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03-27-17 PC Minutes Regular Meeting of the Golden Valley Planning Commission March 27, 2017 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, March 27, 2017. Chair Segelbaum called the meeting to order at 7 pm. Those present were Planning Commissioners Blenker, Johnson, Kluchka, Segelbaum, and Waldhauser. Also present were Planning Manager Jason Zimmerman, Associate Planner/Grant Writer Emily Goellner, and Administrative Assistant Lisa Wittman. Commissioners Baker and Blum were absent. 1. Approval of Minutes February 27, 2017, Regular Planning Commission Meeting MOVED by Waldhauser, seconded by Johnson and motion carried unanimously to approve the February 27, 2017, minutes as submitted. March 13, 2017, Special Planning Commission Meeting MOVED by Blenker, seconded by Johnson and motion carried unanimously to approve the March 13, 2017, minutes as submitted. 2. Continued Comp Plan Discussion — Land Use Zimmerman stated that this is a continuation from the last Planning Commission meeting regarding land use where the discussion included the I-394 Corridor Planning District, and the Douglas Drive/Duluth Street Planning District. This meeting will focus on the Downtown West Planning District and the Golden Valley Road Light Rail Station Area. He reminded the Commissioners of some of the themes in the Comp Plan including: supporting a dynamic town center, showcasing Golden Valley as a "green" community, emphasizing all aspects of a multi-modal transportation system, striving to be inclusive with population and housing, and making important investments in infrastructure. Waldhauser asked if the theme of striving to be inclusive includes economic inclusiveness in terms of a range in housing costs. Zimmerman said yes, and added that it also includes senior housing and racial diversity among other things. Kluchka asked if the theme regarding sustainability will also include the resilience term that has recently started. Zimmerman said yes, there will be a chapter in the Comp Plan regarding sustainability and resilience. Waldhauser said she likes that resilience of the business community and the employment opportunities it provides is included under the sustainability and resilience umbrella. Zimmerman referred to a map of the proposed Downtown West Planning District and discussed the borders of the district, areas that have potential to change, and properties that are unlikely to redevelop. He stated that he is looking for the Commission's feedback Minutes of the Golden Valley Planning Commission March 27, 2017 Page 2 on the boundaries of the proposed district and what uses they would like to encourage or prohibit. Kluchka referred to the southwest corner of Highway 55 and Winnetka Ave. and suggested that it be added to Downtown West Planning District. He questioned if there is an opportunity for the City, rather than a developer, to develop that underutilized property with some type of public amenity. Zimmerman explained that some federal money went into securing that corner of Brookview Park so there may be some limitations in what can be developed there. Zimmerman continued discussing the proposed Downtown West Planning District and noted that the properties marked with an X have had fairly significant investments made, they likely won't change, or it is the right kind of use in its location. He highlighted areas that are more likely to change starting with the southeast corner of Highway 55 and Winnetka Ave. He stated that during the last Comp Plan update this area was re- designated to allow higher density residential but when it came to rezoning the area, it was ultimately decided to revise the Comp Plan back to low density residential. He said there has been some discussion since regarding the best use for this corner and explained that a more dense residential development could make sense in this location but there are some limitations due to some traffic concerns especially with commercial uses or a typical multi-family building. A senior use with some sort of assisted living could work because the traffic counts would be low enough to get additional density without putting too much extra strain on that intersection. Segelbaum asked if staff is looking for feedback on both land use and zoning. Zimmerman said just land use at this time because the rezoning of properties comes at a later date. Segelbaum asked about the current land use designation of the southeast corner of Highway 55 and Winnetka. Zimmerman said the land use designation is low density and the parcels are zoned Single Family (R-1) Residential. Segelbaum asked if staff is suggesting that the area is appropriate for higher density. Zimmerman said yes, but if the consensus is that the area should stay low density then it doesn't need to be included in the boundary of the proposed planning district. Waldhauser asked if the current designation allows both R-1 and R-2 zoned properties. Zimmerman said yes. Zimmerman next referred to the area within the Downtown