and provides screening for
the parking lot. Additional vegetative screening on the east entrances of the parking lot will improve
the existing conditions, screening outdoor automobiles while greening the area. The existing and
proposed greenery will help reduce pedestrian and vehicular conflict as it acts as a traffic calming
mechanism; additionally, vehicular travel in and out of the parking lot should be minimal.
Staff recommends additional screening along the east edge of the parking area consistent with the
development guidelines of the I-394 Mixed Use district.
4
Pedestrian Circulation: Morrie's does not propose modifications to the existing building exterior or
parking lot, except restriping and fresh paint on the existing parking spaces. The development
standards for the I-394 Mixed Use district states that sidewalks shall be required along all street
frontages, and sidewalk and trail design shall be consistent with the sidewalks proposed in the City
of Golden Valley Comprehensive Plan. The Comprehensive Plan does not currently include a
sidewalk along this parcel.
The development standards for the I-394 Mixed Use district require a well-defined, landscaped
pedestrian path from the sidewalk to each principal customer/resident entrance of a building. The
existing pedestrian path has minimal landscaping.
Staff recommends additional landscaping for the customer entrance of the building.
Public Art: No public art is proposed. Staff does not recommend requiring public art at this time.
Recommended Action
Staff recommends approval of Conditional Use Permit 154 allowing for automobile rental and
installation at 700 Colorado Avenue South. The approval of a Conditional Use Permit is subject to
the following conditions:
1. The plans by submitted by the applicant on October 12, 2016, shall become a part of this
approval.
2. The recommendations and requirements outlined in the memo from the Fire Department
dated October 17, 2016, shall become part of this approval.
3. All vehicle deliveries and storage of inventory shall take place on-site and shall not take place
on the street.
4. The minimum number of parking spaces required by the City Code for customers and
employees must be clearly signed and striped. No inventory may be stored in these spaces.
5. No vehicle parking may take place on landscaping or in the fire lanes. Minimum aisle widths
must be maintained as defined by City Code.
6. Bicycle parking shall be constructed prior to the issuance of a Certificate of Occupancy for the
proposed uses, as defined by City Code.
7. If at any time the parking lot is restriped and reconfigured, updates shall be subject to the
parking regulations within the City Code, including larger parking spaces and wider lanes. If at
the time of reconfiguration,the Comprehensive Plan or other City Plan proposes a sidewalk
along Colorado Avenue adjacent to the property, future reconfigurations of the parking lot
must be consistent with the plans and shall include a sidewalk along Colorado Avenue and a
direct pedestrian connection to Colorado Avenue.
8. Additional landscaping shall be installed consistent with the Development Standards for
pedestrian circulation and parking screening listed in the Zoning Code for the I-394 Mixed Use
District. Before the issuance of a Certificate of Occupancy, the applicant must submit a
detailed landscaping plan (number of plantings, species of plantings, etc.)to be reviewed and
approved by the City Forester.
9. This approval is subject to all other state, federal, and local ordinances, regulations, or laws
with authority over this development.
5
Attachments
Location Map (1 page)
Applicant's Narrative (2 pages)
Memo from Fire Department dated October 17, 2016 (1 page)
Plans submitted October 12, 2016 (3 pages)
6
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M O R R 1��i7 12520 Wayzata Boulevard
Minnetonka,MN 55305
AUTOMOTIVE GROUP phone 952-544-0376
B U Y H A P P Y� �� � ��; � morries.com
D�T � 2 Z��6 "' �
October 10, 2016
City of Golden Valley
Planning Department
7800 Golden Valley Rd.
Golden Valley, MN 55427
Re: Conditional Use Permit Morrie's Automotive Group at 700 Colorado Avenue
Dear Planning Commission and City Council Members:
Enclosed please find the Conditional Use Permit application for your consideration for Morrie's
Automotive Group. 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, we have a
growing need for space to operate our Heritage Car Connection (currently located at 710
Pennsylvania Ave in Golden Valley); space for detail and internal reconditioning operations for
the dealerships concentrated on 394; exterior and interior vehicle parking; and our corporate
training facility.
