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pc-agenda-oct-26-20REGULAR MEETING AGENDA  This meeting will be held via Webex in accordance with the local emergency declaration made by the  City under Minn. Stat. § 12.37. The public may monitor this meeting by watching on Comcast cable  channel 16, by streaming on CCXmedia.org, or by calling 1‐415‐655‐0001 and entering the meeting  code 133 341 3143. The public may participate in this meeting during public comment sections by  calling 763‐593‐8060 and following the automated prompts.  Additional information about monitoring electronic meetings is available on the City website. For  technical assistance, please contact the City at 763‐593‐8007 or webexsupport@goldenvalleymn.gov.  If you incur costs to call into the meeting, you may submit the costs to the City for reimbursement  consideration.   1.Call to Order 2.Approval of Agenda 3.Approval of Minutes October 12, 2020, Regular Planning Commission Meeting 4.Informal Public Hearing – Future Land Use Map Amendment Applicant: Academy of Whole Learning  Address: 8810 10th Avenue North; 915 and 1021 Boone Avenue North  Purpose: To guide the properties from Industrial to Assembly  5.Informal Public Hearing –Zoning Map Amendment Applicant: Academy of Whole Learning  Address: 8810 10th Avenue North; 915 and 1021 Boone Avenue North  Purpose: To rezone the properties from Industrial to Institutional (I‐1)  6.Informal Public Hearing – Amendment to Conditional Use Permit No. 73 Applicant: Border Foods dba Taco Bell #2421  Address: 6620 Wayzata Boulevard  Purpose: To allow for an addition to an existing Class II Restaurant  7.Introduction to Just Deeds Project – Presentation by City Attorney Maria Cisneros October 26, 2020 – 7 pm  City of Golden Valley    Planning Commission Regular Meeting  October 26, 2020 – 7:00 pm       2  – End of Televised Portion of Meeting –  To listen to this portion, please call 1‐415‐655‐0001 and enter meeting access code 133 341 3143.    8. Council Liaison Report    9. Reports on Board of Zoning Appeals and Other Meetings    10. Other Business    11. Adjournment         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, Ryan Sadeghi, Chuck Segelbaum  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 October 12, 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 September 14, 2020 and minutes from  September 29, 2020.  MOTION made by Commissioner Baker, seconded by Commissioner Johnson to approve both sets  of minutes. Staff called a roll call vote and the motion carried unanimously.    4. Discussion – 2020 Land Use/Zoning Study  Myles Campbell, Planner, reintroduced the topic of land‐use tables within the zoning code.   The goals for this study are:   to update the zoning code to match the land use policies of the 2040 Comprehensive Plan.   to modernize the code so it’s more approachable and understandable for residents and  business owners.      This discussion revolved around commercial uses, this includes retail and service‐based businesses  that see a large amount of customer traffic. Staff reviewed peer communities of comparable size to  Golden Valley and discovered there was a broad range of by right definitions within “retail  businesses” and “service businesses.”  October 12, 2020 – 7 pm    City of Golden Valley    Planning Commission Regular Meeting  October 12, 2020 – 7 pm       2  In Golden Valley’s Commercial District, there are 59 unique uses established as being permitted,  conditional, restricted, or prohibited. Some of these uses are included in the mixed‐use, office, or  industrial districts and often language is inconsistent. For now, staff is focused on uses listed in the  Commercial District and the terminology established will be used for other districts.   With guidance from a previous meeting, staff identified three action items for this study.   Convert existing organization of permitted/conditional/restricted uses in the code to a table  format.   Simplify code by reducing the overall number of defined land uses.    Examine existing conditional or permitted uses that could be handled instead as restricted  uses.    Staff elaborated on restaurants, their varying class levels, and how they’re defined. Campbell went  on to describe the process a potential restaurant proprietor would have to go though to  understand the class definitions of a restaurant. They would need to do this as well as navigate  required meetings and timelines.    Campbell posed these questions to the Board for discussion:  1. Which commercial uses can be removed or consolidated to improve the usability of the  code?  a. Should we keep “General retail services and/or sales…” and also create a similar  catch‐all for service businesses?  2. What uses should be handled as a restricted use instead of a conditional use?  a. Do commissioners already have ideas on the restrictions themselves, or do they  want staff to assist?  3. What needs to stay as a conditional use?                                                                                                                    Chair Blum opened the discussion, Commissioner Baker said he thinks language consolidation will be  easy to tackle, however items 2 and 3 are about the distinction between conditional and restricted  uses. He asked for criteria to define a use as conditional or restricted. Baker added that it would be  helpful to review previous CUPs to understand conditions. Jason Zimmerman defined specifics for  each use, added that restricted uses should have a standard and conditional uses will be tailored case  by case. Commissioner Johnson pointed to other administrative processes such as the Administrative  PUD Amendment and cautioned against the Planning Commission giving up its regulatory oversight  and responsibility to make recommendations. Johnson added that criteria would help ground the  process and could avoid spot‐zoning. Commissioner Pockl suggested steps in editing process by  eliminating what was unclear first. The discussion moved on to restricted and non‐conforming use  and what a list of criteria could be without adding regulations. Staff mentioned reviewing this with  the City Attorney to understand when this can and cannot be managed. Staff went on to talk about  uses that conditions tend to cluster around and gave automotive uses and uses revolving around  children as two broad examples. The conversation continued about the benefits of existing criteria so  business owners will have information upfront. The need for conscious equity was brought up by  Baker and staff expanded on this and Johnson’s comments on value‐based decision making.   Staff directed the conversation back to Pockl’s point about process and editing. Commissioners  reviewed the table presented by staff and discussed language clarity. The need for evolving  City of Golden Valley    Planning Commission Regular Meeting  October 12, 2020 – 7 pm       3  modifications was brought up as uses change through the years. Commissioners discussed staff  grouping together certain uses to reduce the number on a table but the need for specificity to create  early transparency was also discussed.  Staff suggested they remove outdated items and information, provide new groupings of uses for  consolidation, and then break each group to uses. That information will be presented at a future  meeting for more feedback. Commissioners considered a few items to group by and others that may  need to be evaluated case by case.  Pockl asked staff about approval process for a particular use outside of a CUP or PUD. Staff stated  there wasn’t a requirement that an owner check with the City in advance. Golden Valley doesn’t have  a business license program and the City often finds out after the fact, sometimes that use isn’t  permitted in an area and there’s a process after that. Pockl followed up that it may be helpful for  people to know the process they need to follow in advance of opening a certain business. Staff  responded that there are district wide standards and regulations and sometimes that helps address  these issues in advance.   There was no vote and staff stated they’ll return with this item after analysis, likely in November.     Televised portion of the meeting concluded at 8:34pm    5. Council Liaison Report   Council Member Rosenquist shared that 30% of Golden Valley residents had already voted early in the  election and that average was around 180 voters per day. She mentioned the Just Deeds presentation  that was made at the most recent City Council meeting regarding racial restrictive covenants.  Rosenquist gave a preview of the upcoming Council/Manager meeting topics, including a PMP  discussion on road widths and crime‐free and disorderly conduct ordinances currently in the City Code.  She also reported that the members for the Facilities Study Task Force had been selected and that the  deadline to apply for the Police Task Force was coming up.    6. Reports on Board of Zoning Appeals and other Meetings  None.    7. Other Business  None.    8. Adjournment  MOTION by Commissioner Pockl to adjourn, seconded by Commissioner Johnson, and approved  unanimously. Meeting adjourned at 8:45 pm.                                                                                                            ________________________________                                                                                                  Adam Brookins, Secretary  ________________________________  Amie Kolesar, Planning Assistant    1      Date:  October 26, 2020  To:  Golden Valley Planning Commission  From:  Myles Campbell, Planner  Subject:  Informal Public Hearing – Future Land Use Map Amendment for  8810 10th Ave N, 915 Boone Ave N, and 1021 Boone Ave N   Property address: 8810 10th Ave N, 915 Boone Ave N, 1021 Boone Ave N  Applicant: The Academy of Whole Learning Property owner: McLaughlin Gormley King Co.  Zoning District: Industrial (I) Lot size: 5.2 Acres  Current use: Industrial/Vacant  Future land use: Industrial  Adjacent uses: Industrial (West, South), Light Industrial (East), Residential (Northeast)      2018 aerial photo (Hennepin County)      2    Summary of Request  The Academy of Whole Learning (AOWL) is petitioning to amend the Future Land Use Map to guide  the properties at 8810 10th Ave N, 915 Boone Ave N, and 1021 Boone Ave N for Assembly use  instead of the current guidance as Industrial. In addition, the school proposes to rezone the  property from Industrial (I) to Institutional (I‐1). These changes are necessary in order for AOWL to  utilize the site for their school operations and to move forward with their purchase of the site.     Background  8810 10th and the associated vacant parcels to the Southeast are owned by the McLaughlin  Gormley King Co., and previously served as a headquarters for the company. The site housed  MGK’s research and development department, and was also used for the manufacturing of  insecticides.  915 and 1021 Boone Ave N have both been maintained as open space since the  principal structure on 8810 10th Ave was built in 1970, although all three parcels are zoned and  guided for industrial use in the future. While MGK is still the owner of the parcels and office  building on‐site, the building has been unoccupied for at least a year while they have been  marketing the site for sale. MGK moved their principal operations to Chaska.     Existing Conditions  The existing site (incl. all 3 parcels) is approximately 5.2 acres in size. The existing building is two‐ stories, and has a building footprint of approximately 20,000 sq.ft. The building interior is currently  set up for offices and warehousing, although these interior plans could be modified by a future  owner.     The site has a substantial parking lot that is accessible currently from both 10th Ave and Boone Ave.  The lot provides roughly 102 spaces in the northern portion of the parking lot, with an additional 10  spaces in the southern portion, including the handicap accessible spaces. The southern portion of  the lot also includes a landscaped island and some additional space for turnarounds or queuing.  The parking lot itself pre‐dates some of the code’s requirements regarding curbs, landscaping, and  interior islands, although these would likely be addressed in the future when a tenant/owner  sought to make other improvements to the parking lot.     Much of the northern parking area falls under a locally managed floodplain by the Bassett Creek  Watershed Management Commission. In reviewing the site, City environmental staff noted this  might impact the longevity of the parking lot’s pavement and cause some nuisance flooding, but it  does not itself trigger any administrative review or correction with the City. Similar to  improvements such as curb and gutter, improvements to the parking lot may be necessary in the  future to mitigate stormwater impacts. These improvements may also be triggered if a traffic  analysis for the site demonstrates that changes to circulation are necessary.     Required Process  Unlike in cases where the City is driving a rezoning or land use reguiding, this case has been  brought forward by petition of the Academy of Whole Learning. In City Code, schools as an allowed  use are only permitted in the Institutional Zoning district. A school would be a permitted use by  right in this district, meaning that the process for AOWL is relatively straightforward.       3    Assuming that the Planning Commission supported the reguiding/rezoning of the property, the  case would be sent to the City Council for a formal public hearing. The property’s reguiding will also  require approval from the Metropolitan Council, who oversee any amendments to municipalities’  Comprehensive Plans. The City Council, if supportive, would approve the reguiding while tabling  the rezoning until the Metropolitan Council had reviewed the land use case.     If both the rezoning and reguiding are approved by both the City and the Metropolitan Council, the  school could move forward with their operations as a permitted use in the I‐1 zoning district. While  permitted by right to operate as a school, AOWL would still need to seek City approvals regarding  any planned improvements to the building or the site, which would include building permits, traffic  analyses, and a tree and landscaping plan if any trees were removed.    Neighborhood Notification  The City’s adopted Neighborhood Notification Policy requires a neighborhood meeting be held for  proposals that would change the designation of a property from Industrial to Institutional.  However, due to the social distancing guidelines established by the State of Minnesota and the  State of Emergency declared by the City Council, this requirement was altered and instead of a  neighborhood meeting, a letter was sent to property owners within the notification radius in early  October and extended time was allowed for comments to be collected by City staff in advance of  the public hearing before the Planning Commission.    Following both the neighborhood notification and the City’s own notice for the public hearing at  Planning Commission, no written comments were received by staff.     Staff Review  The City Code does not set specific standards for changing a future land use designation, and the  City Council – with the input of the Planning Commission – has a great deal of latitude in deciding if  the request is consistent with the overall direction and vision of the Comprehensive Plan. In making  a determination, the City should take into account the land use descriptions outlined in the  Comprehensive Plan as well as any potential impacts on the character of the area.    The 2040 Comprehensive Plan has the following description of the Industrial land use:  This category includes general industrial uses such as manufacturing, assembly, processing,  laboratory, distribution, and related office uses. This land use is generally located near light  industrial, commercial, and office uses and generates employment in the community.    The Assembly land use is described as follows:  This category includes education facilities at all levels, the cemetery, places of worship for  all denominations, and miscellaneous religious installations.    When considering the reguiding and rezoning of the property, staff feels an important  consideration is that the reguiding must make sense outside of the context of AOWL occupying the  space, and to consider how the Assembly use more generally fits the site. While it certainly is of  benefit if the City feels AOWL would make for an excellent occupant of the site, it must be shown      4    to be a good fit if a different use, such as a place of worship, would similarly fit within the context  of the area.     One of the first steps taken by staff was to review the surrounding industrial and light industrial  zoned properties, given that these properties allow for manufacturing and assembly uses with  typically larger impacts on surrounding locations. An aerial map breaking down the surrounding  properties into their current users is attached with this memo. Generally speaking, staff found very  little heavy industrial uses among surrounding properties. More commonly these properties are  being used as office space both for general and medical purposes, and alternately as commercial  uses such as gyms, art studios, and retail sales. This area as a whole is likely to be re‐examined in  the future due to its proximity to the downtown core of the city. Given the low level of industrial  activity already, it could be considered for a zoning designation with greater flexibility in allowed  uses such as light industrial or mixed use, depending on the City’s goals in redeveloping downtown.     One challenge in examining this reguiding is that unlike uses such as Retail/Service that have a clear  focus on co‐locating uses in an immediate area (downtown, I394 commercial corridor), Institutional  uses are generally not concentrated in a single area, and instead are spread throughout the City.  From this perspective, staff is basing its analysis primarily on the use’s compatibility with  surrounding uses, the capacity of surrounding roadways, and on the site to support the allowed  uses. In the case of 8810 10th Ave, staff feels the Assembly designation, while not shared with  surrounding properties, would not itself be out of place.     