05-08-89 PC Agenda _ '
' GOLDEN VALLEY PLANNING COMMISSION
Golden Valley Fire Station No. 3
� 3700 Golden Valley Road
° Monday, May 8, 1989
7:00 P.M.
AGENDA
I. APPROVAL OF MINUTES - APRIL 24, 1989
II. INFORMAL PUBLIC HEARING - MINOR SUBDIVISION
APPLICANT: Roger Ulstad
LOCATION: 309 Meander Road
REQUEST: Approval of a Minor Subdivision to Divide the Lot at 309
Meander Road Into Two Residential Single-Family Lots
III. CONTINUED 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 MAY 2, 1989 CITY COUNCIL MEETING
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MI NUTES OF 'IHE Ci�LDEN VALLEY
PLANN I NG a1ViVII SS I ON
� Apri1 24, 1989
A regular meeting of the Planning Co�miission was held in the meeting room of
Golden Va11ey Fire Station #3, 3700 Golden Valley Road, Golden Valley,
Minnesota. 'Ifie meeting was called to order by Chair Prazak at 7:05 P.m.
Those present were (',onmissioners 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 - APRIL 10, 1989
Corm�issioner Lewis wanted the minutes amended to read that she thought that the
one stop shap was a great idea.
Carmissioner Leppik thought the paragraph regarding how many eustomers the
SuperAmeriea station could handle in a day was confusing. 'Il�ere should be a
better distinetion between the maximi:pn capacity of 700 customers a day and the
expected use level of 450-500 customers a day. Also, Carmissioner Leppik stated
that she had not made the statement regarding the effect that the Supe�America
station would have on traffic �t the intersection. The statement was made by
Carmissioner MeCracken-Hunt .
� It was moved by C',orm�issioner McAleese, seeonded by Cornnissioner MeCracken-Hunt
and carried unanimously to approve the minutes of the regular April 10, 1989 ,
Planning Corm�ission meeting as corrected.
II . INFORIVIAL PUBLIC HEARING - OONDITIONAL USE PER'VlIT
APPLICANT: Valvoline/Instant Oil Change
IfX'�ATION: 8950 O1son Memorial Highway
REQUEST; Approval of a Conditional Use Permit to Allow for
Reconstruction of the Strueture for Oi1 Changing Business
Chair Prazak introduced this item and asked City Planner Knoblaueh for a brief
sur�mary. City Planner Knoblauch went over her report . She stated that this pro-
perty has been an oil changing facility for several years and has an existing
Conditional Use Permit. The property has recently been bought by Valvoline.
They want to tear down the old building and rebuild based on new oil changing
technology.
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Minutes of the Golden Valley Planning Carrnission
Apr i 1 24, 1989
� Page 2
In order to redesign the site, they need new approval . It is a difficult site
to make workable within the city's zoning restraints. The owners will go before
the Board of Zoning Appeals to get landscape setbaek waivers; the new building
will meet setback requirements. The new structure would have a drive-through
arrangement like a car wash where they came in one end and go out the other end.
It would acconmodate a maximten of four cars instead of the three they now have.
They want to decrease their parking spaces from 13 to 12. Five of the new spa-
ces would be "stacking" spaces rather than actual parking stalls . The Planning
Carrnission, in 1986, agreed that an oil changing business needs less long term
parking spaees because they are a short term facility.
City Planner Knoblauch went over the ten findings.
1 . Demonstrated need for proposed use.
Need was established in 1986, and cannot have ehanged much since then;
use the market as a indicator .
2. Consistency with Comprehensive Plan
It is consistent .
3. Effect on neighboring property values
� No adverse affect .
4. Effeet of traffie generation
More traffic - but Golden Valley Road can absorb. Adequacy of stacking
spaces might be of some concern, but only because facility type is
unfamiliar in Golden Valley .
5. Effect of increases in population and density
No impact .
6. Increase in noise levels
No Impact.
7 . Odors , dust , smoke, gas or vibration
No change.
8. Flies, rats, vermin
No problem.
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Minutes of the Golden Valley Planning Cormiission
Apri1 24, 1989
Page 3
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Ten Findings - Continued
9 , Visual appearance
Improvement .
10. Other effects on public health, safety, end welf�re
None.
