pc-minutes-oct-24-22
REGULAR MEETING MINUTES
This meeting was conducted in a hybrid format with in‐person and remote options for attending,
participating, and commenting. 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 6:30 pm by Chair Pockl.
Roll Call
Commissioners present: A. Brookins, A. Johnson, L. Pockl, C. Segelbaum, M. Ruby
Commissioner absent: E. Brenna, S. Ginis
Staff present: Jason Zimmerman – Planning Manager, Myles Campbell – Planner
Council Liaison absent: Denise La Mere‐Anderson
2. Land Acknowledgement
3. Approval of Agenda
MOTION made by Commissioner Brookins, seconded by Commissioner Johnson, to approve the
agenda of October 24, 2022.
Motion carried.
4. Approval of Minutes
MOTION made by Commissioner Johnson, seconded by Commissioner Brookins, to approve the
meeting minutes of October 10, 2022.
Commissioner Ruby Abstained.
Motion carried
5. Informal Public Hearing – McDonald’s Corporation PUD No. 58, Amendment No.2
Applicant: Kevin Shay, of Landform, on behalf of Kurtis DeMarse of McDonald’s USA
Address: 730 Winnetka Ave N
Jason Zimmerman, Planning Manager, started the presentation by introducing the second
amendment request to allow for a second drive through. This amendment will also update the
building façade, add pedestrian infrastructure, and replace missing landscaping.
Staff showed maps displaying the location within Golden Valley.
Staff provided background, starting in 1990 to allow McDonalds to be rebuild. The land, landscaping,
request, site traffic, and parking was reviewed.
October 24, 2022 – 6:30 pm
Council Chambers
Hybrid
City of Golden Valley Planning Commission Regular Meeting
October 24, 2022 – 6:30 pm
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Staff illustrated existing conditions and the proposal from the applicant to update the facade, modify
the drive through, adding pedestrian infrastructure, and adding landscaping.
Staff reviewed the land use and zoning, traffic and circulation, pedestrian improvements, signage,
and landscaping. Staff reviewed diagrams to illustrate these proposed changes and the increase in
safety for pedestrians. Staff noted that the added pedestrian infrastructure will remove three parking
spaces and even though a second queuing lane will be added, there will be an increase in pervious
surface due to landscaping islands and new trees.
Groundbreaking is anticipated for March 2023 and completion of the project to be in May of 2023.
Staff Evaluation
The PUD amendment furthers the goals of the original site plan, which were to direct traffic off
of Winnetka Ave and to create a well‐landscaped pedestrian environment. The amendment
increases the off‐street queuing capacity and enhances the landscaping and pedestrian
experience.
The amendment increases the amount of pervious space as well as revegetates the site to
better align with the original landscaping plans. No sensitive environmental features are
impacted.
The proposed amendment would utilize land efficiently by moving potential traffic congestion
out of the public right‐of‐way.
The proposal is consistent with the current use of the existing PUD and there are no known
impacts to the surrounding properties. The proposal is consistent with the City’s
Comprehensive Plan, which calls for the support of non‐residential growth opportunities.
The PUD amendment would improve general health, safety, and welfare by reducing the
potential for traffic congestion on a busy County Road and by providing accessible pedestrian
connections from adjacent properties.
The PUD amendment meets the Intent and Purpose provision of the City Code in that it
achieves a high quality of site planning, design, landscaping, and building materials while
remaining compatible with the land uses on‐site and with surrounding properties.
Recommended Action
Based on review of the materials submitted and the findings above, staff recommends approval of
Amendment #2 to McDonald’s Corporation PUD No. 58, subject to the following conditions:
1. Compliance with the City’s Inflow & Infiltration requirements must be achieved, or a
security deposit obtained to cover any necessary repairs, prior to the issuance of a building
permit.
2. The building elevations from Reprise Architecture, submitted on June 23, and the civil plans
from Landform, submitted on September 23, shall become a part of this approval.
City of Golden Valley Planning Commission Regular Meeting
October 24, 2022 – 6:30 pm
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3. Three new pedestrian connections from adjacent rights‐of‐way or City‐owned properties, as
shown on the civil plans, shall be provided as benefits to help offset the proposed auto‐
oriented improvements of the drive‐thru.
