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03-26-18 PC Agenda AGENDA Planning Commission Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Monday, March 26, 2018 7 pm 1. Approval of Minutes February 26, 2018, Regular Planning Commission Meeting 2. Informal Public Hearing — Minor Subdivision — 7040 Glenwood Avenue — Marie Estates — SU17-15 Applicant: Peter Knaeble Address: 7040 Glenwood Avenue Purpose: To reconfigure the existing single family residential lot into three new single family residential lots. 3. Douglas Drive Redevelopment Area Plan Expansion 4. Discussion of 2017 Planning Commission Annual Report 5. Discussion of 2017 Board of Zoning Appeals Annual Report --Short Recess-- 6. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings 7. Other Business • Council Liaison Report 8. Adjournment This document is available in alternate formats upon�72-hour r�quest. Please call 763-593-$006(TTY: 7b3-593-3968}to make a rec�uest. Examples of alternate formats � may include large print,electronic, Braille,audiocassette,ete, �, � Regular Meeting of the Golden Valley Planning Commission February 26, 2018 A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Conference Room, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday, February 26, 2018. Vice Chair Johnson called the meeting to order at 7:00 pm. Those present were Planning Commissioners Angell, Black, Blum, Brookins, JQhnson, Segelbaum and Waldhauser. Also present were Planning Manager Jason Zimm�rman, Associate Planner/Grant Writer Emily Goellner and Administrative Assisfi�nt Lisa Wittman. Commissioner Baker was absent. 1. Approval of Minutes February 12, 2018, Regular Planning Commission Meeting . Waldhauser referred to the second paragraph on page fiv� and stated that the word "developer" should be changed to the word "landford." MOVED by Brookins, seconded by Segelbaum and motion carried unanimously to approve the February 12, 2018, minutes with the above noted correction. 2. Informal Public Hearing — Minor Subdi�ision (Lot Consolidation) — 700 Meadow Lane North — SU07-11 Applicant: North:Wirth associates, LLP (Mortenson) Address: 700 Meadow Lane North Purpose: To cc�mbine two existing parcels of land. Zimmerman referred to a site plan of the property and explained the applicant's proposal to consolidate Lat 1 and Lc�t 4 of the Mortenson campus located at 700 Meadow Lane North. The consolidation would allow for an enclosed connection to be constructed between two existing buildings. He showed the Commissioners renderings of what the proposed conne�tion would look like. Segelbaum questioned why subdivision standards are being used when these properties are part of a PUD. Zimmerman explained that the Minor PUD Amendment proposal will only have to be considered by the City Council, but that the Lot Consolidation process requires public hearings before the Planning Commission and the City Council. Zimmerman referred to a site plan and explained that the Highway 55 frontage road only serves Mortenson so the City would like to vacate the road and turn it back to Mortenson for maintenance. However, the City would retain easements for utilities, a public sidewalk, and a future signed bike route. He added that the City is also requesting dedication of right- of-way along Meadow Lane for a possible future turn lane. Minutes of the Golden Valley Planning Commission February 26, 2018 Page 2 Johnson opened the public hearing. Seeing and hearing no one wishing to comment, Johnson closed the public hearing. Blum said the proposal seems reasonable and meets the City's requirements. Segelbaum agreed that the proposal meets the eight conditions for approval. MOVED by Blum, seconded by Waldhauser and motion carried unanimously to recommend approval of the proposed Minor Subdivision (lot consolidation) at 700 Meadow Lane North subject to the following conditions: 1. The City Engineer's memorandum, dated February 21, 2018, shalf become part of this approval. 2. The City Attorney will determine if a title review is necessary prior to apprc�ual of the Final Plat. 3. If required, a park dedication fee shall be paid before release of the Final'Plat. 3. Informal Public Hearing — Conditional Use F�ermit (CUP) -� $806 Olson Memorial Highway — Class III Restaurant in the Commercial Zoning District Applicant: Latitude 14 Inc. (Ann & Tarique Ahmed) Address: 8806 Olson Memorial Highway Purpose: To allow a Class III restaurant in the Commercial Zoning District Goellner stated that the �roperty at 8806 Olson Memorial Highway is guided and zoned Commercial. She explained that the existing Perkins restaurant is a Class I restaurant that doesn't serve liquor and therefiore did not require a Conditional Use Permit. The proposed new restaurant will be a Class Ilil restaurant that does serve liquor and requires a Conditional Use Permit. Goellner r�ferred to an aerial photo of the site and discussed the existing site conditions which includes: two entrances on 7th Avenue, a 164-seat, 4,713 square foot restaurant, and 71 parkir�g spaces. She stated that the applicant is proposing to use the existing building with the addition af a 500 square foot patio on the west side of the building, 74 parking spaces, and will have 144 seats. Goellner discussed the parking and reiterated that there are currently 71 existing parking spaces and 74 proposed parking spaces. She stated that the applicant is required to have 94 parking spaces because of the additional patio and bar areas. She noted that the applicant has considered a number of changes to their plans in order to accommodate additional parking spaces including eliminating 1,500 square feet of patio space, reducing the size of the bar area, and adding 11 existing parking spaces back into the plan, but they want to apply for a variance to allow 20 fewer parking spaces than required. Goellner added that the applicant spoke with neighboring property owners TruStone Financial and Red Lobster but were unable to come to a parking arrangement with either of them. Minutes of the Golden Valley Planning Commission February 26, 2018 Page 3 Goellner explained that the applicant's noted reasons for requesting a parking variance include: there is no room to expand the parking lot without a variance, the outdoor seating will only be used four months of the year, the Met Council counts patios at a lower ratio for sewer and water charges, St. Louis Park, Minnetonka, and Edina count outdoor patio seating differently, other restaurants in Golden Valley with patios are in PUDs, it is difficult to add a liquor license and reinvest in the building without a variance, and the overall seat count will be reduced from the existing Perkins. Goellner stated that staff is recommending that this application be continued to the April 9, 2018, Planning Commission meeting in order to allow the applicant tirn�to go before the Board of Zoning Appeals with their variance request. However, if the Planning Cammission wants to recommend approval of the Conditional Use Permit at this time, s#aff rec�mmends that a condition of approval be added to state that a variance of 20 parki,ng spaces must be approved by the Board of Zoning Appeals. Waldhauser stated that the Planning Commission doesn't typically recammend approval of anything that they know is going to require a variance in the future. Goellner stated that the only reason to move forward is if the Planning Cammission is comfortable with the parking count as it stands today. Blum questioned if the variance process should take place before the Planning Commission process. He stated that he doesn't want to recommend approval for this applicant if the Planning Commission isn't willing to do.the same thing for all applicants. He said he thinks the Planning Commission sht�uld discuss specific parking requirements in order to benefit this and other applicatians, but he wants the process to be fair to everyone. Goellner reiterated that staff is recommending continuing this item to the April 9 Planning Commission meeting. Waldhauser noted that the existing restaurant received variances when it was originally built and asked what type of variances were granted. Goellner stated that Perkins was granted variances from the parking lot setback requirements along Highway 55 and 7tn Avenue, and that the building was conforming and did not require any variances. Segelbaum asked if th� patio were not being proposed if that space could be used for parking. Goellner said she isn't sure how usable the space along the west property line wo,wld be. Se�elbaum asked if parking is allowed on 7th Avenue. Goellner said yes, parking is available on the north side of 7t" Avenue until bike lanes are added in the future, but those parking spaces don't count toward the applicant's parking requirement. Segelbaum asked what the City would do if parking was deemed to be a problem on this site. Goellner said the City would work with the applicant regarding adjusting their hours of operation or ask them to pursue a shared parking agreement with neighboring property owners. Segelbaum asked if the City approves the proposal and it turns out that the parking is insufficient if the City can require anything of the applicant. Zimmerman said that the Conditional Use Permit could not be rescinded if the parking is insufficient so the City should be comfortable with what is being proposed. Minutes of the Golden Valley Planning Commission February 26, 2018 Page 4 Black asked if there have been problems with parking variances issued in the past. Goellner said that to her knowledge, there haven't been any issues, but that she would do further research. Zimmerman added that parking requirements change over time and that staff has been considering looking at the parking requirements again especially for patios. Blum asked if the applicant has said they are planning to invest less in the project in order to meet the City's requirements. Goellner said yes, the applicant has reduced the patio by 1,500 square feet, thereby reducing their seating count and capacity as well. Blum asked if the applicant is still interested in their original plan if a variance for parking is granted. Goellner said she thinks the applicant would still be interested in their original plans. Johnson asked if it is physically impossible to get 94 parking spaces on this site. Goellner said yes, and explained that any restaurant with a bar area would not be able ta meet the parking requirements. Blum asked if this parcel is within one of the City's upcoming proposed area plans that are looking to make the area more walkable. Goellner said yes, this street is being considered as part of a future pedestrian or transit oriented overlay''in order to encourage shared parking, buildings closer to the street, more walkable neighborhoods, and shared uses. Blum asked Goellner if she is aware of terms that leave open the possibility for the City to come back and modify Conditional Use Permits to match future plans of public transportation or overlay districts. Goellner state� that any conditions written into a Conditional Use Permit need to be very closefy tied to the factors of consideration used when approving a Conditional Use Permit. ' Waldhauser asked if the City knows TruStone Financial's objection to shared parking. Goellner said she doesn't know,`but the applicant could speak to that. Erica Freeman, She�Archite�ts; stated that when they initially started the project the floor plan was much different because they didn't realize that the parking requirements are based on gross square footage st�'when they submitted their plans they were told they did the parking calculations wrong. She stated that there is no way they could get 94 parking spaces even if they didn't have a patio. She gave some parking requirement examples from other cities and stated that the area they are proposing for the patio is of no use for parking and is only good for drive aisle space. She added that they are not expecting there to be a problem with the 74 parking spaces they are proposing. Waldhauser asked about TruStone's objection to shared parking. Tarique Ahmed, Applicant, stated that when they initially talked to TruStone they were not interested in shared parking because they feel they don't have enough parking spaces. He stated that the bar area requires 11 parking spaces but the bar only has 10 seats. The restaurant has 108 seats and the patio is seasonal so he believes they will have more than enough parking. Waldhauser asked if the 108 restaurant seats includes the patio space. Ahmed said there are 144 seats total with the patio. Freeman added that they have never seen the existing Perkins parking lot full either. Minutes of the Golden Valley