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04-24-89 PC Agenda t � r GOLDEN VALLEY P�t�NNING COMMISSION � Golden Valley Fire Station �'��. 3 3700 Golden Valley R��.�iY Monday, April 24, 1989 7:00 P.M. AGENOA I. APPROVAL OF MINUTES - APRIL 10, 1989 II. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT APPLICANT: Valvoline/Instant Oil Change LOCATION: 8950 Olson Memorial Highway REQUEST: Approval of a Conditional Use Permit to Allow for Reconstruction of the Structure for Oil Changing Business III. INFORMAL PUBLIC HEARING - RECONSIDERATION OF AMENDMENT TO COMPREHENSIVE LAND USE PLAN MAP APPLICANT: Parker and Associates `� LOCATION: 1950, 2000, 2010 and 2020 Douglas Drive REQUEST: Amendment of the Comprehensive Land Use Plan Map to Change the Land Use Designation From Medium Density Residential and Semi-Public to Commercial IV. REPORT ON CITY COUNCIL MEETINGS � lr . , MINUTES OF THE GOLDEN VALLEY ' PLANNING COMMISSION � April 10, 1989 A regular meeting of the Planning Commission was held in the meeting room of Golden Va11ey Fire Station #3, 3700 Golden Valley Road, Golden Valley, Minnesota. The meeting was called to order by Chair Prazak at 7:00 P.M. Those present were Commissioners Kapsner, Leppik, Lewis, McAleese, Prazak, McCracken-Hunt and Russell . Also present were Mark Grimes, Director of Planning and Development, and Beth Knoblauch, City Planner. I. APPROVAL OF MINUTES - MARCH 20 AND MARCH 30, 1989 It was moved by Commissioner Lewis, seconded by Commissioner McAleese, and carried unanimously to approve the minutes of the regular March 20, 1989 and the minutes of the special March 30, 1989 Planning Commission meetings as written. II . INFORMAL PUBLIC HEARING - RECONSIDERATION OF AMENDMENT TO COMPREHENSIVE LAND USE PLAN MAP . APPLICANT: Parker and Associates LOCATION: 1950, 2000, 2010 and 2020 Douglas Drive REQUEST: Amendment of the Comprehensive Land Use Plan Map to � Change the Land Use Designation from Medium Density Residential and Semi-Public to Commercial Chair Prazak introduced this item and asked Director Grimes for an explanation. Director Grimes stated that this item had been taken off the agenda. The City Council has asked the Planning Commission to consider a larger area when review- ing this Amendment to the Land Use Plan Map. The consideration should consider the effect of commercial development on surrounding properties that are now residential and commerci�l . There were several persons in the audience concerned about the strip shopping center at Duluth and Douglas proposed by Parker and Associates. The neighbors at Duluth anc! Dou�las be�ieve that additional commercial development in the area will increase traffic on Duiuth and Douglas. They now have a difficult time getting onto both streets, and particularly at the afternoon peak hour when the Honeywell shift ends at 3 P.M. Commissioner Leppik felt that it would be difficult to review this matter at one meeting and that more detailed study may be necessary. Director Grimes said that he felt the Planning Commission could at least start the review at the April 24 Planning Commission meeting. It was moved by Commissioner Russell and seconded by Commissioner Kapsner to set an informal public hearing for the recommendation of an Amendment to the Compre- hensive Land Use Plan Map for 1950, 2000, 2010 and 2020 Douglas Drive for April � 24, 1989. The motion was carried unanimously. . Minutes of the Golden Valley Planning Commission , Apri1 10, 1989 � Page 2 It was decided that the area to be notified of the informal public hearing shall be as follows: Medicine Lake Road on the north, Douglas Drive on the west, Bassett' s Creek on the east and the Soo Line Railroad track on the south. III. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT APPLICANT: Ogren Properties/SuperAmerica LOCATION: 1910 Douglas Drive REQUEST: Approval of a Conditional Use Permit to Allow for Construction of a SuperAmerica Service Station With Convenience Shopping Chair Prazak introduced this agenda item and asked City Planner Knoblauch for an overview. City Planner Knoblauch reviewed the plan to tear down the existing Mobil Station and construct a 2,400 square foot SuperAmerica Station. This is a small SuperAmerica store. There would be no sit down deli or car wash in the store. There would be eight pumping stations. The plan was to reduce the number of driveways to two - one each on Douglas and Duluth. The County had been consulted regarding the access and they believe the new plan is improved over the existing Mobil situation. � Commissioner Leppik asked why a Conditional Use Permit (CUP) was required. City Planner Knoblauch said that a CUP is needed for both gas station and convenience food stores in the Commercial Zoning District. Bob Fields, representing SuperAmerica, explained the proposal . He expanded on a couple of concerns. He said that the garbage area will be behind a masonry wall with a fence. He said that traffic was a concern for the station. In particular, he realizes that Honeywell causes a problem for the area in the mid afternoon. Mr. Fields said that he feels the SuperAmerica will better serve the area with gas and convenience goods. He said that the SuperAmerica is a "trip interrupter". In other words, the SuperAmerica will create few new trips on Douglas and Duluth. People who will go to the SuperAmerica are those already using those two streets. Mr. Fields estimated that the proposed SuperAmerica station could handle up to 750 customers a day. He estimates that the new SuperAmerica would handle 450-500 customers. The existing Mobil station serves 350 customers a day. Mr. Fields explained there will be security lighting on at all times. There will be short pole lights at the driveway entrances. He said that SuperAmerica will be flexible regarding the type of lighting and will work with the City to design the best lighting