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10-28-19 PC Agenda 7800 Golden Vailey Road�Golden Valley,MN 55427 � "d � `;j 763-593-3992�TTY 763-593-3968�763-593-8109(fax)�www.goldenvalieymn.gov 0�� __ .: �� • . . �j� � � �� Planning Comm�ssion October 28,2019—7 pm REGULAR MEETING AGENDA CouncilChambers Golden Valley City Hall 7800 Golden Valley Road 1. Call to Order 2. Approval of Agenda 3. Approval of Minutes October 14, 2019, Regular Planning Commission Meeting 4. Public Hearing—Conditional Use Permit Amendment Applicant: Borton Automotive Address: 721 Hampshire Avenue South Purpose: To allow for pre-owned vehicle sales in the I-394 Mixed Use Zoning District 5. Presentation—Capital Improvement Program 2020-2029—Sue Virnig, Finance Director 6. Discussion— Narrow Lots --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 Vailey Road�Golden Valley,MN 55427 ' ',� `� 763-593-3992(TTY 763-593-3968�763-593-8109(fax)�www.goldernalleymn.gov �l��j��Q� �l! �,. �.,. �� Planning Commission � October 14,2019—7 pm 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 Chair Blum Roll Call Commissioners present: Rich Baker, Ron Blum, Adam Brookins, Andy Johnson, Lauren Pockl, Ari Prohofsky, and Chuck Segelbaum Commissioners absent: Andy Johnson and Ryan Sadeghi Staff present: Planning Manager Jason Zimmerman and Planner Myles Campbell Council Liaison present: Steve Schmidgall � Approval of Agenda MOTION made by Segelbaum, seconded by Baker to approve the agenda of October 14, 2019, as submitted and the motion carried unanimously. Approval of Minutes MOTION made by Baker, seconded by Pockl to approve the August 12, 2019, minutes as submitted and the motion carried. Discussion—Narrow Lots Zimmerman explained that the City Council has asked that the Planning Commission to look at the regulations around the development of narrow lots which are lots 65 feet or less in width and how they might be adjusted. He noted that newly created lots are not allowed to be created at that width. Segelbaum asked if it is the R-1 regulations they are discussing. Zimmerman said yes. Zimmerman referred to subdivisions, tax parcel divisions, and variances. He explained that subdivision is the splitting or replatting of one or more lots into two or more lots which the City Council must approve if the proposal meets the minimum standards set by City Code. He stated that North Tyrol has been the focus of attention and noted that since 2014 (since the Subdivision Study)there have been four approved subdivisions, one new lot created with old MnDOT right-of-way, and one subdivision proposal under review which is a net gain of six lots in this area. Zimmerman explained that tax parcel division is the administrative separation by Hennepin County of two or more already existing platted lots. He stated that there are a number of places around the City where people own two lots but build one house across both of them. Often this involves narrow lots and when the structure is removed Hennepin County can assign new parcel IDs (PID) to each lot and they can be used as separate individual lots. He added that the City does not have the authority to deny use of 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. CEty of Golden Valley Planning Commissian Regular Meeting 2 October 14, 2019—7 pm these individual lots because they were approved by the City, and they were legally created they just happen to have been held in common ownership and they are legally able to be developed. Segelbaum asked if this situation always involves properties that have only one PID. Zimmerman said yes, typically it is lots that have one PID but the underlying plat shows two or more lots. Baker asked if the trigger of concern is the assignment of a second PID or if someone platted the property this way 50 years ago and just have one house. Zimmerman said the point at which the City gets involved is when the County asks for the City to sign off on the assignment of another PID. He said there is some neighborhood interest in the City not granting that approval but the City doesn't have the ability to do that unless the lot is unbuildable or there are structural setback issues. Zimmerman stated that the City Council discussed this issue in November of 2017. He stated at that time the history of platting, the relative ease/likelihood of redevelopment, and the location of these types of properties were discussed. As a result, the recommendations by the City Council were to disallow nonconforming structures and to require communication with the neighborhood. Zimmerman referred to an aerial photo of the North Tyrol area and said that since 2014,there have been two approved tax parcel divisions with a net gain of two homes and there are two pending tax parcel divisions with the potential for more based on the 1915 Glenwood plat which has 98 existing lots but was originally platted with 164 lots that are each 40 feet wide. He stated that the concern is as those lots are redeveloped if the existing zoning regulations are sufficient to help adjacent neighbors with issues such as distance between structures, height, stormwater runoff, etc. Zimmerman next referred to variances and stated that Board of Zoning Appeals decisions are final unless appealed to the City Council by the applicant. He noted that in the past 5-6 years the Board has approved approximately 76%of the variances requested and agrees with staff recommendations approximately 80% of the time and that sometimes the requests are modified to better align with City priorities or precedents. Zimmerman referred to an aerial photo of the North Tyrol area and stated that since 2014,there have been 16 variances requested at 13 addresses and that 10 variances were granted. He said that there was one fence variance, one deck variance,three home addition variances, and five requested variances for new homes which were all corner lots. Blum asked Zimmerman if he thinks the statistics will continue in the future given past conversations in regards to maintaining consistency with present rules and only granting variances for true hardship. Zimmerman explained that the state standards changed in the early 2000s from having to prove hardship to having to show practical difficulty which is a much more achievable standard for the applicants. He said he doesn't think there has been a big shift in the number of variances approved and that the Board and staff try to stay consistent with what they recommend and approve. City of Galden Valley Planning Commission Regular Meeting 3 October 14, 2019—7 pm Baker referred to the percentages of variances approved and asked why that is relevant. Zimmerman said there have