06-13-94 PC Agenda
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AGE N D A
GOLDEN VALLEY PLANNING COMMISSION
Regular Meeting
Golden Valley City Hall
7800 Golden Valley Road
Council Chambers
June 13, 1994
7:00 PM
I. APPROVAL OF MINUTES - May 23, 1994
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II. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT
Applicant:
Address:
Request:
A.B. Huntington Inc. (A1 G1eeke1, President)
6126-28 Olson Memorial Highway, Golden Valley, Minnesota
To allow for the display of late model cars (indoors) for
sale or lease, by appointment only.
III. INFORMAL PUBLIC HEARING - REZONING
Applicant:
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Address:
Request:
KQRS, Inc.
;
917 No. Lilac Drive, Golden Valley, Minnesota
Rezone the property located at 825 No. Lilac Drive from
Open Development to the Radio and Television Zoning
District in order that a parking lot and garage can be
built for use by KQRS, Inc.
IV. INFORMAL PUBLIC HEARING - PRELIMINARY PLAT
c.
Applicant:
Address:
Request:
KQRS, Inc.
917 No. Lilac Drive, Golden Valley, Minnesota
Subdivide the property into two new separate lots for the
purpose of expanding the building and parking area
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V. INFORMAL PUBLIC HEARING - PRELIMINARY PLAT
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Applicant:
Address:
Request:
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Golden Valley Housing and Redevelopment Authority
West Side of RR Tracks, Between Laurel Avenue and 1-394
Approve Preliminary Plat - Golden Hills West 2nd Addition
- which will combine six existing parcels of land and
redivide them into two parcels for redevelopment purposes
VI. REPORTS ON MEETINGS OF THE HOUSING AND REDEVELOPMENT AUTHORITY,
CITY COUNCIL AND BOARD OF ZONING APPEALS
VI!. OTHER BUSINESS
VIII. ADJOURNMENT
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MINUTES OF THE GOLDEN VALLEY
PLANNING COMMISSION
May 23, 1994
A regular meeting of the Planning Commission was held at the Golden Valley City
Hall, Employee Lunch Room, 7800 Golden Valley Road, Golden Valley, Minnesota.
The meeting was called to order Chair McAleese at 7:05 PM.
Those present were Commissioners Groger, Kapsner, McAleese, Pentel and Prazak;
absent were Lewis and Johnson. Also present were Mark Grimes, Director of
Planning and Development and Beth Knoblauch, City Planner.
I. Approval of Minutes - May 9, 1994
MOVED by Kapsner, seconded by Johnson and motion carried unanimously to approve
the May 9, 1994 minutes as submitted.
I1. Brainstorming (Comprehensive Pl an)
The Pl anni ng Commi ssi on di scussed the process for updating the Comprehensi ve
Plan. Staff had given the Planning Commission information that was distributed
to the Commission in previous years regarding the Comprehensive Plan. In par-
ticular, the Planning Commission discussed planning "hot spots II in Golden
Vall ey .
The idea of this meeting was to "brainstorm" issues that should be addressed in
an updated Comprehensive Plan. Certain issues were addressed in the session.
They included: 1-394 Corridor Development, Home Maintenance Code, Use of the
P.U.D. Ordinance, Updating of the Zoning Code and Zoning Overlay Districts.
After further discussion, it was decided that staff should develop "Brainstorm-
ing Distinctions" for the next meeting.
III. Reports on Meetin,s of the Housing and Redevelopment Authority, City
Council and Board 0 Zoning Appeals
Mark Grimes briefed the Commission on the various meetings held the week of May
9th and 23d.
IV. Other Business
No other business was presented.
V. Adjournment
Chair McAleese adjourned the meeting at 8:45 PM.
Jean Lewis, Secretary
AGE N D A
GOLDEN VALLEY PLANNING COMMISSION
~ Regular Meeting
Golden Valley City Hall
78QO Golden Valley Road
'< Counci 1 Chambers
\ June 13, 1994
7:00 PM
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I.
APPROVAL OF MINUTES - May 23, 1994
II.
INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT
A.B. Huntington Inc. (A1 G1eeke1, President)
6126-28 Olson Memorial Highway, Golden Valley, Minnesota
To allow for the display of late model cars (indoors) for
,sale or lease, by appointment only.
