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10-23-17 PC Minutes Regular Meeting of the Golden Valley Planning Commission October 23, 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, October 23, 2017. Chair Baker called the meeting to order at 7:03 pm. Those present were Planning Commissioners Baker, Black, Blenker, Johnson, and Waldhauser. Also present were Physical Development Director Marc Nevinski, Planning Manager Jason Zimmerman, Associate Planner/Grant Writer Emily Goellner, and Administrative Assistant Lisa Wittman. Commissioners Blum and Segelbaum were absent. 1. Approval of Minutes September 11, 2017, Special Planning Commission Meeting MOVED by Waldhauser, seconded by Johnson and motion carried unanimously to approve the September 11, 2017, special meeting minutes as submitted. September 11, 2017, Regular Planning Commission Meeting MOVED by Blenker, seconded by Waldhauser and motion carried unanimously to approve the September 11, 2017, regular meeting minutes as submitted. 2. Informal Public Hearing — Major PUD Amendment— PU-114, Tennant Company, Amendment#2 Applicant: Oppidan, Inc. Address: 701 Lilac Drive North Purpose: To allow for an expansion of the PUD and the construction of a six story office building and a three story parking ramp. 3. Informal Public Hearing — Property Rezoning — PU-114 Tennant Company Applicant: Oppidan, Inc. Address: Various properties within amended PUD #114 Purpose: To rezone all the properties within the PUD to Industrial The Informal Public Hearings and discussion for Items 2 and 3 were combined. Zimmerman referred to a location map and gave an overview and some background information regarding Tennant Companies proposal to expand their campus by Minutes of the Golden Valley Planning Commission October 23, 2017 Page 2 constructing a new six story office tower and a three story parking ramp. Tennant is also proposing to relocate the existing Damascus Way facility, preparing an outlot, and vacating their Corporate Woods office building for future redevelopment. Tennant is also asking for a TIF package from the City to help cover certain eligible costs. Zimmerman discussed the various zoning designations of the parcels located within the PUD and stated that staff is recommending that they all be rezoned to Industrial which allows office, warehouse, and manufacturing uses. Rezoning the properties to Industrial will also make them consistent with the General Land Use Map. Zimmerman discussed some of the key elements of the proposal including: acquisition of additional parcels in the northwest quadrant, demolition of seven structures, construction of a six story office tower near Highway 100, construction of a three story parking ramp internal to the site, a new main access drive connecting Zane Avenue with Lilac Drive, new pedestrian connections, a new stormwater management plan, significant tree removal and replacement, changes to the west loading dock area, and creation of an outlot for future development. Zimmerman referred to the building height requirements and stated that the Industrial zoning district allows buildings to be 45 feet tall. Tennant is proposing that the office building be approximately 107 feet tall and the parking ramp 34 feet tall. Zimmerman discussed the parking requirements and stated that based on the proposed uses Tennant is required to have 1,145 vehicle parking spaces and 58 bicycle parking spaces. Tennant is proposing to have 820 vehicle parking spaces and 42 bicycle parking spaces. Zimmerman stated that staff is requiring that the parking ramp be constructed to allow for future decks to be added in the future if necessary. Staff is also requiring proof of bicycle parking for 16 bicycle parking spaces. Zimmerman referred to a map of the site and discussed the site access for vehicles and pedestrians. He added that staff is interested in having further discussion about creating a connection to the Luce Line in the northeast corner of the site and a connection from the new Damascus Way to Zane Avenue. Zimmerman referred to the stormwater management plan and stated that there is minimal stormwater treatment on the site now. He explained that the applicant is proposing two ponds with piping to bring water to these ponds. He added that there is an infiltration area under the parking lot and that the bulk of the water would flow out to the northeast corner of the site. Zimmerman referred to the landscaping plan and explained that there are 711 trees on the site and that 463 of them are significant trees. The applicant is proposing to remove 504 trees; 323 of these are significant trees. The applicant is proposing to plant 502 new trees, 1,018 shrubs, and 7.3 acres of ground cover. Zimmerman stated that the floor plans, elevations, and materials are not yet available, but they will be reviewed by the Planning Commission and the City Council at future meetings. Minutes of the Golden Valley Planning Commission October 23, 2017 Page 3 Zimmerman stated that staff is recommending approval of the Major PUD Amendment and the rezoning of the properties within the PUD subject to the findings and conditions listed in the staff report. Johnson asked why Industrial is being proposed for the rezoning rather than another zoning district. Zimmerman stated that the 2020 and 2030 Comp Plans have these properties guided for Industrial uses. Also, Tennant's vision for these properties is for manufacturing and office use which is consistent with the General Land Use Map. Zimmerman added that keeping Industrial uses in the City is also important because they hard to get back once they are gone. Waldhauser asked if the entire property needs to be zoned the same. Zimmerman said it does not and noted that there are other PUDs in the City that have different zoning designations within them. Black asked if a separate PUD amendment would be required if the applicant wanted to exceed the maximum height allowed for the parking ramp. Zimmerman stated that if the applicant needs to come back to add additional levels to the parking ramp a PUD amendment will be required. Baker asked why the applicant is proposing to split the PUD into three parcels instead of one. Zimmerman stated that the City is considering recommending that the property be split into four parcels. He