08-22-11 PC Minutes Regular Meeting of the
Golden Valley Planning Commission
August 22, 2011
A regular meeting of the Planning Commission was held at the Golden Valley City Hall,
Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday,
August 22, 2011. Chair Waldhauser called the meeting to order at 7 pm.
Those present were Planning Commissioners Cera (arrived at 7:25), Kisch, Kluchka,
McCarty, Schmidgall, and Waldhauser. Also present was Director of Planning and
Development Mark Grimes, City Planner Joe Hogeboom, SEH Traffic Engineer Mike
Kotila and Administrative Assistant Lisa Wittman. Commissioner Segelbaum was absent.
1. Approval of Minutes
July 25, 2011 Regular Planning Commission Meeting
Kisch asked that the fourth paragraph on page finro be clarified to state that he was
questioning McDonald's drive-thru volume increasing compared to the overall sales
volume increasing.
MOVED by Kluchka, seconded by Kisch and motion carried unanimously to approve the
July 25, 2001 minutes with the above noted clarification.
2. Continued Informal Public Hearing — Conditional Use Permit Amendment— 1930
Douglas Drive - CU 42-03 Amendment#2
Applicant: Northern Tier Retail, LLC (SuperAmerica)
Addresses: 1930 Douglas Drive
Purpose: To allow the existing SuperAmerica store to remain open for business 24
hours per day. The property is located in the Commercial zoning district.
Grimes reminded the Commission that this item was tabled at their June 27 meeting to
allow SuperAmerica additional time to hold a neighborhood meeting to address issues
such as hours of operation, lighting, signage and noise. He noted that SuperAmerica has
addressed the items listed in his staff report and that neighbors were notified of this
meeting.
McCarty asked how the neighborhood meeting went. Karla Bigham, Northern Tier Retail,
Applicant, stated that their neighborhood meeting was similar to the June 27 Planning
Commission meeting. Tracy Pink, District Manager, SuperAmerica, stated that there was
discussion regarding lighting and limiting the hours for using the intercom system. He said
he offered to have his employees clean up trash in the surrounding area a couple times
per month and agreed to sponsor the Night to Unite neighborhood party.
Waldhauser asked if SuperAmerica's customers are coming mainly from Honeywell or
from the neighborhood. Pink said he believes their customers come from both Honeywell
Minutes of the Golden Valley Planning Commission
August 22, 2011
Page 2
and the neighborhood. He stated he believes extending their hours will be a benefit to the
community.
Waldhauser asked if SuperAmerica has considered installing signs regarding noise
ordinance regulations. Pink said they would be willing to install noise ordinance signs.
Waldhauser opened the public hearing.
Bob Parzyck, 2005 Brunswick Ave N, said SuperAmerica gets broken into when they are
closed so staying open 24 hours per day is probably a cheaper security system for them.
He said this proposal is good for SuperAmerica, but not for the neighborhood and
SuperAmerica should just put in a better surveillance system.
Seeing and hearing no one else wishing to comment, Waldhauser closed the public
hearing.
Schmidgall said he is inclined to support this proposal because SuperAmerica has
addressed the City's concerns, he sees nice improvements in their plans and their
involvement in the Night to Unite event is good. McCarty agreed.
Kluchka suggested adding the neighborhood clean-up and the installation of noise
ordinance signs as conditions of approval. Kisch said he would like the installation of
noise ordinance signs added as a condition of approval but the neighborhood clean-up
and the Night to Unite involvement are verbal commitments that would be difficult to
enforce.
MOVED by Schmidgall, seconded by Kluchka and motion carried unanimously to
recommend approval to allow the existing SuperAmerica store located at 1930 Douglas
Drive to remain open for business 24 hours per day subject to the following conditions:
1. A lighting plan shall be submitted to ensure compliance with the City's lighting ordinance.
The lighting ordinance did not exist in 1989. The 24-hour operation could not begin until it
was proven that the lighting requirements are met.
