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11-22-04 PC Agenda AGENDA GOLDEN VALLEY PLANNING COMMISSION Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Monday, November 22, 2004 7 pm I. Approval of Minutes October 11, 2004 Planning Commission Meeting October 25, 2004 Planning Commission Meeting II. Presentation of Capital Improvement Program 2004-2008 - Don Taylor, City Finance Director III. Adjournment " . Regular Meeting of the Golden Valley Planning Commission October 11, 2004 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, October 11 , 2004. Chair Keysser called the meeting to order at 7 pm. Those present were Chair Keysser, Commissioners Eck, Hackett, Rasmussen, Schmidgall and Waldhauser. Also present were Director of Planning an evelopment, Mark Grimes and Administrative Assistant, Lisa Wittman. . I. Approval of Minutes September 27, 2004 Planning Commission Meeting Waldhauser referred to the fourth paragraph on page,four a "requirement" be changed to "limit" regarding fence tTe" MOVED by Rasmussen, seconded by Hackett approve the September 27,2004 minutes with car unanimously to oted change. II. Informal Public Hearing - ZO from R-1 Single Family Resi Applicants: II s Drive North - Rezone property wo Family Residential Address: Purpose: e property from R-1 Single Family Residential to R-2 esidential. I request and stated that they own the two-family dwelling operty. He reminded the Planning Commissioners that they proval to rezone the property just to the north of this one from ow e construction of a two-family dwelling. However, this request . r to its public hearing before the City Council. hat the applicant's home was built in 1977 when two-family homes were a permitte in the R-1 zoning district. He said that they received a variance at that time for the width across the front of the lot in order to build the two-family home. He explained that when the code was changed in the 1980's to include an R-2 zoning district all two- family homes in the R-1 zoning district that were not rezoned to R-2became non- conforming. He stated that the applicants are trying to refinance their property and their financial institution is uncomfortable with the property being labeled "non-conforming". Grimes added that the lot does meet the current R-2 requirements and that rezoning the property would not change the low density character of the neighborhood. . Keysser asked if this property is two separate parcels with a zero lot line or if it is one parcel. Grimes said it is one parcel. . Minutes of the Planning Commission October 11, 2004 Page 2 Eck referred to the recent proposal regarding the property to the north at 2548 Douglas and asked if that request has been abandoned since Hennepin County did not like the idea of driveway access on Douglas Drive. Grimes stated that the developer for that proposal did withdraw his application but that there may be a new party interested in the property with a different proposal. Waldhauser asked how large the homes could be if the property were rezoned to R-2. Grimes said that as long as they meet the setback requirements for the R-2 zoning district the homes could be expanded as much as they want. . Waldhauser referred to this home's access off of Douglas Drive an north is redeveloped if it could share this same access. Grimes s be a reasonable request. e lot to the hat would Keysser asked if the Planning Commission is going to be I requests on a case by case basis or if all of the R-2 propert looked at as a whole. Grimes said that up until now t ity requests on a case by case because rezoning is -2 rezoning re going to be h d rezoning versial. Rasmussen asked if the existing duplex could explained that if the damage to the home could not be rebuilt if it remains in the were damaged. Grimes % of the home's total value it James and Kathleen Bell, Applic rezone their property is becau can not refinance with the R-1 negotiations with the nei share driveway access primary reason they are proposing to Id by three financial institutions that they sign n. He said that they are currently in rth to purchase their property because they could ent on their property being refinanced. Keysser opened th public hearing. g. Seeing and hearing no one, Keysser closed the nning Commission has discussed this area quite thoroughly or rezoning and he sees no reason why this property, which is ghborhood, couldn't be rezoned. e agreed with Commissioner Eck. Hackett at it makes sense in this case to change the zoning to meet the actual use. He said he thinks it would be good for the Commission to look at this whole area on a future agenda. . MOVED by Eck, seconded by Waldhauser and motion carried unanimously to recommend approval to rezone the property located at 2520-2522 Douglas Drive North from R-1 Single Family Residential to R-2 Two Family Residential. . . . Minutes of the Planning Commission October 11 , 2004 Page 3 III. Informal Public Hearing - Preliminary Plan Review - PUD-99 - 5222 Minnaqua Drive Applicant: EPIC Development, LLC Address: 5222 Minnaqua Drive Purpose: To allow for the construction of six single family homes Grimes referred to the site map and pointed out the location of the pro at the intersection of Minnaqua Drive and Toledo Avenue. He state approximately 60,000 square feet in area and that the minimum I t single family home in Golden Valley is 10,000 square feet. d development roperty is ent for a Grimes referred to the Comprehensive Plan Map and stat for Low Density residential uses which allows for five units area around this property and said the area to the n is d that the area to the south is designated low densit requesting a PUD because this type of develop zoning because of the proposed private street. replatted