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09-11-18 PC Agenda AGENDA Planning Commission Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Tuesday, September 11, 2018 7 pm 1. Approval of Minutes July 23, 2018, Regular Planning Commission Meeting 2. Informal Public Hearing — Conditional Use Permit— 2429 Douglas Drive North — CU-161 Applicant: Retro Companies, Inc. Address: 2429 Douglas Drive North Purpose: To allow for a 22 unit senior and transitional care facility in the R-2 Zoning District. 3. Draft 2040 Comp Update — Public Comments --Short Recess-- 4. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings 5. Other Business • Council Liaison Report 6. Adjournment Ti�is document is availalale in alter�}ate formats upo��a 72-ht�ur request. Please call 7G3-593-8006(TTY.763-593-39b�)to make a request. Ex�rnpl�s af alternate formats n�ay inciude large�riitt,electror�ic, Braille,audioc�ssefte,etc. Regular Meeting of the Golden Valley Planning Commission July 23, 2018 A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday, July 23, 2018. Chair Baker called the meeting to order at 7:03 pm. Those present were Planning Commissioners Baker, Black, Blum, Brookins, and Pockl. Also present were Planning Manager Jason Zimmerman, Planning Intern Arny Morgan, and Administrative Assistant Lisa Wittman. Commissioners Angell, Johnson, and Segelbaum were absent. 1. Approval of Minutes July 9, 2018, Regular Planning Commission Meeting Black noted that the date was missing from the first paragraph. ' MOVED by Brookins, seconded by Blum and motion carried unanimously to approve the July 9, 2018, minutes with the above noted correction. 2. Discussion — Future Land Use Map Zimmerman stated that the City Manager would like the Planning Commission to review the proposed Future Land Use Map again to make sure they are comfortable wifih it going forward. He referred to the Map and'said there are five areas that he would like the Commission to focus on.' The first area Zimm�rman discussed is the MnDOT and State Highway Patrol site at Duluth Street and Highway 100. He stated that the proposed Future Land Use Map has this property guided for;mixed use. He explained that the property owners are preparing a master plan to improve the site and have said they are not intending on leaving so staff is proposing ta r�-gu,ide the property to match the current use instead of guiding it Mixed Use. Baker questioned the access to the green area on the southwest corner of the site. Zimmerman stated that there is an office building located on that corner, but that there is an existing trail and public access to the green space. Blum stated that he has been in this facility and that it is used mostly for storage for vehicles. He said he agrees that there is a lot of potential for this site and is happy they are preparing a master plan to improve it. Brookins asked what uses could occur at this site based on the current zoning. Zimmerman stated that it would probably be zoned for a civic use and that a PUD could be needed as a part of their master plan. Minutes of the Golden Valley Planning Commission July 23, 2018 Page 2 Baker asked if a PUD would constrain them from selling off part of the property. Zimmerman said no, but there would need to be a PUD amendment done if that happened. The next area Zimmerman discussed is the corner of Golden Valley Road and Lilac Drive. He stated that there is still an applicant considering a senior living facility for these properties and added that the applicant's proposal will be amended to include fewer units and less height/massing. Black asked if the recommendation is to guide these properties Low Det�sity Residential. Zimmerman said yes, staff is recommending that the properties remain'Low Density. The next area Zimmerman discussed is the northeast corner of Golden Vafley F�oad and Douglas Drive. He stated that staff is not suggesting a change fc�r this corner and that the vision for the area is the same, he is just looking for confirmation that it shoui'd remain guided for high density residential and if that is the right use of this corner. Baker asked if anyone has expressed concerns about this corner being designated for high density residential. Zimmerman stated that during the lasfi Comp Plan update is was guided and rezoned to High Density Residential and some residents were opposed to that so the properties were rezoned to Medium Density. . Blum asked about the properties to the north of these: Zimmerman stated that the apartments and condos are staying. Baker asked if High Density Resi�lential �ts wifh the Douglas Drive Study. Zimmerman said yes, it is consistent with the Dauglas Drive Study to guide these properties High Density Residential. Baker asked if public access a[ong the creek is something that could be included with these properties. Zirnm�rman said yes because any development done here would probably require a PUD sa there could be opportunities to include access along the creek. Brookins said he is concerned that the parcels might not get developed if they are guided High Density Residential. Zimmerman noted the Medium Density might not work, but higher density encourages development in some ways. The next area Zimmerman discussed is the southeast corner of Winnetka Avenue and Highway 55. H� stated that the area is currently guided Low Density Residential and that the proposed Future Land Use Map guides it Medium Density Residential. He stated that there is the challenge of many separate property owners and there is concern about traffic among other things. He added that Medium Density would allow for a senior living facility and that a higher density use might be too much for some neighbors, but leaving it R-1, Low Density would be a disservice. Baker asked how to go about building consensus about something being developed here. Zimmerman stated that a developer would build the narrative because the City isn't Minutes of the