City Planner Knoblauch reco►m�ended approval of the Conditional Use Permit to
allow reconstruction of the site with five conditions:
1 . Site layout shall be as indicated on the site plan dated April 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 for
some reason need to leave their cars rather than waiting in the stacking
area,
4. The business shall conform to all other City and State requirements.
5. Failure to c�nply with any of the terms of this permit shall be grounds
for its revocation.
Chair Prazak asked what happens now?
City Pianner Knoblauch stated that they go before the Board of Zoning Appeals
before they go on to the City Council . 'Il�ey will then go to the Building Board
of Review for landscaping.
Corm�issioner Lewis wanted to know if there was any way the building could be
placed on the site so as to meet both the setback requirements and the
landscaping requirements.
City Planner Knoblauch stated that it was almost impossibTe to meet the
landscaping requirements.
Carmissioner MeCracken-Hunt wanted to know if there was parking on Golden Valley
Rd. and whether or not there were "No Parking" signs posted.
� Director Grimes stated that they do not anticipate a problem with parking.
Minutes of the Golden Va11ey Planning (`,omnission
Apri1 24, 1989
Page 4
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Carmissioner Lewis asked how three employees could handle four cars at a time.
City Planner Knoblauch stated that there were 2 parallel pits, each of which can
take two cars . 'It�e employees could go back and forth between cars
Comnissioner Kapsner stated he has used the facility and has never seen a
parking problem.
Chair Prazak asked if it was clear that the employees should park on the east
side of the parking lot .
City Planner Knoblauch stated that she had originally insisted on it but changed
the wording to encourage it . This would accorm�odate for overlap between
shifts.
Comnissioner Lewis asked how the old building would be removed. Will it be
unsightly?
City Planner Knoblauch stated that it was the intent to move as quickly as
possible, but to keep business open throughout the reconstruetion process .
Mr . Kosmas , from K.K. Design, gave a brief recap. He stated that the building
would be removed in stages . 'IY�e construction should take 60-?5 days . Regarding
� the adequacy of the stacking spaces , he felt there would only be a 20 minute
wait cycle - this is about all people are willing to wait . He was agreeable
regarding the employees parking at the east end. They now service about 60 cars
a day. The new facility will service about 70-75 esrs a day.
Carmissioner Russell wanted to know what was done with the used oil .
Mr. Mikulak, Rapid Oil , stated that it is contained in a 1,000 gallon drum and
trucks remove it .
Cor�missioner Russell also wanted to know if they would accept used oil from the
public.
Mr. Mikulak stated sane of the stations do accept used oil , but would have to
check to see whether or not this one would.
Comnissioner Lewis wanted to know the hours of operation.
Mr. Mikulak stated hours will probably be 8:00 a.m. to 8:00 p.m. Friday and
Saturday are usually the busiest.
Chair Prazak`wanted to know if there would be any variations from the archi-
tectural pietures shown.
Mr. Mikulak stated only the landscaping will be different, Will adapt to the
� si te.
Minutes of the Golden Valley Planning C�m�ission
Apri1 24, 1989
� Page 5
Chair Prazak opened the informal public hearing.
John Williams , 1910 Adair Avenue North, asked if there would be any seepage to
the water table in Golden Valley.
Mr . Mikulak stated the building is designed to contain the oil . It was felt
that the EPA and the Fire Department do a good job of monitoring.
Carmissioner Leppik asked if the tank was above ground.
Mr. Mikulak stated it is an above ground tank. 'Ihe old underground tank will
removed.
John Williams , 1910 Adair Avenue North, wanted the City Council to reearmend
putting in a holding tank so that there are no problems in the future.
Cliff Roark , 6025 Wolfberry Lane, asked if this facility would do radiator
flushes. He was concerned with how the fluid was disposed of.
Comnissioner Leppik asked how the non-oil materials were disposed of.
Steve Johnson, 8951 Olson Highway, asked how the facility was lighted; 'he has
� had many problems with lighting at nearby Avis .
Arlen Turnquist , 433 Ensign Avenue, also voiced concerns about the lighting.
Mr . Mikulak stated that the signage would only be on during business hours .
Security lighting would be on around the building, but would not distract
neighbors.
Informal public hearing was closed.
Carrmissioner Russell was concerned that Avis is causing a lighting problem for
the neighbors. Should we place restrictions now so there will b no questions
later.
Chair Prazak stated that the Building Department usually checks on this.
