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03-11-91 PC Agenda • GOLDEN VALLEY PLANNING COMMISSION Regular Meeting GOLDEN VALLEY CITY HALL Council Chambers, 7800 Golden Valley Road Gol den Val l ey, Mi nnesota March 11, 1991 7:OOP.M. AGENDA I. APPROVAL OF MINUTES - February 25, 1991 II. RESCHEDULE ANNUAL MEETING TO APRIL 8, 1991 III. INFORMAL PUBLIC HEARING - AMEND CITY COMPREHENSIVE LAND USE PLAN MAP/ ' AMEND ZONING CODE • APPLICANT: ACC/McCaw Cellular of Minneapolis and Golden Valley Nousing and Redevelopment Authority ADDRESS: Part of Outlot F, North Wirth Parkway 3rd Addition REQUEST: To amend the City Comprehensive L and Use Plan Map from Business and Professional to Industrial and the Zoning Code from Light Industrial to Radio to permit the construction of a cellular telephone tower. IV. REPORTS ON MEETINGS OF THE HOUSING AND REDEVELOPMENT AUTHORITY, CITY COUNCIL AND BOARD OF ZONING APPEALS V. OTHER BUSINESS VI. ADJOURNMENT • MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION • February 25, 1991 A regular meeting of the Planning Commission was held at the Golden Valley City H al l , Counci 1 Ch amber, 7800 Gol den V al l ey Road, Gol den V al l ey, Mi nnesota. The meeting was called to order by Chair Prazak at 7:05p.m. Those present were: Kapsner, Lewis, McAleese and Praz ak; absent was McCracken- Hunt. Also present were Mark Grimes, Director of Planning and Development; Beth Knoblauch, City Planner and Mary Dold, Secretary. I. A�proval of Minutes - February 11, 1991 MOVED by Lewis, seconded by Kapsner and motion carried unanimously to approve the February 11, 1991 minutes as submitted. II. Informal Public Hearing - Amendment to Comprehensive Land Use Plan Map Applicant: Golden Valley Congregation of Jehovah's Witnesses Address: Lots 1, 2, 3, 4, and Outlot 1; Block 1; Marimac Addition Request: Amend Comprehensive Land Use Plan Map from Residential • to Semi-Public Facility III. Informal Public Hearing - Rezoning from Residential to I-1 Institu- tional Frac 1 ity Applicant: Golden Valley Congregation of Jehovah's Witnesses Address: Lots 1, 2, 3, 4, and Outlot 1; Block 1; Marimac Addition Request: Rezone from Residential to I-1 Institutional IV. Informal Public Hearing - Minor Subdivision Applicant: Golden Valley Congregation of Jehovah's Witnesses Address: Lots 1, 2, 3, 4, and Outlot 1; Block 1; Marimac Addition Request: Minor Subdivision to consolidate several existing lots along Winnetka Avenue Chair Prazak introduced this agenda item and stated that because the above requests pertain to the same property there would not be separate public hear- • ings for the three issues but will be voted on separately. Chair Prazak asked staff for a brief summary of the requests. Beth Knoblauch, City Planner, gave a brief summary of the requests of the Golden Valley Congregation of Jehovah's Witnesses Church. Minutes of the Golden Valley Planning Commission February 25, 1991 P age Two Beth Knoblauch reviewed the Comprehensive Land Use Plan Map. She stated that � churches are considered to be neighborhood based. In Golden Valley the vast ma,jority of existing churches are located in situations exactly like the pro- posed one where there i s access onto a col l ector or arteri al street and si ngl e family residential uses on one or more sides. Winnetka Avenue is an arterial street. This church is an appropriate use for the sitee Ms. Knoblauch reviewed the rezoning request. The property is zoned single family residential which does not allow churches by right or conditional usee Golden Valley does have an institutional zoning district which is appropriate for schools and churches. However, there is no vacant I-1 property at this time. In order to permit a church, this property will have to be rezoned to I-1 Institutional . The site plan shows that the proposed location can meet all the zoning requirements including setback and parking requirements. The argument could be made that this could constitute spot zoning but this is the way that churches are zoned in Golden Valley. Each one has its own zoning identification on the zoning map. In almost every case, churches are surrounded by other types of zoning (mostly residential ). The spot zoning argument doesn't work unless one excludes churches entirely or develop some sort of "mega church district" and have every church side-by-side in that district. The third item reviewed by Ms. Knoblauch was the request for a minor subdivi- sion which would consolidate all consisting parcels on the site into a single parcel . Eight factors regarding minor subdivisions were reviewedo Staff is recommending approval of the Comprehensive L and Use Plan Map, Rezoning and � Minor