2. Landscaping on the site shall be as indicated on the Landscape Plan filed in the City
Planning Office.
3. All signage shall be in accordance with the City's sign ordinance. Prior to 24-hour
operation, the applicant must meet with the City's sign inspector to ensure that the
signage on the site is consistent with City code.
4. Noise ordinance enforcement signs shall be posted.
5. The memo from the Deputy Fire Marshal dated June 14, 2011 shall become a part of the
CUP permit. Because a loudspeaker system is required by the Deputy Fire Marshal, the
loudspeaker systems shall be designed so that it cannot be heard at any of the property
lines. SuperAmerica shall provide proof that the loudspeaker cannot be heard at any of
the property lines by a licensed acoustical engineer prior to 24-hour operation.
6. No trash or recycling pickup can be made after 10 pm or prior to 7 am.
7. There shall be at least two employees on site at all times.
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August 22, 2011
Page 3
8. Site layout shall be as indicated on the site sketch filed in the City Planning Office. The
four-foot wide strip shown on the site sketch as running along the perimeter of the main
building and extending into the setback area on the property's west side shall be a
sidewalk only. In addition, there may be an overhanging roof line extending no more than
30 inches into the setback area.
9. The station is allowed to be open for public business 24 hours per day.
10. The dumpster area shall be fully shielded from view.
11. The site shall meet all other City and State requirements.
12. Failure to comply with any of the terms of this permit shall constitute grounds for
revocation.
The Planning Commission bases its recommendation on the following findings:
• The significant neighborhood contributions that SuperAmerica is making
• Agreement to the 12 conditions of approval especially the improvement in lighting and
noise issues
3. Informal Public Hearing — Property Rezonings — Properties located north of
Harold Avenue, south of Highway 55, west of Glenwood Avenue and east of
Winnetka Avenue. The properties west of the Spirit of Hope United Methodist
Church are proposed to be rezoned to "Medium Density(R-3) ResidentiaP' and
the properties to the east of the Spirit of Hope United Methodist Church are
proposed to be rezoned to "Moderate Density(R-2) Residential."
Applicant: City of Golden Valley
Addresses: Properties located north of Harold Avenue, south of Highway 55, west of
Glenwood Avenue and east of Winnetka Avenue
Purpose: To bring the properties into conformance with the recently updated General
Land Use Plan Map
Hogeboom explained that the City's updated Comprehensive Plan was adopted in 2010.
As part of that process the City is required by the State to make sure the General Land Use
Plan Map, which is part of the Comprehensive Plan, is compatible with the Zoning map.
He referred to a map of the subject properties and explained that area A is the property
north of Harold Avenue, south of Highway 55, east of Winnetka Avenue and west of the
Spirit of Hope Methodist Church. These properties are proposed to be rezoned to Medium
Density(R-3) Residential. Area B on the map includes the properties located north of
Harold Avenue, south of Highway 55, west of Glenwood Avenue and east of the Spirit of
Hope Methodist Church and are proposed to be rezoned to Moderate Density (R-2)
Residential. He added that the R-3 zoning district would allow a development with up to 4
stories and 12 units per acre if it is non-senior housing. Senior housing would be allowed
by Conditional Use with no specific density and height up to 5 stories. The R-2 zoning
district would allow development with up to 8 units per acre for single family horr�es,
duplexes, twin homes or small townhouse developments.
Minutes of the Golden Valley Planning Commission
August 22, 2011
Page 4
Hogeboom stated that the City has been contacted by different developers regarding this
property throughout the years but that no developer has ownership of all of the parcels in
question.
Hogeboom noted that the City held an open house in June and some of the comments
from people who attended the open house included concerns about the potential height of
buildings, tree preservation and rising levels of traffic. He stated that Harold Avenue is
planned to be reconstructed in 2012 and the zoning of these properties will help guide the
design of Harold Avenue. Hogeboom reiterated that action must be taken by the City to
either rezone the properties to match the General Land Use Plan Map or re-designate the
General Land Use Plan Map to match the Zoning Map.