into six individual lots with an ea center street which will be about 240 ~ Departments are comfortable allowing. homes because each house will b explained that each home will three car garage and a drivew pr e is guided erred to the n gh density and d tha the applicant is 1I0wed through normal at the property would be ver each driveway for the t the Fire and Inspections to serve as access to these fire suppression system. He f approximately 2,400 square feet, with a ave enough room to park three more cars. Grimes stated that ther about how this develop area and referred t 't Flood Proofing proj easements in f n He added that should b homes period ic MI qua deve pie in the neighborhood who are concerned ec .em. He discussed the issue of flooding in the r Jeff Oliver's memo. He discussed the Scott Avenue at the City still needsto obtain all of the necessary efore this proposed development could be completed. mends, and that staff and the City Attorney agrees, that there claration put on these six homes so that people who buy these eir driveways and Minnaqua Drive would still be subject to e said there could be up to 2.8 feet of water at the intersection of Toledo Avenue where people would enter the driveway to this Grimes reviewed his recommended conditions of approval as stated in his staff report and told Commission that City Engineer Jeff Oliver was present to answer questions. Rasmussen referred to the language in the purpose and intent section of the PUD Ordinance and asked Grimes why standard zoning provisions are too "rigid" in this case because the property could be developed with one or two homes. Grimes said that this is a 1.3 acre parcel of land and that this proposal would be a more efficient use of the land and would be a way to create additional housing without having a negative impact on the area. . Minutes of the Planning Commission October 11 , 2004 Page 4 Eck asked referred to the Scott Avenue Flood Proofing project and asked if it would take the street and some area out of the flood plain. Jeff Oliver, City Engineer, said that the flood plain in this area has been lowered as far as it possibly can be lowered and it has come down approximately a half of a foot as a result of the Bassett Creek Water Management Commission and the Army Corp. of Engineers project that took place over the last 30 years. Eck asked if anything built on this parcel would require fill. Oliver said yes, with the exception of a home being built on stilts. He explained that the lowest f the home needs to be two feet above the 100 year flood elevation at the regu 0 elevation. to the Barr Engineering report and asked if what they refer to as the ac ment is the same thing as the Scott Avenue Flood Proofing project. Schmidgall asked if the Scott Avenue flood proofing project is actually going to se the flood elevation upstream of itself. Oliver said yes, the flood elevation would increase upstream of the proposal between Scott Avenue and Highway 100 with no impacts down stream. Oliver clarified that there would be no homes brought into the flood plain and that no homes already in the flood plain would be additionally impacted by either of these projects. Rasmussen asked if the Bassett Creek Water Management C this project. Oliver said they have not reviewed the project fr however, they've looked at the potential impacts to the flo and the Scott Avenue Flood Proofing project and the cumul roved and point; is project these projects. Rasmussen asked about flood mitigation. Oliver explained that there is flood fringe and flood w or filled but there is more flexibility in the flood storage but that conveyance is critical in t evised flood code and e dway can not be altered id the area doesn't need flood water from point A to point B. . Hackett referred to the grade being r displaced has the potential of pia' the flood plain and asked wher Oliver said that the City a map of the area and dis lift station, a levee and a impact and said th are no projected inc Avenue Flood downstre of this de ineering to evaluate the proposal. He showed a Avenue Flood Proofing project, the storm water ry hol ing pond. He discussed the increased flood o impacts down stream from the proposal and that there lood stage. He said the issue at hand is if the Scott . If it does not, there would be negative impacts so staff's comments are that without the flood proofing project ot go forward. . Rasmussen asked Oliver if he is familiar with any water problems at the town homes and condominiums to the north. Oliver said he believed most of the homes at Briarwood are slab on grade construction but that he hasn't talked with anyone in that area. He said he is aware that there are some homes in the area that have ground water problems. . Minutes of the Planning Commission October 11 , 2004 Page 5 Rasmussen asked how a home is flood proofed. Oliver said there is a number of different ways to flood proof a home including elevating the home or allowing a crawl space to flood or by using berms or levees. Keysser asked if the City wants to do the Scott Avenue Flood project regardless of the Minnaqua project. Oliver said yes. Keysser clarified if only the Scott Avenue project was done, and not the Minnaqua project there would be a very slight impact north and none south of Scott. Oliver said that is correct. Keysser asked what the Scott Avenue project accomplishes. Oliver said that it would remove 11 homes from the flood plain. Keysser asked if the Scott Avenue project and the Minnaqua project would bal ach other out. Oliver said there would be no negative impact. Rich Ragatz, Applicant, some time ago and that proposed project. i designation of 4.3 u throughout th would 100 ike up arJd Golden Keysser referred to the intersection