package. Commissioner Leppik said that there should be good pedestrian access to the site because many people will walk to the station. � Minutes of the Golden Valley Planning Commission Apri1 10, 1989 ' Page 3 � Mr. Fields noted that there will be 2 -3 employees. It is anticipated that the station will be closed from about midnight to 6 A.M. Commissioner McAleese was concerned about the increase in traffic in the area. He said that the trips to the site will be increased by at least a third. He was also concerned regarding the lighting of the site. Mr. Fields noted tf�at �his proposal will have more green area than the existing station because it meets all setback requirements. Chair Prazak opened the infcar�� p�blic hearing. Helen Brown, 2000 Douglas Drive, said that there are several people in wheel chairs who liv� nearby the proposed SuperAmerica station and that the Super- America station would be convenient. Ms. Brown indicated that it is difficult to make a left hand turn from her driveway onto Douglas Drive. Cliff Roark, 6025 Wolfberry Lane, said that traffic around the proposed Super- America station will increase because SuperAmerica is a popular brand. He said people will go out of their way to buy at SuperAmerica. Cathy Roark, 6025 Wolfberry Lane, said that the SuperAmerica station would not help the people in the area, except for the renters. She felt the traffic and . other issues should be studied in greater detail . She is concerned about the effect of the trips into the SuperAmerica station on the flow of traffic on puluth and Douglas. Bob Parzck, 2005 Brunswick, said that the proposed SuperAmerica station is better in design than the existing one. However, it will increase traffic. Bob Fields said that a median in Du�r�th or pouglas may be in the future. He said SuperAmerica would not be against its construction. Charles Whittaker, 5900 Wol��rry Lane, said that there is already too much traffic in the area. Mr. Fields said that tanks at the Mobil station must be removed by the end of the year. Chair Prazak closed the informal public hearing. Commissioner Leppik said that overall the station is an improvement due to elimination of driveway cuts and good landscaping. She said that it was good to remove the car wash. Commissioner Kapsner said that this was a difficult decision. He felt that the SuperAmerica station would create more traffic and he would vote against it. � Minutes of the Golden Valley Planning Commission April 10, 1989 ' Page 4 � Commissioner McCracken-Hunt said the traffic will not be substantially worse after the SuperAmerica is constructed. She believes that the only way to eliminate traffic at this intersection is to eliminate all commercial develop- ment in the area. Commissioner Russell agreed with Commissioner McCracken-Hunt. She said that the SuperAmerica station will improve traffic somewhat because of fewer driveways than the Mobil station. She believes that pedestrian access in the area should be improved. Commissioner Prazak believes the proposed SuperAmerica station is an improvement to the site because it will better serve the area. He said that the traffic flow in and out of the proposed station should be studied in greater detail . Commissioner McAleese said that the site plan was good for the SuperAmerica station. He believes, however, that traffic is a problem because trips will be interrupted which causes more congestion and possible conflicts. He said this area should be included in an overall review of the Comprehensive Plan. He said that the traffic issue should be looked at in greater detail by the staff. He indicated he would vote no. Commissioner Leppik said she would like the County to study traffic at the inter- section and report back to the City regarding the effect of the SuperAmerica � station on the intersection. Bob Fields said that he would have his firm pay for a traffic impact study prior to the City Council public hearing. It was moved by Commissioner McCracken-Hunt and seconded by Commissioner Leppik to recommend approval of the Conditional Use Permit with the following conditions: 1. Site layout shall be as indicated on the site sketch filed in the City Planning office. As a clarification, the four-foot wide strip running along the perimeter of the main building and extending into the setback area on the property's west side shall represent a sidewalk only. In addition, there may be an overhanging roof line extending no more than 30 inches into the setback area. 2. Except for changes required by the Building Board of Review, landscaping on the site shall be as indicated on the Landscape Plan filed in the City Planning office. , 3. Between the hours of 10 P.M. and 7 A.M. loudspeaker use shall be limited to emergency communications. 4. The dumpster area shall be fully shielded from view. � Minutes of the Golden Valley Planning Commission Apri1 10, 1989 ` Page 5 � 5. The site shall meet all other City and State requirements. 6. A traffic study, paid for by SuperAmerica, be prepared and evaluated by City staff before the proposal is reviewed by the City Council . 