04-09-90 PC Agenda /
GOLDEN VALLEY PLANNING CO1�Il�IISSION
� Regular Meetiag of the
Planning Commission
GOLDEN VALLEY FIRE STATION N0. 2
400 Turner's Crossroad So.
Golden Valley, Minnesota
April 9, 1990 '
7:OOP.M.
AGENDA
I. APPROVAL OF MINUTES - MARCIi 26, 1990
II. INFORMAL PUBLIC HEARING - PACE LABORATORIES
APPLICANT: Pace Laboratories
ADDRESS: 1710 Douglas Drive No.
REQUEST: 1. Amendment to the City's Comprehensive Land Use Plan
2. Rezoning of the Property at 6155 St. Croix Avenue
3. Consolidation of the property at 6155 St. Croia Avenue
. with the egisting Pace Laboratories
III. INFORMAL PUBLIC BEARING - DR. DENNIS NELSON/VETMARR, INC.
DBA ALL ABOUT PETS - CONDITIONAL USE PERMIT
APPLICANT: Dr. Dennis Nelson/Vetmark, Inc.
ADDRESS: 5611-5695 Duluth Street
REQUEST: Consider a request for a Conditional Use Permit to operate
an outpatient veterinary clinic as part of a pet ahop and
pet care center at the Springate Shopping Center. '
IV. INFORMAL PUBLIC HEARING - JIM LUPIENT OLDSMOBILE - CONDITIONAL USE
PEi�IT
APPLICANT: Jim Lupient
ADDRESS: 825 Louisiana Ave. '
REQUEST: Consider a request for a Conditional IIse Permit to operate
aa Isuzu dealership for up to two years while the accessi-
� bility of the existing Isuzu dealership is 'impaired bq
ad3acent highway conetruction
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V. REPORTS ON MEETINGS�; OF THE ROUSING AND REDEVELOPMENT AUTHORITY, CI1R
COUNCIL AND BOARD A� ZONING APPEALS
VI. OTHER BUSINESS '�,��
,
VII. ADJOURNMENT
PLANNING COMMI SION GUIDELINES FOR PUBLIC INPUT
The Planning Commission is an dvisory body. created to advise the City Council
on land use. The Commission w�ll recortmend Council approval or denial of a
land use proposat based upon t e Cortanission's determination of whether the pro-
posed use is permitted under t�,e Zoning Code and the Comprehensive Plan, and
whether the proposed use will, lor will not, adversety affect the surrounding
neighborhood.
The Commission holds informal public hearings on land use proposals to enable ,
you to learn, first-hand. what�jsuch proposals are, and to permit you to ask �
questions and offer cortQnents. '',IYour questions and comments become part of the
record and witl be used by theilCouncil, along with the Commission's recommenda-
tion, in reaching its decisionll
To aid in your understanding a d to facilitate your cormnents and questions, the
Commission wilt utilize the folllowing procedure:
1. The Commission Chair will �ntroduce the proposal and th� recommenda-
tion from staff. Commissi n members may ask 'questions qf staff.
2. The proponent wi'll describ the proposal and answer any ',�questions
from the COmmiss'ion.
3. The Chair will open the pu lit hearing, asking first fow those who
wish to speak to so indica �e by raising their hands. The Chair may
set a time limit for indiv �du�l questions/comments if a large number
of persons have indicated desire to speak. Spokespersons for
groups will have a longer eriod of time for questions/cortments.
4. Please give your full name�''and address clearly when recagnized by tne
Chair. Remember, your que�tions/comments are for the record.
5. 6irect your questions/comm�nts to the Chair. The Chair will deter-
mine who will answer your �uestions.
6. No one will be given the o ��portunity to speak a second time until
everyone has had the oppor unity to speak initially. Please limit
your second presentation t � new information, not rebuttal.
7. At the close of the puDlic hearing, the Cortmiission will discuss the �,
proposal and take appropri te action.
• MINUTES OF THE GOLDEN VALLEY
PI.ANNING COMMISSION
March 26, 1990
A regular meeting of the Planning Commission was held at the Golden Valley Fire
Station No. 2, 400 Turner's Crossroad So. , Golden Valley, Minnesota. The
meeting was called to order by Chair Prazak at 7:OSP.M.