been questions by some neighbors if the Board listens to the staff recommendation or if they deviate from them. He said that for the most part the Board is consistent with what they approve. Segelbaum referred to houses that are built across two narrow lots and asked if those are classified as nonconforming. Zimmerman said the Code states that if there is one structure across two lots it will be treated as one lot, but once that structure comes down they are treated as two lots. Blum referred to practical difficulties and asked if it is something created by the landowners own action if that is something the Board takes into consideration. Zimmerman said yes and added that a variance is supposed to be for something unique about the lot and not an action someone is taking which is open to interpretation. Blum asked if someone creates the practical difficulty by splitting their lot is something the Board of Zoning Appeals can consider and if that is something the City Attorney has examined. Zimmerman said yes the City Attorney has examined the issue and that there is a balance between an applicant bringing a lot division forward and asking for a variance if they are creating the need for the variance and on the other hand there are two legal lots and they are allowed to be built on. He added that most of the tax parcel divisions don't involve variances except for some corner lots. Baker asked what the measure of success is for the Board of Zoning Appeals. If it is fewer variance requests, more denial of variance requests, or to air every variance that gets requested. He said it seems like there is a desire by some to keep the request for variances to as few as possible. Zimmerman said it varies from city to city and Golden Valley has historically tried to help homeowners find a reasonable solution as long as the impact to the surrounding properties is not great. Zimmerman referred to a recently built home on a 40 foot wide lot on Meadow Lane and said there was one home built across two 40 foot wide lots which was removed. The lots have been separated and there has been one new house built and a second house will be built in the future. He said there has been concern from the neighbors about what is new is impacting the neighbors and that started raising questions about what zoning regulations are in place and if they should be modified to take into account existing properties and structures when new homes are built. Baker stated that the new house is to the south of the neighboring property which impacts the neighbor. It is not just the proximity of the new home there are other issues as well. Zimmerman stated that at the May 2019 Council/Manager meeting the definition of narrow lots was discussed as lots having a width less than 65 feet,the history of combined tax parcels was discussed, and the resident's concerns including setbacks, height, massing, and character were also discussed. He added that the majority of narrow lots (approximately 600) in the City are not combined tax City of Galden Valley Planning Commission Regular Meeting 4 October 14, 2019—7 pm parcels but are actually existing stand-alone lots with single family homes already on them so they need to think about changing the rules around these types of lots because there is the potential to make them become nonconforming. Baker asked how many of the 600 lots are combined properties. Zimmerman said none of them, they are all existing lots with homes on them. He stated that there are approximately 300 homes that are one home on two lots, approximately 400 homes that are one home on a lot and a half. He noted that if every single one of those lots were redeveloped there would be a net increase of about 500 homes across the entire City. Zimmerman stated that staff made four recommendations to the Council in May. First was to focus on lots that are less than 50 feet in width, second is to increase some setbacks, third is to modify the shape of the building envelope, and fourth is to address bump-outs and articulation requirements. He added that the Council decided to revisit this issue in the fall. So at this time, staff is recommending that side yard setbacks be increased for more separation and to help manage stormwater runoff, modifications to height restrictions, side wall articulation and roof pitch, and regulations around narrow corner lots to decrease the need for variances. Zimmerman stated that the Council has directed the Planning Commission to investigate and bring forward recommendations for narrow lots for consideration. He stated that conversations should include residents with all points of view, realtors, architects, and builders. Zimmerman explained that the topics staff would like the Planning Commission to investigate include what size (width) of lots should be included, side yard setbacks and front yards on corner lots, height including maximum height, overall height, and how to measure height, massing including looking at the "tent-shaped" building envelope, tooking at the regulations around bump-outs and articulation, and if Floor Area Ratio should be used. In regard to design, one issue to consider is front yard versus alley garage access, and the amount of impervious coverage allowed should also be considered. He added that some other topics for the Planning Commission to investigate include stormwater management, tree removal/mitigation, and solar access. He discussed a potential timeline which ends with a public hearing in February or early March. Baker referred to the timeline and said he would like to hear from the public around the same time they hear from realtors, architects, and builders. Zimmerman agreed that feedback from the public would be helpful sooner. Pockl asked if the concerns that staff has already heard from the public are available for the Planning Commission to help them understand the issues. Zimmerman said yes and agreed that is a good starting point for this process. Blum said he thinks the public should be educated about the difference between subdivisions and tax parcel divisions because he thinks there may be some confusion between the two. Zimmerman City of Golden Valley Planning Commessian Regular Meeting 5 October 14, 2019—7 pm agreed that should be part of the process. Blum referred to the potential timeline and said another night for debate might be helpful. Zimmerman said he agrees. Segelbaum asked if the public input will only be emails and voicemails. Zimmerman said that hasn't been decided and that residents would probably want the chance to talk to the Planning Commission as well. The Commissioners agreed that they would like to include public comment during the