Subdivision. Chair Prazak asked where the entrances to the church would be on Winnetka Avenue. Ms. Knoblauch stated that one entrance has been planned and the Hennepin County Department of Transportation must approve the location of that entranceo Commissioner Lewis asked if anyone had consulted the City Engineer as to whether there would be a problem with drainage. Mse Knoblauch stated that the City has not conducted any specific drainage studies. Lowell Odland, City Engineer, has the opinion that there are poor soils on the property and that this could cause development problems. Mark Grimes commented that Mr. Odland has reviewed the site plan. Drainage from the lot will flow into the existing storm sewer sys- tems and not have a negative effect on adjoining property. The City has to assure this before the building permit can be issued. Chair Prazak asked the applicant from the Jehovah's Witnesses congregation to come forward and make any comments and answer questions. The representative, Michael Cave, reviewed the site plan, pointing out the location of the building. He discussed the drainage problem and stated two storm sewer drains will be located in the lot. Mr. Cave talked with the County and they requested that the entrance at the south end of the lot be moved to the north end because of the hill and traffic problems which may occur. The applicant was also asked, by Hennepin County, to make the driveway 30 ft. wide rather than 24 ft. Mr. Cave also talked about the request by the County to dedicate an additional seven feet of right-of-way for future widening of Winnetka Avenuev �, Chair Prazak opened the informal public hearing. Minutes of the Golden V alley Planning Commission February 25, 1991 • Page Three Kathy Thorsell , 2041 Valders Ave. No. asked about the a driveway from Valders for the church, change in the tree line and how long the congregation would be staying if they out-grow this facility. Beth Knoblauch commented that the City has no plans to put a city constructed street going into Valders and nor does the applicant. The applicant hopes to retain as many trees in the SW corner as possible to serve as a buffer. Mr. Cave explained that there are no plans to move the congregation off this site and that when the congregation becomes too big, a new site would be located and the congregation would be split. Edward J. Muszynski, 7925 23rd Ave. No. is concerned about water draining from the parking loto He would like to know what will happen to the empty lots behind 7925 23rd Avenue if the City is not going to put the street in off of Valders. Mark Grimes stated that there will be storm sewer drainage in the parking lot that hooks up to the City system and the City expects no drainage problems. In terms of the large area behind the double home on Winnetka, the plan had been, in years past, that potentially there could be a couple lots built on that property fronted on a street off Valders Avenue. Staff has talked with the City Engineer who has worked over the years with the property owners and no agreement has ever been struck about building a street. Mr. Muszynski requested to be notified so he could have someone review the drainage plan with him. Mark Thorsell , 2041 Valders Ave. No. is opposed to rezoning of the propertye • He read a brief statement of objections and handed the statement to the City Plannere R ay Becker, 2140 Valders Ave. No. is concerned about water problems and the intrusion of churchgoers on the small lot next to his property which is owned by the applicant. Mark Grimes stated that the Jehovah's Witnesses want to maintain the low area near the Becker home because the soil is not good. Mr. Becker asked about the distance between his house and the back of the proposed Kingdom Hall . Mark Grimes calculated that the distance would be approximately 140 feet. Robert Erickson, 2041 Winnetka Ave. No. asked about the meeting schedules and discussed his concern with invasion of headlights and parking lights later in the evening. Mr. Erickson handed the City Planner church schedules firom the Jehovah's Witnesses facilities in Golden Valley, Champlin and Maple Grove. Mark Grimes stated that he has talked with the applicant about meeting times and most should be over by 9:30-10:00 and parking lot lights should be out around 10:00 p.m. Ted Stone, 2001 Rhode Island No. questioned information the City had regarding the soil problem and if a church could be built on problem soil why couldn't residences. He is concerned about traffic, drainage and property taxes increas- ing because of the non-exempt status given to this applicant. He asked how many previous churches were built in residential