Waldhauser asked Kotila to explain proposed plans for Winnetka Avenue. Kotila explained
that there is an existing operational issue on Winnetka as well as concern about increases
in traffic demand as a result of future development, enough that the City has applied to
MnDOT for some cost participation to improve Winnetka Avenue at the Highway 55
intersection. He referred to a map of the area and discussed the proposed intersection
design and how it would help the intersection operate more safely and efficiently.
Cera asked if the proposed intersection changes are planned regardless of what happens
to the future development of these properties. Kotila said the need for the.improvements
currently exist but parts of the plan could change depending on what type of development
occurs.
Larry Kueny, 7303 Ridgeway Road, referred to a section in the Comprehensive Plan that
states all owners shall jointly petition for rezoning. He asked how many people have asked
for this rezoning and how the City knows what is best for these people and for property
values.
Lee Brant, 7631 Harold Avenue, stated that she understood that the south bound lane on
Winnetka would stop at the entrance of Brookview; now the lane seems to go south of the
entrance of Brookview. She is also concerned about the removal of park land and trees.
She asked if the properties were rezoned to R-3 how residents would know if something
else, such as apartments or something other than senior housing would go there instead.
Kathy Welander, 440 Idaho Avenue N, asked if there is any definition of what level of
housing would be built from luxury to low income. If there is low income housing she
questioned the level of crime and said she doesn't want people to come into their area that
might raise crime.
Gerry Deters, 7710 Harold Avenue, said he is concerned with how property taxes will be
affected if the properties are rezoned. He added that most of the neighbors have no desire
to move. He said he is under the impression that the proposed rezoning shouldn't affect
their property values but he doesn't want his taxes to skyrocket as a result of this rezoning.
He asked if there is a plan B or C if no developer comes in.
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August 22, 2011
Page 5
Brian Hillins, 340 Louisiana Avenue N, said that what the City is not telling property owners
is that when the properties are rezoned, owners will not be allowed to make changes or
additions to their homes and are being forced out. He asked about the definition of non-
compatible and urged the Commission to think about the amount of traffic with the
proposed lane expansion and the safety of pedestrians. He stated that there is currently a
lot of inventory of inedium and high density properties and asked why there is a need for
more and what the purpose is for adding more. He asked who is asking for this rezoning
and read from the City's vision guide and asked if this proposed rezoning matches the
vision guide and if it is really the right thing to do.
Sally Levens, 7811 Ewald Terrace, said something needs to be done about the traffic that
backs up on Winnetka and the people who don't stop. She said there are lilies in the
boulevard area that she is supposed to maintain but she is unwilling to risk her life in the
traffic. She said that Winnetka Avenue doesn't need to be enhanced to make Highway 55
better and asked how many units of housing could be built. She added that she doesn't
think it is safe or responsible to have higher density at this corner.
Ed Chesen, 7507 Harold Avenue, said he agrees with his neighbors that rezoning these
properties would be a big mistake. He said he didn't get a clear report on the comments
from the June open house and there is no reference to what happens to property values
and the whole make-up of the neighborhood. He said rezoning these properties is going to
destroy a neighborhood and he gets the impression that no one is interested in hearing
them.
Dale Berg, 7040 Western Avenue, said he agrees with everything that has been said. He
said he has heard little from the City regarding the reasons for doing this. He said he is
concerned about mass transit and that there is already enough traffic on Louisiana due to
Lion's Park. There is also not enough parking at Lion's Park and he hasn't heard anything
about any type of environmental assessments regarding flooding. He said there is a natural
barrier and you can't see or hear Highway 55 from his neighborhood and now he is going
to feel like he is living in downtown Minneapolis with multi-level housing. He suggested the
City buy the properties and give low interest home loans to young families with kids.