West Planning District that includes Cornerstone Creek and Hello Apartments and the properties along Golden Valley Road closer to Highway 169. He said there have been discussions about that area being a mixed use/flexible area where there could be some medium or high density residential uses mixed in amongst office or neighborhood level commerciaf uses. He stated that staff feels this is an area where these types of uses makes sense. Zimmerman referred to another area within the Downtown West Planning District that could also be designated for mixed or flexible uses. This area includes the parcels bounded by Wisconsin Avenue North on the west, 10t" Avenue on the north, Winnetka Avenue on the east and Bassett Creek on the south. This area could also be a good area for some residential uses because it is close to downtown and walkable. Zimmerman noted that the Wells Fargo and Park Nicollet parcels may also be more likely to change Minutes of the Golden Valley Planning Commission March 27, 2017 Page 3 than some of the other parcels in the area and he would like some feedback regarding uses that might work for these properties. Zimmerman referred to an area along Boone Avenue and Bassett Creek, south of 10tn Avenue that currently consists of Light Industrial and Office uses and said he would like feedback on whether this area should stay as it is or if some other uses should be allowed in the City's Light Industrial and Industrial zoning districts but keeping it a buffer between the heavier industrial uses to the west and the downtown area. The last area Zimmerman discussed is the Post Office site. He stated that staff hasn't heard that the Post Office is leaving, but it is a large site that could potentially be used for Commercial or Office uses. Waldhauser noted that the parcels west of Decatur have not been discussed. Zimmerman stated that much of the City's Industrial base is in that area and that staff may recommend some adjustments to the types of uses allowed in that area, but probably not to the land use designations. Segelbaum asked what Downtown West means and if calling the area Downtown West connotes that it is a combination of many different uses or if it means there is a retail use. Zimmerman explained that as development has occurred along Golden Valley Road with Hello and Cornerstone Creek there has been the desire to connect the area to the traditional downtown Golden Valley area with sidewalks and other public improvements. Segelbaum asked the Commissioners how they felt about the proposed boundaries for the Downtown West Planning District. Waldhauser said she likes the proposed boundaries and thinks it is a good way to focus on a contiguous area. Blenker said she was surprised to see the residential area south of Highway 55 included but it makes sense to include it in the discussion. She referred to the triangular-shaped parcel on the far eastern side of the district that is a Commercial use and asked why that isn't included within the boundaries of the proposed district. Zimmerman said that is the Schuller's property which is a Commercial use in a Residential Zoning District. Waldhauser suggested it be included in the district, Blenker agreed. Zimmerman explained that it is currently considered non-conforming. He stated that it is a difficult parcel and because of its triangular shape it has two front setbacks. He added that if Schuller's were to leave, it would be a residential property. Kluchka said he wants the boundary to extend to the southwest corner of Highway 55 and Winnetka Avenue and he would advocate for high density residential where Schuller's is now located. Segelbaum said it seems that the consensus of the Commission is that the proposed boundaries are fine. Johnson said he is wondering about the impact of high density residential on a neighboring area and how it changes the composition of an area. He also asked about the market demand for Industrial buildings. Zimmerman said the City is seeing more vacancies in the Light Industrial properties and that Industrial properties seem to be more stable. He explained that the Economic Development section of the Comp Plan will focus on these types of issues. Waldhauser said she thinks that surrounding development raises land value. She added that businesses might move elsewhere and ask for their Minutes of the Golden Valley Planning Commission March 27, 2017 Page 4 properties to be rezoned if it becomes more valuable, but as long as businesses think their location is important to them they'll stay. Zimmerman referred to the properties on the southeast corner of Highway 55 and Winnetka Avenue. He reiterated that those properties were guided for Medium Density Residential during the last Comp Plan update. There was some pushback to leave them guided for Low Density so the area was re-designated and rezoned back to Low Density Residential and R-1 Single Family Residential. He said he would like to discuss revisiting the option of higher density in this area because the City Council has said they like