Applicant:
Address:
Request:
III. INFORMAL PUBLIC HEARING - REZONING
Applicant:
KQRS, Inc.
Address:
917 No. Lilac Drive, Golden Valley, Minnesota
iRezone the property located at 825 No. Lilac Drive from
Open Development to the Radio and Television Zoning
District in order that a parking lot and garage can be
built for use by KQRS, Inc.
.
Request:
IV. INFORMAL PUBLIC HEARING - PRELIMINARY PLAT
Applicant:
KQRS, Inc.
Address:
917 No. Lilac Drive, Golden Valley, Minnesota
Request:
Subdivide the property into two new separate lots for the
purpose of expanding the building and parking area
V. INFORMAL PUBLIC HEARING - PRELIMINARY PLAT
Applicant:
Address:
Golden Valley Housing and Redevelopment Authority
West Side of RR Tracks, Between Laurel Avenue and 1-394
Approve Preliminary P1at- Golden Hills West 2nd Addition
- which 11 combine six existing parcels of land and
redivi them into two parcels for redevelopment purposes
Request:
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M E M 0 RAN 0 U M
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Date:
June 8, 1994
TO: Golden Valley Planning Commission
FROM: Mark W. Grimes, Director of Planning and Development
SUBJECT: CONDITIONAL USE PERMIT TO ALLOW FOR AN AUTOMOBILE SHOWROOM IN THE
INDUSTRIAL ZONING DISTRICT, A.B. HUNTINGTON INC. (AL GLEEKEL,
PRESIDENT); APPLICANT
Al Gleekel, President of A.B. Huntington Inc. has requested a Conditional Use
Permit (C.U.P.) in order to allow him to lease 3,300 sq.ft. in the west building
of International Square. The address of the site is 6126-28 Olson r~emorial
Highway. Within the Industrial Zoning District, auto showrooms are permitted
only with a C.U.P., similar to the dealership along 1-394.
The plan proposed by Mr. Gleekel is to lease 3,300 sq.ft. to be used for the
interior display only of late model used and new cars. No cars would be stored
outside. He plans to show the cars by appointment only. He advertises the cars
in the paper, gets calls and then makes appointments for a showing. He may get
some calls by recommendation or reference.
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As shown on the floor plan of the structure, there would be about 700 sq. ft. of
office space for Mr. Gleekel or his part-time employees. The space he is pro-
posing to use is now used by an auto clean-up outfit and a wholesaler in the
music business.
In order to operate the car showroom, certai n fi re code standards have to be
met. Mr. Gleekel is aware of these requirements and knows they will be made a
part of the conditions. I do know that the building does have the proper drains
and waste traps.
The building has overhead door entries on the east side.
cleaning up the warehouse areas and displaying 10-15 cars.
more than adequate space for that number of vehicles.
Signage for the business would be guided by the City's sign Code and the
restrictions placed on signage by the owner of the building.
Mr. Gleekel will be
There appears to be
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The overall site plan for International Square indicates adequate parking for
the use. The parking area in front of the west building exceeds 40 spaces.
This number is about equal to the City's office parking requirement of one space
for each 250 sq.ft. of office space. (The west building is about 10,000 sq. ft.
in area.) The use proposed by Mr. Gleekel would not create a demand by itself
for more than 5 - 10 spaces at its peak time.
Access to International Square is from Douglas Drive. This access has been
improved since the light was placed at the intersection of Douglas Drive and the
frontage road about a year ago. Mr. Gleekel believes that this is an easy to
locate area.
Attached is the site and building layout for the space to be used by Mr.
Gleekel. It also includes a letter from him describing the business.
A.B. Huntington Memo
June 8, 1994
Page Two
The Zoning Code requires that the Planning Commission make findings on the ten
following factors. They are as follows with staff comment:
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1. Demonstrates Need for the Use: The City of Golden Valley has used the
standard that if someone bel i eves there is a market for thei r busi ness,
there is then a demonstrated need.
2. Consistency with the Comprehensive Plan: Within the areas designated on
the Plan for Industrial uses, auto showrooms are a consistent and accepted
use.