The site is located on 10th and Boone Avenues, both of which were confirmed by City engineering  staff as being able to support the traffic levels generated by an Assembly use, as these streets have  already been designed for heavier Industrial users. The road widths themselves would have the  capacity for this traffic, although they note that a formal traffic analysis for the site would help to  determine if any new improvements relating to access or turning might be necessary.     As mentioned, the surrounding uses are currently not the traditional heavy manufacturing uses  typically expected of an Industrial designation, and may be considered in the future for further  rezoning depending on the progression of the City’s downtown plans. Staff feels that a school use  would not be out of place with the existing office users, and depending on the results of a traffic  analysis, would likely be able to avoid any traffic impacts further north along Boone Ave where  surrounding land becomes more residential in use.     Finally, staff reviewed the goals and policies of the Comprehensive Plan’s land use chapter to help  determine if this reguiding action was following the intent of the City’s central guiding plan.  Generally, staff found the following goals and policies to support the reguiding and re‐use of the  site by AOWL as a school facility:    1. Goal 1: Create a Complete Community ‐ Strive for a diverse and balanced community that  contains a variety of residential areas, major employers, retail, services, institutions, and  parks and open spaces  a. Objective 1.3 ‐ Preserve assembly facilities (schools, places of worship, etc.) as  important spaces for social interaction      5    2. Goal 2: Minimize Conflicts And Impacts Of Change ‐  Develop a regulatory framework  designed to minimize potential conflicts between land uses  a. Objective 1.2 ‐ Arrange land uses so there are compatible transitions between major  land use types  3. Goal 4: Prepare For Targeted Redevelopment ‐ Use public and private redevelopment  opportunities to advance the City’s Future Land Use Map and policies  a. Objective 1. ‐ Redevelop parcels that are blighted, functionally obsolete,  economically unsustainable, or incompatible with adjacent uses  b. Objective 2.1 ‐ Enhance community identity and character in the downtown area  with redevelopment projects    Recommended Action  Based on the findings above, staff recommends approval of the requested amendment to the  Future Land Use Map, changing the guided land use for 8810 10th Ave N, 915 Boone Ave N, and  1021 Boone Ave N from Industrial to Assembly.     Attachments:  Future Land Use Map (1 page)  Surrounding Uses Map (1 page)  Applicant Narrative (2 pages)  !! ! !!! ! !!! !!!! ! ! ! ! ! ! !!! ! ! ! ! ! ! !!!!! ! ! ! !!!!!! ! ! ! !!! ! ! ! ! ! ! !!! ! ! ! ! ! ! ! ! !! ! !!! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! !! ! !! !!! ! ! ! ! !!! !!!!! ! ! ! ! ! ! !!! ! ! ! ! ! !!!! ! ! ! ! ! ! ! !!!!! ! ! ! !!! !!!! ! !! ! ! ! ! ! ! !!! !!!! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! !!! ! !!! ! ! ! ! ! ! ! ! !!! !!! ! !!!!!! !!!!! ! ! ! ! !!!!!Medic i neLakeBranchIkePond Colonial Pond Ottawa Pond Glen-woodPond EgretPond LilacPond DuluthPond St.CroixPond Chicago Pond LilacPond Pond CTurners PondGlen 1 Pond DuckPond Loop EPond Loop FPond Sweeney LakeWirth LakeTwin LakeB a s s ett Creek Hampshire Pond DecolaPond A NorthRicePond West RingPond Cortlawn Pond DecolaPonds B & C Westwood Lake SchaperPond SouthRicePond East RingPond Bassett CreekDecolaPondE DecolaPond F BreckPond NatchezPond MinnaquaPond WirthPond Toledo/AngeloPond HoneywellPond StrawberryPond DecolaPond D Ba s s e tt Cr e e k BassettC r e e k Basset t Cr eekBassettC re ek BassettC reekSweeney L akeBranchSweeney Lake BranchNW LoopPondBoone Avenue PondMain Stem Pond B Pond C Bassett Creek NatureArea Pond Medicine Lake BrookviewPond A Hidden LakesPond 1 Pond 2A Pond 2B Pond 3 Schaper BallfieldPond Pond O Pond J Spirit of Hope Church Pond GoldenRidgePond Golden Meadows Pond SoccerFieldPond WestPond 201GeneralMillsPond HaroldPond Medicine Lake Road Pond Xenia MitigationPond 10th AvePond SpringPond Briar-woodPond LaurelHills Pond JFB NWPond LogisPond BrownieLake BirchPond MinnaquaWetland GrimesPondBassett CreekPark Pond SweeneyLakeBranchPond M Pond F Pond DPond E Dover HillPondLiberty BasinBrookviewGolf Course LionsPark WesleyPark Sochacki Park SchaperPark ScheidParkHampshirePark MedleyPark Briarwood Laurel Avenue Greenbelt Glenview TerracePark North TyrolPark Western AvenueMarsh Nature Area GeartyPark Sandburg AthleticFacility NatchezPark ValleyView ParkPennsylvaniaWoods BassettCreekNature Area WildwoodPark IsaacsonPark SouthTyrol Park SeemanPark AdelineNature Area YosemitePark StockmanPark Golden OaksPark St CroixPark LakeviewPark SweeneyPark Perpich CenterBall Fields Ronald B. 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GettysburgCt(LaurelPt) (Laurel Curv)Independence Ave NGettysburg Ave NFlag Ave NWheelerBlvdAlleyNaper St Be tty CrockerDr Decatur Ave N(WesleyCommonsDr)Winnetka Ave S Winnetka Ave SHanley RdBrookviewPkwySWayzataBlvd I-394 S Frontage R d Olympia St Independence Ave NHillsboro Ave NGettysburg Ave NUnion Pacific Railroad Canadian Pacific Railroad B urlin gto n N o rth e r n Sa nt aFeRail roadCanadianPacificRailroadC anadia nP acificR ailroadC ana d ia n P a c ific Railroad Union Pacific Railro a d Breck School SandburgMiddle School Perpich Center for Arts Education MNDOT District Office & State Highway Patrol NobleElementarySchool CalvaryLutheranChurch Speak theWord Church 10th AvenueCold Storage School ofEngineeringand Arts GovernmentCenter &Fire Station #1 MeadowbrookElementarySchool King of GraceLutheranChurchand School Churchof St.MargaretMary Good ShepherdCatholic Church&Good ShepherdSchool GoldenValleyLutheranChurch Spirit ofHopeChurch Oak Grove Church HennepinCounty SheriffCommunications Hennepin CountyLibrary Fire Station#3 Valley Community Presbyterian Church ChristianLifeCenter UnityChristChurch RedeemerReformedChurch FireStation#2 Valley of PeaceLutheran Church Golden ValleyCemetery Golden ValleyHistoricalSociety BrookviewCommunityCenter Breck IceArena WaterReservoir U.S.Post Office Loveworks Academy forVisual & Performing Arts CI TY OF N E W H OPE C I T Y O F C R Y S TAL C I T Y O F R O BB I N S DA LE CITY OF MINNEAPOLISC IT Y O F S T. L OU IS P A RK CITY OF MINNEAPOLISCITY OFST. LOUIS PARKCITY OF ROBBINSDALECITY OF CRYSTAL CITY OF CRYSTALCI TY O F N E W H OP E CITY OF PLYMOUTHCITY OF MINNEAPOLISC I T Y OFST. LO U I S PAR KCITY OFPLYMOUTHCity of Golden Valley, Engineering7800 Golden Valley RoadGolden Valley, MN 55427-4588763-593-8030www.goldenvalleymn.gov 2020-2040General Land Use Plan 0 800 1,600 2,400 3,200400Feet I Print Date: 3/30/2020Sources:-Hennepin County Surveyors Office for Property Lines (2020) -City of Golden Valley for all other layers. Future Land UseResidential Low Density – up to 5 units per acre Moderate Density – 5 to 8 units per acre Medium Density – 8 to 30 units per acre High Density – 20 to 100 units per acre Commercial Office Retail/Service Industrial Light Industrial Industrial Mixed Use Neighborhood Community Institutional Assembly Civic Medical Open Space Parks and Natural Areas Water Feature Right-of-Way Railroad Right-of-Way (public and private) Boone Plaza •General Offices •Dental Offices •Dance Academy •Pottery Studio Mid-Co A/V Install and Sales Low-Density Residential Luther Automotive •Inventory Storage •Vehicle Service Zeman Construction Co. Office Vacant Office/ Warehouse Tech Discount Electronic Recycling and Sales North Decatur Bldg. •General Offices •Gym •HVAC sales/service 905-965 Decatur •General Office •Furniture Gallery RJM Construction Office Giersten Bldg. •General Offices •Medical Offices •Warehousing Bob’s Binding & Serging •Rug Service and Sales 800 Boone •Medical Offices •Adult Day Care City of Golden Valley Rezoning Request Site: ​8810 10th Ave N Current Zoning:​ Industrial Requested Zoning:​ Institutional: Sub-District I-1 Submitted by:​ Academy of Whole Learning Who We Are Academy of Whole Learning is a nonprofit organization that serves students with autism and neurodiverse learning needs. Our flagship enterprise is our K-12 school and the only one serving this population. We are more than a school offering social skills groups, diagnostic assessments, psychotherapy, adult and summer programs. Mission We provide a personalized growth plan integrating social, academic and life skills for students with autism spectrum disorder or individualized learning needs. Student Body & Staff Currently, 72 students are enrolled and we have a school year staff of 35. Due to our steady increase in enrollment over the past 8 years and growing demand for our services, we will continue to grow our enrollment. Our students thrive within a small community and sensory-friendly environment, so we will cap enrollment at 125 students and 50 school staff. Why We Exist In Minnesota, 1 in 42 people are diagnosed with autism and there are no other programs like ours that exist in