Carmissioner Russell felt we should make restrictions for all lighting in resi-
dental neighborhoods.
It was felt that a condition should be placed that the lighting on the property
shall be hooded so as to prevent spillage over to adjacent lots .
Further discussion was held on the lighting.
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Minutes of the Golden Valley Planning Cormiission
Apri1 24, 1989
Page 6
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CoRmissioner MeCracken-Hunt moved for approval of the Conditional Use Permit .
subject to six conditions . 'Ilae sixth being that the lighting shall be hooded so as
to prevent spillage over to adjacent lots , and shall be limited to security
levels when the business is closed for the night .
Corm�issioner Leppik seconded. The motion was carried unanimously.
Discussion was held on the Avis lighting problem. Director Grimes will speak
with Mr. Becker of the Inspection Department and try to talk to Avis again to
see what can be done.
I I I . I NFORMAI, PUBL IC I-IEAR I NG - RF�NS I DERAT I ON OF AMENDMENT 'Il� CJC�VIPREHENS I VE
LAND USE PLAN MAP
APPLICAN'T: Parker bc Associates
LOCATION: 1950 , 2000, 2010 and 2020 Douglas Drive
RF�QUEST: Amendment of the Comprehensive Land Use Plan Map to
Change the Land Use Designation From Medium Density
Residential and Semi-Public to Corm�ercial
� Chair Prazak intr du d
o ce tt�is agenda item and asked Director Grimes for a review.
Director Grimes stated that this same issue was before the Planning C,am�ission
in November of 1988, at which time the Planriing C',onmission gave it a positive
recorm�endation. It went to the City Council in January, at which time they
voted not to change the Canprehensive Plan. Also, at the November meeting tfi e
the Planning C',orrmission recorm�ended that a Conditional Use Permit for a Con�en-
ience Shopping Center be approved but not for gas pumps . These issues also went
to the City Council at their January meeting. The Council recaimended tabling
these issues until the Comprehensive Plan Amendment was re-evaluated.
The Council asked the Planning Cor�mission to take a look at the Comprehensive
Plan regaxding the spillover effect of that proposed ehange. In other words , how
would changing the Comprehensive Plan for that sma11 , 3.l acre area, affect the
adjoining properties in terms of pollution, noise, and traffic. Would there be
a higher likelihood of other properties north on Douglas Drive to be rezoned for
comnercial development . It was also requested that we do extensive notifica-
tion. Normally we do properties within 500 feet but this time we notified
properties from Medicine Lake Rd on the North, Douglas Drive on the West and
Bassett Creek on the East.
The intent of the Comprehensive Plan in this area is to maintain low density
residential uses along Brunswick Avenue. The zaning map is different than our
Comprehensive Plan N1ap. Before we can change the zoning, we have to change the
Comprehensive P1an.
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Minutes of the Golden Valley Planning Carmission
Apri1 24, 1989
Page 7
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Traffic is an issue in the area especially with SuperAmerica across the street .
The traffic issue is now being studied by a consultant . 'It�ey will address the
traffic both at the SuperAmerica and at the convenience center across the
street . We will have the report before our next Planning Carrmission meeting
on May 8 th.
Carmissioner Leppik felt that the City Council wanted us to look at land use
and felt that it would be a good idea to consider just the land use for that
property and address this plan later .
Crnmissioner Lewis also felt that we should consider the land use only rather
than a specific proposal .
It was felt that the attention should be focused on the Canprehensive Plan and
not on this particular issue.
�hair Prazak stated that we would not discuss this particular proposal at this
meeting.
Ccmmissioner Leppik felt we should direct our �ttention first to the
Canprehensive_ Plan and see how far we get and make some conclusions .
iCorm�issioner McCracken-Hunt felt that the people in the audience were interested
in this proposal .
Cam�issioner Lewis asked if the proponent had agreed to delay his request until
the decision has been made on the Comprehensive Plan.
Director Grimes stated that it was tabled.
Cam�issioner Kapsner stated that he agreed with Carmissioner Leppik that the
Council wanted us to look at the Comprehensive Plan.
Corm�issioner McAleese stated that the Council could choose to act with no advice
from the Planning Cormiission, We need at least a brief overview of the
proposal .
The CoRmission discussed the church property at great length.