the idea of making the area more supportive of people who can walk, bike and shop in the downtown area. Waldhauser said her recollection is that there was an objection to higher density senior housing because it is not really walkable to downtown because of the difficulty in getting across Highway 55. She said she doesn't know if progress has been made with making it easier to get across Winnetka Avenue or Highway 55. She added that the other objection is the traffic issues with anything higher density than R-2 so it seems that R-2 is as high as the density can go on these properties. Kluchka said he doesn't have an issue leaving the properties as they currently are, but there are senior developments that could be viable in this location such as highly assisted people and people with memory care needs who don't necessarily drive or are able to walk to the downtown shops. Segelbaum asked about the land use designation for that type of use. Zimmerman said it would probably be designated Medium Density with a bonus for seniors. Waldhauser said that could create a high rise building over six stories in height and that residential neighbors do not like that. Blenker said she likes that the area is walkable to downtown, it's protected from the other lower density areas, and has amenities like the parks nearby. She said it seems reasonable to increase the density on these properties. Kluchka said he would be interested in hearing opinions from senior housing developers about this area. Zimmerman said the City has talked to some developers, but there has been resistance to sell and rezone the properties. Waldhauser said it seems that if the goal is to support downtown businesses a senior development with residents who aren't very mobile might not be the best use. Segelbaum said it seems the consensus for the land use designation in this area would be Medium-Low Density. Zimmerman referred to the area furthest west in the proposed district along Golden Valley Road. He said that a type of flexible zoning might work in this area and would allow neighborhood commercial, office, and R-3 to R-4 housing. Kluchka asked if the purpose in creating a new land use concept is to make it easier to change and as good ideas come to the City, they won't have to go through the process of rezoning or re-designating property with every proposal. Zimmerman said yes. Waldhauser said a mixed or flexible use in this area seems to make sense especially with the new higher density projects that are being built. Kluchka agreed and said he likes the opportunity of making a downtown walkable loop with wayfinding signs and a comprehensive walking plan. Johnson said he supports a flexible use in this area and that it could become an interesting adjunct to downtown especially with places to shop and eat. Zimmerman referred to the area north of Bassett Creek and south of 10th Avenue between Wisconsin and Winnetka Avenues. He said the area currently has some Minutes of the Golden Valley Planning Commission March 27, 2017 Page 5 Commercial and Light Industrial uses but it backs up to Bassett Creek so there may some opportunities for housing. Kluchka asked if there is any opportunity for redevelopment in this area. Zimmerman said he has heard that one business might possibly be leaving which could open it up to other opportunities including R-3 or R-4 residential or senior housing because it is close to the library, government center and downtown. Waldhauser asked if single level twin homes would be allowed in R-3. Zimmerman said it is tough to find land for that type of development. Waldhauser questioned if the City could limit the type of housing that is built without disadvantaging the current land owner. Goellner stated that townhomes and duplexes are permitted in the R-3 Zoning District. Segelbaum stated that given its proximity to downtown, he would be in favor changing the land use to Medium or High Density Residential. Blenker asked if it is considered "down zoning" to rezone a property from Industrial to Residential. Zimmerman said there would need to be thorough discussions with the City Attorney before rezoning any properties. Kluchka asked Zimmerman if he is including the McKesson parking lot. Zimmerman said he considered it but it is a small lot that might be difficult to build on. Zimmerman referred to the Park Nicollet/Wells Fargo parcels. He said if those properties were to turn over it seems a mix of commercial/retail/residential might work. Waldhauser said it would be nice to use the flexible category for these properties especially if the north side of the property were residential. Johnson said he lives in this area and hears comments about the sensitivity of building things where there hasn't been anything built before and the loss of sun and openness. He said people drive really fast on Golden Valley Road and he would be more in favor of commercial or office so it doesn't become a tunnel with tall buildings and end up exacerbating the traffic issues. Zimmerman stated that there have been studies