process. Segelbaum noted that there are some limitations from a legal standpoint as to restricting this type of development. He asked if there is anything they need to understand or precedent about not eliminating tax parcel divisions but regulating them. Zimmerman stated that the risk is if people are restricted, or their ability to use their lots is limited, it could then become a taking because the City has rendered a lot unusable. Baker said that is a really important point that residents need to know. Segelbaum agreed. Zimmerman agreed and added that there is much less ability to control a tax parcel division versus a subdivision. Baker said the challenge is to see how much ability there is to control what is developed on narrow lots without making them impossible to use. Zimmerman referred to map and pointed out the areas of the City that have narrow lots. Segelbaum asked if any other municipalities have addressed this issue. Zimmerman said he has talked to Robbinsdale and St. Louis Park about their process for narrow lots. Pockl asked if there is a significant number of neighborhoods with alleys. Zimmerman said no and referred to a map showing some of the alleys which people use for access. Zimmerman asked the Planning Commission for feedback about other things that might need to be considered. Blum said his concern is structurally how they approach addressing everything. He said oftentimes issues of this nature are focused on particular neighborhoods and asked if they are going to consider overlay districts. Zimmerman said that is something that can be considered as this issue is studied. Baker said it seems overlay districts are more about being more permissive and less restrictive. Blum said it can go both ways. Brookins said he would prefer to focus on the smallest subset possible and he would like to hear from builders and realtors what it takes to make these narrow lots buildable and sellable. Zimmerman said he can bring the Commission more data that shows how many lots there are and what size they are so they know exactly what they are dealing with. --Short Recess-- Council Liaison Report Council Member Schmidgatl updated the Commission on a number of recent items before the City Council, including the decision to have the Planning Commission investigate the regulation of narrow lots in Golden Valley, a discussion regarding garbage hauling, the open house for the Downtown Study City of Galden Valley Planning Comrriission Regular Meeting 6 October 14, 2019—7 pm scheduled for October 21, the Pavement Management Program open house scheduled for October 23, a recently passed pollinator protection ordinance, the first reading of a tobacco 21 ordinance, and the pending groundbreaking for 10 West End. Segelbaum asked about the progress of the Xenia Apartments. Schmidgall reported that while construction was slow, it was continuing. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals, and other meetings No other reports were discussed. �, ,. „y, � Other Business Zimmerman introduced Myles Campbell as the new Planner working for the City. Adjournment MOTION made by Baker, seconded by Pockl and the motion carried unanimously to adjourn the meeting at 8:10 pm. �,;;� �`� ,r ,:. �;; � Adam Brookins, Secretary Lisa Wittman, Administrative Assistant city vf �� olden �IEMQR � NDI� M � vC�, ey Physical Development Department � 763-593-8095/763-593-8109 ifax) Date: October 28, 2019 To: Golden Valley Planning Commission From: Myles Campbell, Planner Subject: Informal Public Hearing—Amend Conditional Use Permit (CUP-124)to Allow for Automobile Sales and Repair Property address: 721 Hampshire Avenue South Applicant: Borton Volvo Property owner: same as applicant Zoning Distrid: I-394 Mixed Use Lot size: 98,976 sq. ft. (2.27 acres) Current use: Auto repair and used car sales Proposed use: same 2030 Future land use: Mixed use 2040 Future land use: Retail/service Adjacent uses: Auto uses (east, south); commercial use (west), open space (north) �. � �.y � . � �'� � �. ..s ., ,, �� .� � � � � �. � . ,- � i ,� � � . , ;�� . �tr � _x� ; � � ,� .��+ ��. �� y�.�# ` . ., ,. �'� E� �_ _.__�� ,;��'��,��; � � "� �, �. �; 41 �� . � � ''�' � .�}�� i '�*�'`,i°�� ` �� :.� ' � P � a��. � �. �� ff . < :� �� I� �, : g. ._ ,� . � . . �." r 4y�., RY. '��. � i a. m x� • __ __�e, a ,�.� �� 1��k. �y -?'f, ;" , . ._, � .,,�r� � ��,��r;.., � .. _,�.»�- ��..-��.�.�a "_ �, , . ...�... �. . . . 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'' ri ri t�� ' • `C(( [(I ` � '�`�� ,. i �� M� •,r �' � - . �.<�„rrf�kHt � �� ►_ �'.` � 4 .+S � � ' ` r�- � �- � : �, � � � F� e.� Ai` ,. .._ .�� I'A �IINMt�` ��,,. �•�� '� „� �;. � � � � s� r ,ic. { � � -_ i . � _ � .i_ ?� �� it �� _� �_ : �:�:f �,� � —r �, ��` II�"'' . l��.vn,w , � �; 2018 aerial photo(Hennepin County) . �� + Summary Borton Volvo is seeking approval of an amendment to a Conditional Use Permit (CUP-124)to allow for automobile sales and repair at 721 Hampshire Avenue South in the I-394 Mixed Use District. The property is zoned I-394 Mixed Use and designated as Mixed Use on the General Land Use Plan. In this Zoning District, automobile sales and/or repair are allowed by CUP if the use occupies more than 10,000 square feet of gross floor area. An existing CUP is in place at this location that allows a portion of the building to be used for the repair and storage of vehicles; this would be amended to also include vehicle sales. Existing Conditions The site in question is approximately 2.27 acres bounded by Hampshire Ave S to the west and Laurel Ave to the north.To the south of the property is the primary dealership for Borton Volvo, and the surrounding area and properties also include a mix of other automobile, commercial, and warehouse uses. The total building size is roughly 39,856 square feet. The previous CUP allowed for auto repair in the leased southern portion of the building, which was approximately 10,500 s.f. The remainder of the building was previously leased for storage but will now be dedicated to an indoor showroom, sales, storage and some offices. The building faces Hampshire Ave and is set back behind parking. The Site was used by Borton Volvo as a temporary sales location while its sister site, 905 Hampshire Ave, was being fully reconstructed in 2016-2017. A CUP amendment was not processed at this time, but due to the temporary nature of the sales operation this was likety just an oversight. Since the reopening of 905 Hampshire, new vehicle sales have moved back to the reconstructed building, but renovations have been ongoing at this site through 2018. Proposed Use Borton Volvo would like to use the existing building as both a home for