stated that it has to do with the Tax Increment Financing (TIF) and capturing the existing value and what value is being added. He added that Outlot A is a separate parcel because the applicant may choose to develop it themselves or sell it to someone else. Waldhauser referred to the pedestrian access and asked about the connection from Zane Avenue to Lilac Drive. Zimmerman stated that staff is encouraging that connection to be made. Johnson asked if there is bicycle access to the Luce Line from Zane Avenue. Zimmerman said yes, there is an at-grade access in the northwest corner of the site and that staff is recommending a connection to the Luce Line trail in the northeast corner of the site as well. Baker said he understands that the applicant will be coming back to the City with elevations, floor plans, and materials and he hopes the applicant will consider the general aesthetics of the building, the type of lighting used, and if it will be bird friendly with non- reflective glass because this is a landmark for the City. He added that he knows the applicant is proposing silver LEED certification and he is wondering what it would take to make that a higher certification. Blenker stated that the applicant's narrative states that they aren't going to be getting LEED certification, but they will be doing the equivalent of it. Baker reiterated that he is interested in the applicant doing better than the bare minimum of LEED certification. Goellner stated that the proposal is an efficient use of the land and that there would be opportunities to gain points in the LEED system with building efficiency and stormwater management. Minutes of the Golden Valley Planning Commission October 23, 2017 Page 4 Blenker asked what approvals would still be coming before the City. She noted that some of the conditions are worded somewhat weakly especially the ones that say the City is requiring further discussion because that isn't really requiring anything. Zimmerman stated that staff anticipates that building materials and the final building design will be submitted before the next Planning Commission meeting. He added that there are other approvals that will go before the City Council as well. Baker stated that the Planning Commission could change the conditions to state what they would like the City Council to require rather than saying items require further discussion. Johnson said he agrees with the comments made about LEED certification especially since one of the overwhelming comments they've heard from the public during the Comp Plan update process has been that people want the City to "be green" and environmentally friendly. He added that because TIF is involved in this proposal there is more of a public interest to consider. Blenker referred to the access and circulation plans and asked about the nearest transit stop. Zimmerman stated that there is a gap in the system right now and noted that there is a sidewalk on the west side of Zane Ave. and bus stop on Douglas Drive at Highway 55. Baker asked if there are other examples in the City where companies provide a shuttle service or connectors to public transportation. Zimmerman said there are none that he is aware of. He added that part of the light rail project is to explore circulators from the transit stations. Waldhauser said there must be some opportunity for communities and businesses to lobby transit agencies for service. Waldhauser asked if the City has seen any demonstration of shift overlaps and how that works with parking. Zimmerman stated that the applicant's narrative explains how their shift overlapping affects parking. Waldhauser asked if there is parking allowed on Zane Avenue or on the frontage road. Zimmerman said he doesn't believe parking is allowed on Zane Avenue or on the frontage road. Baker asked what would trigger the need to require the applicant to construct additional parking levels. Zimmerman said complaints from employees, visitors, and the Fire Department could trigger the need for additional parking. Baker said he would like to encourage public transit and the use of alternative transportation especially since PUDs are supposed to be a benefit to the City. Black asked how accurate the parking calculations would be if the method was applied to the applicant's current facility. Zimmerman said it is hard to tell and added that Tennant knows better than the City about how many employees come and go which is why staff is requiring a backup plan. Blenker asked if it is common to require the parking ramp be constructed to accommodate additional levels. Zimmerman said the City has required this in other projects and stated that it is cheaper to plan for additional levels up front rather than trying to retrofit the parking ramp in the future. Waldhauser referred to the landscaping plan and asked for a summary of what is being planted. Zimmerman stated that the applicant's landscape team can provide a summary. He added that the City Forester will also review the landscape plan. Baker asked why the trees are proposed to be removed on Outlot A now if it is being used for future development. Zimmerman said his understanding is that removing the trees on Outlot A has do with the stormwater flow, ponding, grading, and the topography of the lot. Minutes of the Golden Valley Planning Commission October 23, 2017 Page 5 Waldhauser asked if the Planning Commission will review any future proposals on Outlot A. Zimmerman said yes, the future development of Outlot A will require a PUD amendment. Blenker noted that the Engineering staff report has several conditions listed and several recommendations listed asked if those conditions and recommendations are part of the Planning staff report's conditions. Zimmerman stated that there are some conditions in the Engineering staff report that they are requiring and other items are things they are recommending or suggesting further conversation. Baker asked how the remaining single family home retains access. Zimmerman said that an easement will be required for utilities and access to that house. Baker asked who owns the existing Damascus Way property and who will own and construct the new facility. Zimmerman explained that Damascus Way is independently owned now and that Tennant is working to construct their new building. New