02-13-89 PC Agenda '•� •1 GOIDEN VALLEY PLANNING COMMISSION
� Civic Center, 7800 Golden Valley Road
Monday, February 13, 1989
7:'00 P.M,
�.�
A G f N D A
I. APPROVAL OF` MINUT�S - JANUARY 26, 1989
II. INFORMAL PUBLIC HEARIIVG - CONDITIONAL USE PERMIT
APPtICANT; Golden Valley Lutheran Church (Cindy Wheeler)
tOCATION: 100 Turner's Crossroad South
REQUEST: Approval of a Conditional' Use Permit to -Allow for a Child
' Care Center in an I-1 Institutional Zoning Distri'ct
III. I_NFORMAL PUBLIC-HEARING - PRELIMINARY PL:AT (MINOR SUBDIVISIQN)
APRLIGANT: Robert Mikolaj,czyk
LQCATION: 2Q1 Meadow Lane North
REQUEST: , Approval af the Preiiminary PTat to Subdivide This Parcel
` to Create an Additional Single Fami1y tot
IV. INFQRMAL PUBLIC HEARING - REZONING :
APPtICANT: Daniel F. Otten
� LOCATION: 1566 Winnetka Avenue North
REQUEST: Rezone from the Single Family Residential to the Two-Family
'(R-2) Residential Zoning District
V. INFORMAL PUBLIC HEARING - REZONING
APPLICANT; Daniel F. Otten
LOCATLON: 1720, 1800, 1814 �iinnetka Avenue North
REQUE5T: Rezone fram the Single Family Residential to the Two-Family
{R-2) Residential Zoning District
VI. INFORMAL PUBLIC HEARING '- REZONING
APPLICANT: Daniel F. `Dtten
LOCATI4N: 16i1 Pennsylvania Avenue North
REQUEST: `Re2one from the Single Family Residential to :the Two-Family
(R-2`} Residentiai Zoning District
VII. 1989 APA CQNFERENCE - ATLANTA
� VIIT. REPORT .ON JANUARY 17, 1989 CITY COUNCIL MEETING '
'1 '
` MINUTES OF THE GOLDEN VALLEY
PLANNING COMMISSION
+ January 23, 1989
� A regular meeting of the Planning Commission was held in the Council Chambers of
the Civic Center, 7800 Golden Valley Road, Golden Va11ey, Minnesota. The meeting
was called to order by Chair Prazak at 7:00 P.M.
Those present were Commissioners Kapsner, Leppik, Lewis, McAleese, McCracken-
Hunt, Prazak, and Russell . Also present were Mark Grimes, Director of Planning
and Development, and Beth Knoblauch, City Planner.
I . APPROVAL OF MINUTES - JANUARY 9, 1989
It was moved by Commissioner McAleese, seconded by Commissioner Leppik, and
carried unanimously to approve the minutes of the January 9, 1989 Planning
Commission meeting as amended.
II . SESSION WITH MAYOR ANDERSON
Mayor Anderson said she chaired a subcommittee of the Association of Metropol-
itan Mu��cipalities Housing and Redevelopment Committee which was was looking at
group home iegislation and reviewed some of the pending legislation.
Mayor Anderson went on to ask if Commissioners Lewis and McAleese, who are up
for reappointment this year, would be willing to serve again. They indicated
they wouJd be.
Mayor Anderson reviewed the Council 's reasons for denying the change in land use
� on the northeast corner of Duluth and Douglas and asked the Planning Commission
to further study this area up to Medicine Lake Road to the north and Brunswick
Avenue to the east to determine the best use for this area. A brief discussion
on updating the Comprehensive Land Use PTan followed.
III . INFORMAL PUBLIC HEARING - AMENDMENT TO COMPREHENSIVE PLAN
APPLICANT: F1uiDyne Engineering Corporation
LOCATION: 5828 Olson Memorial Hig4�v�ay
REQUEST: Change the Land Use Designation on the Comprehensive
Land Use Plan Map from Business and Professional
Uses to Industrial Uses
IV. INFORMAL PUBLIC HEARING - REZONING
APPLICANT: F1uiDyne Engineering Corporation
LOCATION: 5828 Olson Memorial Highway
REQUEST: Rezone the property at the Northeast corner of Zane
Avenue and Olson Memorial Highway from the Open
Development Zoning District to the Industrial Zoning
District
�
Minutes of the Golden Valley Planning Commission
January 23. 1989
� Page 2
�
Chair Prazak introduced this agencta item and asked for a review of the staff
report. City Planner Beth Knoblauch reviewed this request. She described the
parcel as a long narrow strip of land with an unusual topography which makes it
useless for a lot of things. She noted that F1uiDyne, across the street, has a
lack of parking for its employees, that they are parking on the street. F1uiDyne
currently own this parcel and would like to have it rezoned to allow for a
parking lot. Planner Knoblauch said it was staff's recommendation to rezone
this property.