Those present were Commissioners Prazak, Leppik, McAleese and Kapsner. Absent
were Commissioners McCracken-Hunt, Lewis and Russell. Also present were Beth
Knoblauch, City Planner and Marq Dold, Secretary.
I. Approval of Minutes - March 26, 1990
It was moved by Commissioner Leppik, seconded by Kapsner and carried unanimously
to approve the minutes of the regular March 12, 1990 Planning Commission
Meeting.
II. Subdivision Application and Preliminary Plat of North Wirth Parkway 3rd
Addition
• Applicant: HRA, City of Golden Valley
Address: 7800 Golden Valley Road
Request: Approval of the Preliminary Plat for North Wirth Parkway
3rd Addition
Chair Prazak introduced this item and asked staff for a brief summary of the
request.
Beth Knoblauch, City Planner, presented this item. As part of its ongoing rede-
velopment efforts in the North Wirth Redevelopment District, the City's HRA is
applying for the resubdivision of certain property in the East Area of that
District. The proposed subdivision will reconfigure the property lines in the
area to create: 1) the right-of-way for Dahlberg Drive, the main access to much
of the property; 2) the parcel of land for Planned Unit Development 4�59,
Dahlberg Inc. corporate headquarters; and 3) other miscellaneous parcels to be
held for future redevelopment proposals or to be transferred to already-
identified parties.
Discussion took place among the Commissioners and the City Planner about the
different areas on the preliminary plat which was included with the agenda
packet.
� Chair Prazak opened the informal public hearing.
Minutes of the Golden Valley Planning Commission
March 26, 1990
� Page 2
Bi11 Frank, 742 Decatur Avenue No. was attending the meeting to find out the
impact this redevelopment will have on his building which is being leased by
Juhl Brokerage. Mr. Frank asked if the the service drive along Hwy. 55 would be
eliminated along these properties. Beth Knoblauch stated that as long as access
is required there would be a maintained service drive. Dahlberg Drive will
become a detached service road. Mr. Frank also asked about the construction of
the Dahlberg building and when the demolition of the existing building would
take place. Beth Knoblauch stated that the City has to tear down the existing
Dahlberg facility in the Valley Square Redevelopment area and Dahlberg wants to
be on their site within a year and will start construction as soon as they get
approval.
Chair Prazak closed the informal public hearing.
MOVED by McAleese, seconded by Kapsner and carried unanimously to approve the
subdivision application and preliminary plat of North Wirth Parkway 3rd
Addition.
III. Discussion of By-Laws
After review by the Planning Commission of the By-Laws, it was decided to
• delete, rearrange and change the wording of various parts of the By-Laws. A
new draft will be reviewed at a future Planning Commission Meeting.
IV. Reports on Meetings of the Housing and Redevelopment Authority, City
Council and Board of Zoning Appeals
Commissioner Kapsner reported on the City Council meeting for March 13, 1990.
On that agenda were P.U.D. ��56 Civic Center Amendment, ��58 McDonald's and ��59
Dahlberg. No other meetings were attended.
V. Other Business
No other business was presented. _
VI. Ad�ournment
The chair adjourned the meeting at 9:15P.M.
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• M E M O R A N D U M
DATE: April 4, 1990
T0: Golden Valley Planning Commission
FROM: Beth Knoblauch, City Planner
SUBJECT: INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT FOR VETERINARY
GLINIC AND GROOMING PORTION OF "ALL ABOUT PETS", SPRINGGATE SHOPPING
CENTER
Dr. Dennis Nelson, a Doctor of Veterinary Medicine and President of Vetmark,
Inc. will soon be opening a combined pet facility at the Springgate Shopping
Center. The facility will include a pet and pet supply shop, a pet grooming
operation and an outpatient veterinary clinic. The zoning code lists veterinary
clinics and pet grooming facilities as conditional uses in the Commercial Zoning
District.
� Dr. Nelson has submitted a narrative description of the proposed facility
(attached). He will also be present at the hearing to answer any questions, He
has submitted several color photographs of an existing "All About Pets" facility
which staff will bring to the hearing as well.
FINDINGS
1. Demonstrated Need for the Proposed Use.
The underlying concept of All About Pets as a "one stop pet shop" has
brought favorable reaction from the public in communities where these facili-
ties exist. Golden Valley has two veterinary clinics in the Winnetka/Golden
Valley Road area, and a third at Turners Crossroad/I-394, and miscellaneous pet
supplies are available at several area stores, but this will be the first faci-
lity in Golden Valley to bring the whole range of pet services under one roof.