ownership would take over Damascus Way and Tennant would take ownership of the parcel they are vacating. Baker asked if access through the site is a public road and if public access would be limited. Zimmerman said it is a private road. Drew Johnson, Oppidan, Inc., referred to comments regarding LEED certification and stated that LEED is one many programs. He said they look more at the end result of what they are achieving and less so of the administrator they pay to follow their rules. He stated that they build to the standards set forth in the LEED program, but they don't want to pay the administrative fees for the official certification. Baker asked how the standards are evaluated if there isn't an objective standard to use. Chris Fischer, BWBR, added that LEED is just one way to get people down the path to saving energy and being more sustainable. He said ultimately Tennant is a company that dedicates itself to sustainability. He explained LEED standards have changed over the years and he would argue that a LEED Silver building built 10 years ago wouldn't even be LEED certified today. He said they are looking at strategies for this building to be as thoughtFul and energy conscience as possible. Baker asked the applicants if they have given any thought to passive solar use on the roof. Fischer said they are working on getting the energy footprint down for the whole building first and then they will look further at ways to use renewable energy strategies. Waldhauser asked if they are any opportunities for the manufacturing facility even though it isn't being rebuilt. Drew Johnson said that is not a part of what they've been hired to do. Carlos Fernandez, Aune Fernandez Landscape Architects, stated that the biggest sustainability move Tennant has made to date is electing to build a parking ramp. He said the proposal calls for 40% open space which is a slight increase over what is there today and they are removing a lot of buildings that aren't energy efficient. He stated that they can't forget that this is a manufacturing and industrial use which isn't necessarily a safe environment with a lot of trucks and equipment coming in and out. He stated that they are not proposing limiting access but there are safety and privacy issues and a lot of the Minutes of the Golden Valley Planning Commission October 23, 2017 Page 6 changes Tennant is making are addressing the safety of pedestrians, employees, and visitors to the site. Drew Johnson stated that they are still working through the Luce Line trail connection issues. He said he would like clarification on the condition regarding the additional levels on the parking ramp if needed in the future. He said the condition is vague about whether the City could make Tennant build the additional levels or if Tennant can decide if and when the additional levels are needed. Fernandez added that Tennant is fully committed and aware of their parking needs. Fernandez reviewed the grading and topography of the site and said they will have to move a significant amount of earth to Outlot A in order to be efficient and minimize export of dirt. Baker said he is concerned about removing a huge number of trees on Outlot A just for the convenience of not having to haul fill off site. Fernandez stated that most of the tree removals are happening in places where the building and ramp will be built. Waldhauser asked if Outlot A will have to be cut down later when it is developed. Fernandez said yes. Waldhauser asked where the manufacturing facility would be expanded if needed. Fernandez said there are no plans to do that. Drew Johnson said the administration employees in the plant could move to the new office building so there is some flexibility. Ben Ford, Rehder Associates, referred to the stormwater plan and said the goal is to reduce impacts to the site. He said there will be infiltration under the proposed parking lot and they are also proposing a pipe to take stormwater around the building to the east and off to the northeast corner of the site. Baker asked if water will be retained on site. Ford said they are providing a significant stormwater management system that doesn't exist now. He explained that they are providing pre-treatment in the two ponds they are proposing and infiltration that reduces the volume of water leaving the site. Andy Johnson asked what he should say to people when they ask why all the trees are being removed on Outlot A when nothing is being built there. Ford stated that it is really because of the grading and topography of the site and explained that there will also be a retention pond on Outlot A. Waldhauser asked how the water retention under the parking lot will work. Ford stated that there will be tank with a permeable bottom under the parking lot that infiltrates water into the ground. Baker opened the public hearing. Stacy Hoschka, 6848 Knoll Street North, said she works as a water resource engineer and is a commissioner on the Bassett Creek Watershed Commission. She stated that she knows there are rate, quality, and volume standards that are required. She said because Golden Valley is a developed community, there is limited opportunity to address water quality issues and flooding issues so any time there is redevelopment it is important to go above and beyond what is required. She asked if there is contamination on the site and Minutes of the Golden Valley Planning Commission October 23, 2017 Page 7 what studies have been done to look at the soils on the site. She referred to the proposed pond on Outlot A and asked if the design includes any portion of the proposed development in terms of rate control and water quality and what types of easements will be placed on Outlot A. She said a big issue in the metro area is chloride contamination and that is something the Bassett Creek Watershed Commission considers when reviewing proposals. She said when infiltration basins are beneath parking areas that is a source for chloride contamination into the groundwater and she is concerned about tasting salt in the drinking water so she would like to see a winter maintenance plan and a chloride management plan. She said another concern is that a level three sex offender moved into Damascus Way several years ago and she is curious about the security and connecting