where the proposed drive asked if this development would have an affect on the 30 in there when it is flooded. Oliver said it would not affect it. . Eck asked how many times in the last 10 years the flooded. Oliver said that the intersection floods s elevation. He guessed that in the last 3 to 4 ye Eck asked if the new private street had been t access to their homes. Oliver said there asked if the majority of these instance closed when water exceeds 6" becau I tersection has w the 1 OO-year flood aybe 10 to 12 times. would have been denied access for a short time. Eck ars. Oliver said the streets are ance company requirements. Rasmussen asked if that is tol to easily remove the road from . Oliver said there is no cost effective way I nt, said that he held a neighborhood meeting the flood issue in this area is much bigger than just this is development does meet the Comprehensive Plan nd that there is a high demand for this type of housing howed an exterior elevation of what the proposed houses e general buyer profile is older people who do not want to go id there are not a lot of opportunities in for this type of home in who want to stay in Golden aD ut the price of the homes. Ragatz said they would start at 500,000. Rasmussen asked if these homes would be easily insured for home owners insurance. Ragatz said yes, because they would be above the 100 year flood plain. . Keysser asked Ragatz what he thought about the 30 inches of water that sometimes stands at the intersection where the proposed driveways would be. Ragatz said it seems like ther~ are not that many instances where there is that much water. He said it is a challenging site, but it is agood location. Keysser opened the public hearing. . . . Minutes of the Planning Commission October 11, 2004 Page 6 Stacy Hoschka, 2030 Toledo Avenue North, stated that she works at Barr Engineering and understands the flood issues and impacts. She said she is more concerned about water quality and that recently the silt was dug out of Minnaqua pond to improve the conveyance through the pond. She said that with the increase in homes, if best management practices aren't followed, silt could build up again in the creek rapidly. She asked if there is a way to get recommendations from the Bassett Creek Watershed District as far as using rain gardens. She said that even though she understands the water quality issues and that there will be no impact tothe flooding issues in the .area,she doesn't want the project to happen because the whole neighborhood doesn't want it and there is value in-that whether homes are flooded or not. She asked if t . a way to negotiate flood proofing the homes on Toledo and Minnaqua if this through. She suggested that this project also be used to educate people 0 fertilizers and pesticides. Tanya Bransford, 2150 Toledo Avenue North, stated that 1996 and she loves her neighborhood, Golden Valley and I en Valley in oject. She said it against the eighborhood is already n ss generations. They with disabled people, a triplex have a mix and she doesn't s a young and growing e of eight and she is concerned aid she was not aware that these arage which would mean a potential of an mpa g local streets. She said her primary cause she is located inches away from a flood of water is kind of scary. She said the lot on erty With a lot of trees. She is concerned about nature eferred to the environment section of the Vision Guide h developed urban spaces in her immediate e nature and beauty need to be preserved. she is against the proposal to put six homes on this I', themes and purposes listed in the Vision Guide. diverse culturally, racially, across socio-econo have town homes, twin homes, apartments, a and single family homes in their area. Sh . understand why they need more of the neighborhood with a number of childr about the traffic impact this propo proposed homes would each h additional 12 cars going back concern is regarding the f reaching her home, add' Minnaqua is a very beautl and where the dee 0 and said Golden Va neighborhood Avenue North, said that in the 12 or 14 years he's lived there ome and go and the creek is aesthetically pleasing. He said they he creek and the trail that was put in and if this proposed development along the creek, he is in favor of the project for that reason alone. He see how there could be a water impact if these homes will be 50 feet away fro creek. He said that in the time he's lived here he's had to take a different route due the water maybe six times and he doesn't think the homeowners have ever been marooned in their home. He added that it would be an asset to have this type of housing stock available in Golden Valley and he strongly recommends approving this proposal. Harold Serumgard, 2100 Toledo Avenue North, said he wanted to address four things: traffic, density, water quality of the creek and another proposal on what to do with this property. He said that there has been a series of streets that have been closed in the area during periods of high water, forcing traffic to go down Toledo in front of his house and he . . . Minutes of the Planning Commission October 11 , 2004 Page 7 is not looking forward to another ninety cars going past his house. He referred to a map he brought with him. He discussed all of the entrances and exits that have been closed in the area showed how they are sandwiched in between higher density properties. He said he thinks this is probably a good project but not here. He said this is a unique piece of property and that this project would take down every tree on the lot which helps with some of the water run-off and it would be a terrible mistake to disrupt that. He referred to the Metropolitan Council's 2030 Development Framework and said he