The URL can be used to link to this page

03-25-19 PC Agenda 7800 Golden Valley Road�Golden Valley,MN 55427 ° `,' '.i' k'� 763-593-3992�TTY 763-593-3968�763-593-8109(fax)�www.goldenvalleymn.gov �„�-O 1/�Q� _�. /1�/{s L � �� 4...-�� Planning Commission Mar 25,2019—7 pm Council Chambers REG U LAR M E ETI NG AG E N DA Golden Valley City Hall 7800 Golden Valley Road 1. Call to Order 2. Approval of Agenda 3. Approval of Minutes March 11, 2019, Regular Planning Commission Meeting 4. Discussion—Architectural and Material Standards 5. Discussion—2018 Planning Commission Annual Report 6. Discussion—2018 Board of Zoning Appeals Annual Report --Short Recess-- 7. Council Liaison Report 8. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals, and other meetings 9. Other Business 10.Adjournment This document is available in alternate formats upon a 72-hour request. Please call 763-593-8006 (TTY: 763-593-3968)to make a request. Examples of alternate formats may include large print, electronic, Braille,audiocassette,etc. 7800 Golden Valley Road�Golden Valley,MN 55427 ` ��„�' `J '� 763-593-3992�TTY 763-593-3968�763-593-8109(fax)�www.goldenvalleymn.gov ��aZ�en Planning Commission �� -� � � ��r Mar11,2019-7pm REGULAR MEETING MINUTES CouncilChambers Golden Valley City Hall 7800 Golden Valley Road Call to Order The meeting was called to order at 7 pm by Vice Chair Johnson. Roll Call Commissioners present: Ron Blum, Adam Brookins, Andy Johnson, Chuck Segelbaum Commissioners absent: Rich Baker, Lauren Pockl Staff present: Planning Manager Jason Zimmerman, Administrative Assistant Lisa Wittman Council Liaison present: Steve Schmidgall Approval of Agenda MOTION made by Segelbaum, seconded by Blum to approve the agenda of March 11, 2019, as submitted and the motion carried. Approval of Minutes February 25, 2019, Regular Planning Commission Meeting Johnson referred to the fourth paragraph on page seven and said he would like the words "to the I-394 redevelopment area" added to his comment regarding a north/south connection over Highway 55. MOTION made by Blum, seconded by Brookins to approve the February 25, 2019, minutes with the above noted correction and the motion carried. Agenda Item Applicant: American Rug Laundry—CU-165 Address: 8043 Lewis Road Purpose: To allow for carpet and area rug cleaning and restoration in the Light Industrial Zoning District Zimmerman referred to a location map of 8043 Lewis Road and explained the applicant's request for a Conditional Use Permit to allow for a laundry which would consist of rug and carpet cleaning and restoration in a Light Industrial Zoning District. He stated that the existing building would be maintained and that only internal modifications would be made. He stated that there will be no direct service of customers and that all rugs will be brought from off-site. The hours of operation would be 7 am to 5 pm Monday-Friday and 4 pm to 8 pm on Saturdays and Sundays and that they will have six employees and three company trucks or vans stored on-site for transporting rugs. This document is available in alternate formats upon a 72-hour request. Please call 763-593-8006 (TTY: 763-593-3968)to make a request. Examples of alternate formats may include large print, electronic, Braille,audiocassette, etc. City of Golden Valley Planning Commission Regular Meeting 2 Mar11, 2019-7pm Zimmerman stated that staff is recommending approval of the proposed Conditional Use Permit as it meets all of the factors of evaluation outlined in the City Code. Segelbaum asked for clarification on why the proposed use is Conditional. Zimmerman stated that laundries are one of the conditional uses listed in the Zoning Code for the Light Industrial Zoning District. He said he believes it was most likely put there because typical laundries have more customers and traffic. Segelbaum noted that Bassett Creek is directly behind this property and asked if there is anything the Bassett Creek Watershed Management Commission (BCWMC) requires with this proposal. Zimmerman stated that staff has talked to the applicant about their cleaning processes and they have said they don't use anything toxic. He added that the drains from this building don't flow into the creek and that over time in the future the BCWMC might want to work with this property owner to provide more access to the creek. Segelbaum asked if the Commission doesn't want the applicant to have customers if that is something they should add as a condition or if that is already integrated into the application. Zimmerman said they could have customers. He added that the Conditional Use Permit review process is to see if conditions of approval should be added because there are some impacts caused by the proposed use that aren't currently there,that would require conditions, then conditions can be placed. Zimmerman noted that if conditions change, the Conditional Use Permit could be amended in the future. Segelbaum asked if there is anywhere on the property that would be appropriate for additional landscaping. Zimmerman stated that there is existing landscaping across the front of the building and that without having any kind of impacts from their proposed use, and the fact that they are not proposing any exterior changes, the City doesn't have the authority to require additional landscaping. Johnson asked about I/I compliance. Zimmerman stated that the applicant has had an I/I inspection and has provided a deposit for work that will be done in the spring. Johnson asked if the applicant can change their hours of operation in the future. Zimmerman stated that the applicant isn't limited to the hours they listed in their application and that if their hours of operation become a problem in the future the City can address it. Sam Navab, Applicant, said he is happy to be expanding into Golden Valley. He said his business is one of the longest ongoing establishments in the state and that they are celebrating their 116t" year of being in business. He said their current location in Minneapolis is small and that they have been looking for a larger space to use primarily as their cleaning facility. He referred to the question about their cleaning process and said their main cleaning detergent is Dawn dishwashing soap. He said they don't use any harsh chemicals and are very concerned about the environment. He said he also intends to install solar City of Golden Valley Planning Commission Regular Meeting 3 Mar 11, 2019—7 pm panels on the building. He added that on occasion they may be open to the public for warehouse sales but they don't anticipate a lot of traffic. Blum �sked the applicant what other things they use in their cleaning process. Navab said they use a solvent called "Picrin" that they don't put into the sewer, they just sometimes spray it on a rug and wipe it off with a towel. He added that they also use vinegar as a cleaning agent. Blum asked how the cleaning supplies would be delivered to the site. Navab said they would be delivered by UPS in boxes. Segelbaum asked the applicant if they've ever had chemicals spill in their facility that leaked outside of the facility. Navab said no, not in the 20 years he's owned the company and he doesn't think there has ever been any issues or concerns. Segelbaum asked how often they anticipate having warehouse sales. Navab said he would have sales approximately four times per year. ,, Johnson opened the public hearing. ��,� � � Janet Frisch, 7930 Golden Valley Road, said she is concerned about Bassett Creek and that her condo association maintains the wall along the south side of the creek. She said she had an issue where a tree fell from the north side of the creek over to their side of the creek and there were questions about who is responsible for getting rid of that tree. She said there appears to be trees along Bassett Creek behind this property and she wonders how a situation like that, or any kind of damage might be handled with these new owners of the building. Hearing and seeing no one else wishing to comment,Johnson closed the public hearing. Segelbaum asked about the requirements regarding sales in the Light Industrial Zoning District. Zimmerman said there is a temporary retail sales permit they would have to apply for and there is a limit to how many sales they can have in a year. Segelbaum asked if people dropping off rugs is considered retail. Zimmerman said no, retail would involve more customers coming and going rather than just an occasional drop off. Blum asked how this would compare to a storage facility. Zimmerman said this would be similar to a storage facility in that there is the occasional coming and going. Blum said he is concerned about the proximity of this use to the creek. He said he has to believe there are other things being used besides Dawn dish soap. He said he was unable in his quick search to find a chemical by the name "Picrin" and he would like a list of all the chemicals being used and he wants to know if any of them are exceptionally harmful to the environment. He said that if there is something City of Golden Valley Pfanning Commission Regular Meeting 4 Mar 11, 2019—7 pm hazardous being used that would go to their elements of approval or disapproval and the factor of evaluation regarding other effects upon the general public health, safety, and welfare especially with its proximity to Bassett Creek. He said that it seems like it wouldn't be a gross imposition to ask for a berm or for some landscaping in accordance with the Code if there is a risk. He said that making this decision without knowing about the chemicals doesn't feel responsible to him. He added that he isn't saying he doesn't want this business at this location or in Golden Valley, but they should use reasonable caution and diligence in examining what the applicant is doing and what they are using before they make a final decision. Johnson questioned if there are any licensing or permitting processes that would help address what Commissioner Blum mentioned. Zimmerman said Golden Valley does not issue business licenses and that the Fire Department has reviewed the proposal and is comfortable with it. He said staff could reach out to the BCWSMC to make sure they don't have any concerns. He said the use of vinegar and Dawn dish soap don't raise concern from City staff. In terms of the other industrial uses in this area and elsewhere, there is probably not a high risk in this case, but is something they want to be thinking about. Johnson asked if there are disclosures required by the City for chemical holding, containment, or management on industrial properties. Zimmerman said there aren't any Zoning Code regulations, but there may be Fire regulations or processes. Blum reiterated that he thinks it is reasonable as part of their decision making to ask what chemicals are being used. Segelbaum said he thinks it's wonderful