Planning Commission February 26, 2018 Page 5 Blum asked Ahmed if he has spoken to the property owners across the street. Ahmed said there is a brewery proposed for that location so parking there is not an option. He stated that he also talked to Red Lobster but they weren't interested in shared parking either. Blum noted that there is a discrepancy between the plans and the staff report regarding the dumpster enclosure. Freeman stated that they are going to move the dumpster location in order to get three more parking spaces. Johnson asked if the hours of operation are determined by the City. Ahmed said no, they are standard restaurant hours and they won't stay open later for the bar. ` Angell referred to the proposed patio storage structure and asked if it would be a temporary or a permanent structure. Freeman said she is thinking it will bs a temporary storage structure. Johnson opened the public hearing. Wyck Linder, Property Manager, TruStone Finan�ial, s�id they want to be a good neighbor they just don't feel like they have enough information regarding a shared parking agreement. He asked how many parking spaces the applicant needs and if it would be a perpetual easement or agreement. He reiterated that they want to work with the applicant, they just need more information. Seeing and hearing no one else wishing to cc�mment,Johnson closed the public hearing. Zimmerman stated that the crux of the problem is that this proposed restaurant serves liquor. The parking requirements are a�most double for restaurants that serve liquor. He stated that maybe the parking ratios aren't right for just a restaurant with a bar, but they may make sense for other types`of bars. Waldhauser said she is sure that residents want the nicest facility possiE�le and that it makes sense to reconsider some of the City's parking requirements. Segelbaum said he doesn't see a need to table the proposal and make the applicant wait for the Board of Zc�ning Appeals consideration. He said he feels the Planning Commission can make a recommendation on this proposal with the condition that the Board of Zoning Appeals grants the variance for parking. Blum questioned if the Planning Commission would be comfortable with that process for everyone in a similar situation. Zimmerman said it has been the practice in the past to add a condition relying on the approval of the Board of Zoning Appeals. Segelbaum said he can see in other situations where it would be important to hear from the Board of Zoning Appeals first, but this proposal is a little more straightforward. Waldhauser said she would like to wait because there seems to be a lot of moving parts with this proposal. She added that the applicant might get more of what they want if they wait which would also give them more time to talk to TruStone. Black stated that if the Planning Commission recommends approval it makes it seem like they are approving a variance and that is not their job. Segelbaum stated he is in favor of recommending approval for a restaurant in this area and he hopes the application moves forward. Minutes of the Golden Valley Planning Commission February 26, 2018 Page 6 Blum questioned if it is not part of the Planning Commission's purview to come up with a condition that helps obtain a benefit of some kind for the City such as water quality. He questioned if the Planning Commission could require something different because they know there are future plans for the area. Zimmerman stated that the City is limited by state statute. He said if a condition of approval solves a problem that is great, but the City can't use conditions to do something further afield, they have to look at the impacts of the proposal. Blum suggested making space for public transportation and not adding more parking spaces in a place that provides alcohol. Segelbaum said he doesn't think this is the place to discuss the larger issues and it comes down to if the Planning Commission thinks the number of parking spaces are sufficient. Johnson questioned what would happen if the Board of Zoning Appeals granted a variance for 19 fewer parking spaces instead of 20. Segelbaum said the �pplication would then come back to the Planning Commission. Waldhauser questioned if the applicant wants to wait. Gaellner said the applicant would like to move as quickly as possible. Waldhauser noted that there are r�latively few modifications needed and questioned if the patio could be cQnsidered in a second phase. Johnson said this is the plan they were presented with and if the Planning Commission votes on it now, it goes forward with 20 fewer parking spaces. Goellner said it would be helpful if the Planning Commission said what they are comfortable with and if they want a patio on the south side of the building or not. Johnson said this an opportunity to do a novel thing and stated that this proposal is a restaurant that is not focused on th� bar: Waldhauser stated that if the proposal is tabled the City isn't locked into anything. Black asked when the City Council will hear this proposal. Goellner stated that if the item is tabled it would go to the May 1 City Council meeting. If the Planning Commission recommends approv�! it would go to the April 17 City Council meeting. Angell said he'd be comfortable recommending approval of the proposal with the condition that the Board of Zoning Appeals grants a parking variance. He added that the regional trends shc�w the number of required parking spaces going down. Segelbaum agreed and stated that the applicant wants to have sufficient parking or their business won't be successfuL Waldhauser stated that if the surrounding area can absorb the parking on the street and this area is industrial it really isn't hurting anybody. Johnson asked the Commissioners if they had any objections to tabling the proposal and moving it on to the Board of Zoning Appeals. Segelbaum said he'd like to vote on the proposal now, Brookins said he would feel comfortable voting on it now as well. Zimmerman stated that there would need to either be a motion to vote on the proposal or to table it. Minutes of the Golden Valley Planning Commission February 26, 2018 Page 7 Johnson asked the applicant if they would like to move forward or wait. Ann Ahmed, Applicant stated there are future pedestrian plans for this area and that they are proposing a bike rack and that people will want to run and walk in the area and they are prepared for that. She said she would like to move forward with their proposal and not table it. Freeman added that they are required to provide five bicycle parking spaces but they are proposing 10. She said they would also like to know if they can have the larger patio on the south side of the building, if they can lose 11 parking spaces, and what kind of agreement they would have to have with TruStone. Goellner stated that if the larger patio is put back in the plans the variance request will be really big. Zimmerman stated that if the patio was done as a second phase that may give the applicant time to work on getting a shared parking agreement. Segelbaum said it seems that the applicant wants to move forward and how the parking agreement looks is up to them. Blum said the timeframe they are considering is two weeks. He said he wants to see development happen but he wants the best benefit to the City. MOVED by Blum, seconded Waldhauser and motion failed five to one t� table this proposal. Commissioner Blum voted yes. MOVED by Segelbaum, seconded by Waldhaus�r and motion carried five to one to recommend approval of Conditional Use Permit#160 subject to the following findings and conditions. Commissioner Blum voted no. Findin s 1. Demonstrated Need for the Proposed Use: Based on the success of other restaurants in the community, there is evidence that the propased Class III Restaurant use is appropriate. 2. Consistency with the Comprehen�ive Plan: Class III Restaurants are consistent with the Retail/Service designation of this property on the General Land Use Plan Map. 3. Effect on Property Values: Renovations to the building on the subject property may have a positive impact on its own estimated value, but staff does not anticipate that the new use would have a positive or negative impact on the surrounding property values. 4. Effect on Traffic: The number of trips generated by the proposed restaurant are minimaL The curr�nt restaurant generates a very comparable amount of traffic to the site, which do not cause any negative impacts to the area. Staff does not expect any negative traffic impacts to the surrounding areas resulting conversion from a Class I Restaurant to a Class III Restaurant. 5. Effect of Increases in Population and Density: The proposed use may generate a minimal increase in the number of employees at the location, but the number of employees will be limited based on the size of the building. The potential for a minimal increase in the number of employees on site does not threaten the health, safety, and welfare of the community. 6. Increase in Noise Levels: The proposed use is not anticipated to cause a significant increase in noise levels. The majority of activities associated with the proposed uses will occur within the interior of the building, thereby reducing the impact to the surroundings. The outdoor patio dining space is relatively small and is immediately adjacent to other businesses that generate similar noise levels. Minutes of the Golden Valley Planning Commission February 26, 2018 Page 8 7. Impact of Dust, Odor, or Vibration: The proposed use is not anticipated to cause an increase in dust, odor, or vibrations. 8. Impact of Pests: The proposed use is not anticipated to attract pests. 9. Visual Impact: With the interior and exterior remodeling, staff anticipates an improvement in the visual quality of the property. The applicant must abide by all regulations regarding fencing, screening, outdoor lighting, and outdoor storage, as stated in the Golden Valley City Code. 10.Other Impacts to the City and Residents: Staff finds that the parking plan submitted on February 20, 2018, will be sufficient for the proposed re�taurant, but a variance to the City Code must be approved by the Board of Zoning Appeals in order for this Conditional Use Permit approval to be valid. Therefore, staff is recommending approval of CUP 160 only if a variance for 20 parking spaces is received. If additional interior dining space, bar area, or outdoor patio space is' added in the future, a Conditional Use Permit Amendment must first be approved by the City. Staff does not anticipate any other negative effects of the proposed use. Conditions: 1. The plans by submitted by Shea Design on February 20, 2��8, shall become a part of this approvaL 2. A variance of 20 spaces off the required 94 spaces for a total of 74 spaces must be approved by the Board of Zoning Appeais. In the event that complaints to the City regarding parking are deemed to be significant by the City Manager or his/her designee, the City reserves the right t� require modifications to the days or hours of operation or the use of a shared parking agreement with adjacent property owner(s) in order to address parking cnncerns. 3. A Conditional Use Permit Amendrnent must first be approved by the City in order to expand interior dining space, bar �rea, or outdoor patio space in the future. 4. Hours of operation for th� restaurant are limited to 11 am to 10 pm on Sunday through Thursday and 1� �m to 11 pm on Friday and Saturday, unless otherwise further limited by an approved City Liquor License. 5. This approval is subject to all other state, federal, and local ordinances, regulations, or laws with authority over this development. --Short Recess-- 4. Reports on Meetings of the Housing and Redevelopment Authority, City Gouncil, Board of Zoning Appeals and other Meetings No reports were given. 