Minnesota. There is a huge need in our local community for a school that specializes in education that incorporates academic, social, and life skills. Did you know that 85% of young adults with ASD and a post-secondary degree are unemployed? That is the highest rate of unemployment across all demographics, including ex-convicts. Academy of Whole Learning is crushing those odds with 100% of our 2019 graduates employed. People with autism and learning differences are smart and capable and need a school that is customized to them and not simply a one-size-fits-all. Academy of Whole Learning is the answer for so many people that learn a little differently. Traffic Management Plan We are hiring architects that will conduct a traffic flow analysis to determine the optimal route for student transportation and employee parking that will minimize the impact on surrounding neighborhoods and businesses. Students will primarily be transported to school by their families. A carpool drop-off will be designed to optimize traffic flow and prioritize student safety. Below is our current staggered drop off and pick-up schedule. We are able to adjust these times as needed based on the results of the traffic flow analysis. Previous Occupants: ​105 Cars + Multiple work trucks Employees:​ 30-35 to park in back lot Students:​ 50 cars drive through between 7:30-8:30 AM ○70% - Individual Transportation ○20% - Carpool ○10% - Breck Bus Pick-up between 2:45-4:15 PM ○2:45 PM - Breck Bus Dismissal ○2:55 PM - Lower School Dismissal ○3:05 PM - Upper School Dismissal ○4:15 PM - After school clubs end Building Modifications/Additions We will remodel the interior of the building to accommodate 15 specialized classrooms. We have no plans for exterior additions. Exterior modifications include installing additional windows and installing a playground on the property. We will assess the needs for fencing to benefit the school and its neighbors and take action accordingly. Previous Occupants MGK Insect Control Solutions used the facility for pesticide research, development, and manufacturing. Remedial Steps to Address Buildings History of Manufacturing We will take all measures necessary to ensure the health and safety of students, staff, and neighbors. A Phase I Environmental Assessment will be done to identify potential or existing environmental contamination. Phase I includes but is not limited to asbestos testing, lead paint, water testing, mold, radon, wetlands, soil vapor emissions, and air quality testing. Phase I will be performed by Barr Engineering or Braun Intertect. Should Phase I identify a potential contaminant, a Phase II Environmental Assessment will be done. Golden Valley Community Benefit Our extracurricular, summer programs, therapy services, and diagnostic assessments are available to the broader local community. As the leading experts in autism education, we have a variety of partnership opportunities available to Golden Valley schools and local businesses, as well as a variety of volunteer opportunities for mainstream students. Approximately 15% of families have relocated to Minnesota to attend our school. Academy of Whole Learning is the only school of its kind, and as such, where we go our families follow. The staff, students, and families attending our school will support local Golden Valley businesses.   1      Date:  October 26, 2020  To:  Golden Valley Planning Commission  From:  Myles Campbell, Planner  Subject:  Informal Public Hearing – Zoning Map Amendment for  8810 10th Ave N, 915 Boone Ave N, and 1021 Boone Ave N   Property address: 8810 10th Ave N, 915 Boone Ave N, 1021 Boone Ave N  Applicant: The Academy of Whole Learning Property owner: McLaughlin Gormley King Co.  Zoning District: Industrial (I) Lot size: 5.2 Acres  Current use: Industrial/Vacant  Future land use: Industrial  Adjacent uses: Industrial (West, South), Light Industrial (East), Residential (Northeast)      2018 aerial photo (Hennepin County)      2    Summary of Request  The Academy of Whole Learning (AOWL) is petitioning to amend the Zoning Map to rezone the  properties at 8810 10th Ave N, 915 Boone Ave N, and 1021 Boone Ave N as Institutional (I‐1) instead  of the current zoning as Industrial). This request complements a proposed change to the Future  Land Use Map to guide the property for Assembly use instead of Industrial use (see accompanying  memo). These changes are necessary in order for AOWL to utilize the site as a school, which is a  use only permitted in the I‐1 Institutional Zoning Sub‐district. The School is hoping to make this site  a permanent home for their educational and training programs.     Staff Review  The City Code does not set forth specific standards for changing a zoning designation, and the City  Council – with the input of the Planning Commission – has a great deal of latitude in deciding if the  request can be considered to be consistent with the broader zoning map for the City. In making a  determination, the City should take into account the purpose of zoning as outlined in the City Code,  which is “to regulate land use within the City, including the location, size, use, and height of  buildings, the arrangement of buildings on lots, and the density of population within the City for  the purpose of promoting the health, safety, order, convenience, and general welfare of all citizens  of the City.” (Sec. 113‐2)    The Zoning Chapter includes the following purpose statement for the Industrial Zoning District:  The purpose of the Industrial Zoning District is to provide for the establishment  of industrial and manufacturing development and uses along with directly  related and complementary uses which, because of the nature of the product or  character of activity, requires isolation from residential and commercial areas.    The Institutional Zoning District has the following purpose:  The purpose of the Institutional Zoning District is to establish areas where both  public and private institutional uses such as schools, hospitals, parks, golf courses,  nursing homes, and public buildings may be located.    The following principal uses are listed as being permitted by‐right in the Industrial Zoning  District:  (1)  All permitted uses in the Light Industrial Zoning District   (2)  Lumber yards, including outside storage   (3)  Building material yards, including outside storage   (4)  Automobile accessory services, including battery and tire repair and replacement  services   (5)  Blacksmith, repair, machine, or tin shops   (6)  Animal kennels where animals are customarily kept, boarded, cared for, trained, fed, or  bought and sold, as a business   (7)  General manufacturing uses, including the compounding, assembly, or treatment of  articles or materials   (8)  Hotels and motels       3    (9)  Class I restaurants   (10)  Metal fabrication and assembly   (11)  Temporary retail sales in accordance with this section   (12)  Sexually oriented businesses   (13)  Recycling drop‐off facilities; and   (14)  Distilleries.     The following uses are listed as conditional uses in the Commercial Zoning District and may be  allowed after review by the Planning Commission and approval by the City Council:  (1)  All conditional uses as provided for in the Light Industrial Zoning District   (2)  Car washes   (3)  Structures and premises for automobile or other motor vehicle sales and showrooms,  with incidental accessory service and repair facilities   (4)  Service stations   (5)  Bulk storage of gas, fuel oil, chemicals, and other liquid or solid materials which may be  considered hazardous or toxic   (6)  Mortuaries   (7)  Off‐street parking lots for adjacent commercial, light industrial, or industrial uses   (8)  Outdoor sales including motor vehicle and equipment rental   (9)  Drive‐through retail establishments, such as banks, cleaners, Class II restaurants, and  similar uses   (10)  Unattended business operations, such as vending machines and equipment   (11)  Temporary structures such as tents or air‐supported structures   (12)  Railroad yards, railroad tracks, and rights‐of‐way in such yards, railroad shops, round  houses, and any other use which shall be for railroads   (13)  Automobile repair shops, auto body repair and/or painting, and auto cleaning and  reconditioning   (14)  Heliports   (15)  Child care centers   (16)  Trade schools or training centers   (17)  Adult day care centers; and   (18)  Principal or conditional uses in buildings taller than 45 feet in height.     By comparison, the following uses are listed as permitted in the I‐1 Institutional Zoning Sub‐district:  a.  Places of worship   b.    Schools, public and parochial, excepting colleges, seminaries, and other institutes of  higher education   c.    Essential services, Class I; and   d.    Seasonal farm produce sales.    In addition to these four uses, Adult Daycare Centers, Child Care Centers, and Heliports are  permitted in the I‐1 district by conditional use permit.         