06-10-19 PC Agenda 7800 Golden Valley Road�Golden Valley,MN 55427 � j�.v ��/
763-593-3992�TTY 763-593-3968�763-593-8109(fax)�www.goldenvalleymn.gov �������i/�
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� . vall e
Planning Commission Y
June 10,2019—7 pm
REGULAR MEETING AGENDA CouncilChambers
Golden Valiey City Hall
7800 Golden Valley Road
1. Call to Order
2. Approval of Agenda
3. Approval of Minutes
May 29, 2019, Regular Planning Commission Meeting
4. Public Hearing—Conditional Use Permit
Applicant: Good Shepherd School
Address: 145 Jersey Avenue South
Purpose: Child Care Center in the Institutional (I-1) Zoning District
5. Discussion— Mixed Use Zoning District
--Short Recess--
6. Council Liaison Report
7. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning
Appeals, and other meetings
8. Other Business
9. Adjournment
This document is available in alternate formats upon a 72-hour request. Please call
763-593-8006 (TTY: 763-593-3968)to make a request. Examples of alternate formats
may include large print, electronic, Braille, audiocassette,etc.
7800 Golden Valley Road�Golden Valley,MN 55427 � ��,�'� 0�
763-593-3992�TTY 763-593-3968�7b3-593-8109(fax)�www.goldenvalleymn.gov �������
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Planning Comm�ss�on � �
May 29,2019—7 pm
R EG U LAR M E ETI N G M I N UTES Council Chambers
Golden Valley City Hall
7800 Golden Valley Road
Call to Order
The meeting was called to order at 7 pm by Chair Blum.
Roll Call
Commissioners present: Rich Baker, Ron Blum, Adam Brookins, Andy Johnson, Ryan Sadeghi
Commissioners absent: Lauren Pockl, Chuck Segelbaum
Staff present: Planning Manager Jason Zimmerman, Administrative Assistant Lisa Wittman
Council Liaison present: None
Approval of Agenda
MOTION made by Johnson, seconded by Baker to approve the agenda of May 29, 2019, as submitted
and the motion carried unanimously.
Approval of Minutes
May 13, 2019, Regular Planning Commission Meeting , �
Johnson referred to the subject of open spaces during the Mixed Use Zoning District discussion. He said
the minutes didn't seem to reflect the discussion as it related to public versus private open spaces.
Blum asked if the default mentioned by staff is that the open space referred to in the Mixed Use Zoning
Districts were private, not public. Zimmerman said yes and referred to page three of the minutes where
the discussion was about how it would be difficult to require open space to be dedicated for public use.
MOTION made by Baker, seconded by Johnson to approve the May 13, 2019, minutes as submitted and
the motion carried unanimously.
1. Public Hearing
Applicant: Andy Snope
Address: 1030 Angelo Drive
Purpose: A Conditional Use Permit to allow for a boathouse within the Shoreland Overlay District
Zimmerman referred to a location map and explained the applicant's request to construct a boathouse
within the Shoreland Overlay district. He stated that boathouses are the only structures allowed within
the Shoreland Overlay district and by conditional use only. He referred to aerial photos of the property
and noted that there is currently an 8' x 8' shed on the property, also in the Shoreland Overlay district
that would be removed as part of this proposal.
This document is available in alternate formats upon a 72-hour request. Please call
763-593-8006 (TTY: 763-593-3968)to make a request. Examples of alternate formats
may include large print, electronic, Braille, audiocassette,etc.
City af t�olden Vailey F'iannir�g Commission Regular Meeting �
May 29, 2019— 7 pm
Zimmerman stated that the applicant did an extensive rear yard landscaping project last year which
included plans for a boathouse and that the applicant worked closely with the City to address Shoreland
Overlay, Floodplain, and many other regulations.
Zimmerman referred to the language in the Shoreland Overlay District code and stated that the purpose
of the District is "to regulate the development of the shorelands of public waters." The language also
states that boathouses shall be allowed if"certain conditions are met which eliminate or minimize the
incompatibility of the conditional use with other permitted uses of the district," and that the DNR
Commissioner must be notified.