5. Other Business • Council Liaison Report Schmidgall reported that the City is going to have pilot program of Lime Bikes and stated that there will be a meeting about it on Wednesday night. Minutes of the Golden Valley Planning Commission February 26, 2018 Page 9 Schmidgall stated that Tennant has decided not to move forward with their campus proposals. Zimmerman added that Tennant is still planning to do the Damascus Way portion of the project. • Comp Plan Work Session —Water Resources Goellner introduced the Water Resources plan and covered main points of the chapter. She noted that there was more regulation involved in this topic and therefore less flexibility. She indicated that the Infrastructure Renewal Program (IRP) would be, described in more detail and that the appendix would be very long and very technical due to the nature of the topics covered. Prior to the release of a final draft, staff would continue to revise and simplify the language in the chapter, including placing �;greater emphasis on the aspirations and barriers around each section �nd_including k�y points. She added that some elements of the implementation plan would center an education rather than enforcement since enforcement is often completed by other agencies. Waldhauser said that she appreciated the historical context that was written into the chapter and that it was important information for the casua! reader. Johnson agreed that more detail on the IRP wc�uld b� helpful. Waldhauser stated that much of the information was in the document, but that there could be a stronger explanation. She said the problems with infrastructure were not everywhere, but that it would be important to focus on the �ritical paints. Blum said he was glad to see Key Pc�int#2 included and that it resonated with him because including additional trees and vegetation was important to address water quality. Johnson asked about the definition of impaired waters. Goellner said that staff would likely include call out boxes wi#h definitions of key technical terms such as impaired waters. Waldhauser asked a�out the City's use of chlorides on streets to treat ice. Black confirmed that the City has been successful in reducing salt usage on roadways, but educating property owners to reduce salt is crucial. Goellner said that education around various topics might need to be carried out through partnerships rather than adding to staff responsibilities. • Comp Plan Discussion — Economic Competitiveness Zimmerman introduced the Economic Competitiveness plan and said that in general Golden Valley was in a good place with respect to its business climate and that the focus of the chapter really was on understanding and supporting the needs of the existing businesses. He pointed out the four focus areas in the plan, which are Employment, Redevelopment, Workforce, and Business Development. Minutes of the Golden Valley Planning Commission February 26, 2018 Page 10 Waldhauser pointed out the graph that discussed the education levels of Golden Valley residents and indicated it would be great to get information on non-residents are employed in Golden Valley. Goellner added that providing similar information from Hennepin County or the Metro Area would be a good point of comparison. Zimmerman highlighted the number of businesses that had expanded or constructed facilities in Golden Valley since the last Comprehensive Plan was approved. Black asked why it should matter to non-business owners that Golden Valley has a strong business presence and suggested that be referenced in the text. 6. Adjournment The meeting was adjourned at 9:12 pm. Ron Blum, Secretary Lisa Wittman, Rdministrative Assistant G��"� �� y�, Planning Department 763-593-8095/?63-593-8109(fax) �,.... _..:^�,.. . °�`� . � ,... �' , �,r. ....... '�.... Date: March 26, 2018 To: Golden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Informal Public Hearing on Preliminary Plan for Marie Estates–7040 Glenwood Avenue–Peter Knaeble, Applicant i%'/�'� -�:`� �,r.�'�..,i.�s�'la�� ._.:.'�..a;�.,�i�l�,`,� �::��'`��%'�;�"` ,��:,..'��`�»�a�-. ..?��'��?��i��✓.�"E�, ".���.?�I?'�'�,��� . �,J�.��'�`'.'.�'.�1 e�o-'� ��s..,�,,,,�'�'"���1...�.�.i3?aJ,�,M.��-:� Summary of Request Dennis Mlachnik, represented by Peter Knaeble, is proposing to subdivide the property located at 7040 Glenwood Avenue into three lots. There is one existing single-family home on this lot, which would remain, and two new lots are proposed to be created. In order to allow the existing home to remain, the applicant is requesting two variances. The applicant has submitted a survey of the existing lot prior to the proposed subdivision, as well as a preliminary plat displaying the three lots after the subdivision. Two lots would have access off Glenwood Avenue via a shared driveway currently utilized by the existing home. The third lot would have access to the frontage road. The property is guided for Low Density Residential use in the Comprehensive Plan and zoned Single Family Residential (R-1). It sits southeast of the intersection of Glenwood Avenue and Olson Memorial Highway, but is adjacent to the frontage road that parallels the highway on its south side. The applicant held a neighborhood meeting on March 13 and one resident attended.The resident, who owns the property directly to the east, asked questions about driveway access and potential tree removal. Staff also received communication from another resident within the notification area and that email is included as an attachment. Staff Review The layout of the proposed subdivision would create two new lots—one with access onto the frontage road and one that would share access onto Glenwood Avenue via the driveway of the existing home. Hennepin County has expressed safety concerns about this driveway given its location close to the intersection with Olson Memorial Highway, and has requested that if the property is subdivided then vehicular access be relocated to the frontage road to the north. Doing so would eliminate the proposed driveway for the third lot, leaving it without access. The applicant has asked 1 that this driveway be considered an existing condition and be allowed to remain in place. Staff notes that even as an existing condition, any new home built on Lot 1 would mean additional vehicles entering from and exiting onto Glenwood Avenue, thereby exacerbating the concerns Hennepin County has today. Changes to the minimum lot area requirement of the Subdivision Code made in 2015 require a calculation of the average lot size of all residential lots within 250 feet of the subject property in the R-1 Single Family Residential Zoning District. If the average is greater than 18,000 square feet, the new required minimum lot size becomes 15,000 square feet. If the average is less than 18,000 square feet, the required minimum lot size remains at 10,000 square feet. For 7040 Glenwood Avenue, the average size of the lots within 250 feet is approximately 15,279 square feet. Therefore, the required minimum lot size of each new lot is 10,000 square feet. The existing lot is 37,897 square feet. The proposed Lot 1, to the south, would be 11,524 square feet. The proposed Lot 2, to the east, would be 10,115 square feet. The proposed Lot 3, to the northwest, would be 14,933 square feet. City Code requires that each non-corner lot have a minimum of 80 feet of width at the front setback line and maintain 80 feet of width for 70 feet of depth. Lots 1 and 2, both non-corner lots, would have over 80 feet of width at the 35 foot setback line. Lot 1 would maintain sufficient width 70 feet back from the front lot line, but Lot 2 would have a width of only 63 feet at a point 70 feet back from the front lot line. City Code requires that any corner lot have a minimum of 100 feet of width at the front setback line and maintain 100 feet of width for 70 feet of depth. Lot 3, a corner lot, would have over 100 feet of width at the 35 foot setback line and would maintain sufficient width 70 feet back from the front lot line. The dimensions of both Lots 1 and 3 would provide sufficient building envelopes for development. Lot 2 would have a building envelope that is narrower than what is required by City Code. The applicant is requesting a variance from the lot width requirements of the Subdivision Code for Lot 2 in order to gain approval of the proposal (see Evaluation of Variance Request below). As a part of the proposal, the applicant would like to preserve the existing house and has drawn the new lot lines to accommodate its current location. In doing so, the new side yard setback of Lot 3 would be less that what is required by the City's Zoning Code. If the subdivision were to be approved, a variance from the side yard setback would be needed from the Board of Zoning Appeals or the existing structure would need to be altered to remain outside of the required 15 feet of setback area. The one existing sanitary sewer service is compliant with the City's Inflow and Infiltration requirements. As required by the Subdivision Code, a tree inventory was performed in order to document all existing trees. This inventory will be reviewed by the City Forester and used to calculate any required tree replacement if additional lots are developed. 2 The Engineering Division has reviewed the application and has provided permitting information and technical comments regarding the preliminary plat, utilities, stormwater management, the Natural Resources Management Plan, and trees and landscaping (see attached memo). The Fire Department has reviewed the application and has no comments or concerns. There is a deferred street assessment of$4,900. If approved, a park dedication fee of$5,000 would also be required for a three lot subdivision prior to release of the Final Plat. Evaluation of Minor Subdivision The proposed three-lot subdivision qualifies as a minor subdivision because the property located at 7040 Glenwood Avenue is an existing platted lot of record,the proposed subdivision will produce fewer than four lots, and the action will not create the need for public improvements. According to Section 12.50 of the City's Subdivision Code, the following are the regulations governing approval of minor subdivisions: 1. Minor subdivisions shall be denied if the proposed lots do not meet the minimum area and dimension requirements for the Zoning District in which they are located, or if vehicular access is not provided from an abutting improved street. Two of the lots of the proposed subdivision meet the requirements of the R-1 Single Family Residential Zoning District. Lot 2 does not meet the lot width requirement. If the access onto Glenwood Avenue were to be relocated, as advocated by Hennepin County, Lot 1 would fail to have access to the street on which it abuts and would therefore also fail to meet this requirement. 2. A minor subdivision may be denied if the City Engineer determines that the lots are not buildable.The City Engineer finds that the lots are buildable. 3. A minor subdivision may be denied if there are no sewer and water connections available or if it is determined by the City Engineer that an undue strain will be placed on City utility systems by the addition of the new lots. The addition of the new lots would not place an undue strain on City utility systems. 4. Approval of the minor subdivision shall be conditioned on the granting of certain easements to the City. As documented in the City Engineer's memo, a walkway easement would be required along Glenwood Avenue to provide space for a future sidewalk. 5. If public agencies other than the City have jurisdiction of the streets adjacent to the minor subdivision,the agencies will be given the opportunity to comment and approval may be conditioned on the requirements of the outside agency. Hennepin County has requested that the existing driveway access to Glenwood Avenue be relocated to the frontage road to the north in order to address public safety concerns. 3 6. The City may ask for a review of title if required by the City Attorney for dedication of certain easements. The City Attorney will determine if such a title review is necessary prior to approval of the Final Plat. 7. The minor subdivision may be subject to park dedication requirements. A park dedication fee of $5,000 (6% of the estimated land value with 1/3 credit for one unit) would be required for this three lot subdivision. 8. The conditions spelled out shall provide the only basis for denial of a minor subdivision. Approval will be granted to any application that meets the established conditions. Condition one has not been met. Evaluation of Variance Requests The proposal requires variances from the following sections of City Code: • Section 11.12, Subd. 11(A)(3) Side Yard Setback Requirements The City's Zoning Code requires a side yard setback of 15 feet. The applicant is requesting 5 feet off of the required 15 feet to a distance of 10 feet for the east side yard of Lot 3. • Section 12.50, Subd. 3(A)(2) Minimum Dimension Requirements The City's Subdivision Code requires a minimum lot width of 80 feet at the 35 foot setback line and at a point 70 feet from the front lot line. The applicant is requesting 17 feet off of the required 80 feet to a width of 63 feet on Lot 2. The City, through its Board of Zoning Appeals, may grant a variance from the Zoning Code if the petitioner establishes that there are practical difficulties in complying with the City's zoning requirements, as outlined in Section 11.90, Subd. 4(B) of the City Code. If the proposed minor subdivision is approved in its current configuration, the approval should be conditioned on receiving a variance from the side yard setback requirements or the existing home should be required to be modified to comply with the City's setback requirements. The City, through its Planning Commission and City Council, may grant variances from the Subdivision Code if all of the following conditions outlined in Section 12.54 of the City Code exist: 1. There are special circumstances so that the strict application of the requirements would create unusual hardship and deprive the applicant of reasonable use of the land. Economic difficulty or inconvenience shall not constitute a hardship.There are no special circumstances that would create a hardship for the applicant and deprive him of reasonable use of the land. The desire to preserve the existing home—which dictates the reduced lot width—is a choice and not the result of any conditions affecting the property. The existing home on Lot 3 could be demolished, which would allow lots of conforming width to be approved without the granting of the variance. 