4    In comparison, the I‐1 district is much more limited in what would be allowed to locate by‐right in  the district than the existing industrial zoning. Typically, these institutional uses have a lower  amount of negative external impacts compared to industrial uses. Odors, noise, and pollution are  not typically a concern with institutional uses, however both schools and places of worship tend to  have increased traffic impacts, especially during their peak hours of operation (weekday mornings  and evenings for schools, during religious services for places of worship).     These two districts also have differences in the types of site restrictions placed upon them. The  table below provides a brief comparison of the restrictions regarding principal structures.     Requirement Industrial Institutional (I‐1)  Setbacks    Front 35’ (75’ if facing R‐1 or R‐2) 35’  Side 100’(R‐1,R‐2); 50’(R‐3, R‐4, Office, Institutional, MU);  20’ (LI, I, C, Rail ROW)  50’  Rear Same as side yard 50’  Height Four stories, or 45’ Three stories, or 36’  Lot Cover 50% max 25% max    One challenge in handling this rezoning case versus a case of rezoning to a residential or  commercial use, is that typically cities do not have neighborhoods or cores designed around the  institutional zoning. There is much clearer justification for rezoning a parcel in the downtown to  commercial, or to rezone a parcel to match a surrounding residential neighborhood. In Golden  Valley, institutional uses are spread throughout the city, with visible clusters around the city offices  and the area including Meadowbrook and Breck schools.     In considering this rezoning then, it is important to differentiate this action from spot zoning. The  attached memorandum from the City Attorney discusses the concept of spot zoning and concludes  that the City may choose to rezone the property in a manner that does not conform to the  Comprehensive Plan, even when the rezoning is inconsistent with some of the surrounding uses,  provided the decision is supported with a factual record that shows the decision was not arbitrary  and capricious and was reasonably related to the promotion of public health, safety, morals, and  general welfare.    In this case, while the site is not surrounded by other institutional uses, the City many choose to  grant the rezoning request, provided there are adequate factual findings in the record to support  the decision. Some examples of factual findings that would support a decision to rezone include:     Findings linking the rezoning to beneficial changes to the social or economic fabric of the  area.   Findings that rezoning the property would create an appropriate transitional area between  the City’s downtown area and the industrial properties to the west, as well as the  residential uses to the north.      5     Findings that the rezoning is unlikely to significantly impact the value of the abutting  properties.    Given staff’s review, and weighing the opportunities and challenges provided by a change in  zoning, the following findings from staff are made in support of rezoning the parcels in question to  an institutional designation:    1. While zoned industrial or light industrial, staff review shows that the majority of  surrounding uses are general offices, service‐based commercial, and retailers, with  relatively few heavy industrial users. This helps assuage any concerns from staff about the  industrial impact (noise, pollution, odor, etc.) on the assembly use.   a. Given that the area to the east may be reexamined in the future as the downtown  redevelops, it is also not unlikely that existing industrial properties may be rezoned  to Light Industrial or Mixed Use, which would produce fewer negative external  impacts.  2. While a traffic analysis may be necessary to fully anticipate traffic impacts, engineers note  that surrounding roads have the capacity for the type of peak‐hour traffic generated by  assembly uses.   a. Access off of both 10th and Boone should improve site circulation by vehicles and  provide some options to the school in order to avoid impacting the residential  neighborhoods to the north.   3. Given its location in between industrial uses to the south and west, residential to the north,  and the downtown to the east, this site could potentially be well served as an institutional  property and provide a smoother transition of uses and intensities.   4. The properties are currently vacant, and portions of the parking lot have some issues  relating to stormwater and curbing. An active owner would immediately improve the site  and open up the potential to correct some of these issues.   5. As noted in the accompanying memo on the site’s land use change, the re‐use of this site  for an assembly purposes fits with a number of the goals and objectives of the  Comprehensive Plan.  6. While the focus of rezoning should be on all potential future users under the I‐1 zoning  designation, AOWL’s mission and purpose as an educational facility would provide  additional learning opportunities in the City.    Recommended Action  Based on the findings above, staff recommends approval of the requested amendment to the  Zoning Map, changing the zoning designation for 8810 10th Ave N, 915 Boone Ave N, and 1021  Boone Ave N from Industrial to Institutional Sub‐district I‐1.    Attachments:  City Attorney Memo on Spot Zoning (2 pages)  Current Zoning Map (1 page)      Date:  October 23, 2020  To: Jason Zimmerman, Planning Manager  From:  Maria Cisneros, City Attorney  Subject:  Spot Zoning   Issue  What is spot zoning and does it preclude the City from rezoning a property in a way that is not  consistent with the City’s comprehensive plan or the zoning of surrounding properties?    Short Answer  Spot zoning refers to impermissible zoning changes, typically limited to small plots of land, which  establish a use classification inconsistent with surrounding uses and create an island of  nonconforming use within a larger zoned district.     A City may choose to rezone a property in a manner that does not conform to the comprehensive  plan, even when the rezoning is inconsistent with some of the surrounding uses, provided the  decision is supported with a factual record that shows the decision was not arbitrary and capricious  and was reasonably related to the promotion of public health, safety, morals and general welfare.  Decisions supported in this way are not considered spot zoning.    Analysis  The term spot zoning applies to impermissible “zoning changes, typically limited to small plots of  land, which establish a use classification inconsistent with surrounding uses and create an island  of nonconforming use within a larger zoned district.” State by Rochester Ass'n of Neighborhoods  v. City of Rochester, 268 N.W.2d 885, 891 (Minn.1978). In some cases, courts have found that a  zoning change constitutes spot zoning when the change fails to conform to an existing  comprehensive plan. While spot zoning is not allowed, it is clear that cities may make zoning  changes that are inconsistent with an adopted comprehensive plan so long as the change is not  arbitrary and capricious and it is reasonably related to the promotion of public health, safety,  morals and general welfare. Id. 268 N.W.2d at 890.        For example, in State by Rochester Ass'n of Neighborhoods v. City of Rochester, 268 N.W.2d 885,  the Minnesota Supreme Court held that the City of Rochester’s decision to rezone a parcel from  low‐density residential to high‐density residential was not arbitrary and capricious where the  property was located within three blocks of the central business district and was already adjoined  on two sides by high‐density residential and institutional uses, though bounded on one side by  single‐family residences.    Thus, the City may choose to rezone a property in a manner that does not conform to the  comprehensive plan, even when the rezoning is inconsistent with some of the surrounding uses.  To avoid spot zoning, such decisions must be supported with a factual record that shows the  decision was not arbitrary and capricious and was reasonably related to the promotion of public  health, safety, morals and general welfare.      !! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! !! !!! ! ! ! ! ! ! ! ! !!! ! ! ! ! ! ! ! ! ! !! ! ! !!! ! !!! !! ! ! !!!!! !!! !!! !! ! !!! !! ! !! !!!!!!! ! ! ! ! ! !! ! ! !!!!!! ! ! ! !!!!! ! ! ! ! !!!!! ! ! !!! ! !!! ! !!!!!! ! !! ! ! ! ! ! ! ! !!!!!! ! ! ! ! ! ! ! !!! !!! !! !!!!! ! ! ! ! ! ! !!! ! ! ! !!! ! ! ! ! ! !!!!!!! ! ! ! !!! ! ! ! ! ! ! 