that this company wants to have a location in Golden Valley and he is in favor of posing this to the BCWSMC in order to have additional information available for the Council. lohnson said another option would be to have the applicant certify whether they have toxic or harmful chemicals as opposed to providing an inventory of what they are using. He questioned if it is unfair to request that from this applicant because the Planning Commission has never asked these types of questions to other applicants. Segelbaum said they have examined things in the past with more scrutiny when they are next to the creek. Blum said there are distinctions that are unique with this proposal. One is the use of chemicals other than water as a primary part of their business, and two is the proximity to the creek which makes the use of chemicals an important question to ask. He said he likes the idea of getting the opinion of the BCWMC. Brookins said he lives downstream cares about the creek as well. He said he is more concerned about the comments made in the public hearing about trees falling and encouraged the applicant to work with the City Forester in regard to creek bank restoration. He said he sees that as a greater value for the City than getting too caught up in what chemicals the applicant uses. He said he is very comfortable with the proposed use and he looks forward to them partnering with the City on the clean-up of the creek and taking some trees down and providing a buffer over time. Zimmerman added that the City has been working on creek restoration in various locations which also includes removing invasive species and stabilizing the banks so they will most likely be working on that with this property owner in the future. City of Golden Valley Planning Commission Regular Meeting 5 Mar 11, 2019—7 pm Johnson asked about the liability for any kind of damage from one part of the creek to another. Zimmerman said he is not sure if damage across the creek is different from damage across any other property line, but said he would get clarification from the City Attorney and have information available at the City Council meeting. Johnson summarized that he is hearing from the Commissioners that they would like an analysis or opinion from the BCWMC regarding the chemicals used at this facility and additional information regarding the liability that this property owner has regarding any type of damage on any neighboring properties. Brookins suggested three recommendations. One is that the applicant provide a detailed chemical list, two is obtaining comments from the BCWMC, and three is getting further information regarding potential liability of property owners for any damages. Segelbaum said he is fine with those recommendations without them being requirements or conditions of approval. Blum suggested that the submission of a detailed chemical list be required because without that the other things can't happen. Segelbaum said presumably the BCWMC will know more about the chemicals and what to look for so he would rather see that recommendation be required. Johnson said the applicant would be able to give the City an inventory list within days, whereas it may delay the applicant to have to wait for the BCWMC to provide comments. MOTION made by Segelbaum, seconded by Blum to recommend approval of Conditional Use Permit 165 allowing for carpet and area rug cleaning and restoration in the Light Industrial Zoning District at 8043 Lewis Road subject to the findings and recommendations listed below and the motion carried: Findin�s: 1. Demonstrated Need for Proposed Use: Standard met. The applicant has operated the existing business at a location in Minneapolis for decades and is in need of additional space to manage their products. 2. Consistency with the Comprehensive Plan: Standard met. The proposed use is not inconsistent with the Light Industrial designation in the Comprehensive Plan, which allows for laundries and dry cleaners. 3. Effect upon Property Values: Standard met. There are no anticipated modifications to the exterior of the building. 4. Effect on Traffic Flow and Congestion: Standard met. Traffic flows are not anticipated to be substantially different from those that currently exist. Up to six employees would arrive and depart from work and various loads of rugs and carpets would be transported to and from the Minneapolis location in the three company vehicles during regular business hours. 5. Effect of Increases in Population and Density: Standard met. Due to the nature of the proposed use, there are no anticipated increases in population or density. 6. Compliance with the City's Mixed-Income Housing Policy: Not applicable. City of Golden Valley Pianning Commissian Regular Meeting 6 Mar 11, 2019—7 pm 7. Increase in Noise Levels: Standard met. The proposed use is not anticipated to generate excessive noise. 8. Generation of Odors, Dust, Smoke, Gas, or Vibration: Standard met. The proposed use is not anticipated to generate excessive odors, dust, smoke, gas, or vibrations. 9. Any Increase in Pests or Vermin: Standard met. The proposed use is not anticipated to attract pests. 10. Visual Appearance: Standard met. Although additional landscaping would improve the visual appearance of the property, the absence of planned exterior modifications allows the current non- conforming situation to be legally continued. Future improvements to the parking tot will need to incorporate minimum landscaping standards. 11. Other Effects upon the General Public Health, Safety, and Welfare: Standard met. The proposed use is not anticipated to have any other impacts on the surrounding area. The amount of water used during the cleaning process will not impact the ability of the water supply system to adequately serve surrounding properties Recommendations: 1. A list of chemicals used by the applicant in their operations shall be required and shared with the Bassett Creek Water Management Commission for their comments. 2. More information should be obtained by staff regarding the issue of liability concerning any kind of damage originating from the applicant's property. ` --Short Recess-- ,:y,:, Council Liaison Report Council Member Schmidgall stated that at the last City Council meeting the Fire Chief gave a presentation about the use of City facilities in the event of an emergency. He said the Council also considered amendments to the massage therapy ordinance which was rewritten from an adult business to a health care focus. Schmidgall told the Commission that there is going to be a discussion regarding an HRA levy for developing affordable housing at the March 12 Council/Manager meeting. Zimmerman added that a levy could be used for other HRA functions as well. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals, and other meetings No reports were given. Other Business The Commissioners discussed the Conditional Use Permit approval process and when to require conditions or when they can identify themes the Commission should address when reviewing Conditional Use Permit requests. Zimmerman reminded the Commission that any conditions placed on a Conditional Use Permit have to be related to the impact caused by the proposed use and based on the 11 factors of consideration listed in the Zoning Code. City of Golden Vailey P{anning Commission Regular Meeting 7 Mar 11, 2019—7 pm Adjourn MOTION by lohnson, seconded by Blum and the motion carried unanimously to adjourn the meeting at 8:03 pm. �� Ron Blum, Secretary `¢; � Lisa Wittman, Administrative Assistant � �. ;� . � f �"�� "Y ��. ,��' � ,,; �; :. �'� ,,,H �. �� '�� r� 9�� " ��` �� ?'' � � Ph�si��.l �ev+�loprn+��t �1►�ep�rtrne�t �s�-��-�o��!��-s��-$�c��(f�x) Date: March 25, 2019 To: Golden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Architectural and Material Standards Discussion Summary Continuing conversations held with the Planning Commission early in 2019, staff is bringing forward draft standards for architectural features and exterior materials for discussion. The goal of this agenda item is to reach general agreement on the proposed standards so that a public hearing can be held on the zoning text amendment in April. Background Architectural standards The Planning Commission provided feedback and recommended the inclusion of many aspects of architectural standards in a revised code, including requirements around fa�ades, openings, entrances, and screening. They preferred that these standards be tailored to specific zoning districts, and that additions or expansions to existing buildings would be required to conform to the new regulations. Material standards After considering a handful of ways to regulate exterior materials, the Commission recommended the City incorporate a system of material classes and require that each fa�ade utilize a minimum percentage of the highest class of materials. Commissioners felt that different zoning districts should be held to different standards, and that additions or expansions should generally consist of the highest class of materials unless or until the overall building meets the new standards. Draft Standards The new standards are envisioned to be included in the zoning code in one section of text, not dispersed throughout each of the zoning districts. Each piece of the proposed code is outlined in more detail below. 1 Purpose This new section would include a purpose statement, similar to other sections of code, and would focus on visual quality of development and redevelopment, variety and architectural interest, active and engaging building fa�ades, and the maintenance of the built environment. General Standards Following the purpose statement, general architectural standards would be listed that would apply to all structures regardless of zoning district. • Varied massing to provide visual interest • Interesting roof lines • Consistent fa�ade treatments on all sides of a building • Focal features to add interest General material standards would list the three classes of exterior materials. Staff was asked to explore the possibility of increasing the number of classes to four in an effort to more finely control the appearance of structures in various zoning districts. The only example of a four class system staff found was the City of Woodbury (see attachment), but staff believes that three classes should be sufficient. Inspections staff has helped prepare some additional information and images on some of the less well-known materials on the list. The following sections outline the proposed architectural and material standards for various zoning districts; Attached Units in the R-2 Zoning District One or two Commissioners asked that attached units be addressed as part of the new standards. For now, duplexes are the only types of attached units allowed in the R-2 zoning district, though the zoning code may be revised in the next year to allow row homes or townhouses as well. Unless those types of structures (three or more attached units) are allowed, staff believes the existing zoning regulations and property maintenance standards should be sufficient to manage duplexes. For structures such as row homes, for which there are typically multiple entrances and distinct units making up the front fa�ade, some material and architectural standards may be appropriate. Staff recommends drafting those regulations concurrently with the potential zoning changes. R-3 and R-4 Zoning Districts Architectural This section of code would require fa�ades be broken if they extend longer than 40 feet and that buildings have elements or design that break up the vertical plane. Windows and doors would comprise at least 20 percent of the front fa�ade and slightly less on the sides and rear. At least one entrance would need to be provided onto the primary street, and screening would be , required for utility equipment, refuse and recycling containers, and other equipment. 