Zimmerman referred to a landscaping plan and discussed the location of the floodplain and the
Shoreland Overlay district. He showed where the boathouse is proposed to be built and stated that it
would be 12' x 14' in size, would be located further away from the lakeshore, and would be used to store
kayaks and other boating equipment. He added that the proposed boathouse would meet the setback
requirements which are 75 ft. from the ordinary high water mark of Sweeney Lake, and 5 ft. from the
side yard property line. The proposed boathouse would also meet the engineering requirement that the
lowest floor opening be at least 2 ft. above the floodplain elevation (831.7')
Zimmerman referred to the evaluation factors used when considering conditional use permits and said
that the vast majority of them aren't applicable for a boathouse. He said staff is recommending approval
of the Conditional Use Permit with two conditions. The first is that the boathouse is to be used solely for
the storage of boats and boating equipment and the second is that the boathouse construction must
include 2' of freeboard above the base floor elevation of 831.7'.
Baker asked if there is a DNR permit required, or just notification. He also asked if the notice went to the
DNR Commissioner or to a hydrologist. Zimmerman stated that the City Code requires notification be
sent to the DNR Commissioner and that was done on April 29.
Baker referred to the staff report where it states "...within the Shoreland Overlay District, boathouses
are listed as uses that shall be allowed if certain conditions are met which eliminate or minimize the
incompatibility of the conditional use with other permitted uses of the district." He said he is wondering
about the word "incompatibility" and the words "certain conditions" and he thinks there should be a
finding about certain conditions having been met outside of the Conditional Use Permit. Zimmerman
said his reading of that language is that the City can impose conditions to make this use (boathouse)
compatible and the only conditions staff thought were appropriate were about the use and the
elevation. He added that otherwise, the boathouse use is compatible with the single family homes up
and down the shore. Baker said the word "incompatible" is undefined and depends on staff subjectively
deciding on compatibility. Zimmerman said yes, but this is an allowed use unless the City finds it so
incompatible that there needs to be conditions or other regulations added.
Johnson asked how a boathouse is different than a shed or other structure. Zimmerman said all
boathouses are sheds, but not all sheds are boathouses so if it is storing boats and boating equipment by
definition it is a boathouse. He added that a structure built in the Shoreland Overlay District that wasn't
City af Goiden Valley Planning Cornmission Regular Meeting 3
May 29, 2019—7 pm
used for boating related activities wouldn't be allowed. Johnson asked if a site plan review is required.
Zimmerman said no.
Baker asked if there are any limits to the size of a boathouse. Zimmerman said not specifically for
boathouses, but once an accessory structure is more than 200 square feet in size a building permit is
required and that detached accessory structures are not allowed to be larger than 800 square feet.
Andy Snope, Applicant, said he is proposing a simple boathouse and that he is trying to do restorative
measures to the lakeshore by removing the old shed and hopefully creating more of a buffer than what
is currently there.
Baker referred to the photos submitted and said it looks like there is blue grass down to shore. He asked
Snope if he is going to change that to include more natural vegetation. Snope said the existing conditions
include sod down to the lake but he has been working on creating a buffer by letting the area grow
naturally and encroach into the existing grass.
Blum opened the public hearing. Hearing and seeing no one wishing to comment, Blum closed the public
hearing.
Baker said he is supportive of the proposal. Sadeghi agreed.
Johnson referred to the second factor of evaluation listed in the staff report where it states that the
proposed use is not inconsistent with the Low Density Residential designation in the Comprehensive Plan
and asked if they've always used a double negative. Zimmerman said staff has tried to use the language
from the Code and that he thinks it gives the Planning Commission some room to point issues out as
needed.
Blum asked staff to comment as to whether a boathouse is a common structure in this particular location
on the shoreline in that neighborhood. Zimmerman said boathouses are not uncommon structures but
he knows of only one other newly constructed boathouse that has gone through the Conditional Use
Permit approval process. He added that the others have been there a long time and are probably
grandfathered-in. Blum said he thinks having a boathouse on a shoreline is consistent with the
Comprehensive Plan in regards to wanting to maintain areas that useful to the public, or for social or
other reasonable uses.
MOTION made by Brookins, seconded by Johnson to recommend approval of Conditional Use Permit
166 allowing for a boathouse in the Shoreland Overlay District at 1030 Angelo Drive subject to the
findings and recommendations listed below. Blum added that he finds that the discussion of the factors
of evaluation are well reasoned and point definitively towards being in favor of recommending approval
of the application and he would make similar findings in all regards as they've been presented to the
Planning Commission and the motion carried unanimously:
City of Golden Valley Planning �:nmmission Regular Meeting 4
May 29, 2019—7 pm
Findin s:
1. Demonstrated Need for Proposed Use: Standard met. The applicant currently utilizes a shed that is
non-compliant and within an area restricted because of the elevation of the floodplain. The
proposed boathouse would replace the shed in a conforming location and would be used to house
boats and other boating equipment.