areas before the area was built-up, therefore not needing rezoning. • Joy Gerber, 2135 Valders Avenue No. was concerned where the overflow of cars not able to park in the lot during services would park. She was also concerned about not being able to identify cars by their neighborhood and if church goers would walk through yards to get to the church. She asked about City policy regarding church parking on City streets. Minutes of the Golden Valley Planning Commission February 25, 1991 Page Four � Sara Moore, 2120 Winnetka Avenue stated that she lives in a strong residential area and does not want commercial or other uses encroaching further in the neighborhood. She does not want a parking lot as a neighbor. She feels that the building of this church may make the area more transient bringing in rental homes. She asked if the surrounding neighborhood have input concerning the landscaping and fencing. Ms. Moore submitted to the City Planner a petition from the surrounding neighbors opposing this request. She indicated that neigh- bors would not object to double or townhome construction in the area. Chair Prazak asked staff to comment on the previous questions. Mark Grimes stated that the landscape plan that the City Council looks at is a conceptual plan and the Planning Commission can make suggestions to the Council regarding the landscape plan. The Building Board of Review reviews the landscape plan before issuing a building permit. Mr. Grimes also talked about parking on the streets and there should be plenty of room in the church parking lot; if parking became a problem "no parking" signs could be posted on nearby streets. Parking would not be permitted on Winnetka Avenue. Wilt Berger, 7810 Winnetka Heights Dr. is concerned if the property is rezoned to an I-1 district what kind of controls are there for the overall process of developing and who takes into consideration the plans for signs, landscaping, and appearance of the building. Mark Grimes stated that the Building Board of Review holds public meetings but notices are not sent out. If someone is interested in attending they can contact the Zoning and Inspections Department or the Planning Department regarding the meeting time. Sign codes in Golden � Valley are strict and there shouldn't be a problem. Mr. Berger asked how the City would enforce the parking issue if this became a problem -- "no parking" signs would be an imposition on the neighborhoodo Mr. Grimes stated that if parking becomes a problem, the first people having a problem would be the church because the neighbors would let them knowo Also, there is additional property on the proposed site that could be expanded for parking. The closest street parking would require a 250-300 foot walk for church members. William Moore, 2120 Winnetka Avenue is concerned about the traffic on Winnetka. He lives across from the proposed site and at present deals with peak traffic during the week and does not want it on Sunday morning. He is also concerned about children playing and taking away the prospect of having residential fami- lies across the street. He asked the Commission what recourse the surrounding neighbors would have if this proposal passed. He is opposed to rezoning other than to residential . Chair Prazak stated that the City Council will have a public hearing and neighbors would be notified to attend and have another oppor- tunity to raise issues again at that hearing. Merrie Forstein, 8345 23rd Ave. No. is concerned about traffic on 23rd Avenue No., the rezoning of properties and the possibility of decreasing the value of homes in the area due to the church. Edward Hafner, 2125 Orkla Drive concerned about the speed on Winnetka Avenue and recommends denial to rezoning the site. L aVerne Becker, 2140 Val ders Ave. No. concerned about the overfl ow parki ng on o Valders. The direct walking route from Valders to the church would pass their front y ard. This property strip would be owned by the church. The surrounding neighbors have been maintaining the strip of property owned by the proposed applicant for a number of years. Minutes of the Golden Valley Planning Commission February 25, 1991 � Page Five Chair Prazak asked the applicant to make comments. Dick Taylor, a member of the congregation, stated that the church is aware of the neighbors' concerns and wants to be a "good neighbor". Mr. Taylor addressed the drainage topic and stated that the church would have to be assured there would be no problem before building. Parking should be adequate. Church members have never parked on streets, at any facility he knows of in the Twin Cities. He said the members would not be allowed to park on streets. If