7. Failure to comply with any of the terms of this permit shall constitute grounds for revocation. Upon vote taken, the motion passed 5 - 2. IV. REVIEW OF ZONING CODE CHANGES City Planner Beth Knoblauch introduced this item. Staff has been investigating three situations in which ordinance revisions seem advisable. None of the revisions has been requested by property owners; all are internally initiated. The Commissioners discussed the two situations which had the most immediate need: a clarification to the setback requirements for residential corner lots, and a specific permitted use designation for the Courage Center in the I-3 Institutional Zoning District. Staff was directed to proceed to the informal public hearing stage with both of these. A third situation, involving the status of day/child care in various zoning districts, was held back from dis- cussion until more time was available. � V. REPORTS ON CITY COUNCIL AND HRA MEETINGS Reports were given on the March 21, 1989 HRA meeting and the March 21, 1989 and April 4, 1989 City Council meetings. The meeting was adjourned at 10:10 P.M. � April 19, 1989 ' T0: Golden Valley Planning Commission � FROM: B th Kn e oblauch, City Planner SUBJECT: Informal Public Hearing - Conditional Use Permit for Valvoline/Instant Oil Change, 8950 Olson Memorial Highway This property was granted a Conditional Use Permit in 1986 to operate as an automobile oil changing business under the ownership of Rapid oi1 Company. Although the business had been on the site since before the City's CUP require- ments were initiated, expansions at that time triggered the need for a permit. The property is r��w under new ownership. No change in the type of use is contemplated, �tat the owners would like to demolish the building and construct a new one that accommodates the latest trend in oil changing processes. A new CUP is necessary because o�f the proposed site changes. The first condition of the existing permit is that the site must conform to plans dated August 1987; reconstruction would put the business in technical violation of its permit. The Golden Valley Zoning Ordinance does not provide for a CUP amendment process separate from the regular application process. The existing building contains three service bays and has 13 on-site parking spaces. The present site layout is in violation of structural and landscaping setbacks around much of the site perimeter. Because of its narrow, triangular shape and its considerable frontage on Highway 55 and Golden Va11ey Road, it � would be difficuZt to ever make reasonable use of the property within the limitations of the City's Zoning Ordinance. In 1986, the Board of Zoning Appeals addressed the problem by granting a waiver of the ordinance's prohibi- tion against the expansion or alteration of a nonconforming use. The new structure as proposed would have a drive-through arrangement like a car wash rather than one-sided access bays like a traditional garage. Cars could enter from one of two °stacking" lanes. Once inside, the work is done from pits rather than putting the cars up on lifts. Each of the two pits can accom- modate two cars at a time for an equivalent of four service bays. When the work is finished, the cars w�ould exit at the opposite end of the building from where they came in. The proposed building meets all setback requirements, though the new site configuration will will not meet all landscaping setbacks. There will be some additionaT setback 7oss aad�g Highway 55, but some gains along Golden Valley Road. The existing curb cuts wi11 be retained. Despite increased bay capacity, on-site parking is proposed to decrease from 13 spaces to 12. Five of the new spaces would be temporary "stacking" spaces rather than actual parking stalls. General requirements for automobile servic- ing in Golden Valley would mandate 13 spaces for the proposed facility, but in 1986 the Planning Commission and staff agreed that the oil changing business would reasonably be expected to have lower parking needs than a full service automotiv e garage because the procedure takes so little time. The new owners � feel that the change to a car-wash style of configuration with pits instead of lifts will speed things up even more and thus justify the current parking allocation. + Golden Valley Planning Commission Apri1 19, 1989 Page 2 . � Findings � � l. Demonstrated need for the pr�sed use � The Planning Commission found favora�ly on this item less than three years ago. Although there would be an increase n capacity over the existing facility, the use itself will not be changed. I don't think a demonstration of need should be an issue at this time, especially s�nce it would be impractical to try and limit the new design to the current capacity. 2. Consistency with the Comprehensive Plan The property is located in an area designated for commercial uses, and an oil changing facility is consistent with this designation. 3. Effect on neighboring property values The new construction is not expected to adversely affect property values in the area. 4. Effect of traffic generation The site is expected to generate more traffic after reconstruction, but Golden Valley Road has plenty of capacity to absorb it. My biggest concern is for the � adequacy of the owner's estimated parking needs, so that the stacking area does not back up and spill over onto the street. I 'm inclined to agree with the contention that no one is going to waste a great deal of time idling in line just for an oil change, but since this is a new style of facility in my exper- ience, I would feel more comfortable if some hard evidence were available. I have asked the owner's representative about obtaining data from existing facilities of this type, but apparently nothing is available. 5. Effect of increases in population and density There w�l� be rao increase in population. Employment is also expected to remain steady at three a��^kers. S�ructurai density will actually decrease marginally, from 1,795 square feet to 1,730 square feet. Little or no overall effect is expected. 6. Increase in noise levels No significant increase is expected. 7. Odors, dust, smoke, gas or vibration No significant increase is expected. 