pc-minutes-jan-25-21
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, Lauren Pockl, Ryan
Sadeghi, Chuck Segelbaum
Commissioners absent: Noah Orloff
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 Baker, seconded by Commissioner Brookins, to approve the agenda
of January 25, 2021. 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 December 28, 2020.
MOTION made by Commissioner Pockl, seconded by Commissioner Johnson to approve minutes.
Staff called a roll call vote and the motion carried unanimously.
1. Informal Public Hearing – Informal Public Hearing on PUD 74 Major PUD Amendment
Applicant: Regency Hospital
Addresses: 1300 Hidden Lakes Parkway, Golden Valley MN
Jason Zimmerman, Planning Manager, opened the conversation with a presentation on the Major
PUD Amendment that would allow for a 29,000 sq. foot expansion of Regency Hospital at 1300
Hidden Lakes Parkway, as well as modifications to the parking lot, landscaping, and utilities.
January 25, 2021 – 7 pm
City of Golden Valley Planning Commission Regular Meeting
January 25, 2020 – 7 pm
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Background & Existing Conditions
PUD 74 created in 1997 on the site of the former Golden Valley Health Center
Area includes 152 homes (single‐family and attached), parking lot for Courage Kenney, public
boat launch onto Sweeney Lake, and Regency Hospital
All streets within the development are private; Hidden Lakes Parkway provides the only
access to the hospital
A private access agreement between the neighborhood and the hospital covers maintenance,
cost sharing, signage, etc.; the City is not a party to this agreement
Because of Sweeney and Twin Lakes (to the west) and Theodore Wirth Park (to the south),
no other routes to the hospital are possible
Hospital built in 1957 and is two stories of approximately 83,700 sq. ft. with an existing license
for 92 beds
Historically, many patient rooms had two beds but as of now there are 66 beds in single rooms
The expansion would add 26 single‐bed rooms to regain the full 92 beds allowed under the
current license
Parking lot has 170 spaces (3 more located next to the building) – nonconforming but allowed
under the existing PUD approvals
A knoll with mature trees is south of the parking lot
A public trail is to the east, mostly outside of the hospital property
Emergency access from Woodland Trail (to the east) intersects the parking lot
South property line is fenced to prevent public access to the unofficial beach on Twin Lake –
needs repair
Residents have expressed concerns regarding existing operations:
1. Speeding on Hidden Lakes Parkway (posted speed is 20 mph)
2. Failure to stop at marked signs/crosswalks on Hidden Lakes parkway
3. Littering in and around the parking lot
Proposal
Addition of 29,253 sq. ft. to the southeast side of the building
o 19,722 sq. ft. for 26 new patient rooms on the second floor facing the parking lot
o 9,531 square feet for reception, offices, conference room, etc.
Some outdoor mechanicals would be enclosed
Existing entrance/porte cochère would be reworked
New dining/day room added to the northeast corner on the second floor
Exterior materials mostly glass, natural stone, and EIFS – would continue the mid‐century
modern look
Parking lot reconfiguration triggered:
o Expand to the south, add 44 parking stalls
o Would remain under the usual required parking ratio
o Knoll and existing trees would be removed
New landscaping/screening added along east edge of parking lot – both low and high
Lighting would respond to the City’s “dark skies” requirements
City of Golden Valley Planning Commission Regular Meeting
January 25, 2020 – 7 pm
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Stormwater treated/managed through an underground system
Traffic study provided to estimate new trips:
o Current trips from hospital estimated (not observed) using the trip generation data
for nursing homes
o Increase in square footage would generate an estimated 42% increase in trips per day
(578 to 822)
Timeline/Community Engagement
Onsite meeting with staff – September, 2020
Full plans shared with City – early November, 2020
Meeting with residents of Hidden Lakes – December 3, 2020
Conversations with Association Board – December, 2020
Submittal of revised plans – mid‐January, 2021
Tentative City Council hearing date – February 16, 2021
Staff Evaluation
No impervious limit for Institutional
properties
Applicant aims for a ratio of 2 stalls per
patient bed = 184 stalls
Plans must be revised to remove parking
stalls blocking emergency access drive
City has no role in the private access
agreement, but should ensure the two
parties have reached an agreement
before approving any PUD amendment
Speed limit on private roads is lower
than that on public roads, therefore PD
cannot enforce
o City consideration of citywide
lower speed limit may provide an
opportunity
PD communicating with the hospital to
resolve “failure to stop” issues
New lighting within the parking lot and
on the exterior of the building will meet
the City’s “dark skies” requirements
o Hospital to add motion sensors to
decrease unnecessary lights
Lighting under additions to be reduced
Resident concerns regarding lights from
windows in new day room
o Hospital will add motion sensors