Golden Valley Planning Commission July 23, 2018 Page 3 proposing a project, but rather saying what the appropriate land use would be and helping address concerns. Blum asked if the HRA could engage in buying the parcels to make a larger development and market it that way. Zimmerman noted that the City owns one of the lots, but the Golden Valley HRA does not have a levy like some other cities do. Baker said he thinks the City needs to be more active with this development. He asked if the parcels involved are owner occupied or if they are rentals. Zimmerman said there are some rental properties, but most of them are owner occupied. Zimmerman asked the Commissioners how they feel about guiding these properties Medium Density and added that he'd rather be more conservative about the density rather than allowing for higher density right away. Brookins said he sees High D�nsity as a better option. Baker said starting with Medium Density and going to High D�nsity might seem incremental and he doesn't want it to look like the City is playing games. Zimmerman added that if these properties are rezoned to R-4 a develaper could build an apartment building without any affordable housing because they wouldn't need to apply for a rezoning which would trigger the affordable housing requirements. Brookins reiterated that he thinks this area should be high d�nsity especially with the amenities across Highway 55. Blum agreed and noted that when high density development has been discussed in the past they've talked`about putting it on busier streets, highways, or major road int�rsections. Bak�r agreed that there are a lot of good reasons to zone these properties R-4. Z[mmerman noted that if the intersection can't handle the traffic of a high density development that might bring the density of a development down and naturally s�lve some of issues. Blum referred to the area by,Wally Street to the west and said that is another island of single family homes surrounded by more industrial type uses and questioned if that area should also be designated for higher density. Zimmerman stated that one of the big challenges in that area is that there is only one entrance into the neighborhood off of General Mills Blvd. Baker said he is suppvrtive of higher density at the corner of Winnetka and Highway 55. Black asked if the City envisions higher density at this location. Zimmerman said yes, the City envisions some sort of higher density, but a traffic study will show better what type of use would work here. Pockl said she agrees with High Density Residential in this area and ask�d if there is a way to envelope the homes to the east across the street to Rhode Island Avenue. Zimmerman stated that the homes on Rhode Island Avenue are all brand new. The last area Zimmerman discussed was the properties on the west side of Winnetka Avenue south of Medicine Lake Road. He stated that the properties he is referring to are currently an office and a single family home. He said that there is not a demand for office in this area and the owner thinks a commercial use might be better. The neighborhood did not like the idea of a commercial use is this area and staff thinks Medium Density Residential might work here. Minutes of the Golden Valley Planning Commission July 23, 2018 Page 4 Black said it looks like a great spot for townhomes. Zimmerman agreed that townhomes or a two or three story apartment building could work. He added that the owner is interested in developing a multi-family development. Brookins asked about the right-of-way property near Turners Crossroad and Highway 100. Zimmerman stated that the plan for that property is to engage the residents in the area about some sort of R-2 or R-3 residential use. Baker asked how many lots would be possible in this right-of-way area. Zimmerman said it is hard to say because it is an odd shape. He added that a PUD would probably be needed to develop some sart of small multi-family building. Zimmerman stated that the public comment period for the Comp Plan Update has ended and that staff will be going through the comments and summarizing them all Qve�the next few months. � 3. Reports on Meetings of the Housing and Redevelopment Authc�rity, City Council, Board of Zoning Appeals and other Meetings No other meetings were discussed. 4. Other Business Zimmerman referred to topics that tl�e Planning`Commissioners have brought up in the past and would like to discuss. These top,ics include: • Sunset provisions for grandfathered (existing) non-conformities • Planning Commission eduGa#ion of capital projects or other proposals/designs relat�d to the Comprehensive Plan. The Commission would be more effective by being better informed of all planning with respect to: 1. Bicycle facilities and sidewalks 2. Roads and traffic,improvements 3. Infrastructwre - S�wer 4. {nfrastructure --UVater • Affordable Housing initiatives • Drones • Overlay districts • Identifying and discussing transit bottlenecks in the city Baker said he would like to discuss the City being more deliberate and assertive in green, sustainable, and alternative energy codes. Minutes of the Golden Valley Planning Commission July 23, 2018 Page 5 Zimmerman asked the Commissioners if they are interested in leading a discussion or presenting information on any of the topics. Blum said he thinks a drone ordinance could be useful but he would like to know if there is interest from staff first. He said discussing overlay districts is of greater interest to him and that he would like to focus on that. Zimmerman said he would do some research, gather information and bring it back to the Planning Commission in the future. Zimmerman gave an update of the recent ULI workshop which studied th� downtown area and said he would share their recommendations with the Commission wh�n they are available. • Council Liaison Report Schmidgall referred to the ULI workshop and said he was impresset� with some of the drawings that were done and some of the ideas that they have come up with. Blum asked about the most compelling thing ULI showed the City. Schmidgall stated that their plans included going all the way to Lewis Road on the �ast which' he figured wouldn't be included. Schmidgall stated the City has officially kicked off the Lime bike program and said it should be fun to be a part of this program: Black stated that this would be his last Planning Commission meeting. The Commission thanked Black for his service and wished`him good luck. 5. Adjournment The meeting was adjourned at 8:13 pm Ron Blum, Secretary Lisa Wittman, Administrative Assistant ��W�..