Carm�issioner Leppik asked that the Cotm�ission go through the different zoning
possibilities and decide which ones might be considered feasible and which ones
are not .
Carmissioner Kapsner felt three or four should be selected and then focus on
them.
A member of the audienee asked that the informal public hearing be opened.
� Chair Prazak stated the purpose of going through the various zonings was to eli-
minate some and, therefore, save discussion on them during the informal public
hearing.
Minutes of the Golden Valley Planning Camnission
Apri1 10, 1989
Page 8
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A member of the audience asked if the Carmission was stalling.
Cam�issioner Leppik told the audience it was a sincere attgnpt on the their part
to look at the situation. The Council asked them to look at the Comprehensive
Plan and make a recorm�endation.
Director Grimes stated the informal public hearing was ealled to look at
changing the Camprehensive Plan to eorm�ercial designation. It was felt that the
Catmission should address what was on the agenda.
Corrmissioner Leppik assured the audienee they would not make any decision
without the people's input .
Carm►issioner Russell stated that she agreed with Director Grimes that the Public
Hearing was ealled and that was why the people were here.
Chair Prazak opened the Informal Public Hearing.
Gary Gandrud, Faegre bc Benson Law Firm, represents Welsh Canpanies dc Parker &
Assoc. , the applicants. Mr . Gandrud stated that they started talking to the
City of Golden Valley about a year ago about this project . Ttiey didn' t want to
ask for a Comprehensive Plan Use Amendment without showing what they infended to
do vri th the land.
� They attempted to go door-to-door to all residents to see how they felt about
this application. They also talked to the neighborhood at a City Hall meeting.
They feel it is the best use of this land.
Mr. Gandrud introdueed a professional planner, Tom Loueks . Mr . Loueks stated
that we should only be dealing with the best use of the land. This property
is not a good residential piece because it is a small parcel . There are 30,000
ears a day that go by that intersection. No families will want to live there.
Jay Johnson, real estate broker for the church property, stated that they have
been trying to sell this property for five years. It is diffieult to add to the
existing building. In five years , he has had 150 people interested in that pro-
perty and none of them felt it was priced to high.
John Williams, 1910 Adair Avenue North, is afraid of the traffic on Duluth and
Adair . Feels property values will go down.
Carmissioner Leppik asked Mr. Williams what he would like to see it zoned.
John Williams, 1910 Adair Avenue North, asked what was wrong with a chureh, it
has been a church before. Nleybe single family homes. He stated they would
boycott any corm�ericiel establishments that go in there.
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Minutes of the Golden Valley Planning Comnission
ApriT 24, 1989
� Page 9
Cannissioner McAleese asked is their children were going to Sandburg Middle
School from this area.
It was stated that the children do go to Sandburg, but the p�rents will not let
the children walk to school because they fear them crossing this intersection.
Lee Weber , 2430 Brunswick, stated he would like the traffic study to include
Brunswiek and all other parallel streets. People will use Brunswick as an
alternative. The shopping center will increase traffic on Brunswick. He
questioned the economic feasibility of the shopping center .
Bob Schultz, 1520 Constanee Drive, said the area between Byerly's and the
proposed shopping center will eventually become a new shopping strip.
Bill Clifford, 6020 Wolfberry Lane, said children cannot cross safely , traffic
is always in three lanes . '[�e traffic study will show only the number of ears ,
not the fact that you cannot cross safely. He stated that he was against the
change. Years ago, Golden Valley decided not to strip zone. If the ehurch
needs to expand, maybe they should buy the surrounding single femily homes .
He stated that he does not believe that apartment dwellers create more traffic
than three gas stations . Perhaps the Conmission should look at what the com-
munity wants.
� Joe Larson, 6121 St . Croix, said that he rides a motorcyele to and frorn work .
With ali the distractions in this area, ears don' t pay attention to anyone on a
motorcycle. We don' t need any more distractions .
Kathy Roark , 6025 Woifberry Lane, said it is congested. Why should the home
owners always be the ones to suffer. Feels real estate values wi11 go down,
Cliff Roark , 6025 Wolfberry Lane, stated that the developers should go somewhere
else.
George Dunean, 1920 Brunswick, said it is an attraetive parcel of land because
of the traffic flow. He felt the carmercial entities were holding the residen-
tial areas hostage.
