Final Minutes 12.14
REGULAR MEETING MINUTES
This meeting was held via Webex in accordance with the local emergency declaration made by
the City under Minn. Stat. § 12.37. In accordance with that declaration, beginning on March 16,
2020, all Planning Commission meetings held during the emergency were conducted
electronically. The City used Webex to conduct this meeting and members of the public were
able to monitor the meetings by watching it on Comcast cable channel 16, by streaming it on
CCXmedia.org, or by dialing in to the public call‐in line.
1. Call to Order
The meeting was called to order at 7:00 by Chair Blum.
Roll Call
Commissioners present: Rich Baker, Ron Blum, Adam Brookins, Andy Johnson, Noah Orloff, Lauren
Pockl, Chuck Segelbaum
Commissioners absent: Ryan Sadeghi
Staff present: Jason Zimmerman – Planning Manager, Myles Campbell – Planner
Council Liaison present: Gillian Rosenquist
2. Approval of Agenda
Chair Blum asked for a motion to approve the agenda.
MOTION made by Commissioner Pockl, seconded by Commissioner Johnson, to approve the agenda
of December 14, 2020. Staff called a roll call vote and the motion carried unanimously.
3. Approval of Minutes
Chair Blum asked for a motion to approve the minutes from November 23, 2020.
MOTION made by Commissioner Johnson, seconded by Commissioner Pockl to approve minutes.
Staff called a roll call vote and the motion carried unanimously.
4. Informal Public Hearing – Informal Public Hearing on Preliminary Plan for Minor Subdivision
Applicant: CityLine Homes Inc.
Addresses: 7324 Harold Ave S
Myles Campbell, Planner, started by stating the proposal to subdivide an existing lot to create two
new lots. The existing home would be demolished as it straddles the proposed internal lot line.
The new lots would remain zoned as they are currently, Moderate Density Residential (R‐2).
Campbell displayed maps of the lot and its location in the city. The existing home was built in 1955,
is zoned (R‐2) and that zoning is guided similarly in the 2040 Comp Plan.
December 14, 2020 – 7 pm
City of Golden Valley Planning Commission Regular Meeting
December 14, 2020 – 7 pm
2
Campbell listed the minimum lot requirements for R‐2:
o Single Family Dwelling
Minimum lot area of 6,000 square feet
Minimum width of 50 feet at the front setback line
o Two Family Dwelling
Minimum lot area of 10,000 square feet
Minimum width of 100 feet at the front setback line
The lot proposed for subdivision meets the requirements for development as single‐family
homes, not duplexes.
To be considered a Minor Subdivision, there are three requirements to be met.
In addition to these items, staff listed four more requirements from engineering, a tree survey,
and park dedication fee.
There are nine standards for approval or denial. If it meets these standards, the proposal must
be approved:
1. Meets area, dimensional, and access requirements
2. Not encumbered by steep slopes or excessive wetness
3. Public sewer and water connections are accessible
4. Easements are granted for necessary public purposes
5. Conditioned on any outside public agency requirements (agency required for contact is
MDOT‐no comment has been received by the time of this meeting)
6. Title review by the City Attorney (included in every subdivision)
7. No undue strain on roads, utilities, or adjacent uses (nonresidential parcels)
8. Payment of any fees, charges, or assessments (park dedication fee)
9. These conditions are the only basis for denial. Approval will be granted to any
application that meets them.
Recommendation
The proposed subdivision meets all of the requirements outlined in the City Code, staff
recommends approval of the Minor Subdivision subject to the following conditions:
x The City Attorney will determine if a title review is necessary prior to approval of the
Final Plat.
x A park dedication fee of $3,030 shall be paid before release of the Final Plat.
Staff answered Commissioner questions on the setback and height requirements for R‐2.
The Chair welcomed the applicant to present any information. The applicant mentioned his
attention to setbacks and elevation and spent time discussing options with staff.
Commissioner Pockl mentioned the large number of trees on the lot and asked what the
impact would be with building. The applicant responded that based on their plans, only one
City of Golden Valley Planning Commission Regular Meeting
December 14, 2020 – 7 pm
3
tree will be removed. Commissioner Brookins asked the applicant if they will be applying for
any variances for the builds and the applicant responded he doesn’t think so.
The Chair opened the Public Hearing at 7:20pm
Sharon Lindmeier
7156 Harold Ave
How many trees will be removed? How many stories the prosed houses will be? Will the bike
lane proposed for the area still occur? Will the houses be built as and remain single family? The
caller added the previous development didn’t make the street better as it added a 3.5 story
home in a neighborhood of ramblers; the aesthetic has been damaged by this build.
The applicant responded that the current plan is to build two 2‐story buildings, cut down one
tree and trim a couple others, and the intention is that they will remain single‐family homes.
Campbell added that city zoning requirements state these homes may only be developed as
single‐family homes even though the district allows multi‐family homes. Staff added that as far
as the City is aware, MNDOT is still planning to add the bike lane as it will be in their existing
ROW. This lot/build will not impact that planned trail.
The Chair left the public hearing open while Commissioners discussed the item.
Commissioner Segelbaum stated that after review, the proposal seems to meet the
requirements of a subdivision and doesn’t see any reason not to vote to recommend approval.
Chair Blum seconded this statement. Commissioner Brookins stated the same and added that
he hopes a firm line may be held to not allow further variances for the subdivided properties
and to think about the impact on the neighbors. Commissioner Pockl stated that her concerns
were addressed and agrees all the requirements have been met to lead the Commission to
support the application.