3. Effect Upon Property Values in the Area: The small auto shO\'lroom with
part-time hours should have little or no effect on property values. This
use is similar to other showroom type businesses in International Square.
4. Effect of any Anticipated Traffic Generation upon the Current Traffic Flow
and Congestion in the Area: The proposed use will have minimal impact.
5. Effect of any Increases in Population and Density upon Surrounding land:
The proposed use will not increase population or density.
6. Increase in Noise levels Caused by the Use: The auto showroom will have
minimal impact on noise levels. This area is a significant distance from
any residential area. 4It
7. Any odor, Dust, Smoke, Gas or Vibration Caused by the Use: The proposed
use will create insignificant levels of odor, dust, smoke, gas or vibra-
tion.
8. Any Increase in Vermin or Animal Pests: The proposed use will not increase
these types of pests.
9. Visual Appearance of the Structure: The outside appearance other than a
new sign would not change.
10. Other Effects on the Public Health, Safety and Welfare: There are no other
effects that should be considered.
Recommendation
Staff recommends approval of the C.U.P. to allow A.B. Huntington Inc. to use
6126-28 Olson t4emoria1 Highway in the International Square Park for an auto
showroom with the following conditions:
1. All autos will be displayed indoors. Parking of cars for lease or sale
outdoors is not permitted.
2. All requirements of the City's Fire Marshall shall be met.
3. There shall be no outside storage of equipment.
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A.B. Huntington Inc. Memo
June 8, 1994
Page Three
4. Signage shall be restricted to that allowed by the Zoning Code and the
owner of International Square.
5. All other applicable City and State requirements shall be met.
6. Failure to comply with one or more of the above conditions shall be grounds
for revocation of the Conditional Use Permit.
MWG:mkd
Attachments:
Location Map
Letter to Mark Grimes from Mr. Gleekel dated May 7, 1994
Floor Plan
International Square Layout
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A.B.HUI,NGTON , 2660 HUNl1NGTON AVE SOUTH Sf l ~ ->
. . OUIS PARK. MN 55416 . (612) 920-6716
AL GLEEKEL
AUTOMOBILE DEALERSHIP PROBLEM
SOLVING AND CONSULTING
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M E M 0 RAN DUM
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DATE: June 9, 1994
TO: Planning Commission
FROM: Mark W. Grimes, Director of Planning and Development
RE: PRELIMINARY PLAT OF IIKQRS ADDITIONII, KQRS, INC., APPLICANT
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KQRS, Inc. has submitted a preliminary plat to the City of Golden
Valley which subdivides their property along with the Carson property
to the south at 825 Lilac Drive, into two lots. The purpose of the
subdivision is to allow KQRS to purchase approximately 15,300 sq. ft.
of land now owned by John Carson.
The property to be purchased from Mr. Carson will be used by KQRS to
construct a new 17 space parking lot and four stall garage. This new
parking lot is necessary because KQRS plans to add a 3,265 sq. ft.
addition to the front of their building. In order to meet the added
parking requirements, KQRS had to purchase the land from Mr. Carson.
With the new parking area and garage, KQRS meets the parking require-
ments with 52 spaces on site.
In addition to the preliminary plat, KQRS has also petitioned to
rezone the Carson property they are purchasing to the Radio and
Television Zoning District. This is the same zoning district KQRS
building is zoned. This is another item before the Planning
Commission.
In order for the proposed addition to be built as close to the north
property line as shown on the attached plans, KQRS has appeared before
the BZA and received a variance to allow the additions contingent on
the rezoning and replatting of the property. I am enclosing the BZA
minutes of the May 10, 1994 meeting along with the staff report.
As indicated on the preliminary plat, the total area in the plat is
7.7 acres. The new KQRS property (Lot 1) will be 6 acres and the
Carson property (Lot 2) will be 1.7 acres. As state above, the Carson
property will be reduced in size by adding approximately 15,300 sq.
ft. of area to the KQRS property. A great deal of the KQRS property
is unusable because of the wetland area west of their building. City
and Minnesota DNR regulations would not permit the use of any of the
large wetland area west of the KQRS building for a parking lot due to
the need to fill.
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The Carson property is heavily wooded west of their house. The 15,300
sq. ft. area they are selling to KQRS will have to have many trees
removed to make it buildable. As you will see when you view the pro-
perty, the Carson house is rather isolated by large trees and bushes.