Dr. Nelson believes there is a strong market for the combined service concept,
and the City has traditionally accepted a market-oriented demonstration of need
when considering conditional use applications.
2. Consistency With the Comprehensive Plan.
The shopping center is located in an area that the Comprehensive Plan iden-
• tifies as suitable for commercial uses. All of the uses to be combined under
the All About Pets roof are consistent with this identification.
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• 3. Effect on Neighboring Property Values.
As long as noise, odor and pests are well controlled, there appears to be no
reason why the proposed facility should have any negative impact on surrounding
property values.
4. Effect of Traffic Generation.
Primary access to the shopping center is from Duluth Street, a designated
minor arterial. In view of the traffic already generated by Byerly's and the
rest of the shopping center, the proposed use is not expected to have a major
traffic impact. The space to be occupied by All About Pets is available to a
broad range of fully germitted commercial uses if the proposed facility does not
locate there, and the expected traffic from All About Pets is not Iikely to be
generated at a higher rate than other potential uses.
5. Effect of Any Increase in Population or Density.
No increase in either factor is expected.
6. Increase in Noise Levels.
• Pets can create noise. The fact that there will be no overnight boarding of
patrons' pets should help to keep animal noise levels low; most of the animals
that come in will be on-site for limited periods of time. In addition,
according to information supplied by Dr. Nelson, "the space is specifically
engineered for noise control. This includes sound proofing in ad�oining walls
near animal facilities, insulation above ceilings where appropriate and in the
kennel area walls are insulated, hard ceilings installed and ceiling areas are
insulated". With these measures, noise spillage beyond the All About Pets space
should be minimal.
7. Odors, Dust, Smoke, Gas, or Vibration
Along with noise, pets can create odors. In order to maintain a high level
of customer appeal, Dr. Nelson is expecting that the heating, ventilation, and
� air conditioning system (HVAC) for the facility will incorporate features spe-
cially destgned to filter any odors normally generated on site. Because it is
located in a mall with other uses in close proximity, and because of the apart-
ments on adjacent property to the south, the City Inspections Department is also
concerned about the potential of "odor spillage" off site. The design of the
HVAC will have to take this concern into consideration as will dumpster location
and trash disposal methods. There is no e�cpected impact from dust, smoke, gas,
, or vibration. ,
� 8. Increase in Flies, Rats, or Other Animals or Vermin.
The presence of animals, animal by-products and animal feed could potenti-
' ally make the site attractive to a variety of pests. Because any noticeable
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• pest infestation could harm the facility's customer appeal, Dr. Nelson does
expect to take specific steps to minimize pest attraction. Any methods of
handling, storing, or disposing of animal by-products or animal feed would be
expected to meet with the approval of the City's Health Inspector.
9. Visual Appearance.
As an integral part of the Springgate Shopping Center, the external appear-
ance of the space will not be much affected by the proposed use. Inside, in
keeping with its targeted clientele, All About Pets intends to strive for an
upscale but functional appearance. The photographs submitted by Dr. Nelson pro-
vide an indication of the exgected appearance of the facility.
10. Other Effects.
Staff foresees no other ma�or impacts on the general public health, safety,
or welfare. The Applicant feels that the proposed facility will provide a bene-
fit to Golden Valley "by helping to control the animal population and providing
f or healthier and happier pets".
RECOMMENDATIONS
• Based on the above findings, staff recommends approval of a conditional use per-
mit for the veterinary clinic and pet grooming portions of All About Pets in the
Springgate Shopping Center. Staff suggests the following as conditions of
approval:
' 1. The Applicant's improvements to the space shall include soundproofing
materials. Plans shall be prepared by a registered sound engineer
for review by City Inspections staff.
2. The HVAC system for the site shall be designed by a mechanical
engineer and shall meet standards for minimizing off-site as well as
' on-site odors.
3. The City Health Inspector shall have the discretion to review and
approve any methods of handling, storage, or disposal of animal by-
products or animal feed.
4. All other applicable City and State requirments shall be met.
5. Failure to comply with any of the terms of this permit shall be
grounds for its revocation.