2 Materials Front fa�ades and side and rear fa�ades visible from the public right-of-way: At least 60 percent Class I No more than 10 percent Class III Side and rear fa�ades not visible from the public right-of-way: At least 50 percent Class I No more than 10 percent Class III At least two types of Class I materials on each fa�ade. Commercial, Office, and Institutional Zoning Districts Architectural This section of code would require fa�ades be broken if they extend longer than 40 feet and that buildings have elements or design that break up the vertical plane. Windows and doors would comprise at least 60 percent of the length of the front fa�ade and 30 percent of the ground floor fa�ade (slightly less on the sides and rear). Views into the building would need to be unobstructed. At least one entrance would need to be provided onto the primary street, and screening would be required for utility equipment, refuse and recycling containers, and other equipment. Materials Front fa�ades and side and rear fa�ades visible from the public right-of-way: At least 60 percent Class I No more than 10 percent Class III Side and rear fa�ades not visible from the public right-of-way: At least 50 percent Class I No more than 10 percent Class III At least two types of Class I materials on each fa�ade. Light Industrial and Industrial Zoning Districts Architectural This section of code would require fa�ades be broken if they extend longer than 40 feet and that buildings have elements or design that break up the vertical plane. Windows and doors would comprise at least 50 percent of the length of the front fa�ade and 30 percent of the ground floor fa�ade (slightly less on the sides and rear). Views into the building would need to be unobstructed. At least one entrance would need to be provided onto the primary street, and screening would be required for utility equipment, refuse and recycling containers, and other equipment. Materials Front fa�ades and side and rear fa�ades visible from the public right-of-way: At least 50 percent Class I No more than 10 percent Class III Side and rear fa�ades not visible from the public right-of-way: At least 40 percent Class I 3 No more than 10 percent Class III At least two types of Class I materials on each fa�ade. Mixed Use Zoning District Until the revised Mixed Use Zoning District is adopted by the City to replace the I-394 Mixed Use Zoning District, staff recommends no architectural or material standards be created for this district, since there would be conflicts with existing code language. When this happens, staff is envisioning architectural and material standards similar to those being proposed for the Commercial, Office, and Institutional Zoning Districts with additional site design standards also being incorporated. Additions and Expansions Architectural Any additions would need to comply with the architectural standards of the zoning district. Materials All additions would need to be made up of at least 90 percent Class I materials until the minimum standards for Class I materials for the building were met. Action Requested Staff would like feedback on the draft standards so that language for a zoning text amendment can be prepared for a public hearing. Attachments Draft Architectural and Material Standards (5 pages) Woodbury Material Standards (1 page) Exterior Material Images (8 pages) 4 Architectural and Material Standards (a) Purpose.The purpose of these standards is to ensure that: � Development and redevelopment within the city is heid to a high standard with respect to visual quality. • Structural and ornamental elements are utilized to maximize variety and architectural interest. • Building fa�ades facing the public realm are active and engaging. • The built environment is maintained in good condition. (b) General Standards (1) Architectural a. Massing shall be varied to incorporate staggered building components, recessed doorways, and other elements that provide visual interest. b. Roof lines shall include pitched roofs, dormers,gable or hip roof accents, parapets, cornices, and other interesting profiles. c. Buildings shall include consistent architectural treatment on all fa�ades and all sides of a building shall include compatible materials. d. Focal features shall add interest or distinction to a building. (2) Materials. Exterior materials shall be divided into Class I, Class II, and Class III categories as follows: Class I Brick Natural stone Glass Copper Porcelain Masonry/textured cement stucco Other materials not listed elsewhere as approved by the City Manager or his/her designee or as recommended by the Planning Commission Class II Specialty concrete block Architecturally textured concrete precast panels Artificial stone Artificial stucco (EIFS, Dryvit, etc.) Fiber reinforced cement board siding Prefinished metal Cast-in-place concrete Other materials not listed elsewhere as approved by the City Manager or his/her designee or as recommended by the Planning Commission Class III Unpainted or surface painted concrete block Unpainted or surface painted plain or ribbed concrete panels Unfinished or surface painted metal Wood Glass block Other materials not listed elsewhere as approved by the City Manager or his/her designee or as recommended by the Planning Commission (c) Attached Units in the Moderate Density Residential(R-2J Zoning District [Wait until townhomes or row houses are included as permitted uses in the district before developing architectural and/or material standards] (d) Medium Density Residential(R-3)and High Density Residential(R-4J Zoning Districts Architectural Fa�ades. Fa�ades greater than 40 feet in length shall be visually articulated into smaller intervals by: • Stepping back or extending forward a portion of the fa�ade • Providing variation in materials, texture, or color • Placement of doors, windows, and balconies Buildings shall have a defined base, middle, and top,and employ elements that relate to the human scale and appeal to pedestrians, such as doors and windows, projections,or awnings and canopies.A middle is not required on a one-story building. Openings.Views into and out of the building shall be provided to enliven the streetscape and enhance security.Where residential uses occupy the ground floor level, window and door openings shall comprise at least 20 percent of the front fa�ade and 15 percent of the side and rear fa�ades.Window and door openings shall be clear or slightly tinted to allow unobstructed views into and out of buildings. Spandrel glass may be used in service areas. Window shape, size, and patterns shall emphasize the intended organization and articulation of the building fa�ade. Entrances. Building entrances shall be provided on the primary street on which the building fronts, in addition to any entrances from rear or side parking areas. Street entrances shall be lighted and defined by means of a canopy, portico, recess, or other architectural details. Screening. Utility service structures (such as utility meters, utility lines, and transformers); refuse and recycling containers; loading docks; maintenance structures; and other ancillary equipment must be inside a building or be screened from off-site views. Overhead doors shall be located on side or rear fa�ades that do not front a public right-of-way. Materials Front fa�ades, and side and rear fa�ades visible from the public right-of-way, shall be composed of at least 60%Class I materials and no more than 10%Class III materials. Side and rear fa�ades not visible from the public right-of-way shall be composed of at least 50%Class I materials and no more than 10%Class III materials. Each fa�ade must utilize a minimum of two types of Class I materials. (e) Commercial, Office, and Institutional Zoning Districts Architectural Fa�ades. Fa�ades greater than 40 feet in length shall be visually articulated into smaller intervals by: • Stepping back or extending forward a portion of the fa�ade • Providing variation in materials,texture, or color • Placement of doors, windows, and balconies Buildings shall have a defined base, middle, and top, and employ elements that relate to the human scale and appeal to pedestrians, such as doors and windows, projections, or awnings and canopies.A middle is not required on a one-story building. Openings.Views into and out of the building shall be provided to enliven the streetscape and enhance security. Window and door openings shall comprise at least 60 percent of the length of the front fa�ade and 30 percent of the area of the ground floor fa�ade facing the primary street.Window and door openings shall comprise at least 20 percent of the area of the side and rear ground floor fa�ades. On upper stories,windows shall comprise at least 30 percent of the fa�ade area. Window and door openings shall be clear or slightly tinted to allow unobstructed views into and out of buildings.Views shall not be blocked by storage, shelving, mechanical equipment, or other visual barriers. Spandrel glass may be used in service areas. Window shape, size, and patterns shall emphasize the intended organization and articulation of the building fa�ade. Entrances. Building entrances shall be provided on the primary street on which the building fronts, in addition to any entrances from rear or side parking areas. Street entrances shall be lighted and defined by means of a canopy, portico, recess, or other architectural details. Screening. Utility service structures (such as utility meters, utility lines, and transformers); refuse and recycling containers; loading docks; maintenance structures; and other ancillary equipment must be inside a building or be screened from off-site views. Overhead doors shall be located on side or rear fa�ades that do not front a public right-of-way. Rooftop equipment shall be screened from view from