and electronic shade to decrease
illumination
New landscaping would be added to the east side of the parking to help provide screening
o Evergreen trees would help screen views of the building
o Shrubs would help block glare of headlights
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o Plans must be revised to keep emergency access drive open
Other landscaping would be added to the entrance area
New architecture addresses and respect original design and general appearance of the
principal building
Materials meet the minimum requirements on 3 of 4 facades:
o Northwest elevation has only 35% Class I materials instead of 40% required by code
o Faces internally to the courtyards
No Class III materials proposed
Minneapolis Park and Recreation Board supports the proposal
MN DNR is reviewing the plans, no comments at this time
Residents expressed concern that future additions might be proposed:
o Hospital reports no additions are contemplated
o Any addition would require review and approval by the City
o An increase in the number of licensed beds would require action by the State
Legislature
Preliminary Findings
There are 6 findings the City has to be able to make:
Quality Site Planning
Preservation
Efficient/Effective
Consistency
General Health
Meets Requirements
Recommendation
Approval of Amendment #8 to Hidden Lakes PUD No. 74, subject to the following conditions:
City of Golden Valley Planning Commission Regular Meeting
January 25, 2020 – 7 pm
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Staff took a break from presenting and answered some questions from Commissioners regarding
roads, the PUD itself, and City PD responsibility for private rules on roads and property.
Applicant
David Garman, Director of Design & Construction for Select Medical, introduced himself to the
group as the applicant representative. Garman stated that the goal is to update Regency hospital up
in order to modernize it and ensure it meets current standards for a facility. He expanded that when
Regency was built, it was common practice to have two patients per room and even have wards built
for groups of people. Regency’s goal is to create a more efficient building to conserve energy and to
build a more comfortable environment for its patients.
Chair Blum asked the applicant about a few resident concerns that were submitted regarding
ambulance noise and litter. The applicant responded that the Hospital CEO, Sean Stricker, has been
in discussion with the ambulance company regarding sirens during non‐emergency transfers. The
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applicant added that part of the design is to increase permeant trash containers. The facility is
currently attempting to address the concern by increasing maintenance rounds to clean trash on the
grounds.
Commissioner Segelbaum asked about the increase in hospital traffic on the private roads and if the
hospital will incur additional maintenance costs associated with the increase. Alan Catchpool,
Kimley‐Horn, current traffic study shows there will be an increase of 40% in hospital traffic. However,
when looking at the overall traffic, currently the hospital generates about 28.5% of the traffic on
hidden lakes parkway. The projected traffic generated by the hospital after the expansion will be
about 37% of the overall traffic.
Commissioner Pockl asked if the applicant has resolved most of the concerns raised by the local
homeowner’s association. Garman responded that majority of the concerns are resolved except for
traffic concerns and road maintenance cost adjustments. Commissioner Johnson asked if the
applicant had supporting information to illustrate that their proposed parking lot solution is the best
solution. Garman responded that they have a number of facilities with this design structure and
creating 2 stalls per room, has proven the best accommodation. Sean Stricker, CEO Select Medical,
added that the hospital only allows visitation 10‐12 hours a day, so the window of additional traffic
and parking is limited. Currently with Covid, hospital visits are on hold. Johnson asked the applicant
if they are requesting as many parking spots as listed in the plan, why isn’t light/visibility mitigation
directly addressed as well. There are spots to be saved and knolls and hills to be utilized for this
purpose. Garman responded that his team looked at maintaining the knoll but they found that
adding spots and creating an additional screen, mitigates. Shrubbery will be planted to shield
headlights from moving and parked cars. Catchpool added that the team is trying to utilize as much
of the current lot as it can, the roads have been narrowed to allow for additional screening. Utilities
to the hospital run underneath the knoll in the SE corner, as things are reconstructed and utilities
relocated, there’s no way to save the knoll as it stands.
Pockl asked if applicant has construction timeframes set. Garman stated they will work from 7‐5, M‐
F. The hardest part of the phase will be initially when the foundations are built and utilities relocated;
this process takes about 2‐3 months. After that timeframe, noises and disruptions will decrease so
the team would like to work 7‐5 on Saturday as well. Working 6 days a week will reduce the overall
construction time.