Attachments: 1. Al1 About Pets Narrative
• 2. Area Map
3. Site Plan
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M E M 0 R A N D U M
DATEc April 4, 1990
T0: Golden Valley Planning Commission
FROM: Beth Knoblauch, City Planner
SUBJECT: INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT FOR AIITOMOBILE
SALES LOT AT 825 LOUISIANA AVENUE SOUTA
Mr. Jim Lupient, of Lupient Oldsmobile Co. , is requesting permission to move
his existing Isuzu dealership from 7000 Wayzata Boulevard to the former Mr.
Steak site on Louisiana Avenue because of interference from MnDOT construction
efforts on the Louisiana Avenue overpass of I-394. Mr. Lupient expects the move
to be temporary, lasting no longer than two years. Following construction of
the overpass, his plans are to redesign the existing site, including his
Oldsmobile dealership, to better accommodate the new highway design. Then the
• Isuzu dealership will be moved back. Because of the temporary nature of the
proposal, and the business haxdship imposed by the I-394 construction, the
Applicant has requested that site requirements not be as comprehensive as for a
permanent use.
FINDINGS
1. Demonstrated Need for the Proposed Use.
This is proposed as a short term relocation of an already existing business.
Because no new use is being created, the demonstration of need is not necessar-
ily applicable. However, once the permit is issued, the site could eventually
be turned over to another car dealership.
2. Consistency With the Comprehensive Plan.
The eite is in an area designated for industrial uses. Automobile sa2es
lots are acceptable conditional uses in industrial areas of Golden Valley.
3. Effect on Neighboring Property Values.
Neighboring properties include parking lots owned by Lupient, a vacant lot
• owned by Lupient, a vacant office buildfng, and the Samurai Steakhouse. The
proposed use is not expected to have a detrimental effect on any of these pro-
perties.
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4. Effect of Traffic Generation.
The proposed site is just up the block (Louisiana Ave.) from the existing
site. The main effect is expected to be safer access for traffic already being
drawn by the dealership.
5. Effect of Any Increase in Population or Density.
No increase is expected.
6. Increase In Noise Levels.
No increase is expected.
7. Odors, Dust, Smoke, Gas, or Vibration.
No impact is experted. The relocation should relieve the problems the
business might otherwise experience from the dust and vibration of I-394
construction.
• 8. Flies, Rats, Other Animals, or Vermin.
No impact is expected.
9. Visual Appearance.
Minimal external structural changes are expected. Car parking will be on
the existing parking lot. The site plan shows infringement on required street
setbacks at the intersection of Louisiana Avenue and Market Street. Even though
the use is expected to be short term, this will have to be considered by the
Board of Zoning Appeals. The signage will have to be approved by the staff of
the City Inspections department.
10. Other Effects.
In the short term, it is in the best interests of the general public welfare
to move the existing Isuzu dealership away from the MnDot construction area.
MnDOT is not requiring the move, but the overpass construction area comes within
a few feet of the Isuzu showroom, and the movement of heavy machinery and
construction workers could create eignificant access problems and other incon-
veniences at times. The long term development potential of the I-394 corridor
area in Golden Valley is curxently being investigated; it is difficult to say
• what effect the proposed use might have if it continues in the long term.
e
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RECOMI�:NDATIONS
Staff recommends approval of a Conditional Use Permit for the operation of an
automobile sales lot at 825 Louisiana Avenue South. The following conditions
are suggesteds
1. The site plan dated March 22, 1990, and titled Jim Lupient Isuzu
Dealership shall be made a part of the conditional use.
2• The area of the site plan that ahows "new car display" within the
street setback area shall not be used unless permission is granted by
the Board of Zoning Appeals.
3• The City Fire Marshall shall allow a period of two qears from the date
of conditional use permit approval before requiring sprinkling of the
building; however, a fire alarm system approved by the City Fire
Marshall shall be required at the time of building occupany. A full
sprinkler system shall be required if the site remains in use for more
than two years after the date of C.U.P. approval.
4. There shall be no outside storage of anything other than vehicles
available for purchase.
S. All signage and its location shall be approved by the City Inspections
• department.
6. Any additional outdoor lighting shall be shielded and placed so as to
minimize spillage of light beyond the lot boundaries.
7. The site shall conform to all other city and state requirements.
8. Failure to comply with any of the terms of this permit shall be grounds
for its revocation.