doesn't think this project fits with their plans regarding water quality, utilization, land use and natural resources. He referred to the environment section of the Vision Guide which says we are leaders in surface water protection and enhancement and asked wher the City would have the opportunity to provide river walks other than this pr id instead of expanding the flood plain this proposal will constrict it and we '11 gainst what our own Envision Golden Valley is proposing to rectify. id e to propose that the City purchase this property and use it as a ain water garden with lots of trees, amenities, connections to existin c to have a picnic, He added that he thinks the neighborhood would su than the addition of six homes. Barbara Braun, 2141 Scott Avenue North, said flood plain project area but nevertheless she s Bassett Creek. She said in 1987 her nei week because they didn't have access skeptical that there would be no impa proposal. She asked for an expla her end of the pond. ted in the proposed e water problems from re dri' across her yard for about a ays. She said she is quite neighbors as a result of this flooding is not going to increase at Dave Warren, 2442 Unity. ; said he shares the prior speaker's skepticism when it comes to what into the water when you are trying to get more water through less spac even if the Scott Avenue project fulfills its promise and protects the peopl ide of the Creek, what will happen to the west side of the Creek. There has b n about the impact to the Briarwood town homes and what addition re going to get. He saidthat they haven't had any problems t, bu ot to say that a development happening immediately in front of them is,n tically change the way things flow. He said the character of the neighb~4' c rn and the trees and space make it beautiful and he doesn't see th ropo 'n and he disagrees with the proposal. He loves the idea of a rain ga and ered a couple of years ago when a path was put in running right dow re had been a suggestion of running an easement along the edge Bassett for a trail and Mr. Oliver said it would not be feasible because the soil quality is so poor that it would erode the trail every year when the Creek would flood. He said doesn't know what has changed in the last two years, but that section is paved now and it doesn't make any sense to him. He asked if they would still need the path on Unity if this project goes through with the trail along the Creek. He said when cars are parked on both sides of Unity in the Briarwood area they can't pass each other and maybe that trail going right through the middle of their development could be taken out so the street would be the correct width again. . . . Minutes of the Planning Commission October 11, 2004 Page 8 Chris Rahill, 5222 Minnaqua Drive, owner of the property, stated that he concedes that the vast majority of the people at this meeting are not in favor this project but there are some neighbors that support it strongly. He showed a map he brought in with him and said he has spoken with the town home owners to the north and they are either for it or they are neutral. He said they have been at this home for three years and in that time there is entire area in the back yard that has never gotten wet and there has only been one time when they could not access their home. He said that the house does not lose access during every flood, only in extreme flood conditions and only for a brief period of time. He said if the City would like to buy the property it is for sale, but he is assuming the City doesn't necessarily have money to go around buying property to . 0 parks. He said the traffic would be 30 to 35 incremental trips per day, not 90 e s speaker said. He stated that if this project doesn't happen he will build a r" aro the entire perimeter of the property and push water off the prope lids a ring berm it would come much closer to the Creek than the devel feet which would provide the green space and drainage that some of looking for. He said he would not work with the 50 foot setback and wo rm as far as he can toward the Creek so one way or another this pro fl roofed. He said he really feels that this is the best approach for t . and that these homes by Dave Alan, who has an impeccable reputati the home values in the neighborhood and that it is not a stretch to sell s for $500,000 to $700,000. He added that the proposal conforms to the+~.& ive Plan, and it's ok with the City Engineer, Fire Marshal and Polic. Id he doesn't think he could come up with a better solution for this it will be a beautiful transition. Lottie Matkovits, 2400 Unity Av home owners to the north ar homeowners have conce project won't impact th spring and she is scare how the City Engin Commission to con , d that she knows that most of the town I an e knows for a fact that two other flooding. She just doesn't see guarantees thatthe a.~he sees the water to the south of her rise every ays w6nders how high it will go. She said she wonders if he was living in her house and asked the Planning ~ng issue carefully. ledo Avenue North, stated that he understands that there are a ested for this project. He that the subject property is 1.3 acres ould deed some of it to the City which would bring that acreage he street would bring that number down too so it would be awfully tight o. He said that the average lot size on Toledo is a half an acre with large is is not the type of situation that should be going in and it will be an eyesore .11 end of the street. He said if that lot is filled it will affect him across the street, he doesn't see how it possibly can't. He added that children play at the site of the proposed driveway and he doesn't want more cars driving through there. Janice Paulson, 2045 Unity