8. Flies, rats, vermin � These are not expected to be a problem. Golden Va11ey Planning Commission April 19, 1989 Page 3 � 9. Visual appearances The existing building is pretty unattractive, and presents a facade of bay doors along Highway 55. Although curbing and landscaping have improved the lot, the building itself shows few concessions to aesthetics. The proposed building has a more compact appearance and bay doors are at right angles to Highway 55 rather than facing it. If the prototype building rendering is accurate, then we can expect a natural brick facade rather than the utilitarian gray paint job that's there now. Except for the lilac hedge (much of which was planted in street right-of-way) , one elm (also in the right-of-way) , and an ash tree, all existing landscaping will be retained or relocated within the site, and some smaller p1antings will be added. Overall , I think the visual impact will be improved. 10. Dther effects on public health, safety, and welfare No other significant effects have been identified. Recommendation: Staff recommends approval of a new Conditional Use Permit for a reconstructed automobile oil changing facil�ty at 8950 Olson Memorial Highway. Conditions should be imposed as follows: 1. Site layout shall be as indicated on the site plan dated Apri1 10, � 1989 and filed in the City Planning office, except that signage must be approved by the City's Zoning and Inspections Department, and any necessary variances must be granted by the Board of Zoning Appeals. 2. Landscaping on the site shall be as indicated on the landscape plan dated April 10, 1989, except for changes required by the Building Board of Review. 3. To the extent possible, employee parking shall be limited to the row of stalls on the east end of the site. The three parallel parking spaces on the south side of the site shall be used primarily by customers who fe�r some reason need �a� leave their cars rather than waiting in the stack�ng area� 4. The business shall conform to all other City and State requirements. 5. Failure to comply with any of the terms of this permit shaTl be grounds for its revocation. Attachments: 1. Site Location Map 2. 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Grimes, Director of Planning and Development SUBJECT: Amendment to the Comprehensive Land Use Plan Map at the Northeast Corner of Duluth and Douglas - Parker and Associates, Applicant Introduction In November 1988 the Planning Commission first reviewed a request by Parker and Associates to amend the Plan Map for approximately 3.1 acres at the Northeast corner of Duluth Street and Douglas Drive. The Planning Commission recommended approval of the Plan Map Amendment to change the designation on the church property from Semi-Public to Commercial ; and the three single family homes north of the church from Medium Density Housing to Commercial . At the same meeting, the Planning Commission recommended that the property be rezoned to Commercial in order that Parker could construct a small convenience shopping center (approximately 21,000 square feet) on the 3.1 acre site. When the City Council reviewed this matter in January 1989, the Council denied the amendment to the Comprehensive Plan Map and tabled the rezoning. Instructions were given to the Planning Commission to reconsider the Comprehensive P1an Map � amendment. The City Council was particularly concerned that the Planning Commission did not give adequate study to the spillover effect of this Land Use Plan Map amendment. In other words, how does the change effect the neighbor- hood in terms of traffic, noise, pollution, etc. , and would this change in land use spur land use cManges to other property in the area. Of particular concern to the Council is the potential for increased strip commercial development along Douglas Drive to Medicine Lake Road. Background on Site Development . Over the past several years there have been several proposals regarding the development of land at the Northeast corner of Duluth and Douglas. Everyone of the proposals would have required amendments to the Comprehensive Plan. These proposals include the following: 1. Conversion of the church to a small office building or mortuary. 2. Conversion of the church and six acres surrounding the church for mid to high density housing. This proposal by Brad Stark also included the conversion of single-family property along Brunswick. This proposal would have required substantial public subsidy by the City to have made the 120 unit development possible. 3. Conversion of the church to high density apartment buil ding. � Golden Valley Planning Commission Apri1 20, 1989 � Page 2 � One of the roblems re ardin the develo ment of the site has been the resale P 9 9 P of the church property. The church would like to get the highest value for their property. They have determined that the sale of the property for commer- cial development would net them the greatest return. They have not been able to find another church that would be willing to pay the asking price set by the church. Existing Comprehensive Plan and Zonin Map The Comprehensive Plan Map now designates the 3.1 acre site for Semi-Public and Medium Density Housing uses. The Medium Density designation stretches north along Douglas Drive to the small multiple-family development just north of the chiropractor's office at 210D-06 Douglas Drive. All property facing Brunswick is designated Low Density. The likelihood of inedium density housing being built in the area designated for it is small without substantial City subsidy. I have analyzed the values of property in the area and determined that the property is about twice as expen- sive as developers are willing to pay for medium density housing sites. This is exactly what the City found when dealing with Brad Stark. His proposed 120 unit development needed substantial subsidy to make it come even close to being financially successful . All medium density development at the corner would require that the Institutional � designation on the church property be changed. From a planning perspective, leaving the corner for a different use than the surrounding property makes redevelopment difficult if not impossible. The intent of the Comprehensive Plan in this area is to maintain low density family residential along Brunswick. This would keep the