Attachments: 1. Site Plan
2. Area Map
bk:mkd
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Y
M E M O R A N D U M
�
DATE: April 5, 1990
T0: Golden Valley Planning Commission
FROM: Mark W. Grimes, Director of Planning and Development
SUBJECT: AMENDMENT TO COMPREHENSIVE LAND IISE MAP FOR 6155 ST. CROIR AVENUE
FROM MULTIPLE FAMILY (HIGH DENSITY) TO BUSINESS AND PROFESSIONAL
OFFICES; AND AMF:NDMENT TO THE ZONING MAP FROM M-1 M[TLTIPLE FAMILY
(3-STORY MARIMUM) TO BUSINESS AND PROFESSIONAL OFFIGES - PACE
LABORATORIES, APPLICANT.
INTRODUCTION
PACE Labs, has requested a rezoning of the property located at 6155 St. Croix
. Avenue from Multiple Family to Business and Professional Office (B&PO) in order
that a two story, 15,500 sq.ft. building addition may be added to the PACE cam-
pus (see attached plan). The apartment at 6155 St. Croix would be removed and
the entire 20,000 sq.ft. lot used for additional parking for the campus. The
building addition would be built on the south end of the existing building
complex.
Bef ore the property can be rezoned, the Comprehensive Land Use Plan Map would
also have to be amended from Multiple Family Residential to Business and
Professional Offices.
BACRGROUND
PACE has made significant changes to their campus over the past several years.
In 1988, they purchased a single family home which is now the south portion of
their campus. This allowed them to expand their original building. Also, PACE
purchased another small office building on Douglas Drive and then connected that
building to their original building with a one-story garage storage building.
In 1986 or 1987, PACE also purchased the lot at the corner of St. Croix Avenue
and Douglas Drive in order to provide more parking for their campus and permit
the first addition to their building.
Before the 1988 addition, there were parking and traffic problems at PACE.
Their employees parked on St. Croix Avenue and other etreets in the area. The
• last addition created more than adequate parking for their employees and
visitors. The City has not received complaints regarding traffic or parking
since that time.
c
Page 2
�
iPACE Labs has been growing. They have added several new offices throughout the
country. The type of environmental testing that they do has become very
necessary in order to met Federal and state requirements for maintaining a safe
environment. Due to the growth, additional space is needed on the campus for
office space. In order to build this addition, however, additional area is
needed to meet the City's required parking area. There were two options open to
PACE. One option was to put up a parking deck on the south end of the site.
This option was rejected because it could not be fit on the site to meet setback
requirements. The second option was to buy the apartment and tear it down to
provide more parking. This was the chosen option.
COMPREHENSIVE PLAN AMENDMENT
The amendment to the P1an Map is needed because of the inconsistency that would
be created if the property wre rezoned to B&P0. Therefore, the request is to
amend the Plan Map to B�PO before the zoning is changed from M-1 Multiple to
B&P0.
In considering the change of the property at 6155 St. Croix from multiple family
to B&P0, there are two important issues to consider. First, would the use of
the property for offices uses be inconsistent and detrimental to the area. The
property to the east and north are residential with single family homes to the
east. The use of the area for either a parking lot or office building would
appear not to have a detrimental effect if all setback requirements were met and
• the area properly landscaped.
Second, there is a commitment by the City in the Comprehensive Plan to provide a
variety of housing. The elimination of this seven unit building would reduce
the amount of modest cost housing in the City. However, the age of the existing
apartment and size of the apartment lot (20,500 sq.ft. ) should be considered.
This apartment building is over 30 years o1d. (According to the Cfty records,
it is the first or second oldest apartment in Golden Valley.)
At some time in the near future, significant improvements will have to be made
to the building. In addition, the building is non-conforming as to building and
parking lot setbacks from the property lines.
If the apartment were torn down, it would be difficult to get more than a three
or f our unit building on the 20,500 sq.ft. site and meet setback requirements.
It would be economically infeasible to tear the apartment down and build a new
three or f our un�.t structure on the site.
ZONING CODE AMENDMENT
If the Planning Commission choses to amend the Compreheasive Plan Map, PACE
would then want the apartment lot rezoned to B&PO in order that the apartment
can be torn down and additional parking built.
•
.
Page 3
. Although a rezoning cannot be conditioned on a specific plan, Pope Architects
has submitted a site plan for PACE. The site plan shows the building addition
and the 58 new parking stalls that can be built when the apartment is removed.