We are currently under contract to purchase the property located at 700 Colorado Avenue in
Golden Valley. The site is centrally located to many of our dealerships on 394 and will help
alleviate the pressure and congestion at the dealerships by relocating some of the internal
operations offsite. Beyond giving Morrie's the opportunity to operate more effectively, the
move will also eliminate exterior vehicle storage on Rhode Island, which will positively impact
the adjacent residential neighborhoods.
We anticipate having between 15-30 employees on site. The fluctuations in these numbers will
be based on whether or not we will be hosting training in that particular week. The hours of
operation will be 8 AM to 5PM Monday through Friday.
We thank you for your consideration in this matter. Please don't hesitate to contact me with
any questions regarding this application.
Sincerely,
nn R son
C
952-797-1349
M O R R 1 E�i7 12520 Wayzata Boulevard
Minnetonka,MN 55305
AUTOMOTIVE GROUP phone 952-544-0376
BUY HAPPY�
morries.com
October 26, 2016
City of Golden Valley
Pianning Department
7800 Golden Valley Rd.
Golden Vailey, MN 55427
Re: Follow up to Conditional Use Permit Morrie's Automotive Group at 700 Colorado Avenue
Dear Planning Commission and City Council Members:
This letter is a follow up to the original CUP submittal to address additional questions from staff.
The staff inquired whether or not Morrie's plans to store vehicles in the lot. We will be using the lot for vehicle
storage and will update the site plan to reflect that use.
You also inquired about how the property will serve Morrie's Heritage Car Connection (MHCC) and what activities
will take place there. MHCC is a classic car rental business and car club that offers daily and weekend rentals to
the public. MHCC currently operates out of the building located at 710 Pennsylvania Ave South. It is our goal to
move operations to 700 Colorado Ave South pending successful acquisition of the property to be able to
accommodate the assembly use that we are unable to accommodate at the existing location. MHCC rental
operations are seasonal and run from April through October.The soonest MHCC would operate out of 700
Colorado property would be April 2017 to align with the seasonal launch.
The Colorado facility will house the fleet of approximately 25 classic 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 8 am and 5pm during
peak season.
�� ad��tia�to re7tal op��ati�ns��e vYou�d !9l:2 tc host betwee� 20 and �0 automotive themed ev�n�s at tt�e
facility throughout the year. Events would include Formula 1 race screenings, member committee meetings,
topical automotive seminars and MHCC program open houses. Generally these events would occur between 8am
and 5pm on weekends and between 5pm and 8pm on weeknights. We anticipate between 5 and 30 attendees at
any given event.
We thank you for your consideration in this matter. Please don't hesitate to contact me with any questions
regarding this application.
Sincere
f.
L obson
� CFO
952-797-1349
�:�� �����
�= �
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v , . ., kl°�''�, a. ,� ..� .,�.c.., ...� ... . .
��
F�re Dep�.rt�tetit
°���-s��-s� a/���-���-s��s(�a�}
Date: October 17, 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, 700 Colorado Ave S
I have reviewed the conditional use permit information for the Morrie's Heritage Car Connection, 700
Colorado Ave S and have listed my comments below.
• The buildings fire sprinkler system must meet NFPA 13 requirements for the intended
occupancy use.
• The buildings fire alarm system must meet NFPA 72 and UL Certifications for the intended
use.
• 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,
rhammerschmidtCcr�_,,,qoldenvallevmn.gov
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P1�tys�c�. D�ve�+��rne�.fi De�►ar�trne�:t
���-���-s�������W���-��a�c����
Date: November 14, 2016
To: Golden Valley Planning Commission
From: Chloe McGuire Brigl, Planning Intern
Subject: Discussion of Zoning Code Text Amendments—Outdoor Storage in Residential
Zoning Districts
Summary
Staff is seeking feedback from the Planning Commission regarding storage regulations and
screening requirements in the City's residential districts. Staff often receives resident complaints
surrounding outdoor storage and clear regulations will ensure that residents' concerns are
addressed effectively. Staff brought this topic to Planning Commission at two previous meetings to
receive general feedback on dealership inventory storage and storage in non-residential districts.