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Frontage Rd AlpinePassBrenner P assDougl a s Ave QuentinAveSTyrol TrailTyrol Tra ilSunsetRidge Westw oodDrS RavineTrTyrol Trail Janalyn C i rMaddusLn MeadowLnS AvondaleRdBurntsideDr Su nnyridgeLnBru n s wickAveNLeberLn C love rleafDrCloverLnCloverleafD r TheodoreWirthPkwyBeverlyAve B u r n tsideDrSpringValleyRdToledoAveN DuluthSt GoldenV alle y R dSpringValleyCirCounty Rd 66 (IslandDr)(IslandDr)GoldenValleyRd TheodoreWirthPkwyW irth P k w y Wayz a t a Blvd G le n w o o d P kwyPlymouthAve N (Mpls)ZenithAveNCrest vi ewAve Byr d A v e N Hwy 55 Glenwood Ave Bassett CreekDrLegend DrLeeAveNLeeAveNMajorAveNLeeAveNEl mdaleRd AdellAv eM in n a quaDr M innaqu aD r ToledoAveNOrdwayMarkayRidge Orchard Ave NNor m a n d y Pl CherokeePlQuailAveNRegentAveNTri t o n DrTr it o n D r L o w ry Ter 33rd AveN SandburgLn LamplighterLn BrookridgeAveNValeCrestRdWinfieldAveCountyRd 66 ParkPlaceBlv d (SLP)I-394SF rontage Rd (SLP)Xeni aAveSCounty Rd 70 L ila cD rNLilacDrNLilacD r NConstanceDrWConstanceDrESandburg Rd S Frontage Rd N Frontage Rd N Frontage RdOlsonMemorialHwy S F r o n t a g e R d O l s o n Me m or ia lH w y OlsonMemorialHwy Valleywo odCirYosemite CirLawn TerRadissonRd Turnpike RdAlle y AlleyTurnpikeRd Col o nialDr GlenwoodAve BrunswickAve NMeanderRd MeanderRdIdahoAveNHaroldAve Wayzata Blvd I-394SFrontageRd Edgewo o dAveSIdahoAveNCortlawnCirWCortlawn Cir S CortlawnCirN Dawnvi e wTerCounty Rd 70 EdgewoodAveSK in g CreekRdKentu ckyAveNLouisianaAveNMarylandAve SRhodeIslandAveSRidgewayRdEwaldT e rWesternTer FieldD r Brookview P k w y N Harold Ave HalfMoonDr RidgewayRdG oldenValleyR d (B a ssett Creek Blvd)Lewis Rd 10thAve N EllisLn P lym outhAv e N Plymouth Ave N FaribaultSt OrklaDrCastleCt Winnetka Heights D rKelly Dr Maryland Av eNHampshire Pl OlympiaSt Oregon Ave NQuebecAveNValdersAveNOrklaDrKnoll StWisconsinA veNWinsdaleSt Mandan AveNCounty Rd 102AquilaAveNAquilaA veNZealandAveNJulianneTer Jul ia nneTerPatsy Ln WisconsinAveNAquilaAveNWestbendRd WinnetkaHeightsDr ZealandAveNOrklaDrValdersCtValdersAve NWinnetkaHeights Dr A q uilaAveNZealandAveNS c ottAveNRose ManorDuluthSt Duluth St CavellAveNEnsignAveNElg in Pl 23rd Ave N Medley L n (Medley Rd) (Medley C ir)H illsboroAveN(English Cir)(MayfairR d )(Kin g s Val leyRd)(K ings Val leyRdE)(KingsValleyRdW) (Strode n Cir)(Tamarin Tr) (Ma r qui sRd) Ski HillRd MajorCirLeeAveNMajorAveNRhodeIslandAveNG o ld e n V a lle y R d G o ld e n V a lle y R d G o lde n V alle y R d Hwy100Hwy100Hwy100Hwy100Hwy100Hwy100 Hwy 394 Hwy394 Hwy394 Hwy 394 Hwy394ColoradoAve NHwy169Hwy169Hwy169Hwy169Hwy169Colorado Ave SGoldenHil ls DrPaisleyLnPaisleyLn I-394NFrontageRd I-394 N FrontageRd WayzataBlvd I-394SFrontag e R d York A veNValeryRdW asatchLn Hwy 55 Hwy 55 H w y 5 5 Olson Memo rial HwyHwy 55 H wy 5 5 County Rd 40 County Rd 40 Glenwoo d A ve CountyR d 4 0 CountyRd40 GoldenValleyRd C ounty Rd66ManchesterDr County Rd 156OregonAveS24thAve N LilacDrNRoanokeRdLouisianaAveN TurnpikeRdLilacLoop (Sunnyridge Ln)WisconsinAveN GettysburgCt(LaurelPt) (Laurel Curv)Independence Ave NGettysburg Ave NFlag Ave NWheelerBlvdAlleyNaper St BettyCrockerDr Decatur Ave N(WesleyCommonsDr)Winnetka Ave S Winnetka Ave SHanley RdBrookviewPkwySWayzataBlvd I-394 S Fronta ge R d Olympia St Independence Ave NHillsboro Ave NGettysburg Ave NU nion Pacific Railroad Canadian Pacific Railroad B urlin gto n N o rt h e r n Sant aFeRai lroadCanadianPacificRailroadC anadia nP acificR ailroadC anadia n P a c ific Railroad Union Pacific Railro a d Breck School SandburgMiddle School Perpich Center for Arts Education MNDOT District Office & State Highway Patrol NobleElementarySchool CalvaryLutheranChurch Speak theWord Church 10th AvenueCold Storage School ofEngineeringand Arts GovernmentCenter &Fire Station #1 MeadowbrookElementarySchool King of GraceLutheranChurchand School Churchof St.MargaretMary Good ShepherdCatholic Church&Good ShepherdSchool GoldenValleyLutheranChurch Spirit ofHopeChurch Oak Grove Church HennepinCounty SheriffCommunications Hennepin CountyLibrary Fire Station#3 Valley Community Presbyterian Church ChristianLifeCenter UnityChristChurch RedeemerReformedChurch FireStation#2 Valley of PeaceLutheran Church Golden ValleyCemetery Golden ValleyHistoricalSociety BrookviewCommunityCenter Breck IceArena WaterReservoir U.S.Post Office Loveworks Academy forVisual & Performing Arts C IT Y O F N E W H OPE CI TY OF C R Y S TAL CI TY OF R OB B I N S DALE CITY OF MINNEAPOLISC I T Y O F S T. L OUI S PAR K CITY OF MINNEAPOLISCITY OFST. LOUIS PARKCITY OF ROBBINSDALECITY OF CRYSTAL CITY OF CRYSTALCIT Y O F N E W H OPE CITY OF PLYMOUTHCITY OF MINNEAPOLISC ITY OFST. L O U I S PA R KCITY OFPLYMOUTH74 83 94 88 7 5 13 34 8 25 78 87 79 6 75 86 27 56 66 90 46 3365 71 6795 51 70 8163 53 22 93 91 76 84 3947 1-A 72 61 59 68 30-B 77 1-B 42 28 44 89 36 24 18-A 55 2658 95 26-A34 14 48 54 41 98 96 97 100 109 121 120 118 115117123 113 114 110 122 124 112 C C B B A A City of Golden ValleyPlanning Department7800 Golden Valley RoadGolden Valley, MN 55427-4588763-593-8095www.goldenvalleymn.gov Official Zoning Map Zoning Districts I:\Maps\ZoningMap.pdf ORDINANCE NO. 271, 2ND SERIES This is to certify that this is the Official Zoning Map referred to in Section 11.11of the Zoning Chapter of the City Code of the City of Golden Valley. Approved Amendments: Official Zoning Map Ordinance Number CommentsCity CouncilAdoption Date Visit the Planning Department at City Hall for a list of amendments approved since adoption. Print Date: 9/22/2020Sources: Hennepin County Surveyors Office for Property Lines (2020). City of Golden Valley for all other layers. 0 800 1,600 2,400 3,200400Feet I Adopted this 22nd day of November 2002. 59 (C) Commercial (LI) Light Industrial (I) Industrial (I-3) Medical: Rest Homes, Nursing Homes, Sanitariums (I-4) Golf Courses, Parks, Playgrounds, City Offices (I-5) Cemeteries (O) Office (I-1) Assembly: Churches, Schools (I-2) Civic: Libraries, Museums, Colleges Not Zoned Planned Unit Development (PUD) See the "Official Flood Zone Profile and Map" on file with the City - The collection of floodprofiles contained in the Flood Insurance Study, Volumes 1 of 2 and 2 of 2, Hennepin County, Minnesota, all jurisdictions, dated November 4, 2016, including the Flood Insurance Rate Mapsfor the City of Golden Valley, panels 27053C0194F, 27053C0213F, 27053C0214F, 27053C0332F, 27053C0351F, 27053C0352F and 27053C0354F, dated November 4, 2016. Flood Plain Management Zoning Overlay District I-394 Overlay Zoning District (A, B, & C) Shoreland Overlay DistrictSee Section on Shoreland Managementfor setback distance from protected waters. A (R-1) Single-Family Residential (R-4) High Density Residential (R-3) Medium Density Residential (R-2) Moderate Density Residential (MU-N) Mixed Use Neighborhood (MU-C) Mixed Use Community (MU-E) Mixed Use Employment   1      Date:  October 26, 2020  To:  Golden Valley Planning Commission  From:  Myles Campbell, Planner  Subject:    Informal Public Hearing – Amend Conditional Use Permit (CUP 73) to Allow for an  Addition to an Existing Class II Restaurant      Property address: 6620 Wayzata Boulevard     Applicant: Border Foods Inc.    Property owner: same as applicant  Zoning District: Commercial    Lot size: 1.52 acres  Current use: Restaurant – Class II (fast food)  Future land use: Retail/Service  Adjacent uses: Commercial and Mixed Use (west, north, east); Highway (south)       2018 aerial photo (Hennepin County)  2    Summary  Border Foods, the operator of the Taco Bell at 6620 Wayzata, is requesting an amendment to an  existing Conditional Use Permit in order to allow for the addition of a cold storage area to the  principal structure. In Sec. 113‐30, Subd. (k) of the City Code requires that changes to a CUP  “affecting uses, parking and loading, or components other than minor changes shall require  amendment to the conditional use permit by the City.” While the use of the site as a restaurant is  not fundamentally changing, the addition does require the relocation of an existing trash  enclosure into a portion of the parking lot, reducing the overall parking provided by three spaces.  Given the loss of parking, this addition necessitated a formal CUP amendment.     In conjunction with this CUP Amendment, Border Foods is also seeking a Variance from the City  Code regarding the minimum parking requirements for the site, as the proposed addition and  realignment of the parking lot would result in 5 spaces less than required by code. Staff is  recommending to both the Planning Commission and the Board of Zoning Appeals that these  approvals/recommendations be contingent on each other, as both are necessary given the  proposed modifications to the site by the applicant, and would serve no purpose otherwise.     Existing Conditions  Taco Bell has been located at this address since at least the mid‐1980’s in staff’s review of  property files, however it originally occupied only the western portion of the current parcel. In  1998, a lot consolidation and conditional use permit were approved for 6620 Wayzata and 950  Florida Ave S, combining the two parcels under the Wayzata address. An existing car wash that  was located at 950 Florida was demolished, and the larger resulting lot allowed for Taco Bell to  expand their provided parking and add a drive‐through window. A copy of the original CUP  approval is included with this memo.     The principal structure on the site is a single‐story brick building, with a footprint of 2,921 sq. ft.  Both the existing structure and the proposed addition are compliant in terms of the setbacks  required for a commercially zoned property, and they are well under the 50% lot coverage  requirement.    