their parts and repair service departments as well as an additional display/showroom for used vehicles. CUP-124 currently allows the former, but not the latter, necessitating this CUP amendment. The site itself would not experience any significant modification from its current state. There are minor ongoing renovations to the exterior such as fresh paint and some modified glazing around the front entrance. Borton will likely be applying for a sign permit after this CUP process, but there will be no change in building size, parking layout, or grading. Inventory would be stored and displayed outdoors at this site, which would need to be accounted for to ensure that an adequate number of spaces are also set aside and dedicated for customer and employee parking. No dealership inventory would be allowed to be stored in customer and employee parking spaces. The City would also like to ensure that employees are not forced to park out along Laurel Ave, which will be seeing changes in the near future regarding bike lanes and parking. 2 Neighborhood Noti�cation Due to the lack of residential properties in the area, no neighborhood meeting was required. Zoning Considerations Parkin p In calculating parking, staff determined uses within the building and then found the square footage of those uses in order to calculate the number of spaces required. In addition, staff directed the applicant to define which spaces would be dedicated to outdoor display in order to account for the few additional spaces this would require. The applicant identified 64 spaces for display, which are shown in the attachment. The proposed uses would be roughly distributed as shown below: Use Parking Requirement Stalls/s.f. Parking to be Provided Motor Vehicle Repair 4 spaces per service stall 9 stalls 36 Vehicle Sales 1 space for every 1,000 s.f. 8,750 s.f. 8.75 Showrooms interor showroom Outdoor Display 1 space for every 5,000 gross 10,656 s.f. 2.13 s.f. of outside display Warehousing/Storage 1 space for every 3,000 s.f. floor 20,476 s.f. 6.8 area Total Parking need (interior) 53.68-> 54 spaces The lot currently has 120 spaces total. Subtracting the 64 to be used for display that leaves a remainder of 56 spaces for the purposes of customer and employee parking, more than the 54 required by the City Code. There is sufficient space to provide all of the required parking spaces; no additional paving or impervious surfaces are necessary to accommodate the minimum parking required by Code. Four public bicycle parking spaces are required to be located on-site and will be provided inside the building. Hours of Operation Hours of operation for sales would be: Monday—Thursday 8 am to 8 pm Friday 8 am to 6 pm Saturday 9 am to 5 pm Hours of operation for auto repair would be: Monday—Friday 7 am to 6 pm Saturday 7 am to 3:30 pm 3 Given the commercial/industrial nature of the surrounding properties,there does not appear to be any anticipated problems with the hours being proposed. Screeninq Addressed as part of the Site Plan Review below. Evaluation The existing CUP No. 124 contains a number of conditions that would still be relevant to the updated usage of the building, given that there will still be automotive repair activity on-site. However, some conditions are no longer relevant or could be improved upon, so the proposal by the applicant would require the existing permit to be amended to reflect new and/or revised conditions. The findings and recommendations for a Conditional Use Permit are based upon any or all of the following factors (which need not be weighed equally). Staff believes the modifications to the existing CUP in order to allow for automobile sales do not conflict with the initial findings. Factor Finding 1. Demonstrated Need for Proposed Use Standard met. Borton Volvo's creation of a secondary location to complement their existing facility indicates there is a local market for the goods and services being provided. 2. Consistency with the Comprehensive Plan Standard met. In the City's 2040 Future Land Use Map,this property is guided towards a Retail/Service Use. It is also in line with the City's stated goals of(ocating redevelopment along major corridors and increasing the job and tax base within the community. 3. Effect upon Property Values Standard met. Staff anticipates the new uses would have no impact on the surrounding property values, as it is isolated from any residential uses. 4. Effect on Traffic Flow and Congestion Standard conditionally met. Staff does not anticipate a major change in the number of trips generated by the proposed use compared to former tenants. Trips generated from the proposed uses would not exceed the capacity of the roadways. All vehicle deliveries and storage of inventory would be required to take place on-site and not on the street. The 4 number of service bays, which helps set the number of required parking spaces, may not be increased without City approval. 5. Effect of Increases in Population and Standard met. The proposed uses may Density generate an increase in the number of employees and customers at the location compared to the past uses, but are consistent with the other properties surrounding the site. 6. Compliance with the City's Mixed-Income Not applicable. Housing Policy 7. Increase in Noise levels Standard conditionally met. The proposed uses are not anticipated to cause a significant increase in noise levels. Automobile repair work would be conducted within an enclosed building and would take place during normal business hours. No outside music, loudspeakers, or public address system would be allowed. 8. Generation of Odors, Dust, Smoke, Gas, or Standard met. The proposed uses are not Vibration anticipated to cause an increase in dust or odor. Minimal vibrations may be associated with the auto repair use but should not impact any adjacent uses. 9. Any Increase in Pests or Vermin Standard met. The proposed use is not anticipated to attract pests. 10. Visual Appearance Standard conditionally met. The visual impacts of dealership inventory stored in the parking lot will be mitigated through the addition of screening. Any exterior dumpster or other disposal unit would be screening with material compatible with the building. 11. Other Effects upon the General Public Standard met. Staff does not anticipate any Health, Safety, and Welfare other negative effects of the proposed uses. The location is surrounded by automobile, warehouse, and commercial properties and has adequate parking. 