residential character of the street intact and eliminate its use to directly serve as an access to a nonresidential site. I think that this is one of the key elements of the Plan Map for this area. The Zoning Map in this area is different than the Comprehensive Plan Map. The three homes that are on large lots north of the church are zoned Single Family. The next lot to the north is a small office building which is zoned Business and Professional Office. A single-family house is tucked behind it which is zoned Single Family. ��rth of the office building is a small medium density development which is zoned for Medium Density housing. All property along Brunswick is zoned Single Fami1y. Property to the west is owned by Honeywell and zoned Industrial . Effect of Proposed Plan Map Change on Surrounding Uses The City Council is particularly concerned regarding the spillover effects of changing the land uses at this corner. I have identified the following issues for your consideration: � Golden Valley Planning Commission Apri1 20, 1989 � Page 3 A. Will this change spur on other land use chan es in the area? I believe that the integrity of the Plan Map will be maintained even if this amendment is made. North of the proposed shopping center the area is designated for medium density housing through the existing small apartments at 2100-06 Douglas Drive. This conversion of the property indicated on the P1an Map for medium density housing would be a good transition from the shopping center to the single-family homes north along Douglas Drive. The lots that are north of the apartments at 2100-06 Douglas Drive up to Medicine Lake Road are not deep (125-150 feet). Therefore, these lots are not good for conversion to uses other than low density housing. The property on Brunswick is designated for iow density deve�opment. If the shopping center is built, it would make the property along Brunswick much less likely for conversion due to the depth of the lots that are on Brunswick. South of Duluth Street I would not expect any land use changes. B. What is the effect on traffic from this area on the neighborhood? There is concern regarding the congestion in this area. Neighbors in the area complain about the difficulty in getting onto both Douglas Drive and Duluth Street during the peak hours. Will the convenience shopping center and proposed � SuperAmerica cause a significant problem by adding traffic? What improvements may be necessary? These issues are now being studied by a consultant and will be ready for the May 8, 1989 Planning Commission meeting. C. Ts more convenience shopping necessary? Generally, we have let the market make this decision. Recommended Action I recommend that the Planning Commission take testimony at the informal public hearing and then study the issues raised in this memo. The traffic impact study will be available at the May 8 meeting. If other additional information is needed, the Planning staff can prepare that information for the May 8 meeting. � � r:. . �-� �� n. . . .i. ,ti r'!.�� :� �� ` ��i �,�• V; � �♦. 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" �.n•• � ,1� �� . .�r°.ti - � � s � c 1�� r • �. ^ • p. � � �� • No. �: : °'��`. 346 _.,. . ..,� . Ao, , �.� p = ,' � j, M '!\ 1• �• �✓ � • `� s�� . • t; •' � =a � f." i� � i =• i,�v� � '• ��4`r-'a -- . . .��• � • � -.��pi��. `s°, �` a . '',�}"�A.i�'.., H�P. �,r,.. 1� w• o •• ' .... �' ', � � � Z�� L MM/��►• ' � ... �'I t' ��y',+ � i " �+ . • •s.r.� ' • � �"__ 7 < S .� � . i�� ..�� . w •' ' .r� .w °- �i �.�• • ��.��i �`s►�'�i � t» i .• . � � � . s � .. , .._.._.. ,. :�--�`'� r �'= �------ .�•kAa�-��- -�- • -"- . . � [ . � � ° • tcu r r.� . _.n +..`''s.e0� � . r w�v..a n �� November 23, 1988 T0: Golden ilal�ey P�anning Commission FRQM: Mark W. Grimes, Director of Planning and Development SUBJECT: Comprehensive Land Use Plan Map Amendment, Amendment to the Zoning Map and Conditional Use Permit for Proposed Convenience Shopping Center at the Northeast Corner of Duluth and Douglas, Parker & Associates, Applicant Parker & Associates have requested three planning actions in order to allow the construction of a 21,235 square foot convenience shopping center at the North- east corner of Duluth and Douglas. The 3. 16 acre site is currently occupied by a church and three single family homes. The three planning actions are: l. Amendment of the Comprehensive Land Use Plan Map from Semi-Public and Medium Density Housing to Commercial . 2. Amendment to the Zoning Map from Institutional ( I-1) and Residential to Commercial . . 3. Issuance of a Conditional Use Permit (CUP) in order that gasoline may be dispensed at the proposed convenience store. (An additional CUP will have to be issued on this site if a day care center occupies the building as proposed in the site plan. Day care centers are allowed in the Commercial District only by CUP. At this time, there is not enough information about the proposed day care center in order to issue a CUP. ) (In addi�ic�n, t�e �ite will have to be consolidated into one lot through the subdivision process. ) Comprehensive Land Use Plan Amendment Currently, the Comprehensive Land Use Plan Map indicates that the 3.16 acre site is designated for Semi-Public Facilities and Medium Density Housing. The property is curren�� occupied by two land uses. A church is located at the south end of t�� site. The church occupies a 1.4 acre parcel (198'x304' ) . The remaining i.