2. The variance is necessary for the preservation and enjoyment of a substantial property right of the petitioner. The variance is not necessary for the preservation and enjoyment of the property rights of the petitioner. If the existing home were to be demolished, the property lines could be 4 adjusted to be consistent with the requirements of the City's Subdivision Code. Similarly, the applicant could choose not to subdivide and continue to utilize the property in its current configuration without necessitating a variance. 3. The granting of the variance will not be detrimental to the public welfare or injurious to other property in the neighborhood.The granting of the variance could be injurious to other property in the neighborhood, as it would reduce the size of the building envelope on Lot 2 and could thereby reduce the potential distance between homes. Recommended Action Due to the recommendation by Hennepin County that access to Glenwood Avenue be relocated to the frontage road, staff is unable to recommend approval of the proposed Lot 1. As the requested variance from the lot width requirement for Lot 2 fails to meet all of the listed conditions necessary for approval, staff is unable to recommend approval of the proposed Lot 2. As the proposal does not comply with all of the requirements governing minor subdivisions, staff recommends denial. Attachments: Location Map (1 page) Memo from the Engineering Division dated March 22, 2018 (4 pages) Applicant's Narrative (1 page) Tree Inventory (1 page) Emai) from resident at 7156 Harold Avenue (1 page) Plans submitted January 26, 2018 (8 pages) 5 -}- Cauntry Clut> Or � 7245 7225 7205 7111 7055 7035 ���� 6931 6909 6839 � 7021 7240 �6823fi809 67d5 �220 555 550 5A5 . 6701 720d :' S40 7028 7030 Sqs 540 537 7140 - = 7215 � - 7�20 t�' S21 _ 525 53 0 ��''�� 7031 7201 �^` _ 6930 �,o. .. 7151 7100 7040 7020 501 . � Subject Property �-- � .. �:..����� 45o ss 6s ' 6810 6800 �:, .. 6820 440 683 7 7040 7001 6931 6921 . ��,� 6830 43 5 70A5 6827 6817 6807 �0 6850 72107202 7�1 6860 68� �5 420 6 6900 6830 7236 7218 7i82 7025 �` 6820 415 7156 7146 6895 � '"���;,: 410 6855 6845 6885 6835 6810 6875 3 50 682 5 6920 340 sg�5 6815 6910 �900 6805 3� 330 6838 6929 `� Gl�,ni,y 6820 3p0 320 6941 °O�iq�Q &736 6925 6905 300 310 ��5 6716 2q2 6706 304 2d0 �32 230 22� 66 230 6809 6741 = 220 221 215 220 . - 151 = 24S 225 ` �, Z 6701 �,:1 ;.. ; _ If�VL.7� ` -', a ", 200 205 .-f 200 131 a'c 200 205 6 � --- s � 2 00 150 155 � 150 125 c 130 145 � 1 �*��� �a� �� r� l���sic�1 II�a��el��me�nt I���a�rt�mren� ���-���-��������-������ss����� Date: March 22, 2018 To: Jason Zimmerman, Planning Manager From: Jeff Oliver PE, City Engineer Eric Eckman, Development and Assets Coordinator Subject: Minor Subdivision - Marie Estates- 7040 Glenwood Avenue Engineering staff has reviewed the plans submitted for the subdivision called Marie Estates, located at 7040 Glenwood Avenue. The subject property is located east of Glenwood Avenue and south of Trunk Highway 55. The property is currently occupied by a single family home. The plans submitted for review include splitting the property into three single family lots, with the existing home remaining on one of the lots. The comments contained in this review are based upon plans submitted to the City on January 25, 2018. Engineering comments are as follows: Site Plan and Access The existing home, which is proposed to remain, has an existing driveway onto Glenwood Avenue, which is a Hennepin County roadway (County State Aid Highway 40). Therefore, the proposed subdivision is subject to review and comment by the Hennepin County Transportation Department. As part of its review Hennepin County identified the need for an additional 12 feet of right-of-way on the east side of Glenwood Avenue. The additional right-of-way will accommodate the roadway, bike lanes, and a planned sidewalk. Both the City and Hennepin County show bike and pedestrian facilities along the east side of Glenwood Avenue in their plans. The City may explore the possibility of requesting that the County reduce the width of the required additional right-of-way if the applicant dedicates an adequate walkway easement to the City as part of this subdivision. Hennepin County also commented on the location of the driveway to the existing home, which is proposed to be combined with the driveway to the new south lot on Glenwood Avenue. The driveway is located in the right turn lane of Glenwood Avenue, is very close to Trunk Highway 55 (TH 55) and is frequently blocked by queuing traffic, resulting in additional traffic safety concerns due to vehicles attempting to access the driveway. Therefore, when the lot is re-platted Hennepin County will require that the driveway be eliminated and all new driveways be located on the TH 55 south frontage road. City staff supports the Hennepin County recommendation to relocate the driveways onto the frontage road. Each lot must have its own driveway and the new driveways must meet city code and engineering standards including the installation of a concrete apron. A City Right-of-Way Management Permit is required for the construction of each driveway. A County permit is required for the removal of the existing driveway on Glenwood Avenue. The City of Golden Valley's draft Comprehensive Transportation Plan identifies the elimination of the TH 55 south frontage road intersection with Glenwood Avenue and TH 55 as a priority project. Currently, there is only approximately 20 feet separating the frontage road and TH 55. The closure would be achieved by the construction of a cul-de-sac on the frontage road and would eliminate congestion and safety concerns on TH 55 and Glenwood Avenue related to traffic entering and exiting the frontage road. The preliminary plat must be revised to include the dedication of right-of-way for the future cul-de-sac. The minimum dimensions for the cul-de-sac are: 30 feet radius to back of curb, and 40 feet radius to the right-of-way line. The TH 55 south frontage road was reconstructed by the City as part of its 2010 street reconstruction project. Records show there is one deferred special assessment of$4,900 that was attributed to the vacant, developable portion of the property. Deferred assessments become due at the time of development and therefore must be paid before final plat approval. Preliminary Plat The existing property proposed for development is part of Auditor's Subdivision Number 322. City records indicate there are no platted easements across this property. The City's Subdivision Ordinance requires drainage and utility easements on all plat boundaries and interior lot lines. The preliminary plat appears to meet the requirements of the code. Utility Plan The City's water and sanitary sewer systems that provide service to this property have adequate capacity to accommodate the proposed development. The applicant has submitted a preliminary utility plan showing the extension of water and sanitary sewer services. The services to the new south lot are proposed to come from Glenwood Avenue. Hennepin County overlaid Glenwood with new pavement and the City constructed new C:\Users\IwittmanWppData\Local\Microsoft\Windows\Temporary Internet Files\Content.0utlook\OOBI77H3\MarieEstates 032118.docx sidewalk on the west side of Glenwood within the past 5 years. To avoid the higher level of pavement restoration and the disruption to Glenwood now and in the future, staff recommends that all new utility services, and relocated existing services, come from the mains under TH 55 south frontage road to the extent feasible. The frontage road will need to be restored in accordance with City standards. The final utility plans for each property will be reviewed by the City at the time of permitting. Permits required for this work include Water and Sewer permits, and City and County Right-of- Way Management permits. As a reminder, in order to protect the City's investment in its infrastructure, no pavement excavations are allowed between November 1st and the date that spring load restrictions are lifted by MnDOT, typically in April or May. The City has a Sanitary Sewer Inflow and Infiltration (I/I) Reduction Ordinance. City records indicate that the property at 7040 Glenwood Avenue has obtained a Certificate of Compliance with the I/I Ordinance. However, all new sewer services in this development must be televised by the City after construction, and must achieve compliance with the City's I/I Ordinance, prior to occupancy of the homes. Metropolitan Council Environmental Services, which treats all sanitary sewage from Golden Valley, charges a sewer access fee ($2,485 per unit) for all new connections to the sanitary sewer system. In addition, the City has its own sewer access charge ($650 per unit) and water access charge ($1,700 per unit) which is based upon the number of units determined by Metropolitan Council. These fees must be paid as part of the building permit application process. All private utilities serving the new home, such as electric, cable, and telecommunications, must be buried underground. Grading Plan (Stormwater Management) The proposed development is within the Sweeney Lake subwatershed of the Bassett Creek Watershed. However, due to the size of the development, the project does not meet the threshold for review by the Bassett Creek Watershed Management Commission (BCWMC). Sweeney Lake, which is impaired for nutrients and chloride levels, is downstream of this development. The applicant and building contractors are encouraged to consider and incorporate stormwater volume reduction and green stormwater practices in their site design and construction to protect and improve water quality in this subwatershed. The applicant submitted a preliminary grading plan for the development. The plan indicates that each lot will be custom graded at the time of construction. No mass grading is proposed. The contractor will be required to obtain a City Stormwater Management Permit for each lot before construction. A stormwater management plan meeting City standards is required as part C:\Users\IwittmanWppData\LocallMicrosoft\Windows\Temporary Internet Files\Content.0utlook\OOBI77H3\MarieEstates 032118.docx of the permit submittal. In general, existing drainage patterns in the area must be maintained and stormwater runoff from each property must be minimized to the maximum extent practicable. Staff will review the individual stormwater plans in more detail when permit applications are submitted. Natural Resources Management Plan Staff consulted the natural resources management plan. No ecologically significant communities or land covers were identified on this property in the 2013 natural resource inventory. This property is not located within a "green corridor" as identified in the Natural Resources Management Plan. However, consistent with the City's plan staff recommends removing buckthorn and any other exotic, invasive, or noxious vegetation species located on the property as part of this development and in accordance with state and local laws. Tree and Landscape Plan The Developer has submitted a tree survey and inventory consistent with the City's Subdivision Ordinance. The inventory shows significant and legacy trees present on this site. Staff encourages site design that retains existing healthy trees and vegetation whenever feasible. Tree and landscape permits for each lot will need to be obtained before beginning any work onsite. Permit submittals include a tabular inventory of significant trees and a plan showing trees to be removed, protected, and planted. The City Forester will review the inventory and plan in more detail at the time of