Josh Awend
7210 Harold
Stated that he went through this process when building their home and asked if there were
preliminary plans or schedules for this project. He added that he stands in support of the
subdivision and build.
Staff responded that any subdivision goes through a preliminary and final plat process. Staff
worked with the applicant to find design plans that would fit the requirements of the City.
The Chair closed the Public Hearing at 7:32pm
MOTION made by Commissioner Baker, seconded by Commissioner Segelbaum to recommend
approval of minor subdivision at 7342 Harold Ave, per findings provided by staff.
Staff called a roll call vote and the motion carried unanimously.
City of Golden Valley Planning Commission Regular Meeting
December 14, 2020 – 7 pm
4
5. Informal Public Hearing – Conditional Use Permit for 750 Boone Avenue North
Applicant: GNP Development, on behalf of Blue Pearl Veterinary Clinic
Addresses: 750 Boone Ave N
Jason Zimmerman, Planning Manager, introduced the request for the CUP to operate an animal
hospital at 750 Boone Ave N. This item would be a Conditional Use within the Light Industrial zoning
district. This plan would demo the existing structure and build new. This would be a relocation of the
current Blue Pearl clinic off Olson Memorial Highway.
Zimmerman showed a map of the site, it abuts Bassett Creek, and discussed the existing conditions.
The site location is 1.7 acres, the current building is vacant and was built in 1978. The site is in a
transition area between light industrial, industrial, commercial, and medium density residential uses.
The proposed use is for a 24‐hour emergency animal hospital and specialized veterinary care. The
proposed building will be 14,798 square feet (75% medical and 25% office). The plan is to have 10
employees to begin and they expect to grow over time. Use is expected to be primarily during
weekday hours but some evening and weekend emergency visits. The parking required for this site is
50 spaces and the applicant is proposing 73 spaces.
There are findings required to determine approval or denial of this proposal:
1. Demonstrated Need
2. Consistency with Comprehensive Plan
3. Effect on Property Values
4. Effect on Traffic Flow and Congestion
5. Increases in Population and Density
6. Compliance with Mixed‐Income Housing Policy
7. Noise
8. Dust, Odor, Vibration
9. Pests
10. Visual and Other Impacts
11. Other Effects upon Health, Safety, and Welfare
Recommendation
Based on the above findings, staff believes the request meets City standards and recommends
approval of Conditional Use Permit 170 with the following condition:
No animal shall be allowed outdoors without a leash and no animal shall be left outdoors
unattended.
Commissioner Segelbaum asked why staff listed the additional condition. Zimmerman responded
that staff reviewed conditions for the existing clinic and they had a condition regarding keeping
animals on leashes and the other was about not boarding animals. Staff didn’t feel that a condition
regarding boarding was necessary for this CUP because the current zoning doesn’t even allow for it.
City of Golden Valley Planning Commission Regular Meeting
December 14, 2020 – 7 pm
5
The conversations continued in to a potential fenced in area remaining on the turf and not going
into the shoreland area. Staff wouldn’t want animals in the fenced in area unattended which may
lead to excessive barking.
Commissioner Baker asked if boarding included the clinic not being able to keep animals while
treating them. Zimmerman clarified that the zoning list clarifies between animal hospital, a
conditional use, and boarding/kenneling facilities. Baker asked what specialties would be added to
increase the business. Zimmerman responded there would be emergency services but there may
also be specialties such as orthopedics that schedule surgery at that facility.
Commissioner Johnson asked if the fence is an assumption or if the fence is in the plan. If it’s in the
plan, he would like to have the owner consider the opportunity to display public art. Zimmerman
stated that the fence is not part of the conditional review but will be part of permitting.
Commissioner Pockl asked what supports that a larger facility is needed. Staff responded that the
demand has increased without services available to meet that demand.
The applicant, Josh Pardue, apologized for delay as he had technical difficulties.
The applicant added that he wasn’t sure about the exact specialties will be in the clinic as it will
depend on the need of the community.
Baker asked about parking capacity for potential increase in staff if they’re already requesting 73
spots for 10 staff members. The applicant responded that the current parking request isn’t
reflective of the current need but rather the projected potential need if there are increased
services. Staff and Commissioners continued a conversation on parking for the site.
Commissioner Johnson asked what the max height for a new building in this zoning could be. Staff
responded the max height is four stories is a Light Industrial zoning district. Johnson encouraged
the applicant to consider public art on the property.
The conversation continued on conditions and the regulations on the shoreland overlay.
The Chair opened the Public Hearing at 8:10pm.
No Callers.
The Chair closed the Public Hearing at 8:13pm.
MOTION made by Commissioner Baker, seconded by Commissioner Segelbaum to recommend
approval of CUP 170 to allow for a vet hospital, per staff findings and including the conditions, as
presented.
Staff called a roll call vote and the motion carried unanimously.
Televised portion of the meeting concluded at 8:15pm
City of Golden Valley Planning Commission Regular Meeting
December 14, 2020 – 7 pm
6
6. Council Liaison Report
Council Member Rosenquist provided an update on the Municipal Facilities study and highlights from
the most recent City Council meeting. She noted the list of legislative priorities for 2021 and briefly
recapped the City’s budget and HRA levy that would be voted on at the City Council meeting on
December 15.
7. Reports on Board of Zoning Appeals and other Meetings
None
8. Other Business
None
9. Adjournment
MOTION by Commissioner Baker to adjourn, seconded by Commissioner Johnson, and approved
unanimously. Meeting adjourned at 8:27 pm.
________________________________
Adam Brookins, Secretary
________________________________
Amie Kolesar, Planning Assistant