2. Consistency with the Comprehensive Plan: Standard conditionally met. The proposed use is not
inconsistent with the Low Density Residential designation in the Comprehensive Plan. The Zoning
Code allows for boathouses in the Shoreland Overlay District.
3. Effect upon Property Values: Standard met. There are no anticipated impacts from the construction
of a new boathouse.
4. Effect on Traffic Flow and Congestion: Standard met. There are no anticipated impacts on traffic
flow or congestion.
5. Effect of Increases in Population and Density: Standard met. Due to the nature of the proposed
use, there are no anticipated increases in population or density.
6. Compliance with the City's Mixed-Income Housing Policy: Not applicable.
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 new boathouse, combined with recent landscaping on the
property, is likely to provide an enhanced visual appearance compared to the existing structure.
11. Other Effects upon the General Public Health, Safety, and Welfare: Standard conditionally met. If
constructed at the proper elevation above the floodplain, the proposed use is not anticipated to
have any other impacts on the surrounding area.
Conditions:
1. The boathouse shall be used solely for the storage of boats and boating equipment.
2. The boathouse shall be constructed to include two feet of freeboard above the base flood elevation
of 831.7 feet (NGVD29 vertical datum).
3. This approval is subject to all other state, federal, and local ordinances, regulations, or laws with
authority over this development.
--Short Recess--
Council Liaison Report
No report was given.
Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning
Appeals, and other meetings
Johnson reported on the May 28, 2019, Board of Zoning Appeals meeting.
City of Golden Valley Pfanning Commission Regular Meeting S
May 29, 2019—7' pm
Other Business
Zimmerman stated that the developer for the Central Park West Office building and ramp have said they
are ready to move forward. Johnson said he would like to be involved in the public art process.
Adjournment
MOTION made by Johnson, seconded by Baker and the motion carried unanimously to adjourn the
meeting at 7:26 pm.
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Adam Brookins, Secretary
Lisa Wittman, Administrative Assistant
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city of � ,,�A�
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va. ey Planning Department
763-593-8095/763-593-8109(fax)
Date: June 10, 2019
To: Golden Valley Planning Commission
From: Emily Goellner, Senior Planner/Grant Writer
Emily Anderson, Planning Intern
Subject: Informal Public Hearing—Conditional Use Permit (CUP-168)to Allow for a Child
Care Center in an Institutional Zoning District
Property address: 145 Jersey Avenue South Property owner: same as applicant
Applicant: Good Shepherd School Lot size: 8.9 acres
Zoning District: Institutiona) I-1 Future land use: Institutional —Assembly
Current use: Place of Worship and School Proposed use: Child Care Center (Preschool)
Adjacent uses: Residential uses (west, north, east); Institutional (south)
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2018 aerial photo(Hennepin County)
1
Summary
The principal of Good Shepherd School, Mike McGinty, is requesting a CUP in order to allow for
the operation of a one-room child care center for up to 20 children. Child care centers in
Minnesota must operate under a Child Care Center License issued by the Minnesota Department
of Human Services.
Existing Conditions
The principal structure on the lot is a one-story building totaling 59,101 square feet. It currently
operates as the Good Shepherd Catholic Church and School.The north half of the structure
includes the church, gym, and social hall. The south half of the building includes the school of 15
classrooms, the school library, and a computer lab. Administrative offices are located in between
the church and the school. The principal structure conforms to setback and height regulations.
The main entrance for the school is on the east side of the building, adjacent to the parking lot.
The parking lot surrounds the building to the north and east. A parking analysis is also provided in
this memo. There is an accessory structure located on the same property, addressed at 225
Jersey Avenue South.
Proposed Uses
Good Shepherd Catholic School is proposing to convert one classroom to a child care center for
up to 20 children. The applicant notes that for fall 2019, all 20 spots are filled, with 50%of the
children enrolled in the preschool coming from families with older children who attend the grade
school. The church and K-6 classrooms would continue operating as they do today. More details
about daily operations are provided in the zoning analysis.
Zoning Analysis
Parkinp
Use Requirement Calculation Minimum
Parking Spaces
Child Care 1 per 6 participants 20 participants 4
School 2 per classroom 15 classrooms 30
Place of 1 per 3 seats in main 450 occupant load in Church 250 �
Worship assembly area (where the + 300 occupant load in Social �
number of required parking Hall = 750 j
spaces is measured by ;
maximum seating capacity)
__ ___._ __.__
Total 284
Existing _ _ _ __ 263
, -. ,_
Difference -21
2
Potential Parkin� Reduction
The City may allow up to 50% reduction in the minimum parking requirement for a property
when combined parking is provided for uses that have substantially different parking demands
and peak parking needs. Examples listed in the City Code include a combination of daytime use
with a nighttime use (e.g., office and movie theater) or a week day use with a weekend use (e.g.,
office and a church).
