The URL can be used to link to this page

04-13-92 PC Agenda GOLDEN VALLEY PLANNING COMMISSION Regular Meeting GOLDEN VALLEY CITY HALL Council Chamber, 7800 Golden Valley Road Golden Valley, Minnesota April 13, 1992 7:OOP.M. A G E N D A I . APPROVAL OF MINUTES - T�arch 23, 1992 II . RESOLUTION OF APPRECIATION -- LINDA MCCRACKEN-HUNT III . INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT Applicants: William L. Feist/dba Feist Automotive Group Inc. and Craig Starbird (owner of property) , Address: 5500-5530 Golden Valley Road, Golden Valley, Minnesota Request: Allow for auto repair and sales of automotive related items in a Commercial District IV. INFORMAL PUBLIC HEARING - MINOR SUBDIVISION Applicant: Housing and Redevelopment Authority of Golden Valley Address: Golden Valley Road and Xerxes Avenue (Former Ewald Site) Request: Allow for the replatting of six lots to four lots for construction of four single-family homes V. RESCHEDULE APRIL MEETING DATES VI . REPORTS ON MEETINGS OF THE HOUSING AND REDEVELOPMENT AUTHORITY, CITY COUNCIL AND BOARD OF ZONING APPEALS VII. OTHER BUSINESS VIII . ADJOURNMENT MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION � March 23, 1992 A regular meeting of the Planning Commission was held at the Golden Valley City Hall , Council Chamber, 7800 Golden Valley Rd. , Golden Valley, Minnesota. The meeting was called to order by Chair McAleese at 7:03p.m. � � Those present were: Johnson, Kapsner, Lewis, McAleese and Prazak;b� absent. Also present were Mark Grimes, Director of Planning and Development; Beth Knoblauch, City Planner; and Mary Dold, Secretary. I. Approval of Minutes - March 9, 1992 MOVED by Kapsner, seconded by Johnson and motion carried unanimously to approve the March 9, 1992 minutes as submitted. II. Informal Public Hearing - Subdivision Applicant: 2.2 Inc. (John Sirny) Address: Ridgeway Road and Western Avenue, Golden Valley, Minnesota Request: To divide a parcel of land at Ridgeway Road and Western • Avenue into eight single-family residential lots. Chair McAleese asked staff for a brief report. Beth Knoblauch, City Planner, reviewed her report with the Planning Commission. She discussed Mr. Sirny's variance request for a smaller cul-de-sac (50 ft. radius/100 ft. diameter right- of-way vs. the regulation 60 ft. radius/120 ft. diameter right-of-way). The smaller cul-de-sac would require a variance from the subdivision code. The sub- division has adequate land to allow the regulation size cul-de-sac. Staff has not found a hardship for a variance. It is an attractive subdivision plan that will be a benefit to the City. The Fire Chief and the Director of Public Works are concerned about snow storage and fire truck maneuverability with a small cul-de-sac. Mr. Sirny did not submit a written request for a variance at the time the preliminary plat was submitted. (The Board of Zoning Appeals is not involved with subdivision variances.) The City Council may grant a variance if it finds that the three conditions outlined in the subdivision code are met. John Sirny, representative for 2.2 Inc. talked about his project. He is planning extensive landscaping throughout the subdivision with blue spruce, red pine and river birch. Mr. Sirny reviewed a drawing with the Commission showing the required cul-de-sac area and the cul-de-sac area he is requesting. He feels the required cul-de-sac area is a hardship. He contacted a number of communities to look at what is being done concerning cul-de-sac area and he saw a wide range of cul-de-sac right-of-ways. He does not feel that a fire truck backing out on a short stub like he has planned would be detrimental to the lives, safety and � public welfare of the community. Also, he has talked with residents who live on an 80-foot cul-de-sac and they have had no problems (ie. Nevada and Oregon Avenues to the south). He feels the radius of the cul-de-sac is not the issue for snow storage but the distance between driveways becomes the critical issue for snow capacity. Minutes of the Golden Valley Planning Commission March 23, 1992 � Page Two Mr. Sirny commented that he had not submitted a written statement for a variance because he wanted to share the information verbally at the Planning Commission meeting. Mr. Sirny said he would accept the Chair's summary of the variance request. Chair McAleese requested that a written request be available when this agenda item goes to the City Council on April 14th. Commissioner Prazak asked Mr. Sirny about the amount of off-street parking to the residents on the cul-de-sac. Mr. Sirny commented that cars could be stacked in the driveway. Mark Grimes commented that parking is allowed on cul-de-sacs during daylight hours. Chair McAleese opened the informal public hearing. Susan C. Hageman, 7405 Ridgeway Road, lives to the north of the proposed develop- ment and would like to see the cul-de-sac made smaller so the proposed new homes would be farther away from the rear setback line and existing homes. The prop- erty i n questi on has been undevel oped and the farther the homes are away from hers, the better. Chair McAleese closed the informal public hearing. Commi ssi oner Lewi s asked about the publ i c safety i ssue. Mark Gri