Avenue North, stated that the flooding doesn't affect her because she is on high ground but every time there is a half-inch to an inch of rain Minnaqua Drive and Toledo flood, and anybody that would normally take that route comes down her hill and goes by her house. She said that when she bought her house back in the 1970's before Briarwood was put in the neighborhood asked where the water would go if all of these town homes were built. She said the civil engineers told them that . . . Minutes of the Planning Commission October 11, 2004 Page 9 it wouldn't flood but once in 500 years and the very next year, after those town homes were put in they had three 500 year floods. She said they decided the problem wasthe bridge so it was taken out, the Creek was not widened or dug.out and they still had floods. She said she doesn't know about the Corps of Engineers because she is just a 6th grade teacher but she can figure out that when six houses and driveways are put in on this site there is going to be a problem and the flooding will go right back onto Toledo and Minnaqua a couple of times a year, not once in 100 years. Eduard Budilovskiy, 2121 Toledo Avenue North, said he bought his property six years ago and was told by the previous owner that the property had never b oded but it happened several times. He said that the flooding and traffic conce his project would create a bottle neck of water on Toledo. He said it is not f trying to get to work and has to go over his lawn and jump over the cur ncerned about the flooding and does not want this project to exist. Kathy Vesley, 5525 Phoenix Street, stated that for the last have partnered with the City regarding the path thro e' noticed that as a result of that project the large g She said she doesn't think that can technically do with homes not property. She said she thin good one, but she is speaking against thi concentration of the water and how w to the trees and grass like it does no Ie at Briarwood ope nd she has now stays wet longer. o ecause flooding has to venue Flood project will be a concerned about the time and ter and not be able to soak in . he has lived here since 1997 and he has t property for children to be in and he is e he has seen water coming into the yards. He e Creek and the ground is raised up, the water ause t ere is no where else for it to go. He said this and is just another way to channel water right to ould move out of the area and questioned who may ix houses in will create extra traffic and pollution and that ot developed because Golden Valley is developed enough. Michael Tobak, 2519 Unity Av seen houses flooded. He said concerned about floodin said that if something is will probably go to Bria project is not suita Briarwood. He said move in. He a area is to , oledo Avenue North, said that they already have a traffic bottle ',Toledo because of the group home and she worries about more cars "W-.,-,o-__ referred to the Envision project and said they have quite a few density rea already and she doesn't know that they need more of that. She said there ar ems for the young children and putting in $500,000 high buck units is not going to be attractive to young families. She said it is good to consider the community and the cohesiveness and these proposed six units aren't going to create cohesiveness because they won't see those people because they'll be too busy working to support their lifestyles. She said it is not in line with the Vision Guide and is something that is not a good project and totally discourages it. Kelly Buttler, 2107 Toledo Avenue North, said her home is not directly affected but her street is definitely affected. She said they welcome when the traffic is affected on Unity because they get a break from the traffic for a little bit during the flooding. She said she Minutes of the Planning Commission October 11 , 2004 Page 10 . bought her home because of the large lot and six homes on one lot will destroy the look of their neighborhood. She said she disagrees with this proposal of six single family homes on a one acre lot. Tanya Bransford, 2150 Toledo Avenue North, asked if it is true that all of the trees will be taken down. Keysser said no and explained that 21 trees would be removed, 26 trees would be preserved and 24 new trees would be planted so it would be a net gain of trees. Bransford asked why there needs to be six homes on this property, not one or two so it would be similar to the lot sizes in the neighborhood. . Rasmussen asked Oliver to explain why the water won't incre added and homes built. Waldhauser asked Oliver to also ad property and driveways as well as homes. Seeing and hearing no one else wishing to speak Keysser closed t Oliver explained that according to FEMA water in a problem. Flooding in yards and non-structural ar structures and property damage is not accepta ed a flood e Flooding in homes and Waldhauser said she would like to know says. ater regardless of what FEMA Oliver compared the water restric' top of the funnel or where the funnel but there will be a mini additional structures will flooding in the 100 year" said the water would back up at the om. He said it is not as dramatic as a If t 0 projects proceed. He added that no to the flood plain and it will not result in additional Keysser said inste would be six roofs, go. 