The church operates primarily on the weekends and requires a minimum of 250 parking spaces.
The school operates on the weekdays and requires a minimum of 30 parking spaces. The addition
of the child care room on weekdays would only require 4 additional parking spaces. Since the
parking lot is sized to accommodate the larger demand for parking on the weekends (263 spaces)
and there have been no issues with parking shortages on the property on weekdays, staff is
comfortable allowing a parking reduction for this site. Any future expansions of the campus may
trigger the need for a formal parking agreement between the owner and the City, depending on a
future parking analysis.
Bicvcle Parkin�
The site is required to provide 15 bicycle parking spaces and there are currently 16 on site.
Emplovees, Visitors, and Hours of Operation
There are currently 27 school staff members, which includes 22 teachers, 2 teaching aides, and 3
administrative employees. The applicant intends to hire 2 to 3 additional employees for the child
care center. The hours of operation for the proposed child care center are anticipated to be 7 am
to 6 pm, Monday through Friday. The K-6 school has a current enrollment of 265 students from
193 families. The child care center would provide for 20 additional children. The general hours of
operation for the child care center would be 7 am to 6 pm on weekdays.
All drop-offs and pick-ups currently occur on the east side of the building at the doors near the
proposed preschool and near the existing kindergarten rooms, administrative offices, and
handicapped parking spaces. The applicant notes that because of the L-shaped parking lot, car
stacking for parents has never extended out into the nearby streets. The applicant notes that
parents have the choice of having children bussed to school as well. It is also noted that some
after school events are held at the church, such as sports practices and games, Cub Scouts
meetings, Girl Scout meetings, and various church meetings and events.
Deliveries to the property are also made on the east side of the building near the administrative
offices. There is not expected to be a noticeable difference in deliveries to the site. Currently,
there is one daily delivery to the lunchroom at approximately 6:45 each morning, prior to child
drop-off. The property does not accept deliveries during child drop-off and pick-up times. Linens
are delivered once a month.
Good Shepherd Catholic Church hosts mass on Saturdays at 5 pm and Sundays at 8:30 am and
10:30 am. Each session of mass has an average attendance of 300 people. There are 4 regular
3
employees, 2 administrative employees, and 3 maintenance employees at the Church. Some
employees work on a part-time basis.
Future Expansions
No exterior changes are anticipated at this time, but Good Shepherd Catholic Church and School
are working with an architecture firm to begin a master planning process. The firm will conduct a
feasibility analysis to assess the ability to expand the building and its program offerings in the
future. CUP 168 is focused on the current proposal for one child care room to serve up to 20
children. Public hearings through a CUP Amendment process would be required for additional
expansions of the Child Care Center. Any future additions will have to conform to all City Code
regulations. Any potential need for a formal parking agreement between the owner and the City
will be analyzed at that time.
Neighborhood Notification
Property owners within 500 feet of this proposal were notified by mail. To date, staff has not
been contacted regarding any questions or concerns.
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. Child care is a necessary service
for many members of the community. The
applicant notes that families attending the K-6
school on site have requested a child care
center for several years. Additionally, the
applicant notes that the spaces for up to 20
children have been reserved. It is also noted
that expansion may occur in the future.
2. Consistency with the Comprehensive Plan Standard met. The proposed use is consistent
with the Institutional designation in the
Comprehensive Plan, which allows for child
care centers.
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. Traffic flows are not anticipated
to be substantially different from those that
currently exist. Employees of the child care
center would arrive between 7 and 8 am and
4
Factor Finding
depart between 3 and 6 pm on weekdays. The
amount of additional cars coming through the
parking lot because of the added number of
children is not expected to significantly impact
traffic flow. The church does not currently
have a problem with overflow into the streets
and city staff do not anticipate this issue to
begin to occur because of the added child care
center for up to 20 children.
5. Effect of Increases in Population and Standard met. The School currently has 27
Density employees, which would grow by 2 to 3 new
employees. The Church currently has 9
employees and that would not increase with
this proposal. There are currently 265 students
enrolled at the K-6 school. The preschool
(childcare center) would allow for 20
additional children in the building. The site is
able to accommodate this growth in
population without negatively affecting
neighboring property owners.