-2-
The preliminary plat submitted by KQRS meets all the requirements of
the Subdivision Ordinance. It has been reviewed by the Engineering
Department. A drainage plan for the new parking area has been given
preliminary approval. The preliminary plat changes little in terms
of how the property will function. Access will be from the same
driveways to the KQRS building and Carson property.
One issue worth mentioning is the future widening of T.H. 100. At
this time, the City does not know when or to what degree T.H. 100 will
be widened. KQRS has shown on their site plan for the rezoning, that
if the six land design is chosen, additional property will have to be
taken from both KQRS and Mr. Carson. The setback from the KQRS
building to the new frontage road with the six land design would be
about ~the required 35 ft. setback. At this time, the City cannot
anticipate the width of the road so it is best to allow construction
to go forward as planned by KQRS.
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Recommendation:
The staff recommends approval of the preliminary plat of the KQRS
Addition. The proposed subdivision meets all requests of the
Subdivision Code and will allow for the expansion of any existing
business in Golden Valley.
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M~~~~~s~ot the Board of Zoning Appeals
May 10, 1994
Page Three
No ot r persons interested in this request were in attendance. Staff Liaison,
Mark Gr. es, gave a staff report. He indicated that the request to build
1 i vi ng sp ce above the garage whi ch was a previ ously granted wai ver in 1991.
The garage .s built 17 feet from Kyle Avenue and 4.9 feet from the north prop-
erty 1 ine. he BZA was concerned in 1991 over the encroachment f the new
garage into th front setback and view of neighbors to the north a south.
Mr. Stein present a scale model of his house showing the pr osed 2nd story
above the garage. e said the house currently has only tw edrooms and one
bath. They recently d a second child and would like morelSpace. They looked
at adding to the rear 0 the house or a second level to t ~ house but both were
unacceptable to the fami The rear yard has severa large trees that would
have to be removed and it uld not work well with th existing floor plan.
Member Swedberg was concerne regardi ng the h ~ht of the proposed second
level and its effect on the ar '. He said th the 1991 variance was granted
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because there was no other opti 0' for the g 'age due to topography. He sai d
there may be other options for cons' uction ~
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Member Polachek said that adding to ~e rear of the house would cause many
trees to be removed and ruin the acc. ? ~ the rear yard.
ny unique omes along Kyle Avenue due to the
proposa 1 wi 1 not hurt the chara'Cter of the
Member Smith said that there are
topography and he he 1 i eves th
neighborhood.
Chair Sell said that the opography of the area an the curve in Kyle Avenue in
the vicinity of the h se would screen the second tory addition along with
existing trees. He so does not want to see any larg trees destroyed.
Members Polachek
idea based on t
nd Johnson stated that the second stor addition was a good
options available and the effect on the a a.
ith, seconded by Polachek and motion carried 4-1 to approve the
or waiver of Sec. 11.90 4(C)(4) which states that y subsequent
to a legally non-conforming building shall require a new variance.
917,. N_orth .J11 ac. Dr1 ve (94.-~~ 10)
~RS, Inc. . ..
Request: The petition is for waiver of Sec. 11.40, Subd. 5 for a side yard
setback of 96.02 feet off the requi red 100 foot si de yard set-
back.
Purpose: To expand their building to the east.
The petition was in order and consent obtained from adjacent property owners.
John Brakke, Architect for KQRS, was present to explain the variance request.
No other persons interested in this request were in attendance. Staff Liaison,
Mark Grimes, provided a staff report. He said that in order for this addition
to be built, KQRS must buy and rezone a portion of the lot to the south for
additional parking. It was determined by staff that the variance should be
reviewed by the BZA prior to the rezoning request being submitted to the City
Council.
Minutes of the Board of Zoning Appeals
May 10, 1994
Page Four
There was a question regarding the future improvement and widening of TH 100.
Mark Grimes said that there is no firm date or width to the improvement. If
the road is widened to six lanes, the proposed addition will only be 12 feet
from the new right-of-way line. As it stands today, the proposed addition will
be conforming to the front yard setback requirement.