there would be a problem it would be handled by the church. There are no activities for children during the day and no Sunday school for children. Jehovah' s Witnesses have been at the Duluth and Douglas location for 34 years and have had no problems with their neighbors. Commissioner Lewis asked Mr. Taylor about the lighting. He stated the lighting is comparable to that at the Duluth and Douglas site and lights will go out about 10:OOp.m. Commissioner Lewis also asked if the applicant would have a problem discussing the landscape plan with the neighbors. Mr. Taylor responded they do not object to the neighbors' input. Commission McAleese made the comment that the existing neighborhood thinks the Jehovah's Witnesses, at their present site, are good neighbors. Commissioner McAleese asked Mr. Tayor if the move to the new site is contingent upon the sale of the existing site. Mr. Taylor answered yes. Edward Hafner, 2125 Orkla Drive feels that Winnetka Avenue is becoming a "super highway" and requests that the vote on this proposal be withheld until a traffic O study is completed. Mark Grimes stated that Winnetka Avenue is an arterial road and its function is to carry traffic and a great deal of traffice The church is a good use for this site because of its low peak hour traffic. Chair Prazak closed the informal public hearing. Chair Prazak commented that he believes this proposal is reasona6le. The traffi c woul d be at off-peak times and i s convi nced that the church woul d be a "good neighbor". Chair Prazak expressed his concern that this is a totally residential area on all four sides and is leaning toward not supporting the request. Commissioner Kapsner stated that he shares the concerns of the neighbors but he lives in an area with churches nearby and does not expect the proposed use to cause any major problems. The church would not have to be built on pilings but if this area went with residential some would need to be. He shares Mr. Becker's concern of high water but is convinced that adding two storm sewer drains to this parcel of land would solve some of the water problems. Mr. Erickson brought up the issue of lighting and Commissioner Kapsner feels this is a minor concern. Traffic is a large concern, especially on Winnetka, but it should not be a problem by adding 70 cars to Winnetka on an off-peak time. Commissioner Kapsner is pleased to hear that the church is willing to work with the neighbors on the landscaping. Some land uses do not fit in the neighborhood but schools and churches are a legitimate land use. There are some things that a community needs and there will be some land use in the community that will be � non-taxable, and adding a church to the City would not put Golden Valley in an unreasonable situation. Commissioner Kapsner supports the proposal . Commissioner Lewis is concerned with the drainage and would like to see a good plan for the drainage problem. Sees no problem with parking on the site and the Minutes of the Golden Valley Planning Commission February 25, 1991 Page Six traffic on Winnetka has alw�ys been a problem but the church traffic is at off- � peak hours and doesn't present a concern. Commissioner Lewis reiterated Mr. Taylor's comment of wanting to be a "good neighbor" and supports this proposalo Commissioner McAleese asked staff what other uses are allowed in an I-1 Institu- tional District. City Planner, Beth Knoblauch, stated that in the I-1 district only schools and churches; or as conditional uses, day care and heliports. Commissioner McAleese agrees with Commissioner Kapsner on the need for a community to provide space for churches. In Golden V alley, if we don't allow rezonings, specifically rezonings in residential areas, we are talking about foreclosing Golden V alley for any future churches, unless they choose an existing I-1 site� The issues of taxes, the City recognizes that there are certain functions that a community should provide and one of those things are churches. Drainage is not a problem and feels Golden Valley takes measures to m ake sure drainage doesn't get worse. The question about the traffic study is a concern but the problem is that the County feels that an arterial road, such as Winnetka, is capable of handling an immense amount of traffic. Commissioner McAleese agrees that turn- ing movements to and from the site could cause problems, but feels that a traf- fic study would not pick up on this problem. The issue of lights is important but the church said they would like to be a "good neighbor'° and the topography of the land will prevent alot of the lighting issue. Commissioner McAleese has no problem with the minor subdivision. The issue is the