'ng one house, one roof and a large green lawn there nd not much lawn and asked where the water would mewhat of an increase in run off, but that most of the water will ake its way toward the creek and storm sewer system. He developer will be required to implement best management practices 10 . A grading and erosion control permit will be required as well as an r general storm water because it exceeds an acre. He added that Golden serious about drainage and erosion and makes every effort to minimize the . Eck stated that the property owner has said that if this project doesn't proceed he will surround the property with a berm to keep the water out. He asked if the property owner would be allowed to do that given that the property is in the flood plain. Oliver explained that this home has been identified as one of the homes in the flood proofing project and that not only would he be allowed to surround the property with a berm, there is funding available to work with the homeowner to flood proof the property. Minutes of the Planning Commission October 11 , 2004 Page 11 . Eck asked about the impact of surrounding the property with a berm. Oliver said it would be similar or less than the proposed development. Hackett asked if the City bought the property if it could mitigate the current flooding situation. Oliver said if they were to excavate the property three feet there would be a very, very minimal decrease in flood elevation. He said part of their analysis of the flood proofing project as a whole looked at the storage that would be necessary in order to lower the flood plain significantly through this area. In order to take all of the homes out of the flood plain they would need 100 acre feet of land which is 100 acres of land one foot deep and there is not enough room in this area to excavate to provide t so the 1.3 acres in this site would not significantly impact any flood levels for t Hackett asked if it would begin to reduce the impact to some of the hous t ntly under the flood mitigation project. Oliver explained that withou Is and looking at all of the variables he couldn't say for sure, but he crease would not remove any of the homes from the flood plain. . Schmidgall asked Oliver if when he says "flood plain' fringe". Oliver said that is correct. The flood way i ut the "flood make up the flood plain. I Keysser referred to the run off from the Minna Minnaqua and Toledo intersection. Oliver. the property and that the water would the east and west. asked how it would affect the no projected increase south of ould go down the driveway to Hackett clarified that the prope subdivided it would need 80 fe variance they could divid . added that the lot could four units if twin homes raised out of the fl house would have t n ned Single Family and if it were to be age 0 ,the street for each parcel so with no eels and build two homes. Grimes agreed and o to R-2 then there could be two. lots with a total of t. Rasmussen asked if the property would still have to be es said yes, and explained that the lowest floor in the bove the flood elevation no matter what was built. Hackett s to disc get floo e new law requiring houses to be built above the flood plain is t in flood plains and to allow current homeowners the ability to IS a federal government requirement to get new developments above ion and if that requires filling that is fine. He referred to the neighbors concern t traffic and said that with 8 to 10 trips per unit, on the high side that would be 50 to 60 trips in and out per day orabout 3 to 4 trips per hour and there is enough capacity on the streets to accommodate that number of trips. . Rasmussen asked about the neighbor's comment regarding the Unity Avenue being too narrow for two cars to pass. Oliver said he doesn't recall the exact width of Unity but that he has not been made aware of any problems but it can be evaluated. Grimes added that streets have been narrowed in a number of circumstances at the request of neighborhoods to discourage traffic from going fast. Oliver said that is correct. . . . Minutes of the Planning Commission October 11, 2004 Page 12 Keysser asked Ragatz if they would be marketing these proposed homes primarily to . independently living elderly people. Ragatz said not necessarily, but that is the niche when homes are single-level. Keysser asked Ragatz why he is proposing three stall garages if they are marketed toward elderly. Ragatz said that generally one of the stalls is used for storage. Keysser asked about having a home association and the by-laws. Ragatz said the association by-laws are pretty standard and that everything on site such as snow plowing and lawn care would be taken care of. Schmidgall asked what the driving force is behind this developm Rahill wants to increase his value like anyone else and get so investment. Mr. Rahill said the motivation is to receive mark time of sale and they are not making an exorbitant amoun sale to EPIC. Mr. Hackett said he can't vote in favor of this propos the City or to the immediate neighborhood and a benefit here. He said there are many places be encouraged and makes sense he just about the flooding and asked how the development in a flood plain in an are quality is also a concern and that adding chemicals to the enviro He said it seems there is a prob there is the best use for t neighborhood ils to see the benefit to ee re increased density is here increased density would ere. He said he is concerned mission, can encourage problematic. He said that water ore lawn mowers and six more lots continuing problem with Bassett Creek. e se there now and maybe having nothing d a greater benefit to the City and the Rasmussen said s wants to have more would encour and she i ot agains thinks a PUD is designed for an area where the City ~pment that a flood fringe is not an area where she evelopment. She said it is foolhardy to build in that area with any increase in the flood amount so she will be voting is inclined to support the project. He said he doesn't like change in his r and he is afraid when someone new moves in that they won't be as eople who are moving out. He said he wants to keep in mind property owner's but he is a