MOVED by Polachek, seconded by Swedberg and motion carried unanimously to
approve the petition for waiver of Sec. 11.40, Subd. 5 for a side yard setback
variance of 96.02 feet of the required 100 feet side yard setback.
8806 01 n Memorial Hwy. (94-5-11)
Perkins, nc.
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Request: The petition is for waiver of Sec. 11!0' Subd. 7(A) front yard
'1, etback for 20 feet off the requi red 5 foot setback from the
n th line (7th Avenue North).
Purpose: To c struct a 36 seat solarium type addi ~on on the southeast
. side 0 " the restaurant. '\
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petition was. in or' r and consent obtained from adjacent'\property owners.
Manager of Perkins' s to drop off the si gn-off sheet frril1J the nei ghbors
toda at City Hall.) Gul" ayne of Perkins, Inc. was present 'to explain the
waiver equest. No other pe" ons interested in the request were in. attendance. _
Staff L .ison, Mark Grimes, pr yided a staff report. He indicated that Perkins _
obtained similar variance in 991 but the addition was not built.~~In 1991,
the BZA d not, however, gran a variance into the required green area.
Instead, the ZA granted a parking ariance to allow fewer spaces than r~uired
and maintain t e green area. Mark G .mes said that he has reviewed the reauest
with the Fi re M shall and he strongly"l ecommends el iminating the four paral..lel
parking spaces a ng the west side of t building; this must be kept free fqr
a fire lane. \:. . '\ \,
Several members of tn Board spoke that mai aining the green space is impor- \\"
tant and that the fire ~ne is necessary.
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Mark Grimes stated that ~ is concerned regar ;ng the adequacy of parking ,
s ces on site with the expa ~ion. ~~
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ne of Perkins 'said tha"\even with the additio 1 36 seats, 72 parking
n site is adequate. ........,
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MOVED by dberg, seconded by Smit , and motion carried un imously to approve
a parking v iance for the Perkins "ite to allow 72 space rather than the
required 80 sp ,es with the condition at both sides of the d .veway along the
west side of the~. uilding be designated '.~ire lane.
Other Business \,
~
The Board asked Staff'~. i a i son, Mark Grimes, 0 research an amendment to the -
City Code regarding the ,qui rement that addit. nal vari ances be granted for -
construction to uses or bu dings that have alrea received variances. There
is a concern by several me ers of the Board t t conforming additions to
bUildings that have received previous variance s uld not have to get an
additional variance.
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DATE: June 9, 1994
TO: Planning Commission
FROM: Mark W. Grimes, Director of Planning and Development
RE: REZONING OF THE NORTHWEST PORTION OF CARSON PROPERTY AT
825 LILAC DRIVE (LOT 2, KQRS ADDITION) FROM OPEN DEVELOPMENT TO
RADIO AND TELEVISION - KQRS, APPLICANT
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KQRS has applied to rezone about 15,300 sq. ft. of the Carson property
at 825 Lilac Drive from Open to R&T. The purpose of the rezoning is
to allow KQRS to construct a 17 space parking lot and 4 car garage as
shown on the attached site plan. The parking lot cannot be built on
property that is zoned Open. It must be zoned the same as the KQRS
property.
The parking lot is needed by KQRS in order to expand their existing
building to the east as indicated on the site plan. This 3,200 sq.
ft. expansion is being done by KQRS in order to meet their expanded
station needs. (They recently purchased another radio station.) KQRS
owns about 6 acres of property; however, about 2/3 of it is in a
wetland area that cannot be filled for a parking area due to environ-
mental laws. The proposed parking area is directly south of the
existing parking area west of the building. It is in a convenient
location for employees using the building. In addition, a garage is
proposed to enclose the company vehicles.
The expansion of the KQRS building has required a variance. The
building expansion is an extention of the existing building to the
east close to the north property line. The BZA has granted the
necessary variance contingent on City Council action on the rezoning
and plat.
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The Radio and Television Zoning District is a restrictive district
because it permits only uses related to broadcasting such as towers,
offices and transmitters. The setback requirement for the District
are the same as those required in the Light Industrial District. The
proposed parking area will meet those setback requirements established
in the Light Industrial District.
The existing Carson property (Lot 2 of the KQRS Addition) is currently
zoned Open Development. This zoning district was established to
classify property that is either undeveloped or underdeveloped.