the public right-of- way by a parapet wall or a fence the height of which extends at least one foot above the top of the rooftop equipment and is compatible with exterior materials and architectural features of the building. Materials Front fa�ades, and side and rear fa�ades visible from the public right-of-way, shall be composed of at least 60%Class I materials and no more than 10%Class III materials. Side and rear fa�ades not visible from the public right-of-way shall be composed of at least 50%Class I materials and no more than 10%Class III materials. Each fa�ade must use a minimum of two types of Class I materials. (f) Light Industrial and Industrial Zoning Districts Architectural Fa�ades. Fa�ades greater than 40 feet in length shall be visually articulated into smaller intervals by: • Stepping back or extending forward a portion of the fa�ade • Providing variation in materials,texture,or color • Placement of doors and windows Buildings shall have a defined base, middle, and top, and employ elements that relate to the human scale and appeal to pedestrians, such as doors and windows, projections, or awnings and canopies. A middle is not required on a one-story building. Openings.Views into and out of the building shall be provided to enliven the streetscape and enhance security. Window and door openings shall comprise at least 50 percent of the length of the front fa�ade and 30 percent of the area of the ground floor fa�ade facing the primary street.Window and door opening shall comprise at least 20 percent of the area of the side and rear ground floor fa�ades. On upper stories,windows shall comprise at least 20 percent of the fa�ade area. Window and door openings shall be clear or slightly tinted to allow unobstructed views into and out of buildings.Views shall not be blocked by storage, shelving, mechanical equipment, or other visual barriers.Spandrel glass may be used in service areas. Window shape, size, and patterns shall emphasize the intended organization and articulation of the building fa�ade. Entrances. Building entrances shall be provided on the primary street on which the building fronts, in addition to any entrances from rear or side parking areas. Street entrances shall be lighted and defined by means of a canopy, portico, recess, or other architectural details. Screening. Utility service structures (such as utility meters, utility lines, and transformers); refuse and recycling containers; loading docks; maintenance structures; and other ancillary equipment must be inside a building or be screened from off-site views. Overhead doors shall be located on side or rear fa�ades that do not front a public right-of-way. Rooftop equipment shall be screened from view from the public right-of- way by a parapet wall or a fence the height of which extends at least one foot above the top of the rooftop equipment and is compatible with exterior materials and architectural features of the building. Materials Front fa�ades, and side and rear fa�ades visible from the public right-of-way, shall be composed of at least 50%Class I materials and no more than 10%Class III materials. Side and rear fa�ades not visible from the public right-of-way shall be composed of at least 40% Class I materials and no more than 10%Class III materials. Each fa�ade must use a minimum of two types of Class I materials. (g) Mixed Use Zoning District [Leave existing Mixed Use Zoning section in place for now] (h) Additions and Expansions Architectural The exterior wall surface materials, roof treatment, colors, textures, major divisions, proportion, rhythm of openings, and general architectural character, including horizontal or vertical emphasis, scale, stylistic features of additions, and exterior alterations shall address and respect the original architectural design and general appearance of the principal building on the site and shall comply with the requirements of this section. Materials All fa�ades of a building addition or expansion shall be composed of at least 90%Class I materials until the appropriate minimum Class I percentage standards for the building are met. Woodbury Class I Brick Natural or cultured stone Glass Copper Class II Specialty concrete block Architecturally textured concrete or brick panels Masonry stucco Ceramic Class III Artificial stucco Opaque panels Ornamental metal Fiber cement exterior siding Thin brick veneer Class IV Concrete block Scored concrete block Concrete tip up panels Glass block Wood Multi-family—at least 65 percent Class I Office, Institutional, Commercial —at least 65 percent Class I, not more than 35 percent Class II or III; not more than 10 percent Class IV Light Industrial, Industrial —at least 65 percent Class I or II, not more than 35 percent Class III or IV; not more than 10 percent Class IV � � '� r`..� ;� k °'"' �, � �� `�� ,h. a. ;�� y �i �,� n. � �.�'�.�� '�� llR'�,�.c. � �� v tifi� .'i +y. : �:�..� L . � f � �. �"r 4 .. . - .,. ,_. „,, yfi t ,_ . .. �' �, _ �, -�. , '^- .... "�, r: . „ . .�_ ��,,, .,...,_- . � � . . .. . , ..,�� . ,. s-°" , �� . , `� .�� y r�� `� � s ��..---- � �n.�,�� _ _ � � m : . ; �� - , � _ , �� .�---�� _ , � �- �� Artificial Stone ... , �,� . ' � �� _ � ��1� _ � a��, "' � ,��'" EIFS . �_ � A � � . .�''� �...�: � � M> � � �Q f 3k�'� �� s x��b r �,ri-,c>S, ..� ,.:' . . E k.'.,�.� . 7��.��s�'.�z:�l;. :'ttv � � . �~�,� �`� � • �� ,� .. . r-..� Ss:' , �'�„ ; !'� ... .I 4�^'F�' . . �j� fr ��:�'�.. � .� � w�*, r;: . , � .. � � � �`�4�° ,��rti �-e ,...r�[ ; t �, .i . �.��,. . �:� I ' ' �.x...,.�..r..�a..r . � ,� � r � s 4�`�s.-i'� � ...� ..,. ��q _... :��...� ., s.. , .... . ..�...;. � ..�'�" .• ._�.... �. .. .._ . � .. "`^�,�•"a'=:� .. Solid EPS Core\ (styrafoam) � .-' .�` �'` , � Acrylic Texture Fintsh Svmfletic textwes wch n sTt�co.9raniW stw�e lC lin+�st�r�� i i x�/` i � � �� Polymer Modified Basecoat Rei�forcing Fiber Mesh fire inspection may be required d � .. t '�. ��' . .. i 4F'� � . �. ^ �,s,,i � .. % ' f ,� , :;,-' �.*��• s- . �" � � ��.� ',� � c �� ;; „..a � .w� , ��- k � �:. ,, ,�� ' �� . a� � .,� �' � ' - _ � '� — � � ; ,� � � � � �-� a� � � o � }' , �` tn � � ., �} � 'v � ��-,-----� _ Q � v � �{ �;.' � , : `� � , :Y �,.�u._,.,,..�,.. �,G A � �� V♦ }. •• � .. . ... . � }� .,� W _ g"� � .�.�`_, i' � � „�. � �s _ � t � — $*�� I �� pj � � . . . . .. .`.�� " � � r � � � +,v'vi�p?.� ... U �. W ;�H � fl. �.�� . , G �:. ..� s �t 'p s� �, � ` �{�, L � ... . . .. yv--� � , � ^ � � r � � � .. . ... � � � � � � ...... . .... . . ... „ .. . . �� , � U _ ,_ , N , � � � �� d,a�.•, .� . �., V L � ,,� �i Q � � � .� ��11i + t. .' •* — � � {� ' � ` "{ �r # c � _`�� t�� k�� fs �� ,�� " � .0 �� .. �� §� "� � s�6� �r �`�,;.�� f;_ � '�'S1R � I � 8,�,'h af � � �< r Ct 9,: �r�° �' �s.` .��: � �� ;�� . � ---� ��;; �� g. �' � �F d� j t 4. .. j 4_ X $ . ;� e� {�ti ''�j� � r��,� � � f��=�.'{.d ' �i. '� , � ,� �� . �. '� �z`'* Jp�t s 9y � [■ .!� 4,. ,.bequ@sN��R��aYS .._i � � F �r i . . .. � `�� .�r . � � �� 'rF, " � I . t. ,.� „ ',' Y4 u`�'r`" ' "'; � �: f � � �.4 �� f �'. ,,,�. ��u�s . �,��,v �,r .. __ � p �.�. . }� '.`..� A � � +;t } � � � �� ^t. r 3F� `. k ! M i � � �#y�#} .�� J •:F'� .,� t . .' �� a �, ,: � � ,; d•��; � ,tf s _ ' , e � ;. > !, � �,� �t� � :� j � = � � � � ,..t, ,,� � t�. : Y , '� �,�,. , , . , U 'I+`,# � �' � S$#� ' g' ' ; � . } „ �� ,� ,r� �� ' : s „ s �� L.L � ;``. k� r". $ ;'z � � , �w, i � �� €s � n � � y�,; � �� a,...g� � { �� i i � t � •��p� ,�, � .� ,,_� � �,� �. �� ` , � . , x , „ � : , . ,.. , 'x �. ,�, , , � � � t , , � . � ; ; � ; z � � _ � z � � f�.� .�� ,. ; �, ..� -w� ��_ �; �..� �� ,°,� � , �.�� `, # t�. }"� �� r' .§ k'.. ! t q Ty �� :. b J ,F.^"*t" � t t. �; , •� � � ,. ,... ' .., x.�f"' � } y-_ Y �. � ..�"'i �f � �.:! - �_'1 . ��#' � # � .'.,��. — �� i � � °1 ��. P � ` . t � } �'.,� ' �i3 �'s ! �"S` 1 . � , i 5 " f t�`' ! .�� t I � . -� � _ ,,� �, ,; , s, o�,� . ' t' � ,,�� . . . :! *f . � � , �� " �"�<A k � .Srt �, r . , � . . � ,�� i- � . .. � .�'ti" � � � � . � ;;��..' ��y�:. -� � ,..__._..., ��, . � � s �t�, ��" ' � O ,�'�e ��'f�: , r r' � . /1 j r ' � .��FX V �� ' {! �� • � � � � �1♦ � � � � I x g,;�" ; � �' . . W Y E�`�r '��.: W � � ��`° � � � V �, �} ��t , � .�„' �- � � , � �` � r � f.��; ,� � � U � { k� � ,�''i� 4��, .. . . ` . `4.. �i'f . w . � i�" � �',., ;.� .. ��. . `V �. � h. . 'U .. X��;1. . � Q �� µ��' �, �`, � � � ��w� �_, � . , r��, . � �� {'� �► � ;� � ' `',�:�. �- '�-, �� k�� }..�� k , n � � � � .�1 `'.$s , � �� '} . �i ��t $�'.��. , �� p p yy� `4 v . : �.�. - w t��.c sj�' -�• . ,� ._.,..,� . z � ' ..,.,, g s. �:. .. � < � ��+Ti.-.. +. � . �.-,.�.. � � .,.� ,. � , � - 'D*��c t e k � ' ,,;� � � .� �lk ; . _ . . ,. . �_ � `` `i '� �� e+� �•6+ �.' � �� *` ,:/',t�' f� � a ' V " � � ' ] � �� a4' � �.�� t �"� ��I� � . �� # � j `,` � � Y�! � � *� ' I �-°�=� �_ , ,�,�__ � . , � r, . _� � : �� , . � � � , � �'�� `�.' r � � �, �,� : � � �� ,o�. � � � '/ . � f � ; ; � � _ � �� { � Y # � , � � ( � � � � 3f � � � g t � E �,� �, � � . , _ .--.; _. II �3 � .. � .��t,�,�w.:ti�ilr� • �� . ..t .. -a��„� .�a�a�� ' .;>:'p'� � � ..� . .as- � ._� ,�� . .�� `:��_i�f � ,+ o ! (� ,. .� �' � � � � v , � ? � � � U � ' � .` � •`.. fi ��,, � � �� ,x� i C� . �� , k � O '. l ;�d �i � �. . I f� ;; a � , �: > �, ++ �� '� > � '� --- #�� ! _ a ;, . � , ,� � �� I ' ; , r �� , x� � � C +r , � . � � : � , � � �� , �. � � �.....� , � ��,�� `:�� , � � .:�{� , � � �e: � � #�� '�� :�,, x L � ,�� ,��, ; � � . L— ; '�,a.��r,,��, �,... � +� �� L 1; � �� , � �'� �,'�_' .t•� `" �:`- � �� , � �,, � �� ,.,•,, �{�� `. , � � �� "'S.. �y��4��'' � ' ��'f`7"4��f�4'��1; W � �� .... ..._._.. � '� ��1:��` � Q # �^�"��a' 1�� ! ��ra��^:a� N = .�, �,�.�._ • � ,� � � � ' ,k�� ,�� il �� . . " '�..?we� '"" i �,t'�.�� tr�, � . .. .__:�. {-"-,.'y`'�*Z"•�s:YF�'��l.."'' .. ' � t 1� ,pMw -. .w F�.. S" �b� � ' ��' �_ �° �1, � � w '��,,�, �'�- �. w , � } ,: �.: � ,� � c ��. •�--,�,f � _ � � - '''`f �. � �� ,.l , _ ... w . f� �� `4` ,S. � _ . .. . 3r+.��'�. 2 '4r � , : � d. Z �n� �:, ��, �_ , : � ,�u ��`�'`�� fi # � � }` ��' ; �� Z � � ,, ,g;�, �� *+� �. £ � £ # � �� i .� _ _: . ". �.. -�: � ��" _} , < _ , _ .�f� ` F � t � � ��. � � �' € � � _ _ �''`,� � ; ' �_ ,,` � L1.1 � � � � Z � � W � 4 �� J � � b '�` O � -_ ' � ' � , �� ` � o � � � �� t+ W�_ � ; � �� .� � � � � X � �,,� W `,�,�`,�� ,; � , � ,+. , � � � _r---� N � �.,� _ .,/.�-,� � � 'r yi W ''��{ •�" W . ir � � �� '�"5� � � �;� � �� L � � .� : ,�_ r�"� _�;" �`y' . �� -�w . U • r�,�a.,�.�� '�"':� � � � Or , k " -r ��.��,�� _ti � � s� V . . � � . U � � � � � �" ��'� � � � �Z , � �� ;�';�,, ��. � .� � �. � � U • � � ��'" * �►.,r� C6 � "` (n d : � � �� .z ' � sy �� Z � � �. � � �� `� •«�. R � � �— , a � ,�'` ,�' '� �— � � ry : , . �,�, a� � � , X r� � � _ « ; .� , �,�,, - � � - ; .,..r ; :s �, , ,y,,,.. � , *. , � �� °:�� ,. ,�,�,, ., ��: ;.�'• � � � , . � ;�,,�>^�° �,y� � .�is°�, ..� �� r; � �� 4 '"�;.�,.,.�"��„` ;� r � yR�r . y„�-`.. �.. � .