little concerned about building additional homes in the flood fringe even though technically the homes would be brought out of the flood fringe. He said he thinks the Planning Commission needs to take Mr. Oliver's report and professional judgment and experience very seriously and he is going to accept the information that was provided regarding the Scott Avenue Flood Project and this proposal. He said he is prepared to let the market place decide if six $500,000 homes are something that is desirable for this site. He told the neighbors that this might be an opportunity for them to make five or six new friends. Minutes of the Planning Commission October 11, 2004 Page 13 . Waldhauser said she doesn't feel comfortable approving the project at this point but she is not dead set against it and would like more time to review it. She said she agrees that the property owner has rights and it is a beautiful spot, and she is sympathetic to that but it is not her property and the City doesn't own it. She said she does think that the property can support some type of reasonable development but that six homes seem tight on this site. Eck said he is not in favor of the present proposal but would be in favor of something less dense, perhaps two twin homes. He said he would not be against the owner subdividing his lot. d that she wasn't objecting to an increase in density of housing in this is is already a dense area. She said the development being proposed is attractiv she does not have an objection to multiple housing but she does not agree with six homes on this particular site. Keysser said the increased tax base and increased housing choi .. the City. He said he doesn't think the traffic will be a big issue density are of concern. He said he would support the Propo Avenue Flood Proofing Project being completed and he a professional opinions of Mr. Oliver and the assessment of . Hackett said he thinks an increase in the tax bas . places and bad places for higher density. He r identifies the downtown area as the area wher adding more houses and cars will make t projects that will allow the City to incre should just wait for them to come and , butthat there are good n Guide and said that it uld be increasing. He said that t area worse. He said the ibly are going to come and they yone a PUD. Keysser said he thinks the rea' can be a higher density develo not that type of communi cars everywhere. Hack this City where there is a thinks the City will doesn't think it.is th said he disagr a Keysser s 'd th reSPOnj.i 4 0 encour?~ re very few places in this City where there alking distance of shopping. This is just imal mass transit and people end up driving their is . ees with that and that there are several areas in eal of potential for increase in density. Keysser said he e types of higher density projects when they come but he that development or mold that development. Hackett I job and responsibility of the Planning Commission. Commission can't be the developer, they will always be requests. Hackett said that with zoning and rezoning they can in appropriate locations. Grimes said that Planning Commission could suggest that the developer revise his plans and bring them back to the Commission, or they could vote on the proposal as it was submitted and it will go on to the Council. . Keysser asked Mr. Rahill if it would be an option for him to table this request and come back with revised plans. Rahill said yes and he is sensitive to the feelings of the people in the neighborhood. He said understands that the neighbors are hesitant to change but he . . . Minutes of the Planning Commission October 11 , 2004 Page 14 honestly feels that a development of this type is appropriate and it will fix a problem property. Keysser asked the Commissioners if they wanted to table the proposal. Hackett said he is not clear on whatthe advantage would be to waiting. Keysser said it would give the applicant a chance to revise. his plans and think about his options. Rasmussen asked if the Planning Commission voted not to approve the request if the applicant would have the opportunity to present a different kind of proposal to the .Council or if they would have to represent this exact request. Grimes said they would go to the Council with the recommendation of the Planning Commission and he' if the applicant presented a different plan the Council would probably ref the Planning Commission. T Waldhauser said she would prefer tabling it to give the horn chance to think about their options. MOVED by Waldhauser and seconded by Eck to tab Minnaqua Drive to allow the applicants to come that site. Commissioners Eck, Keysser, Rasm approve the motion to table the request. Com to table the request. PUD at 5222. dense development for nd Waldhauser voted to ckett voted against the motion IV. Reports on Meetings 0 Council, Board of Zon nd Redevelopment Authority, City other Meetings There were no reports giv V. Hackett asked@',,^t CommissionersF' s about the role of the Planning Commission. The elr role and what the City Council expects from them. VI. djourned at 10:20 pm. . Regular Meeting of the Golden Valley Planning Commission October 25, 2004 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, October 25, 2004. Chair Keysser called the meeting to order at 7 pm. Those present were Chair Keysser, Commissioners Eck, Hackett, McAleese, Rasmussen, Schmidgall and Waldhauser. Also present were Director of Planning and Development, Mark Grimes and Administrative Assistant, Lisa Wittman I. Informal Public Hearing - Revised Planned Unit Developm~l1t 11.55 of the Zoning Code Applicant: City of Golden Valley vised PUD ordinance a rrections and get it Purpose: To approve the updated PUD o rd' Grimes stated that the Planning Commission ha~t(:) number of times and said they can approve this~ersion back again. Waldhauser asked if they sh the ordinance page by pa want it to look and if the ommissi0ners of their joint meeting with at were made to the PUD . Bill Thibault, Thibault Associates, remi the Council back in July and discussed ordinance as a result of that meetim@J. ab0ut sub antial changes or if they should discuss s~::Iid they should send it to the Council how they r format errors they should be discussed now. Schmidgall said hei~inqline over it in depth t theirjointfFl.