Jeff Eisenberg, President of local Homeowners Association, and Scott Booher, VP, were granted the
floor for public comment. Eisenberg stated that the HOA got involved about 7 months prior this this
public hearing and received 36‐hour notice prior to a local public engagement meeting. Eisenberg
reiterated a number of concerns already addressed and punctuated the road concerns as the top
concern for residents. He added that they would like Planning Commission to table this decision to
another meeting so they may have deeper conversations with the applicant and create a more
equitable resolution to traffic concerns. Eisenberg and Booher reiterated the short timeframe they
were given for this project and stated there are a number of issues they would still like to see a
compromise on. They added that he community knew they were living near a hospital but that
provisions for a hospital expansion were not added to their bylines. Booher stated that in the event
there was damage to the road during construction, the HOA would be responsible to repair that
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damage and then would need to go to the hospital to negotiate fair reimbursement. This is the main
driver for why the HOA would like a new agreement with the hospital, prior to construction.
Public Hearing
Chair Blum opened the public hearing at 9:03 PM.
L. Heiland
4251 Woodland Trail
I live directly across from the hospital, near the parking lot. I would like to respond to Sean Strickler
who, I believe, said garbage wasn’t a problem. I have seen people from the HA pickup bags of garbage
and hand deliver them to the front receptionist. I have picked up multiple masks and gloves. There’s
a bigger problem than realized. My main issue is the knoll, it’s the only thing blocking us from the
garbage, deliveries, and oxygen trucks. Without the knoll, our view will be the downside of the
hospital. If the knoll is to be removed, it would seem a knoll could be replaced. If young tress are
planted, there won’t be a separation in the winter and the knoll is an excellent barrier.
T. Wildenauer
4241 Woodland Trail
I live in the building next to the hospital, we must make it understood that the association does not
represent us nor is concerned with our concerns living in this close proximity. There are global issues
to be addressed but they do not cover all the needs of the neighbors living adjacent to the hospital.
There are single family homes as well as parks and we believe the expansion should not be allowed.
The parking lot doesn’t have a buffer, there is typically a 25‐foot buffer in a situation like this. People
remote start their cars and leave cars running, people come to the public trail and smoke because
they can’t near the hospital. We have hundreds of cigarette butts on the trail and in grass. The
additional space we need is not 8‐13 feet, it’s not shrubs and greenery, those things create a buffer
for only 6 months of the year. We view this as a direct link to the devaluation of our homes. The
removal of mature trees would change our yard, new trees will not have an impact for 5‐10 years. If
there isn’t an agreement between private parties and a private road, I believe the PUD cannot go
forward and be amended. I believe amending the PUD will have a direct effect on our lifestyle, as will
the 10 months of construction.
A. Aksan
1375 Waterford
We live on the east side of the hospital parking lot. The proposal we have is not for the expansion of
a high‐tech business which will bring high end jobs and prosperity in an industrial setting. This
expansion will permanently deface a beautiful neighborhood of 53 families that is surrounded by
three lakes and wildlife. The architect of the project stated that the first floor of the expansion is
being reserved for a future expansion. This makes sense as we look at a multimillion‐dollar
expansion, an increase in footprint, and think it’s only to add 26 beds. If this project is allowed to go
forward, this will be the beginning of the end for our neighborhood. If approved we will experience
an immediate drop in property values throughout our neighborhood and as our roads will be lined
up with idling trucks and construction equipment. I ask the Commission to deny the request and
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encourage the applicant to create a plan that is in harmony with the surroundings and not primarily
focused on financial gain.
P. Luis
1750 Waterford Ct.
I think the crux of this issue is that you have a commercial development in the middle of a residential
development. We all knew the hospital was here when we moved in and tolerate the nuisances and
potential hazards with traffic. My issue is that this hospital is planning a multifaced expansion. It’s
already too big for the current site and this will only be exasperated as time continues. I appreciate
the HOA and their work, but many of us are homeowners and we live here day to day. When we
bought our homes, we knew the hospital was here but we didn’t understand there would be an
expansion of this caliber.
N. Alexander
1430 Skyline Dr.
I have been a homeowner in Hidden Lakes for 20 years. Regency hospital has gone over many
changes in ownership and I honestly thought it would be plowed down and turned into condos. I’m
really concerned that Regency has been planning this expansion for four years and only gave
neighbors a few weeks to absorb. I’m not sure how friendly they are to the neighborhood. With a
number of other sites, I’m wondering why they are focused on this site, in a residential area, that
doesn’t fit into the long‐term plan of their business.