� acres is made up of three single family lots. The lots are each 66 feet wi�e and 360 to 400 feet deep. The Comprehensive Land Use Plan Map indicates that the land to the east along Brunswick remain single family. To the north along Douglas Drive the property is designated for multiple family for an additional 400 feet or so north of the proposed Commercial Zoning. � Golden Valley Planning Commission November 23, 1988 � Page 2 � Over the years this site has been considered for reuse. The last proposal was for an expanded site at Duluth and Douglas that was about 7 acres in size and included frontage on Brunswick. This proposal was for the construction of 120 units of townhomes. This would have been an HRA subsidized development. In order to put housing on the site, a large subsidy using tax increment financing is necessary. The developer who was interested did a lot of work on the project but finally dropped the project. One of the concerns was the high cost of the land. This site has been discussed as a site for multiple housing over the past ten years. However, no developer has been able to put a proposal together. The City has suggested this site for housing to the other developers but with no takers. The proposed commercial center would eliminate the corner for housing. However, the other land designated for medium density housing north of the center could be considered at a future date. One of the concerns of the neighborhood has been the effect of any development on Brunswick Avenue. The last housing proposal received neighborhood opposition because it was felt traffic on Brunswick would increase. The proposed commer- cial center would not increase traffic on Brunswick. The established land use pattern of single family homes on Brunswick would remain. It appears that the reuse of this areafor multiple family dwellings is not � likely without substantial assistance from the City. In addition, it would be necessary to assemble properties along Brunswick to create a large enough site for a multiple family site. The commercial center does not require a City subsidy and it does not require the elimination of single family homes on Brunswick and does not increase traffic on Brunswick as has been feared by the neighborhood. Because of the high traffic volumes at this intersection, this corner has been proposed for reuse. If the Planning Commission and City Council chooses not to actively market this area for medium density housing and subsidize its develop- ment, the small convenience center concept fits in with the area and fulfills a need for retail space in this area. At this time it wauld make more sense to look for places for multiple family housing on less valuable land that would require less or no City subsidy. Development of multiple family housing in this areais likely to raise neighborhood opposition due to the need to develop the property off Brunswick. I am recommending the change in the Comprehensive Land Use Plan Map to allow the rezoning of the property to Commercial . Rezoning of Property from Institutional and Residential to Commercial The property is currently zoned Institutionai and Residential . The church is on a 1.4 acre site and the three single family homes are on three lots totalling about 1.8 acres. The zoning of the adjacent properties is as follows: north - Business and Professional Office and Residential ; east - Residential ; west - Industrial ; and south - Commercial and Business and Professional Offices. � Golden Valley Planning Commission November 23, 1988 • Page 3 � The site is located at the heavily travelled intersection of Duluth Street and Douglas Drive. The Average Daily Traffic (ADT) on Duluth is 18,OOD and on Douglas is 13,000. The proposed site plan includes the layout of the 21,000 square foot convenience center. The center is proposed to meet all setback requirements for a commer- cial structure. It is not anticipated that any variances will be requested from the BZA. There are several concerns that should be considered with this rezoning. First, is there adequate ingress and egress? The plan has been submitted to the County for their review of access points. City staff believes that the proposed site does a good job keeping the driveways to the center as far as possible from the intersection. The driveway on Douglas Drive would be moved to the north if the County believes additional distance is needed from the intersection. A small convenience center does not create a high volume of traffic due to its size and tenant mix. I do not anticipate that the convenience center would cause a traffic problem with the proposed layout. The proposed plan indicates that they will be providing a six foot fence or landscape screening along the east property line. This would have to be review- ed by the Building Board of Review. The developer said that this fencing and screening could be done in combination with the neighbors to the east. I � suggest that the six foot high fence along the east property line be established as a part of the CUP for the gas dispensing in order to screen the homes to the east from the cars going in and out of the convenience center. Along the north side the developer proposes landscaping rather than a fence. This appears acceptable because there is an office building to the north and there is no parking at the north end of the site. If the Comprehensive Land Use Plan Map is changed to allow Commercial development in this area, the proposed convenience center appears to provide a good use for the area that would not have a significant impact on the residential areato the east and north. Conditional Use Permit (CUP) for Operation of Gas Pumps at Convenience Center The Zoning Code al}ows service stations or gas dispensing in the Commercial Zoning District only with a CUP. The proposed pumps are to be operated by the convenience store as is now typical . The proposal is to have ten pumps as shown on the plan. The location of the pump island on site plan would create a good traffic pattern. Cars entering or exiting the center and not getting gas would use the driveway south of the pumps. Therefore, access to the center from Duluth Street would not be hindered by cars filling their tanks. � Golden Valley Planning Commission , November 23, 1988 � Page 4 The Planning Commission is asked to make findings and recommendations on ten factors. The factors and my comments are as follows. 