5 Site Plan Review City Code requires that a site plan review be performed by the Planning Commission prior to the issuance of a zoning certificate (in this case, a Conditional Use Permit) for any proposed use in the I-394 Mixed Use Zoning District. Site plan review standards were estab�ished in the I-394 Mixed Use Zoning District to promote development that is compatible with nearby properties, neighborhood character and natural features, and consistent with the comprehensive plan and/or area plans adopted by the City Council. The regulations recognize the unique character of land and development throughout the City and the need for flexibility in site plan review, allowing the Planning Commission discretion in reviewing site plans. Purposes of Site Plan Review: • Minimize pedestrian and vehicular conflict • Promote public safety • Encourage a high quality of development In the case of 721 Hampshire, the property in question is built-out, which limited applicable development standards from the I-394 Mixed Use District. Development Standards for 721 Hampshire Avenue Soutli: • Parking location and screening Analysis Parkin� Location and Screenin�: Development standards for the I-394 Mixed Use district require parking areas be screened from public streets with a landscaped frontage strip. This frontage strip may consist of either a masonry wall, berm or hedge, or combination that forms a screen between 3.5 and 4 feet in height with 50% opacity. There is some partial screening from Hampshire Avenue already, with a few mature trees running along the western boundary of the property. Additional screening between the access drives along the west property line would improve the existing conditions by screening automobiles from the street. The existing and proposed screening will help reduce pedestrian and vehicular conflict as it acts as a traffic calming mechanism. Staff recommends additional screening along the east edge of the parking area consistent with the development guidelines of the I-394 Mixed Use district. Recommended Action Based on the findings above, staff recommends approval of amended Conditional Use Permit 124 allowing for automobile sales and repair at 721 Hampshire Avenue South. The approval of the Conditional use Permit is subject to the following conditions: 6 1. All vehicle deliveries and storage of inventory shall take place on-site and shall not take place on the street. 2. No parking shall be allowed within any existing landscaped area. 3. Employees must park on-site and no employees shall be allowed to park along Laurel Ave to the north. 4. The number of service bays on-site shall be limited to nine. 5. Any exterior dumpster shall be screened from view and made of material compatible with the building fa�ade. 6. No outside music, loudspeakers, or public address system will be allowed. 7. Additional screening shall be installed consistent with the Development Standards for parking screening listed in the Zoning Code for the I-394 Mixed Use District. If vegetative screening is used, the applicant must submit a landscaping plan (number of plantings, species of plantings, etc.)to be reviewed and approved by the City Forester. 8. 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 Narrative (1 page) Original CUP (1 page) Parking Plan (1 page) Site Plan and Interior Layouts, dated September 19, 2019 (2 pages) 7 :3reettUeJ3 ". (`�.i1C#f:#y5't3 Ft�liilt' �� • L Ei G t?f.?i/�_�? 515 . ,ir t?e�€L.e�:,{t C;a rttap,r, i t:nr�icd�'i r3{'f��Cf; f"GI?tY .� Subject Property �yoq ` �`' � .r, _ _____ �- . , � ._ ,__, _.� , __,. , , f G 70U a, � � y 720 g 715 - 721 " O � ��0 LL 68Q0 `� $50 � > d 90 5 tr, a j �� d Q 900 a'� : !.1iar�.�1cu�d!'�y.=.: c - r o .�. 4„ 8660 6624 6484 6440 6440 63 00 �'`�1''z�r f: � �'3f'�'<l � zxee a�s; Borton Volvo s • • Authorizetl Volvo Cars Retailer 905 Hampshire Avenue South Golden Valley,MN 55426 612.821.2700 Fax 612.821.2770 www.borton.com Written Narrative for Borton Automotive Conditional Use Permit Amendment Borton Automotive is an established business, selling and servicing Volvo automobiles in the Twin City area for more than 60 years. Originally located on Lyndale Avenue in south Minneapolis, they expanded their operations in 1998 by adding a second location in Golden Valley. Several years ago, Borton closed the Minneapolis store and focused their efforts in Golden Valley. The business currently operates in two buildings, on two separate but adjacent parcels of land. The south building located at 905 Hampshire Ave South contains new vehicle sales and vehicle service operations, including service customer reception and delivery functions. The North building located at 721 Hampshire Avenue South contains additional vehicle service bays, parts storage, detailing space, photobooth and offices. Two years ago, Borton remodeled and added a new showroom on the adjacent parcel. During the construction, new vehicle sales, pre-owned, and service customer reception were located in the north 721 building. Construction of the south building has been completed, new vehicle sales and service customer reception have moved back into the south building. Borton requests the existing CUP be amended to allow Pre-Owned vehicle sales to continue operation in the north building, located at 721 Hampshire Avenue South. CITY OF GOLDEN VALLEY CONDITIONAL USE PERMIT No. 124 Date of Approval: February 3, 2009 bv the City Council in accordance with Sec. 11.10. Subd. 2 and Section 11 30 of City Code Issued To: Imola Motorsports, Kevin Tan Approved Location: 721 Hampshire Avenue South. Golden Vallev MN Approved Conditionai �s�: To allow for the reaair and service of automobiles in the existinq buildinA located at 721 Hampshire Avenue South Conditions of Approval: 1. Imola Motorsports Inc. will operate in the south 70 ft. by 150 ft. portion of the building at 721 Hampshire Avenue South 2. All signage shall meet the requirements of Industrial zoning district. 3. If there is an outside dumpster, it must be screened from view and be constructed of material compatible with the building as determined by the Building Official. 4. The applicant will keep the overhead door closed except when bringing vehicles into the building. 5. The recommendations found in the memo ftom Deputy Fire Marshal Ed Anderson , dated December 8, 2008 shal! become a part of this approval. 6. Only auto repair shall be done by Imola. No body work or painting shall be permitted. 7. All other applicable local, state, and federal requirements shall be met. 8. Failure to comply with one or more of the above conditions shaA be grounds for revocation of the conditional use permit. 