Damascus Way Tennant and Damascus Way to bike trails and sidewalks. She asked if there will be more people moving into Damascus Way. Seeing and hearing no one else wishing to comment, Baker closed the public hearing. Waldhauser stated that it would be nice to hear from the applicant about chloride contamination. Baker noted that a snow removal plan is required. Drew Johnson stated that they have perFormed a Phase I environmental assessment Iimited to the area of work and the soil borings did not have any elevated levels of anything that would require treatment. Waldhauser asked if testing for chloride is required. Drew Johnson said he didn't know if chloride was one of things tested or not. Baker asked if the Bassett Creek Watershed Commission will review this proposal. Ford said yes, their proposal will go to the watershed commission. He added that the water from the parking lot will be taken to the pond first for pre-treatment. Black asked about the net impact in water quality with this proposal. Ford said there will be a net increase in the water quality. Baker said he would like to add language to condition number four about the Luce Line trail connection in the northeast corner of the site. Waldhauser noted that Tennant may not want the Luce Line connected directly to their site and suggested connecting the Luce Line to the frontage road instead. Black stated that the Luce Line connection would almost entirely benefit Tennant so he is not sure if the City should focus on something that doesn't benefit the City as a whole. Andy Johnson stated there is public money going into this proposal. Baker also reiterated that PUDs are supposed to provide a benefit to the City. Zimmerman stated that language regarding the sidewalk connection to Zane Avenue from page seven of the Engineering staff report could be added to the conditions of approval. Baker said he would also like a condition added that encourages public transit use and he would like to hear specifics on how the applicant is achieving sustainability. Waldhauser stated that language regarding efforts to achieve or maximize sustainability could be added to condition number three. Andy Johnson said he would like it to be clear how the proposal is deviating from LEED requirements. Minutes of the Golden Valley Planning Commission October 23, 2017 Page 8 Blenker referred to language on page 13 of the Engineering staff report regarding preserving, enhancing and re-establishing woodland area and suggested that be added as a condition because there would be an opportunity to preserve and enhance the southwest part of the property. MOVED by Johnson, seconded by Blenker and motion carried unanimously to recommend approval of the Major PUD Amendment plan for Tennant Companies PUD No. 114, subject to the following findings and conditions: Findin s: 1. The PUD amendment is tailored to the specific characteristics of the site in that it utilizes a prominent location for a high profile office tower, creates an internal main drive that provides access to parking for employees and visitors, and reorganizes uses on the site to maximize both functionality and redevelopment opportunities. In addition, the appearance of the area would be enhanced through modern site design and with quality materials and architecture. 2. Although the PUD amendment would result in the removal of a number of existing trees, it attempts to mitigate these removals through tree replacement, high quality landscaping, and the demolition of existing structures that would be replaced with open space. Stormwater treatment would be added to an area in which it is currently lacking, thereby improving water quality in the Sweeney Lake sub-watershed. 3. The proposed amendment would utilize land efficiently by consolidating operations onto one campus and removing blighted or underutilized properties. Additional future redevelopment opportunities would be created as a result of these efforts, allowing for continued growth of the City's tax base. 4. The uses being proposed are consistent with the current uses on the site and others in the surrounding industrial area; consistent with the City's Comprehensive Plan which calls for the preservation and expansion of facilities housing major employers; consistent with other redevelopment goals of the City such as the revitalization of the Douglas Drive Corridor; and would help bring order to an area that is currently a mix of uses and zoning designations and that lacks cohesion. 5. The PUD amendment would improve general health by providing water quality improvements to the Sweeney Lake sub-watershed, would improve safety by reducing the number of access points and improving the flow of truck movements on Zane Avenue, and would improve the general welfare by removing blighted properties and providing opportunities for tax base growth, and is therefore consistent with preserving and improving the general health, safety, and general welfare of the people of the City. 6. The creativity and flexibility provided under the PUD section of the Zoning Code allows for the assembly and development of land to form larger parcels, quality site planning, greater compatibility between land uses, and better coordination between the various elements of the site. The PUD amendment meets the Intent and Purpose provision of the City Code. Conditions: 1. The plans for the Tennant Headquarters Project submitted October 9, 2017, shall become a part of this approval. Minutes of the Golden Valley Planning Commission October 23, 2017 Page 9 2. The recommendations and requirements outlined in the memo from the Engineering Division, dated October 17, 2017, shall become a part of this approval. 3. Prior to the issuance of a Building Permit, the applicant shall provide the Planning Commission and the City Council with final plans for review and approval showing revised floor plans, elevations, and materials for both the office building and the parking ramp, including elements of energy efficiency and sustainability, as well as any proposed signage. 