Pat Hildebrand, 2041 Brunswick, said the opinion he gets is that the zoning is
going to change. He felt we should clean up the area.
Yetta Cram, 1580 Adair Avenue North, questioned why we need another service
station.
Elinor Snodgrass , 1945 Brunswick, stated she is not interested in looking at a
boarded up building. She would much rather have an office building. She would
prefer to ga to the proposed shopping center rather than to Byerly's.
Dorothy Prest , 6000 Duluth Lane, stated she would prefer a mortuary - less
� traffic.
Minutes of the Golden ValYey Planning Co�mission
Apri1 24, 1989
Page 10
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Nancy NevHi�an, 2301 Brunswick, stated that the area does not need any more
stores . She feels it may go down hill .
John Williams , 1910 Adair Avenue North, stated that he feels the Byerly's strip
is not very suecessful . The area does not need any more shopping centers .
Gary Gandrud stated this project will not be a traffic generator , the shopping
center will only be 21 ,000 sq, ft . A large part of the center will be a day-
care facility.
Jerry Unger, 5945 Westmore Way , stated that he moved into this area because it
was a good area. He is afraid that this will spread like a cancer and through
Golden Valley. He works at Honeywell and fights the traffic everyday. He
feels we don' t need anything else to draw more traffic.
Randy Warren, 5920 Wolfberry Lane, asked if the City stands to gain financially
with such an entity going in.
Pat Hildebrand, 2041 Brunswiek, stated that he was never contacted regarding the
project . He lives within 500 ft , of the proposed project . He feels the City
should clean up the area.
� Joe Prest , 6000 Duluth Lane, stated he does not understand why we need another
gas station or convenience store. He feels the property values will fa11 .
Randy Morgan, 5921 Wolfberry Lane, wanted to know what gain Golden Valley would
have in comparison to the loss the residents wi11 suffer with this project .
Director Grimes stated that because of the impact of the Fiscal Disparities Act,
there will be no tax gain out of this project.
Randy Morgan, 5921 Wolfberry Lane, asked if the C� ty will not have any gain from
this project , what is the positive side to this project .
City Planner Knoblauch stated that it was a way to elean up the area. It was
looked at as a benefit.
Chair Prazak closed the informal public hearing. It will be open for discussion
again on May 8th.
Carmissioner McCracken-Hunt stated that it is possible to do something aesthet-
ically pleasing to the church property without tearing it down for redevelop-
ment. It might be diffieult , but felt is was possible.
Jay Johnson, realtor , stated that it is not feasible to add to this building.
Ca►missioner MeCracken-Hunt stated she did not feel it was impossible.
� The C,onmission continued discussion as to whether or not it was feasible to use
the property for other uses .
This issue will be discussed further at the May 8th meeting.
The meeting was adjourned at 10:25 P.M.
May 1, 1989
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T0: Golden Valley Planning Commission
FROM: Beth Knoblauch, City Planner
SUBJECT: Application for Minor Subdivision of Residential Property at
' 309 Meander Road - Roger Ulstad, Applicant
This lot is approximately two-thirds of an acre in size, with more than 200
feet of frontage on Meander Road. The existing house sits well over to one
side of the lot. Based on the submitted site sketch, both resulting lots will
exceed minimum full frontage requirements and minimum lot area requirements,
and the original lot remnant will meet all setback requirements for the house
that sits on it.
According to City ordinance, the Planning Commission is to consider minor
subdivision applications in light of "public input, adjacent land use, traffic
patterns, zoning regulations, future development, and other pertinent criteria".
The public input will come during the informal public hearing. Adjacent land
use is uniformly large lot residential , except for some vacant land that is
part of the Golden Valley Lutheran College P.U.D. ; because of the large lot
character of development, this lot split seems somewhat out of place, but staff
has already received another preliminary inquiry about subdividing a neighboring
lot, so other requests might be forthcoming.
� Traffic patterns are typical of those in residential areas, and the addition of
another home on Meander Road is not expected to cause a major impact. As already
indicated, both resulting lots will meet all zoning requirements. Future
development of the subdivided lot will be limited to a single family detached
home, which is not expected to have a significant impact; however, the entire
area could be impacted by the ultimate disposition of the Lutheran College
property, and concerns about what type of development might take place there
could prompt other lot split applications if property owners fear a decline in
value. Regarding "other pertinent criteria" , the $450 park dedication fee for
minor subdivisions should defray any impact on the City's park system; utilities
are present in the street, though the property owner would be assessed for any
connections; and the soils appear to be safely buildable, though there is a low
spot at the front center of the lot where the City maintains a catch basin.