�� Nffi�a:... 3:j, Ph��ic�1 I��v+��rprn�r�� i�►+ep�rt�rn.e��t �s�-��-�v��-��-��c�� Date: September 11, 2018 To: Golden Valley Planning Commission From: Emily Goellner, Associate Planner/Grant Writer Subject: Informal Public Hearing—Conditional Use Permit (CUP-161)to Allow for a Residential Facility serving up to 22 persons at 2429 Douglas Drive—Retro Companies, Inc., Applicant Summary Retro Companies, Inc., represented by Todd Ofsthun of TCO Design, is proposing to locate a 24- hour comprehensive care residential facility for 22 individuals at 2429 Douglas Drive. This Residential Facility would include assisted living, memory care, and transitional care. The property was recently approved by the City Council (5-0)to be rezoned from an R-1 Single-Family Residential Zoning District to an R-2 Moderate Density Residential Zoning District. Residential Facilities are licensed by the State of Minnesota to provide 24-hour care. They are permitted in the R-2 Zoning District when serving 6 or fewer persons. If the Facility serves between 7 and 25 persons, the Facility requires a Conditional Use Permit (CUP). Facilities serving more than 25 persons also require a CUP, but must locate only in the R-3 or R-4 Residential Zoning Districts. The applicant, Retro Companies, Inc., is licensed by the Minnesota Department of Health to provide services for people who, because of an illness, disability, or physical condition, cannot perform the tasks for themselves, or who cannot travel to receive health services. The applicant operates a similar facility in a residential neighborhood in Fridley. The proposed facility and site is designed to meet R-2 zoning standards and would consist of two floors of assisted senior living and transitional care units. The first floor would include 8 care units and a gathering/dining space. The second floor would include 14 care units and a small office/day area. There would be a total of 22 care units. Existing Conditions The property is located on Douglas Drive, which was reconstructed in 2017. A single-family home was demolished in 2017 after it was damaged by lightning. The lot is approximately .51 acres. There are single-family and two-family homes located to north, east, and west. A vacant city- owned property and Sandburg Athletic Facility is located to the south. A location map is attached. Employees and Visitors The application states that there will be a maximum of 7 employees when the facility is full —the number required by the State for this type of facility and care. The anticipated employees and visitors during the day is as follows: Shift 1: 7am to 3pm —7 employees and 2-3 visitors at a time (assumes average 30 minute visits) Shift 2: 3pm to 11pm —5 employees and 4-6 visitors at a time (assumes average 30 minute visitsj Shift 3: 11pm to 7am—3 employees and 0-2 visitors at a time (assumes average 30 minute visits) Parking,Traffic, and Deliveries The site will be accessed from Douglas Drive and will include 12 exterior surface parking stalls. City Code requires 5 parking spaces for this type of facility with this number of beds. This use would generate a small amount of vehicle trips. Douglas Drive has more than sufficient capacity to accommodate this use. Staff recommends that all vehicle deliveries must take place on-site and must occur after 8 am on weekdays and weekends. This has been added to the recommended conditions for approval. Neighborhood Mailing A mailing was sent to property owners within 500 feet of this site by the applicant on August 29, 2018. No comments or questions have been received. Potential for Second Phase of Development The property to the south, 2417 Douglas Drive, is a vacant City-owned parcel. A single-family home was located on this property prior to the reconstruction of Douglas Drive. The City acquired the property during that process at the request of the property owner. At that time, the City assumed that the land could be used as a parking lot for Sandburg Athletic Facility since there were parking issues in the area. Since then, the parking problem has been addressed. The significant capital investment required for the construction of a parking lot is probably no longer warranted, especially if a lot can be built in the future utilizing land already within the boundaries of the Sandburg Athletic Facility. Staff recommends that this property be utilized for residential development in the future. In the draft 2040 Comp Plan, it is guided for Moderate Density Residential (equivalent to R-2 Zoning). The City has completed an appraisal and survey of this property to prepare it for sale. Retro Companies has expressed interest in this property for a second residential facility or an expansion of this proposed facility. If the applicant pursues this opportunity, additional public hearings and approvals would be required at that time. The CUP application under consideration now is only for 22 units at 2429 Douglas Drive (see attached plans and project narrative). Mixed Income Housing Policy This proposed Residential Facility is exempt from the Mixed Income Housing Policy requirements because it is not a market rate residential rental development. The proposed building is designed for residents requiring 24-hour medical care and does not include any units designed for independent living. Evaluation The findings and recommendations for a Conditional Use Permit are based upon any or all of the following factors: 1. Demonstrated Need for the Proposed Use:The applicant has indicated that the market in Golden Valley would be supportive of the type of housing being proposed for this location. 