4. As noted in the memo from the Engineering Division, a new sidewalk connection shall be required between Zane Avenue and the relocated Damascus Way facility along the north side of the Highway 55 frontage road. 5. A connection shall be required to the Luce Line Regional Trail in the northeast portion of the Tennant campus, as described in the memo from the Engineering Division, in order to serve Tennant employees, the public, and City maintenance staff that need to access, inspect, and maintain the retaining wall and utilities in the area. 6. As noted in the memo from the Engineering Division, an extension of the proposed sidewalk along the new campus roadway to the west to Zane Avenue shall be added to connect to the future bike and pedestrian facilities on Zane. 7. Modifications to the pedestrian routes throughout the parking lot shall be made in consultation with staff in order to improve pedestrian connections prior to the issuance of a Building Permit. 8. Glarification regarding the intended redesign of Plant One's sprinkler system and the water mains feeding it shall be provided to the Fire Department for review and approval prior to the issuance of a Building Permit. 9. An additional hydrant shall be added on the southwest side of the new office tower in o�der to serve the needs of both the office building and the parking structure. 10. Adjustments to the lighting plan in order to bring the parking lot and parking ramp into conformance with the standards of the Zoning Code shall be submitted for review and approval by staff prior to the issuance of a Building Permit. 11. The parking ramp shall be designed and built to accommodate the construction of future additional levels of parking if persistent parking shortages are found to be a concern by the City Manager or his/her designee and/or if needed to accommodate parking spaces required by future phases of development on Outlot A. 12. Public bicycle racks or similar facilities for the parking/storage of a minimum of 42 bicycles shall be provided with proof of parking for an additional 16 bicycles, based on a calculation of 5% of the 1,145 parking spaces required for the site. The applicant shall work with staff to appropriately locate the bicycle facilities. 13. As noted in the memo from the Engineering Division, woodland areas that are planned to remain, including those in the southwest and west central portions of the site, shall be preserved, enhanced, and re-stablished through the addition of new trees to promote forest regeneration. 14. A snow storage/removal plan shall be submitted to and approved by staff prior to issuance of a Building Permit. 15. Modifications to the Preliminary Plat, as noted in the memo from the Engineering Division and mentioned above, shall be made and resubmitted to the City before approval of the Final Plat. 16. An easement establishing access to 5806 Olson Memorial Highway shall be drafted and recorded with the Final Plat as noted in the memo from the Engineering Division. Minutes of the Golden Valley Planning Commission October 23, 2017 Page 10 17. A park dedication fee of 6% of the estimated land value shall be paid before release of the Final Plat. 18. An additional PUD Amendment shall be submitted to and approved by the City prior to any additional phase of development on Outlot A. 19. All signage must meet the requirements of the City's Sign Code. 20. This approval is subject to all other state, federal, and local ordinances, regulations, or laws with authority over this development. MOVED by Blenker, seconded Johnson and motion carried unanimously to recommend approval of rezoning the properties within Tennant Companies PUD #114 from various zoning districts to Industrial 4. Informal Public Hearing — General Land Use Plan Map Amendment— Damascus Way — 5808 Olson Memorial Highway — CPAM-67 Applicant: Oppidan, Inc. Address: 5508 Olson Memorial Highway Purpose: To change the designation on the General Land Use Plan Map from Industrial to Medium-High Density 5. Informal Public Hearing — Property Rezoning — 5808 Olson Memorial Highway — Damascus Way — Z012-23 Applicant: Oppidan, Inc. Address: 5808 Olson Memorial Highway Purpose: To rezone the property from R-1 Single Family Residential to R-3 Medium Density Residential 6. Informal Public Hearing — Conditional Use Permit— 5808 Olson Memorial Highway — Damascus Way — CU-159 Applicant: Oppidan, Inc. Address: 5808 Olson Memorial Highway Purpose: To allow for a Residential Facility serving up to 30 clients The Informal Public Hearings and discussion for Items 4, 5 and 6 were combined. Goellner referred to a site plan and explained the applicant's request to move the existing Damascus Way facility to a new location approximately 200 feet to the west. She stated that the existing Damascus Way facility has been at the same location since 1977. Currently, the ' 2030 Comp Plan guides both the existing property and the new property Industrial and the Minutes of the Golden Valley Planning Commission October 23, 2017 Page 11 zoning designations on the existing properties are Institutional and R-1 Single Family Residential. The proposed new Comp Plan designation for the existing property is Industrial and for the new location Medium-High Density. The proposed zoning designation for the existing property is Industrial and for the new property it is R-3 Medium Density Residential. Goellner discussed the site characteristics of the proposed new location and stated that the property will be 32,240 square feet in size and will be accessible from Olson Memorial Highway. The new location is also near the proposed Zane Avenue bike lanes and sidewalks, the Luce Line trail, and bus routes on Highway 55, Douglas Drive, and Golden Valley Road. Goellner explained that the existing location doesn't have a Conditional Use Permit because one wasn't required by Code when Damascus Way first opened. She stated that the new facility requires a Conditional Use Permit to operate a 24-hour residential facility serving up to 30 individuals. Goellner explained that the facility will be licensed by Hennepin County and the State of Minnesota and will have a shared kitchen and dining facilities, a group activity room, and offices for staff. There will be one employee on site at all times and three to five employees on site during regular business hours. Goellner stated that the Zoning Code requires six parking spaces and that the applicant is proposing to have 15 parking spaces. Goellner referred to the comment regarding sex offenders and noted that the police and