6. Compliance with the City's Mixed-Income Not applicable.
Housing Policy
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 Standard met. The proposed use is not
Vibration 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. No exterior improvements are
associated with this proposal. Future
improvements to the parking lot will need to
incorporate minimum standards in City Code.
11. Other Effects upon the General Public Standard met. The proposed use is not
Health, Safety, and Welfare anticipated to have any other impacts on the
surrounding area.
5
�
The Engineering Division has reviewed the application and has no additional concerns. The
property is currently non-compliant with the City's Inflow and Infiltration requirements, but a
deposit has been made to conduct the sanitary sewer corrections. Engineering staff supports
approval of the CUP. The Fire Department has reviewed the application and has no additional
concerns. Fire staff support the approval of the CUP.
Recommended Action
Based on the findings above, staff recommends approval of Conditional Use Permit 168 allowing
for a Child Care Center in an Institutional I-1 Zoning District at 145 Jersey Avenue South.
Consistent with State statute, a certified copy of the CUP must be recorded with Hennepin
County. The approval of a Conditional Use Permit is subject to the following conditions:
1. The child care center shall be limited to 20 students, or the amount specified by the
Minnesota Department of Human Services, whichever is less.
2. A proposal to increase the capacity of the child care center will require an amendment to the
CUP.
3. All necessary licenses shall be obtained and remain active with the Minnesota Department of
Human Services.
4. The hours of normal operation for the Child Care Center shall be Monday through Friday from
7amto6pm.
Attachments
Location Map (1 page)
Applicant Narrative (2 pages)
Plans submitted May 16, 2019 (5 pages)
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B. PROJECT NARRATIVE AND PROPOSED USES:
Good Shepherd Catholic School began in 1959 in Golden Valley
adjacent to Good Shepherd Catholic Church. The building is currently
used as a Kindergarten through bth grade school offering a quality
Catholic education dedicated to the development of the whole child.
We foster the spiritual, intellectual, moral, emotional, social and physical
growth of each child. Good Shepherd Catholic Church is used mostly on
weekends with a Saturday Mass at 5:OOpm and Sunday Masses at 8:30am
and 10:30am, with average mass attendance to be approximately 300.
During the school year on Monday through Friday school begins at
8:OOam and ends at 2:40pm. Teachers and staff will arrive as early as
7:OOam and stay as late as 6:OOpm. Good Shepherd offers before school
care starting at 7:OOam and after school care starting at 2:40pm until
6:OOpm.
The gym, the social hall and a few classrooms are often used after school
hours for volleyball or basketball practices and games, Cub Scouts, Girl
Scouts and various church meetings and events.
Good Shepherd Catholic School's current enrollment is 265 students (193
families). This is down from previous years when enrollment averaged 330
students and 225 families. Current staff is 22 teachers, 2 teaching aides
and 3 administrative employees.
Currently Good Shepherd Students have the option to bus to and from
school or parents will drop off and pick up. All drop off and pick up occur
at the east doors near the administrative offices and staff is present to
guide children in and out of vehicles. Because the parking lot is L-shaped,
car stacking for parents to drop off or pick up has never extended out into
the adjacent city streets. The current site has 263 parking spaces.
After many years of families requesting a preschool option at Good
Shepherd, the decision was made to start a preschool program (in 1
classroom) beginning in the Fall of 2019. The response has been over-
whelming and we have filled a classroom for the fall for as many as 20
pre-school positions. We hope this program will continue to grow and
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possibly repurpose another classroom for preschool in the future. Of the
current families enrolled for the preschool, approximately 50% have older
children who attend the grade school as well.
The preschool will operate as the same hours as the grade school and the
same school calendar year. After school care will also be offered. Good
Shepherd intends to hire 2 to 3 new staff inembers to specifically manage
the preschool.
Parents with preschoolers will need to physically bring in their child to the
preschool classroom and will not be allowed to drop off. Therefore,
parents will be able to park near the north entrance and will not be in
conflict with the grade school drop off and pick up lines.
Currently there are no changes expected to the exterior of the building. A
possible future play area with preschool age appropriate apparatus
would be added if finances allow. The preschool will operate in an
existing classroom of the building.
Good Shepherd Catholic Church and School has engaged ATS&R
Architects to begin the Master Planning Process for a possible future
addition to the building which may include additional preschool
classrooms. They are in the beginning stages of this process and working
on a Feasibility Analysis.