The new stalls meet setback requirement of 25 feet from the residential
property to the east.
Access to the new parking area would be from St. Croix Avenue or pouglas Drive.
flowever, the majority of the users of this parking area would use St. Croix
Avenue. The neighbors in the area may be concerned regarding the additional
traffic on St. Croix. The new lot allows all 229 stalls on the campus access to
St. Croix via the driveway along the east side of the buildings. This addi-
tional parking area will probably cause from 50 - 75 new trips onto St. Croix
Avenue during the AM � PM peak hours.
The proposed parking area will have a landscaped berm along the east side of the
parking area to minimize the effect of cars parking in the lot. The Building
Board of Review wi11 review the proposed landscape plan and building addition
p lans.
From the experience of the past year, it would appear that the proposed parking
for 229 stalls f or the campus would be adequate to serve the total 'S5,926 sq.ft.
of building area. Since the new parking has been installed for the last addi-
tion, there has not been a parking "problem" at PACE that has impacted the
neighborhood.
� Attachment: 1. Site Plan
2. March 9, 1988 Staff Report
•
• M E M 0 R A N D U M
DATE: April 5, 1990
T0: Golden Valley Planning Commission
FROM: Mark W. Grimes, Director of Planning and Development
SUBJECT: CONSOLIDATIQN OF LOT AT 6155 ST. CROiR AVENUE INTO PACE LAB
PROPERTY
PACE Labs currently has about 147,000 sq.ft. (3.4 acres) of property in
its one lot on Douglas Drive south of St. Croix Avenue. PACE is
requesting, that they be allowed to rezone the property at 6155 St.
Croix (20,550 sq.ft.j in order that it be added to their campus for
parking. If the rezoning is approved (other item on agenda) the lot
at 6155 St. Croix must be consolidated into the PACE property.
It is necessary to consolidate or plat the property into one lot in
• order to eliminate the property lines between parcels. In this case it
is also necessary because parcels that are zoned for Business and
Professional Offices (B&PO) must be at least an acre in size. There-
fore, it must be added to the PACE property.
The Planning staff recommends the consolidation of the lot at 6155 St.
Croix Avenue into the PACE property as shown on the site plan that was
attached as part of the rezoning. This site plan serves as the sketch
of the consolidation as allowed under the minor subdivision section of
the subdivision code. A final plat will have to be prepared if approved
by the City Council.
(This Planning Commission should not recommend the approval of the con-
solidation if the Planning Comm3.ssion does not recommend approval of the
re2oning of the property to B�PO.)
•
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� March 9, 1988
•
T0: Golden Valley Planning Commission
FROM: Mark W. Grimes, Director of Planning and Development
SUBJECT: Amendment to Comprehensive Land Use Map for 1700, 1710, 1724 and 1750
Douglas Drive from Multiple Family (High Density) to Business and
Professional Offices; and
Amendment to the Zoning Map from Open Development to Business and
Professional Offices at 1700 Douglas Drive - PACE Laboratories,
Applicant
Introduction
PACE Labs, represented by Steve Vanderboom, its President, has requested a
rezoning of the property located at 1700 Douglas Drive. Mr. Yanderboom has
signed a purchase agreement on this property with the owners, Glen and Barbara
Williams. Currently, this property is zoned Open Development. The request is
to rezone the property to Business and Professional Offices (B & PO) which
would allow PACE Labs to use the property for a two-story, 19,000 square-foot
addition to their existing building. The current zoning of the existing PACE
Lab building at 1710 Douglas Drive, the 1724 Douglas Drive office building and
• the PACE parking lot at the corner of Douglas Drive (1750 Douglas Drive) and
St. Croix Avenue is Business and Professional Offices.
Property that is zoned Open Development is land areas that are "either undeveloped
or underdeveloped, and have as yet not reached their full potential". (Section
2.01 of Zoning Code) The property at I700 Douglas Drive is used for a single
family home on 64,500 square feet of land (1.48 acres) . The home is currently
owned and lived in by Glen and Barbara Williams. It is the only single family
home on the east side of Douglas Drive between Duluth on the north and Knoll
Street on the south. This is a very large single family lot by Golden Valley
standards.
Comprehensive Plan Amendment
The amendment to the Comprehensive Plan Map is needed because of the inconsis-
tency that exists between the Zoning Code and the Comprehensive Plan Map.