permitting. Contact Tim Teynor at fieynor o6denvalle�r�n�cav to apply for this permit. The Developer must obtain all permits required by the City and other governmental entities for development of this property. Recommendation Engineering staff concurs with the findings and recommendations of the Planning divisions with respect to this minor subdivision. If approval is granted, it shall be subject to the comments contained in this report. Approval is also subject to the comments of the City Attorney, other City staff, and other governmental entities. Please feel free to call me or Eric Eckman if you have any questions regarding this matter. C: Tim Cruikshank, City Manager Marc Nevinski, Physical Development Director Sue Virnig, Finance Director Emily Goellner, Associate Planner John Crelly, Fire Chief Joe Kauth, Building Official Tim Kieffer, Public Works Maintenance Manager C:\Users\IwittmanWppData\LocalWlicrosoft\Windows\Temporary Internet Files\Content.0utlook\006177H3\MarieEstates 032118.docx AI Lundstrom, Park Maintenance Supervisor and City Eorester Marshall Beugen, Street & Vehicle Maintenance Supervisor Joe Hansen, Utilities Supervisor RJ Kakach, Assistant City Engineer Tom Hoffman, Water Resources Technician C:\Users\Iwittman�AppData\LocalWlicrosoft\Windows\Temporary Internet Files\Content.0utlook\00BI77H3\MarieEstates 032118.docx Wed 3/14/201811:15 AM Subject: 7040 Glenwood Jason, Tom and I were unable to attend the neighborhood meeting for the 7040 Glenwood Ave minor Subdivision We are against this.The best part about living in Golden is the lot size and the privacy that it provides. Mr. Knaeble is constantly buying up property and subdividing as he did on our block on Harold Ave. When is this going to stop! Shared driveways and squeezing in homes for the sake of a paycheck Is ruining our neighborhoods. He had his daughter and son in law try to build a cul-de-sac, and put in 6 or more houses.And now we are getting 2 homes Squished together, in a neighborhood,where they just don't fit. Does he or a family member own the home at 7040 Glenwood? There are 2 lots available on Glenwood right where Glenwood and Harold Ave meet . Build home there Thank you for your time Tom and Sharon Ruble 7156 Harold Ave MARIES ESTATES 704C1 GL�NW�OD AVE.,Gt�IDEN VALLEY 1/25/18 PROJECT NARRATIVE This 0.84 acre site is lacated at the southeast corner af Hwy.55 and Gienwood Ave. in Goiden Valley. There is an existing 2200 sf 1.5 story home that sits on the northuvest portion of the property. The existing home has a two car garage, 3 bedrooms,2 baths, and no basement. The property is fairly heavily wooded on the northern part of the site;, and it contains 19"significant"trees and 2"�egend"trees. We are proposing a minor subdivision to subdivide this property into three lots: two vacant lots,and one lot with the existing home. This propased subdivision meets all of the City's requirements for the R-1 Residential Zoning Standards, except for two minor variances that are being requested. The first variance is for a 10'side setback on Lot 3(vs, 15')to accommoc�ate the existing home. This"point"variance only affects one corne�of the existing home, The second variance is for the lot width for Lot 2 as measured 70'from the front lot line. This measurer�ent is 63'vs.the required 8A'. The lot width at the 35' front setback line is at the required 80'. This variance would not affect the buildability of l.ot 2. As shown on the submitted Confarming Plan,thi5 property could legally be subdivided into three lats that meet all the R-1 Zonin�standards,and would not require any variances. But this Conforming Plan would require the removal of the existing hame. The proposed three lot subdivision(keeping the existing home) is preferr�d over the three lat Conforming Plan (removing the existing home)for the fallowing reasons: 1. There wauld be an additi�nal loss of up tn 8 significant trees and 1 legacy tree uvith the Conforming Plan. Saving the existing hause saves the existing trees around the house. The City's Tree Ordinance (4.32}was enacted to promote"incentives for creative land use and environmentally co�npatible site design which preserves trees and minimizes tree removal." 2. The proposed subdivision would save an existing affordable home in Golden Valley. According to the City's Housing Policy in the Comprehensive Plan, "the City has identified the need for affordable housing as a high priority:' The Comp Plan also states that r�moving existing single family homes"has been a cancern for existing residents due to concerns about preservation of existing architectural and natural assets." �ne of the stated goals in the Comp Plan is to"preserve the affordability of the existing I�ousing stock," and to "adopt palicies and create incentives that encourages the preservation of affordable housing." 3. There would be an additional site disturbance of at least 14,100 sf(0.32 ac.)with the Conforming Plan. This additional site disturbance would be due to removing the existing home and trees,and construction of a new home on the lot, 4. There would be no additional adverse impact on the irnmediate neighbors to the east and south. The locations of the proposed new hames on Lots 1 and 2 would be the same under both subdivision options. 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The Plan serves to guide the undertakings of the Housing and Redevelopment Authority. Statute requires that the planning agency (the Planning Commission) provide its opinion on the Plan to the HRA. The City Council will also review the Plan, consider the opinion of the commission, and hold a public hearing before adopting the Plan modifications. Background In July 2017 the HRA proposed expanding the area included in the Plan by incorporating an additional parcel along Douglas Drive, as well as parcels around the Tennant corporate campus in anticipation of the Tennant World Headquarters project. Those parcels were referred to in the Plan as Area A-4, even though the parcels were all non-contiguous. The goal for Area A-4 was to create opportunities for housing and mixed use development along Douglas Drive, and further develop the Tennant corporate campus area. At the October 2017 Council/Manager meeting, the City Council, which sits as the HRA, reviewed the Plan, and concluded additional parcels along Douglas Drive between the Union Pacific Railroad and Highway 55 should also be incorporated into the Plan. Those parcels are referred to in the Plan as Area A-5. The goal in this area is to retain and create employment opportunities through the reuse and redevelopment of existing commercial and industrial properties. The Planning Commission also reviewed these modifications in October 2017 and determined they were appropriate and consistent with the City's general plans for development. Since that time, the Tennant World Headquarters project has been postponed. To date, no modifications to the Plan have been adopted. Staff has further reviewed the Plan due to continued development interest along the corridor, as well as the proposed land use designations in the 2040 Comprehensive Plan. The following modifications are proposed: Area A-4 has been split into two areas with distinct goals. The eight acre parcel at the southwest corner of Douglas Drive and Golden Valley Road will continue to be referenced in the Plan as Area A-4. It will be guided as Mixed Use in the 2040 Comprehensive Plan and allow for residential and commercial uses. The parcels comprising the Tennant campus from Lilac Drive to the CP Railroad tracks, have been removed from Area A-4 and will be referenced in the Plan as Area A-6. The area will be guided Industrial in the 2040 Comprehensive Plan and allow for industrial and office related uses. One parcel will be guided Medium Density to accommodate an existing a residential facility. Attachments • Redevelopment Plan for the Douglas Drive Corridor Redevelopment Project Area Recommendation Staff recommends the Planning Commission review and comment on the modifications to the Redevelopment Plan for the Douglas Drive Corridor Redevelopment Project Area. Exhibit A Redevelopment Plan for pouglas Drive Corridor Redevelopment Project Area Redevelopment Plan for pouglas Drive Corridor Redevelopment Project Area Section 1. Introduction As part of a goal-setting session in 2006 the City Council identified Douglas Drive (CSAH 102) as a primary area of concern for the future of the City. As part of the 2008 update of the Comprehensive Plan, the City again identified the Douglas Drive Corridor from Medicine Lake Road (CSAH 70) to Minnesota Trunk Highway (TH) 55 as a priority for further study. There is significant through traffic from communities to the north and the mixture of land uses along the corridor in Golden Valley adds even more traffic. The volume of traffic combined with limited public right-of-way available for expansion will present challenges to improving this corridor and its public infrastructure. Traffic is heavy along the corridor due to its designation by Hennepin County as a minor arterial corridor. Its mixture of land uses including single-family, multi-family, offices, retail, schools, churches and industrial uses, some of which are blighted, could through redevelopment, become a more vibrant, integrated community. The initial focus of redevelopment has been on the east side of Douglas Drive between Duluth Street (CR 66) and the Union Pacific Railroad right-of-way. The City desires to look at this area in a comprehensive manner. The existing land use is a mixture of low- and-high density housing, some relatively new and some blighted, as well as office, commercial and industrial uses. Since the inception of the Douglas Drive Corridor Redevelopment Area, the City has partnered with Hennepin County to reconstruct Douglas Drive from Minnesota Trunk Highway 55 to Medicine Lake Road. This project includes construction of accessible sidewalks on both sides of the roadway for its entire length, dedicated on-street bike lanes, and lane realignments and traffic control improvements to encourage redevelopment opportunities. The new infrastructure is designed to last another 50 years with basic maintenance, and the project is anticipated to be completed in November 2017. Private investments within the project area includes the construction of a new operation facility by Centerpoint Energy, which brings additional employment to the area and maximizes land use, as well as reinvestment in the Douglas Drive Apartments. South of Golden Valley Road to the Union Pacific Railroad and south of the Union Pacific Railroad to Minnesota Trunk Highway 55 will be an additional focus of redevelopment going forward. The existing land use is primarily industrial and office as well as some single family homes and a residential facility. As an area where redevelopment and change are anticipated, this area offers significant opportunities to improve the Douglas Drive Corridor. Section 2. Statement of Need and Public Purpose, Statutory Authorization The Authority finds that there is a need for development within the City and the Project Area in order to provide employment and housing opportunities, to improve the local tax base, and to improve the general economy of the City and the State. The economic security of the people in the City depends upon proper development of property that 1 meets any one of a number of conditions, including properties whose values are too low to pay for the public services required or rendered and properties whose lack of use or improper use has resulted in stagnant or unproductive land that could otherwise contribute to the public health, safety, and welfare. The Authority finds that in many cases such property cannot be developed without public participation and assistance in various forms including property acquisition and/or write-down, proper planning, the financing of development costs associated with clearance, grading and soil correction, and the making of various other public and private improvements necessary for development. In cases where the development of property cannot be done by private enterprise alone, the Authority believes it to be in the public interest to consider the exercise of its powers, to advance and spend public money, and to provide the means and impetus for such development. The Authority finds that in certain cases property within the Project Area would not or may not be available for development without the specific financial aid to be sought, that the Redevelopment Plan will afford maximum opportunity, consistent with the needs of the City as a whole, for the development of the Project Area by private enterprise, and that this Redevelopment Plan Conforms