� ,�.►r U � � € ��; � ,�� ..�`�Y.�'� ,� �� a t � '��d= ;t � ' ,�`^f,"' ,�r:^''� �t '��. .� , � � � . . � ��. x.. =.�. �� , �� ,�, .. . ! � � �� l� '�� ;i _ � �� . � �� , � �� .�� . . r � .; �.�� :�� ; ; i [ Y: ' I t �` ' � � f : �`�� . � �;t �� _; ; � � �� - a� � � � � �` � � � � � L >. 3 r fl. '� � �� i V , � �,- � - � ' � � i � �/1� `,,u:�s - L ,� ; t � `. � �� c � , o f� U, , _ k ; :a ` — , _ .. ... .. � .. ^ �I � ......., _ _ . ..,. ,... .. � .. .. � •U^` _..._ W/'`� ; � t....�.. . ..... .. ..... .. 1.L � , � W `' # µ'� � � �,� �, � 'r� .,� � _ � t r a� e � � - . , � � �� { " � `�� ` O �; �P'• � ��1 � O Y } x�IS _,� : � � ' � � ��r ` � D �eZ ��.:¢.�,. & �.. �:.: �. �� . : p ' � ; � � �� s� ` � �!��! � � � � �� #' i t ? � > ��. � 1 f` � rb �i ��4' �a�S.� 1 �X�� + � � � � �` � - � , � l� � � � � '; t� �.� ��*h ; � �� ' , t� 1,. �,� r, � 4 E „r,.,.f.t ��f � � �� ° ` � �� e � � � � � � x `�� ' �� I � ! I ' 1�. � � ��i � � � ; �� ; � ; , � II t , � � 1 � , ,: � � � �,. �� "'�� .,� ; �. � ; �� ,�, � � I �l ? � 7 ,.�'� � i � � 4 � ��- e � #N I� � �� I � � � ; F Q � f T �� i � f ; „� � ; � �R+a� �..,:� Y� V* ` `�� ` ' p�, Q -J � ' � �`� 4 � ; � b o W r . � :, m z : � t.z � .=� :; � �� , �" k � dr f� Y � k � Y dw, ; Z � � k Wt � � � � U ��. � _ y .�� . 0 �� W r : . tJ R �.�,�. [L . m � � �� ,�� , ! � O <,n.. �.! �I .z � �� ? -•*�a•' , ,z- . . � � - �.v�. n �? " x5� E r ; � i , .. F ....,,._.. .......... � � si Z +�, � , � � �._._._..� ; a ;�. W �t �F;��' , I 'i�l �� I��,�'�,; �°�� t> x.�3� � i� , , �� „ , � Y �� <. LL. � ��h�' :��.�� . . "�i . � � � ��ti � � £ j � i � � � � t. r , i � ¢� Q �"� � �� E ! � `� �! i . 4 . � � �„ r, r t f a �} � � � J _ � � i 1 � �- � 6 i + `f "' �'� � � � 1 � ��. ;t l,?1 t E � � � ;`;� q,� � - ,t:' ' ". ! : ,mwe., r r . � �., a� �:�,...., . , � � t � � ' � ',� t ,. �� ` � i ., ��'� � a . � � � � F � -;�� . -. , ; , , , , . _, �� ;�. � � ', „�.� �_ � ; �„�, , i ' �:� .F �+ r # I .x�� E i � ; i # �� 4, * �4�1 i � { � ; � 1 � Y... �...�.. � � p , � � ��±�,yv�� {'` i � � � ' � � � -�� 4a e k � I � �.t { � y-` 1� { i ! � ' � ' , � j' � fi �'fS . � � � � � � � a i l j ' [ r ` �� 3 �� `� � � . .�_ _._._ _ _ ____._ __ PORCELAIN FACING ��'� i � �j �.._._...----�_---. � �� !' -= , ,, Q w� �r � r ' '� � "� � t r � x .� t �1 f�. . 5 , � t w , .. .y � F ' , �:.. . i... , , _ , y e�� . , . �' - , i _ � .�'� � r � . �"`-.,� �� Y j ,, � ,j, ; _ � � �� , . __.._. ' t , � _ _ �� ._.� ,,,,�� _ _ �� , -_ . � . .__ � � , -- : -_ _ ... , �- ___ �. � -- ��w. �� . __�. . . , � � _ � � �. i +� ,�� _.._ � . ,: tYr _ y � *^._ ..,.._, ' .: � ��' s ' ( ...'..^++_< . ,'� �' , P . j 1 --... - _-_ �r x � � �� 7 .> r „m' .:.; ..: :�. . g .. , .' e�:� ...., i ., •� ._. t .£. ; .._.��. � ` e .e y i , ,�....�..,+�...�,� 4 .: , .., ......... ' .._....._. xf:a , . � ...._.,_.�, ..• r r � � .._.,,�.y._..._... � . lM�. : �-.... „ .:. �� r � +-�.. . '�'""^-.+.�"^^.,�.-.,�,.�.. . „,ti.-..,,,. . . ; .. . .... ..... �'a..+.»,.'TM^^...._... ,�,.: .. � �� —�. ' � . } ... � . . ��'�r;�`'��t ",�� '".-�'� � .�� t . . s— �� ' . , , , a`r;,� .�..._._.�.—�--.�".�.... �,, —-----� � ...._,_.,.. _., ___..__..� „ac� � �'�� , �u.. Y, ;.�� `' � ''� �`��' � ,/`'h f;{� .W',' y"�/i• ' ��i//�l'ih � �'. 9� � „ ; , �. � � ,��,'£��, ��'.'�. . , �� . ��. Physi�al �►eveloprnera.t I�ep�rtrnenik ?63-593-80951?63-593-8109��ax) Date: March 25, 2019 To: Golden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Presentation of the 2018 Planning Commission Annual Report Summary Staff has prepared a summary of the 2018 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 2019. Attachments 2018 Planning Commission Annual Report (11 pages) � {� ^,; � . � xt "�.� yt*��`�� A� �� *� wr �,�.� P � 5 $ ��'x:�w�� F�: M �. � . �'"�:�� °��.,��"�-,�,�, w� ;� .'s" 3�;:�`f'�s �_ c. , .� � x � i� °, � I� .� .: ` � , ,.. i ril ,� ' . . . � � �� " . ,... r „ -. > r,.a , . ._,_...,.. . .,,.. � .._ E .. h � .� �,,, ..,._.. , . � �'�,�� < µ ;:. � �'� . ��_ �,� ,�..w�.,ac..� { .�. � ��w} si" .K> �ti,� °�'� � IC iV E i'��=-' : '� 8280 � � � x -- �. .:�� - _ '�=: ,��;j -� _- , �Comerstone� � . _ h� -`_° � Creek � � ; ;� - - � i. . y k ., �*� ' .. ,.#� . ` � � � , ..:��,� .,.. .rt Y . �-. .. . � '�... . � y*. _ r, . . 4 �' . ..;.. '. . �.....>> „x ,:�.�, , .... .. . .� _ ^;. .>l..�r.�.., _ - . . �� T.� _ i _� 4 It >',Y' —'.y,'dS�+rYIWY ,r�Ww�...,mw�.:.., -'' s: ._,. _ r . . .. -.. �..� . � - � � . 1.�t . +u " � ` z�' �,� �. � �' ' ..... a.... � ... . .� . . ' . ' ., . : .. ^ " .. ... ,i �... ,r' - I 1 , ,.. ... �W� a '� - .i .. �.. . . .. . > .:. —� i ��. �. � .. i � ��1.T ' . . . . � � . wa. .. ..��',��..„ .. ......, �t . .. .. .... ... . .. , e J +.'��. i ._ . .. ... . ' 3 � � ►� /�� ... .. . .�♦ M. 2018 ANNUAL REPORT AND - - - 2019 PRfJPOSED W�RK Pl.A►N � + , • . . Golden valley Nlannmg �ommission �� 2018 Annual Report " 2�18 Plannin� Commission Commissioners Rich Baker, Chair (2019) Andy Johnson, Vice Chair (2021) Ronald Blum, Secretary (2021) Brett Angell (2020) Adam Brookins (2019) Lauren Pockl (2021) Chuck Segelbaum (2020) lan Black, Student (2018) Council Liaison Steve Schmidgall City Staff Marc Nevinski, Physical Development Director Jason Zimmerman, Planning Manager Emily Goellner, Senior Planner/Grant Writer Amy Morgan, Planning Intern Lisa Wittman, Administrative Assistant Purpose, Mission, and Prescribed Duties The Planning Commission shall: • review and make recommendations on specific development proposals made by private developers and public agencies � 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 • 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) • review major public capital improvement plans against the policy and goals stated in the Comprehensive Plan for the area • 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 � advise and make recommendations in matters relating to and affecting the environment �olden valley Nlanning Commission 2018 Annual Report ��E' �� 011�e11�5 2018 Overview page 4 2019 Proposed Work Plan page 11 �o�den valley N�anning c.ommission � 2018 Annual Report �'�� "'�lE�'1� The Golden Valley Planning Commission saw an uptick in the number of applications it reviewed in 2018, which was more in line with historic trends compared to a relatively slow 2017. Two large project proposals drew a significant number of residents to meetings in April to discuss an expansion to Meadowbrook Elementary School and to meetings in May and November to protest a new senior building at the corner of Golden Valley Rd and Lilac Rd. The Meadowbrook expansion was approved, but the senior project (Watermark) was eventually denied. The Commission also processed fair number of Conditional Use Permits, prompting a presentation by staff and the City Attorney on how best to evaluate and draft conditions for those types of proposals. There were a handful of lot subdivisions and three lot consolidations associated with redevelopment or the cleaning up of unutilized right-of-way. In addition to its regular work, the Commission completed its review of the 2040 Comprehensive Plan and in November recommended that the City Council deliver the draft plan to the Metropolitan Council for consideration. A recodification of the City Code in September allowed staff to bring forward a reorganization of the Zoning Chapter and a handful of adjustments to the Code. 2018 Activity The information below attempts to capture in figures and graphs the activities of the Planning Commission over the past year. Planning Commission Meetings � Held: 20 Cancelled: 5 Joint: 1 (April 26: TOD Zoning Workshop with City Council) Staff-Led Discussions/Presentations 21 Zoning Text Amendments Considered 3 �olden valley Nlanning C.ommission 2018 Annual Report Planning Applications Considered 4 i I I 2� ■ Recommended Approval Recommended Denial Total Planning Applications By Year 2018 2017 2016 2015 � 2014 � 0 5 10 15 20 25 30 35 �o�den valley Nlanning C,ommission � 2018 Annual Report ' Planning Applications By Type (2018) PUD/Major Amend i CUP Variance (Subdivision) - Platting... Rezoning Land Use Change Site Plan Review 0 1 2 3 4 5 6 7 8 Planning Applications By Type (Five Years) ' PUD/Major Amend i �,2,,,;s��,;��,�"�,�� -- I � CUP � Variance (Subdivision) Platting (Subdivision/Lot Consolidation) -�:� , � Rezoning Land Use Change ��-� Site Plan Review 0 2 4 6 8 10 12 ■ 2018 ■ 2017 ■ 2016 2015 � 2014 � $LL � � � d �� ..�.,., _ '� � � = �� .� � � � t N ° o m � � � _ � , � m .� � C � � � oo r� .� � � ; � � � p N �— N � M rn ��y � � �'�+��' � O (O o0 I` CO Ln � N �`N� V � � � � � N ��c �+�� O O O O O O M ci�a J N N N N N ai �-' o � myy�.t,� L L O � cao � � � � P� � � � �: �. � av°,?a� o � / 0 / ----- ---------------- - ------- ---------- ---------� �/ eweX � r� N eny sewaX pa�yL�A;` zs �p,veN� - ..:----N"`__�__—� ! �'��'�� O � i°� � ='r.,,.°*, p ti a , � 40 O N ° e? eP�/'� r� �„ x .. . n ' o . ... . : 'c � ` o � � . _ `�'�'o �l. . � � . . . - d � c � 0 Y � a'�� .. W �� 3 - p � Z� '�� ve m d � � � �� o o N a �,� �ei �oo�/ ac $o�� 3 v o ' S � r " ' �, �a ce° � o .Q d � 0 m.�. � R � �l- . G�mµDr �o o'a�0 e4K�IS ��:.�: U U"_"_�"�"��"_"_� "c� '_� �b 'O � Y�W Y y � Parkview Ter ��' g�° ye �e�c � sqiH,GeW � y � T euiWlS o � P0 Ke �1eB ,n " �y"� �m a �Sr, '° ,°'�, '� � � ��asv � _ ... �+e � da '� ' �a��.� � eM '0 H A e e n�e 'b y� y,�elaAord�`_ ...� � �teIIV `� rc < 1Yleatlow Ln� ~ � ' a � i ' m � a � � Dre o N eny eueyy � p� �eM tA __-.,"�' SF . . 'h°PeaW � g a N u�mopeaW� .�g � .� �� , �1 ti �° � ..... . � )ua Naey < ffi m � ... � n, m m � _, �_ ;e� �e4°^aor �ie v�H 3 o c m q 'MeBw�e o .. � - .�S m U �-� e.ei � W � ine S "�"�"+,+"�"_"�"_"� � v� �� '^�. '� rn W a c9 � 1 _..� b S any aun� I .. . --. � c � ' � � ,N eny aun d t � �� o° 04 a�. C� m a m+ Ha�ya H � � ' / °4�owp,v P,r� o ' �� G � � N any el� a-� -_..____z m � Id el H pp t ' , Y N��Poox1�M �4 WesMrood Dr5 � � I � N e�v ee� J `9�ci m o m � � enV ae'I ` � N a � o � o S �`d So"8cT� .eW �� e �, m � � �a� e Q a N en y w eW ID a '� r;4 u � ium Tr �' i � .� W c �de m � g� �.,M1��3 ^� N a�V M9oN o�V MQoN � m c�5 ..� �elQoN . . ' � �'Ay rc 3 u+ I � N � � psWiO �.N enV aIVON y i� A e T e�N e" J eN S enV zeWleN a a�d � en le � � . a We4�0 A+r si� EuuAS ��.��!a N O N eny eMeyp .... O Y- a� � � � N eny/�uad c � c �' � Q, 4G� a4 �'i:� �n+.. Men ptlaws Py8 S Mepp._ � �' o � � N eny ued � �� N end t�� a< N entl �Ab epeA utlg � � $ � + ��a y 1d� �a... �S � �S a 6 � � v� ° cC �' N r� � � � o^V penp � �s eM wapWM a w �&� � � o�e . ` � -�am �pc b' Na 2 � � Bub � «�, r�,.:.�'O Q � .$.� � � N �b�n en w y � �'� ' . I ` u 8 Ne $ v oVtl � �.`�� a �y =� ��..� �a N i H a ^l�aBet! � � � � u°u�� m r3 Lr'". -,'7S id �. U Y y x ,..">� � �� Q n Id s11M � '4' / � . .�s'i io �p o � Na��1M�S � 2^tlAo�.� ..._ .. NenVoPe� ;c m .� � � Neny p pl . i Z �ga; �o T E¢ A y 9 � am � 1 Q � � � iel ux�e� � � � � .,,, \ �e�`0� j � . N antl Imfl � qn '� oPe�ol in o .