City Planner Knoblauch also stated this would require a amendment to the compre-
hensive plan. The comprehensive plan lists the long range use as business and
professional which would not be economical because of the topography. ; She said
she felt the use as a parking lot would be appropriate.
Commissioners asked if staff had received any reaction from the neighborhood and
if they had been contacted. Planner Knoblauch said the surrounding property
owners had been notified but she had not received any calls regarding the
proposed rezoning.
Commissioner Kapsner asked if the property was presently used for parking and
staff said it was not.
Commissioner Leppik asked if there would be any landscaping between the parking
� lot and the houses. Director Grimes stated that they would probably keep as
much of the natural vegetation that is there on the site and that there would be
requirements for sodding, etc. along the boulevard.
Commissioner McAleese said he felt Zane Avenue was quite wide and felt that
parking along there was not a problem.
Staff commented that it is not legal for someone to use the street to provide
for their off-street parking and that F1uiDyne would be solving this problem by
creating new parking facilities on this empty lot.
Commissioner McAleese questioned whether there was another way to allow for this
parking other than rezoning and staff said there was not.
Mr. Doug Frame was present to represent the proponent. He agreed that the lot
would be unusabTe for almost any other purpose than a parking lot. Mr. Frame
also noted that Zane Avenue was a wide street but had a lot of truck traffic
which presented a problem when people parked along the street. He said that
with the addition of this new parking area, they would exceed the City code for
parking requirements. Mr. Frame said they prefer to put as little landscaping
on the back hill as necessary. He said they would have to remove some trees to
a11ow for grading on the hill to avoid erosicn.
Consensus of the Commission was that this v�as a �nique lot and t�ie best use of
this parcel would be a parking lo�t.
�
Minutes of the Golden Valley Planning Commission
January 23, 1989
. Page 3
�
Commissioner M�Aleese stated he was uncomfortable changing the comprehensive
plan in order to put in a parking lot but agreed this would be the only way it
could be done.
It was moved by Commissioner Leppik, seconded by Commissioner McCracken-Hunt and
motion carried unanimously to recommend City Council approval of the request to
change the comprehensive plan from open development to industrial .
It was moved by Commissioner Leppik, seconded by Commissioner McAleese and
motion carried unanimously to recommend City Council approval of the change in
the zon��g frc�r� the Open Development Zoning District to the IndustriaT Zoning
District on the condition that approval by the BZA for the necessary waivers is
obtained.
V. INFORMAL HEARING ON AMENDMENT TO INTERIM ORDINANCE (MORATORIUM}
Chair Prazak introduced this item which provides extension of the I-394
Development Moratorium until April 28, 1989, and Director Grimes reviewed the
need for the extension.
It was moved by Commissioner McAleese, seconded by Commissioner Kapsner and
motion carried unanimously to recommend extension of the Interim Ordinance
(Moratorium) continuing development restrictions in the proposed Zoning Overlay
� District.
VI . REPORTS ON CITY COUNCIL AND BZA MEETINGS
Commissioner Leppik attended the January 17, 1989 City Council meeting and
provided a report, and Commissioner McAleese reported on the January 10, 1989
BZA meeting.
VII . UPDATE OF THE COMPREHENSIVE PLAN
It was moved by Commissioner McAleese, seconded by Commissioner McCracken-Hunt
and motion carried unanimously to set aside the second Planning Commission
meeting in February, February 27, 1989, as a working session and that staff take
no other business to be conducted at that meeting.
Commissioner McAleese requeste� staff t� tell the Commission what the proper
schedule would be and what issues they see that ought to be addressed and their
priorities.
The meeting was adjourned at 8:45 P.M.
�
February 6, 1989
�
T0: Golden Valley Planning Commission
FROM: Beth Knoblauch, City Planner
SUBJECT: Conditional Use Permit to Operate a Child Care Center at Golden
Valley tutheran Church, 100 Turner's Crossroad South - Cindy
Wheeler, Applicant
Cindy Wheeler, Director of Family Life Ministries for Golden Valley Lutheran
Church, has applied for a Conditional Use Permit (CUP) in order to open a child
care cen�er, including a pa�� time preschool program, at the church site. The
property is zoned I-1 Instituti�nal , and the proposed center would be an
acceptable conditional use according to the Gity's Zoning Code.