mes coimnented that staff has met several times with the Fire Chief and Director of Public Works � and talked about the code which specifically states the required cul-de-sac size. The City Council can issue a variance if they feel there is a hardship and place restrictions on such things as the location of mail boxes, hydrants and drive- ways. Chair McAleese asked the Commission to discuss the issue of the subdivision itself. Chair McAleese feels the subdivision meets all the requirements and looks very nice. Commissioner Kapsner sees no problem with Mr. Sirny naming the street whatever he would like. Chair McAleese then brought back the issue of the variance. He can see why the applicant would want a smaller cul-de-sac but does not feel there is any flexi- bility in the zoning code -- no unusual hardship and the applicant is not deprived of a reasonable use of the land. He would vote against the variance but for the subdivision. Commissioner Kapsner agreed with Chair McAleese -- doesn't feel there is a detri- ment to the applicant with the larger cul-de-sac. Feels the ordinance that was redone in '88 is good and does not feel the Commission should relook at the ordi- nance to permit small cul-de-sacs. Commissioner Lewis doesn't feel that a hardship is present and the Commission should abide with the requirements of the code in regard to the cul-de-sac. � Commissioner Johnson supports the subdivision request but not the variance. Commissioner Prazak asked staff how the Commission should communicate to the Council , if we choose to do so, that we are comfortable with a 90' diameter paved cul-de-sac. Beth Knoblauch commented that the Commission could state that they Minutes of the Golden Valley Planning Commission March 23, 1992 � Page Three approved the subdivision and approve a variance for a 90 ft. diameter, paved area cul-de-sac. (The subdivision code requires a paved area of 100 ft. in diameter with a 120 ft. diameter of right-of-way. ) However, a hardship must be indicated. Commissioner Johnson asked if a variance could be granted if conditions are not met. Mark Grimes commented that if the cul-de-sac footage is in question then change the ordinance. Commissioner Lewis asked how long it would take to redo the ordinance. Mr. Grimes said about 2 to 2 1/2 months and a rehearing on this particular sub- division for Mr. Sirny. Chair McAleese commented that tonight the Commission is duty-bound to vote on the subdivision itself (no controversy regarding this item, especially if the cul-de- sac meets code�. The Commission is duty-bound to vote on what the applicant has submitted and the variance he has requested. If the Commission goes beyond this it would be more in the form of direction or advice to the Council . Some Commissioners felt that the smaller diameter might be reasonable considering the short, overall length of the cul-de-sac and the requirements that could be placed on curb cuts to help minimize the problem of snow storage. MOVED by Lewis, seconded by Kapsner and motion carried unanimously to recommend to the City Council approval of the subdivision which would divide a parcel of � land at Ridgeway Road and Western Avenue into eight single-family residential lots with the cul-de-sac meeting code requirements. MOVED by Johnson, seconded by Lewis and motion carried unanimously to recommend to the City Council denial of the variance as requested by the applicant for an 80' paved area and the 100' right-of-way as it does not meet any of the three conditions for a variance. Chair McAleese commented that he concurs with what Commissioner Prazak said about living with the 90' paved area. He said that if there were a hardship, he would vote for the variance as long as other requirements of the zoning and subdivision code were met. III. Re orts on Meetings of the Housing and Redevelo ment Authority, City ounci an oar o oning ppea s Mark Grimes reported on the HRA meeting of March 17 regarding the Ewald Dairy Site and having Habitat for Humanity designated conditionally as the developer of the site. IVe Other Business V. Ad�ournment � Chair McAleese ad,journed the meeting at 8:25p.m. Jean �ewis, Secretary � RESOLUTION OF APPRECIATION LINDA MCCRACKEN-HUNT WHEREAS, Linda McCracken-Hunt was appointed by the City Council to serve two terms on the Planning Commission starting in 1984 until her resignation in 1992; and WHEREAS, Linda served the Planning Commission in several officer positions including secretary, vice-chairperson and representative to the Board of Zoning Appeals; and WHEREAS, Linda has been an extremely valuable member of the Planning Commission because of her knowledge of architecture, construction, devel- opment and landscaping; and WHEREAS, Linda has a strong commitment to and love for Golden Valley as witnessed by her service to the City; and WHEREAS, Linda has been an overall joy and an inspiration to her peers in her role as Planning Commissioner. � NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Golden Valley that Linda McCracken-Hunt is hereby commended for her service on the Planning Commission and wished the best of luck and success in her future. Adopted by the Planning Commission of the City of Golden Valley