done that show as buildings are pushed closer to the street people feel more confined and tend to slow down. Segelbaum asked if staff has a recommendation about the use of these parcels. Zimmerman said staff doesn't have a recommendation, but feels that commercial or commercial with residential would be reasonable. Waldhauser said in terms of residential she would not want to see a high rise building, but she would like to see something lower, more in scale with the buildings that are already there. Kluchka said he is interested in seeing these parcels and the Golden Valley Shopping Center classified as flexible use to encourage commercial and industrial combinations. He said the value of having Park Nicollet and Wells Fargo is significant but some interesting developments could be done with a high rise/commercial/residential opportunity that steps down as it gets closer to Golden Valley Road would be appealing and appropriate. Segelbaum said he would like the Golden Valley Shopping Center to remain Commercial. Waldhauser stated that the west end of the shopping center seems like it could allow more flexible uses. Kluchka asked if there is an opportunity with the flexible land use designation to force a design review process. Zimmerman said yes, a site plan review could be required. Blenker asked what can be influenced in a site plan review. Zimmerman explained that Minutes of the Golden Valley Planning Commission March 27, 2017 Page 6 certain qualitative standards have to be met if a site plan review is required. Waldhauser added that specific development guidelines would also have to be met. Johnson agreed that there needs to be some controls in the flexible use category. Zimmerman referred to the Post Office property and noted that the whole block is Commercial. He asked the Commissioners if they would like to keep it designated for Commercial uses. Waldhauser asked if that property is big enough for a senior residence. Zimmerman said it would be big enough. Kluchka said he could see commercial/office use on this site. Zimmerman next referred to the area near Basset Creek along Boone Avenue, south of 10t" Avenue. Segelbaum asked if the properties in that area are Light Industrial. Zimmerman said the properties on the east side of Boone Avenue are Light Industrial and the properties on the west side of Boone Avenue are Industrial. Kluchka asked about development opportunities in this area. Zimmerman said it is hard to say because the Light Industrial property on 7th Avenue has been very active and has obtained several Conditional Use Permits for various uses. Segelbaum asked about staff's recommendations for this area. Zimmerman said he thinks the uses allowed in the Light Industrial and Industrial Zoning Districts could be reconsidered. Kluchka said this doesn't seem like the right area to focus on and he would like to discuss it again in the future after he sees what the rest of the area looks like. Segelbaum agreed this area doesn't seem to be a primary priority, but he would be open to allowing Commercial uses if it doesn't disrupt other uses. Waldhauser said she thinks the City should encourage retail in this area. Segelbaum opened the meeting to public comments. Steve Mattix, 1604 St. Croix Circle, said everything he has heard sounds good but right now everything in the Downtown West area is facing Highway 55 and the backsides facing Golden Valley Road should be addressed as well. He said the last consideration should be traffic on Golden Valley Road because if you need to get through Golden Valley there is a freeway. He said one thing he thinks is missing are things made for pedestrians and people don't speed down Main Street in Wayzata because there are people walking around and there are stores right up against the roads. Segelbaum asked Mattix if he is suggesting certain types of uses along either side of Golden Valley. Mattix said that right now the backside of the commercial building looks like the backside of a building so he wonders if something can be done to make it look like the building faces both Golden Valley Road and Highway 55. Seeing and hearing no one else wising the comment, Segelbaum closed the public comment period. Zimmerman said the other area he would like discuss is the proposed Golden Valley Road Light Rail Station Area. He explained that he doesn't want to get too far into the planning process in this area due to the unknowns regarding funding of the Light Rail project. As the City learns more staff will go into more detail and possibly work with a TOD land use expert. He referred to a map of the area and noted the two station locations. He discussed the boundaries of the area and the locations within the area that seem to be the most likely to be impacted. He explained that the majority of this area is Minutes of the Golden Valley Planning Commission March 27, 2017 Page 7 single family homes and staff has heard from several residents that they don't want any change beyond the light rail stations. However, the Metropolitan Council is