to the general plan for the development of the City as a whole. It is the intention of the Governing Body, notwithstanding the enumeration of specific goals and objectives in the Redevelopment Plan, that the Authority shall have and enjoy with respect to the Project Area the full range of powers and duties conferred upon the Authority pursuant to the HRA Act, the TIF Act, municipal housing and redevelopment authority laws, and such other legal authority as the Authority may have or enjoy from time to time. The HRA Act authorizes the Authority to exercise all the powers relating to a housing and redevelopment authority granted under Minnesota Statutes, Sections 469.001 to 469.047, or other law. Section 3. Background When Douglas Drive was initially constructed, the surrounding land uses were more rural in nature. Now a number of major employers including Honeywell and Tennant Company have a significant presence in the corridor and the average daily traffic on various sections of the corridor in Golden Valley range from 10,000 to 14,000 vehicle trips per day. The presence of numerous schools (Sandburg School, King of Grace Lutheran School and Perpich School of Performing Arts) and recreational facilities (Sandburg fields, Honeywell Little League field, Seeman and Hampshire Parks, and the Three Rivers Luce Line Trail) in the corridor increase the need for improved safety for non-motorized transportation. The Three Rivers Park District has constructed a portion of the Luce Line Trail through Golden Valley that provides a bicycle connection to regional amenities such as French Park in Plymouth and Wirth Park in Minneapolis. When the original Douglas Drive Redevelopment Area was established there were no safe north-south connections to this trail for bikers and pedestrians. In order to improve these connections Golden Valley received funding through the Non-Motorized Transportation Act to study this 2 corridor and plan for future improvements to pedestrian, bicycle and transit connections in this corridor. The Principles for this study are outlined below. Section 4. Principles 1. Improve connectivity and functionality for all transportation modes. Douglas Drive, which is classified as a county state-aid highway in the Hennepin County Transportation Plan and minor arterial road in the City's Comprehensive Plan, has historically focused on motorized vehicles. Traffic volume has increased significantly over the years as has the need for better, safer pedestrian and non-motorized transportation and transit options. Intersection improvements at Highway 55 / Douglas Drive and other key major and minor intersections within the corridor are critical to safer and improved movement for pedestrians, non-motorized and vehicular traffic in the corridor. 2. Enable the corridor to maintain a diverse mix of land uses, including residential, commercial and industrial. A mix of activities, uses and densities will help to sustain the corridor through changing economic cycles, consumer preferences and housing trends. Clustered and mixed uses can create synergies, increase transit use and enhance the level of pedestrian activity. 3. Maximize integration rather than separation of land uses, where appropriate. Many land uses can benefit from increased integration with one another, including neighborhood-serving retail, multi-family and senior housing, offices, and low-impact services. Non-residential corridor uses should be buffered from adjacent residential neighborhoods. 4. Maintain the corridor as an employment center. Jobs within the corridor help maintain Golden Valley's jobs-housing balance while sustaining commercial enterprises. Retaining `living wage'jobs should be a priority. 5. Improve the visual coherence and attractiveness of the corridor. Improvements in streetscapes, landscaped areas, open spaces, building aesthetics and parking/service areas all contribute to a more unified and visually appealing environment, with an increased sense of identity. Buildings and other private improvements should make positive contributions to the corridor and the broader public realm, while public improvements should set the standard for private investment. 6. Foster neighborhood-serving retail and services. Multimodal links to commercial development should be enhanced. 7. Foster sustainable development and work to establish a balance between urban and natural systems. Encourage the application of green building and infrastructure techniques. Examples include low-impact development that maintains the natural functions of the land, encourages reduced stormwater runoff and fosters resource conservation and the use of renewable systems in new construction. Section 5. Goals and Objectives 3 The current mix of incompatible land uses, minimal building setbacks from a high-traffic road, and the desirability of buffering residential uses from the high volume of traffic make the corridor an ideal candidate for broader redevelopment. A goal of the redevelopment addressed through the Douglas Drive reconstruction in partnership with Hennepin County has been to provide for additional right-of-way, including addressing impediments in the right-of-way (electrical poles, fire hydrants, utility boxes, etc.) that have complicated the infrastructure needs for the area and impeded pedestrian and bike access. Other goals, such as consolidating corridor land uses', require further redevelopment to address. To achieve its mission of structured redevelopment, this Plan has identified six goals with related objectives to encourage cohesive planning and structured redevelopment within the corridor. It then outlines policies that will help to achieve the goals and objectives. Goal 1 — Improve vehicle, bicycle and pedestrian transportation. Objectives ■ Improved roadway with added pedestrian and non-motorized transportation facilities ■ Complete streets that meet vehicle, bicycle and pedestrian needs ■ Reduced impediments in the sidewalks ■ Undergrounded utilities ■ Consolidated access points onto Douglas Drive Goal 2— Redevelop obsolete properties. Objectives ■ Blighted, functionally obsolete, and/or economically unsustainable buildings removed ■ New uses compatible with existing uses Goal 3— Create jobs and life-cycle housing. Objectives ■ Increased high-paying jobs ■ Housing stock that is maintained or improved ■ Higher density housing ■ Housing for seniors and young families ■ Affordable housing ■ Commercial uses that serve the community Goal 4— Require design that is sustainable and aesthetically pleasing. Objectives ■ Enhanced community identity through features which reflect Golden Valley ■ Visually attractive development that complements its surroundings ■ Buildings constructed with environmentally sustainable `green building' practices (Development that meets environmental criteria set forth by Leadership in Energy and Environmental Design (LEED) and the United States Department of Energy). ■ Active living criteria included in design Goal 5 — Protect the environment. Objectives 4 ■ Wetlands that are protected and enhanced ■ Land free of soil and wetland contamination ■ Arborous environments ■ Natural features retained and native vegetation (re)established ■ Co-located uses that reduce the amount of auto travel and corresponding air pollution ■ Best shoreline management practices implemented along Bassett Creek Goal 6 — Maintain a regional framework. Objectives ■ Growth compatible with the Metropolitan Council development framework ■ Public infrastructure designed in cooperation with Hennepin County, Three Rivers Park District, and the Minnesota Department of Transportation ■ Participation in grant programs available through Hennepin County, the Metropolitan Council and other agencies ■ A positive relationship with surrounding communities and governmental agencies ■ Continued participation in cooperative traffic management strategies ■ Improved transit options Section 6. Policies Land Use The City will study planned land uses to determine the need or desirability of individual parcel or area-wide comprehensive plan or zoning amendments to accommodate desired land uses. The City and HRA will assure that its review processes, zoning, and building regulations will promote desired development projects. The City will assure that new uses in the redevelopment area are compatible with existing development and the City's land use plan. The City and HRA will review existing corridor properties to consider their long term viability and/or options for alternative uses. Land use plans will promote mixed use developments and increased density where appropriate, in keeping with the Metropolitan Council's regional growth strategy. Financing The City and HRA will identify criteria to target redevelopment funds such as tax increment financing, tax abatements, Livable Communities, Community Development Block Grants and other funding made available by the legislature or other agencies or governmental units. The City and HRA will consider providing public assistance to redevelopment projects that serve a substantial public purpose, remove blight, or mitigate contamination. The City and HRA will consider using land write-downs to subsidize redevelopment projects. 5 Redevelopment funding will be paired with other funding options such as assessments, based on the Golden Valley Special Assessment Policy. The City will consider franchise fees and utility surcharges to underwrite the cost of utility and infrastructure upgrades. Design and Environmental Standards The City will promote best practices to meet the highest environmental standards. The City and HRA will identify approaches and/or incentives to promote a corridor beautification program. This program will include both public and private components. The City will monitor ongoing research on sustainable development initiatives to guide redevelopment and future updates of this plan. Transportation The City will work with Metropolitan Transit to monitor transportation needs of area residents and workers and identify ways to improve transportation services including improving transit routes, and working with area businesses to develop transportation management plans. The City will work with Hennepin County, the State of Minnesota and other agencies to design and seek funding for an improved roadway with added pedestrian and non- motorized transportation facilities that meet city, county and state needs. Section 7. Redevelopment Area Defined In 2008-09 the City studied the full length of Douglas Drive from Medicine Lake Road on the north to Trunk Highway 55 on the south. The Douglas Drive Redevelopment Area includes the Douglas Drive street right-of-way and parcels on the east side of the street from Duluth St. to the Union Pacific railroad right-of-way to the south. This is an area that had no pedestrian infrastructure prior to the establishment of the Douglas Drive Redevelopment Area and is centered on a significant area of multifamily housing, making it a focal point for redevelopment. South of the Union Pacific railroad, Douglas Drive has a number of commercial and industrial uses with redevelopment and reuse opportunities, including parcels near the Tennant campus. The full Douglas Drive Redevelopment Area is identified on Map A. The area is divided into subsections, based on land use. Area A-1 Area A-1 extends from Duluth Street south to the Canadian Pacific Railroad and is guided Commercial and Office. It has three parcels, with the following land uses: two gas stations and a multi-tenant office. Area A-2 Area A-2 e�ctends from the Canadian Pacific Railroad south to Golden Valley Road. It is guided for Medium and High Density Residential. Existing land uses range from single family, duplex, and triplex units to three-to five- story rental apartment and 6 condominium buildings and railroad facilities. The Metropolitan Council has identified this rail corridor for a regional, mixed-use trail on its 2030 Regional Parks System Map. Area A-3 Area A-3 extends from Golden Valley Road south to the Union Pacific Railroad/Luce Line Trail. It has only one parcel which is guided Industrial. A CenterPoint Energy peaking plant and maintenance center and a CenterPoint Energy operation facility built in 2015 currently occupy this site. Area A-4 Area A-4 comprises one parcel of nearly eight acres and was developed with an office building in 1979. It is currently owned and occupied by Tennant Company and houses approximately 400 employees. The area is presently guided for Office and zoned Business & Professional Office in a PUD. Area A-5 Area A-5 is located along Douglas Drive, south of the Union Pacific Railroad to Highway 55. The area includes six parcels developed with commercial and industrial buildings. On the west side of Douglas Drive is a vacant 350,000 square foot office and industrial building siting on approximately 30 acres. The site is currently guided Commercial- Office and zoned Industrial. On the east side of Douglas Drive are five parcels. Included in these is a self-storage facility, and a bank located along the south and west side of the frontage road, which are guided Commercial and zoned Industrial. On the north and east side of the frontage road are an office building, and two industrial properties with multiple tenants. One property contains multiple buildings. These parcels are guided Industrial and zoned Industrial. Area A-6 Area A-6 includes six parcels, three of which are owned by Tennant Company as part of a PUD, along with right-of-way remnants and Zane Ave N. The area is located east of Douglas Drive and is bounded by the Canadian Pacific railroad on the west, the Union Pacific Railroad on the north, Highway 100 on the east and Highway 55 on the south. The area is guided Industrial but zoning is a mix of Industrial, Office and Residential. Residential uses include two single family homes and a residential facility. Section 8. Redevelopment Opportunities Infrastructure A main objective of redevelopment is the provision of public infrastructure, including: road improvements that accommodate existing and future development along the corridor while limiting direct access to the road; sidewalk, trail and bicycle facilities in conjunction with the roadway or in the CP Rail corridor that bisects and runs adjacent to the Redevelopment Area; ponding and storm sewer facilities that meet current environmental standards; and water and sanitary sewer upgrades to meet current and future needs. 