this 13th day of April , 1992. Kevin c eese, airman arren apsner, ommissioner ary raza , ommiss�oner ean ewis, ommissioner Em� ie o nson, ommissioner Ric roger, ommissioner • MEMORANDUM � DATE: April 8, 1992 T0: Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: CONDITIONAL USE PERMIT TO ALLOW AUTO REPAIR AND AUTO PARTS SALES AT 5500-5530 GOLDEN VALLEY ROAD -- WILLIAM FEIST (FEIST AUTOMOTIVE GROUP INC.) AND CRAIG STARBIRD (OWNER OF BUILDINGS) , APPLICANTS Bill Feist and Craig Starbird have requested a Conditional Use Permit (C.U.P.) in order to allow Mr. Feist to expand his existing automotive repair business at 5500 Golden Valley Road to include tires, battery and auto accessory sales in the building at 5530 Golden Valley Road. The site is located at the corner of Golden Valley Road and Lilac Drive. Mr. Feist has been operating an auto repair business for the last year or so at this location. He also owns the Sinclair station near Byerly's. (He leases the station from the owner Craig Starbird who has owned it for 10 years or so. ) The Golden Valley Road operation is an exten- sion of his Sinclair station which is on a very small site with limited repair facilities. The Golden Valley Road site is for minor auto repair such as brake Q work, oil changes, tune-ups, shocks and the like. The gas tanks at this site were removed several years ago. The property is currently zoned Commercial and is designated on the Comprehen- sive Plan Map as Low Density Residential . Historically, this site was at a busy corner when Golden Valley Road intersected with T.H. 100. My understanding was that until the middle or late 1960's, traffic was stopped at Golden Valley Road but could cross T.H. 100. When the Duluth Street interchange was constructed, MnDot eliminated the Golden Valley Road crossover. What had been a busy commer- cial corner was no longer. Because of the change in the road intersection, the City amended the Comprehensive Plan Map to designate the area for low density housing which is the same designation as the area to the west and south. The 5500 building has always been a gas station/auto repair facility. It is about 1,200 sq.ft. in area with two repair bays. Gas was sold from that site until five or six years ago when the tanks were taken out of the ground. Since that time, I believe there have been a couple different operators who have run the gas station to solely repair vehicles. The City has had some problems with the use of the building as a repair operation over the past several years. These problems include storage of junk cars, using the site for a towing busi- ness, using the site as a limousine service headquarters and complaints about the appearance of the structure. Mr. Feist has made a good effort to clean up the site and operate it in a reasonable manner. The 5530 Golden Valley Road building is a small one-story building (approxi- mately 30' x 50' ) with a basement. It has been used over the years as a o restaurant, beauty shop and grocery store. It has not been used now for several years. This building is on the same lot as the gas station building. A small storage building (20' x 20' ) also exists north of the gas station building that has been used for miscellaneous storage. The entire site is 31,675 sq.ft. in area or .73 acre. William Feist and Criag Starbird, Applicants April 8, 1992 � Page Two A C.U.P. is necessary because in the Commercial Zoning District, auto repair shops require a C.U.P. As long as Mr. Feist would operate only in the existing gas station building, a C.U.P. would not be necessary. However, Mr. Feist wants to now expand his repair business by selling tires, batteries and auto acces- sories in the 5530 building that he would install in the gas station at 5500 Golden Valley Road building. He also plans to do some outside improvements. In order to expand a "grandfathered" use (legal non-conforming). Mr. Feist must now make the use conforming by getting the C.U.P. Despite the Comprehensive Plan designation of Low Density Residential , the owner of the property may continue to use the property for commercial purposes. The staff believes that if the property can be improved by the issuance of a C.U.P., the area will be enhanced. If the subject site were not improved because the City would not issue a C.U.P. , the property will continue to deteriorate. Proposed and Required Improvement I have met with both Mr. Feist and Mr. Starbird about the C.U.P. and the requirement the staff will suggest. I have received a survey of the site that indicates some of the improvements that are to be made. I have indicated on a copy of the survey additional improvements that should be made. Staff suggests � the following requests be made a part of the C.U.P. 1. The entire site that will be used for parking must be paved. Currently, the area north of the building where there are now several junked or disabled cars is dirt or grass. The staff is recommending the area to the rear be paved with at least four inches of black top. The parking area adjacent to the single-family home to the north should be no closer than 25 ft. to the property line, the parking area shall have blacktop curb. (The survey submitted by Mr. Feist indicates the parking area will be only ten feet from the north property line. ) 2. The area south and east of the two buildings shall have new blacktop or the blacktop and concrete repaired. There shall be blacktop curb. 3. The area to the rear of the buildings sha11 be fenced. The fence shall be at least six feet high and be opaque. The fence shall be setback at least ten feet from the east property line, 25 ft. from the north prop- , erty line and 25 ft. from the west property line. The fence and parking area will be less than the required 35 ft. setback from Lilac Drive. 