Alan Ingber, 7360 Half Moon Drive, said he agrees with what has already been said. His
concern is that Ridgeway Road will become more of a freeway with higher levels of traffic
trying to get to I-394 and Laurel.
Les Heller, 7525 Harold Avenue, said there has been no talk about traffic on Harold
Avenue. If these properties are developed the traffic will be like a funnel because there are
constant problems at the corner of Harold and Winnetka. He asked if this rezoning is being
done because of a developer. He added that the traffic really needs to be thought about
because there are going to be massive problems. He said he thinks this is a really bad idea
and maybe the City can work on getting the area fixed up and the homes occupied instead.
Erik Pedersen, 130 Louisiana Avenue N, said he did not buy his house with the intention of
seeing a well-established neighborhood be overdeveloped with townhomes. He asked what
City need this proposal serves and who asked for it because if there are actual people
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August 22, 2011
Page 6
involved who have asked for this, he deserves to know or if it is just a corporation pushing
their agenda he deserves to know that too. He said if Winnetka is made wider it will only
encourage more traffic on Winnetka because it is a thoroughfare and was made to be �
thoroughfare. He said the City is going in the wrong direction with these proposals and
should be putting stop signs at every intersection to make it possible for families to cross
the road and get into the park because cars don't stop. He added that everyone who is not
a resident should be deterred from driving through this area and this proposal should not
even be considered because it goes against everything in the vision guide for Golden
Valley.
Fred Gross, who lives in Burnsville, and owns the property at 7200 Harold Avenue, asked if
it was true that if the properties are rezoned homes can't be improved. He said somewhere,
somebody thinks this is a good idea but he is not sure that it is. He asked if the City has
considered ignoring what the non-elected Metropolitan Council has said or has considered
changing the City's vision to match the current zoning instead. He added that no one is
"chomping at the bit" to have more traffic on Harold, Ridgeway or Winnetka. He asked if the
City would consider condemning these properties if the owners decide not to sell.
Julie Johnson, 300 Edgewood Avenue N, said she hasn't heard anything about the impact
to Glenwood Avenue. She said she doesn't think this will only impact this small area it will
impact the whole southern part of Golden Valley. She said she agrees with everything that
has been said and she is totally against this proposal.
Beverly Weinberg, 7523 Harold Avenue, said she has a major concern about the left hand
turn from Harold onto Winnetka. She said at this time it is difficult and dangerous and if the
traffic is heavier it will be almost impossible and will be asking for accidents.
Schara Jesse, 743 Winnetka, said Ridgeway is a cut through thoroughfare and this
development will escalate the problem. She said this issue comes up every decade and
petitions have put a stop to it. She said the residents should get together and get a petition
going. She suggested people call the City Council to find out who is asking for this and
questioned if it is United Properties. She said she doesn't like this proposal.
Kluchka said he categorized the questions into traffic, property and legal and asked Grimes
to talk about his experience on how values and taxes are impacted by rezoning and by
redevelopment. Grimes explained that taxes are set by Hennepin County based on the
value of the property and its use. He referred to Area A and stated that if that area is
rezoned to R-3 the existing properties will become non-conforming which means the
homes can remain and be maintained and improved but they can't be expanded. In Area B
the existing homes would be considered a permitted use in the R-2 zoning district so they
could be expanded. He said he doesn't feel that rezoning these properties would decrease
their value because it would be in effect "up zoning" which means they could have a higher
value.
Kluchka said the next issue is why there is a need for this rezoning. He said he is thinking
about trends and how cities need to be responsible in meeting needs in appropriate ways
such as providing senior housing. Grimes agreed there is a large aging population in
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Page 7
Golden Valley. He stated that the Planning Commission and City Council provided for
additional types of housing opportunities during the Comprehensive Plan Amendment
process. He added that Golden Valley is an attractive location as an inner ring suburb and
unfortunately the Comprehensive Plan Amendment meetings and open houses don't draw
large audiences because the entire City is being reviewed, not just certain areas.