I am enclosing a }etter and site sketches prepared by Ms. Wheeler to indicate
the scope and layout of the center. As shown, two church buildings will be
involved: the parsonage will be used for infant care and for the director's
office, while portions of the church will be used for the older children. The
City Building Tnspectors have been to the site, and Ms. Wheeler is working on
obtaining the necessary State license.
Staff findings on the ten factors to be considered in reviewing a CUP applica-
� tion are as follows:
l. Demo�strated need for tt�e �se:
The need to provide quality daytime care for the children of working
parents has been documented many times over at the metropolitan as
well as national level . Golden Valley has an established policy of
encouraging the location of day care facilities within the City,
particularly in conjunction with other institutional uses.
2. Cons��t�r�c,� w�th the Comp�ehe�sive �lan:
The site under consideration is ider�tified in the Plan as an area of
semipublic facilities, which would be appropriate for the proposed
use. '
3. Effect of use on property values:
No significant impact is anticipated.
4. Effect of traffic generation:
Turner's Crossroad and Glenwood Avenue both carry well over 10,000
trips per day now. Even with a capacity of fifty children plus staff,
the additional trips generated by the proposed day care center would
� not have a major impact on overall traffic levels. Turning movements
that must cross other traffic lanes to enter or leave the site could
•, °,
Golden Valley Planning Commission
February 6, 1989
. Page 2
�
be delayed, but this is more a problem for the parents who want to
use the facility than for through-trips. Within five years, the
transportation plan for the area shows an upgrading of the Glenwood
Avenue/Turner's Crossroad intersection to allow for individual left
and right turn lanes as well as a through lane in each direction,
with center medians on both roads. The Turners Crossroad driveways
should not be affected by this, but the Glenwood Avenue driveway may
b� clt�sed to wes�Gbound traffic.
5. Effect of increased population or density:
There will be no increase in the residential population or in the
density of development on the site.
6. Increase in noise levels:
Other than during outdoor play activities, no increase in local noise
level is expected.
7. Increase in dust, smoke, gas, or vibration:
No significant increase is anticipated.
� 8. Increase in pests or vermin:
No increase is anticipated.
9. Visual appearance:
No structural changes are anticipated. There will be some additional
fencing around the proposed play areas.
10. Other effects:
There are no indications that the proposed day care center would have
any negative impact on the general health, safety, or welfare of the
residents of Golden Valley. In filling a documented need for a
public service, the center should in fact have a positive impact.
Recom�endation
Staff recommends approval of the Conditional Use Permit for the child care
center at Golden Valley Lutheran Church. The following conditions are
suggested:
1. The center, including the preschool program, be limited to a maximum
of 50 children.
2. The activity areas exist as designated on the site sketches fiTed
� with the Planning office.
Golden Valley Planning Commission
February 6, 1989
� Page 2
�
3. The center comply with all other City and State requirements before
beginning operation.
4. Any failure to comply with one or more of the conditions of approval
shall be grounds for revocation of the Conditional Use Permit.
Attachments
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G�I,DE1� V1�I,�Y
LUTHEI���N CHURCH
PHILIR P.WAGNER,PASTOR
CINDY WHEEIER,DIRECTOR OF FAMILY UFE MINISTRIES
t00 TURNERS CROSSROAD SOUTH •NIINNEAPOLIS.MN 55416• (612j 544-2810
Janua.ry 27� 198�
ATTEi�'TION: Eliza.beth Knoblauch, Pla.nning Commission
Conversations with the State Dept. of Human 5ervices have ca.use� us to
reconsider the best usage of our property for child ca.re. We have, ther.,
decided to adjust our request for maximum license capacity to 16 infants,
14 toddlers, and 20 preschoolers, for a total of SO c�ildren, aged 6 xeeks
to 5 years of age.
� We will house infants in the house with toddlers and preschoolers in the
main facility as the attached site maps indicate.
Although we haven't f�rmed up hours of operation, Ke'd like to request usage
from 6 a.m, to 6:30 p.m. This w�ll probably be pared. down as parent need is
clarified.
Staffing will be according to sta.te code: 1 staff person for every 4 infants,
� toddlers, or 10 preschoolers. �iith a full program this would mean at lea�t
6 staff people on site at all times. However� our goal is to exceed these
staff guidelines by add.ing one more person to each group, ma.king 5-6 teachers
fo r infants, 3 for toddle�s, and � for greschoolers.
�`hank you for your atteation to this request.