Based on my examination of the above facts, my staff recommendation is to
approve the appiication for minor subdivision of the property at 309 Meander
Road. It is a shame that the resulting lots will be so noticeably smaller than
the other lots that define the character of this low-density neighborhood, but
as the City's ordinance is currently written, I don't believe that this singTe
factor provides a sound enough basis for denying the application. Except for
this faetor, the application rates very favorably as a candidate for approval .
� Attachments:
1. Site Location Map
2. Lot Split Map
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I her�by cert�fy that this is � tru� and c�rrect representation of a surv�y of the
boundaries of:
Lot 2, exc2�t that part vr por�ion tt�ereof lying and being ;�orthw�sterly of`a line
extendirg from the Southwes�erly corner of said lot to a point in the t�;artherly lin�
of saic lot, 202 feet fi�lvrthw��terly of tt� Mortheast corner af said lot, Block 4,
Tralee, 3ccording to the plat ttt�r.eof on file and of r2cord in the office of the
Registrar of Titles of Hennepin County.
Ard of th� 7ocztion of a11 buildir�s, if any, t�-:�reon, and all visible encroac�:rrents, if
ny from cr on said land. As s�rv?yed by r2, or under r�y direct superv�si�n, this 13t� �},�
r F��ruary, l�ol . Revi s�d thi s y�h day or September, 1974, to show exce��io� an tl�e �ti�s�
s;ce.
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Gelcer. Vallet,. ;;*d �5�+27
R�: SUBDIVISIOi� GF FnOPERm�' AT 309 ,�:�Al'D�� RO:AD
�ince I will be out of toi�n or. ��:onday, i:��T �, 198y .
I will not be able to atter.d the ir.forr;,al public
hearir.�; re�-arcir.� subdivi�ir.� lot 309 on ::eander Road.
�here`'ore, I �tish to voice �-:y obi ection to this Fret csal
via this letter.
;�:hen I purcr.asen a lot ar.d built our hor.�e or. T:eanaer
Road, I v�as tolc: I neeu 1C0 ' cf fror,ta`.e, rlus tY.e
house rad tc be set bac�� 15' back fro:,� each sic�e of
� the lot lines. I follov:ed triose ir.structions to ii:aintair.
the inte�-rity of the nei�horhaod.
It �s �:,�� ogir.ior the value of the rei`t.orr.ao� ti•�oula
be reduced if another resident was built on 1ot 309
,�ieander Rozd.
O��os�d resi�er. .
v� �
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• ald L. Thr211
116 T�:ear.der Rosd
Golden �'a2ley, :��: 55422
P.S. This subaivision v:ould cre�te the sr,allest
lot in the inALEE area.
�
May 5, 1989
�
T0: Golden Valley Planning Commission
FROM: Mark W. Grimes, Director of Planning and Development
SUBJECT: Traffic Studies for Proposed Parker Shopping Center and SuperAmerica
at Duluth and Douglas
As I indicated at the last meeting, the staff has asked SEH Engineers to pre-
pare a traffic study that would indicate the impact of a convenience shopping
center at the northeast corner of Duluth and Douglas Drive. This letter report
has been prepared and is attached for your review. I am also attaching a copy
of the traffic impact report done for the proposed SuperAmerica station at the
southeast corner of Duluth and Douglas Drive. This report consists of two
letters, one dated April 20, 1989 and one dated May 3, 1989. (The May 3 letter
corrects the April 20 letter. The April 20 letter assumed a larger station
than would be built at the Mobil site. )
The two reports do indicate that traffic will increase at the intersection as a
result of construction. However, both studies indicate that the trips created
by the two proposed uses will only minimally effect the intersection during the
� AM and PM peak hours. In addition, the effect on local area streets during the
peak hour would also be minimal .
I have spoken to the traffic engineer regarding the effect of both uses at the
intersection. Even taken together, his estimate is that the effect on the
intersection and local streets will be minimal .
The traffic studies do indicate that the traffic from these uses are greater
than those estimated by the developers. Both developers estimated that the
great majority of traffic that would patronize their uses would be traffic that
is already on the road (pass-by) . The traffic study indicates that less than
50°ro of the traffic is pass-by trips in both cases.