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Chapter 9 of the 2040 Comprehensive Plan contain the City's CIP,which is updated annually. As stated in the by-laws of the Planning Commission, it is the duty of the Commission to review major capital improvement plans against the goals and objectives incorporated into the 2040 Comprehensive Plan and to determine if they are consistent. The new ten-year CIP is expanded version of the five-year plans that the City approved previously. It was discussed at the Council/Manager meeting on September 10, 2019. Key initiatives in this plan, and the 2040 Comp Plan goals that are being addressed, include: CIP—Parks • Community Gardens (2020, 2025, 2027) • Off-Leash Pet Exercise Area (2020) • Tennis and Pickleball Construction (2023) 2040 Comp Plan—Parks and Natural Resources • Goal 2: Deliver Recreation and Education Opportunities o Objective 1: Provide recreational and educational opportunities that meet the needs of the community, including all age groups and ability levels 1.5: Cooperation with public and private entities to provide recreational and educational opportunities o Objective 2: Deliver a variety of recreational, educational, and athletic programs and events that are responsive to the changing needs and interests of the community 2.2: Monitor user satisfaction and solicit new program ideas 1 CIP—Parks • Nature/Open Space Restoration (2023-2029) 2040 Comp Plan—Parks and Natural Resources • Goal 3: Protect and Enhance Open Space and Natural Resources o Objective 1: Partner with the Environmental Commission to protect, manage, preserve, enhance, and develop natural resources within the city and implement the Natural Resource Management Plan 1.1: Connect people to the benefits of nature and the outdoors by protecting natural resources and open spaces 1.8: Protect and preserve endangered and threatened species and their natural habitats CIP—Stormwater � DeCola Ponds B & C project (2020) • DeCola Pond F Diversion project (2024-27) • Toledo Avenue Flood Mitigation Project (2024-2025) • DeCola Ponds SEA School Flood Reduction Project (2020-2023) 2040 Comp Plan—Water Resources • Goal 1:Sustain and Improve Water Quality o Objective 3: Improve quality and reduce quantity of stormwater runoff 3.2: Minimize the rate and volume of stormwater runoff entering Bassett Creek • Goal 4: Reduce the Risk and Impact of Floods o Objective 1: Minimize the risk of flooding along Bassett Creek, its tributaries, and other flood-prone areas 1.2: Maintain and repair the Flood Control Project system 1.3: Regulate stormwater runoff discharges and volumes to minimize flood risk, flood damages, and the future costs of stormwater management systems 1.4: Identify and implement additional projects to reduce flood risk along the Bassett Creek trunk system CIP—Water and Sanitary Sewer Utilities • T.H. 55 Lift Station Relocation (2021) 2040 Comp Plan—Water Resources • Goal 2: Maintain and Rehabilitate Infrastructure o Objectivel: Conduct proactive maintenance and rehabilitation on critical services to improve functionality and effectiveness 1.2: Continually evaluate the condition of infrastructure and system performance 2 CIP—Streets • Pavement Management Program (2020-2023) • Infrastructure Renewal Program (2025-2029) 2040 Comp Plan—Transportation • Goal 1: Preserve and Enhance the Transportation System o Objective 1: Proactively maintain the existing transportation system by making scheduled improvements to replace worn or obsolete components 1.2: Continue the Pavement Management Program (PMP)to reconstruct and maintain facilities following best practices that manage lifecycle costs and minimize environmental impact 1.3:Transition to the Infrastructure Renewal Program (IRP)to preserve, maintain, and rehabilitate infrastructure CIP—Streets • Douglas Mini Roundabout & Olson Frontage Improvement (2025-2026) 2040 Comp Plan—Transportation • Goal 2: Improve the Functionality and Safety of the Roadway Network o Objective 1: Increase safety by reducing crashes on the roadway network, especially at intersections Accommodate the efficient movement of goods in the city while minimizing the impacts of freight trafFic on adjacent land uses 1.1: Prioritize improvements that eliminate known safety issues within the network CIP—Streets • Zane Avenue and Lindsay Street Reconstruction (2022) 2040 Comp Plan—Transportation • Goal 2: Improve the Functionality and Safety of the Roadway Network o Objective 5: Accommodate the efFicient movement of goods in the city while minimizing the impacts of freight traffic on adjacent land uses 5.1: Maintain a network of truck routes that ensures the safe and efficient delivery of goods to businesses • Goal 3: Expand the Bicycle and Pedestrian Network to Provide a Balanced System of Transportation Alternatives o Objective 4: Implement a multi-modal system that balances space and financial constraints 4.1: Implement cost-effective bicycle facilities by using existing road width when roads are scheduled for pavement replacement 3 CIP—Streets • Zenith Avenue Reconstruction (2026) • Laurel Avenue and Louisiana Avenue Repairs (2027) 2040 Comp Plan—Transportation • Goal 1: Preserve and Enhance the Transportation System o Objective 1: Proactively maintain the existing transportation system by making scheduled improvements to replace worn or obsolete components 1.2: Continue the Pavement Management Program (PMP)to reconstruct and maintain facilities following best practices that manage lifecycle costs and minimize environmental impact CIP—Streets • Sidewalks,Trails, & Bike Facility Upgrades (2020-2029) 2040 Comp Plan—Transportation • Goal 4: Maximize Safety, Comfort, and Convenience for Bicyclists and Pedestrians o Objective 3: Ensure the bicycle and pedestrian network is a convenient and easily understood system 3.1: Fill gaps in the network to maximize connectivity and convenience 3.4: Strive for a consistent design in bicycle and pedestrian facilities for the entire length of a route The CIP only addresses infrastructure. Other Comp Plan goals and objectives are being advanced through policy decisions (e.g., the Golden Valley 4d Affordable Housing Program) and budget allocations (e.g., funding for Phase III of the Downtown Study). Recommended Action Staff recommends the Planning Commission adopt a finding that the 2020-2029 Capital Improvement Program as it is consistent with the goals and objectives of Golden Valley's 2040 Comprehensive Plan. Attachments • The entire CIP is located on the City's website at the following location: http://www.�oldenvallevm n.