Waldhauser stated that the vision for the City, including this area did come from the Ciiy's
residents with direction from the Metropolitan Council. She agreed that Golden Valley is a
changing community and the Comprehensive Plan update sought to find a balance
befinreen good change and preserving what's best of Golden Valley.
Grimes referred to the question regarding the General Land Use Plan Map being required
to be compatible with the Zoning Map and explained that the City Attorney's opinion is that
the two maps should be compatible. He stated that the City could re-designate the
properties back to single family residential but the Metropolitan Council looks at the
metropolitan area as a whole in regard to transit, sewer, highways, etc. so Golden Valley
likes to work together with the Metropolitan Council because not working with them may
affect things like grants. Kluchka added that the City and the broader community get a
benefit from meeting Metropolitan Council's goals and objectives. Grimes explained that
according to Metropolitan Council projections there needs to be room in the metro area for
another million people and it saves taxpayer money to develop or redevelop property
already served by sewer, water and transportation.
Kluchka asked if there is another plan in place for these properties if a development doesn't
occur. Grimes stated that the development community is waiting to hear a decision from
the City regarding the zoning of these properties. He added that the City Council has stated
they will not use condemnation to develop these properties. It will have to be done by
developers purchasing the properties at market rate. Waldhauser agreed that the City is
not in the position to buy these properties.
Kluchka asked if the City can control the type of development on these properties. Grimes
stated that more than likely the properties will be a senior housing type of development. He
explained that the traffic patterns for senior housing could work well in this location and that
the City has latitude in approving things like landscaping plans and traffic plans as part of
the Conditional Use Permit or Planned Unit Development process.
Waldhauser said she appreciates that people who live in the area see things she doesn't,
but it seems like there are some long-term traffic issues in this area that this particular
rezoning may or may not impact.
Grimes referred to the question asked regarding environmental issues such as flooding and
noted that those types of issues will be addressed at the time of development.
Kotila referred to the safety issues that have been discussed and explained that he
recognizes the need for pedestrian improvements at Winnetka and Harold. He discussed
how traffic backing-up on Highway 55 makes every movement more difficult so fixing those
issues should help alleviate some of the concerns. Kisch asked if increasing capacity would
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August 22, 2011
Page 8
also increase demand. He also asked about implementing other safety and speed control
measures. Kotila explained the approach is to try and serve the existing traffic demand and
that he realizes some of the traffic will be dispersed to other locations. He stated that part
of the Harold Avenue reconstruction project includes constructing a fairly narrow two-lane
roadway which should help moderate the speed at which people drive.
Grimes referred to the question regarding what type housing could be built this location. He
stated that the City has no control over housing being low-income versus market rate.
Waldhauser noted that the City tries to disperse its housing types.
Ed Chesen, 7507 Harold Avenue, asked why both areas couldn't be rezoned to R-2.
Waldhauser stated that that Area A is at an intersection that faces a commercial district and
a highway which provides a better opportunity for additional housing. She said her opinion
is that Golden Valley is a fairly urban community and is a part of the City and in order to be
a vibrant community and attract people who want to live here there needs to be community
services, convenience, walkability and transit. Chesen said the way the properties are
going to be developed isn't going to attract those types of people because senior housing is
what has been proposed. Hogeboom showed a map illustrating the ownership of each
parcel in Area A. Chesen stated that United Properties has attended meetings and
questioned why they have been allowed to speak if the issue really is whether or not to
rezone the properties. He said it sounds to him like a deal has already been done. Kluchka
stated that developers are a part of the community and are welcome to attend City
meetings. He said he wants it made clear that there is no malfeasance or arrangement
happening outside the law. Chesen said he has stated nothing but the facts. Hogeboom
stated that United Properties has made no official application submittal to the City.
Fred Gross, 7200 Harold Avenue, asked if the City has considered selling part or all of
Brookview Park to satisfy the Metropolitan Council and to meet its vision. Kluchka said it
has been discussed in the past. Grimes added that a large portion of Brookview is in a
flood plain.