� N eny i� $o��N �s,'L�Q�a!l� c 1ke Rd 4� � T _ �N V INfI � g a N,ao�n "� ��_ ~D N,00�n � lp � �.m°� u a oo��BMv4H roea N g,:.�.�� '—'6 e�y w�u� N+0�e�r� � �e�c��N�p��Ill �n a�`B�g �rz � S Peaasa�siewnl � > Ave N �s �, Li� a � �i � Pa� ,. 3� N e�y ewo��°M o i. � � � " �c n� :s• s ��: a�� "�`. '^'� °/ � � G a� � � �np 7 c� ... ry eny e�ueX � �� r � � a= 6 be � � ) � ,,.,�s^�, � ._ '. �"^°"�y^ � y N enV ve��eM `` a _`_ $E q�U 3 � °� ,.r�� .�, � � I � � ' ry a V eBDUM el.wes � E � � N anV aur[ ..� .� � .. = J � N entl�waeoA ... _ m ��T oa .. �..,.m.X . V P�N N w,y aue2 � .. _ _� N Me a I Iui,lu �� ° N a� . Py$' !7� 'o ro o `J te`�a� 8 �� e �� c� �� . �o rc ; 3 m �; $} ,5 ci �� '� u ' o' 3 5� PG y �o m gny Ptl IpH uM � i �_��. $ g 6� N an �p�msurug �J $° . .f, � x c Conale�e Or W `� .�LL '�: y °"� � �. .,.� . �l'� 8� S enV�Pin�sunag N e� i oueyy 3 ; � :6 �s m s�'P°,a`.�g SB�Vero�la0 , `, a � tDtiCoil uro� ew se , : � $' a �5 o � N en F .X � S�'Y Poo �P' � o j -� - r po� BP3�, o \ ' � �l�� N eeV PooMe P3 � 9 $ N eny � "� a`� � �s� wraa � . .. { P. Id � U rc e �F 1 an e uo ,`.\ �N eny e�oe� 3� � �g y^V eP�,qy m Vy � � z � N e�y �f � � N a �ys weH e� I �' � � ce,, �,� �W m 7'il a • NenyoWPl MA�wxelW� aiysdwe i � Ln � r° � � $ � , N eny o4eR I U a N eny o4ePlQ H ! � � �t *� D Y` ! 8� �c � E � � a'o w R � � Q es�e� �, 0 9 ,a y'�° I '� N V of � � t .� = N enV as,er 3 S eny sef y�..x,, m N 8"d � > >ewe �uckY Ave N ,t�. � eue. .� � � d � n c Si `� o '$ +V :�� e"V x�rqu � Y ^ �- anV P rc t o N eny euerono� o a �'� I N�e y euelsMo� S enV eue o� g eny e � 0 �� ? � s a� N entl Puel W �t� U � � � S eny pue� `'� .. > � u N eny epenaN — 3 u�qll3 �^ �a N�eM � . 3a s e^v aee9N . , +0 IaH �t mh`�7-'�-w �eny a��e ►n.wo. � N e w ei0 E.. a' Q L-1,r p � � � . ¢� Pen vaNa Ave N � �ooy,�pe b ... o N eny euen suued z \ = Bqd N S eny piuenylauued I L " > � , �> � I . N B�d�� m N � e �O � z � � y � .ts � �� uel WN r � �'� � � �a�a�. w«vv��w�� ,�,i� � H a�v vueis�ev«ia g fr e � � � r g a y��a ,��,.�. N eny�elwoS � p�P p I 2 }i � I. �� W Sa�y��w�� H 95l D�N � I41pN enuen e�pauuy� � . �ewM � S eny e�� rye� veP1eA '$ mp � .�av.ewa ��."4 = 8 ' I > o N anV%+ePIeA �� en i a� �i z� Pa .�a� � y 1e ' � a �Oae1B � � �i � � in m O�� Q \3 AWswI� '�MdM�� .;u�� seM ' gany4elll S � � � �0 a�,O � � �o e��o� a $ � °�'� n'ou"� H a a 3 l , t � �m va R�ueH o p�d en usuoos�M d s Z eny u!suox�M Ua .M N d E � .. .. �d W�YoaB l�°cS�, i N eny \FX °hV a � ry e u�s y� �. � �P�e �� } ffi �°�ry, �,..:,.� ,'�` ,� A S m �` - �' d NenV Puelee2 i „ � � > �S r w �5 � i .. 10 eRSeQ �', =D�eeZ o �rm�' � S � p „....... �. I u � e H�H N e..r owA z � a � 3� Je Ave N - ^ � � �\ � . rc '� Q • �4P�eN � � � � i� �eB6oi9 N d elnbtl N any eNn 3 ....�� ..,. _ �. � � N e V penep � N eny auou9 auoo�� ; _ MI p�_.�e a,pa. � � y". .. Q � r' �o � '�a r ` � � � N eey i��ep W '�* i en a' �� e •.. � _. -,nie�ea s �r , `• ,N i . � � ., Nenymle ;�s z n � ` � I w3 V �,�V Na�tlu su3 0 � � • � ..i 3 �� `�, � i rc rc� a � a w' �,, � �� y N any u�su3 =1� �W � -sss�a`� i+ �w w n¢rc c�f- u e�a. ._. �.... N en�� U N enV 8e�i — . .. _ .. ..'�,.a e � 3 � `rww�-$€ m �� 'a�° � „�. ^��" n m l� x a a a a E'S.Q� � .� � N end 8� Ila`J � _. o ow`4�2�2��wf= Q Nenyc . m N e S m� � en � y a � � L � � � �' � � 3�N.�,a�, r m � aoqi=yg,; � �� Z aW�llH 4 m � ..1�,P � , i � .�.,�*,,..a,.,� f�� 3a� a - � � � � , � � �� ' , :. �''� � N e vuuos�sw�rew � s a�y uuossrevuew � ' , ' . e _ � .�l�e�&H �� '�"��" _�" '�' �'�"�_' �' " ' ��`ReinV&H � ,....�M,,.,:` l ��„ ,�-� #»,.""'.�''. � � p � \ � � gLL M � � � - � _ � •� � _ �; � Q � � > �' N rn 3 0 � � � � a� � '> . . c � ; � �., � E � � � � > � ` r�--�� .� � N Q � � o � t � o � r y o � � � = v ' � � � � � N � '' `�° .^ � � m o � Q� � � r O � N V �� `�d ,,.,+.�� O � � (a C (I� •O '� � N �?N� /� � 0 a . � c n� � _` � H = „� �i � N p � � � � p � � +• � ci�a Q � J d V � a V � J � ?3 cJC9 � W Vl a� � � U G � � a a � � � Q� �� ■ • av�?a� o �/ � -------- � ewe% ,�. aeysewaX __" " "__"_"__ ' __" _'.w.-"__" 0 N eny L'A� � Pve� _... `� r �"`�"' I e,�won ..fl i -�°� a�.`"«�, �? � � y we asr . . _ � ��O N e e� F � � o. o � �� a'p,�e�d � . `� � I /( w '$ r+ � .. � � (t z e �t�� 5 o e ` � � / � s vs m o u�i � ' a a, / `� � � Q � �0.� ��, K �ay = o � �i i�aP �aP. � 0 1 9 ' �d � 0 ,� e � J �i �a- c 'F ..� G�OµDr_. '°o oa�� ewe�j � V"�"��"�"��" ��/- � . ��0 �sl1iH tieW r ..,..:: y�µW� T eui�/u�g '.,. o d rkview Ter "_"_�. ��g6 Kg�e`C ' y<0e �� m L¢,.,. �m Q .� i� �f, • .#� � ul e8P � � Pe: . �p � de � . � �e�� , I�BM °Hpden�� w NJateAortl� � �`:°_� � ReI1V ... - rc < Mea �,. y F in aY � � �..., . � �. �Ore; r`. N eny eue104 F p �BM t� .'_�g $F _ ^`°Peayy o �N u�mopea 7o dow Ln `o � �a �f � e > W a x '�5'��. i. � ;� nd Or b o1e >ueDMiy 8 ' . N eny � Q ffi e ; W U F e��- m +»as"ti m � .......,. . . ' ae� Le0° Megppe o � s� o � ios y .��...�. .._. � ..r. � �5 �` �',�' 3 .. a m c7 � � a 1 ) W g any aun� f '�"�"_"�"_"� ' � N enV eunf � a , ��s� o r8 . � b � % II n+p � ---------'-F— /N eny e N m � � �aiowpitl ,p � � � f:L^ ry enyef N a' zi__._.. . � o Id el H +� 1 ' m N� +eF e� �, �+ 01 m > N a tl a e l ��i� m . �'�4 i # m �P�oxiseM � WeahrooA Dr S � c & N env ee'1 o s g v 5 a a� tT`'O'o e � ,. � E � m ` 8 }� � �� m a Nem/ .eW m a � �mp ::. ruceTr 2g O � �' ,� B �J� , Wn � edds� m ^ S�� wxaWej n N a�tl MQoN a�V NWN � c7 <' elQaN �""a 9ay � 3 y S e� A N i ffi Wa4�0 4N enV e19oN y n R e� � N enA"�(RIeN S entl ze4�leN ° 1v � N eny ps � $ '� an �; BuNAS ��qo� � Q N BAb'BMBUO � �."�� en � � � N any/wad � 5 � � . p w@4� �' N �9 o�c i � p ^"N Ottewe P�8 S weAO <' � � . - o � N�b �� ss x N e�y � o Q NB�v �°b �xen u.uds �' g � � y,cP � s vi+� , a ` � � � gd � � �� _ fi� • ', , 04° �' N��ro �q ' . I H 1° 2 nV Menb eM�PWM a m �&P o ip ole6uy.. .- v �� pc l' N�a e t. a $ � �,., r ,,.-�,..,�, Q a . �. __. .� ,� 4�� -"� �b�eo en w m '� � z ' m g . N e �, � � auA�W w'��. �Q . � x � �e N i �� eBeU � � i � u�N� Q n � Id sAIM � '& �►' v i � io �p o � N a�V UoaS� � Z^V 1MoS ' -'"•..�„'w,,.„.�. ' enV op c m �� m N eAd op p o Z +�°i �� + E� � ,rii "' D q� N °�1 3 $ U j �� ° iel uMa'1 �" � p � J�, �e�� , p �� N and u� � N�tl l�fl � �Pepl in o m N e�y /iu� s�Ot N �'Y�O al7� GUce Rtl �d K m C � � � i I .� .� " .... a� S � � �b� .e m , N�0 oelll '� --- ,�`•� �. N i0 aelll � Q,m� o d � OOL 6e�M461H � roeA N � '��a enV N�O ae{n _...� � N�p�e�il � % �Aas � S Peoiw a�ewnl � q y �v o lo> �� .� ..e�.�1 .� � li�, . PUT+e+ . . Nanyawoo\eM o � m y �c np �� ,' �°/ � y P 7 U N eny ei.�X ` �� , � S °' ° `9a^ .. �,w.aig'#��; I .- �. _ _ V � ,,, C= ; �� :rx �, tl BPnlot�g'�""`, m fJenV qeM' $ _ m a. 8 �" s ' ��" � �"�°_ � Na� a � � al.wes eWP � 0 3 :ko � { I .�a+,,�` ��'�..Ar � _. � � �� esoA . _ ...� v..� � N eny eueZ a� � � � . »«„>,Z...... � � N entl� _ a M� � � � � a,. y .bN N entl eue2 _.. ." �S n _ � � , ! �l+lu �C�o Q f m a. �':��nO,. py6�- � �o 'O °na�JHaO 20�P b �� ' � e � � � ' n cm . � d q�g 3 3 � � d5 3 54 �`ho s-- r� m eny va�!N uM , � � r�m ��3 0� N en ipin�suni8 J � ... �' � �B � ,,�� Conalance Dr W � 'l��■ .�LL . l T �. S eny�i�xsvrug } N e� i youeW � -.. - i i � ... m �'Pd��5 S any eM�Ra lOt'1�Eoa uno� a�U se � N en .x �� a S e�V Poo P�i o v 'k:�'.., o � '�_ � Po,� BP3 0_ � � - ilJ� Ne�dPooMe P3 � y . �� 9 a N a�y � n`� _ �sa Ruai V � a e. I �F N an epuo�� ' � � 3� � �v BPr�qy m i .� \ ,n N eny eb� e 1 m � 3 � z � 'l� NaeV�...�U � � ` : U � N e !��H � ° I a m V� W m 2'n $ N enV o4ePl M A�wnelUu� �4sdweH i a ,�w E � 3 � ..N eny oyeq ■ � V � N eny oyeq Q ' � a�J� Ln � r O } � � k fi B^ p D s � m F S � s�ef �, o °�c , t4 ~N V of � t,� � N e�tl aef S e�d sief a a N eny � � o a �,B �udcY Ave N �? � � I � - i d� U � � ,, YI - �V M��tl� � �� i � 0nV n � � N any euesnol � 0� N entl aueKlnol S any euerc � .. ,�2 m �'� t4y B � � S eny g � U P �� - N e�tl Pue� W t� S a^V P�el�. N eny ePenaN - �...p �u wll3 �ic � o iONIeN �ja Se^d PaneN�� y„ �0 IeN any a o Na w �� ) � � e �_ �� Pen veNa Ave N � ! bl �ooy,�pe� pb p .. o N e�y elus� suued z "+. _� B4d ..y S any�!uenHsuued i z _.�i i ? �� tR �� N a�y oeqanp y LL ' � m �. = y $ y a—tl- -� 0�� uelsl a r J! i P�e n0 i � :�r`. N�MY V�BI91 ap y �.o - N end Puelsl eVW21 � � � ' N m g e Y Pu � ��, ..x^�.�; � o' Neny�elwnS Y� Q � � �r'_� q� ��Wy$ I � I � W S eny� ' ,P 9Sl P�U �o I4WN enuen e�pawy,� � HI.wIM S anye�ewM etwng� Ne� � siePleA $ �p . Fe�val� n��',< I o � c ) �o �N enV vaP1eA ��. 0� n i 1 A �� m Pb �q '� � Z -, ..�.� o Q 'g . �o � � ui m ��s Q 3 �,taawx '�HdM� m 1e�aeM � SenyVelll � S ��3e� � � � � � ' �, �0 3 r�� Q e�y�p g �eMip�r = � � � i ; 1 e=• �b�m � P21 RalueH o`ple�d ��a B t__✓ Z enyuKwasM � M NanyirysuooslM � A`+ . o's�i �d E ,.� � Md elntlop�8 s��S a uro ov �N`P�e � i N eny 1�X '. n�l�� N 4'd �JN �� _ '^d' L� � � . K � . .� / � S „ �� Ne�vaueie e�v�8 > c'� °i �S �� . ��@2 � ( 9 2 pue�ee2 �Z,m 0 5 �-'� N� ��ap�� 7 � I ee ep°n N env M+KaZ � a: �i. 3 j ��a Ava N M 0^d� "�">.,�� np rc ' ` Q �t'Q,aeN o L � �eBBwB N e d e1rMtl N entl e'n � � .,. �. �. � 5 N e tl IIeM� q N eny euouB i V wo� �; �I MP+19 syi �e � ... � . � i a o i � � e Ne yi 1�a0 w f�- � g nle�a0��s � ' �I � S �. . . .. � Neny�nle�ed ...�y q ...y.3: � w3 U z� NwV su3 �o L � ■ o �� 3 l �1� � ��'� � Q� _ � � rcrcrc o °� s W� �:�� + �Nenyu wu3 =i �0 � �.�.�.��_� q � r ._ �� p»>e n e.E m - N.. _� Q �.NanyBel� ^ • -. _ � � ..O � v �3 � n rc � �' M N e�tl 881� � ��PS. q � �w � :"a� D '^k ...3�"c 'y;s �' _..� � x�c N eny Bi µa� � ow4�Z�2E�in� a Na^�� ."'mN �� in� y en ' ri� a ,pa � ° s � m. � z�N m a�c r m $ aoqs� yg y ? °D m ao981AH g ml P � � _ � 5�,. � � 3 c � u'4 a n 3 ,,o'� � x S� ,� z \ $ � N �v�ueuu auw - � s � m ,� . \ �t "' antluW sla ueW enyuWsslePueW �,, .- '- � ..