2. Consistency with the Comprehensive Plan:The proposed residential facility use is consistent with the General Land Use Plan Map and the Comprehensive Plan. The Comprehensive Plan states that a variety of housing types and designs should be provided in order to allow for greater housing choices for Golden Valley residents. 3. Effect on Property Values: There is no evidence to support an argument that property values would be either positively or negatively affected by the presence of a residential facility in this location. Assessing staff anticipates that there will be no effect as long as the property is well maintained. 4. Effect on Traffic:The number of trips associated with the proposed use will not generate any negative traffic impacts to the surrounding areas. However, deliveries to the property should be made off-street whenever possible to mitigate short-term congestion. 5. Effect of Increases in Population and Density:The proposal will increase the population at the location as compared to the previous use. This is not expected to have a negative impact. 6. Mixed Income Housing Policy:This proposed Residential Facility is exempt from the Mixed Income Housing Policy requirements because it is not a market rate residential rental development. The proposed building is designed for residents requiring 24-hour medical care and does not include any units designed for independent living. 7. Increase in Noise Levels: This use will generate slightly more noise than a typical single-family home due to regularly scheduled deliveries. However, deliveries will be limited to regular business hours. 8. Impact of Dust, Odor, or Vibration:The proposed use is not anticipated to cause an increase in dust, odor, or vibrations. 9. Impact of Pests:The proposed use is not anticipated to attract pests. 10. Visual Impact:The proposed facility adheres to the R-2 zoning requirements and is designed to fit the character of the surrounding neighborhood. The building orientation on the site allows for the front side of the facility to look similar in size to a single family home while extending further back into the site. It would have minimal visual impact and would be consistent with other properties in the area. 11. Other Impacts to the City and Residents: Staff does not anticipate any other negative effects of the proposed use. The use is expected to make a positive impact on new residents of the facility. Recommended Action Staff recommends approval of Conditional Use Permit 161 allowing for a Residential Facility serving up to 22 persons at 2429 Douglas Drive. The approval of a Conditional Use Permit is subject to the following conditions: 1. The facility may serve up to 22 persons and must maintain appropriate licensure from the State of Minnesota. 2. All vehicle deliveries shall take place on-site and shall not take place on the street. Scheduled deliveries to the property must occur after 8 am on weekdays and weekends. 3. The exterior dumpster shall be screened from view and made of material compatible with the building. This approval is subject to all other state, federal, and local ordinances, regulations, or laws with authority over this development. Failure to comply with one of more of the above conditions shall be grounds for revocation of the CUP. Consistent with State statute, a certified copy of the CUP must be recorded with Hennepin County. Attachments Location Map (1 page) Applicant's Narrative (5 pages) Memo from Engineering Division dated September 4, 2018 (1 page) Memo from Fire Department dated September 4, 2018 (1 page) Plans submitted by TCO Design on August 3, 2018 (7 pages) � �� :,; � . , �;, 6531 6525 6509 5435 6405 6339 2$65 2560 2540 2530 25� 6040 c= 2531 252� c 6050 fi 2525 2520 2515 2517 �� 6055 ��lS Subject Property z�s `��<� zsos ss,o ,,; yr ` 2465 ( � 2502 2541 2q55 � 2501 2455 2430 24A5 � � 2429 ti��r � 6127 ,�� 2435 2417 6177 ti,?;1d'Jur g 67 07 AtiileGc ' ��5 f t3C17it y 2410 2415 2400 2400 6150 6130 6120 6110 61A0 ,, . ��..m`�:��.�� 4 , � � �� ..� � ; � � AUG 0 3 2018 � � �Ga S � v�, � ��:____________�__ 9330 Thomas Avenue North, Brooklyn Park, MN 55444 Office 763-424-3676 cell 952-994-8276 todd@tcodesign.net August 1, 2018 Re: Conditional Use Permit Application 2429 Douglas Drive North Golden Valiey, MN 55422 City of Golden Valley Planning Department 7800 Golden Valley Road Golden Valley, MN 55427 Retro Companies Inc. Comprehensive Care Facility — Project Narrative Background This property had a fire damaged house when Retro Companies Inc. came across it and determined it would be a nice quiet location for their project. The proposed project is an assisted living and transitional care facility with approximately 11,700 SF containing approximately 22 senior and transitional care units. The proposed structure will be two stories. The project will be located at 2429 Douglas Drive North. The existing fire damaged house has already been removed by Retro Companies, Inc. The property has Douglas Drive North to the East. The new facility will be accessed with a curb cut from Douglas Drive North. There are several advantages to a residential care facility for this neighborhood. It is important to the owner and operators that this facility is well maintained and run. All aspects of site and building maintenance will be kept to high standards. The families and groups associated with Comprehensive Care have high standards for this type of facility and for their patients. They are caring family members, medical professionals or business professionals. These types of facilities are quiet and low key. There will be no large and loud parties or gatherings. Its 24 hour a day security will be a nice buffer from the busy Douglas Drive area. I similar facility we were involved with during concept and application has proven to be an asset to their neighborhood in Fridley. The high maintenance, quality landscaping, quiet nature of the facility and the 6-0 privacy (similar to this proposed facility) has pleased the City staff and neighbors. Factors of evaluation 1. All cities have demonstrated a need for assisted living and memory care facility. New facilities fill quickly. Another project TCO Design is connected with has a study showing a need for 46 units in this area of Golden Valley. 