Because of the unique location of this property between KQRS and the
railroad tracks, earlier planners believed that the use of this pro-
perty as a house was an underdeveloped use of the property, and that
future, more intensive development would occur. At this time, Mr.
Carson appears content to remain in this house and sell off about 20%
of his property to KQRS. Eventually, the entire Carson property may
change uses to be more consistent with the surrounding office and
industrial uses.
-2-
The Comprehensive Plan Map designates the Carson property as Low
Density Residential while the Comp Plan map designates the KQRS pro-
perty as Industrial. The change of the Zoning Map from Open to Radio
and Television seems to be a logical first step in the eventual reuse
of the Carson property.
The designation on the Comp Plan for Low Density Residential for the
Carson property does not seem consistent with the Open Development
Zoning. The Planning Commission may want to reconsider the Low
Density Residential designation of this area. It would seem highly
unlikely that a residential use will be the next user of the Carson
property.
Overall, KQRS has been a good use for this area. They are basically
an office type use with minimal truck traffic. Permitting the
rezoning to allow for parking lot expansion will not dramatically
increase the traffic.
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Recommendation:
Staff recommends appeal of the rezoning of property proposed for the
KQRS parking lot from Open Development to Radio and Television. The
use of this 15,300 sq. ft. area for a small parking area should not
have a negative impact on the area. Also, the expansion of the KQRS
facility to this area zoned Open Development is a natural step in the
eventual redevelopment of the Carson property.
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M1n,!~gs.,. of.. the Board of Zoning Appeal s
May 10, 1994
Page Three
No at r persons interested in this request were in attendance. Staff Liaison,
Mark Gr. es, gave a staff report. He i ndi cated that the request to bui 1 d
living sp ce above the garage which was a previously granted waiver in 1991.
The garage .s built 17 feet from Kyle Avenue and 4.9 feet from the north prop-
erty 1 i nee he BZA was concerned in 1991 over the encroachment f the new
garage into th front setback and view of neighbors to the north a south.
Mr. Stein present a scale model of his house showing the pr osed 2nd story
above the garage. e said the house currently has only tw bedrooms and one
bath. They recently d a second child and would like more pace. They looked
at adding to the rear 0 the house or a second level to t house but both were
unacceptable to the fami The rear yard has severa arge trees that would
have to be removed and it uld not work well with th existing floor plan.
Member Swedberg was concerne regardi ng the h ght of the proposed second
level and its effect on the ar '. He said th the 1991 variance was granted
because there was no other opti 0' for the g 'age due to topography. He sai d
there may be other options for cons' uction
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Member Polachek said that adding to ~e rear of the house would cause many
trees to be removed and ruin the acc the rear yard.
Member Smith said that there are
topography and he bel i eves th
neighborhood.
Chair Sell said that the opography of the area an the curve in Kyle Avenue in
the vicinity of the h se would screen the second tory addition along with
existing trees. He so does not want to see any larg trees destroyed.
Members Polachek
idea based on t
nd Johnson stated that the second stor addition was a good
options available and the effect on the a a.
MOVED by seconded by Polachek and motion carried 4-1 to approve the
petition or waiver of Sec. 11.90 4(C)(4) which states that y subsequent
additi to a legally non-conforming building shall require a new variance.
917,.N_o.rt,h ..I.,; 1 ac.. Dr; v~. (94...~..10)
!9RS, Inc.
Request: The petition is for waiver of Sec. 11.40, Subd. 5 for a side yard
setback of 96.02 feet off the required 100 foot side yard set-
back.
Purpose: To expand their building to the east.
The petition was in order and consent obtained from adjacent property owners.
John Brakke, Architect for KQRS, was present to explain the variance request.
No other persons interested in this request were in attendance. Staff Liaison,
Mark Grimes, provided a staff report. He said that in order for this addition
to be built, KQRS must buy and rezone a portion of the lot to the south for
additional parking. It was determined by staff that the variance should be
reviewed by the BZA prior to the rezoning request being submitted to the City
Council.
Minutes of the Board of Zoning Appeals
May 10, 1994
Page Four
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There was a question regarding the future improvement and widening of TH 100.