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Date: June 10, 2019
To: Golden Valley Planning Commission
From: Jason Zimmerman, Planning Manager
Emily Goellner, Senior Planner/Grant Writer
Emily Anderson, Planning Intern
Subject: Mixed Use Zoning District Discussion
Summary
Since the previous discussion with the Planning Commission on May 13, 2019, staff wishes to
continue discussions regarding height and setback regulations in the proposed Mixed Use Zoning
District. The 2040 Comprehensive Plan calls for a new mixed use zoning district in the city of
Golden Valley. Height and setback requirements in mixed use zoning districts should enhance
walkability and encourage diverse land uses while still considering adjacent uses and the
reasonable massing of structures.
Previous Discussion
In previous discussions with the Planning Commission, Commissioners considered minimum
height requirements to potentially spur more activity by adding jobs or units on the upper floors
of structures and to create a more walkable environment. Having a minimum height requirement
could encourage a mix of uses within a building but could also preclude one story retail or
restaurants, creating the need for variances. Previous discussion on setbacks revolved around
creating a walkable environment while not disrupting neighborhood character. Commissioners
also discussed other circumstances that affect setback regulations, such as buffer zones,
landscaping, dumpster storage, and open space. Setbacks from adjacent R-1 and R-2 zoning
districts were also discussed as there are different regulations in the current mixed use code
based on what zoning district abuts the property. 0 feet may be too extreme of a setback, but
current ordinances requiring a 75 foot setback from R-1 and R-2 don't create a compact walkable
environment.
Height and Setback Regulations
Zoning codes typically limit height and building setbacks on a lot in order to enhance aesthetic
appeal, preserve neighborhood character, limit the amount of diminished sightlines, provide
1
green space, and encourage walkable environments. The dimensions of the building envelope
and its relations to neighboring buildings and lots can have an effect on the overall urban design
of neighborhoods and communities. The height and setback requirements in Golden Valley's
Zoning Code range significantly depending on the zoning district and use.
The front setback is most important when considering sidewalks and the pedestrian
environment. Setbacks for the mixed use zoning district may also be made in consideration of the
land uses of adjacent properties, which is reflected in the current setback requirements of the I-
394 Mixed Use zoning district. The goal is to create setback requirements that encourage walking
but don't impact adjacent residential properties in order to maintain neighborhood character.
Included with the memo is a table comparing Golden Valley's I-394 Mixed Use district to the
mixed use zoning regulations on height and setbacks of other first ring suburbs in the Twin Cities
metro area. While there does not seem to be any discernible pattern between cities on height or
setbacks, the table could help facilitate discussion and ideas on what the policy of Golden Valley
should be.
Setbacks
One question that needs to be resolved is the amount of setback for properties that abut or are
across the right-of-way from R-1 and R-2 zoned properties. Current mixed use zoning regulations
are shown below:
Front Yards
Residential Use Nonresidential or Mixed
' Across a public street from 30 ft. min. 75 ft. min.
' R-1 or R-2 zoned property
' Ground level use ' 10 ft. min. 0 ft. min.
_ _ _
Surface parking in front yard 15 ft. min. 15 ft. min.
Side and Rear Yards
Side Yard Rear Yard
Abutting R-1 or R-2 zoned 50 ft. min. 50 ft. min.
': property _ __ _ _
Abutting other zoning districts 10 ft. min. 10 ft. min.
Surface parking 15 ft. min. 15 ft. min.
In order to simplify the standards, staff would like the Planning Commission to consider
standardizing and/or eliminating the additional front yard setback requirements. In addition, staff
would like to revisit the 50 foot side and rear yard setback (abutting R-1 or R-2 zoned properties)
to determine if this is the right distance or if it should be reduced for one or more of the
proposed subdistricts.
2
Height
Along similar lines, the issue of height for mixed use parcels that abut residential zoned
properties must be resolved. Current mixed use code states that buildings or portions of buildings
located within 75 feet of a residential district boundary shall not exceed a maximum height
permitted within that district. In order to create a more gentle transition, it may be more
appropriate to restrict height in those areas to half of the allowed maximum height of the mixed
use subdistrict (2 or 3 stories accordingly).
Previous discussions raised the question of if one-story buildings should be prohibited under the
new mixed use zoning. Current regulations require two or more stories of height if a building
occupies 5,000 square feet or more, though a one-story wing of a taller building may be
permitted if it comprises no more than 25 percent of the length of the fa�ade. Advantages to
requiring an increased height are (a) the second story would likely contribute to the employment
or residential density of the area, thereby increasing activity and supporting transit and other
aspect of mixed use development; and (b) the visual cues of a taller fa�ade have been shown to
help slow down vehicular speeds and to create a more pleasant pedestrian environment.