change in the character of the neighborhood and feels that the City has entered into a contract to main- tain the character of a neighborhood. The City is dealing with a rezoning and maki ng a change to thi s area of 1 and that woul d 1 ast forever or unti 1 i t i s � changed by the City Council in the futuree Commissioner McAleese believes this request would have an effect that would substantially change the nature of the neighborhood and is opposed to a change in the comprehensive plan use map and the rezoning. MOVED by McAleese, seconded by Prazak and resulting in a 2-2 split vote to deny recommendation of approval for a request of an amendment to the Comprehensive Land Use Plan Map of Lots 1, 2, 3, 4, and Outlot 1; Block 1; Marimac Addition. MOVED by McAleese, seconded by Prazak and resulting in a 2-2 split vote to deny recommendation of approval for a request of a rezoning of Lots 1, 2, 3, 4, and Outlot 1; Block 1; Marimac Addition from Residential to I-1 Institutional Facility. MOVED BY Lewis, seconded by Kapsner and motion carried unan�mously to recommend to the City Council approval of the minor subdivision to consolidate Lots 1, 2, 3, 4, and Outlot 1; Block 1; Marimac Addition subject to the eigMt factors sub- mitted by staffe * Vo Informal Public Hearing - Carousel Automobiles - Conditional Use Permit Applicant: LeJeune Investments Inc. Address: 8989 Wayzata Boulevard � Requesto Add two-story (7,000 sq.ft.) addition to Carousel Auto� mobile Facility Minutes of the Golden Valley Planning Commission February 25, 1991 • Page Seven Chair Prazak introduced this agenda item and asked staff for a brief summary of the request. Mark Grimes, Director of Planning and Development summarized the request. Mr. Grimes stated that the applicant would have to go before the Board of Zoning Appealsbecause there aresome existing non-conformitiesin termsof setback, in particular, along the streets which are to the west and north. This struc- ture has previously been granted variances for setback. The Board could grant variances, if they so choose, so that this use could continue with those types of zoning setbacks as they are today. The Board of Zoning Appeals should take place before the City Council hears this request. Chair Prazak asked the applicant if he had any information to add or any questions. The applicant, Jon Hansen replied no. Chair Prazak asked the applicant why they are allowing for so many parking spaces. Mr. Hansen stated that on occasion there are more customers than normal and would need more spaces than the code requires; they do not want customers to be cramped in a parking area. Chair Prazak opened the informal public hearing and seeing no one closed the informal public hearing. MOVED by McAleese, seconded by Kapsner and motion carried unanimously to recom- mend to the City Council approval of a two-story addition to the Carousel • Automobile Facility at 8989 Wayzata Boulevard subject to the five conditions staff has recommended. VI. Reports on MeetincL of the Housing and Redevelopment Authority, City Counci an Boar of oning ppea s No reports were given. VII. Other Business PJo new business was presented. VIII. Adjournment Chair Prazak adjourned the meeting at lO:lOp.m. *Agenda Item No. V was the first informal public hearing to be heard because of the considerable length of time items II, III, IV may have taken. • MEMORANDUM • DATE: February 20, 1991 T0: Golden Valley Planning Commission FROM: Elizabeth A. Knoblauch, City Planner SUBJECT: AMEND COMPREHENSIVE LAND USE PLAN/AMEND ZONING CODE/MINOR SUBDIVISION The Golden V alley Congregation of Jehovah's Witnesses has signed a purchase agreement for five parcels of land along the west side of Winnetka Avenue south of 23rd Avenue (see site location map on next page). The congregation would like to sell its current site at Duluth and Douglas to another church group, and build a new f acility on Winnetka. This would require consolidation of the five parcels into a single, buildable site, rezoning of the site from a Residential • to an I-1 Institutional designation, and changing the Comprehensive L and use plan map to reflect use by a "semi-public facility". The Planning Commission is being asked to hold informal hearings on each of these three actions, and to prepare a recommendation for forwarding to the City Council . The consolidation of the parcels could take place with or without the other two actions. The rezoning and the rnap amendment are linked together, and must be approved before any site construction can begin. Each of the proposed actions is discussed in separate sections of the following staff report. EAK:mkd • Informal Public Hearing � Amendment