D. Berry
1385 Waterford Dr.
We’ve lived here for 15 years, I want to say many thanks to Jason Zimmerman and all his work to
bring the parties together and make good things happen.
(At this point the call center line was disconnected due to a technology issue and soon resumed)
I want to thanks Regency for working with us, thank you to the Commissioners for staying up to have
this discussion. Some of you may not know but Waterford Drive is all twin homes, there are 4
different design features that have mirroring floor plans. We know three units in the past few years
that directly face the hospital parking lot that have gone for sale. These homes went for sale and in
both cases, they had to lower the prices and the primary objection was the view of the hospital lot.
That is a problem that only affects those few houses on our road but devaluing any home, directly
impacts the rest of the neighborhood. I’d also like to reinforce what was said about trash pickups. I
was recently at the pond in our neighborhood, many hospital staff personal, who are not allowed to
smoke on the grounds, walk over there. I picked up over 50 cigarette butts and delivered them to
the hospital. The fact that the hospital thinks trash is not an issue perpetuated by their staff is
nonsense. I want to add that the hospital is an asset to MN and Golden Valley, the expansion is to
allow them to add patients. The hospital has the potential to expand beyond 90 patients and it’s
important we consider possible future expansions. The earlier speaker, David, said today there won’t
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January 25, 2020 – 7 pm
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be another expansion but he already told residents they would be expanding again in the future. This
expansion, as proposed is too big for this area.
J. Janis
1460 Skyline
I know the Commissioners are aware that Golden Valley has created a 2040 Comp Plan. As far as I
can tell, the hospital proposal does not show recognition or compliance with this plan, even though
it will substantially increase noise, air and water pollution. There’s no use of solar energy or any sign
of water conservation or recycling initiatives. There aren’t environmental conservation items
factored in, no use of sustainable building materials. I recommend that you deny or table this
proposal until the applicant can demonstrate the proposal complies with the resilience and
sustainability initiative in the 2040 Comp. Plan.
J. Pittenger
1380 Waterford Drive
Has there been a formal traffic assessment done? We hear the estimated percentages but would a
formal study be better. We know the construction process is long and I ask the hospital be proactive
and get repairs done. Our HOA should not need to arrange with the truck companies contracted out
in order to get properties restored. We have residents who are realtors, is it possible to arrange with
them a study of our property values and how they will be impacted during and after the construction
process. The buffer has been discussed but has a MN qualified arborist been consulted for a year‐
round design plan.
F. Pink
1405 Waterford Dr
I agree with my neighbors who suggested the hospital should move off this property. They are a
multi‐billion dollar for profit hospital that can go anyplace else in a commercial district. My
background is as a medical social worker and I’m familiar with ventilator patients. The amount of
equipment needed for these patients makes me wonder who will use this day room. The hospital
said visitors come for an hour or two and I don’t understand how those patients will be moved. I’ll
be following up with a letter and more points.
R. Schiferl
4220 Woodland Tr.
I have a totally lack of trust for regency and its administrative team. They called a meeting with the
HOA with less than 48 hours’ notice even though they had been working on this plan for 3 months.
In that meeting they talked about themselves more than the neighborhood. They also said there
would be additional communication and we have received almost none. One communication we did
receive said that they’d agree to talk to the neighbors most impacted by lighting and buffering and I
have not yet received that communication from them. The lighting plans they have sound good on
paper but if you think about from the resident perspective, lights will be flashing on and off in our
windows all night. In addition, I agree with the other comments that the buffer needs to be
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maintained and offer buffering during all seasons. The current buffer isn’t maintained by the hospital
so there’s no trust that it would be in the future.
D. Thompson
Local neighbor/Real Estate Broker
When new houses were built in the area we were able to quale objections to the hospital’s location
with landscaping. The hospital has always been an issue for people there and it sounds like that won’t
change and the concerns will only increase. Change is never simple, but it sounds that the hospital is
basically obsolete and I also wonder why they aren’t going to relocate.
Commissioner Discussion/Vote
Commissioner Johnson stated that most comments were in line with what was also submitted in
writing in the packet. Commissioner Baker stated that many comments are outside of the jurisdiction
of the Planning Commission. He added that it would be prudent to define the parameters so
neighbors don’t think they’re being ignored. Chair Blum agreed and asked staff to reiterate elements
for approval or denial for this amendment.