4. There shall be a six feet high opaque fence between the two buildings at the point closest to Golden Valley Road. This will screen any storage that may be placed between the two buildings. 5. As indicated on the plan, there shall be green areas (seeded or sodded) at the southeast and southwest corners of the site. Also, there shall be � green areas (seeded or sodded) between the fence and property lines on the east, west and north sides. The boulevard area between the edge of Lilac Drive and the east property line shall also be made green (seeded or sodded). This is the responsibility of the applicants. William Feist and Craig Starbird, Applicants April 8, 1992 � Page Three 6. There shall be one opening to the paved parking area as indicated on the plan. 7. No more than 15 cars waiting for repair shall be kept on-site at one time. 8. Parking areas shall be striped. 9. The property shall be used only for minor auto repair such as tune-ups, oil changes, brake work, tire repair, battery replacement, etc. Also, only auto parts and accessories that are installed on-site may be sold. 10. The small building (20' x 12' ) to the rear of the station may remain for storage purposes only. 11. Fence posts that are on Ci ty property or i n the north 25 ft. of the 1 ot shall be removed. 12. Repairs shall be limited to cars, pick-up trucks, vans and recreational vehicles less than 25 ft. in length. All improvements noted shall be completed prior to re-opening of the 5530 Golden Valley Road building or no later than October, 1992. If improvements are not made by that time, the C.U.P. is void. • Findings and Recommendations on the Ten Followin Factors The City Code states that the Planning Commission must make findings and recom- mendations to the City Council on ten factors. These factors are listed below with staff recommendations. 1. Demonstrated Need for the Use. With the reduction in the number of auto repair facilities in the area, this type of facility is needed if correctly operated. 2. Consistency with the Comprehensive Plan. As stated above, the Plan designates this area for Low Density housing. However, the property is zoned Commercial which allows numerous retail uses. With its location on T.H. 100, it is unlikely that there is any low density residential use that would reuse this site. It is the staff's recommendation to take this opportunity to try to "clean-up" the site. 3. Effects on Property Values in the Neighborhood. By installing the impro- vements recommended by staff, the site will be more attractive and be a better neighbor. 4. Effect of Anticipated Traffic Generation upon Current Traffic Flow and Generation in the Area. The additional traffic generated from this type of use is minimal . There is excess street capacity on both Golden Valley � Road and Lilac Drive. 5. Effect of any Increases in Population and Density. The use will not increase population in the area. William Feist and Craig Starbird, Applicants April 8, 1992 � Page Four 6. Increase in Noise Level to be Caused by Use. The use should not increase noise level beyond the level of other repair facilities previously occupying the site. 7. Any Odor, Dust, Smoke, Gas or Vibration Caused by the Proposed Use. The auto repair facility should not cause a significant amount of odor, dust or vibration. 8. Any increase in Flies, Rats or other Vermin to the Area. The use should not cause an increase in any of these pests. 9. Visual Appearance of the Proposed Structure and Use. The recommended restrictions on the proposed use should improve the visual appearance of the site. 10. Other effects of the use on the Area. Overall , issuing a C.U.P. for this site will allow the staff to more closely monitor the operation of the site. Recommendation The staff recommends approval of a C.U.P. to allow Mr. Feist and Mr. Starbird to operate a minor auto repair shop and auto parts and accessory sales with the • recommendations I made in this memo. I know that these requirements are quite stringent and that the owner may have problems with them. However, the history of the site is not good in relation to its appearance and operation. I believe that the City has an obligation to the neighborhood to be sure that the site is cleaned up and operated in a manner acceptable to the area. I have confidence in Mr. Feist that he will perform once the site is brought up to standard. MWG:mkd Attachments: Location Map Site Sketch with Staff Recommended Improvements Larger Site Sketch (enclosed separately) • ' ' f _ i : . � � o�f/ � r. �. �` ..�,.., �t��r:: - °'a�� _� . J e� � N ..