the courts don't have authority to decide where an offender can live but they do have to register their home address. She added that Damascus Way doesn't focus on this type of clientele, but rather on individuals who have been released from corrections in general. Goellner stated that staff is recommending approval of the Conditional Use Permit. Staff is also recommending approval of amending the General Land Use Plan Map to guide the new property Medium-High Density Residential use and rezoning the property to Medium Density. Baker asked if there have been any complaints about the existing Damascus Way facility. Goellner said no. Blenker asked if a Conditional Use Permit would be required if the facility moved but retained the same number of clients. Goellner said a Conditional Use Permit is required only if this facility is serving more than 25 individuals on a property zoned R-3. Baker asked how the size of this facility compares with other similar facilities elsewhere in the state. Goellner said she doesn't know how it compares to others in the state but that there are other residential facilities in Golden Valley that are larger than this. Craig Fruen, Executive Director, Damascus Way, stated that they are the smallest facility of this type in the Twin Cities area. Baker asked about the proportion of level three sex offenders. Fruen stated that a level three sex offender lived at their facility for approximately nine months in 2013 and that he Minutes of the Golden Valley Planning Commission October 23, 2017 Page 12 doesn't live there anymore. He stated that their facility no longer accepts level three sex offenders. Johnson referred to the staff report where it states that the new Damascus Way building will be a safer and more secure building designed with institutional safeguards and asked what that means. Carl Nelson, President of Damascus Way, stated that their facility is staffed 24 hours a day, seven days a week and that the building has video monitoring and alarms. He stated that part of the programming is accountability and that they know when residents are on site and their activities. He explained that a resident's transition plan includes obtaining a job and locating his next housing. Fruen added that Damascus Way is a halfinray house and is designed to be a buffer to the community and to help keep the community safe by providing the residents a place to live. Blenker asked about the typical amount of time someone stays at the facility. Fruen said 2 to 8 months depending on the client. Baker opened the public hearing. Seeing and hearing no one wishing to comment, Baker closed the public hearing. Blenker questioned if changing the Comp Plan designation and zoning would be considered if this facility weren't already there. She noted that if Damascus Way wasn't located where it is the City would probably zone the property Industrial. She asked about the implications of rezoning the property to R-3 Residential. Goellner stated that this is a unique situation and circumstance and that the proximity of the existing facility is a big factor in this case. Blenker asked if the use would be allowed in the Industrial Zoning District. Goellner said no. Waldhauser stated that keeping this facility in this area has a stronger case than a new and different facility coming into an industrial area. Blenker stated that society produces these types of individuals and that there has to be a way to help people get back into society and this seems like a non-threatening way to do that. Baker agreed and stated that by encouraging this facility in this location the City is doing its part to help these individuals. MOVED by Blenker, seconded by Johnson and motion carried unanimously to recommend approval of changing the designation of 5808 Olson Memorial Highway on the General Land Use Map from Industrial to Medium-High Residential. MOVED by Blenker, seconded by Waldhauser and motion carried unanimously to recommend approval of rezoning the property at 5808 Olson Memorial Highway from R-1 Single Family Residential to R-3 Medium Density Residential. MOVED by Blenker, seconded by Waldhauser and motion carried unanimously to recommend approval of Conditional Use Permit #159 subject to the following findings and conditions: Minutes of the Golden Valley Planning Commission October 23, 2017 Page 13 Findinqs: 1. This facility is a unique housing type in the City and there is demonstrated need for this type of facility. The applicant has indicated that there is more demand than capacity at the existing facility, which serves up to 18 individuals. The proposed facility would serve up to 30 individuals. 2. The proposed residential facility use is consistent with the General Land Use Plan Map and the Comprehensive Plan. The Housing Chapter of the Comprehensive Plan states that a variety of housing types and designs should be provided in order to allow for greater housing choices for Golden Valley residents. 3. There is no evidence to support an argument that property values would be either positively or negatively affected by the presence of a residential facility in this location. Assessing staff anticipates that there will be no effect as long as the property is well maintained. 4. The number of trips associated with the proposed use will not generate any negative traffic impacts to the surrounding areas. However, deliveries to the property should be made off-street whenever possible to mitigate short-term congestion. 5. The proposal will increase the population at the location as compared to the previous use. This is not expected to have a negative impact. 6. This use is expected to generate the same level of noise as any medium density residential building occupied by residents. 7. The proposed use is not anticipated to cause an increase in dust, odor, or vibrations. 8. The proposed use is not anticipated to attract pests. 9. The proposed building and parking area would have minimal visual impact and would be consistent with other properties in the area. 10. Staff does not anticipate any other negative effects of the proposed use. The use is expected to make a positive impact on new residents of the facility. These residents are re-entering the community after life-changing events and will receive 24-hour care. Conditions: 1. The facility may serve up to 30 persons and must maintain required licensure from the State of Minnesota and Hennepin County at all times. 