~ pprove the ordinance as is and he feels thatthey went McAleese this most then the involved at t r~yision he saw was in March so he doesn't have an opinion on . e said if the Planning Commission is happy with the basic form d with their recommendation, but he is not prepared to get too Keys a PUD goes with the projector with the land. Thibault said that in his view it g0~~\ h the property because it is an ordinance and an ordinance would have to be repealed. Grimes added that a PUD could be revoked if they don't meet the standards. . Keysser referred to the section regarding private streets and asked why the City would permit someone to do a private street if we don't want private streets. Grimes explained. that the City typically does not like to allow private streets, but there are some situations that are so severe that allowing them puts the burden of maintenance on them, instead of the City. Thibault stated that there may be a situation where there are some 100 year old oak trees and if the City were to build a public street they would have to follow c:;ertain standards, whereas if it was a private street maybe the City would allow the street to be built narrower in order to save the trees. . . . Minutes of the Planning Commission October 25, 2004 Page 2 McAleese said the whole issue of the streets is a contentious one. He said he believes in the concept that streets should be public unless they just can't. He said it seems like this ordinance doesn't emphasize that enough. Thibault referred to the section in.the ordinance that states private streets shall not be approved unless a waiver is granted by the City. Keysser referred to the design standards for private streets and asked if they could be tied into the hom~s covenants or association. McAleese said he thinks it should be stated that the City "prefers" public streets. Waldhauser referred to page 318 and said that section is not formatt Keysser opened the public hearing. Hearing and seeing no on public hearing. MOVED by Rasmussen; seconded by Waldhauser and motiol"riyar recommend approval of the revised PUD section of theiifilloing c3~de. McAleese abstained from voting. II. Reports on Meetings of the Ho Council, Board of Zoning App No other meetings were discussed. III. Other Business ing prepared by Bill Thibault Grimes stated that th pment Authority, City tings ill Thibault of Thibault Associates to prepare a study 'ng requirements. He said he also asked him to create Bill Thibau sociates stated that he inventoried other city's ordinances and almost all.o ir parking requirements in one place in their code. He explained thathe didi~eo:;'l.~rative analysis with Minnetonka, Roseville, St. Louis Park and Plymg~th. He':~7ferfed to a chart in his analysis and discussed how Golden Valley's requirer:nents ~:ompare to those other cities. Thibault referred to a table in his analysis and said that in most cases the number of spaces the City had approved didn't exactly match what was being used on the site. He explained that he did his study for the months of May and October because they aren't high vacation months. Rasmussen asked why Thibault's report recommends against stacking. Thibault said it is to encourage people to park in the parking spaces and not to stack out into the street at drive-thru windows. . . . Minutes of the Planning Commission October 25, 2004 Page 3 Schmidgall said it is very rare that 100% of the on-site parking is used and he thinks the City consistently requires more parking than what is needed. Eck referred to the manufacturing sites that were discussed and questioned the validity of them. He said the numbers don't compute and asked Thibault why he chose those particular sites. Grimes explained that coming up with strictly manufacturing sites is difficult because a lot of times there is a mixed use at sites. Thibault discussed how it would be better to base restaurant parking on~~~.~re footage rather than the number of seats, but that churches and auditoriums shq~ld;be;pased on the number of seats. Grimes said it is important to him to have the parking ordinanc code. Thibault agreed that it is to the City's advantage to ha~ requirements because it makes amendments easier. Thibault discussed the list of design standards that Grime~;;gistriti?ut discussed. aisle width, landscapingj lighting, space dimensio e~in~ and snow storage. Waldhauser asked Thibault if he has seen any c larger vehicles. Thibault said he thinks it i~d;~ have separate standards for larger vehi~les b no guarantee that the people with the laltg~ v to do something regarding set of standards and to not ard to enforce and there is I~~;.would use those spots. Schmidgall asked how this pro would probably be enforced rn inance would be enforced. Grimes.said it PUD or CUP permit MOVED by Eck, second Thibault and Associates t requirements which . e b and motion carried unanimously to allow draft ctinance regarding off street parking ht back to the Planning Commission at a future date. November 22,2004 Planning Commission Meeting .w;l.be able to attend a Planning Commission meeting on 2.b er Commissioners said they could. Grimes said the me~tin~ n~d only if there were no agenda items.