1. Demonstrated need for the proposed use: The type of convenience store that is planned requires gas in order to operate at a reasonable profit. The dispensing of gas at a convenience store also allows the customer a conver��ence to combine a shopping trip for food and gas. There are two gas stat�c�ns acr€��s the street south of Duluth. These are typical service stations without convenience goods for sale. The applicant believes that there is a market for additional gas sales even with the two stations across the street. 2. Consistency with Comprehensive Plan: If the Comprehensive Land Use Plan Map is amended, the proposed gas pumps are consistent with a Commercial area. 3. Effect on property values in the area: With proper screening, the gas pumps should not have a negative impact on property values. � 4. Effect of use on anticipated traffic generation in the area: The gas pumps will not significantly increase traffic in the area. Trips to the convenience center will be ones that normally use the same route. 5. Effect of increase of population due to use: The proposed use wi11 not increase population in the area. 6. Incr�ase ar� ��se �evels caused by use: There may be a slight increase due to cars starting and gas being delivered. 7. Any odors, dust, smoke, gas or vibration caused by use: There could be some odors caused by gas. However, there is a gas station across the street that has not caused odor problems. 8. Any increase in animal pests due to use: It is not anticipated that animal pests would increase due to the gas pumps. � Golden Valley Planning Commission November 23, 1988 • Page 5 � 9. Effect of the visual appearance of the use: With proper screening from the property to the east, the pumps should not have a significant negative visual impact. 10. Other effects caused by the use: I cannot see any other effects of the pumps other than those normally a part of a retail business. I recommend approval of the dispensing of gas at a convenience store. The gas pumps are now typical of such stores and provide the public with a convenient service. �I�e following conditions should be attached to the approval : 1. The pumps shall be located as shown on the plan prepared for Parker & Associates by Tom Loucks & Associates, Inc. dated August 30, T988 and on file with the City of Golden Valley. 2. There shall be no more than ten (10) pumps. 3. A six foot high fence and landscaping shall be constructed along the east praperty line as shown on the plan referred to above. � 4. The pump plans shall be reviewed and approved by the City's Fire Marshal . 5. �ailure to comply with one or more of the above conditions of approval shall be grounds for revocation of the Conditional Use Permit. Attachments: 1. Site Plan 2. Copy of Application for Rezoning 3. Zoning Map Showing Site Area 4. Comprehensive Land Use Plan Map 5. Full Size Site Plan (enclosed separately) � _ � . . : `'�' ' �H Et;�,=I �<�� : i'�-t l T,�-iS'� = ; �� .�.' " ', �/'//�, �` `` t� � � '� ( ,�� , � ��) G,.^ �•a /� fl� I� •so tt • :,e' �—�- • tf �} i•y a i 3S '•..wf••�; o�. �e, -� NfSi��[' �'•. r • ' � • / t !4'iJ � rs�J •, ._„ - =NA1- ^ ��ti�� • _ —o L'�- -�r- ----- � .�� a ToF��l�,�,,�e ;,,:•'.J , 2 . _ ^ 7 �j_�_ � __ � n,,. ,e� `� � . . _ ';�J� • �-b� ,( �i J �. (4 � 'c� ':(9) Z I �, '. •ir.� � �t ,• � ^? 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IS 16 �_�f) �J _��1 1 , --- � „ ... ,3 .. _ �� _1.'i' � � .• � -- 2�� Y.� �e) ;�� / . e , � ` /.. ..S �� 1 LlILt1Li12N IN�H��17 N ilfSlt\lII1S��_ _ � . r •• t 12 � �t ��y �`.q'�' � d!•�� // I}� ,� .l 1•� � ` CITY OF GOLDEN VALLEY PLANNING DEPARTMENT REZONING PETITION t� GENERAL INFORMATION - READ CAREFULLY All requests for rezoning must follow established City procedure, which includes consider- atian by the Planning Commission and the City Council . The petition must be brought or mailed to the Civic Center, 7800 Golden Valley Road, Golden Va11ey, MN 55427 along with the supplementary information indicated below. All requests will be presented to the Planning Commission unless directed otherwise by the petitioner. The Cortmission meets at 7:00 P.M. on the second and fourth Monday of each month (unless otherwise indicated) at the Civic Center,7800 Golden Valley Road. If the properly executed petition, with supplementary information, is received by the City Planning Director at least ten (10) working days prior to the Planning Commission meeting date, it will be submitted to the Comnission for study and recommendation. The applicant must be available to meet with the Comnission on short notice. If the petition, with necessary supplementary information, is received too late or is deemed by the Planner to be inadequate, the petition will not appear on the Commission Agenda. Should the appli- cant fail to appear before the Planning Commission, or subsequent Council meetings, action may be deferred. Regardless of Planning Commission recommendations for approval or denial , the applicant and/or the Planning Commission may take the petition to the City Council for consideration. SUPPLEMENTARY INFORMATION � 1. Enclosed herewith is my check in the amount of �200.00, or $100.00 if in connection with Platting or three (3) single family lots or less, required for filing of the petition. I understand that N0 portion of this amount will be refunded to me. 2. NAME OF APPLICANT Parker & Asseciates PHONE 829-5276 individual , corporation, etc. 3. ADDRESS OF APPLICANT 11200 West 78th St. , Eden Prairie, MN 55344 Church Site - 1950 Douglas Drive 4. STREET ADORESS OF PROPE€��`�' I�! i�HIS PETITION Residential Sites - 2000 Douglas Drive 2010 Douglas Drive 2020 Douglas Drive 5. EXACT LEGAL DESCRIPTION OF TNE LAND INVOLVED IN THIS PETITION (Use extra sheet and attach to this petition. � See attached sheet. , 6. PRESENT ZONING CATEGORY