4. A Tree and Landscape permit shall be required in order to assure coordination with City
staff as trees are replaced, including those proposed for the City right‐of‐way.
5. A rack providing a minimum of eight bicycle spaces, available for use by the public, shall be
retained on‐site.
Staff noted this item was on Golden Valley Speaks and did not receive public comment on that
platform.
Commissioner Segelbaum noted the increase in impervious area and asked staff what the
requirement would be for this site if there was not a PUD. Staff responded that unlike residential
areas, there isn’t a maximum limit of impervious area for commercial areas. Commissioner Johnson
asked what triggered an I&I (Inflow and infiltration) and staff responded the I&I is triggered by any
action taken by the City to approve a project. This building has not been inspected so the I&I of the
sanitary system is triggered and the City can see if there are repairs to be made. The change in
pervious coverage didn’t directly trigger the I&I.
Chair Pockl invited the applicant to speak.
Tom Myer, Applicant Representative, thanked staff for the presentation and added their team is
open to the conditions of the PUD.
Segelbaum asked about the drive‐through starting as one lane and splitting it to two lanes. He asked
how the queuing lane won’t impact other parking or traffic. Applicant responded that one driveway
entrance is typical on these sites with striping and there is room to bypass the que lane.
The group discussed traffic, lighting, and the que bypass lane to the parking spaces.
Chair Pockl opened the public hearing at 6:56pm
There were no Golden Valley Speaks Comments.
There were no in person comments.
There were no remote comments.
Chair Pockl closed the public hearing at 6:59pm.
Commissioner Segelbaum stated the updates seem to be needed and make sense. He has concern
about the traffic created by the single to double que lane and would encourage adding two full lanes.
The group discussed with staff allowing the applicant to remove a few more parking spaces to
prevent a bottleneck in traffic and reduce the allowed parking spaces to 77.
City of Golden Valley Planning Commission Regular Meeting
October 24, 2022 – 6:30 pm
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MOTION made by Commissioner Brookins, seconded by Commissioner Segelbaum, to recommend
approval of Amendment #2 to McDonald’s Corporation PUD No. 58, subject to the previously listed 5
conditions and to add:
6. The minimum parking count be 79 spaces.
Motion carried.
6. Informal Public Hearing – Conditional Use Permit No. 174 to allow for Automobile Sales
Applicant: Tom Meyer, of Landform, on behalf of Drake Motor Group GV LLC
Address: 650 Ottawa Ave N
Jason Zimmerman, Planning Manager, gave a summary of the proposal for the CUP to allow for auto
sales and for the existing manufacturing building to be demolished and a new 50,000 square foot
structure to be constructed. Staff illustrated where the site is in relation to the City and listed existing
conditions.
Zimmerman went into more detail, outlining the proposal utilizing images and elevation maps. Staff
went on to review land use and zoning as well as the traffic study and potential improvements. The
Engineering department notes a range of additional information needed in order to fully evaluate
soils, floodplain, grading, and other site features. The Fire department stated the applicant shall
continue to work with staff in order to address questions or concerns related to any electric vehicle
batteries on site.
Staff Evaluation
The northwest portion of the Twin Cities does not currently have an elective automobile
dealership. The applicant’s marketing research indicates there is demand. Other locations
within Golden Valley were examined but for various reasons were determined not to be
feasible.
Automobile sales are uses that are targeted for the Industrial zoning district, making this
location an appropriate site for this use.
Typically, investment in a new building of this size – replacing one constructed in 1960 –
would provide a structure with more efficient building technologies and better site design.
This is expected to increase property values, not decrease them.
While the increase in traffic associated with an auto dealership could impact the congestion
at the Schaper Road and Hwy 55 intersection, it is unlikely to be a regular occurrence. The City
anticipates intersection improvements could be managed through an upcoming mill and
overlay. In order to manage parking on‐site, and to ensure vehicles to not spill over onto the
road, dedicated parking for employees and customers must be designated and signed.
The anticipated regular weekday and Saturday hours of operation, combined with a typical
number of employees, suggests that the daily increase in employment density would be
acceptable for this location.
City of Golden Valley Planning Commission Regular Meeting
October 24, 2022 – 6:30 pm
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While some additional noise might be generated through the service aspect of this use, the
industrial setting as well as the interior nature of the business indicate any increase would not
negatively impact the surrounding area.