�ov/bud�et/capital-improvement-pro�ram.pllp � 2020-2029 CIP Summary—Projects by Department: Parks, Stormwater, Water and Sanitary Sewer Utilities,Streets (7 pages) 4 � � � � � � � � � � � � a � � � � � � � � � � � � � � €� � � � � � � � � � � � H � � � � � � � � � � � � � � � � � a � � � � � r � � � o � � � � N y� p pp Q � � � � � � o � � � Q N � tD CV N P � W N O � i�T � � !V � � � � � � � � � � a � � � � � �r o N � � � ^ � � � � � � � � � � � � o S � � o $ a o � o � o � � � � � � � � � � � � �e � N N N O p p � !V tV E01 � c� � � � � � � � � � � � � � � � y� � � � N N V� �O N M M N N O�D � � � � Rg '� � �° pa Q� vi � O C O oO O O O O O O pO O 6 � r� N� � � LV N r� � N O � Gi � � � � N �¢P Q.� � � � 6; � �a � a � � � � � � � � � n � � � � � � � � � � N `� � m �v � � � m � � � � 7 � P � � � F� � � � � � o � � g � � � � � � � �° .,.. 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Date: October 28, 2019 To: Golden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Proposed Adjustments to Narrow Lot Regulations __ Summary The City Council has directed the Planning Commission to engage in discussion around the zoning regulations for narrow lots (generally those under 65 feet in width and specifically for those 50 feet or less in width) and to propose any recommended changes to help mitigate impacts on surrounding properties. At this meeting, Staff will be presenting background information on the number and disposition of narrow lots in the city, an overview of setback regulations for narrow lots, an overview of height and how it is measured, and information about massing and how it is managed. Future meetings will engage realtors, architects, and builders to help better understand some of the market forces in play and potential consequences of adjustments to regulations. Narrow Lots As discussed with the City Council, narrow Iots have generally been considered to be those 65 feet in width or less, as that is the point at which current setback regulations change as compared to lots 65 to 100 feet in width or as compared to lots over 100 feet in width. As of April of 2019,there were approximately 602 of these lots developed for residential use (single-family homes). Engineering staff provided the following breakdown by width: Lot width Number developed for residential use Over 65' or within a PUD 6,052 63'to 65' 19 60'to 62' 348 55'to 59' 80 50'to 54' 115 40'to 49' 40 1 The vast majority of homes built on narrow lots are located in the northwest portion of the city or north of the City Hall Campus and the Golden Valley Country Club. Most of these lots are 55 feet to 65 feet in width. Of the roughly 6,000 single-family lots that are not currently developed as narrow lots, approximately 720 consist of two or more lots that are combined in some fashion. Approximately 300 consist of exactly two lots, while the remaining 420 consist of one-and-a-half lots or some other similar arrangement. The majority of the lots that are combined are made up of 50 foot lots; 40 foot lots are located in the Meadow/Woodstock area near Theodore Wirth Park (the Glenwood Addition). Setbacks One of the main concerns being expressed by residents who live next to or in the vicinity of narrow lots is the size of the side yard setbacks that are required.The City's zoning code uses the width of the lot to determine the minimum width of side yard setbacks: Lot Width Side Yard Setback Lots with width 100 feet or greater 15 feet Lots with width greater than 65 feet and less than 100 feet 12.5 feet Lots with width 65 feet or less North or west side yard setback 10%of the lot width South or east side yard setback 20% of the lot width For a lot that is 50 feet wide,these regulations would require a minimum side yard setback of 5 feet on one side and 10 feet on the other. For a lot that is 40 feet wide,they would require a minimum side yard setback of 4 feet on one side and 8 feet on the other.The zoning code adopted in 1955 appears to be the first version of the City Code to use variable widths to determine side yard setbacks and to assign different setbacks to the north/west side of the lot compared to the south/east side of the lot for lots less than 70 feet wide. On a block with a series of 40 foot lots, each taking advantage of the minimum side yard setback, this could result in a distance between homes of as little as 12 feet. In contrast, a block of 100 foot lots would require at least 30 feet between homes. Front yard setbacks, as applied to corner lots, have also been an area of concern from residents and members of the Board of Zoning Appeals,who often get variance requests related to this issue. For narrow lots,the typical 35 foot front yard setback—if applied—could render the lot unbuildable as the amount of total setback (side and front yard) could be more than the entire width of the lot. Up until 1983, a provision in the Zoning Code carved out an exception to the front yard setback on the second front yard (or"side" yard) in order to preserve a buildable envelope.This regulation was removed from the City Code as part of a larger code clean-up with no details recorded as to why this particular change was made or if the ramifications were considered. 2 Information from Peer Cities Staff gathered information about side yard setbacks and front yard setbacks on corner lots for comparison to Golden Valley's zoning regulations. City Side Yard Setback Golden Valley 8 feet and 4 feet for narrowest Iots St. Louis Park 7 feet and 5 feet Robbinsdale 5 feet Crystal 5 feet Richfield 5 feet Roseville 5 feet Edina Begins at 5 feet, increases with greater lot width Minneapolis Begins at 5 feet, increases with greater lot width Corner Lot Setbacks City Front Yard . Secondary Front Yard Setback Golden Valley 35 feet 35 feet St. Louis Park 25 feet 15 feet or 9 feet for lots less than 60 feet wide Robbinsdale 30 feet 15 feet or 5 feet for 40 foot wide lots Crystal 30 feet 10 feet Richfield 30 feet 12 feet Roseville 30 feet 10 feet � Edina 30 feet 15 feet Minneapolis 20 feet 8 feet Height A second area of concern from neighbors is the height of new homes on narrow lots which appear exaggerated when compared to the typical single-story ramblers they often abut. Regulations around height on lots narrower than 65 feet wide are no different than those on all other single-family lots in the city—the maximum height is 28 feet as measured from the average grade at the front (street) side of the home to the mid-point of the highest pitched roof. It is important to note that this allows the actual height of the peak of the roof to extend even higher than 28 feet. An important consideration in measuring the height of new homes is how the base elevation is established, since all measurements are taken from this point. City Code Sec. 113-88. (fi�(2) states that height is measured from the average grade at the front building line and that the average grade for a new structure shall be no more than one foot higher than the average grade