The traffic report on the convenience shopping center does make several comments
regarding the design of the center. These concerns should be addressed by the
developer before review by tfie Planning Commission or City Council .
� Attachments: Traffic Reports
��
����
� ����
EIVGtNEER5IARCNRER5IPLANNERS <iz �== . -c -" '--" . - - - __ . . .-=_ '__ '- �•. '_ ��-�
April 26, 1989 RE: GOLDEN VALLEY, MINNESOTA
PROPOSED GOLDEN VALLEY
CENTER DEVELOPMENT
DOUGLAS DRIVE AT DULUTH
STREET (CSAH 66 )
SEH FILE NO. 88088
Mr. Mark Grimes
Director of Planning & Development
City of Golden Valley
7800 Golden Valley Road
Golden Valley, MN 55427
Dear Mark•
We have reviewed the site plan for the proposed Golden Valley
� Center, to be located on the northeast corner of the intersection
of Douglas Drive and Duluth Street (CSAH 66 ) . We estimated
traffic impacts on area roadways and reviewed on-site circulation
of vehicles and pedestrians.
The site is expected to consist of a 2, 750 square foot
convenience store with 5 gas pumps, a 6, 750 square foot day care
center (not including the outdoor "tot-lot" play area ) , and
11, 735 square feet of retail space. Two accesses to the site,
one approximately 190 feet north of the intersection of Douglas
Drive and Duluth Street and a second approximate�y 250 feet east
of the intersection have been proposed. Parking for up to 120
vehicles, including 6 handicapped parking spaces, have been
provided on-site. A single gas-pump island, containing the five
two-sided gas-pumps, is located near the second access to the
site on the southeast portion of the site. The children's
outdoor play area portion of the daycare center is located in the
northeast corner of the site.
The proposed Golden Valley Center is estimated to generate
approximately 4, 600 total trips on en average weekday (2300 in
and 2300 out) . Approximately 280 of these trips are expected to
occur during the a.m, peak hour of traffic ( 153 in and 127 out) ,
while approximately 460 trips are expected to occur during the
p.m. peak hour (229 in and 231 out) .
�
s_-- --- �- - -
� : •. . _ . . i�� ♦ ._.' " . .Yi,..�. .� ���.
� Mr. Mark Grimes
April 26, 1989
Page #2
Although all of these trips will have an impact on either Duluth
Street or pouglas Drive in terms of creating turning movements at
the two proposed accesses, a portion of the traffic generated by
the center, estimated to be approximately 40$, is expected to
come from traffic already on area roadways which pass the site.
These trips, referred to as pass-by trips, will not create
additional traffYc on area roadways and intersections, but will
impact traffic near the site accesses.
The percentage of pass-by traffic varies depending on the
different types of land uses on the site. Thus, approximately
2, 760 new trips are expected to be added to area roadways due
directly to the proposed center ( 1380 in and 1380 out ) .
Approximately 140 "new" trips will occur in the a.m. peak hour
( 77 in and 63 out ) and 280 "new" trips will occur in the p.m.
peak hour ( 138 in and 142 out ) .
Based on directional traffic volume flow along the streets
adjacer�t to the site, new traffic generated by the center is
estimated to be distributed approximately 36$ to and from the
� north on Douglas Drive, approximately 28$ to and from the south
on Douglas Drive, approximately 32$ to and from the east on
Duluth Street and approximately 4$ to and from the Honeywell site
west of the proposed center. Traffic distributions for pass-by
traffic is expected to be similar in percentages. Directional
traffic flow were obtained from a recent traffic count done by
the Hennepin County Department of Transportation.
From these directional distributions and from the location of
each type of business in the proposed center, it is estimated
that each access will be used approximately equally. Main
impacting movements to through traffic on ad,jacent roadways will
include left turns into the center from the north (estimated to
be approximately 800 per day - including pass-by traffic ) on
Douglas Drive and left turns out of the site (estimated to
approximately 750 total per day) onto Duluth Street.
Although the intersection of Duluth Street and Douglas Drive is
currently operating near capacity during it's peak hour, the
addition of the shopping center traffic should impact the
intersection minimally. The shopping center is estimated to add
only about 3$ more traffic to the intersection during the peak
hour.