Improvements to the site would enhance the visual appearance of the lot. Provisions must be
put in place to minimize the outdoor lighting levels overnight to avoid impacting surrounding
residential properties.
As technology for electric vehicles continues to evolve, standards around the use and storage
of batteries remains an area of interest for the Fire Department. Coordination on final
building plans and fire suppression systems must be carried out as part of the project
approvals.
Recommended Action
Based on the findings, staff recommends approval of Conditional Use Permit No. 174, allowing for
automobile sales at 650 Ottawa Avenue North, with the following conditions:
1. Required parking for employees and customers shall be clearly designed and marked to
distinguish it from parking spaces for display and inventory.
2. The applicant must continue to work with Fire staff as plans are finalized to ensure any
questions or concerns regarding the use and storage of electric vehicle batteries are
adequately addressed.
3. The applicant shall provide proof of outdoor lighting controls that extinguish or reduce the
levels during the required curfew hours.
This topic was on Golden Valley Speaks and one commenter had seven questions:
1. Will there be fencing/gating of the property?
Not around the whole property but across the driveways.
2. What kind of advertising or signage will be used?
Some on the building, must comply with Industrial District code.
3. Will any on‐street parking changes be requested?
None by applicant or City.
4. How will water be managed as well as chloride usage in the winter?
There is an underground stormwater vault under the parking lot, it will be managed there.
Bassett Creek and the City have regulations for chloride.
5. Concerns regarding lighting and noise with residential uses nearby?
Curfew lighting regulations, no noise concerns.
6. What should be expected in tree removal and mitigation?
46 mature trees will be removed and there is a tree mitigation process and plans show the
applicant can meet this requirement.
7. Are any variances being requested?
None
City of Golden Valley Planning Commission Regular Meeting
October 24, 2022 – 6:30 pm
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Commissioners and staff reviewed the traffic study details around vehicle size and volume,
environmental mitigation prior to building, landscaping, zoning and land use designation, materials,
requirements for the CUP and what the applicant is doing beyond that.
Chair Pockl invited the applicant to speak.
Tom Myer, Applicant Representative, noted the presentation outlined the proposal and added the
applicant is comfortable with the conditions.
Commissioner Johnson asked about above or underground storage containment for stormwater. The
applicant responded they’d prefer to keep containment above ground but this location is working
with less surface area so most of the lot is handled by underground containment.
Chair Pockl asked the applicant why they think this is a good location for electric vehicle sales. The
applicant responded that this part of town has a lot of Tesla demand and orders. The group has been
working on a number of sites and this one meets all the requirements.
Commissioner Brookins asked about material requirements and the applicant responded that since
the initial application, they have looked at the revised building material requirements in Golden
Valley and are prepared to meet them all.
Commissioners and the applicant discussed lighting and traffic. The applicant noted Tesla as a
business has light traffic and minimal test driving as they operate by appointment only. The applicant
estimated 1‐2 test drives per hour and added the traffic consultant added the worst‐case scenario to
the study. The applicant added that batteries are not stored on sight because its less than rare.
Batteries are made off site and installed the day they arrive to the dealer.
Chair Pockl opened the public hearing at 7:52pm.
Golden Valley Speaks comments were noted.
Peter Moyer
4800 Killarney Dr
States manufacturing has been a good neighbor for decades and with a new neighbor, there is
trepidation. Members of the neighborhood have gained over a million dollars in grants to assist with
environmental protections. We are in tune with the natural element of the area. The big concern is
about the effort in the traffic study but it wasn’t pointed out that this is a no‐outlet network. The
number of parking spaces in this no outlet network is around 600 and with this new build, that will
bump out to 800. There are a lot of uses in this neighborhood: the park, memory care clinic and
visitors, mountain biking, sports players, room and board shoppers, folks using the road to access the
beach. I am concerned because test drivers are distracted drivers. We want to make sure there’s a
plan for folks using this area by foot and on bike to stay safe.
Stephanie Greenleaf
910 Ottawa Ave N
The parking lot near the baseball fields and the road are full every weekend with folks parking for the
beach. We are concerned for the safety of these folks with test drivers and increased traffic with the
dealership.