Sincerely,
Cynthia ' eeler
Director of Family Life Ministries
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February 8, 1989
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�
T0: Golden Valley Planning Commission
FROM: Beth Knoblauch, City Planner
SUBJECT: Application for Minor Subdivision of Property at 201 Meadow
�arre �orth - Robert Mikolajczyk, Applicant
The appllcant would like to sp��t off the back portion (125 feet of 299 feet
total depth) of his large reside�t�al tot. The parcel thus created would be
made avaiTable for the construction of another single-family home. Both of the
lots as they are shown on the site plan (enclosed) appear to amply mee�t setback
and area requirements. The original lot ta this extent is an excellent
candidate for a split.
Ther� is, however, one ma,�or drawback to the new lot as it is now proposed: it
has absolutely no d�rect access to a public street. The City's subdivision
regulations specify (Sec. 12.20 Subd. 5.A on page 309) that "all lots shall
abut a minimum of 20 feet on a public street." Because this proposal qualifies
as a minor subdivision, it is not strictly bound by all of the subdivision
requirements (Sec. 12.52) , but it must still meet the requirements of the
Zoning Ordinance (Subd. 1) . The definition of "lot" in the Zoning Ordinance
specifies that it "shall have frontage on an improved public street" (Sec.
� 11.03, page 2Q3).
Staff has not had any direct contact with the applicant. Mr. Jerry Foss of
Counselor Realty has been representing Mr. Mikolajczyk in the application
process. Mr. Foss was told more than once that the proposed lot split would
have to include 20 feet of frontage on Meadow Lane. His contention in return
is that the private drive which borders the applicant' s property on the north
already serves several interior lots which have no street frontage, and he sees
no reason why it could not serve the proposed new lot as well .
I disagree for several reasons. First, I have seen no evidence of a formal
agreement grantin� the applicant legal access to a private drive that is not on
his property. �econd, as Nir. Foss has painted Qut, the drive already serves
several otf�er properties; considering its length and narrowness, I think it
would be a poor idea to increase the amount of traffic using it when another
alternative is available. Third, there is no reason why the proposed lot split
can't accommodate a "neck" of Tand 20 feet wide which would extend along the
north side of the property from the rear lot to Meadow Lane; I can't recommend
setting aside a valid ordinance request without just cause.
If the plat is amended to include the required 20 feet of frontage, I would
withdraw any objection to recommending its approval . Without the 20 feet, I
would recommend that the application be turned down.
� Attachments
1. Site Location Map
2. Site Plan (enclosed separately)
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� February 8, 1989
T0: Golden Valley Planning Commission
FROM: Beth Knoblauch, City Planner
SUBJECT: The Three Proposed Rezonings Submitted by Daniel Otten
The Planning office has just received a portion of a document that appears to
place certain restrictions on permitted development in the Val-Wood Addition,
where a]1 but one of the affected parcels are located (1511 Winnetka Avenue is
in Val-Wood 2nd Addition). We were not given a complete copy of the document,
so we have no idea at this time whether it is legally binding. Specifically,
there is no info�ation on whether the document was ever signed, recorded, or
limited to a spec�fic t�� per��d.
If it is valid, the document would ban the construction of anything other than
detached single-family homes on any lot in the Val-Wood Addition. Mr. Otten is
listed as being a party to this document, but he made no mention of it in any
of his conversations with me. It would appear that either Mr. Otten's memory
� is faulty, or the document is not legally binding, or something is being
willful1y concealed from us. We are looking into this matter and hope to have
more information for you when the informal public hearing is convened.
•
February 8, 1989
. �
T0: Golden Valley Planning Commission
FROM: Beth Knoblauch, City Planner
SUBJECT: Request to rezone vacant property at 1566 Winnetka Avenue North from
Single-Family Residential to Two-Family Residential - Daniel Otten,
Applicant
Request to rezone vacant properties at I720, 1800, and 1810 Winnetka
Avenue North from Single-Family Residential to Two-Family Residential
- Daniel Otten, Applicant
Request to rezone vacant property at 16II Pennsylvania Avenue North
from Single-Family Residential to Two-Family Residential - Daniel
Otten, Applicant
All of the lots propased for rezoning possess the required minimum frontage and
area. Also as required, the applicant has discussed driveway access along
Winnetka Avenue with Hennepin County. The lots have been unsuccessfully
marketed for several years, despite the high visibility along Winnetka Avenue.