�'�4 f': t51.8 � . I+ '._', � w.o �) ��• • r ,�"'o � SOUTH 2� Q"v�-�� N' j I °Y -•�•:• � � ' U. • "� 'N � ` � T� .�.� L.Si'�y � o �� P 0' U e p ' � � . ��. ..�6 -,f'_/re_. \ . � _.___� � � �� A � .� �� _ _ o Q 3Go 3 v' , � • �31�.i �' m t8 � � •� � �. v � •O0 SOU n N � '� i '�� ' p W N � n �y.6 6 0 � = �_�._ �, o O Z 5' , �,�• . � ,� � 1 ° U mN . � �I, �,�. � .°" '�;" 53•2 � � � u U r°o u� `T ,:� �. 3 oA � •' �� ., A `�' � �' D� � V ' -n . • -- SZL: mN d� 4a� � � � � � �� v �°`:� � � 2 �, � ,. y A-n ;� _,. _ -" g0'. � a �3 . ��- ��'• I�'� y- I O,•'.. .r V � :a� '-��fs, � W eo��., - -i� i rOSEMI(F � � AVE. � �� - q.C.D 12 61 6'_ 14� n� o •r., .� e. ' o ;- i.._ a:' OZ9/.. � �o ;,- �� •A a,_sb��.iD_16�r - O�' ; � N� - �:35 v. v� jO !-_-___ . y i -- r,� $ � �', .�� g ''ca -'�3►- :.2.° •75Ca. . '4.B ,co.of ,�l0006 °4'° N � �, , � , u, `. _35 y � � 7f.��" SiS/ OFS/ a 1 P A W � f� � 40:ri. dt 6i �R x � j � o, � _ ,� � �`•�• �. � r.. ,. (n r � � Q �.'�!�_ f' • � � S3 .71 R� � � ��y �p Osb/w c O . � �tn r po c 994IZ3 '• � � t�•S�S�4r'K,A v, u.� �I o _ � � �en -� . �m-�� C O , � � V• ' � e� / ^ c �, �'�r, . . V•n ° m � N �� a `9 - I � � V L 5 _ y :� _, :_. �w rt • 01 _� '' m . .. ��. Z i =, z^' �°� �� Z 1v .. �� °� D ;' O • �s �a� '�� .� ' ' ��.._ �, � � I4 i .- � ' o :..f o W D a w D �.. 4 �.. W y "°+ rl C� � q.L : '1� AC ' . C 2, � AC.•�O� .`) � Owl .SS �IJ Q 16��4.1, w, a 258L ,'.• ,'Y �0 l J� �� W q � ��.� • R�/5�1 IFp 5� `.� • w o"'� 10�1 AUO. �o b" w ^ ° ''. ' J Doc99432� • � Z �v r �' �� =�QG Ng L�!6 ��""L°1, Y, q0�'•• e •T i-� a o5 � a� v��.� t�'-�9/� �,f , � �_ �,.:. �:.�� - � �_ . ; ,ao .; o �3� ` 3ebe1 u. o. . � � +� i. � A o t� � a\�. '121.5 ' �5Si9•.�.1�o;�Ft•� .,/"i rL6t5:?:�� o p N0083 � ° � ; � i�, o ,� � XENIAo,�.��-,=ry� o:}e ..�, ,��., •o �9 � °, � � v, �� , ,o iSS53 , , •;gG�,;aS.�fi 53'.� 15 :� ', ��a �'�94 ou, �201 .O $O gi ' . �w '_ � ;i.2. �p e�.� D� 'O t� .� * � � �'j,,o .•9.5 , � �� f � � rn F 5 f'j � i 5� w�,L\i�IYI£�(, :/c/ QVE.� `' °„i°=� � N /�t b/ �` �' i.. �� .. D�' i3107_0 : '$Gd. _3' �� ; o t o A' c • Ubt/ JF/ O/F/ 9/F/ Zf/ ' R ', �� < c,- '8 0 ?e A, v� -g y ,4 G S � N', �1f �"O �� ,', •' � ° `�'T� �._. a t� a � � �• � � � o o�� - - �GF Pl. . .. ~I�foo:o'{ m • � u � � a ,,, I +� o n' � � � ' �� s- ° i - 132 OT _ -/15- -- n. �`r v.". '��. - s C 2 b v :l � :I N A Q� �; l38 _ - �� - 01�. w� � F' � o � �NN n y � - - -H�, I i � w - _ o � '�� ,li� � °r..°1 no t'� � � U a � � O ° �-�,','f7 .rv�., i6• � �/ • 1 � �. m �35 6�_ 'i�a � S '8 80 � ye � S � :88.G �r Q yr : 70. S ` .o0 05 �. loo 03.:- SJ.i57.`'°��'� . � _ e - u, � :.�.., . F S/ 5:5i v .., �• �ov\• � 8, = o c� ! N /444 •• , �44.4 u, .�,a• 4S, a� , s� ;,. • _ � , w WEL OM . ° s• •�i. ''3 '1°S, ° SG 4` ° a24I.57� s0.`^ t` p �� ; � ---- _.._ .. � 33 � I � �'< 4' ••.�:a 'T3 i.3 �;...71 /S�G . � \e o ; u� �" � :ri 8 s � C� A =T ^'L ' O i. 4: � � a '. <;..., �:. � '� � � tn � i�' ;.� o .r.� w m ` �'A ~ "� � .w � proposed S�te � ;,, � � , ,;. o ,i �� z oNO\ ,, � � � ; � • ` 0;;;5 • a! • �;3 • p• � 5 �� . ' , � . . � , , s � so . _._... °":'"'" I 44 •�� i44.4 78 , .�-l.71�Hn• � : t::i t�,, , �. wsa90 .:� . �.. �-F�L IJ P� .,,.. !�o - --�- - --' L� i6� ��. ..___" .r38 --�-- - � � ; - ----- �J _ . ....:..-_ . , b ,o. ; T o �� . S . , ew_. ,_... •�St3.3�..�s1.Nwy. _ ...... ��v . • 6 'S.1° � H �� ;� �-� J -�T��- -- 1----- ..� v __� �Hfs� �-�,-,-.... .... =,�--- � � -� 9 y .� � te�.,L I i � 'tl�d. � `�' °p �enn� Ce J e l�, 1932 0 '' �• 1 � I�OB /420 i423 �438 ` /524 i600 �63U /544 a� , 9:s , � ... �i2 93.9 839 1S 150 53.' ^.•�,so ,..9a 6?� e3.�s... o $, : Bo sew i'"� , � w � W i??r Nar1h �^ � � � � � 4'4 � I � � � � I ° � .� � n . ... ._ �a= �� `"'�• � m �' • `�'" � ' : t jj � � ° ��° � �� "� .�_• � i O N N� N N � N � in w i � N o Jo' � 37 .::. 1 rn 1 6 6 J O J � J O ,a= ` � � - :�+ :r ° � •//30� B9.7B N� .-+ I .» N-�U� � r N� � � �� . IS4.Z Cl' fV ` �W•I J� J• N N � •• y p� • � - Q �A WO� ."'f.„i• w � a 150 \✓ o , w .,�^i • � w . O�� ('� • v t��.I '� J � - � ' t�$ NerIA 16 . 6 � � W, ... o Sour 19A.2 °� �+ °o • Q p u, �yy, �/ � ^ .... (6� - /?iSgN� 6e oo.o oo.o o� a � -A .A � A�or�6 � - � � � �++ ,„,�I� .r O p 'r, • ,`. -� - U: �.i DI TRI H.S_ � . . �.• ..... .� �w . � � ' ;. �'p �P' , `�:.�ot �/ I 310.09 8' b O ��:.�,.. � w �y W A N oc�sv��° �� 'J.w• V �' ,O \o t�N/�°ar/i��/i�s .�" ,'�i.'' "� � � �o� _'w "_ � m r� � k'.�:"'•.,;�.t� i j • • W ,L A e � A �i "z�y�� • O � �w .--� Ioo.o oo.e o.o �-..I,S� � � a'^ ��N,: ��' � 161. 118. �.� } ,,N • . - 13 3 /iV�°. � �• OOC.N013134036 I i425 ; o.�fjC �. � o n � v. �• „I = w� ,y^' � !►40 /360 �3BO o �' � /4 / I '9i /N �-h C�� - - -� '' .�� wl+ N• � Q .(�'.. ilo.o Ilo.o Ilo.o 2 Z Qt . , �yy;�c J 514.0 ��•.. .:,?�, r I " m N s • • U • • • e !°�,''1 • -� - - - , _ :: �;�,_ i�3. z ��ais P W -r N - r �, �o � $�n -A J Y ' , v D OAD o o � o 'O Aa-v W ~ � I ` � 6't� I�: � • N .. 4N � ^' ''° e o k° S�'I o � V+ o w N - a �� Iln.o ue.e � uee � IIZ Aa9 A39 �u Ne.lV,) w e�� _ �'•. l��o m �' b �- e o . ... � �, — i4�o — I J�"a�' �2-�c��/��/ ..T—��..�,,,rs I / . �• • I . . . . . . . / • . e I • � R a5ft' •-;��i�osc-�� .�,r r-� .ai�c:a o . 9°° i q . ,\ � . ,��,��s��l �,lu��l�,, .�.�,. > i � . . � � ��t�f� cd�vc� Gc� t+ 2-j i�,Z•�:' :z�^'��-- ---- V 3 ---- ' � � % ..i K - � �J `i . �l ) I �S / ,a I N • �` �� ,� , �.