City of Golden Valley Planning Commission Regular Meeting
October 24, 2022 – 6:30 pm
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Kate Johnson
4721 Killarney
It sounds like there will be 40+ trees removed during this project and I’d like to know which trees
they are as the ones on the north property provide a buffer for the neighborhood. I’m also curious
what measures are being taken to prevent test drivers from entering our neighborhood. Additionally,
even though there is no parking on Ottawa, folks do anyway. There are a lot of pedestrians, park
goers, and cyclists; we feel that this additional congestion was overlooked in the plan. I wonder if
Tesla will block off their parking because beach goers will try to use the spaces and is there a plan in
place to authorize towing.
Joe Schalbitter
Seller
My father bought the building in the late 60’s. There has been a lot of talk about the traffic study and
the first line says “former site” but we were still in business at that location when the study was
done. Nobody asked us about traffic when that study was done.
There was concern about the semi‐truck traffic and it occurs to me there are about 60 semis that
come in to our location per week, the new owner stated they project a few semis per month. One
thing MNDOT could do to mitigate traffic, is to allow the one stoplight in that area to flash yellow
during the day. There isn’t daytime traffic from downtown and as of now, the light only flashes at
night.
Tallis Boyd
4821 Killarney
How are the potential traffic increases considered in relation to the playground in the area? It’s a
very busy playground and there is only a rope as a barrier and that’s concerning with the level of
traffic already present.
Chair Pockl closed the public comment portion at 8:07pm.
Staff responded that other auto dealers have had signs that notice folks to drive away from the local
neighborhood, that could be an option.
Folks can work with staff or the local towing company to make sure parking doesn’t happen on the
no parking roads. Illegal parking is not the responsibility of the previous or future owner of the 650
Ottawa property.
The applicant can address the tree question, it seems some of the wooded area on the property are
scheduled to be removed. Just beyond is railroad property and an elevation change so hopefully
those things will continue to aid in a natural buffer.
The applicant addressed the use of gates over the driveway to indicate private property.
City staff has discussed a flashing yellow light with MNDOT and they’re not interested and MNDOT
controls the road.
How traffic impacts the park is quantitative, not who is in the area and users of the playground
versus cars. It’s a City owned park and if there are considerations to be made about the barrier
between the park and road, that should be brought up with Parks and Rec staff.
City of Golden Valley Planning Commission Regular Meeting
October 24, 2022 – 6:30 pm
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Generally, when a private resident wants to remove a tree, the City doesn’t usually have a lot of say.
If there’s a re‐development property, there’s a formula for understanding the amount of removal
allowed and what triggers mitigation. Different types of development may also require a certain type
of mitigation to use as a buffer. The City forester and staff analyze and make recommendations
based on each site. There are securities in place to ensure success for at least one growing season as
well.
The applicant responded that the tree removal is spread out through the property, and they will be
replaced across the property to create a buffer. There is a removal plan but there is also a
replacement plan; the plan designates species types and the applicant will not be requesting a
variance.
Zimmerman reminded the group that if they’re going to create conditions for the approval, they
need to be targeted to potential problems because of use.
Chair Pockl noted her concern with potential traffic and noted the number of residents expressing
concern. Brookins echoed this statement and added the neighborhood continues to be impacted by
the businesses in that area. Adding that the ability to offload vehicles onsite is refreshing compared
to other car dealerships. The traffic impact caused by this dealership is nothing compared to the
beach or Room and Board. Ruby added that traffic in general in that area is a concern but he doesn’t
believe the dealership is the catalyst for increased traffic concerns. Johnson agreed with the other
members and assured residents the group hears the comments and concerns with traffic. That said,
Planning Commission can make official note of that concern and present it to City Council.
MOTION made by Commissioner Johnson and seconded by Commissioner Segelbaum to recommend
approval of Conditional Use Permit No. 174 to allow for Automobile Sales subject to the previously
listed 3 conditions and to add:
4.the applicant take measures directing test drivers away from the northern neighborhood.
Commissioners added the suggestion to address neighborhood traffic concerns with City Council.
Motion carried
7.Council Liaison Report
Councilmember La Mere‐Anderson
8.Other Business
None.
9.Adjournment
MOTION by Commissioner Segelbaum to adjourn, seconded by Commissioner Brookins and
approved unanimously. Meeting adjourned at 8:56pm.
________________________________
________________________________ Andy Johnson, Secretary
Amie Kolesar, Planning Assistant