to Comprehensive Land Use Plan Map from Residential to Semi-Public Facility; Jehovah's Witness, Applicant In most communities, churches or schools are linked with residential use areas if the facilities are small and relatively neighborhood based, or with commer- cial areas if the facilities serve a more regional population. In Golden Valley, on the other hand, churches and schools are considered to be separate and distinct from all other use categories, regardless of size or population served. There is a specific zoning subdistrict reserved for them, and they are identified on the land use plan map as either "semi-public facilities" (if there is a church only) or as "schools" (if the site includes a church and a school ). This creates certain administrative hurdles any time a congregation wishes to relocate, as in the case of Jehovah's Witnesses. Because churches are identi- fied as fairly exclusive uses, congregations cannot simply look for other areas where similar uses are located, as a store owner might look for space in another commercial area, for example. A church can only be built on land that is zoned for churches, and because virtually no other types of uses could go on that same land, the only land in Golden Valley that is zoned for churches tends to already have churches on it. Therefore, virtually any new or relocating church in Golden V alley is going to require a rezoning, unless an existing church congre- gation moves away or is disbanded. Because zoning is required by law to match the comprehensive plan, this requires a plan map amendment as well . O A review of churches presently located in Golden Valley turned up 18 f acilities of various sizes and denominations. All were located in proximity to some amount of residential uses. A dozen had single family uses abutting or directly across a street from 50/ or more of the church property perimeter. In terms of access, one church is on a local street, 10 are on collector streets, five are on minor arterials, and two are on Hwy. 100, though they access the frontage road rather than the highway itself. Thus, the proposed site with its adjacent residential uses and its location on a minor arterial is in keeping with other church sites in Golden Valley. It is sometimes argued that churches take 1 and away from the community tax base, but the community contribution of churches is generally measured in terms of service rather than taxes. The site has proven difficult to market for single family development, because of high development costs associated with poor soils. An adjacent duplex and two single family homes were built to face a street that would access the proposed site from Valders, but neither of the two property owners involved ever took the action necessary to construct or even to dedicate the right-of-way for that street, and it is the opinion of the City Engineer that -- again because of high related costs -- it would not further the City's best interests to take on the construction of that street. Based on staff research, it would appear that the proposed site is appropriate for designation as a "semi-public facility" on the comprehensive land use plan map. If the map amendment is determined to be inappropriate, then the accom- panying rezoning would be inappropriate as well . e Note: The land use map and the land use plan map are both rendered in color, and are therefore not easily reproducible. They will be available at the hearing. Informal Public Hearing � Rezoning from Residential to I-1 Institutional District Lots 1, 2, 3, 4, and Outlot 1; Block 1; Marimac Addition Jehovah's Witness, Applicant As indicated during the previous discussion regarding the Comprehensive Land Use Plan amendment, there is no place in Golden Valley where the Jehovah's Witness congregation could relocate without having to ask the City for a rezoning. The congregation' s current facility at Duluth and Douglas is not considered to meet the needs of the congregation, and a new location has been sought for several years. The fact that the existing facility could not be sold -- except to another church group -- without itself being rezoned, has been a factor in delaying the congregation's plans for building a new facility. Reconstruction could not take place on the current site because it is too small to meet today's zoning requirements and still accommodate a useable-sized building; the current building is nonconforming, but may remain in use as long as no major modifica- tions are made. The site plan submitted by the congregation shows that the proposed location can comfortably accommodate the new church and still meet all parking and setback requirements. The site