Currently, the Comprehensive Plan Map designates the property on the east side
of Douglas Drive north of Golden Valley Road to Duluth Street for high density
residential uses. The existing land uses from the railroad tracks north to .
Duluth Street are a mixture of two apartments, two gas stations, PACE Labs and
its auxiliary parking lot, the 1724 Douglas Drive office building and the 1700
Douglas Drive property now used as a single family home.
The reco�anendatian of staff is to amend the Comprehensive Plan Map to the
Business and Professional Offices designation for the 3.5 acres of property
• currently used for office or proposed to be used for offices north of the
railroad tacks and south of St. Croix. This area does not include the small
apartment building at 6155 St. Croix. Although there is a need for property in
,t _
, Golden Valley P�anning Cammission
March 9, 1988
Page 2
r
Golden Valley for high density housing, there is a long term commitment by PACE
Labs to stay at this location. PACE has made a substantial financial invest-
ment in this location over the past several years that wouid make the resale of
the property for multiple family housing virtuai1y impossible.
The property at 1700 Douglas Orive by itself cauld make a site for a small
apartment building of 20 to 24 units if it were rezoned to multiple family.
However, the cost of the property at 1700 Douglas Orive would make the construc-
tion of an apartment at this location unfeasible from an economic standpoint.
Another argument for the amendment to the Comprehensive P]an Map is that the
property between the raiiroad tracks and St. Craix should be utiiized in the
same manner. Since PACE Labs is committed to the area and it would be financially
' unfeasible to use the property for housing, the amendment of the Comprehensive
P1an Map is logical . Also, an office building can be a good neighbor to the
existing single family homes to the east. This is particularly true with this
proposal by PACE because they are proposing to add enough parking to the site
in order to handle a�l employees and visitors. As you may have heard, PACE has
had some problems with providing enough off-street parking on their own property.
They currently are not using any on-street parking and hope the rezoning will
provide the lang term solution.
Zoning Gode Amendment
_ If the Planning Commission chooses to amend the Comprehensive Plan Map, PACE
Labs is requesting an amendment to the Zoning Map in order to expand their
building onto the property at 1700 Douglas Drive. Rs explained earlier, the
1700 Douglas Drive property is zoned 4pen Development.
Although rezonings cannot be conditional on a specific plan, PACE Labs and
their architect, John Pope, have prepared plans showing the proposed use of the
1700 Doug7as Drive property. The plan is to add a two-level , 19,000 square-faot
addition off the southeast end of their existing bui7ding. Since the 1700
Douglas Drive property is somewhat lower, the plan is to have the first level
of the addition on grade. The second story of the addition wouid then match
' the existing second level of the current PACE labs building.
The great majority of the T700 Douglas Drive property would be used for parking.
The total parking (after the addition) for PACE would be 172 stalls. This
exceeds the requirement of 165 spaces. The maximum number of employees proposed
at this location is 170. However, many of these employees are in the field or
out-of-town so the 172 spaces are adequate to handle employees and visitors.
Access to the building is proposed to be from the same driveways as now exist
for PACE Labs. The driveway that is now utilized by the home at 170Q Douglas
Drive would be eliminated. Deliveries would also be made to the existing
loading dock at the southeast corner of the existing building.
The proposed building addition and parking lot meet the front, rear and all
side setback requirements. A schematic landscape plan has been submitted to
' indicate the types of 7andscaping that will be submitted to the Bui7ding Board
of Review. The single family homes on Constance Drive are no closer than 180
feet from the building addition.
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� R E C E I V E Q Minneapolis, Minnesota
Tampa, Florida
� Coreivitle, lowa
• ��� 0 2 1990 No�ato, California
� I �� Leawood, Kansas
� ab rr�to , Irvine, California
O v�1 ��� Asheville, North Carolma
•.. PROfESSIONAL ANALYTICAI CNEMISTRY i EN6INEEBIN6 � CF18rIOtt@, North Carolina �
1710 Douglas Drive North ❑ Minneapolis, MN 55422 ❑ Phone (612}544-5543 ❑ FAX (612) 544-3974
March 30, 1990
Mr. and Mrs. Robert Perkins
1431 West Constance Drive
Golden Valley, MN 55422
Dear Mr, and Mrs. Perkins:
Out of my sincere desire to be a good neighbor, I am writing to inform
you of PACE Laboratories' intent to expand it's facility once again. You
have witnessed significant growth of our company over the last eight
years. We are planning a 15,500 square foot, two floor addition off of
the south end of our existing building in the area that is currently lawn
and volleyball court. To accommodate our parking needs, we have
approached Mr. Duncan Putnam to purchase his seven-plex apartment unit
just east of the north corner of our property. It is our intent to
remove the building and surface the area for parking. We have reached a
• preliminary agreement with Mr. Putnam that is contingent upon the City
Planning Commission's approval .