OF THE DESCRIBED PROPERTY I-1 cliurches and schools; Residential PROPOSED ZONING CATEGORY QF THE DESCRIBED PROPERTY Commercial 7. DO YOU OWN THE PROPER7Y DESCRIBED IN THIS PETITION (See Section 1 Q) Yes x No $. PROPOSED USE OF THE PROPERTY, SHOULD IT BE REZONED (be Spe�ifi�) The property will be converted from a church and 3 single family dwellings to 21,000 sq. ft. neighborhood service center. Anchor tenants include a convenience food store with gasoline dispen- sing and day care facility. Other anticipated uses include a beauty shop, barbershop, laundry, deli, card/gift shop and similar neighborhood convenience services. � Continued--See attached sheet. (SEE OTHER SIDE) '� F . C=,.,.r: ti„r_ � � ExaCting zonl -,g of aC�a��ent p: oNe:ties inci ude �ing'�e faa:� =y res:der,tial tc th� east , bus�ness and professionai of£ices tc� the north, industrial to the w�st across Douglas Drive and commercial/busines� to the south across Duluth Street . The three residential sites that will be removed do not lEn�' themselves to long term utilization for sinqle family purposes because of traffic volumes on Douglas Drive and thF� direct interface with office use to the north and industrial use to the west . The non-tax producing church si*e is simi?arly inundatec3 by� high traffic vc+�umes on Duluth S: reet an�? Doug�as Drive ar,�: cc>mmercia� /indu�trial C�PVE�10r�rt1�3ii� aCro::s :hF� strret whic�t, car;n��t b� m�ti,ated , ihere_`orc,, the �ignificant F>lar.nin�� i��e relative to these slte� i� the quest�on of high��t a-,c: F,�,�,- U,�E, , ' 2 � � certain t}:at a properly d�signed and mar.aged 21 , Or:�:? :�q,�are foo* ne,:.g}-,borhood service center is a rea:�na;�lF- rrar;� � � ion betwe�n single family residents or1 Erun�.wic�. Avenue and heavily trave�ed art.erials ( Douglas Drive an :'. � ��u� ut !� St �Pet ) ar�•� aC�acen} comme:ci.al /industrial deveJ c�; - m�,r,t . T`:�• �att�,chE�d sitF, pla;� F�ropo��.�s tc provide an F' fr_�,_�t � riv,� .�y f� �-�c•- c �f �e�ii-ec by :es�der.t� ) ar,d vegetat �vE� scre�r,�r,c; '_«t k,�:.,-,.; tl.e lc-,w ��r c�file neigh��orhoc>d SE`rV10E' CF':te: hr: ' a:��acer.t �ir,5ie family resicentia_ 1 propertie:_ . In ao�3�tior; , thc� l:�ul) diny iG orier�teci or. the sitF sc> '�'�a!: rera i , �ctiv� tia.�. ir.terface wit !; commerciai usF• t� th�_ �out!, o�:ci � !�iiU.^. � T'lcii ll��l. tG L}"lE' Wt�`'.1 . . . � _`4a Qu,,F:c3L1C�n i� neg�1C�1�'��t �2C'3:J.gE �'.UC}: CFY�tE,7� I � - y� �.:,:�cn neigl;bc�rhood utili2ation and capture of existing tr.a�.f�c oi; Dulut'r, Str�?t and Pouglas Drive . LEGAL DESCRIPTION Part of Lot 12, YARNALL'S GOLDEN VALLEY OUTLOTS, Hennepin County, consisting of Parcels 41 , 42 , 45 and 46 . Tracts contain ? . lE: acre�� , m�re or less . � ' 9. GENERAL AREA MAP: Attach an accurate, dimensioned, general area map of the area to be rezoned showing , the location of the property in respect to existing streets, railroads, drainage � ways, public utility easements, buildings and nearby properties which might be affected by the granting of this petition. Show names and mailing addresses of property owners within 500 feet of the perimeter of ':he proposed change. Show in a distinct manner, the location of the proposed buildings and all proposed streets, driveways, and railroad spurs which would be required. The scale of the general area map should be 1" = 200' or larger. Up to date half-sections of approximately this scale are suitable for this purpose. 10. DETAILED PLOT PLAN: � Attach a detailed plot plan (15 copies) of the property, drawn to a scale of l" = 50' or larger, showing boundary dimensions, exact location and size of proposed structures, setbacks, parking areas, driveways, streets, railroad spurs, drainage ways, buffer zones and any other pertinent items. Indicate type or types of exterior wall construc- tion on each building (i.e. , warehouse, office, showroom, etc. ). Show area of each building in square feet an d the percentage of total land area covered by the buildings. 11. The undersigned below own the property which is to be rezoned and have been Tully appraised and acquainted with the uses to which the area to be rezoned may be put if the rezoning takes place: SIGNED ADDRESS PHONE /- � �s 3i�� Gcx-+�&� V A`�� Go�G o� � J ✓a, � �;�vessF z t� (qs Q��au. Sq3 -c�8�?-7 Q , -s4l� (c�c� j a- 9�f S" :�-+�-�—t✓ • .2 0�o o�..�.1 .�.- �CQ� � ��-f-�f - l 4 0 � 12. 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'�' �_��a�e�r��,�n�--�:� � � � � �_ . . .� � . . _oo.. °°"-�'rwii�ri�--in� i� �en��h—"'t�''�w�--z'�i{,�.t1 J t�S.-�� i i i i � i � � � � � I t � i � i i i 9"!i�l i I � i 1 I I I I 1 I I I I I � � � f ! f f � � f � ! � h � s � s s e a ; � 4 a � i g e.��$g��a s ■uws�v �o uq p CQMPREHENSIVE LAND USE PLAN PUBLiC 8 SEM1-PU6LIC RESIDENTIAL � !NlNICIPAI - ►ARKS, MATURAL AREAS � SINGLE FAMILY (LOW DENSITY) � SEMI-►UBIit FACIL111ES � MEOIUM DENSITY � SCMOOLS, MIGINAY DEiT. M�GX DENSITY � 100 FT (AP►ROx) GREENlELT N. Oi INDUSTialAL � �AUqEL, E. OF PENNSYLVANIA [ M. � �NDUSTRUL, TEIlMINAL OF TURNERS CROSSROAD VAREMOUSE AND RAD10 � MATURAL A1lEA5 � ��HT INDUSTRIAL COMMERCIAL eUSINESS AND � PFiOFE5510NAL OFFtCES �� l-3 ♦ � Apri1 20, 1989 T0: Golden Valley Planning Commission FROM: Planning Staff SUBJECT: Join� Me�ti�g of Planning Commission and City Council The City Council has requested a meeting with the Planning Commission to discuss a variety of planning and development issues that have come up in recent months. Topics such as housing and lot splits will be on the agenda, and probably something about the City's changing land use areas. This will be a dinner session, with food brought into Brookview Community Center. The meeting is tentatively set for 6 P.M. Tuesday, May 9. Please check your schedules and see if you can manage to attend. If a majority of the Planning Commissioners cannot make it at that time, the meeting will be rescheduled. � �