Mark Grimes said that there is no firm date or width to the improvement. If
the road is wi dened to si x 1 anes, the proposed additi on wi 11 only be 12 feet
from the new right-of-way line. As it stands today, the proposed addition will
be conforming to the front yard setback requirement.
MOVED by Pol achek, seconded by Swedberg and moti on carri ed unanimously to
approve the petition for waiver of Sec. 11.40, Subd. 5 for a side yard setback
variance of 96.02 feet of the required 100 feet side yard setback.
8806 01
Perkins,
Request: The petition is for waiver of Sec. 11!0, Subd. 7(A) front yard
, etback for 20 feet off the requi red 5 foot setback from the
n' ,th line (7th Avenue North).
Purpose: To c struct a 36 seat solarium type addi ion on the southeast
, side 0 the restaurant. "'\\
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T petition was, in or r and consent obtained from adjacent~property owners.
(TH Manager of Perkins " s to drop off the si gn-off sheet froll! the nei ghbors
toda at City Hal L) Gul\ ayne of Perkins, Inc. was present to expl ain the
waiver equest. No other pe ons interested in the request were fn\attendance.
Staff L ison, Mark Grimes, pr yided a staff report. He indicated that Perkins
obtained similar variance in 991 but the addition was not built.'\\In 1991,
the BZA d not, however, gran a variance into the required green area.
Instead, the ZA granted a parking ariance to allow fewer spaces than required
and maintain t e green area. Mark G "mes said that he has reviewed the r~uest
with the Fire M shall and he strongly~, ecommends eliminating the four para'\)el
parking spaces a ng the west side of t building; this must be kept free for
a fire lane.:: '\ \
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aining the green space is impor- ,
the adequacy of park;ng '\
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Several members of t~ Board spoke that mai
tant and that the fire ~ne is necessary.
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Mark Grimes stated that 'e is concerned
s ces on site with the expa ~ion.
, \
ne of Perkins 'said tha~even
n site is adequate. \~
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MOVED by ,dberg, seconded by Smit' ,and moti on carri ed un imously to approve
a parking v' iance for the Perkins " ite to allow 72 space rather than the
required 80 sp ,es with the condition at both sides of the d "veway along the
west side of the~, uilding be designated ',fire lane.
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1 36 seats, 72 parking
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The Board asked Staff'''l, i ai son, Mark Grimes, 0 research an amendment to the -
City Code regarding the' quirement that addit '&lnal variances be granted for -
construction to uses or bu dings that have alrea received variances. There
is a concern by several me ers of the Board t t conforming additions to
buildings that have received previous variance s uld not have to get an
additional variance.
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M E M 0 RAN DUM
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DATE:
TO:
FROM:
SUBJECT:
June 8, 1994
Golden Valley Planning Commission
Beth Knoblauch, City Planner
Informal Public Hearing - Preliminary Plat - Golden Hills 2nd
Addition; West Side of RR Tracks, Between laurel Avenue and 1-394;
Golden Valley Housing and Redevelopment Authority (HRA), Applicant
This subdivision is taking place as part of the City's ongoing redevelopment
activities in the Golden Hills area. All of the property is industrially zoned.
Other than Midland Welding, the land is all vacant at this time. There are
environmental problems on the north end. Some of the land was platted in 1990
when the HRA acquired it from the Soo line. The rest has never been platted,
and at this time is owned by three different parties: the HRA owns the former
Bury & Carlson site along laurel Avenue, the Midland Welding building and its
land are privately owned but in has been authorized for acquisition by the HRA,
and the former Coin Control site along Wayzata Blvd. is in the process of being
acquired by a developer.
The developer is working with the HRA on a Holiday Inn Express Hotel proposal,
which requires combining the Coin Control parcel with the southerly access
"neck" of the Bury & Carl son property and the southerly portion of the pre-
viously platted area. The development proposal itself is not a factor in the
Planning Commission's consideration of the proposed subdivision, but members of
the Commi ssi on may be interested to know that the proposal - for once - is
expected to fully meet standard zoning requirements and will not require a PUD.
There is no current development proposal for the larger northerly lot.