requiring the City to plan for more intense development in the future. He stated that other than buying individual parcels, the only real opportunity is the St. Margaret Mary Church property. He stated that the City has had conversations with the church and they do not have plans to leave and the City does not want to push them out, but the City has to consider long term plans and this is the most obvious land use change to consider in this area since it is right across the street from the proposed Golden Valley Road station. He added that there may be opportunities to add some higher density residential along the main roads such as Golden Valley Road or Zenith Avenue, or in the south end of the proposed district near the Plymouth Avenue/Theodore Wirth Park station. He added that there may also be some opportunity for development of residential properties or possibly a trail head for Sochacki Park on the Fire Station #3 property depending on the results of the City's current Fire Station Study. Kluchka said he thinks the boundaries of the area are correct as shown. Waldhauser questioned if the area to the northeast of St. Margaret Mary Church should be included because that is an established residential neighborhood. Zimmerman said it is within a 10 minute walking distance of the Golden Valley Road Station. Segelbaum said it comes down somewhat to short term versus long term planning and he doesn't have a strong opinion about change happening soon in this area. Waldhauser questioned if property owners on either side of Golden Valley Road would have different opportunities if their properties were rezoned because it might make values go up. Kluchka suggested removing the area north of Wirth Parkway. The Commission agreed. Blenker asked about the Metropolitan Council requirements for this area. Zimmerman stated that they want the City to plan for development potential that would support a light rail station. Blenker said this is a low density area made up mostly of single family homes but when she thinks of the number of people that are going to be added to the region it is a failure of imagination to think these areas can't support the density. She said she thinks the land values will go up as soon as it becomes more secure that the light rail will come. She questioned if the City could do a timetable and change the zoning at a certain date so people can plan for change instead of waiting for change to happen which can seem more scary. Zimmerman agreed and said that a plan will be figured out in order to give people some more assurance. Segelbaum opened the meeting to public comments. Kevin Johnson, 1810 Zephyr Place, said he is wondering what will happen with funding. He said he wonders about the valuation of the properties because if he decides to sell his home there are things he'll have to disclose about zoning, etc. He said he is concerned about emergency services if development does occur because there is limited access. He added that he is also concerned about oil trains using the tracks. Seeing and hearing no one else wishing to comment, Segelbaum closed the public comment period. Minutes of the Golden Valley Planning Commission March 27, 2017 Page 8 Zimmerman explained that state statutes require that once a Comprehensive Plan is adopted and land use changes have been made, the zoning has to be made consistent with the Comp Plan within nine months. He referred to the City's Zoning Map and discussed various parcels throughout the City where there are conflicts or discrepancies. He said he is looking for feedback on whether to change either the zoning or the land use designation on these parcels. The first parcel discussed was the General Mills property north of Highway 55. He noted that the north half of the property is zoned Industrial but it is used as a nature area. He said he questions if it should be reflected that way in the zoning and that he would work with the Finance Department to discuss any impacts that may have. Waldhauser asked if General Mills owns the nature area property and if they would be involved in discussions regarding the property because she assumes it is valuable land if they ever want to develop it. Zimmerman said yes, General Mills owns the property but he doesn't know what kind, if any, legal protections are on the land regarding development but he wants it to be clear on the land use map. Zimmerman referred to the nature area south of Highway 55 also owned by General Mills and said it is designated as open space on the land use map but is zoned Business and Professional Offices. The next area discussed was the General Mills campus south of Highway 55 which is designated Office but it is zoned Industrial. He said that property should probably be rezoned to Business and Professional Offices since there aren't Industrial uses occurring. Zimmerman referred to the Tennant properties north of Highway 55 east of Highway 100 and stated that there are several parcels that are zoned differently, however the entire quadrant is guided Industrial on the