2. A small assisted living and memory care facility in a Moderate Density neighborhood is consistent with the Comprehensive Plan of the City by providing a needed service while fitting with existing available City utilities and County road. 3. The new building and lot will have a value of$1,000,000-$1,500,000 when finished compared to current property values of$275,000-$325,000 in the area. 4. This type of facility will have minimum impact on traffic flow and congestion. None of the residents will have vehicles. The number of car trips will be comparable to a single-family duplex. The newly updated County road is adequate to support such traffic. 5. Because the residents stay mostly on site or organized day trips, there will be minimal effect on surrounding land uses. The staff will also perform their duties on site and will have a positive effect by patronizing local businesses. 6. The proposed use may be difficult to state that it is in compliance with the City's Mixed Income Housing Policy. It is not a private facility and therefore, is available to Resident's regardless of income. 7. The proposed facility will not increase noise levels over the allowed uses for this neighborhood. The facility will have more activity than the usual Moderate Density use in the mornings during the week but will be quieter in the evenings and weekends compared to typical homes. No large parties or gatherings. 8. The proposed use does not generate unusual odors, dust, smoke, gas, or vibrations. 9. The proposed facility will not increase flies, rats, or other vermin in the area. It will likely be less than the average area land use by having a high level of maintenance by professionals. 10. The proposed building will use exterior materials consistent with current residential construction. We will use a nice balance of manufactured stone and `LP SmartSide'. The siding will vary using a combination of textures and colors. Other architectural features such as decorative vents and brackets will be used to add visual interest. The roof will be finished with `shake look' architectural asphalt shingles. 11. The proposed facility will be highly maintained. It will have 24 hour a day security and will be taken care of residents in need of their services. Because of this, this proposed facility will have a positive effect upon the general public health, safety, and welfare of the City and its residents. Zoninq and Land Use 2429 Douglas Drive North is currently guided and zoned Single-Family R-1 Residential. Retro Companies, Inc. has already re-guided and re-zoned this property to Moderate Density R-2 Residential. The Planning Commission and City Council has unanimously approved the Zoning Map Amendment and General Land Use Map Amendment applications. We are waiting for the Met Council's final approval. The property is approximately 0.58 acres. The Comprehensive Care Facility will be the sole principal structure on the property. A conditional use permit will be required to allow the assisted living use on the new R-2 zoning. Buildin The proposed building will consist of two floors of assisted senior living and transitional care units. The first floor will be�5002 sq.ft. There will be 8 care units on the first floor along with a generous gathering/dining space. The second floor will be�6302 sq.ft. tt will have 14 care units along with a small office/day area. There will be a total of 22 care units. An etevator will be provided in the main dining area. The residents will get assisted living care, memory care and transitional care. Transitional care being patients that need 24-hour care, but do not qualify to stay in a hospital or have family or friends that can give them that level of care. Examples would be post-op, pre-op, dialysis, bariatrics, respirator, etc. Transitional care residents are quiet and static. Memory care patients are not allowed to wander outside of the facility without being accompanied by a care team member. The residents of this facility will not have vehicles of their own and will not leave the facility without be accompanied by a staff member or family member. The facility will operate under the Minnesota state Comprehensive Care License. The maximum number of employees when the facility is full will be 7. This is the number of employee required by the State for this type of facility and care. This is also the number that a management company needs to provide the patients with meals, personal hygiene, housekeeping and any other patient needs. Building and exterior maintenance will be out sourced. The proposed facility operates 24 hours a day, but is only available to employees, residents and expected guests. The anticipated employees and visitors during the day is as follows: Shift 1 —7am to 3pm —7 employees and 2-3 visitors at a time (assumes average 30 minute visits). Shift 2—3pm to 11 pm —5 employees and 4-6 visitors at a time (assumes average 30 minute visits). Shift 3- 11 pm to 7am—3 employees and 0-2 visitors at a time (assumes average 30 minute visits). These are anticipated and are adjusted and dealt with based on patient needs at the time. Slte The overall site is approximately 0.58 acres and the area to be disturbed for the proposed project is roughly 0.35 acres. The site is designed to meet R-2 zoning standards. Setbacks