Brian Hillins, 340 Louisiana Avenue N, said the Commission still needs to answer the
question of who is asking for this rezoning. He said he hasn't heard anything discussed but
trends and told the Commission not to believe everything they read. He asked if these
properties are bank owned why there aren't for sale signs on them. He said he thinks there
is opportunity for developers and personal homeowners, himself included, to consider
doing a "flip" and asked why that opportunity is only available to the private community and
not the public community. He stated there are currently 190 homes, condos, townhomes
and twin homes for sale in Golden Valley and told the Commission to think about the tax
revenue of those 190 homes versus throwing somebody into an 800 square foot apartment.
The "bigger bang" would be to encourage people to buy these properties, increase the
value and get more property taxes rather than building a 5-story building with minimal
property taxes which would drive everybody else's values down. Grimes referred to the
question of who is asking for this and reiterated that the Planning Commission and City
Council chose to re-designate this area on the General Land Use Plan Map.
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August 22, 2011
Page 9
Diane Stelow, 7335 Ridgeway Road, asked if these properties could have driveways
entering and exiting on Highway 55 to get the traffic out of the neighborhood. Grimes said
that MnDOT has said no.
Kluchka said it is not hearsay that the population is changing so when they are asked who
is asking for this rezoning the City Council has to look long-term at the broader needs of
the community. McCarty added that the Metropolitan Council is asking for it because there
needs to be more room to accommodate additional people so the Planning Commission's
charge was to figure out the best way to utilize the property the City has.
Erik Pedersen, 130 Louisiana Avenue N, asked if Golden Valley has any 5-story buildings
next to residential property. Grimes said yes and mentioned Calvary, Covenant Manor and
Laurel Terrace Apartments as examples. He asked how many empty buildings there are
downtown and asked the Commission if they really believe it is in Golden Valley's best
interest to solve the senior housing problem. He said Golden Valley is a small suburb in a
big metro area and people will go where the housing opportunities are. He said he doesn't
hear a single tax payer/voter asking for this. He added that if the City goes ahead and does
this they are doing it without any regard to what the people who live in the neighborhood
think.
Fred Gross, 7200 Harold Avenue, asked if it is possible that Central Bank does not have
these properties marketed for sale because it is in their best interest to hold onto them for a
developer interested in buying them. He asked why there are not any developers at this
meeting and why there aren't any neighbors in attendance saying that this is a wonderful
idea. Grimes agreed that Central Bank is more than likely waiting for the outcome of this
rezoning proposal before they put the properties on the market.
Les Heller, 7525 Harold Avenue, said people don't come to public hearings because they
feel they don't have a voice in their government. That what they say goes in one ear and
out the other. He said if something is this important it should be front page news and every
resident should get a letter.
Seeing and hearing no one else wishing to comment. Waldhauser closed the public
hearing.
Cera proposed to split the areas into two votes. Waldhauser started with Area B. She
stated that having worked on the Comprehensive Plan update process she really does feeY
that the Plan was aired in many ways. She feels the City is changing and people need to
change with it. She said that for commercial development to survive there needs to be
density around it. She feels this area is a great place for a more dense development that
will help get better transit and will help get some of the traffic off the local streets. She said
she thinks there has been forward thinking and this proposed rezoning has the best interest
of the community at heart.
Kisch said he is concerned about the rights of home owners being able to improve their
properties in Area A. He said that rezoning Area B to R-2 doesn't change property owners'
rights at all and won't impact what is there right now and will only be changed as the
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August 22, 2011
Page 10
market dictates. He added that the traffic concerns are valid and need to be addressed.
Cera agreed.