However, some uses traditionally utilize one-story structures (restaurants, for example) and
requiring a second story could impact financing and reduce the likelihood of redevelopment.
Staff will provide additional diagrams demonstrating various options at the meeting.
Ground Floor Transparency Requirements
The City Council recently approved Architectural and Material Standards for all zoning districts
save R-1, R-2, and the I-394 Mixed Use districts. New standards around transparency are as
follows:
R-3 and R-4 Zoning Districts _
Facing primary street Side and rear
Ground floor residential 20% of area 15% of area
Ground floor nonresidential 60%of length, 30% of area 20% of area
Upper stories 15% of area 15% of area
Commercial, Office, and Institutional Zoning Districts _
Facing primary street Side and rear
Ground floor nonresidential 60% of length, 30%of area 20% of area
Upper stories 20% of area 20% of area
Light Industrial and Industrial Zoning Districts __ _
Facing primary street Side and rear
Ground floor nonresidential 30% of area 15% of area
Upper stories . 20% of area 20% of area _
The Planning Commission has expressed interest in creating architectural standards around
transparency that are even higher than for other zoning districts. Staff would like to discuss this
3
potential and begin to draft the corresponding text for the new Architectural and Material
Standards section of code.
Staff Request
Staff is looking for feedback around the following questions:
1. What should the setback regulations in the mixed use zoning district be for parcels that abut
or are across the right-of-way from R-1 and R-2 zoned properties?
2. Should building height be limited within a certain distance of R-1 and R-2 zoned properties? If
so, what is the appropriate height?
3. Should there be a minimum height requirement in the mixed use zoning district? If so, does it
matter if it is measured in feet or stories?
4. What are the appropriate standards for transparency in the mixed use zoning district?
Next Steps
Staff will continue to revise the draft zoning text based on discussion and feedback and will raise
additional questions regarding Mixed Use requirements at upcoming Planning Commission
meetings.
Attachments
Planning Commission Minutes dated April 22, 2019 (3 pages)
Comparative Matrix— Peer Cities' Height and Setback Regulations in Mixed Use Districts (3 pages)
4
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Discussion— Mixed Use Zoning District
Zimmerman reminded the Commission that they have had previous discussions about the existing I-394
Mixed Use Zoning District language and how it's turned out to be complicated and hasn't been getting
the product and results the City hoped it would. He referred to the work done by Transit Oriented
Development (TOD) consultants in the summer of 2018 and stated that staff has now taken that work
and combined it with discussions the Commission has had to begin to create new Mixed Use Zoning
District language.
Zimmerman said he would like to focus on setback and height issues at this meeting and discuss other
areas of the proposed new language at future meetings. �
Zimmerman referred to the proposed new code language and reviewed the purpose and goals of the
Mixed Use Zoning District.
Blum referred to principle F in the purpose statement that reads "fostering neighborhood-serving retail
and services" and suggested that adding the word "uses" might be broader and encompass more. He
also suggested another principle be added that talks about transition between this district and other
districts. Zimmerman said the issue of transition will be in the language regarding setbacks, etc. Blum
said part of the purpose section is to highlight positive parts of why this exists and signals that it is
important. Goellner added that the locations that will be zoned Mixed Use are highly visible areas of the
City.
Zimmerman referred to the proposed building and site standards section and explained the language
regarding minimum fa�ade buildout. Segelbaum asked about the objective this language is trying to
achieve. Zimmerman said it deals with having a continuous facade and not having too many breaks or
large gaps. Baker asked about the role of the secondary front yard language. Zimmerman said it is a way
to wrap the front facade around the building and extend it some depth into the lot and helps to force
parking behind a building. Brookins asked if the practicality of the proposed language has been tested on
any existing properties. Zimmerman said no. Baker said he would rather require more trees and say that
parking has to be behind buildings and require larger setbacks rather than using percentages like in the
proposed language. Goellner said she would like to review this language more and figure out how it
would work in the City's Mixed Use areas.
Goellner referred to the proposed building height section and stated that the consultants are
recommending a maximum height of four stories for the neighborhood mixed use, six stories for the
community mixed use and a stepback provision that requires upper stores to be set back 15 feet from
the facade of the story below. Baker asked what the goal is in stepping a building back. Zimmerman said
it is to allow for sunlight and to prevent the streets from becoming to canyon like. Goellner said most
residential buildings are six stories height due to construction costs. Baker said he doesn't understand
why there are different stepback requirements for the different subdistricts. Zimmerman said it has to
do with the massing of the buildings and being compatible with the surroundings. Baker referred to the
TOD draft code language and said he likes how it describes each of the different subdistricts.