plan also shows access only onto Winnetka Avenue, as preferred by the City in order to prevent disgorging up to 70 cars at a time onto residential streets. The access will have to be approved by Hennepin County, because Winnetka is a County road, but that approval is expected to be obtained. The site plan does not show that seven feet of land along Winnetka O Avenue from the north to the south end of the property is expected to be required by the County as a right-of-way dedication. Staff did not know at the time of conference with the applicant that this requirement would come up, and so could not notify the applicant, but even with the loss of area for the dedi- cation, the site plan remains viable. This could be handled by any combination of reducing walkway or driving aisle widths, rearranging parking, or shifting the building a few feet. Since the site plan is for illustration purposes only, and the rezoning cannot be conditioned on it, the applicant may make whatever modifications appear most suitable within the limits of the zoning code. The rationale regarding the rezoning would be the same as for the land use plan amendment: the site is similar to existing church sites in access and adjacent uses, churches contribute to the local community in ways other than paying taxes, and the site has poor soils that may make single family development prohibitively costly. It is sometimes argued that rezoning to accommodate a single facility constitutes spot zoning, but unless Golden Valley wants to require the clustering of all of its churches in one geographic area, current zoning provisions make single-facility rezoning the norm for churches and schools; they are treated as exclusive uses within a separate district. Based on staff review, if the Comprehensive Land Use Plan Map amendment is approved, the rezoning must be approved as well . Enclosed Separately: Site Plan � City Zoning Map EAK:MKD Informal Public Hearing � Minor Subdivision (Lot Consolidation) J.W. Addition, Winnetka Avenue near 23rd Avenue Jehovah's Witness, Applicant The proposed consolidation of lots is appropriate for consideration as a Minor Subdivision, approval of which is governed by City Code Section 12.50. Eight factors for consideration have been established by City Code. Using these eight factors, staff research determines as follows: 1. The proposed lot would meet the requirements of the City zoning code for either the Residential or the I-1 Institutional zoning district. 2. The consolidation of the parcels should actually improve the developability of the site with regard to potential wetness problems. There are poor soils encumbering several of the existing parcels to the point where some poten- tial developers have decided that construction on them is not economically feasible. Following consolidation, the Jehovah Witness Congregation will be able to place a building on an area of better soils, and use the rest of the site for green area and parking. 3. Public sewer and water connections will be directly accessible by the pro- posed lot. 4. The preliminary plat submitted by the applicant does show the utility ease- • ments required by the City along all side and rear property lines; it also shows easements along street frontages, which the City does not require and which the applicant may remove before final plat approval is given. In order to avoid unnecessary encumbrance of the proposed lot, the applicant should also apply for vacation of two easements currently lying along lot lines which will no longer exist after the consolidation. This application . should be made to coincide with final plat approval , and the City Engineer expects no proble� with it. 5. Winnetka Avenue is a County road, and so the Hennepin County Department of Transportation has the right to review the proposed plat and submit to the City conditions for its approval . A response has not yet been received from the County i n thi s matter, but the Ci ty Engi neer expects that i t wi 11 i n- clude a requirement of dedicating seven feet of land all along the Winnetka Avenue frontage for right-of-way purposes. The City Engineer says the City should support this requirement and make it a condition of final plat approval . 