�' �� "�"��" " '�' _' �"__' .' . ��1,(eeu7&H _.. _ 69l ewW&H n � � �� olden Valley Nlannmg c,ommission � 2018 Annual Report Zoning Text Amendments Considered Item Description Mixed Income Housing Addition of language requiring compliance with the City's housing policy when certain planning approvals are requested Recodification of Zoning Chapter Reorganization and simplification of chapter text; revisions to provisions regarding Tax Parcel Divisions, Conditional Use Permits, and outdoor storage, among others Business and Professional Offices Modernization of the district to address permitted Zoning District and conditional uses as well as the district purpose Staff Led Discussions/Presentations • Annual Commissioner Orientation • Commissioner Annual Training (Conditional Use Permits) • Zoning Code: 4 (Arch. and Material Standards, Overlay Districts, BPO District, Firearm Sales) • TOD Zoning Study • Douglas Drive Redevelopment Area Plan Expansion • Zoning Code Recodification: 2 0 1 Discussion 0 1 Review of Code • Revocation of Conditional Use Permit • 2019-2023 Capital Improvement Program • 2040 Comprehensive Plan: 9 0 8 Planning Commission Work Sessions 0 1 Public Hearing for Approval Other PUD Amendments Considered (not reviewed by Planning Commission) • Administrative Amendments: 3 • Midtown Development PUD 24—allows for the construction of a deck at 1120 Boone Ave North • Golden Valley Commons PUD 70—installation of a bulk nitrogen tank for Halo Cyrotherapy • Liberty Crossing PUD 123— installation of a decorative fence along Winnetka Ave • Minor Amendments: 3 • North Wirth Parkway PUD 33—allows for the construction of a link between two buildings by consolidating two parcels • The Xenia PUD 113 — revision to the number of units allowed, the number of parking spaces required, and other site amenities • The Three.Nine.Four Apartments PUD 112—increase in the number of units in the Global Point Senior Living building �olden valley Nlanning �ommission �, , 2018 Annual Report � Major Projects Reviewed Item/Location Type Description Latitude 14 CUP Renovation of a Class III Restaurant in the 8806 Olson Memorial Hwy Commercial Zoning District Import Auto Sales CUP Amendment Repurposing of a vacant building for auto 730 Florida Ave S sales and repair Meadowbrook School Major PUD Expand school with new classrooms, loading 5430 Glenwood Ave Amendment dock, and cafeteria space; add queuing lanes and other traffic-related improvements Watermark Senior Living Comprehensive Reguide to Medium Density Residential and 5530 & 5540 Golden Plan Amendment, rezone to R-3 to accommodate a new Valley Rd and 1530 Rezoning Residential Facility Welcome Ave N Watermark Senior Living Rezoning, CUP Rezone to R-1 to accommodate a new 5530 & 5540 Golden Residential Facility serving 25 seniors Valley Rd and 1530 Welcome Ave N Jaguar/Land Rover Major PUD Expand building, reconfigure the display and 8905 Wayzata Blvd Amendment parking areas at the front entrance Retro Companies Comprehensive Reguide to Moderate Density Residential 2429 Douglas Drive Plan amendment, and rezone to R-2 to accommodate a new Rezoning Residential Facility Home Health Care CUP Amendment Revision of existing Conditional Use Permit 800 Boone Ave 5 to address ongoing issues related to after- hours events, noise, and parking Previously Approved Projects with Construction Pending 2015 Central Park West—Phase 2 Apartments (Utica Ave S) 2016 Central Park West — Phase 1 Office (10 West End) �olden valley Nlanning C.ommission �� : 2018 Annual Report �� 1i► �� Implementation of 2040 Comprehensive Plan • Carry out Phase II of the Downtown Study, including , . conceptualizing the completion . of the City's Bicycle and Pedestrian Network and a - ;_`�; drafting framework to guide E a future redevelopment of key , _�: �. � properties. � 3� - -�=-:� • Rezone properties to create ` consistency with the Future "'� '� �� Land Use Map. �� "� � Update the Medium Density Residential (R-3) zoning district to achieve target densities. �. • Investigate Pedestrian/Corridor Hello Apartments on Golden Valley Rd Overlay Districts as a tool for (Staff photo) promoting quality design. Zoning Code Amendments/Updates • Adopt new Architectural and Material Standards. • Create a simplified and generalized Mixed Use Zoning District. • Reformat and modernize the tables of Principal, Conditional, Restricted, and Prohibited Uses for each of the City's zoning districts. • Revisit the zoning districts in which Places of Worship are allowed in order to be consistent with the Religious Land Use and Institutionalized Persons Act (RLUIPA). Planning Application Review and Evaluation � Continue to review and make recommendations on land use applications as they are submitted to the City, including subdivision requests, Conditional Use Permits, and Planned Unit Developments. Commissioner Training and Education + Work with staff to explore new and innovative planning concepts and to respond to the interests of individual Commissioners. city of r� olden MEMt� RANDUM � vC�, e Physical Development Department Y 763-593-8095/763-593-8i09(fax) Date: March 25, 2019 To: Golden Valley Planning Commission From: Emily Goellner, Senior Planner/Grant Writer Subject: Presentation of the 2018 Board of Zoning Appeals Annual Report Summary Staff has prepared a summary of the 2018 activity of the Board of Zoning Appeals in advance of the Board's report to the City Council. Attachments 2018 Board of Zoning Appeals Annual Report (11 pages) . ,��. fi .� > � ��• , r. � b itA�� ,�., • ��'�� $,i' r $, $ �-'�4 ;, ' `a, �•r� �� ` w. �'�.A/�y `�. . ��' yE i�+�a r;� ;�.y T'1".71�, � w � A� ' . : , . ._ , • ... �� , ' !1� q '�s . w. � �4 �� ,,�'�-.. +` +� � - � �"�a. '�4 �.� . � � •lE• i> �� ' •}�S. , �,.�'� �,'s''' . s �L' �4• � �wn�s�, i� .��..,��f �;: `��.- i�µ� � � ,�.�r ,. �. � _' ' y . � .~ - . .: . �� p, "��,: . ..+* ./`+t�. �f i �; ... � -�.+� . + k � �•�� . � "�i � j. r . . :,�,� � ,,, �. . � '�` g..= �!E'� � � 3, � � � `� � � „� ,��9 r ��:,�,/_ _ � � , i -,� � � � - .►_ f,. : y � .�..� . _ ... � I{!�� .� � r`�. y, � a: t. `� .�, �,y . . . � , . ,��..�t�:;�� w ��` _ x �': >i t•�i . . .�'� .....f 3 �.. . ' - , � "'� a � . .: ., ... , � ..<:.:,... t.� - 8�C1AR�► �3►� ZUtU�N+� APpEl�15 �a1�3 ANN��►I R�P��T � Golden Valiey Board of Zoning Appeals ��-�`" 2018 Annual Report � , . . �C��.� ��r� �f ��►�ir�� ,��►�►��I� Commissioners Nancy Nelson, Chair (2019) Richard Orenstein, Vice Chair (2019) David Perich (2019) Andy Snope (2019) Rotating Planning Commission Representative Vacancy-Youth City Staff Marc Nevinski, Physical Development Director Jason Zimmerman, Planning Manager Emily Goeliner, Senior Planner/Grant Writer Lisa Wittman, Administrative Assistant Purpose, Mission, And Preseribed Duties The Board of Zoning Appeals (BZA) hears requests for variances from the requirements of the Zoning Code, which is Chapter 113 of the Golden Valley City Code.The BZA consists of five members that meet once a month if there are any petitions pending for action. A Planning Commissioner serves as the fifth member of the BZA. Criteria For Analysis 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: � the property owner proposes to use the property in a reasonable manner not permitted by this Chapter � the plight of the property owner is due to circumstances unique to the property not created by the property owner o the variance, if granted, will not alter the essential character of the locality Economic considerations alone do not constitute practical difficulties. Practical difficulties include, but are not limited to, inadequate access to direct sun►ight for solar energy systems. Golden Valley Board of Zoning Appeals �� x 2018 Annual Report ��:� w� ��. °,��... ,� � � � ��.� � '�� ; �� _� � �� 2018 Overview page 4 Five-Year Summary: 2014-2018 page 6 Golden Valley Board of Zoning Appeals �` 2018 Annual Report � �� '� _ _ �� 3�E��`'�� Variances Considered 11 In R-1 Residential Zoning District 9 2018 BZA Requests By Type 4 3 — �� : 2 � �� — `� i 1 ----:�:. �+ , �;�:.., � 0 Front Setback Side Setback Rear Setback Height Parking Fence Height r� Number Of Requests Golden Valley Board of Zoning Appeals ti� 2018 Annua� Report _,,,,, 2018 BZA Decisions 1 i 1 � � i : � " �, � � i � I i , , ; ' .. . ..,,. . . : , _. _,... � i ' % j i � 8 i �, i � w� Approved � Approved - Modified 4> Denied 2018 Propased Projects Requesting Variances (By Type Of Projeet) Garage Addition, l Parking Lot, 2 New Home, 2 ,. �.... , : ..,: , . � d4�p�� g e�� #"._ � �� t �yg��k�� . �� j"��'� Fence, 3 Home Addition, 1 Golden Valley Board of Zoning Appeals 2018 Annual Report ��-��:,�._- ��t �IV�"�E.'�`�1� �t.II�'1��1C"�t' �I. ��"�V.�C� Variances Considered 119 In R-1 Residential Zoning District In Institutional Zoning District 107 6 In R-2 Residential Zoning District In Industrial Zoning District 2 1 In Commercial Zoning District In Light Industrial Zoning District 1 2 2014-2018 BZA Requests By Type Fence Height Accessory Structure Height Paved Area Accessory Structure Size Accessory Structure Location Average Grade Shoreland Setback Articulation - Building Envelope Height RearSetback Side Setback _ _ _ , . Front Setback 0 5 10 15 20 25 30 35 40 45 50 r Number Of Requests Golden Valley Board of Zoning Appeals 2018 Annual Report °nX. ,� w� Typ�s 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 that Location 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 the Size 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 the Height maximum height requirements, which is 10 feet in the R-1, R-2, and Institutional Zoning Districts. Garage Width Request to build a garage in the R-2 District that is wider than 65 percent of the width of the front fa�ade. 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. Impervious Surface Requests to construct additional impervious surface beyond the maximum allowable, which is 50 percent of the lot in R-1 and R-2 and 60 percent in R-3 and R-4 Zoning Districts. Minimum Parking Request to build or use an existing parking lot or garage with a number of parking spaces that is less than the minimum required based on the use of the property. ,�- � �ffi � � � y � � �.'�..�',' y+ p- f-' � � Y � W �'�`" � � � � (� � V V u . � ~ �� o .��. Fu '"� �, A, � = N +, Q � o � � �� / � o ;� �� . L � .p � � Nrn = rn N � z^� � �.,'`' � w, � � C � � Y � � o y o� W � . � � � fa � "a �` �" LL LL C� 2 a. � fq _ � �'`.> c � � � v;7 0 � � , c � � �'�y�C9 � O • • O • • � a��',Tac� � N � a, � � � �;. {; SI70dtl3NNIW �O.l.L[J :�� SI70dtl3NNILV 30 .I.LIJ —'---'—"—'.e.'„'—'-�'�-'�"�"�-'�"�"�•'— �"�-'�"�"�"—"�"�"�"�"�" '�" •�'-�"�•'�"�"� i " � -,�"_"�'f_ •+ „ �� w ,� . we".y. *`4,,. i �, i h. o I H ang�}tua2 � ,� �""3� ' m i � ,� ,� >, �� '� �.�-�j ' °x j �;-; f+ � µ � � I � ' � 3 � ~ � '�� ... ��P� � / I Si10 ��-HNNlW 30 A.LIJ V �� i �. � '�"�"�"�"�"�"_' �"�"_"�''� � � '�' d ��...�,� � xK � ; 37tldSNI890iI 30 ,�.UI � , b. �,�� . � , � .,,: � , ."'�t � H u�nnopea� � "� � I � < - � � � , � _ ..-• . ---------------------------------�----• � � �• N ,�+ � o � r� � I 4� 1� V �` j yp� v'� � p.; F � �1 d .'" + �7;,:.;. ' i v� u. �n / ,d � O � � , � v i p .•- � �' � � o � ,,� ,�_ • � I � r I (�anH alRol�i � � I � i `` � `� p �. � 1 I � I �� ;�"�� ` 1 'r � t. � I � � -� � � , t� - _ _ ' >�y� � ,/� � �� ,� _ �� ----------� j '. � `�:. � �,. ! � s I � .� ,� �,� �, �R � �r . .� . ,_. u ,;.: � � � ` I e�� .�:-��, H� �Et� , I�i Peo.�sso � x .. � j y � sxauxny r��. �� ' a �� ' �' M,o ��ao�et�X, - i ; M � �` ! a. � � �.,",„M "� ,J V ��,,1 � b� i .� - �y � p i � ,�=�"s�/�."" �+ R{` ►� � "�� Q_ - ,� �`. � � •�i'.� ' � j�j A�aII8'Z � a^- ' O ,� � � i m ~ c°� y �. w ,: �w� � \ a+ , " I� � Q Q „� x = q p �. ;; � •• � r o� } � o � I � � "� '" � C� + v i =�n,�,,,�<sQ seYBit` , <��rv�,�,.. ,x��x sej nbQ,,�. � � �� 'e� � � � .� ,;',j ,�y � d. � I� p S a�►H'�f° � �s � eptxo13 s' v � .�� , H �ang1� �" f .��. ' � . � � O ;ri' �� . �r 10 IILjSGTUIB� y � 'a' y � q F7 ' ;I ;r+ ,� .�, aegbasxaj �� I u � � �: .� ��: j �--------------- ^� b � t{� p,� ��` g �ng I �N � ,�, _ w d, « � � aeFstn � � � � �:.;:� �c � � o �;�H ang ep8na �, p o p s �.,a p � U � �C 3 �. � "� � ' � �' �r� o i� � z i, ` � ��i '� �� S ang ', o i�' �.»