This meeting will focus on solutions for residential districts. All changes recommended by staff will
be presented to the Planning Commission with an informal public hearing.
Three areas that staff feels need attention are:
1. Screening of materials from the view of those passing by on the street
2. Screening of materials and equipment from the view of adjacent properties
3. Clarification on the fencing guidelines for RVs and other large items
In addition to that, staff is looking for direction from Planning Commission on these topics:
• If the City should require that parking and storage of recreational vehicles must be on a
paved surface or if just a driveway is the only appropriate location
• If the City should have fencing requirements and guidelines in terms of opacity and whether
the requirements could include vegetation as an alternative to fencing
• If the City should require complete screening of an RV because that would require a fence
or structure higher than 4 or 6 feet, which may be more impactful than the RV itself
After evaluating the issues and the range of solutions discussed at the previous meeting, staff is
offering the following recommendations related to outdoor storage in residential zoning districts
and asking for feedback from the Planning Commission.
The following recommendations are presented in two categories: front yard and side/rear yard.
Front Yard Storage in Residential Districts
Storage of Large Items on Impervious Surface
The front yard of a residential property is the most public and therefore requires the most
restrictive regulation of outdoor storage. The zoning code currently limits the storage of RVs, boats,
and "personal motor recreational vehicles" (snowmobiles, ATVs, etc.) in the front yard to one item
and it must be stored on the driveway. If there is an additional large item, it must be stored in the
side or rear yard. If that one item on the driveway is not an RV, it must be stored on a trailer. Some
residents would like to store their one item on a separate paved surface instead of their driveway.
Staff does not recommend allowing this in the front yard.
PODS and other Temporary Solutions
The code currently also allows for the placement of a temporary outdoor storage unit (a POD or
Bagster, for example) for 7 days. Other items are allowed to be in the front yard for up to 30 days,
though there is no definition of what these other items are. Staff is recommending these
regulations be modified to prohibit "other items" and limit storage to two weeks unless a Front
Yard Storage Permit is obtained.
Definition of Front Yard
For the purposes of this section of the code, we recommend defining the front yard as the area
between the street and the front plane of the principal structure, rather than the area that makes
up the front setback.
Front Yard Storage Recommendations
• Continue to allow only one RV, boat, snowmobile, fish house, trailer, etc. be stored in the
front yard and it must be on a driveway. As required today, if that item is not an RV, it must
be on a trailer.
• Storage of temporary outdoor storage units allowed on a driveway for up to two weeks
without a Front Yard Storage Permit.
• No other items allowed to be stored in the front yard.
• Front yard defined as the area between the street and the front plane of the principal
structure.
• Continue to allow fences up to 4 feet in height in the front yard.
Side and Rear Yard Storage in Residential Districts
Storage of Large Items on Impervious Surface
Some residents would like to store large items on a separate paved surface instead of their
driveway. Since this can be an appropriate, long-term solution, staff recommends adding that
paved surfaces that aren't driveways may be used to store the item in the side or rear yard as long
as the property does not surpass impervious surface maximum requirements. Gravel is not allowed
to be added to be used as a parking space.
Setbacks
For items stored in side or rear yards, the priority should be on screening them from view—to the
extent practical —from adjacent property owners. Staff recommends all RVs, boats, personal
motorized recreational vehicles, trailer, etc., be set back 5 feet from the side and rear property
lines, which are the same setback requirements for accessory structures such as detached garages
and sheds. The setback requirement would help to avoid crowding concerns from adjacent
property owners and it would provide access for the Fire Department if ever necessary. The code
currently allows items to be 3 feet from the side property line in some circumstances.