land use map. Zimmerman stated that Tennant's plan was to expand their corporate headquarters on these properties in the future, but according to recent conversations with Tennant they may be looking elsewhere, so the south half of this quadrant may be opened up to other developments. Kluchka said he thinks office would be a good designation for this property. Waldhauser said she thinks it would also work for Industrial uses. Zimmerman next referred to an area south of Breck school where Ottawa Avenue joins Glenwood Avenue and stated that Breck is working on a master plan for their campus and have purchased two of the existing residential properties. Breck has said they are interested in trying to acquire other properties which might help re-align the intersection to get the traffic to flow better. Zimmerman suggested reguiding some of these properties toward an Institutional use if they are incorporated into their campus. Zimmerman said lastly, there is a property on the corner of Golden Valley Road and Lilac Drive (former Montessori school) where there is an inconsistency between the land use and the zoning. The property is guided for Low Density Residential and is zoned Commercial so he would like the Commission's feedback on what use they think would work on this property. Segelbaum asked if there have been any inquiries about this property. Zimmerman said there have been a few low impact commercial uses suggested. Waldhauser said this property seems like it should be residential or it would be nice to put a park on it. Kluchka said it would be a great site for a yoga studio. Waldhauser noted that it was a hair salon for many years so maybe if the City had a smaller scale commercial district that might work, or a small townhome development Minutes of the Golden Valley Planning Commission March 27, 2017 Page 9 might work in this location as well. Blenker said it looks like a single family property to her. Zimmerman said it probably was originally. Zimmerman referred to the land use categories and the zoning district categories and explained that he is suggesting they be amended because they do not align with each other and it will resolve some of the current land use/zoning conflicts. The current residential land use categories are: Low Density (up to 5 units/acre), Medium-Low Density (5 to 12 units/acre), Medium-High Density (12 to 20 units/acre), and High Density (over 20 units/acre). Staff is proposing the land use categories be amended as follows: Low Intensity (up to 5 units/acre), Moderate Intensity (5 to 8 units/acre), Medium Intensity (8 to 20 units/acre), and High Intensity (over 20 units/acre) Zimmerman explained that the current residential zoning districts are as follows: R-1 Single Family (up to 5 units/acre), R-2 Moderate Density (up to 8 units/acre), R-3 Medium Density (up to 10 units/acre; 12 with bonus), R-4 High Density (over 12 units/acre). Staff is proposing the zoning districts be amended as follows: R-1 Single Family (up to 5 units/acre), R-2 Moderate Density (up to 8 units/acre), R-3 Medium Density (up to 20 units/acre), and R-4 High Density (over 20 units/acre) Segelbaum referred to the properties on Harold Avenue (east of the church) that are currently zoned R-2 and asked if there has been any discussion about changing those back to R-1. Zimmerman said no and explained that those properties have been guided for low density which allows up to 5 units per acre, but they have been zoned R-2 which allows up to 8 units per acre. He thinks the best solution would be to re-guide the land use to Moderate Intensity which allows up to 8 units per acre and would be consistent with the R-2 Zoning District. Segelbaum said he thinks the public has been accepting that there may be some increase in density from what is there now, but thus far nothing has worked so he doesn't know if these properties will ever become more dense. Zimmerman said the City will probably see some lot splits on these properties which will create smaller, narrower lots with the homes placed toward the front of the lots and keeping the buffer from Highway 55 in the back. Zimmerman stated that the next step will be a Comp Plan Conversation about housing on April 12 and staff will bring a proposed future land use map back to the Planning Commission on April 24. --Short Recess-- 3. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings Segelbaum reported on the last City Council meeting where they approved adding a youth member to the boards and commissions. Zimmerman added that the City Council liked the mentorship idea that the Planning Commission discussed. Johnson asked about the committee regarding public art for Central Park West. Goellner stated that they are waiting to get an anchor tenant before the committee moves forward. Minutes of the Golden Valley Planning Commission March 27, 2017 Page 10 4. Other Business • Council Liaison Report No report was given. 5. Adjournment The meeting was adjourned at 9:12 pm. �v � - ;�' ��. John Kluchka ecretary Lis ittman, Administrative Assistant