2. Site plans and building plans must meet all requirements in the Golden Valley City Code, including but not limited to building height and setbacks, building coverage, impervious surface, outdoor lighting, fencing, signage, and screening. Requirements must be met at all times and all final site and building plans must be approved prior to the issuance of a Building Permit and a Certificate of Occupancy. 3. A Conditional Use Permit Amendment application must be filed by the applicant if any significant changes are made to this proposal, or if any of the conditions of this approval can no longer be met, or if the City Manager or his/her designee identifies changes to the plan or building that impact the findings and recommendations made in this memorandum. 4. A sidewalk design acceptable to the City Manager or his/her designee must be included in final approved site plans and the applicant or property owner must construct the sidewalk. 5. Trash and recycling receptacles as well as rooftop equipment must be screened from view. Minutes of the Golden Valley Planning Commission October 23, 2017 Page 14 6. This approval is subject to all other state, federal, and local ordinances, regulations, or laws with authority over this development. 7. Informal Public Hearing — General Land Use Plan Map Amendment— Corporate Woods — PUD #22 — 1111 Douglas Drive — CPAM-64 Applicant: Oppidan, Inc. Address: 1111 Douglas Drive Purpose: To change the designation on the General Land Use Plan Map from Commercial-Office to Mixed Use Zimmerman referred to a site plan and explained that upon completion of the Tennant World Headquarters this property will be vacated. The property is surrounded by higher density residential, office, and industrial uses along with single family residential north of Golden Valley Road. Zimmerman referred to the Douglas Drive Corridor study and stated that it calls for Mixed Use nodes along Douglas Drive as redevelopment occurs, and the draft 2040 Comp Plan anticipates mixed use so staff is recommending reguiding this property from Commercial- Office to Mixed Use. He added that the property also needs to be reguided now in order to be in conformance with the proposed TIF Plan. Zimmerman explained that the property is currently zoned Business and Professional Offices and that would need to be modified in the future to be consistent with the new land use. Also, the existing PUD would need to be rescinded once Tennant has vacated the site. Baker asked if this proposal would constrain what is done with the Optum site and questioned combining this site and the Optum site. Zimmerman said it shouldn't conflict with the Optum site. Waldhauser asked how TIF on this site affects the other Tennant site. Zimmerman stated that the increase in value on both sites will be utilized in the TIF plan. Blenker asked how changing the land use impacts the current PUD. Zimmerman said it doesn't have an impact yet, it is taking steps toward when the site is vacated and guiding the land use plan toward mixed use. Johnson questioned why the proposal is to reguide the property to Mixed Use because the TIF plan says the property will be used for multi-family residential development. Zimmerman said some multi-family residential development is anticipated along with other uses. Baker opened the public hearing. Minutes of the Golden Valley Planning Commission October 23, 2017 Page 15 Patricia Burrets, 6414 Golden Valley Road, asked what mixed use means and what would be allowed on this property. She said a new driveway was installed on this property directly across from her driveway and asked if that was built at the expense of Golden Valley or Hennepin County. She said she would like to know if a gas station and convenience store could be built and what the City visualizes for this property. She asked how large a footprint there could be for a new development compared to what is there now, what kind of buffer will there be, and what type of lighting there will be. She said she can't imagine after spending millions of dollars in this corridor that there will be anything like a gas station or convenience store in this location because it is simply not appropriate. She referred to the staff report where it states potential changes have been considered and asked why. She asked how the Douglas Drive Corridor Study done in 2009 is applicable today. She stated that senior housing would be appropriate and that the property should be medium or high density residential, not mixed use. Seeing and hearing no one else wishing to comment, Baker closed the public hearing. Zimmerman stated that mixed use is a mix of uses including residential, commercial, institutional, and office and is intended to be along corridors where there is a level of density to support transit. He stated that the Douglas Drive Corridor Study was done in anticipation of redevelopment of Douglas Drive and the City planned for land uses that would be supportive of the investment being made in the roadway. He explained that the Study pointed out areas where mixed use nodes could be used and the 2040 Comp Plan update will look at places along this corridor where mixed use makes sense. He agreed that a gas station or convenience store probably won't work at this site, but that some sort of senior housing and other uses would most likely work. He stated that there are no proposals submitted yet for this site. At this point the City is just saying it envisions some sort of mixed use here in the future. Baker explained that this property among others that have the potential to be redeveloped will be considered during the Comp Plan update process and encouraged people to participate in the process. Baker questioned who paid for the driveway that Ms. Burrets spoke about. Zimmerman said he is not sure if it was part of the Douglas Drive reconstruction, but that he would find out. MOVED by Blenker, seconded by Johnson and motion carried unanimously to recommend approval of changing the designation of 1111 Douglas Drive North on the General Land Use Map from Commercial-Office to Mixed Use. 7. Consideration of Resolution 17-01 Finding that Modifications to the