The Midland Welding property is not necessary for the immediate development
proposal. However, it is a "landlocked" parcel with no direct access to a
public right-of-way. The owner has a driveway easement along the Bury & Carlson
neck down to Wayzata Blvd. That easement is in the way of the proposed hotel~
Staff looked at other alternatives for access, but found no particularly attrac-
tive options. Also, the presence of a landlocked parcel becomes a planning
issue in itself; by today's laws, such a property could not be created.
Furthermore, the welding business being conducted on the site does not meet
current fire safety standards, and the site is not served by City utilities.
Finally, the surveyor has been coming up with all manner of ownership gaps,
ownership overlaps, unlocatab1e easements, and easements for unknown purposes
across and between the Midland Welding property and adjacent land that is
involved in the development proposal. Therefore, it seemed that the best long
term solution for the area in general would be to acquire the property and clean
it up - literally and figuratively - at this time. However, there is still a
possibility that the plat may have to be altered to exclude the Midland Welding
site before reaching the point of final plat approval.
Golden Hills 2nd Addition
Preliminary Plat Memo
Page Two
According to City Code, "approval of a Preliminary Plat is tentative only,
involving merely the general acceptability of the layout as submitted. II
Nevertheless, there are several items that are supposed to be screened at the
Preliminary Plat stage. At the time of writing of this memo, the City Engineer
has not made any final determinations with regard to engineering proposals per-
taining to water supply, storm drainage, sewerage and sewage disposal, or
roadway widths. However, most of the utilities are either directly available or
could be made available to the two proposed lots without difficulty, and no
additional street dedication is expected. Site drainage remains an issue, and
staff hope to have some sort of preliminary engineering memo available for the
Planning Commission at the informal public hearing. These items are not
required to be resolved until the Council's formal hearing on the Preliminary
Plat.
The Preliminary Plat also must meet minimum subdivision design standards as
established by Code. In this case, the street requirements are not applicable
because no new streets are included in the plat. Staff decided to have the
proposed utility easements left off of the Preliminary Plat due to the confusing
abundance of information about existing site conditions, but the standard six
foot side and rear easements and 10 foot front easements are expected for both
proposed lots. The lots themselves meet the requirements of the subdivision and
zoning chapters of City Code, which are pretty minimal for non-residential
property.
Because the bulk of the land being platted is HRA-owned and is not residential
in nature, no dedication specifically for park purposes is expected. However,
the dedication requirement in City Code also says such dedications may be
necessary for storm water holding areas or ponds. The engineering department is
looking at this requirement in conjunction with its other grading and drainage
concerns.
Staff recommends approval of the Preliminary Plat of Golden Hills West 2nd
Addition contingent on the satisfactory resolution of the various engineering
concerns, including the potential need for stormwater drainage area dedication,
and with the understanding that all necessary easements will be reflected on the
final plat.
Attachments: Location Maps
Preliminary Plat
Memo from Jeff Oliver, Engineering Dept. (Received right before
Packet Mailing)
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l\1EMORANDUM
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DATE: JUNE 8, 1994
FROM: JEFF OLIVER. P.E.
ASSIST ANT CITY ENG
TO: PLANNING COMMISSIO
SUBJECT: PRELIMINARY PLAT OF GOLDEN HILLS WEST 2ND ADDITION
The Subdivision Ordinance requires approval of engineering proposals concerning water
supply, storm drainage, sanitary sewer and roadways prior to preliminary plat approval.
Engineering staff has reviewed this preliminary plat regarding these items. Staff has
determined that plans relating to utilities, grading and storm water drainage are not
appropriate at this time, and these plans should be submitted and reviewed at the time of
final platting, when specific development proposals are known.
Because there is little storm water runoff leaving this site and the drainage on site is
dependent on the end use, any preliminary grading plan prepared at this time will likely be
changed when development occurs. Therefore, review of site grading should occur at the
time of final platting.
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Sanitary sewer and water to serve this site currently exists in the 1-394 frontage road and
on Laurel Avenue. The only utility extensions expected as part of site development will be
services, which will be reviewed at the time of final platting. Therefore, no preliminary
utility plans are required.
The preliminary plat currently shows 40 feet of right-of-way on the south half of Laurel
Avenue, except in the extreme northeast comer of the property. The preliminary plat
should be revised to include a total of 40 feet of right-of-way across the entire parcel.
Please call if you have any questions.
c: Mark Grimes
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