�� . � �� x riuEa�dsuua =' r �� e H aa'� �'` , ` I�� pueis'L ap°u2i �� „e ` , , - ` '�' �� j�� \ ��="� �"" A ' I �}` , � ; �:. F � �� a-..>, ��., an e auui ' 1�[ �i K} M � �H ang eK;auur�� 5 ae M I � T �� ' , , Z , �;�,� K�auur I ��, � :v �� ) �� ' � I i ;r'" '��I, � Z �ang I �'-� "` � o D ui�uo�si� � � � ^` � a! � � �� ''\ . � , _ . � � u � � �,, a p � ��„rr.,_ ... �` ! �,,�� . r„� �.... C � ' � � �,I :aa�.; �.. 't�iJ Z+ PeiH�Ii;�I iEaatta�j� � '�� a�. � � � � �H ang avoog w p�`�-Q +� � � � �� w �'t� . �� '� �.... r � � �'� W � �� ' �' '°�� x � H aag xn�e�aQ z7 �iv �, y t , `�6 p � 3 �: r � J; � � .+� �C, < pq � o � t � J� W .s� � e, �0 z � �� • � � �.•• - LL ' ' , � — --� t�' -- - -Q.� rd C� ` ;�i � v I' � � ' z t�� ' �" -��"°' ° � �' - 'rA ` o � � t- , . �` .. � _. � 68 ' � . '_h ...�� , � ' � v � I�^ � H ang uqosslapuay� . e °. ` �� - -,- , �----- --- __ _ _ `� - _ ' --^�-- •--•— _ . ,:� "��,�,��.,� : .A.��; _.r:�,�.:� ,. � H�J.f10WA1d �O J�.LIJ �Htnow a ixuva sino��is � IJ d0 All� �` `o s � .__-� _ ., � a i i..-----J ---- �, N N N ^ �. � 7 � � V Y �LL � �'�`'� �!+ H � � � � N � `C Q � � �� v � � � � � � L U +�-� (� Y � �G a�i � � ��r,.,,,,,...'' = y �� V� V� U� = i � � � � N � � (/) U � t W � �' �' �' O � W 'N � � � � � � � � o ="� � �L 3 � N }• f� Q (t� (a � � 2 � N � � Q � N N m � � °��"� � � 'N � V � U U U � V N � C � � � � Y > � O N a �+N` ..�, ..... � � � N U N V p V N � > '� � � Rf 'N Q" c6 ca N .0 � � ; �,' Q = Q J Q C� Q Q m IL LL � 2 � a a � (n (n � ��v � � � � �� ' � �!'� O � �Q`o � � � � � � � � • � � � l7 � � � � ° �, 12' � N a�?ac� o �� , � � � � ��%��a�a��,.Wa�ar�,: :; SI70dV9NN1W 30 .C.LIJ � ,�� S110dtlHNNIW d0 A,LIJ $ _'---'_'-_'-_"_"�_'�"�"�"�"��" r'�S"�"J�"�"�"_".�"�"_"_' "�"� '.�"�"�"_"_"�"_'I ! � .� � � ';�,.;. �" � � �AI a�H u�tuaZ �, r I o ;:; ,. � � ` .� � z � , - m � ' � �� m j '*- � . �}'�, ��. , � o ' � I � j ..� 3 � ~ � "�' " °��oPa y I� I s��o Nx�w ao xy» u � �' •----•------•----- ----------�--- ' � �� *� '� � � � � I x a �,.�� 37tl4SNI880L 30 �� j _,� � 'a'� _..� --- Hu�MOpEOy� � �� 1 ,'�, --------- --•------------------�� • �, 1 5 .. .. � w o � �q � G � .� � � � j � � % � . ,�' � k � 0 U I , o � d • i � I = o �� ' i � � ,�,:��- �+�«G«�ti ..m.,", �.. . '� , �, � rt anH ajqori a � :*, � 1 � � � ► � � � O �� • � ` ` � •� � � I • o � t � a , � �� I I ' �""„� Z � N � �� •- � ; r j "�+,` a► � � � :� ----------' I � �'::_ , � �W � �� '�� ° � ; � £n; � G,,, _ �v � �t � _ �. . �, _� , ,� , x,,,�b.��., , � \5;. .,, H x �EIiZ H o.�sso � �e x � �, � � "� �„ �� ,, �° auxny �:�� " ��aog es�]�, � ��,ti, . . f� � I �'` ^ I ti y 'a�i � °1 t 3 1 `'f� - � A � "" o i . �i.�".„, �/V �,, eb�1 'iC " � r�.�^+�' ar f� a �i, : �aj 'd` • a i � •C1 � C j�[ A�aIIEZ F7 , .e. " ��; {� I �� Fv, �' .^�,. O fq �`�'�+ �y :�: �"«e ^ • 3' C+ � � w I'� � a Q-�—!*��+� 1�i � �" O �.. ••�s`� ` \ O � •�� f}- �9 - O M � .. :� 4� °� a °�° O�' � � . � � �� .� M'� � .. � � ... ... „ .. ,.�� . � e.��ti:�:�'�!� m 0' ;�,v�x;', .:: � ,b�� '' �xQ VH x setbnoQ � ; �m t� .� b � �� z � m r�- f�++ " +�,, •�C�+� ` p S aAg.� } b+ � C.y � �" ' EptaoT3 � x �, � ,5 � d • �.'�, � � y c� _ �+ $aag� o a � '` • e E � „ � x;gsdur�� • � A �. , . I � ,� r .« � y �� - aeg ICasxaj � --------------- �� ^ � . ,' d,,, � � , �. $ eng I ... ! �' � d ' .'", � uEcsrno � a' � � p �� 'I j o �H an�epena � �; � �,7 , o P �.� x !I p'� A� U �' R "�, 3 �:� ' � � ' � ;2r� _ _ z �;�'� �a,� „� �'o ��" o � i� �� x S an�. piuent�isuua o �;� ,�,.,..��;��:,. � �an'� � _ � +� � ��j�� puetsi ap°u�I %� � ro . �: A : � �� m . . . .�;�`:�.,,.�..x-: 3A E aIIIIL � � . . ; �,,.�.;: e ..; �%_y _! (� I1i H �I� M` � �'H 2Ag E2t;3II12,� S.a� � �� pK�auu:M �` 1 � � '�tk • � „� � � I a> � �,W, � �a i, � � Z �an� � �,� V + * o D ut�juo�s�� " � � x�: � : 4R. � � 11 . ''"�e ,..,� � �, � � � � ,� � , `a'' �,, A`' � o � ' �� " � ! �,� c � �� ► a.. � � H g uoo �e�;�► Z' p�IH giItL1I IE=a� ,� ' � � et fi an a g � y Q y - a w �:�; � ��, �� „� �� e.w, � � � v ,��h 'j�,+ �'' I a�'..,; � � T W � x I� � P� H ang�n�e�aQ Rs j y.� ��_ � � � ��, I' a � '� .� 5�w, ' o 3 ; �t � p, � ` � OQ � ,, ar , /. �'� �t z �'i . _ y �; ' -- - -`ro � g U �� o �' � � � , r�� A �� o F �' s�` µ•f� �, � � 3 ' i r � , •d ,a� `��cr�', H � � �._ .. � ,, .', �� H an ;,. qossjapuay�i ' �°, ; '`�. `_ �' I v -- - -- ..:,.�,.- -—--:ti - - - - •---- . ----- � ..�„�� . �. � H�,Lf10W.[1J d0 A.LIJ �HSf]OW d ��JINtld SIR01'1S � IJ . d0 AlIJ � � ( .� �„9` ; r --�---- -, --- A ,, I-------� - �..�4` � $LL � :. ,�.a, � y , � ��: v y+ � � � , �` = d � o � � �� R 3 �,00 � o ° �, ^� �.�� i � � � � � m � � � � f/� N Y U ca � Y � °� ��',�°� � d � � E 3 o a� � , � � d � � �� y � � � 0 �i C� = z a a � ��a � � � w ..=�c� � � mm£� � a • • � • O • O � ' me� o a n?ay �� +t:, sb��,�, , . �� .-. .. ��=,a�:�:=�'�=�; �� SI'IOdd3NNIW 30 A.L1J SI10dtl3NNIW �O A.LIJ � r,' . � --------•-----------•--� -------------------- ---------�-------------•-- ---- -•----� .�`-------------------� � � � ;, � I � . o �ri a�H�I3suaZ ,�:.. � ,. � ''�' I . � ,Q. `� � � � z � ,.�, �� ,��... I > � ��,M o I - � ;y3< Q*� , *:;> � � a � +� , , .;1 � � o � ;�,, � � „�' atopo 'L �" �� srloa�:sNNtw �o ,c�.�� v � < � r� I I ��, � � � '------�,��----- -----•--•—I-X 31VaSN[990K 30 A 1, � ,�j �� `'..� ,.. � .. � - , � .. �,�� '�°`�" � M II�MOpEa�( 9 � � a. -'i�-'�"�. � �"�'.�..�"�"� .c.. b � `, � �. �� o,�,. , O �� y ` ! � , ,: � , . , � I . - �� ; �` . i . � .. � O . / . � a I .� ... ... _. �/� � ,, d �� r�- V i / .�p i C.J r� �.. _. : . _ . .. 's�...,.nrmtllMA=„ �v . ._ ' i � � �a��ajqo� , � � I I � I � �� "' �'� I 6 �'�e a . 1 �*�: �„a�, � t ' � � � t- I i __.... :�# � ' � _).— � � ;r' --•----•-� �•a�.��i ��; � � �w " � �� . i � � i " �� ; < , a �� , �, � _ � � . � .... .�,,_.. _ _ _ _ �� . � , .��..:, Hx �ej� AlPeossso�. � �y � , �, , i�; « �m � � � � �, sxaux� �_ � � a � « p �, � ��ao e?1�:�7� �" , ¢ w '�i --P� p. 'i .a A � �q � j � ° � ��'a�i � °� 3 �' - � � t�,�,,. � v �, a � �.� m o 1 �"�"�` .�....:.�..�. _ ,o,<� �" H ng aueZ.:� aS� s �� - A �'� pq � j � �, � , � W " • Gy �"�. � \ Ci � • � a a � x �� ' o i F it ��, \ � .. � � i � .. .t�t�:-'`��°„.5.�..��u�' .lf.,w`.�dT'r . iN.'i`�ffi. ' �-- `�,�iT'✓ns O M`f�. Q H s sej6rioQ J � 'p '' ,� � �' " ro � � Od � p S a�� < � � � P. I3 } :�, � e t:o a ; � � � � S aag , � �. � o � � �: ro ztKsdux�� ,e ►� a � �jI'� v�` ,�., � A � _ j , � � � « � aey i�aszaj � J +�� ., I , � V . � , ---•---------•----•- ;�� «� � . � � ,.�., , g �ay � � � ; 'a � � .� IIELSit10� , � I o �.H ang epena � ,.?�� yvv p o �P x ;j p � C� U �C � 3 ,� � � �„ � ix��b ��, � � z '! �' �° *; � ",�` ,'�� S ang r� o ��:� � v.�._,. .0 �r�. �\� o gs an� � `�x � �, 8turn�llsuua �; "� � u � puejsl aP��[2i�� 's ' N .. ',�5 .� .:: \\ �f�� .:.. � �� 3� l, ' . 3,nd.�.y'7,`:,,� ... �y, h � ;�� ! a, 3 t...�o-u� �� 1, � ang ex�auut�fA _'� H ang ex;auu,w� ' • Z S aaL*pK�auurM �� I �i � � � ,, y I �� ,q � � � I ,�� Z �a�� a!' ' o d us uo�st� " � arll� o � � ,� � � � � .x: . ; ��i' � �� _ .. `,� . ' j � ,�� p' � `��.`-"'`, _ ? ! �, w � � , Y �� , ": � PaIH�TI?lAI Ipxaua� I , ' ., �,,_ H.Z' � � j m 1 � ` f r� �N ang auoog � y Q � - « � �� `°�, � �, �� N �°�� ,� F;q,� �' I �, a ,�� W � i 1'� � �.. o H a a g s n�e�aQ z f i�t'�v � � '� ? � j < t�� a� J� �� r. '" � p w :' t �` D' V � � a y <r�� o. � � n�„o:�eSYt. ^ .__ _ _�.-�i ,� M '�r`a,.� � F � " ;� U io � �, o II ° � �, (� � � � ° y �� N �. r � '1��` � ��` . ,� ° � T ' � 7A v� � �- ° d _ � ` 3 � � '� ;i� � ;� `'`, �« �. , t ^ v.:� � H ang uqossiapua� i o � v •---•- n t9 .. .r . �• - . - -- - -• - ' ��1! _ .:� . _^` -- B9�MYIR�Y9sB �',��:.�'�;�-:`� �::��r�,+� 3 � H;tno4vx�J ao x.�►� H�now � Ixuva stno� cs �� ao xii� �"' � i � ----�---- ,-, o ; s-------� ---- - R� � $LL � � w, w � N �'.,�",_., j� � O � � V y � m � �..,� .. = N � � � L ""'w �"".': d � L ° o � ��,"� � '� �i 3 �� a � � � � � � a o a� �,,, rn � 2 c � z,� `��` �> ,, � � y � � U � C � � 3 ;C N � o "o= iy � > N � �N.> ��• ii m 0 ii � c� 2 z a a v ' " ` _.,.. ' � � U c a � � C J O 1 man�(� ��O p � � ap � � � • � • • � O � � � a��',2a� o � � ` ^�,ns�.�;�^.,r �__ ;� � '� �; S110dtl3NNIW d0 A.I,IJ - ��:'SI'lOdtl�NNI1N d0 A.LIJ ----"—"_'..�.'�"�_'i'�"�"�"��"�'�'..��'.�..��"�'��"�"�"� ...�"��' '�"�"�"_"_"_'I . � ' � ��,�, � 1 A; ` i � vi^ z i H anX ultuaZ �� < � � � _.. � ..•. , , Q' . - o j e \ /'l jy} �.�'Qi ~�;�; � �%� I � a � � M. � . w ' k' I o � 3, � I �' �,. °�a°p° °L � i siloa',, xNiw�o xy�� s-0 i �� a� '--- --•------------ � ----------�--- �, � � • � ! � , a a�vasxiasoa �o x. i. �'"' ' a, � , � �..,� � I m ------ — — ----- -----------�a..� � r� ' !�I u�nnopeay� o. �� 1 � � � � � , `� 1 � - .. .. i .". � N O .� � �� '��' , • �� i F� C � � 'f" . , � . � w �, O i v I , � o Q � o � • � ; � � u t' � _.. �. I ��. .. �;�,. ., _ �� .�.�,. . , � � l�i anH a�Qoi� � u� * � i • u 1 ` i: `! � � � � '�` a A o �� I i � Z � y � , • � � -� �� !- I � � :� W �� ;s � �„+�"'�, _ �' r ;� --._.._..J i� , r � �►� ,: ��` � �W�` ,� ' � � �' n � I , � � :� , ' � � � . � � _ . . . . ._ . -_ �,y,k`�.,.. � � ; � ` ��.�,....�� . H x �Et� H�eo.�ssos� � x y ��iau� an ei�7�. i y <s , • P �� .R_ ' , �� . d Pt � � i ` 6� r I -�,� '� J v `a� � � 3.� �� a _ A � o � �` ~,�' .��.��r,.,�, :� o � \ o x ng:aueZ � x a @ � ' " o �, jtl � y ~ v H O o�. k, �:4 • �' �, a�i � � � I, � � a Q��+� �" � � ;�. ^' � 'p � r ' . 'at a O� a t� 1 � . : , m � � r H � �, F. , , . � � . .: ..(._ ... ,�A"4 �..:x . �.. ,;'��'§,>k�a..: .�.,: ,�;.(Q�. i,�...�x .. � Rl�. VH: ��t'�rioQ. ,�� 'b � i1 �� ` ♦ ro H R.' .+ 4;� � $aA�T `,3 r � � . � O N � : .. Ep4I0� u a � � °' � �� d ` ' � � � '� � s an� � �. o ��' a E � ro xs�sduas � � �� y � � � 00 ►� • � a , � �I u. A �,�F.�,�. ; i .------------•— --•�' � r � ! � � aeg�Casxaj 1 i � � � � 9 S ee� I R, �, , .. � ueFstno , o �H an�Bpena � „� � p c �p i x � � 3 �, � � U �* � � ... � z '� °�' '�. �� `�'' S aAg .t, � , �� ,�'�,py # rrurnrdsuua �, ,. j; �� a �an'S . � �'�"° pustsi aP°u2i � � � .. _ � �.K ' ai►`. EF .�auui ",.` �� r \ r�$ ' a �r�.; � � ..,��.� � � . '° I • I�i t H K M Z �H ang e�;auun� s ag px�auurM / I : ��` � � � 1' �; a � /j'� � � � � I PG � � � Z �an� I ��; V � o p ut�uoas►� :� � � "` � � d � �'�: �- � �' k�� ' '� �� ;w� "`", �..�.w. :`� I � ' a � � ��' i �,�� ' � �. %�"�� '`° - - ' � .., � c ��, :.• ` � � � .�� a� PeiH�IIiI�i IEraua� I " � "' an auoo y N d � "� 1 � �;l i � � n aH H H w p�`�,a ++ �'� :* � ,�` � �,, 1�T ev � '� N i4 � � x � � ~� ' H ang xn;e�aQ ai � W �� ` �q,. � ? I � 3 �i � r R" �� 'Y'�'�� ° pq o W '� E D• �: �,�o � � � ��" . � -- " �`� O' ' _ _ _•.^, �" � '" ro � � � V � � � N ° f�i ' �r •:�: -;!° � � v� � a'A °I p U ��. . �\ ,�� , � d �d[ �� 3 i �. �j ... 9 � y�� F .' p��, � H ae�qosstapuay� � o� �, '� � •---•- .�,,:. ____ ('!, ,�- �_.�..x., .�, _ _-t�� — i Hlnowx'Ia 3o xilJ " r[lnow �a �lxava s�no��is � [J : �O A.LIJ `�" ` a f ----�--- ,—� 8 � 8------•J ----