Redevelopment Plan for the Douglas Drive Corridor Redevelopment Project Area and the Tax Increment Financing Plan for Tax Increment Financing District Tennant World Headquarters Conform to the General Plan for the Development and Redevelopment of the City, as Amended (Amended 2008 Comprehensive Plan Update) Minutes of the Golden Valley Planning Commission October 23, 2017 Page 16 Nevinski stated that the resolution before the Planning Commission does two things. It modifies the Douglas Drive Corridor Redevelopment Project Area and approves the TIF plan for the Tennant World Headquarters. Nevinski explained that the project area locations that have been designated are where the HRA can invoke their powers including: planning, programs like Section 8, real estate activities like assembling land or contamination clean-up, and financing. He explained the project area in this case was established approximately 10 years ago and it established goals for redevelopment and reinvestment in the Douglas Drive Corridor. He stated that as the City began discussions with Tennant there was talk about the need to include Tennant in a redevelopment area so it made sense to modify the Douglas Drive redevelopment area to include the Tennant properties and the area to the west of Tennant and Douglas Drive. Nevinski stated that the goals for area A-4 include opportunities for housing and commercial uses, and preserving industrial uses and employment in manufacturing, research and development, and office. The goals for area A-5 retain and enhance industrial and commercial activities including employment, office, and services/amenities. Johnson asked when the redevelopment plan was created. Nevinski stated it was created in 2009. Waldhauser asked how much discussion there has been on the Optum site. Nevinski said staff has talked with several developers about that site. Some want to reuse the site, and some want to redevelop the site so there has been some interest. Baker asked if there has been interest in creating a mixed use development, or if there is opportunity to influence the type of development on this site. Nevinski said there have been some inquiries about mixed use developments and that the City can try to influence development on this site with thoughtFul planning. Johnson asked if the existing redevelopment plan has been brought up during discussions about the 2040 Comp Plan update. He said this is an important part of planning and he is wondering how to make this successful because he doesn't remember this plan being a part of any discussions about the Comp Plan so far. Baker asked if there is an opportunity to revise the Douglas Drive Area Redevelopment Plan. Nevinski stated that the existing land use section of the Comp Plan calls out the Douglas Drive Corridor as one of the City's redevelopment areas. He said the Douglas Drive Redevelopment Plan is more of visionary, high level document that is specific to the HRA and the HRA's powers and is a process that needs to be followed by the HRA so it can act in its capacity. Waldhauser noted that the redevelopment plan calls out incorporating some retail uses in this area. She said she would strongly encourage amenities for employees and the community. Nevinski stated that Tennant has requested TIF to assist with redevelopment of their corporate campus. He explained that TIF is the increase in tax value between the existing Minutes of the Golden Valley Planning Commission October 23, 2017 Page 17 and new use. The increased value can be used for eligible costs which can include funds for site assembly, demolition, soil correction, and utilities. Nevinski explained that the TIF district is proposed to be a 25 year pay-as-you-go, redevelopment district and that the City has agreed to $6.8 million to help fund Tennant's site improvements. The City will be using $1.6 million to fund Zane Avenue reconstruction, and $1 million for use at the Corporate Woods site. Blenker asked how the sale of the Corporate Woods site would the impact TIF plan. Nevinski said the ownership does not impact the TIF district. Nevinski stated that the role of the Planning Commission is to consider whether the Project Area Plan and the TIF District Plan conform to the general (Comprehensive) plan of the City as a whole, they are compatible with the City's regulations, and they encourage efficient use of infrastructure. Baker said he always thought TIF was designed to accomplish things the City could not otherwise accomplish. He questioned why TIF is being brought to the table and what the incentive is to the City if Tennant wants to create their corporate headquarters here. Nevinski said ultimately the decision lies with the City Council, but Tennant has options to locate in other areas where it might be easier to develop, but they'd like to be in Golden Valley and the site has some challenges. He stated that many times the City won't use TIF, but it is an appropriate tool in this situation. Johnson noted that the TIF plan states that Area 4 will be used for multi-family development, but the request is to guide it for mixed use. Nevinski stated that there have been discussions about having a residential use on the Corporate Woods site and that there are also opportunities to do a unique mix of uses on that site as well. Johnson questioned if the City needs more housing. Zimmerman stated that the City does need additional senior housing. MOVED by Blenker, seconded by Waldhauser and motion carried 3 to 1 to adopt resolution 17-01 Finding that Modifications to the Redevelopment Plan for the Douglas Drive Corridor Redevelopment Project Area and the Tax Increment Financing Plan for Tax Increment Financing District Tennant World Headquarters Conform to the General Plan for the Development and Redevelopment of the City, as Amended (Amended 2008 Comprehensive Plan Update). Commissioner Johnson voted no. --Short Recess-- 9. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings Zimmerman gave an update on the Bottineau Light Rail project. Minutes of the Golden Valley Planning Commission Octo�er 23, 2017 Page 18 10. Other Business • Council Liaison Report No report was given. 11. Adjournment The meeting was adjourned at 10:59 pm. l � 1 C/� � a�� Ron BI m, Secretary Lisa Wittman, Administrative Assistant �����.►� �;� �.��