for the property are per the table below. Buildin Setback Pavement Setback Re uired Pro osed Re uired Pro osed Front/Dougtas 35 Feet 35 Feet 35 Feet 35+ Feet Drive ROW Side Yard /(North 13 Feet 13+ Feet 6.5 Feet 6.5+ Feet and South Rear Yard / 25 Feet 25+ Feet 25 Feet 25+ Feet (West) Access and Parkinq Site access is provided with a curb cut off Douglas Drive North. Parking has been provided to serve the proposed building in adherence to City Code with 12 exterior surface stalls. The City requires 5 off street parking spaces for this type of facility with this number of beds. An accessible stall is provided in front of the building with a curb cut ramp providing access to the main concrete sidewalk. The stalls are 9'x18.5' and adjacent to a concrete sidewalk to account for bumper overhang. Drive aisles are 24' in width. An emergency vehicle turn around was not perceived to be necessary because of the shallow depth and access from Douglas Drive North. There is plenty of on-site snow storage space. . Landscapinq and Tree Preservation Landscaping is designed to provide site character and blend into the surrounding existing tree canopy. We plan to preserve existing trees that fall outside of the grading limits and provide 6-0 tall fence screening from abutting residential properties. The project will have a proposed planting schedule which provides ample landscaping and screening for the site. The types (species) of new trees and minimum size specified meets the City ordinance. Grading Drainaqe, Utilities and Stormwater Treatment Proposed site grades, drive aisles, parking areas, utilities and stormwater treatment will be addressed by our civil Engineer prior to building permit application. Retro Companies Development Schedule July,2018—Application to the City of Golden Valley Fall, 2018—Building Permit Application Fall,2018—Begin Construction covwvu.erc�a�Dra-�i,v�.� awd t-rovwe pesC�v�. ped�cat�ov�.to exce��ewce � ��O � � � 9330 Thomas Avenue North, Brooklyn Park, MN 55444 Office 763-424-3676 cell 952-994-8276 todd@tcodesign.net September 6, 2018 Re: Mixed Income Housing , Policy Applicability 2429 Douglas Drive North Golden Valley, MN 55422 City of Golden Valley Planning Department 7800 Golden Valley Road Golden Valley, MN 55427 Emily, Here is our expanded explanation of our projects applicability to your Mixed Income Housing Policy. Your policy has three items that it applies to: 1. Market rate residential rental developments that add or create ten or more units and receive approval under a Conditional Use Permit, Zoning Map Amendment, Comprehensive Plan Map Amendment, or Planned Unit Development, or that receive Financial Assistance from the City, subject to all applicable sections of the City Code. We don't feel that our facility falls under a `market rate residential rental development'. The facility has been designed for high acuity guests. It has small, hospital size rooms that share a bathroom. There will be structural reinforcement in the ceilings for patient lift slings to help the staff move bariatric guests or other guests that lack the ability to move on their own. It allows servicing Long Term Acute Care (LTAC)guests. Golden Valley hospital takes patients from surgery centers and the hospital. Those patients can stay up to 60 days at that facility. Our facility can house these patients after the 60 days. The design of the facility, the use of a Minnesota Comprehensive Care License and qualified staff allow care of guests who are wheel chair bound, bariatric, veterans, renal failure, memory care or any other special needs. While the majority of cost will be covered by private funds, the facility will accept Medicare and VA benefits as a supplement. Because this facility and care is geared more towards LTAC hospital patient care, we feel it does not fit the `market rate residential rental development' model. 2. All for sale residential developments that add or create ten or more units. The units within this facility are not for sale. 3. Any residential development for which the developer voluntarily opts in to this Policy. For the reason stated above, we don't feel this facility falls under a `residential development' definition and the Developer for the moment does not `voluntarily opt in to this Policy'. Thank you for your consideration, Todd Ofsthun, TCO Design covu.w�.erci.a�pra-�i.v� Awd 1-tovu.0 DEsi.�w pedtcattow to excel.�ewce �;�.��}.� �� '��k�W Ph��i��1 I��e�r�l�►��r�►��n�t I��.a�tme�� Z�r3-s93-8�3C!l 7�3-5�3w3"��f�{fax� Date: September 4, 2018 To: Jason Zimmerman, Planning Manager From: Jeff Oliver, PE, City Engineer Eric Eckman, Development and Assets Supervisor Subject: CUP— Retro Companies—2429 Douglas Drive North Engineering staff has reviewed the application to construct a two-story assisted living and transitional care facility containing 22 units at 2429 Douglas Drive North. The comments contained in this memorandum are based on plans dated July 30, 2018. 1. Plats and easements. City records indicate the subject property is unplatted and therefore there are no platted easements dedicated over the property. However, the City acquired a permanent easement for street and utilities over a portion of the property abutting Douglas Drive in 2015 as part of the Douglas Drive reconstruction project. This easement area appears to be accurately reflected in the plans submitted. 2. Demolition—The house that previously occupied this property was demolished in 2017. 3. Site Plan and Access- Plans indicate the existing driveway will be expanded from 18 feet wide to 24 feet wide to provide access to the new building and parking lot. The sidewalk, curb, and driveway apron constructed as part of the Douglas Drive improvements will be impacted by this expansion. The developer or contractor will need to obtain Right-of-Way Management permits from the City and Hennepin County before starting work. All improvements must meet City and County requirements, including ADA accessibility guidelines. As a reminder, in order to protect the City and County's investment in infrastructure, no pavements cuts or excavations are allowed between November 1 and the date that spring load restrictions are lifted by MnDOT, typically around late April or early May. 4. Sidewalks and Trails—The plans show a private sidewalk connection from the building to the sidewalk along Douglas. Staff supports this connection. 