PACE representatives will be in attendance at the Planning Commission's
meeting April 9 at 7:00 P.M. I would very much like the opportunity to
discuss this with you prior to that time and hear any concerns you may
have. I invite you to join me at PACE on Thursday, April 5, at 6:30
P.M. Our architect will be available to assist in answering any
questions you may have.
I have enclosed a preliminary site drawing that will give you an idea of
our expansion plans. I look forward to seeing you next Thursday, please
feel free to invite other neighbors as you deem appropriate.
Yours trvly,
/�/ _ , A�/, / �.-_ ___
"�'��-�,.t. �`'/r-Y-4r. ,<.u-----�'— �
Steve A. Vanderboom, P.E.
President '
SAV/svo
• cc: Mr. Mark Grimes, City of Golden Valley Planning Commission
an equal opportunity emploNsr
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Letters sent to:
Mr. and Mrs. Eugene Niebesick 6145 St. Croix Avenue
J.P. Larson and J.A. Johnson 6121 St. Croix Avenue
Mr. David Hayenga 6140 St. Croix Avenue
Mr. William A. Sahly 1421 West Constance Drive
Mr, and Mrs. Robert Perkins 1431 West Constance Drive
Mr. Erik A. Thompson 1441 West Constance prive
Ms. Saundra D. Hall 1501 West Constance Drive
cc:
• Mr. Mark Grimes, Golden Valley Planning Commission
•
1 ,� �v
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�March 29, 1990 � V ,
f �� . k � J !�i ..
Bob Olberg ,� ,,: � , 1g,,0
1511 Constance Drive W. 2
Golden Valley► MN 55422 • `� \ y �PPR
Y � �
Mayor Anderson , C �` ,
Golden Valley City Hall ! �}`'
7800 Golden Valley Road , �\
Golden Valley, MN 55427
Dear Mayor Anderson:
I am writing to you to express my concerns about the rezoning request
at 6155 St. Croix Avenue by Pace Laboratories, Inc. I am unable to
attend the April 9th meeting and i feel it is important that you be
made aware of my concerns.
I have attended all the previous hearings related to Pace Laboratories
over the last three years or so as well as the neighborhood meeting
conducted by Pace at their site. During that time Pace Laboratories
has grown from a small office building to a rather larc�e office complex
and has become increasingly out of place in a residential neighborhood.
At the last meeting to discuss their most recent addition, I asked if
there were any height restrictions to the office if the rezoning
occurred. I was told at that time that the size of the building was
limited by the available parking spaces and therefore was not an issue.
Apparently Pace has decided that they can purchase additional parking
• space and the building size could be increased.
So far, the history of Pace Laboratories has shown that the
President/Managers are either very short-sighted or very naive in their
long-range business plans. Based on their previous history of growth,
most likely Pace Laboratoriess will also outgrow this expansion in a
very short time and finally have a need to relocate, leav�ng behind a
rather large office complex in what was previously a quiet residential
area. I feel that it is time to conclude that Pace has simply outgrown
its current space.
At several planning commission meetings dealing with the proposed strip
mall and/or Tom Thumb at the intersection of Douc�las Drive and Duluth
Street, traffic studies were introduced in opposition to rezoning on
the basis of increased traffic flow. I think that it is equally
important that the increased traffic generated by a larger Pace
Laboratories at the same intersection be given equal consideration.
At one of the previous meetings, concern was expressed by the
commission that Golden Valley's commitment to low-income housing was
beinc� replaced by business concerns. In this case, an existing
multiple dwelling will be replaced by a parking lot for Pace
Laboratories. If the council is really concerned about providing a
variety of housing types, this re2oning request should be denied.
Thank you very much.
CX����t ,
• Bob Olberg 'I