The existing parking lot provides 71 total parking spaces, with three of those being handicap  accessible spaces. As part of its initial CUP approval, an additional six proof of parking spaces  were demonstrated to the north of the drive‐through lane. As a condition of the CUP, these proof  of parking spaces may be paved if the City sees a demand for additional parking. City Staff have  not received complaints relating to a lack of parking, and so this condition has not been acted  upon, however these proof of parking spaces do count towards the overall parking on the site.     Proposed Use  Border Foods would like to add a 240 sq. ft. walk‐in storage area to the north side of the principal  structure which would be used for cold storage. This addition would impact parking in two ways:    1. The additional 240 sq. ft. would be counted towards the gross floor area of the building,  increasing the number of required parking spaces for the property.  3    2. Currently the proposed area for the addition has the restaurant’s trash enclosure on it.  This enclosure would be moved east into the parking lot in order to fit the addition,  reducing that number of actual parking spaces provided.     The new trash enclosure would be required to meet all of the City’s screening regulations, and  any loss of handicap accessible parking would need to be replaced on site. The freezer addition  itself would have a brick exterior to match the existing building’s exterior finish.     Zoning Analysis    Site Standards  As mentioned previously the proposed building footprint would be compliant with the site  standards included in the Sec. 113‐92, Commercial Zoning Distric,. Subd. (h‐j). This includes setbacks  (shown in the table below), accessory structure restrictions, and lot cover limits.     Front Setback Side Setback Rear Setback  Required 35 ft. 20 ft. 20 ft.  Proposed Layout 59.7 ft. 23 ft. 58 ft.     Parking  In Sec. 113‐151, Off‐Street Parking and Loading, Subd. (c) City Code lays out the minimum  required off‐street parking for a property based on its use. For a Resturant – Class II, this  minimum parking requirement would be 1 space per 40 sq. ft. of gross floor area. This  requirement is based on the gross floor area, and so it not only includes the customer‐facing  portions of a restaurant but also any kitchen and storage areas used by staff. The table below  shows how this minimum parking requirement is calculated based on both the existing building  layout, and with the added freezer.      Gross Floor Area Parking Required Parking Provided  Existing Layout 2921 sq. ft. 73 spaces 71 (+6 proof of parking)  Proposed Layout 3161 sq. ft. 79 spaces 68 (+6 proof of parking)    In both cases, the actual provided parking on site is less than the required 1 per 40 sq. ft. However,  in the existing layout this shortfall is made up for by the six proof of parking spaces established as a  condition of the 1998 CUP. In the case of the proposed layout, while the proof of parking spaces  could be paved, this alone would not provide enough spaces to meet the new minimum of 79  spaces. This is also in part due to the increase in spaces required because of the freezer addition. At  240 sq. ft. the freezer would create a need for 6 additional parking spaces.    In evaluating the parking, staff considered whether or not to require the proof of parking to be  paved, or if it should remain as it is currently, green space. Engineering staff noted that even during  peak hours of operation, there does not currently appear to be a shortage of parking on the site,  with much of the traffic being routed through the drive‐through instead. Additionally, they noted  4    that from a stormwater management perspective, paving those spaces would add to an already  substantial amount of impervious surface on the lot, and may create issues depending on the  capacity of the existing stormwater infrastructure that is in place. The site currently utilizes a catch  basin within one of its landscaped areas to the south in order to manage runoff. Staff requested  that Border Foods complete an assessment of the existing stormwater management systems on  site. Based on their review of this assessment, City staff noted that the system is below capacity for  the existing levels of runoff, but that an increase in total impervious would potentially require  modifications to the catch basin.    As a result of this review by our engineering department, planning staff is not recommending these  six proof of parking spaces be paved. Staff suggests this condition remain in place in the case that  future demand increases, but feels that the area is better served as greenspace, despite the  Commercial zoning district not having a cap on site‐wide impervious surface.     Regardless of whether the proof of parking were to be paved, the proposed modifications to the  site will cause it to fall short of the minimum required parking, and therefore require a variance to  proceed. Staff supports this variance, given that the site is effectively meeting its peak parking  demand currently.     Evaluation  The findings and recommendations for a CUP are based upon any or all of the following factors  (which need not be weighed equally):  Factor Finding  1. Demonstrated Need for Proposed Use Standard met. The additional cold storage  space is a reasonable and effective update to  an older restaurant space, and it is being  designed to match with exterior of the building  and reduce visual impacts.   2. Consistency with the Comprehensive Plan Standard met. The proposed use is consistent  with the intent and purpose of the  “retail/service” land use designation of the  comprehensive plan.   3. Effect upon Property Values Standard met. The proposed use is not  anticipated to affect property values in a  substantial way.  4. Effect on Traffic Flow and Congestion Standard met. While some parking will be lost,  the relocated trash enclosure should not  impact the circulation of vehicles on the site.  As mentioned staff has not received  complaints about parking during the peak  5    Factor Finding  hours, as many customers tend to use the  drive‐through option. Additionally, the  applicant notes that the added cold storage  will allow it to reduce the overall frequency of  deliveries to the site, potentially reducing  periods of impacted circulation.  5. Effect of Increases in Population and  Density  Standard met. The proposed improvements  would not impact employee numbers at this  location.  6. Compliance with the City’s Mixed‐Income  Housing Policy  Not applicable.  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. The addition will be designed to  match the exterior treatment of the existing  structure, and the trash enclosure will be fully  screened.  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.     Staff from Engineering, Building Inspections, and Fire have reviewed the CUP amendment and  have made their recommendations as have been noted in this memo. One additional item to  note is that Golden Valley has adopted the optional Minnesota Administrative Rule 1306,  regarding fire protection systems. This rule established cases in which sprinkler systems must be  added, including “new buildings, buildings increased in total floor area (including the existing  building), or buildings in which the occupancy classification has changed.” The Deputy Fire Chief  recommends that the installation of a sprinkler system be made a condition of this amendment,  given that the total floor area would be increasing if approved.       6    Recommended Action  Based on the findings above, staff recommends approval of Conditional Use Permit No. 73,  Amendment 1, allowing for an addition to an existing Class II Restaurant at 6620 Wayzata  Boulevard, subject to the following conditions:    1. The site plan dated 7/6/98, prepared by Alliant Engineering, Inc., is a part of this permit.  2. The landscape plan dated 7/6/98, prepared by Alliant Engineering, Inc., is a part of this  permit.  3. As indicated on the site plan, there may be six “proof of parking” spaces. These spaces  must be constructed when, in the opinion of the City Manager or their designee, there is a  need for the spaces.  4. The requirements outlined in the memo dated 7/21/98 from Assistant City Engineer Jeff  Oliver shall become a part of this permit.  5. The building elevations prepared by Wirtanen Clark Larsen Architects Inc. shall become a  part of this permit.  6. The applicant will install an automatic sprinkler system consistent with the standards  established in the State Building Code.     