5. Utility Plan —A preliminary utility plan was submitted as part of this application. The plan shows the construction of new water and sewer services from the City's mains under Douglas Drive to the new building. Comments on the plan follow and must be addressed before permit issuance. a. The existing water and sewer services to this property were sized for single family residential use and will not be reused. The existing services must be removed all the way to the City's mains under pouglas Drive if pavement impacts are expected as part of this project. b. Plans show that a portion of the new services under pouglas Drive will be directionally bored underground to minimize impacts to the street. However, some excavation will be required to connect to the City's water main. Douglas Drive is a County Highway and was recently reconstructed. The County has indicated, if the roadway is impacted, it will need to be restored to meet County standards, which may include concrete replacement, full-width asphalt mill and overlay to an extent determined by the County, and replacement of ground-in pavement markings. A Hennepin County permit is required for this work. Staff supports the applicant's efforts to minimize roadway impacts and will further discuss the utility plan with the applicant and County staff prior to permitting. c. Because the proposed development will provide critical care services to vulnerable populations, and in order to minimize service disruptions, water shut-off valves must be added to all three legs of the "tee" intersection where the service meets the City's main. This will be discussed further as part of the final approval of the utility plan at the time of permitting. d. New private utilities such as gas, electric, and communications must be installed underground to the new building. Pavement impacts must be avoided or minimized and restored to County standards as part of the installation. e. Inflow and Infiltration (I/I) -The City has a Sanitary Sewer I/I Reduction Ordinance to reduce the amount of clear water entering the sewer system. All buildings and sewer services are subject to the City's I/I Ordinance and properties must obtain a certificate of compliance. All new or rehabilitated sewer services must be inspected by the City after construction, and must achieve compliance with the City's I/I Ordinance prior to occupancy. f. City sewer, water, and storm sewer permits are required for this development. MCES and City SAC and WAC fees apply. g. City and County Right-of-Way Management permits are required for all excavations and obstructions within public right-of-way. The details and extent of restoration will be determined by the City Engineer and County staff at the time of permitting. As a reminder, in order to protect the City and County's investment in infrastructure, no pavements cuts or excavations are allowed between November 1 and the date that spring load restrictions are lifted by MnDOT. 6. Stormwater Management—The applicant has submitted a preliminary grading, drainage, and erosion control plan (stormwater plan). Comments on this plan follow and must be addressed before permit issuance. a. The Bassett Creek Watershed must review and approve the erosion and sediment control plan for this development as it exceeds 10,000 square feet of disturbance. The plans must be submitted to the City's Engineering division for preliminary approval prior to submittal to the Watershed. b. Porous asphalt is being proposed in the parking lot to reduce the volume of stormwater runoff from the site. Please submit soil borings, calculations, standard details/profiles/specifications, as well as an operation and maintenance plan for this facility. This includes a sweeping and chloride management plan. c. The storm sewer main proposed in the east area of the site must be re-routed so it travels perpendicular, not diagonal, through the public right-of-way to connect to the storm sewer in Douglas Drive. This will likely require adding a manhole on private property. The manhole must include a 4-foot-deep sump to remove sediment prior to discharge to the public stormwater system. d. A maintenance agreement must be executed between the City and the owner, outlining the owner's maintenance obligations for the private utilities and stormwater treatment facilities. The City will draft the agreement for the owner's signature. e, A City Stormwater Management Permit is required for development of this site. The application must include the fee, financial security, and a stormwater plan meeting the City's standards. 7. Tree and landscape Plan—A Tree and Landscape Permit is required for development of this site and must be issued before beginning any work onsite. The applicant/developer must submit a tree survey and tabular inventory showing all significant and legacy trees present on the site, as well as a plan showing all trees and vegetation to be removed, protected, or planted consistent with city code. Staff encourages site design that retains the existing healthy trees and vegetation whenever feasible. Consistent with the City's natural resources management plan, staff recommends removing buckthorn and any other exotic, invasive, or noxious vegetation located on the property as part of this development and in accordance with state and local laws. The City Forester will review the inventory and plan in more detail at the time of permitting. 