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Blum said he dislikes adding excessive descriptive language because the code should be simplified and
easy for people to read. He suggested using annotation or notes at the end that are more descriptive.
Baker said that if the whole code is based around the three subdistricts they should be described.
Goellner discussed more of the proposed height requirements and said she thinks that it is important to
focus on the number of stories and to have a maximum height listed. Baker asked about having
minimum height requirements. Zimmerman said he is not sure how important it is to require two stories
and that the market might somewhat dictate that. Blum said he thinks they should say upfront that they
want buildings in these area to be a certain height in order to provide flexibility and a variety of uses.
Goellner said they don't want to preclude one story retail or restaurants. Baker asked if an area with
taller buildings is considered to be more walkable. Zimmerman said there is some data about what feels
comfortable in terms of the proportions of width of streets to heights of buildings alongside them. He
said more height also means more density and more activity. Baker said if that is the case then he would
support requiring a minimum of two stories. Segelbaum said he wants to encourage restaurants and
walk up retail and if the code is too difficult and the costs are too high the City won't get them.
Zimmerman referred the facade types section of the proposed code and explained that buildings fall into
three types of facades: storefront, common entry, and stoop. He said he is not sure that this section
needs to be included or if it is overly complicated. Goellner said she thinks the language about stoops
should be considered. Baker said language about canopies and overhangs should be further studied.
Zimmerman referred to the uses section of the proposed code and stated that some of the language
about live-work units has been retained from the existing code. He said staff is working on simplifying
the language and comparing this type of use to a home occupation. Pockl asked if there is data about
how many live-work spaces there are in the City. Zimmerman said there are a fair amount of home
occupations but they are not allowed in the R-3 or R-4 Zoning Districts. Blum said live-work units seem to
minimize the walkability and human interactions. Zimmerman said he envisions using some of the home
occupation restrictions in the live-work unit code language.
Goellner referred to some preliminary ideas regarding setbacks and height. She stated that the TOD
consultants suggest a front setback of 0 to 10 feet in all cases because this is the most important for
sidewalks and the pedestrian environment. She said the recommendation for the side setbacks would be
around 5 to 10 feet with a larger setback for properties abutting R-1 and R-2. The height
recommendation is 4 to 6 stories with a stepback requirement. The Commissioners discussed various
front setbacks and how they would look and work with cars, bikes, pedestrians, etc. Johnson questioned
if a combination of no parking and wide sidewalks would encourage cars to speed, which would not
create a pedestrian friendly environment. Zimmerman said staff would further study the front setback
numbers.
Goellner referred to the TOD consultants recommendations for side and rear setbacks and stated that
they are recommending a 1 or 6 feet minimum side setback in subdistrict A and 0 or 6 feet minimum side
setback for subdistricts B and C. A 3-foot minimum rear setback is recommended in all subdistricts.
Zimmerman noted that parking setbacks would be different. Segelbaum said he would like to see small
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side and rear setbacks because it is more economical and will help obtain the goals ofthis district. Baker
questioned if they should consider encouraging walkability around all sides of a building. Goellner said
there has been discussion about having smaller setbacks in the downtown area specifically.
Zimmerman referred to the rear yard setback requirement and stated that the recommended 3-foot
setback might be too small depending on the purpose of the setback. If the setback is for plantings or
buffering 3 feet might be too small.
Goellner said dumpsters are also an important consideration and most of them are stored in side or rear
yards. Blum said he would like to take all storage out of side yards.
Zimmerman said they will discuss lot coverage, open space, uses, development standards, parking,
pedestrian circulation, and drive-thrus at future Planning Commission meetings.
--Short Recess--
uncil Liaison Report
Sch all updated the Commission on the st recent City Council meeting, including the approval on
second sideration of a code addition to h dle Micromobility Sharing Operations and an update on
work being posed for DeCola Ponds A, B, nd C. He also reported on the discussions that took place
regarding Was ollection and the Downto n Study that occurred at the April Council/Manager
meeting.
Reports on Meetings of t ousing and R evelopment Authority, City Co , oard of Zoning
Appeals, and other meetings
No reports were given.
Other Business
No other business was discussed.
Adjournment
MOTION made by Segelbau econded Brookins and t otion carried unanimously to adjourn the
meeting at 9:10 pm.
Ron Blum, Secretary
Lisa ittman, Administrative Assistant
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