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  Conditional Use Permit #73 – 6620 Wayzata Boulevard (1 page)  Site/Interior Plans (2 pages)  Applicant Narrative (1 page)  CUP Amendment Application (2 pages)    SITE PLAN1" = 10'-0"1KEYNOTES21.NEW STORAGE ADDTION2.NEW TRASH ENCLOSURE3.NEW ACCESSIBLE RAMP AND SIGNAGE4.NEW ACCESSIBLE PAINT STRIPINGGENERAL NOTES1.ACCESSIBLE PARKING STRIPING AND INTERNATIONAL SYMBOL OFACCESSIBILITY TO BE PAINTED TO MEET CITY REQUIREMENTS.2.ALL EXISTING TREES, BUSHES, SHRUBS & LANDSCAPING MATERIALS ARE TO BETRIMMED AS NECESSARY, IF NOT ALREADY DONE AT TIME OF CONSTRUCTION.VERIFY REQUIREMENTS WITH OWNER.3.IDENTIFY EXISTING WATER IRRIGATION HEADS AND PIPING LOCATIONS PRIORTO REMOVAL AND INSTALLATION OF LANDSCAPE MATERIALS. TAKEPRECAUTIONS NOT TO DAMAGE THEM, OTHERWISE LANDSCAPER WILLREPAIR/REPLACE AT LANDSCAPERS COST.4.ALL NEW PLANT MATERIALS SHALL BE WATERED AND MAINTAINED UNTILACCEPTANCE.5.SWEEP AND MAINTAIN ALL PAVED SURFACES FREE OF DEBRIS OFCONSTRUCTION AND LANDCSAPE MATERIALS.6.ALL NOISE GENERATED FOR THE STORE SHALL BE COMPLIANT WITH SECTION401.15.B.11 OF THE ZONING ORDINANCE7.ALL OUTDOOR LIGHTING FOR THE PARKING AREAS SHALL BE BE TURNED OFFONE HOUR AFTER CLOSING, EXCEPT FOR APPROVED SECURITY LIGHTING-KEYNOTEGENERAL NOTES3NOTETHIS PLAN HAS BEEN CREATEDUSING PREVIOUS SITE PLANINFORMATION AND VISUALOBSERVATIONS OF EXISTINGFEATURES . NO SURVEY HAS BEENCOMPLETED TO VERIFY EXISTNGCONDITIONS. CONTRACTOR SHALLFIELD VERIFY QUANTITIES,MEASUREMENTS, AND FIELDCONDITIONS PRIOR TO BIDDING.CONTRACTOR IS RESPONSIBLE FORCOMPLYING WITH "YUM" BRANDSSPECIFICATIONS AND PART OF THEBID PRICE FOR WORK TO BECOMPLETED.WAYZATA BLVDNOTE: CONTRACTOR IS TO VERIFYALL EXISTING UTILITY CONNECTIONSIN CONFLICT WITH NEW ADDITIONAND NOTIFY OWNER OF ANYCONFLICTS PRIOR TO START OFCONSTRUCTION58'-4"24'-1"47'-8"10'-0"10'-0"11'-4"SITEFLORIDA AVEEXISTINGTACOBELL121517891018192728363743445758686 PROOF OF PARKINGPARKING CALCULATIONS4VICINITY MAP5C2.0SITE PLANSignature :Name :Registration :Print HistoryDateProjectCheckedDrawnProject Contact :Phone Number :Dean Madson952-541-9969Plotted:9/23/2020 10:03 AM File: D:\Users\Dean_m\Desktop\_shortcuts\02 Projects\tb Golden Valley Bumpout\40_CONSTR DOCS\011_C2-0_SitePlan_Enclosure_20190617.dwg By:Dean Madson 123Border Foods5425 Boone Ave N.New Hope,MN 55428CUP09.23.2020--------------6620 WAYZATA BLVDGOLDEN VALLEY, MNSTORE #: 2421Ryan Schroeder50047I hereby certify that this plan was prepared by me orunder my direct supervision and that I am a duly licensedarchitect under the laws of the State of MinnesotaRSDSMADDITION2,921 GSF?? SEATS2019.0617 / 19284TACO BELL6620 WAYZATA BLVDGOLDEN VALLEY, MN KITCHENWOMENMENWALK-INCOOLERENTRYCUSTOMERAREAOFFICETRASHSTORAGEDRIVETHRUSERVICECOUNTERDISHMECHFOODPREPCLOSETBREAKSODAWALK-INFREEZERSTORAGESTORAGECOOKKB-104KB-104KB-104KB-106KB-104 KB-104KB-104KB-103KB-104KB-104KB-104KB-103FLOOR PLAN1/4"=1'-0"AFLOOR PLAN KEY NOTESBGENERAL NOTES1.AFTER DEMOLITION BUT BEFORE STARTING NEW CONSTRUCTION VERIFY EXTENTOF DAMAGED INTERIOR AND EXTERIOR AREAS AND VERIFY WITH OWNER FOR THEEXTENT OF REPAIRS.2.GC TO REMOVE EXISTING CONSTRUCTION & FINISHES ON WALLS & FLOORS ASNECESSARY FOR NEW CONSTRUCTION INCLUDING M.E.P WORK. GC TO PATCH,REPAIR & FINISH WALLS & FLOORS TO MATCH EXISTING.3.ALL JOINTS, GAPS AND SPACES LEADING TO HOLLOW OR INACCESSIBLE SPACESARE TO BE SEALED WITH NSF APPROVED SEALANTS.4.GC TO REMOVE ANY EXISTING EXTERIOR CONCRETE SLABS, SIDEWALKS,LANDSCAPE MATERIALS AND EARTH FOR NEW CONSTRUCTION.5.ELECTRICAL CONTRACTOR IS TO REVIEW EXISTING ELECTRICAL PANELS AND NEWPOWER REQUIREMENTS OF COOLER/FREEZER, ETC. TO DETERMINE IF EXISTINGPANELS ARE CAPABLE OF HANDLING ADDITIONAL POWER/BREAKERS. IF NOTCONTACT ARCHITECT FOR DIRECTION.6.ELECTRICAL CONTRACTOR TO PROVIDE POWER TO ALL NEW LIGHTING.7. IF REQUIRED, GC TO PROVIDE ROOF PENETRATION AND REFRIGERATION /ELECTRICAL PIPING HOOD FOR NEW COOLER / FREEZER CONDENSER ON ROOF.SEAL WATER & WEATHER TIGHT.VERIFY LOCATION WITH OWNER.8. REFER TO EXTERIOR ELEVATION DRAWING SHEETS FOR EXTERIOR MATERIALFINISHES AND COLORS.1.NEW PREFAB STORAGE ADDITION2.NEW TRASH ENCLOSUREKEYNOTE#NEW PREFAB COOLER BOX:FLOOR PLAN NOTESCWALL LEGENDETYPICAL EXISTING EXTERIOR WALL:2x6 (ASSUMED) WOOD STUDS @16"O.C. W/ 1/2" PLYWOOD SHEATHING.2"23'-10"10'-0"10'-2"12'-0"6'-4"4"16'-6"9'-4"25'-4"KITCHENWOMENMENWALK-INCOOLERENTRYDINING CUSTOMERAREAOFFICE TRASHSTORAGEDRIVETHRUSERVICECOUNTERDISHMECHFOODPREPCLOSETSIDEENTRYBREAKSODAWALK-INFREEZERSTORAGESTORAGECOOKKB-104KB-104KB-104 KB-106KB-104 KB-104KB-104KB-103KB-104KB-104KB-104KB-103KEY PLANGSignature :Name :Registration :Print HistoryDateProjectCheckedDrawnProject Contact :Phone Number :Dean Madson952-541-9969D:\Users\Dean_m\Desktop\_shortcuts\02 Projects\tb Golden Valley Bumpout\40_CONSTR DOCS\040_A1-0_FloorPlan_20190617.dwg 123Border Foods5425 Boone Ave N.New Hope,MN 55428CUP09.23.2020--------------6620 WAYZATA BLVDGOLDEN VALLEY, MNSTORE #: 2421Ryan Schroeder50047I hereby certify that this plan was prepared by me orunder my direct supervision and that I am a duly licensedarchitect under the laws of the State of MinnesotaRSDSMADDITION2,921 GSF?? SEATS2019.0617 / 19284TACO BELL6620 WAYZATA BLVDGOLDEN VALLEY, MNA1.0FLOOR PLAN 4931 West 35th Street, Suite 200, St. Louis Park, MN 55416 | 952.541.9969 | PlanForceGroup.com September 21, 2020 City of Golden Valley 7800 Golden Valley Road Golden Valley, MN 55427 Re: CUP Narrative +Golden Valley Taco +6620 Wayzata Blvd. + A storage addition will be added to the building (223 gsf). The existing building is 2921 gsf and the proposed building will be 3144 gsf. This new addition will be built on the existing trash enclosure slab. A new trash enclosure will be built to replace the existing one. The proposed use, number of employees, number of customers, hours of operation will not be changing. The new addition and trash enclosure will be built with material to match the existing so that they will blend in with existing structure Project Architect PlanForce Group 952.512.0000   1      Date:  October 26, 2020  To:  Golden Valley Planning Commission  From:  Jason Zimmerman, Planning Manager    Maria Cisneros, City Attorney  Subject:    Introduction to Just Deeds Project      Summary  City Attorney Maria Cisneros will present to the Planning Commission about the Just Deeds  project that was recently launched by the Golden Valley Human Rights Commission (HRC) with  support from the City Council.    Background  Just Deeds is the name of a project launched by the Golden Valley HRC to provide free legal  assistance to homeowners who want to research and discharge discriminatory covenants from  their property titles. The City has partnered with local law firms and title companies, including  Hoff Barry, Dorsey and Whitney, Edina Realty Title, and Guaranty Title to accomplish this work.    Just Deeds also shares the name with a coalition of cross‐disciplinary organizations whose goal is  to acknowledge the harm caused by discriminatory covenants and actively work to dismantle  structural and institutional racism through education and action. Coalition participants include  Mapping Prejudice, the Minnesota Association of City Attorneys, Edina Realty Title, the  Minneapolis Area Association of Realtors, and the St. Paul Area Association of Realtors.  Additionally, Golden Valley staff is working with staff members from Hennepin County,  Robbinsdale, St. Louis Park, Edina, and other cities to further the work of the Just Deeds  Coalition.    On October 7, the City Council passed a resolution condemning the use of discriminatory  covenants, discharging discriminatory covenants on City‐owned properties, and approving  participation in the Just Deeds Coalition.    Attachments  Just Deeds Handout (2 pages)    What is Just Deeds?  Just Deeds is the name of the project launched by the HRC to help property owners renounce discriminatory covenants on their property titles.  Just Deeds also describes a coalition of community groups that are interested in working together to dismantle the legacy of discriminatory covenants. What are Discriminatory Covenants?  Discriminatory covenants (also known as racially restrictive covenants) refer to contractual agreements that prohibit the purchase, lease, or occupation of a piece of property by a particular group of people. What are the Lasting Impacts of Discriminatory Covenants?  Covenants divided our community by race. These residential segregation patterns persist today. This physical segregation is the foundation of our contemporary racial disparities.  Restrictive covenants erected barriers that limit access to housing, credit, education, and wealth.  BIPOC community members who could have established themselves in Golden Valley are instead living in resource deprived areas of the metro.  BIPOC community members who have established themselves in other parts of the metro have limited access to Golden Valley opportunities, for example:  Access to well-funded, quality educational  Wealth accumulation through homeownership and real estate appreciation  Wealth accumulation business opportunities  Access to stable, well-paying employment  Access to quality health care  Access to environmental healthy space Where are the Discriminatory Covenants in Golden Valley? The map below shows the location of the discriminatory covenants found on property titles in Golden Valley. The yellow dots are privately owned property. The orange dots are City-owned property. The City owns 61 parcels with racially restrictive covenants. What Can City Commissioners Do?  Participate in the Just Deeds coalition individually and as a commission by educating the community about discriminatory covenants and their legacy in Golden Valley.  Develop an equity lens regarding the policies, practices and procedures your commission recommends. Align your recommendations with the goals of dismantling to legacy of discriminatory covenants and revisit previous decisions that perpetuate inequity.