8. Permits -The Developer must obtain all appropriate permits from the City, County, and other governmental entities, including but not limited to Stormwater Management, Right- of-Way Management, Tree and Landscape, Sewer, Water, Storm Sewer, and other permits that may be required for development of this site. Recommendation Engineering staff recommends approval of the Retro Companies CUP subject to the conditions set forth by the Planning Division and 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 report. C: Tim Cruikshank, City Manager Marc Nevinski, Physical Development Director Sue Virnig, Finance Director Maria Cisneros, City Attorney Emily Goellner, Associate Planner John Crelly, Fire Chief Joe Kauth, Building Official Tim Kieffer, Public Works Maintenance Manager AI Lundstrom, Park Maintenance Supervisor and City Forester Marshall Beugen, Street &Vehicle Maintenance Supervisor Joe Hansen, Utilities Supervisor RJ Kakach, Assistant City Engineer Karen Moores, Engineering Technician Drew Chirpich, Environmental Specialist �%�9�r �l �!�s ��. �� : � �,�. � Fire Department 763-593-8079/763-593-8098 (fax) Date: September 4, 2018 To: Emily Goeliner From: Ted Massicotte, Deputy Fire Chief Subject: CUP—161, Retro Companies—2429 Douglas Dr. N. I have reviewed the conditional use permit proposal from Retro Companies for a new assisted living/transitional care facility to be located at 2429 Douglas Drive N. At this time, I have no comments on the proposal and based on Minnesota State Fire Code (MSFC) and Minnesota State Building Code (SBC) it appears that this use would be acceptable. Moving forward the owner will still need to comply with all MSFC and SBC requirements for construction. 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U zz I N � I I o =I .�.a � � I Q � ~ I � .a a � I Z � � Z L Q p Z = i � � � a I � O � J I � I O � � i a l � N Z W LJ,J N � Iv I � C� I o I � �O I o I k I W ¢ J�1 O . � x ��O � 0 ¢�� O � a 3>� � _x . i �� aQ�' w�Q� -LU � I pa� w � V I v =ai a z o� � L` V-❑ N U � QZa � I 1 O. LL¢�n z 5� a � `�----- I w�g ¢ 0 I �� ' W � zw� � \ a LL a rn w � S I Ni-� � O � FU � I Q�Z O � ~Y� � R r� � LL¢w w Q� �a¢ f- L ° ��o 0 � � a�ua��en�.�� N,9 m�� o z—x—z—x—z—z—x—x—x—x—x—x—x—x—z—x x—x i�p 0 m � � � � � a � � � � � � � _ U . , , 6inP��l!II!lfl 98LLS�u&saQ�Otl�\Buuaaui6u3\ui auua4-lZ-BCL-6Z�Ranins�:� �.t�`�� ,�y�"';�'�' � �'"h�si�c�1 I�e�e1��►me�t I�e�artnner�t 7f��-593-8t�9✓176�W��3-s1t�°9(fax) Date: September 11, 2018 To: Golden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Update on Draft 2040 Comprehensive Plan —Public Comments Public Comments The public comment period for the draft 2040 Comprehensive Plan ended on July 15, 2018. Over the 60 days the document was available for review, staff received 38 comments via the Comp Plan website, eight comments via email, and one comment/discussion by phone. Not every public comment was a request for a change or addition to the document (a handful were simply notes of praise for the work done to date), and a number of comments were duplicates in terms of their message. When combined and simplified, staff generated the following summary list of items that were put forward by the public for consideration by the City: 1. Reconcile creating walkable areas with requirements for buffers and protecting residential neighborhoods 2. Need more land designated for moderate and medium density housing 3. Preserve Scheid Park—say no to a fire station (x13) 4. Add composting/organic recycling to the City's waste management responsibilities (x2) 5. Provide greater support for sustainability through alternative energy 6. Place a higher priority on buckthorn control and removal 7. Offer a wider variety of housing options for a broad range of people/families 8. More transparency around City finances 9. Revisit the I/I program and reduce the burden on single family homes 10. Question if more senior housing is necessary or should the City support aging in place 11. Raise the bar with respect to Resilience and Sustainability goals 12. Provide analysis of racial and economic disparities in Golden Valley 13. Expand policies and programs to address affordable housing 14. Support employees in manufacturing and health care sectors 15. Focus on small businesses and zone for small retail and commercial spaces 16. Replace the word "citizen" with "resident" in the text; clarify calls for diversity 17. Add a dynamic mission statement to the beginning of document 18. Offer City support for the preservation of"historic" properties 1 19. Encourage local food production/consumption through community gardening 20. Address excessive speeds on roads (x2) 21. Support developments for independent seniors 22. Address maintenance problems in Lakeview Park 23. Create task force to address developing technologies 24. Pursue co-working facilities for small businesses and creatives 25. Address emergency preparedness and response planning 26. Commit to numbers for affordable housing; support a HRA levy for funding 27. Support home rehab/improvement programs Over the next two months, staff will work to understand and address as many of these comments as are appropriate and/or applicable to the 2040 Comp Plan. Some requests are outside of the scope of the document, while others are broad enough topics to require additional investigation before committing the City to a course of action. Responses to these items—whether affirming a change was made or explaining why one was not—will be included in the final document as part of an appendix on Community Engagement. Comments from Other Agencies The City has also received comments from MnDOT, the Minnehaha Creek Watershed District, and the Blue Line Coalition. Golden Valley staff inet informally with staff from the City of St. Louis Park to discuss our respective Comp Plans and compare notes. The Metropolitan Council provided comments last week as part of a Preliminary Review of our document—their questions and concerns will be evaluated and addressed over the next two months. 2