Schmidgall said he is in favor of recommending approval of the proposed rezoning for both
areas. He said this is all long term planning and the homes in Area A could stay forever. He
said they've talked a long time about providing a variety of housing types in Golden Valley
including higher density for an aging population and there could be a very attractive
development built in this area. He said he really tries to sort out the concerns he hears
during public hearing and thinks the traffic issues are a legitimate concern but people worry
about change and prefer the evil they know to the evil they don't. He said he really doesn't
think there is an incentive for a developer to build something undesirable at this location.
Kluchka said this meeting was a great opportunity to hear from the residents in the area.
He said he is conflicted on how he feels about rezoning these properties and he wants the
traffic concerns further studied before he can support the rezoning.
McCarty agreed that traffic does need further study. He said there is a problem with houses
sitting vacant and people shouldn't be pushed into single family homes because that is part
of the reason the economy is how it is today. He said he also agrees with the need for
increased density and even though it's difficult to hear from the neighbors, rezoning this
property is for the overall good of the City so he is inclined to support the proposal.
Kluchka asked about the opportunity to hear more about the traffic and safety concerns
before the rezoning is considered by the City Council. Grimes stated that when the
Comprehensive Plan was updated and re-designated to a higher density category, the
traffic was studied using various development scenarios. Kotila noted that the City Council
has received the forecasting report and specifics related to the proposed density. Grimes
added that the transportation section of the updated Comprehensive Plan was done after
the land use section so the City could be sure that traffic issues were managed.
MOVED by Cera, seconded by Kisch and motion carried 5 to 1 to recommend approval of
rezoning Area B from Single Family (R-1) Residential to Moderate Density (R-2)
Residential. Cera, Kisch, McCarty and Waldhauser voted yes. Kluchka voted no.
Kisch said the issue in Area A lies in the rights of the property owners' ability to make
changes and add value to their homes and rezoning to R-3 limits what can be done. He
said he agrees that the City needs a diverse group of housing choices because it makes for
a more solid and vibrant community, but he also needs to see what the traffic impacts are
really going to be. McCarty noted that until it is decided what kind of development is going
to be built, the traffic impacts are unknown. He added that he doesn't see these properties
being used long-term for single family housing.
Kluchka said his concerns are also about the traffic. He said he would like to look at
rezoning the properties to Mixed Use instead of R-3 because he wants this area to
contribute more to the neighborhood. Cera agreed that the idea of Mixed Use is intriguing
in this area. He said properties zoned R-3 could sit for a while and go downhill. He said R-2
might be a better choice. He added that there is a roomful of citizens who have concerns
Minutes of the Golden Valley Planning Commission
August 22, 2011
Page 11
that should be listened to and he can't support R-3 at this location. He could support R-2 or
discussing Mixed Use. Kisch said a Mixed Use zoning designation would cause a bigger
issue with traffic. He said this is a stab at planning for the future and it can be rezoned or
re-designated in the future if needed.
Waldhauser said she is torn befinreen rezoning Area A to R-3 or R-2 because R-2 doesn't
provide the opportunity for potential senior housing. She said she is not optimistic that a
developer will want to develop these properties as single family or two-family homes.
Grimes suggested studying the possibility of allowing senior housing in an R-2 zoning
district with a Conditional Use Permit. Kisch asked if the City could issue a Conditional Use
Permit to allow a non-conforming use to be expanded. Grimes said he would talk to the
City Attorney.
MOVED by Schmidgall, seconded by McCarty and motion tied to recommend rezoning
Area A from Single Family (R-1) Residential to Medium Density (R-3). Commissioners
McCarty, Schmidgall and Waldhauser voted yes. Commissioners Cera, Kisch and Kluchka
voted no.
--Short Recess—
4. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
Waldhauser stated that the Board of Zoning Appeals would like to Planning Commission
to address the issue of covered and uncovered porches and landings. Hogeboom said he
would discuss the issue with the Board at their next meeting.
5. Other Business
No other business was discussed.
6. Adjournment
The meeting was adjourned at 10:03 pm.
� � �/ ��
David A. Cera, Secretary