6. For minor subdivisions, City Code no longer requires automatic review of title by the City Attorney. Because this is a replat of previously platted property, the City Engineer has stated that City review of title is less important than for unplatted property. Staff does not recommend requiring such review in this case. 7. It does not appear that the proposed development following lot consolidatian • would cause undue strain on adjacent roads or utilities, providing that there are no driveways permitted onto V alders Avenue or Winnetka Heights Drive. The site plan shows access only onto Winnetka Avenue, which is an arterial street designed to handle higher volumes of traffic. The type of -2- traffic to be generated by the proposed site would not conflict with � exi sti ng peak travel times on Wi nnetka, so it wi 11 not i ncrease rush hour delays. Most or all existing churches in Golden Valley are located adjacent to residential neighborhoods, with access onto arterial or connector streets. 8. If rezoned, this will no longer be a residential subdivision, and therefore no parkland dedication is required. Based on the preceding discussion, staff would recommend approval of the pro- posed minor subdivision, conditioned on the dedication of seven feet of right- of-way extending the full length of the property's Winnetka Avenue frontage. Preliminary Plat enclosed separately. EAK:mkd • � • MEMORANDUM DATE: March 7, 1991 T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: AMENDMENT TO COMPREHENSIVE LAND USE PLAN MAP FROM BUSINESS AND PRO- FESSIONAL OFFICES TO INDUSTRIAL; AND AMENDMENT TO THE ZONING MAP FROM LIGHT INDUSTRIAL TO RADIO IN ORDER TO PERMIT CONSTRUCTION OF A CELLULAR ONE TELEPHONE TOWER, ACC/MCCAW CELLULAR OF MINNEAPOLIS (CELLULAR ONE) AND THE GOLDEN VALLEY HOUSING AND REDEVELOPMENT AUTHORITY, APPLICANTS Cellular One has requested the above described amendment to the Comprehensive Land Use Plan Map and Zoning Map in order that they may lease about 2,500 sq.ft. of HRA owned property in the North Wirth Redevelopment District. The parcel is located just north of the Humane Society building on Sunnyridge Lane (see • attached map). The parcel will be used for the construction of a cellular telephone tower in order to better serve the growing mobile phone industry. The above actions are needed because radio towers are permitted only on property zoned "Radio". In order to rezone a property, the new zoning must be consistent with the Plan Map. In this case, the Plan Map must be amended to Industrial from Business and Professional Offices since Industrial is most similar to the "Radio" zoning. The proposed lease area shown on the attached site plan indicates the locations of the small building, tower, fence, lease tract and road easement. The proposed cell site consists of a 12' x 28' shelter building that houses the radio equipment, power converters, computers and batteries. The antenna is a self supporting monopole of 125 feet in height. The structure is similar to others in the metro area. The building and antenna is in a fenced area. The building is not manned and has very little traffic. A technician checks the place every week or two. Access to the site would be from Sunnyridge Lane. Cellular One would be responsible for constructing a gravel or paved roadway to the site. They are also in charge of its maintenance. The property on which it is to be constructed is on property the HRA purchased from the Soo Line in 1990. Originally, the area north of the Humane Society was slated for a holding pond for the area. The pond has since been constructed west of Sunnyridge Lane. The HRA staff believes that the lease of this property • to Cellular One is consistent with the Redevelopment Plan for this area. In addition, this land is of relatively little value in terms of development. The lease with Cellular One will bring in about $9,000 per year (with an escalating clause) for up to 25 years. Memo to Planning Commission � Cellular One . March 7, 1991 P age Two Recommendation The staff recommends approval of both the Amendment to the Comprehensive L and Use Plan Map from Business and Professional Office to Industrial ; and an Amendment to the Zoning Map from Light Industrial to Radio in order that this cellular tower may be constructed. The staff believes that the tower is a good use for the property and it will not have an adverse impact on adjoining uses or the overall goals of the redevelopment district. Attachments: le Site Map 2. Building Pictures 3. Site Plans MWG:mkd � � '� � . • � � ` � � . .��� � ' C`'� � ��,' � � , � � jr�, _ . _ . _ ' . . ' _ 1 _ � N^ . � �'✓�N� � ' � k�Y,� � � � : � r - . ,. �� - - - ' , : : . ' y . . . :- � ::�..h ,` , ' 3 t� t _ ' . . �YE: fR � s'4 Ef`- . � � ; � .��} _ � .. . , ' .. � , �,Y - � - . , .. � � y `,�.�4T . ��v` ; 4 X � . � � ` " . y :� .� �r � i . � ' i eb �c � �.. � .. . . � . ,w � �Y� 1 _ . �.., i �� � ., � , �,. .�.., .- . � .�r � " � -.. � , i ,;, ��-' , . .. ��:., -,-: - . � r y� .� � � . . � _ .. �� * �;a� � " � r 4 , . _ . .. . '-. . . ' � f . } ` . . . . . .. 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