� Today Winnetka Avenue is a busy arterial that is not the best location for
single-family homes on large lots, though the Comprehensive Plan designates it
- and most of the City - for low-density residential uses. On the other hand,
there is a precedent for siting duplexes or double bungalows along Winnetka
Avenue, a block to the north of the proposed rezonings in Lakeview Terrace
{P.U.D. 36, a]so designated in the Comprehensive Plan for low-density Residen-
tial ) . Pennsylvania Avenue is a residential street lined primarily with
single-family residential uses; it has more of a neighborhood atmosphere than
Winnetka Avenue.
One of the objectives set out �� the City's hQ�sing plan is to "encourage a
sufficient variety of h�using types ae�d ci��Tg�� to allow all people a housing
cho�c�". ��ne sr�a1� lacai suppl,� af moderately priced family housing has been
an ongoing matter of cdr�cern to the City Council and the Planning Commission as
well as to residents with children old enough to be thinking of their own
homes. The duplex is one housing type that offers more space than an apart-
ment, and at a lower cost than a single-family home. Yet this housing type is
not in wide use in Golden Valley, mostly because few areas are zoned for it.
The proposed rezonings would serve a legitimate public purpose by increasing
housing opportunities within the City.
�
� Golden Valley Planning Commission
� February 8, 1989
Page 2
I am not entirely comfortable with the small size of the areas proposed for
rezoning, but because the City is almost entirely developed it would be diffi-
cult to assemble larger areas without going through a condemnation/redevelopment
process. Also, the issue of spot zoning arises not so much from the size of a
zoned area as from whether the zoning serves a legitimate public purpose and/or
whether there are unique site characteristics to justify the zoning. We have a
sound argument on the grounds of public purpose.
I am also not entirely happy about doubling the number of homes that c.ould
other�ise be built on these lots, particularly on Winnetka Avenue. However,
studies have shown that duplex homes tend to generate traffic at a lower rate
than single-family homes, largely due to difference in average income and
average home size. Therefore, doubling the number of homes in this case would
not be likely to double the traffic generation.
Staff recommendations on each of the propased rezonings are as follows:
Would recommend approval of the proposed rezoning of the three parcels at 1720,
1800, and 1810 Winnetka Avenue North. In support, I would cite the need for a
greater range of housing opportunities in Golden Valley, the proximity of other
two-family homes to the north, and the difficulty of marketing a vacant single-
� family lot on a busy arterial .
The proposed rezoning at 1566 Winnetka is a toss-up. The housing opportunity
and busy arterial arguments still hold in favor of a rezoning. The proximity
argument depends to a great extent on whether the other three Winnetka lots are
actually going to be rezoned. Finally, despite "public purpose", I still have
a problem rezoning a single residential parcel in the absence of unique site
characteristics.
I would recommend denial of the proposed rezoning at 1611 Pennsylvania Avenue.
The need for expanded housing opportunities in this case is outweighed by other
characteristics �hat favor the continuation of this area for single family
u�es.
Attachments:
� 1. Site Location Maps
2. Site Plan (enclosed separately)
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ne t a�''. ��0 °��tCC OD �.. _bJc�od 61 �.: a�
� February 6, 1989
T0: Golden Valley Planning Commission
FROM: Mark Grimes, Director of Planning and Development
SUBJECT: i989 APA Conference in Atlanta
Three members of the Planning Commission are eligible to attend the 1989 APA
Conference in Atlanta. I am enclosing a list of those who have attended the
past four conferences in order to help determine which three members �ill go in
1989.
In order to get in the "best" hotel and get signed up for the "best" sessions,
it is wise to sign up early. Also, we should register before March 17 in order
to get the "early bird" registration rate.
As usual , we should be as frugal as possible in planning the expenditures for
the conference. There is $1,200 budgeted for each person. My view of the
budget is as follows:
Conference Registration $ 275
� Hotel 400
Airfare 260
Food 160 ($40 per day)
Airport Transfer 40
Mobile Workshops & Special
Events Tickets 65
Total $1,200
One place that we could save money would be with the hotel . If we choose to
stay at the Radisson or Holiday Inn, the rate is about $25 less per night than
the Hilton which is conference headquarters. The Radisson and Holiday Inn are
within two blocks of the Hilton. If money was saved here, more money could be
spent on Mobile Workshops or specia1 events. However, it would appear that we
could stay at the Nilton and still come in within budget. We should discuss
the hotel issue and come up with an agreement on where we will stay.
Both Beth and I will also be attending the conference.
�
�� 1989 APA Conference - Montreal
Warren
Ga ry
Alda
1989 APA Confer°er��e - Los Anqeles
Joan
Warren
Linda
Mark
1989 APA Canference - New York
Linda
Jean
Kevin
Alda
1989 APA Conference - San Antonio
Qe99Y
� Joan
Ga ry
Mark