7 Area A-1 Proposed land uses for Area A-1 include commercial and office development consistent with its location near the key intersection of Douglas Drive and Duluth Street. The goal of redevelopment would be to provide high-quality uses and reduce the number of access points on both Douglas Drive and Duluth Street. Area A-2 The focus of Area A-2 would remain residential, but in keeping with the 2009 Comprehensive Plan, higher density housing could replace existing single-family, duplex and triplex housing. The goal of replacement housing would be to provide high- quality life-cycle housing that provides a greater range of housing options for Golden Valley residents and to reduce the number of access points on Douglas Drive. Area A-3 In Area A-3 the objective has been to maximize CenterPoint's use of the site while keeping access points on Douglas Drive to a minimum. Expanded CenterPoint facilities like the operation facility built in 2015 complement the existing peaking facilities at this site and increase the intensity of land usage, enhance the tax base and bring additional employees to the corridor. Area A-4 The objective in Area A-4 is to prevent blight and maximize land use at the intersection of Golden Valley Road and Douglas Drive. Area A-4 is approximately eight acres and is adjacent to multi-family and single family uses, as well as office and industrial uses. The 2040 Comprehensive Plan, which is scheduled for adoption in 2018, designates the parcel as Mixed Use. Area A-5 Golden Valley has experienced a significant number of multi-family apartment buildings in recent years, many of which have been built on former commercial or industrial properties. Area A-5 is a commercial and industrial area and should remain as such. However, many of the buildings are dated and do not have modern features required by contemporary users. Therefore, goals for Area A-5 include retaining and adding jobs through building renovation and redevelopment. Commercial amenities, such as restaurant or retail uses, either incorporated into projects or as stand-alone developments, may also be also be appropriate uses in the area if supported by the marketplace. The 2040 Comprehensive Plan, which is scheduled for adoption in 2018, guides the parcels west of Douglas Drive Light Industrial and those east of Douglas as Mixed Use. Area A-6 Plans to consolidate the parcels in Area A-6 to expand office and industrial related uses have been proposed but have not advanced. Objectives for this area include the expansion of office and industrial uses, retaining and expanding the number of jobs, eliminating blight, maximizing land use, minimizing incompatible land uses, and enhancing water quality in the Bassett Creek Watershed. To the extent possible, the preservation or addition of high quality trees in the area, along with the removal of invasive or low quality species should be considered as part of any future development. Additionally, continuation of the existing Residential Facility in Area A-6 is expected, and 8 may include its future expansion. The 2040 Comprehensive Plan, which is scheduled for adoption in 2018, guides all the parcels in Area A-6 as Industrial, although the residential facility is guided Medium Density. 9 .. ° �vluth St "'�.� .,,� � ��_�_._ R`"--�-� �Area A-1� Douglas Drive ....,�� Z - Redevelopment Areas p Q Area A-1 � Q Area A-2 , ? Q Area A-3 � �- Q Area A-4 �". ,,S` Q Area A-5 _ __ � Q Area A-6 .�,: �Area A-2 x,. _ _ ; � � � �:..--�-- �. � �r�— ,�„ �� �.�� _ � � � .� � . Q � � � � � � ___._ _ , � Lindsay sr � w �Area A-4 �Area A-3 � �, ...$ ""'"'� ; _ Z � � ---_Z � � � � o � ' � � `� �n'an P�cifi�Rj,? ?'` ��, � � +�..,"""-�-"",.-- p � � � N 3. O cv � _ � — . ,.- � _ , � � �`..� � J 'Area A-5 ; ` Area A-6 N Fronta e Rd � Ofson Memoriai Hwy �-.- :.. by the Ciry of Goiden Valley, 3/2012018 ° � �0D ���e� e 10 ���~�qk������rc ��/i,"✓y�' �� . a 3 ��.��,,,, �� ��" �6 Y�'/ � � ..3 �",�', x �����"„�� �,�� .,:a`'� �.i /O� ���i� ... /�f�. . , .,�. � �.,>� ��3�. , ,h�'ss, ���� :, ��,. � y� ��ft � �� ���� . ������ �"h �i�.�� :��v+�lc� �n�er�t D� ��t�nr�erit � , �� � �' �"" �'' � ���-s��-������+��-s��-��t�����x) Date: March 26, 2018 To: Goiden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Presentation of the 2017 Planning Commission Annual Report Summary Staff has prepared a summary of the 2017 activity of the Planning Commission in advance of the Commission's report to the City Council by the Planning Commission Chair. The presentation of the Annual Report will provide an opportunity for discussion around any priorities or requests the Commissioners might have for the City Council in 2018. 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E�ourage the exter •Conbnue the Inflow �s that imP�oves ci1V 9 biklog distance. .Reda<e barriers to F �alions. h addd+onal •PromoU�ctivs tonsp ntatian and alteroa6.e��D�'^g e-9� Workfore .p,�,,;a�,dda�«�+i n mapr corp Install treffic<elmmg •Es1eW�s ks and tniis ryste�ru piversQ SIa.,down the rate .E�ourege developn V1wa0y inlegrete sig .Gaat�e wst��able 'ufeou�d�+e pD°P"�e��co�1ece,fe enMnnng the Ci1Y so: �tat n P •Pro�ide housing and .Provide recredionsl .Continu�lo mainlai� .SuPpat adive IifestYles and P��Perty veluea bY m-mol ' c) Budd aHordable ho� ab�l-tY la�els. •In�egrate b�k��g walf .. ge�t�fy qreets and enl in corridon with transit end n ed tran .Attrxt a�d enge8�� Stnve fw a varielY� .t of r •Promote hauvng de"etopm e��inBPollut n 6Y g �o aner uca e. � •Embroee diversitY,d ��8 fa •Defrva a vane Y •Rehabilitate or rede� . . .. ...: W�tQf rellance on a�ta^o6�1e usage{r oS the community uuomPab6�e with a� Suf{it! reduce locatlonorma�nstre Enwurageyo ...,., �' Qefl�{lOC� •Developandenhanc .Ca+fnueworkin8w �Enworegeandp�on ' � F��urethatlocalaM •Dmled���M'�'a" g���t AndCommu^�tY dinstil� ar owctiana „e,,,pioy .Red�cey�•�oty�t: E�vironmenlsiManag d<ompositnyforros�denceabuc'�ssea•a^ .„__..ed�matioaa . ... . .. .Monitor park visi .Balarxe g�. . e Peeks.maj . ._.,.....,.�f s. ._._..a�Mtlon,recYding.an . .._�. . .. 2017 Planning Commissioners Rich Baker, Chair Andy Johnson, Vice Chair John Kluchka, Secretary Ronald Blum Amy Blenker Adam Brookins Chuck Segelbaum Cathy Waldhauser lan Black, Youth Member City Staff Marc Nevinski, Physical Development Director Jason Zimmerman, Planning Manager Emily Goellner, Associate Planner/Grant Writer Kayla Grover, Community Development Intern Lisa Wittman, Administrative Assistant 2 Duties of the Planning Commission The Planning Commission shall: A. Review and make recommendations on specific development proposals made by private developers and public agencies. B. Review and make recommendations on proposed rezonings, subdivision plans, amendments to the zoning text, platting regulations and variances and similar items having to do with administration and regulatory measures. C. Conduct special studies dealing with items such as renewal, civic design, maintenance of a suitable living and working environment, economic conditions, etc. These studies may be conducted at the initiative of the Planning Commission and/or specific direction from the City Council. D. Review major public capital improvement plans against the policy and goals stated in the Comprehensive Plan for the area. E. Advise and make recommendations relative to housing, new development, and redevelopment projects proposed by the HRA prior to the final commitment of such projects by the HRA. This charge shall also relate to such responsibilities as: 1. Make recommendations to the City Council and/or HRA on the use of Federal and State Funds received for housing and community development. 2. Make recommendations to the City Council on the City's participation in other Federal, State, Metropolitan Council, County and Multi-City Housing and Community Development programs. F. Advise and make recommendations in matters relating to and affecting the environment such as: 1. Taking into account environmental concerns and the impact on the environment of any Planning Commission recommended action. 2. To cooperate with and coordinate environmental proposals and programs with other City groups and Federal, State, Metro, County and other municipal groups. 3. To make such reviews of land reclamation, filling, excavation and grading applications as are required by City ordinance or referred to the Commission by the Council; provided that no review or recommendation shall remove or limit the right of a property owner in accordance with City ordinances and the statutes and constitution of the State of Minnesota. 3 The Golden Valley Planning Commission had a relatively quiet year in 2017 in terms of applications submitted for review. There were two subdivisions considered —an increase from 2016 but well below the peak in 2014. Three Conditional Use Permits were also reviewed. The largest project brought forward was the proposed Tennant Company expansion in order to construct a new six-story office building to serve as their new World Headquarters. This complicated proposal involved an amendment to the existing Planned Unit Development, rezonings, lot consolidations, vacations of City property, and a relocation of the Damascus Way facility. A significant amount of the Commission's time in 2017 was spent developing and refining the content of the 2040 Comprehensive Plan. Commissioners took input from the public and worked with staff and consultants to review and provide feedback on all of the chapters and topics in the draft document. The information below attempts to capture in figures and graphs the activities of the Commission over the past year. Number of Planning Commission Meetings Held: 20 Meetings Cancelled: 5 Number of Joint Commission Meetings Held: 1 January 23—Community Survey, Debt & Infrastructure Joint Meeting with Environmental, Open Space and Recreation, and Human Rights Commissions, Human Services Fund, and Board of Zoning Appeals Number of Planning Applications Considered: 14 Number of Zoning Text Amendments Considered: 2 Number of Staff Led Discussions/Presentations: 17 4 Planning Applications Considered 2 � 12 ■Recommended Approval Recommended Denial Total Planning Applications by Year 2ov 2016 2015 2014 2013 0 5 10 15 20 25 30 35 2017 Planning Applications by Type PUD/Major Amend �� CUP Subdivision Rezoning Land Use Change Site Plan Review 0 1 2 3 4 5 5 Planning Applications by Type (5 years) � PUD/Major Amend �,�:,�.��, „ �_. . . :�,: , . , i ..,.:. . �'.N ., .,- .._$ CUP .�� � � Subdivision �,.� W u�A. �. ■ � Rezoning � �t ,� � �� � ��� � _.,�k ,._.,.,a.�° �,���r Land Use Change �. . 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". ,n N anV Boli {7 N a^y Bel� -, _ _.. -2� �g �.,�� �' 3 I x a'd'd'de 2'S.e E m � " `" �w�N e�V& 1le�J � � \ .s b. � � W�ZYYf�NF � \ � b��. • =.-�vneV, `a NBnYcy �%' rv v�5 y � en m a �� ; c� � � _ m�ao 8 °'°qsa Z . - a�awlH g _ P . +}'�'��4� �'�, I � _ �8, m a � z � �,s , , � _ , .� , a .