�°, . : �: :� t aC � . . y p i '� p� N C'XfST1NG� r N O � PUII.D/Ny � eJ � • � �. zi. c1 i �� o � � � `� = � �� • -� v e, � � � � �b � �l�C�'�"�?(� ��/��h� CLfP4 .I r � ` \ u � � • � � n�, � �� \ �� i�, � ? a`V,p ``�G -.�, �� -� � � � � / � � , \ / i — —'t / i _ —• _ � ._ L I �,\ / / . O I / � � � � � \/ � - � �1 > � � � / / � v � q W •N � '� tK°` '`� �� 3 � I, ;�a"' ^..' a `, � I � �•°• P Y,�%ri� � � � I \•�, ��' E � � r . �� ;o •L':�e I �e�a� �b� �: �{(,�t I� �oy� ''':c • . � ' t \'y �0�� f�: So � � `0��¢ b ... +\�" __\,\ I .► 1� ��' ' � .J � ' i• ` �,j L ��;� •. tQp �d no I �. y r �l � � / a1 I + ' \r\ p� � I � n ` � •',, � N `� �.+ � �J� i1+� ,(1 �5 � � ;:`.�C�� `��,Q► ;, � � � , LS•f° •.s°��`• � � = �; :;• I p<<S '�, s- _;•`:' �,n c'� ,,;y�r .�� rk , `� �� ca� ��rb � . I 1�z�� Q /: � i a�°� c � `� I �;s �• . . �'�' ,` � �p,0 � o �� , � �� °�;` . ��.y � G'� - / te _�� sr`�' � � �. � JA�t, no �� - -' �c� o��' C�� .f b��„o+r.� ` \.� . �G� �,/ {r .Fror,� e roQd. � � � �Q�' ; - f1-lt {�►�{r -� l�t, aPa��e ,� �I� wu►k d� �x ��wb'l�c�k,�r , l]r..��. .1� /�e�m�...�G MEMORANDUM � DATE: April 3, 1992 T0: Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: MINOR SUBDIVISION OF "EWALD PARK ADDITION" -- HOUSING AND REDEVELOP- MENT AUTHORITY (HRA) OF GOLDEN VALLEY, APPLICANT Background At the March 17, 1992 HRA meeting, the HRA designated Habitat for Humanity (Habitat) as the developer of the 1.03 acre Ewald site at the intersection of Golden Valley Road and Xerxes Avenue North (see attached HRA resolution). The HRA has owned this property since it was purchased with Community Development Block Grant funds in the early 1980's. The HRA has worked with several developers who have attempted to construct townhomes on the site. The last such developer was the Affordable Suburban � Apartment Partnership who proposed eight to ten rental townhomes for lower income families. This proposal was brought to the Planning Commission as a P.U.D. on October 28, 1991. The Planning Commission recommended that the pro- ject not be approved. The P.U.D. was never voted on by the City Council because the application was withdrawn. The City Council felt that constructing single- family homes that would be owner occupied would be a better fit for the site and neighborhood. Habitat was then approached and they have agreed to develop the sitee The arrangement with Habitat is that the HRA will provide the land at no cost and extend utilities to the site. In turn, Habitat would agree to construct four single-family homes -- two in 1992 and two in 1993. The homes would be sold to low income families. At this time there are two sponsors for the 1992 homes -- General Mills and Calvary Lutheran. Descri pti on of Mi nor Subdi vi si on The HRA has requested that the 1.03 acre site be resubdivided into four single- family lots rather than the six, smaller non-conforming lots that now exist in "McNair Manor". The HRA believes that the homes should be built on lots that conform to the minimum lot size requirement for the City (80 ft. wide at the front setback line and a minimum of 10,000 sq.ft. in area). The existing six lots (lots 9-14) are in the range of 7,500 sq.ft. each with lot frontage in the 50-60 ft. range. � The Subdivision Code permits minor subdivisions to be used when 1) the number of lots to be created is four or fewer, 2) the property to be subdivided is already platted and 3) there are no new streets required. This subdivision meets the qualification for a minor subdivision. Habitat for Humanity - Minor Subdivision � April 3, 1992 Page Two City Planner, 8eth Knoblauch, has prepared a sketch plan for "Ewald Park Addition". The plan indicates the size of the proposed four lots, the dimen- sions, setback areas and former lot lines for "McNair Manor". The four lots all exceed the minimum lot size by at least b60 sq.ft. Each of the lots also have a width of more than 80 ft. at the front setback line. The house sketch plan indicates a house of 24' x 56' on Lots Z and 3. This size house will fit on the two middle lots but not on the end lots. Narrower houses wi 11 have to be bui 1 t on Lots 1 and 4. The 24' x 56' house i s one pl an that Habitat is now planning to use on this site. They have other house plans that would fit the two end lots that are not as wide. (These four lots are much wider and larger than most lots Habitat obtains. Generally, Habitat builds houses on 40' and 50' wide lots in Minneapolis and St. Paul . ) As required by Statute, the City has submitted a sketch of the plat to the Hennepin County Transportation Department for their review. They have requested that an additional seven feet of right-of-way be dedicated for Golden Valley Road (Co. Rd. 66) along all of Lot 4 and the north 30 feet of Lot 3. The staff recommends that the plat of "Ewald Park Addition" be drawn to indicate this additional right-of-way dedication. This action will make Lot 4 the smallest lot at about 10,660 sq.ft. � Lot 1 has a driveway easement over the south 20 ft. This driveway easement is for access to the garage of the home at 1808 York Avenue. Due to this easement, the house on Lot 1 will have to be set back a minimum of 20 ft. from the south property line. Habitat