Opacity
Today, large items such as RVs, boats, trailers, snowmobiles, and fish houses can be stored
outdoors in the side or rear yard, but must be screened with 90% opacity from adjacent properties.
Staff recommends keeping this requirement, but adding a requirement of 50% opacity to screen
the item from view from the street since it can be difficult to maneuver the item in an out of the
side or rear yard with a fence or vegetation at 90% opacity. A passerby on the street is less likely to
notice the boat in the side yard, so vegetation could be an appropriate solution. On the other hand,
adjacent property owners are more likely to notice at boat in a side yard, so fencing or dense
vegetation (at 90%) opacity seems appropriate to staff.
Temporary Equipment and Supplies
All materials, supplies, and products, should be stored in an enclosed area with the exception of
materials and supplies used in construction or landscaping projects. There are recommended to be
allowed to remain outdoors for 30 days.
Recommendations for Side and Rear Yard Storage
• Paved surfaces that aren't driveways may be used to store large items in the side or rear
yard as long as the property does not surpass impervious surface maximum requirements.
• Allow RVs, boats, snowmobiles, fish houses, trailers, etc. to be stored in side and rear
yards as long as they are screened on the side and rear yards. A resident has the option of
fencing or dense,tall, year-round vegetation at 90% opacity. If the items can be seen from
the street, fencing or vegetation at 50%opacity is required. The opacity is lower in this
case since the visual impact is slightly less and screening at 90% opacity can be impractical
when trying to maneuver on and off the property.
• All materials, supplies, and products must be stored within a completely enclosed
building except:
o Materials and equipment used for the construction or repair of structures, which
may be stored outdoors on paved or improved parking areas during construction
o Materials and equipment used for landscaping which may be stored onsite during
use or if intended for immediate use on the premises
o Outdoor storage for the above purposes shall be limited to 30 days
• No storage of hazardous, nuisance items, or rubbish.
• Continue to allow fences up to 6 feet in height in the side and rear yards.
Attachments:
Comparison with Other Cities (1 page)
Comparison with Other Cities
City Existing Regulations
Golden Valley • Outdoor storage in side or rear yards must be screened by a wall or fence
less than 6 feet with 50%opacity, or by vegetation measured 6 feet in
height and 50%opacity
• Fences limited to 4 feet in front yard and 6 feet in side and rear yards
• Must screen an RV, boat,trailer, or fish house using a fence or vegetation
when in the side yard (but fences are limited to 6 feet in height)
• Storage of motor vehicles, RVs,trailers, etc. only allowed in front yard if o
a driveway
• Boats must be on a trailer
• Limited to 1 trailer or RV in front yard at any time
• Storage in the front yard other than items listed above (trailer,camping
vehicle, boat, etc.) cannot exceed 30 days without a front yard storage
permit
St. Louis Park • No outdoor storage of fish houses
(More regulation) • Only one recreational vehicle may be stored outdoors
• Recreational vehicle must be fenced with 90%opacity with vegetation or
100%of the height and length of the vehicle must be screened with 50%
opacity from view of any park, abutting residential property, or street
that abuts the rear yard
Maplewood • No limit for recreational vehicles
• RVs,trailers, boats,or vehicles must be parked on hard surface driveway
or improved parking areas(unimproved =sand, dirt, landscaping
materials, etc.)
• No junk can be stored on your property
Richfield . Outdoor storage must be screened from public view
• Must obscure stored items from public view
• Outdoor storage must be on the side or rear yard of the property
• Must meet setbacks and right-of-ways
• Must not obstruct vision of drivers
Edina • All materials, supplies, products, motor vehicles and trailers must be
(More regulation) stored within a completely enclosed building except construction
equipment during construction
Minnetonka • All exterior storage of trash and maintenance equipment for multiple
dwelling buildings shall be located in an appropriately sited structure.
The structure shall provide visual screening of the storage area and shall
be constructed of materials which are compatible with the principal
structure.
• Must park on driveway