that previously existed on the lot. In many cases,this allowed increase in the average grade is sufficient to accommodate new grading, etc. However, staff has found there are situations where an additional increase in average grade may be necessary to deal with other engineering or building requirements—issues 3 such as surface drainage,street and curb elevations, sanitary sewer main elevations, driveway grades, and base flood elevations and the setting of lowest floors and openings. Information from Peer Cities Staff gathered information about maximum height for comparison to Golden Valley's zoning regulations. City Maximum Height Golden Valley 28 feet St. Louis Park 30 feet Robbinsdale 30 feet Crystal 32 feet Richfield 25 feet Roseville 30 feet Minneapolis 28 feet; no part of the structure to exceed 33 feet City Height Measurement Definition Golden Valley From average grade at front building line to highest point of a flat roof or midpoint of a pitched roof St. Louis Park From average curb level along frontage or finished grade of structure frontage to the highest point of a flat, mansard, or shed roof and midpoint of a hip or pitched roof Robbinsdale From average grade around the building perimeter to the highest point of a flat or mansard roof and midpoint of a pitched roof Crystal From average grade around the perimeter of a structure to the highest point of a flat or mansard roof and midpoint of a hip or pitched roof Richfield From average elevation at front building line to highest point of a flat or mansard roof and midpoint of a hip or gable roof Roseville From average grade at front building line to highest point of a flat or mansard roof and midpoint of a gable or hip roof Minneapolis From grade at curb or a point 10 feet from front center of building to highest point of a flat or mansard roof and midpoint of a hip or bale roof The City of Edina allows an increase of one foot in the first floor elevation by right and requires a variance if the proposed increase in more than one foot. In order to qualify for the variance,the increase in elevation must be due to issues related to flood elevations, groundwater intrusion, or State building code or city zoning code requirements. Massing The primary zoning regulation that impacts the massing of single-family homes is the tent-shaped building envelope that forces homes that build to the side yard setback line (a common occurrence on narrow lots)to step back as they rise above 15 feet in height. Unlike homes 4 constructed on lots greater than 65 feet wide—which have a vertical:horizontal ratio of 2:1 for the step back—narrow lots have a vertical:horizontal ratio of 4:1 which allows for a steeper roofline and provides slightly less relief for adjacent properties. The other issue that has been noted for narrow lots are the provisions that aliow portions of the primary structure to extend into the already reduced setback. Bay windows, chimney chases, and cornices and eaves are all allowed to extend into the side setback up to 24 inches. Eaves are allowed to extend into the side setback up to 30 inches. Stairs and landings up to 25 square feet in size, window wells for basement egress, and mechanical equipment, such as air conditioning units, may also be located outside of the building envelope. Lot coverage, or the size of the building footprint of all structures, is limited to 40%of the lot for parcels less than 5,000 square feet in area. Information from Peer Cities Staff gathered information about massing for comparison to Golden Valley's zoning regulations. Few cities have additional regulations beyond those dealing with wall articulation and allowances for eaves to extend into setbacks. Many cities regulate maximum lot coverage, but only Minneapolis utilizes Floor Area Ratio (FAR)to control the total amount of square footage allowed. FAR is a calculation that relates the total floor area to the size of a lot. An FAR of 0.5 would allow a one-story building to cover half of a lot or a two-story building on a quarter of the lot. Minneapolis sets its FAR at 0.5 or 2,500 (whichever is greater) but does allow for bonus FAR if it fits the context of the neighborhood. City Maximum Lot Coverage for Smaller Lots Golden Valley 40 percent St. Louis Park 35 percent Robbinsdale --- Crystal --- Richfield 35 percent Roseville --- Edina 30 percent but no more than 2,250 Minneapolis 45 percent Additional Areas of Inquiry Future meetings will address site design, impervious limits, stormwater management,tree removal and mitigation, and solar access and shading. Next Steps As part of the ongoing investigation of narrow lots, Commissioners should keep in mind the following questions: 5 1. If zoning regulations are changed,to what width of lots should they be applied?Any lot 65 feet wide or less? Lots 50 feet wide or less?Some other benchmark? How would this decision impact existing homes on narrow lots, potentially creating nonconforming structures? 2. Do the current regulations around side setbacks for narrow lots need to be revised? 3. Do the current regulations for secondary front yards of corner lots need to be revised? 4. Are the current height limits sufficient, or are there additional restrictions that should be considered, such as a maximum overall height? 5. What changes might be considered to how modifications to average grade are applied to new homes? 6. Should the building envelope for narrow lots be adjusted?Should new restrictions be created to address intrusions into the side yard setback? 7. Are there other tools that should be considered to address and/or limit the massing of new homes on narrow lots? These questions, and others, will continue to be fleshed out as additional information about the housing market, home design, and construction considerations are addressed in upcoming meetings. Attachments • Map of Lot Widths with Built Homes (1 page� 6 � � c � � � H � � e�-�--�"' �5,,, ° ° � ,� �' � �' � m � A � !�° ■� .� o o � o v rn o z \r� � y � � � � � "'� y� � R ; v v a v a � �e � � ,3 ,3 ,3 ,� ,3 N'� y� q ��0 ,.��" r � � � � � N � � �N j O � � �, �, � � C =— � � , , � �� o = o � � � � � � m � m. =�o Q � r �e��° � ' , ati?a� o _ - -- -- --�----,��-----�----------�--- -----�--�---- „LL�..�. ._�,�:�- - -- -•�- --------�----�----.._.._..,,....�__, ._..w.- - - � � �S i c�1 <° Il �-•- ' .�u�ro, ��.� .r'� „ ' o„o (^�y,, � :� I � _,_-_ i!,Vm,'z ° ..��,s o�� ' s� � aM ae � fu,� �� I c � �/� 3 m � /^°� rr��,'"'°, a=n"`"" � � I ��'��'^,3'� �i�� .. . �� ro a 3�i ;? �w� _ /� �a� a; � '! �� I p J,;..�w� 4 �S �Co,a � � ;I �m 4 1 0' � o ,� ,- . s v � v^ . 8 0�6i m "�\ > g g� �, s �ar�" . . 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