may want to consider talking with the homeowner at 1808 York to determine if sharing the driveway would be possible. If it is not possible, there will be two driveway cuts right next to each other. Sani tary sewer and uti 1 i ty servi ce to these four 1 ots wi 11 be provi ded by the City of Minneapolis from the lines in Xerxes Avenue No. It has been determined by the Engineering Department that extending Golden Valley lines from the west along Golden Valley Road would be very costly. Cutting into the existing Minneapolis lines would be much less costly. The other Golden Valley homes to the south and north on Xerxes receive sewer and water service from Minneapolis. The four Habitat homes would then receive their billings for service from Minneapolis. The property is the former parking lot for Ewald Dairy. It is generally flat except that it falls off to the north and west. Because the homes will be built on the east end of the site. These steep slopes should not cause problems to the neighbors or Habitat. The HRA and Habitat are now in the process of negotiating a development agreement. It is hoped that the agreement and platting can be completed in June in order that the two homes can be started in early July. � Habitat for Humanity - Minor Subdivision . April 3, 1992 Page Three Recommendation Staff recommends approval of the sketch of the Minor Subdivision for "Ewald Park Addition". As stated in the report, the four lot subdivision meets the require- ments of both the Zoning Code and Subdivision Code for a Minor Subdivision. � The sketch plan includes additional dedication for Golden Valley Road. MWG:mkd Attachments: Resolution No. 2 -- Resolution Conditionally Designating Habitat for Humanity as Developer of the Ewald Dairy Site Sketch Plan Plan showing Minneapolis Sewer and Water Lines in Xerxes Avenue and Driveway Easement Location Maps • s Resolution 92-2 � t�arch 17, 199[ • Commissioner Russell introduced the following resolution and moved its adoption: RESOLUTION COPJDITIONALLY DESIGNATING HABITAT FOR HUMANITY AS DEVELOPER OF TI�E EWALD DAIRY SITE (GOLDEN VALLEY ROAD AND XERXES AVENUE) WHEREAS, the Housing and Redevelopment Authority in and for the City of Golden Valley (hereinafter "NRA"1 purchased the Ewald Dairy Site on April 2, 1982 with the intent to use the site for housing; and WNEREAS, over the past ten years the I�RA has received several housing pro- posals from prospective builders and/or developers for the Ewald Dairy Site and has reviewed those proposals in detail . NOW, THEREFORE, BE IT RESOLVED by the NRA that: 1. It hereby conditionally designates Nabitat for I�umanity as the developer of the Ewald Dairy Site as shown on the attached map, on the conditions that (a) it meet all requirements of the City and NRA including, but not limited to, all building and zoning . requirements in addition to requirements for a development agreement; and (b) it negotiate and enter into a satisfactory development agreement with the HRA and which meets all require- ments of the HRA. Designation of Habitat for Humanity is not to be construed as binding on the NRA and the HRA may withdraw • its designation of Habitat for Humanity at any time. 2. It hereby authorizes the HRA staff to negotiate a development agreement with �labitat for Humanity for the Ewald Dairy Site. � � ay . toc man, a r ATTEST: am . oynes, rector The motion for the adaption of the foregoing resolutlon was seconded by Commissioner Johnson and upon a vote being taken thereon, the following voted in fevor thereof: Bakken, Johnson, Russell and Stockman (Thompson absentl; and the following voted against the same: none, whereupon said resolution was declared duly passed and adopted, signed by the Chair and his signature attested by the Di rector. � � . , : � � r � � �� . . . , , , , . . � • �� j � , � � • ' , � �� . � ., � ,� � + , � . . ♦ I . ♦ ♦ . � � �/ • �` , ��,. • � • � � � . � � ' I� � � � � �. . � � � .�� . . , . - -. . F • � • r� � -.� /I � � , � . -•• � � � - • G , ► �-� ,,� �. , . � ;� i/� _ _ �► � , �� .� . �- : � . .- � ► —■��'�`! � - �_'�'�� , I'� � �.� ``� �� v � �' ��/- � i ..' . =,� , � ' � �'a� � � ��/ , / ' �, i " • �� 1p � � � � �� , ,��,�i�/ .�r. -w _.!'�� ` �'t (. i� � , ,o ,¢ ` � .,MNMr�f"� � � ` � � 0 ♦ � �� a � �� ' �� . �!� �' • - � �� R �� t �� t • - Q�1'Q �� . �� .� j+� �' � �� - �� - �� /1�. ,��a�'.� � .-- � ��_.�.�t....�.._ �Ir/�, - - �� .��,.��.��.i��='--- �� i! •�� •..�..-. � . �� '�-�-""—<<s �. �� . . �� ! I � � •. i � - � ` . ` ��_� r � � � , � , `� � �- I . . - � � _ #�,�,�' • ,, � a '�,�� - � � I _ a .� - _ _ � � � � � � � � � . / . / � ` - ; !� � (�i �� ;`� I f'� �� ,C": F-� {` -'' 100 , .� t. .� . . .� !_ i �_, A � � � v ,� $, sca I e `'a� y\ �'�. _.o,,��'h �, , �3� �-ro , . ��..,��p y1�e � ...... �. � �� kVE. /93J i93/ 191T 191 � ,'• �• , •° S�2f �so - .. 5o S �`�� •' �� 1�p�J /T19 lf/s /7II' /�07 /70I � • • ,^ 01, ' �. �� o o � �o � �S � •�. sO i 5e (�1 -.°,`, .; . s . 4 o v 1 � �. ' � � �..�_ � . 8 T � � 3 2 ��r •�� '�r �'�vq-� � a' i � a �, ": a. ; � 4 9. � �.,• �� 1� 1�°W� 9�; .i � . 6 . 's � 4 T 3 . 