Jason Zimmerman, Planning Manager, stated the Commission is responding to the application as it’s
submitted and how it complies with city code. This group does not have the authority to ask the
hospital to sell its property and leave and the City cannot assess impacts on property value other
than in an abstract way. PUDs in general are unique, there aren’t clear standards like other items.
There are technical elements but there are some subjective elements like: Does this achieve the goals
of the comprehensive plan? Zimmerman added that some elements are black and white but it’s not
all that way. The questions regarding compliance with sustainability measures in the 2040 Comp Plan
are valid to consider, as are the questions about impacts to neighboring properties. The issue of
people who smoke, not being allowed to smoke on the property but then walk off property to smoke
and the impacts fall on the neighbors – there might be an operational way to amend that.
Blum asked about the sufficiency of the traffic study and if the City responds at all. Zimmerman
responded that traffic studies are based on the project. The traffic study provided is not hard data
but it’s an estimation based on trip evaluations. Staff can ask the City Engineer to review it and
determine if it’s sufficient. Commissioner Brookins asked if it’s within the City’s purview to review
traffic impacts on a private road. Zimmerman added that the City isn’t looking at how the traffic
impacts the public right of way. The traffic impacts discussed, refers to quality of life impacts for
traffic, this is an item on a PUD amendment as a general health and welfare consideration.
Commissioner Segelbaum added that the traffic increase seems to be a top concern but he’d like
the hospital, HOA, and residents come up with their own agreement. If one can’t be found, then
maybe the Planning Commission and City get involved. Johnson said that traffic is a concern but
there are resources and processes to address those things. The memo says the City may weigh in so
the Planning Commission is caught because there are too many elements at play. He also added that
there is a noise ordinance for the City but the Planning Commission cannot enforce a noise
regulation. Johnson added that the parking lot situation isn’t adding up to him as it’s been described.
The architect stated the parking spots allow for a 2:1 ratio for beds but the number of spaces
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requested, exceeds that equation. Baker stated he agreed with Johnson and the group can add a
condition that the City withhold the approval until an agreement can be reached between the
hospital and HOA.
The conversation continued while Commissioners discussed options and at what point the City can
get involved.
Brookins brought up the hospital abutting the park and the potential for requesting a new fence,
one of higher quality than the current chain‐link. He wants more details on stormwater management
as well.
Blum asked if anything is required to show a metric for home value changes with an amendment.
Staff responded that it doesn’t generally happen and added that property value and potential resale
are different topics. It’s possible to reach out to the Hennepin County assessor to see what their
perspective is. Segelbaum stated that seems difficult to do but maybe Commissioners can help guide
development to mitigate home value reduction.
Pockl asked if an Environmental Impact Study was done to ensure compliance with the 2040 Comp.
Plan. Zimmerman responded that there are resilience and sustainability goals, there aren’t
benchmarks but they’re encouraged for a PUD. If staff feels these goals aren’t being met, the City
can ask the applicant to revisit and become consistent with the comp. plan goals. He added that an
EIS was not triggered.
The issue of littering was addressed and a number of Commissioners stated their disappointment to
hear the magnitude of it. Blum inquired if there was a way to regulate waste and Johnson said the
Planning Commission doesn’t have the authority to create a littering ordinance.
Chair Blum closed the Public Hearing at 10:26PM.
Commissioner Baker proposed tabling this item and instead of a 2‐week table, potentially giving a 4‐
week table so the hospital and HOA have time to resolve issues. Zimmerman added that, legally,
there is a set amount of time for an amendment to go to City Council and the applicant would need
to request an extension.
MOTION made by Commissioner Pockl and seconded by Commissioner Johnson to table this item
and direct parties involved to resolve parking, road concerns, buffering, and trash.
Staff took a roll call vote and the motion passed unanimously.
Televised portion of the meeting concluded at 10:40 pm
4. Council Liaison Report
Council Member Rosenquist provided a brief update on community engagement efforts around
lowering speed limits on local streets, the municipal facilities study, and the policing task force. She
told Commissioners about a new report on historical structures in Golden Valley and asked them to
take a survey regarding the reopening of the Golden Valley Library. Rosenquist and Zimmerman
summarized the discussion at the recent Council/Manager meeting around the Downtown Study.
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5. Reports on Board of Zoning Appeals and other Meetings
None
6. Other Business
None
7. Adjournment
MOTION by Chair Blum to adjourn, seconded by Commissioner Johnson, and approved
unanimously. Meeting adjourned at 10:48 pm.
________________________________
Adam Brookins, Secretary
________________________________
Amie Kolesar, Planning Assistant