� �gs� � N �v�uev avW - 3 s ', I a�V wpsslB ueW N eny u4onNPwW �69LReM4&H � � � �- ggt6eM+7dH �s � I� � Zoning Text Amendments Considered Item Description Board of Zoning Appeals Adding a Youth Member to the Board of Zoning Appeals Mobile Food Vendors Expanding the scope of food truck operations to include Residential Zoning Districts Consideration of Redevelopment Area/Tax Increment Financing (TIF) District: Douglas Drive Redevelopment Plan and Project Area; Tennant TIF District Staff Led Discussions/Presentations: Zoning Code: 3 (Height and Average Grade, Outdoor Storage, Places of Assembly) Tennant Company Concept Plan 2018-2022 Capital Improvement Program 2040 Comprehensive Plan: 12 (5 "Comp Plan Conversations" with the Public) (7 Planning Commission Work Sessions) Other PUD Amendments considered (not reviewed by Planning Commission): Minor Amendments: 2 (Global Pointe Senior—reduction in height of building and number of units) (Cornerstone Creek—replat to better define ownership of areas within building) Administrative Amendments: 1 (The Xenia —reduction in number of units and parking spaces, increase in parking deck area, relocation of indoor pool, revision of elevations) 9 Major Projects Approved Item/Location Type Description Skylab Glass Arts CUP Accessory retail in support of a glass arts studio 8838 7t"Ave S Tralee at Cutacross Subdivision Demolition of an existing home and subdivision of one lot into two 210 Cutacross Global Adult Day Services CUP Adult day care for up to 30 individuals from refugee and immigrant communities 6969 Madison Ave W Lions Park View Subdivision Demolition of an existing home and subdivision of one lot into two 7200 Harold Ave Tennant Company Major PUD Expansion of the existing campus to include a Amendment, three-story parking ramp and a six-story office 701 Lilac Drive Rezoning building Damascus Way Land Use Relocation of a 24-hour residential facility Change, serving up to 30 individuals recently released 5808 Olson Memorial Hwy Rezoning, CUP from correctional facilities or treatment centers Previously Approved Projects with Construction Pending: 2013 Global Pointe Senior Living —Senior Apartments (5200 Wayzata Boulevard) 2015 Central Park West—Phase 2 Apartments (Utica Avenue South) The Schuett Companies—Senior Apartments (9000 Golden Valley Road) 2016 Mortenson —Reconstruction of Parking Ramp (700 Meadow Lane North) Central Park West— Phase 1 Office (10 West End) io £��� �' ��� �� � �;�r�e � ��: � � �r � �s y, � � �`�� � �i k � � �'� � i ��`f y//,6 <✓k�,'�a�'�� �i%5�,� /yJ� � /� �� ax.. ��� �� <4�� � Y� S/'/ ,.a� .la/�.'�� � . � "� T'hysic�l Devel�►prn�nt i3epartrnent ���-���-�o��a�+��-���-s�o�����) Date: March 26, 2018 To: Golden Valley Planning Commission From: Emily Goellner, Associate Planner/Grant Writer Subject: Presentation of the 2017 Board of Zoning Appeals Annual Report Summary Staff has prepared a summary of the 2017 activity of the Board of Zoning Appeals in advance of the Commission's report to the City Council by the Board of Zoning Appeals Chair. The presentation of the Annual Report will provide an opportunity for discussion between Board Members and the City Council in 2018. Attachments 2017 Board of Zoning Appeals Annual Report (12 pages) ��� `��t,'°' � goard of Zonin A eals �� �������t�� �� g pp � �r�.11�� � 2017 Annual Report � a, , , , r �r /�O r � 1 , I � �s 1 / /� r ,� � 1 6'�� �l6490 + I �+��` i� � '1oi� �� 1 l � EXISTING �j+ �� Q,Vv'" � v/ �i�� ! 1 � \ '1� �'1 HOUSE 'r; `�� � 1 l ��,� 't; t � r 11�' � �� � � � � �.--� i i t � � ,' , t � ' '�'� � ^� � � "�` � �r� ; r ���r, � "'- / g�� ;'S r' � \ �9.` ,� ;i '�,,,; ��,_ -�9l R. p� r � � � i 1 t �C •' a � . ' � ' � � y � � ,�,, ,.��,�- ��'l�Jy�9 � � ,_ _,+� � �� � � _ _ � - h ` ��y '�» _''�,,'`�,` ���`s ��3't.�`O�yf��1 �� -�'- �q22�.- _ �"na� �i' . ,!'^ .� K;, � . `�.� := 4� \ -_�,l � � `�i-� �p'', 1 , .. �j N6� �o '� ��,, > � � z � S`��- ': . � �' � ,�; ,' :.��� z, s,e sr�, r. .� i � � x � t,; 2� L`� `�,� � � ~ �s�''� �-- / / �/ L z���y '\� / �p , �j `1 \ ��� �3+ � f�'�' X x,� -� /� oi�' d✓ �''pa ��,'' \ tW,.r �+. �� `ti/ � F� b / 4 G�y1" � �+�\ \ \�` �' /� ,,� o,�'�'� �,,/ �,.�.--,�g;S � , 2�..�� 1---�,,L,�-----'� /�- i � � (- � �c�, b• � �L/ �� i - aji �� � R / �ti \'\---- ��-r-M+�---._��- -�.� '� �i�Y � g� ,,�,6� S.��G186��� �( �----s�a-�_..�,-_ S^�-._��._..-- i i� � �� �L�' ,r�y��'? 4.�R*GF,Kyg���J� �'L�` \ , � !, d� /' � ----- 4 ��`p ?<e ��,�C- � �p,l�'� / � \��` --- -sir--��---- ----- �- 1 2 � t ----------- �r�-ati k� � a g� \,.�\_�Xv�---st3----�.��4� ._ t�A� i� 15 `� � � ; �6•� �I -��-._��s�----mz----���.\--_ ---�^�------f .. ,�x „u• 1 � �Q2 �n _''_ ,� ,;r , , � __ -----9,�______-�__--- - ----`� �, N ���- � ; , � � � � J � f ,. ,�'o �� �. y,� i i � , ��.�' _� � a�� � i i �_"`�.° ; : �� ' �� � , � � i �,� , ' � � ,, J f � ' -y ,-' �C J i� i� � �-- `''c� .-'.- • �o�. . � , _--� � -9' , ,� �� � .. a,�;".. i •�-- ` y � "'@��/ // i a e r- i� i♦ � �r- i� �r r�'�� F ' � tiQ'�� �" �� / 1J{! F- � 1 1 Mi t- 1 ,t-- ht ���' �6478 , �, .- �• . . � . � .. � ��_ ,'. x �_ � � ,. EXISTING � '� i _ `� � �-�`�,` ` � �gg0 HWSE ; � �-.4� � � , � ��c. ; ,�r ,.,u,..,,,,.� � - 0.' 0 ,;' ' , r-�, -yo ti5 - ��ti . � ,f� _. ��-'" ,,o �y .;: . o�. �,, t °� : 1�� ��y�� a l��� .1 �� j;; '!P\ ��` � ',(��{ ''�� � �r / � . � \ � I I / � /� ����� `,t ��,.+ � h< 1 1 1 I , K' r� �n6�\�1�� �I L� ♦i ♦i 1 ♦ L� / �.� raA,e � � ��.� ,� r . 56g•�. . � \ f��� \ /�- A 2017 Board Members David Perich, Chair George Maxwell, Vice Chair Nancy Nelson Richard Orenstein Rotating Planning Commissioner City Staff Marc Nevinski, Physical Development Director Jason Zimmerman, Planning Manager Emily Goellner, Associate Planner/Grant Writer Lisa Wittman, Administrative Assistant 2 Duties of the Board of Zoning Appeals The Board of Zoning Appeals consists of five (5) members that meet once a month if there are any petitions pending for action. All members of the Board of Zoning Appeals serve a one-(1) year term. A Planning Commissioner serves as the fifth (5t") member of the Board of Zoning Appeals. The Board of Zoning Appeals shall have the following powers: 1. To decide appeals where it is alleged that an error has been made in any Order, requirement, decision or determination and/or interpretation made by a City administrative officer in enforcement and administration of this Chapter. 2. To hear requests for variances from the requirements of this Chapter, including restrictions placed on nonconformities. Variances shall only be permitted when they are in harmony with the general purposes and intent of this Chapter and when the variances are consistent with the comprehensive plan. A variance may be granted when the petitioner for the variance establishes that there are practical difficulties in complying with this Chapter "Practical difficulties," as used in connection with the granting of a variance, means: a. The property owner proposes to use the property in a reasonable manner not permitted by this Chapter; b. The plight of the property owner is due to circumstances unique to the property not created by the property owner; and c. The variance, if granted, will not alter the essential character of the locality. 3. Economic considerations alone do not constitute practical difficulties. Practical difficulties include but are not limited to, inadequate access to direct sunlight for solar energy systems. Notwithstanding the foregoing, variances shall be granted for earth sheltered construction as defined in Minnesota Statutes section 216C.06, subdivision 14, when in harmony with this Chapter. 4. The Board of Zoning Appeals may not grant a variance that would allow any use that is not allowed for property in the Zoning District where the affected person's land is located. The Board of Zoning Appeals may impose conditions in the granting of variances. A condition must be directly related to and must bear a rough proportionality to the impact created by the variance. 5. When either the City, Hennepin County or the State of Minnesota creates or worsens a nonconforming setback or prevents or worsens compliance with the applicable parking requirements by acquiring, a portion of a lot for a public improvement, the lot owner shall be entitled as a matter of right to obtain a variance for the nonconforming setback or parking condition so created or worsened. 3 Total Number of Variances Considered: 8 Located in R-1 Residential Zoning District: 8 , _ _ � _ _ __ _ ; , ; BZA Requests by Type - 2017 � 3 . _ _ _ — — ---- ---... __-------______---- ___-- __---- -- i , i I � 2 _ 1 i ( I � ' p + _ __, _ _ ___ , � _ � __ ___, i Front Setback Side Setback Rear Setback Height Impervious Fence Height Accessory ,' Surface Structure � � Height I I ■Number of Requests � __ ----- __ ___--- _ ! � _ _ _ __ _ _ __ ---__ ___ I i BZA Decisions, 2017 � , ; � ; , , , 1 � 4 3 I i�Approved �Denied �,.Tabled i 4 TOTAL NUMBER OF PROPOSED PROJECTS REUESTING VARIANCES, BY TYPE OF PROJECT - 2017 Shed,1 Garage,2 Paved Area, 1 �'� �'*��, � �� � ��A� , a¢ � . � " � � � �r� � ������� � � �� � � � ��� � � �� ��� E � s �,����� �,�-, , � � ��� ��..�3 �... . ,�v .<�4.<�'{������,� � � � s c� ��a r s�� Fence, 1 � � ����b �� ������ �� �����` New Home or ,� ���'��`�����" � a�` �°��`:� ' Building, 1 � � , � �,..,. �;�, ������,������ � ,� �..� , � � ����, ���� ,u � > " ,��� �.sa�!;, Home or Building Addition, 1 5 Number of Variances Considered: 132 Located in R-1 Residential Zoning District: 116 Located in Institutional Zoning District: 14 Located in fndustrial Zoning District: 1 Located in Light Industrial Zoning District: 1 , __ ___ _ _ _ _---------- -- _ ___ , � BZA Requests by Type, 2013-2017 3 I �� ( Fence Height Accessory Structure Height Paved Area Accessory Structure Size Accessory Structure Location I Average Grade Shoreland Setback Articulation Building Envelope Height � RearSetback Side Setback FrontSetback _ _ _ __ , , _ _ __ � 0 5 10 15 20 25 30 35 40 45 50 55 ■Number of Requests 6 i BZA Decisions, 2013-2017 i � ; ; 9 23 �. � 100 ' ��.: r�Approved �Denied �Tabled ! TOTAL NUMBER OF PROJECTS REQUESTING VARIANCES, BY TYPE OF PROJECT: 2013-2017 Shed,3 Parking, 1 Paved Area,7 Fence,2 Garage,22 ,:��; ,���� , � .c,�,;�,a,� � �fl°iPk��"i��'� �'n�f'°i�5 s r r�'.�;;, ��k�r;i .. I I 7 ' Home or Building Addition,24 Deck, 16 Front Porch,1 New Home or Building, 11 7 Types of Variances Considered Variance Type Description Front Yard Setback Requests to build structures within 35 feet of the front yard property line in R-1, R-2, and Institutional Districts. Institutional Districts also require that at least 25 feet be landscaped and maintained as a buffer zone. Side Yard Setback Requests to build structures within the side yard setback area, which ranges from 5 feet to 50 feet depending on the type of structure and the Zoning District. Rear Yard Setback Requests to build structures within the rear yard setback area, which ranges from 5 feet to 50 feet depending on the type of structure and the Zoning District. Articulation Requests to waive articulation requirement, which requires inward or outward articulation of 2 feet in depth and 8 feet in length for every 32 feet of side wall on homes in the R-1 and R-2 Zoning Districts. Height Requests to build principal structures over the maximum height requirement, which ranges from 25 to 28 feet depending on the type of roof and the Zoning District. Fence Height Requests to build fences over the maximum height requirements, which ranges from 4 to 12 feet depending on the location on the property (front yard or side/rear yard) and the Zoning District. Building Envelope Requests to build a structure beyond the maximum building envelope, which is defined for properties within the R-1 and R-2 Zoning Districts. This includes the 2:1 or 4:1 slope requirement when the structure is taller than 15 feet at the side yard setback line. , Accessory Structure Requests to build a garage, shed, or other accessory structure in a Location location that is not completely to the rear of the principal structure or in a location that is not at least 10 feet from the principal structure. Accessory Structure Requests to build a garage, shed, or other accessory structures above Size the allowable limit of 1,000 square feet in R-1, R-2, and Institutional Zoning Districts. Accessory Structure Requests to build a garage, shed, or other accessory structures above Height the maximum height requirements, which is 10 feet in the R-1, R-2, and Institutional Zoning Districts. Average Grade Requests to change the average grade of a property by more than 1 foot. Shoreland Setback Requests to build a structure within the minimum shoreland setbacks, which are larger than standard front, side, and rear setbacks. 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