2 • � -J � ' s�So e � �"' ,�p0 yy ��4� I ��4 � � � � � i q°� ? < e- 13 "'�• . � �t vi , ,; a x� 27�0 ` c�h �,�5 �' `°• ce 60 :o�0 3 s° --- --°r-=- �o_ �4 i ° � � ' �i � �0 .1tit`��:r, �.9 )Se I ,�� I � t�s��' � ' 2�;�e._�� ti q �!yo � � +�16 �� 5 �� o e� �� ,�i � � �' ' `s 17° � � '� '^ � N �i 31=s32- 33� 3a'� 35' 36•;37• 38- 39�a0: Z . �s � � � � � -� � • L d�o� 24 9 � 6-q 19 r; pp 7��r 9�=29 30 , �,R� � � � �^� o l/��e 3 ,,� 1 9i b �/ • �s �o� 6o tr �� so . t • Se 4.S '�� • ;� _ _ �°:�� ,� � � o ae' ��. s° ° • �` �p� el��8�2 i � AV a 2 �'. 20 0 �P�s�j��; bP� .4�� '$I72? /72/ + �;� b� �• R�� o•'e21 . 24 , ` �.�Z � ` �� Se • Se 6e Q 60 �S � f� � � � �� , °Z� �A�� 4 . b `19 � � • ��!*.+ ,� � 22��3 � � �� i B � 1 � � 3 N 2 o � ' � � *- � � � � � ► i• � . � e • .-k.: •� g r .oy �� r , �� `' , �2 „ �,,, ,.,� 9° 8 0; T o 6 ,a�;� � ,., . �� - ;., s i . �2Qo�'• �: . • , ��o �/� �tL�, s° �3 p A �s�'' ��O"1 n'Oii H tv0 a. � `�7- (� �� 0 ..'� � :� �83 ° ��4�� oo .� �{� "1 � N� ` ' ,� � �� t : ' �'� : .. IS , i � � � 6 . b ' ' • V ��°�e rtt ,�4� 1 , ; � � � ,.e �. � �. � 1 � "� '^tz.x 12 �' `'ae��""7� �� '��'�. �� f. I 7��,•' ° � � � � Srp� ` , '�13 � �., � 6 `1,� �' m•�Q • I 17 1 �j �9 . � � ��% � 5' �S ��'�� .IB - �� a i�ti . �� . �o ' ..�� 14 h° �� ,�. I ; , C � ti' 19 � � . � Q . �` ��r � a , 4°'� � � s� -� � t�� . s v �( o � � `Q,C . .�:fa10 . � ' ��\�\ h • 16e� °r ' �' 3 *� � Q'O . . �°' H°��°�'° �a' IT ,,�,' y l'°�'��. �'. �-: i �b a- .� �� r�� . �,r.�;.•. �; • � . � � �� .: �levi-'` �' �� ,s.e 1e �► a,�, „� ,C� .,•- �'it,iti� �. �\o Y �19 �- J °•',� . . ' �.N�v^ /� 'j ` � ,{. �r •�� O� . Y -v'�"� 1 � , � • �� a . /'� vd � • ,P � �•, b�`S' 0 �� o, .. C� ` ' `• '� '7-'-� . ._ _.,,,•__,.___----- '/ s --- — _. 0 � . �,, _-_._. �� I . �' / a a �� ' ' _ . vi ' ;,� n- I - 1�..._� � .'��r_ _ ��--'—_-�--��.�-�' / ad . .� 1 , - � �. - .�, , . , � . � o °�'`•, J . • �� z. : ' ��°�� v .r� %s �`jg, � . ��d��a .�� ,a N � °��.� .� , . . , , , �•. •, 3 . ., . - •� � .:y � . °r \ °1 � Z � . ` • ��•' Q c�; � ' .� � ` a' � -9 � l� '�� 5 �\''� �� b. . , / � • '.�n. � d .•� . � � / ♦ L ,p� � � _� . �k / •'� �. `�4 � 6"g .�� `��' � / p ' `♦ y� b � a h / . 0 '�' , � `� +��d, v�d, �i� 99 � ..SG� � `•,� . a. � �i /• ' o�b � . � � �� , � � � ' �� .,, '\\ � � / /G i��na �\ . ' �-- � � - � r � . � � " - ` � . / >� � r C-- . • ` ' , � • . . • \ �. a , � y.� �`. � ` � .' � aM1`q o`` '1�' '� � , � -... � ' ; � vti°ti ''- - �. � � ; / \ � a � a � • 's.9- � . ' � s`7 ' y, . � . �� /� d,,•n • � ti �o . , �� °^ d1= � ` �� , � " '� � � • T, �t`1�' 1y, �.� � �`, ,' •� i / / S � � � -z ` .e ''� / / �o ` ; �, ��\ � � . ,9 �g � � . ' � 1 . '� / ay� � 1` � � 1 1� .i` � .�� ,1 � � . '• _ t+ � �1 , p� / � / ' � c+�2� � f+ �' . . _d / /� C a . '��'. � (� '" � � `�; : • T � � ' ��Y yy, t.. � - ; � , �. _ g N o J • , , .. . . . � � � .*,�. � � —• � � �, •� r�� VI � . ;..• � _ 1 �. .� 'f� � _ - - �cl� ! � � ' � -p � J t �, 1 . . _ `,� r � �.� � ' . Q � � .� ''� > �, ;v� `• � � � 1. ` �. � �. � ;� y � � E �h '; r:� + _ � � o�,�: � . J ; : . . :r ,- j' �P . � � � �! £ + j ` � ;I �,i.; �,�,.00,2Poo8 �_-� � 7.. � � � 4 � � 1 , � � � , O � S � a .` ' __ I - � � � ' , .� . � � � + �* , � � � r . z �, � 1 + d � � , ?I °". '� � � � , ` h ± . 6 ja � �'v,o , + � , �, � �j �, �. j � � � o -0 s + 1 -�j� � , � �i� '� -� ��, �• /� '• ` � � 1 . ��-q•� 1 > N "O C 0 '� t� � „ + ^ ' ' � � � � .� o ! 2 -� z J '� � ` J � � — � � r t � Q � 1 + � ,-� �o ..� � �� ,� ' N � Z � � 3 -o � a ; � � d ¢ I— ,, • J � � d � __ _ --� � � � a � o � s, E i f � __ _ - - - ' __ _ 1cr � ' '" ° j4 � -�i ^ �� ':A � i . � • � Q i' { � 0 "°`'' 2 6'f�� C � 'd � f 1 ,, ' '�`� • �►,.a�.�/o� s � i � � r a + _ , . -ti �n ' ' Y+s�^� h' � , + a � + 1 �: ,d . �V: . Q d � + , , � ,�� , �:_ --a , .�L � � � i � u• ' E ' _ _-��`�� _ — — — — — —,= � o :.P� � � ' � � :� ' � �' � � d "' , � i � ; � � ; � � ; J �- � � ° � o � � = � � b � � � L � M � a i' e ' ° ; ' � ,� i � v-. ,c � o N Q � � II � �-E � 1 s� lA � F1 ' 0� !- � J „ Z � + , � t' -�� h •— i� x ° c � �b -a �n d � � � L � S � r t � - � � I � � � d 1 � � a N T c � f Z � � r E .E, , ., � i `'° � ; . � W � „ � `�' � � � r' o � -t i J � i � � � � + � ; + ^ � �� .� � �� ' � � .�� J,' � „ s , ; �-r 1 kA5�1'1tNT AK6R � � � w J ±� � „ � � � + d � ___., _ ., _ _ - ° _----_ _ ^_ '[ -; �o O[ Z '� N� , .:�:<. ' i`-- � K o. � ' - �, � � .. � , �' ..� ..'�a ..sn.Ss w9 b9i�fi/ ' r ri . • • MEMORANDUM DATE: April 7, 1992 T0: Planning Commission FROM: Mark Grimes SUBJECT: DATE FOR MAY, 1992 PLANNING COMMISSION MEETING Due to Beth, Emily and me being in Washington, DC to attend the APA Conference on May llth, the second Monday of May and Memori al Day fal l i ng on the fourth Monday (May 25th) the staff is recommending an alternative meeting date for May. The staff is recommending that the meeting be held on Thursday, May 21, 1992 at �7•00�m. This date would allow staff adequate time to prepare sta reports a�t� er returning from Washington on Thursday May 14th. This meeting would be held only if there was a pending application. The staff � believes that it would be too long between meetings, and therefore unfair to applicants, if we would cancel all meetings in May and wait until the regularly scheduled J une 8th meeting. Please bring your calendars in order to determine if the suggested May 21st date is workable. MWG:mkd �