�
� Mr. Mark Grimes
April 26, 1989
Page #3
Zt is anticipated that some of the trips to and from the site
wili come from the local area and will add traffic to some
neighboring streets. Brunswick Avenue to the north may see an
increase of between 20 and 30 cars per day, consisting primarily
of traffic from the ad�acent neighborhood. 8runswick Avenue and
St. Croix Avenue to the south may see a total volume increase of
between 30 and 50 vehicles per day. Similarly, streets to the
west such as Olympia Street and Winsdale Street may see increases
Qf 10 to 20 vehicles per day.
Traffic from the ad�ecent etreets currently has some delay in
getting access to either CSAH 66 or pouglas Drive in the rush
hour periods. This development will add some additional traffic
in the rush hour. Traffic will be distributed in four directions
which will somewhat decrease the specific impact. As an example,
of the 142 new outbound trips in the p.m. peak hour,
approximately 51 will be traveling northbound on Douglas Drive.
Access to the site is difficult with the driveway widths and the
median islands as shown. Delivery and gas tanker trucks
� requiring access to and from the center will require a much wider
driveway. On-site circulation will also be difficult because of
the several medians. Placement of the storage tanks for the gas
pumps should be studied and laid out carefully so that the
delivery trucks are able to access them without problems. It
appears that delivery must be limited to the early morning or
late evening hours to allow delivery vehicles to drive through
the site without having to maneuver around parked vehicles or
obstructing the gas pumps. Given the current design, it will be
very difficult for a tanker truck to gain access to the area
adjacent to the gas pumps.
Service vehicles and delivery vehicles utilizing the back of the
building will face a difficult maneuver to exit the building
area. Vehicles must either turn around using the easterly
parking lot or back out from the service area into the gas pump
area. Trash hauling vehicles will have to use a roll out type
dumpster sinee access to the trash containers using a front or
rear loading -lift is not possible.
Passenger vehicle access throughout the site may also be somewhat
difficult. There are very small turning radii provided between
the main aisles and the parking aisles. The areas ad�acent to
the gasoline pump are not wide enough to permit a vehicle to pass
another vehicle at the pump. This couid result in a significant
amount of congestion caused by motorists who leave their vehicle
� at the gas island while they shop for other goods within tfie
convenience store.
� Mr. Mark Grimes '
April 26, 1989
Page #4
The number of parking spaces provided exceeds that required.
However, much of the parking is somewhat remote from prime
parking demands areas. Parking for the daycare center will be in
direct competition with parking for the two separate retail
sites. This may result in a significant number of parents with
small children walking through the parking lot to a remote
parking spot. The alternate is for the daycare parking to be in
the easterly parking lot which in turn mixes the daycare parking
with the delivery vehicles at the back of the store and the gas
pump vehicies on the south side of the building.
We have not attempted to provide any drawings or concepts showing
changes to improve some of the circulation and parking concerns
we expressed. We can do so if you feel it would be beneficial .
If you have any questions or need more detailed information,
please call our office.
Sincerely,
`!jt.(1' � -:�'. - �['�,;�/.Cv
� Glen Van Wormer, Manager
Transportation Engineering
Department
GVW/wrc
�
��
� ��
�"
EAIGINEERSIARCMiTfCT51PLANNERS <<- =�= - -_ -- • --_ -- : _- . .c_-- __ "' - = c_ -_-_
April 20, 1989 RE: PROPOSED SUPERAMERICA
STATION
DOUGLAS DRIVE AT CSAH 66
GOLDEN VALLEY, MINNESOTA
SEH FILE N0. 88088
Mr. Mark Grimes
Director of Planning and Development
City of Golden Valley
7800 Golden Valley Road
Golden Valley, MN 55427
iDear Mark:
We have reviewed the preliminary layout of the proposed
Superamerica service station/convenience store, located on the
southeast corner of the intersection of County Road 102 (Douglas
Drive ) and CSAH 66 (Duluth Street ) . We estimated traffic impacts
on area roadways, compared estimated traffic generated by this
development to that from the inp2ace Mobil service station, and
studied possible internal circulation problems.
The Superamerica development is expected to consist of a 2400
square foot convenience store and 2 gas pump islands (containing
an estimated 3 pumps each) under a 2, 244 square foot canopy. Two
accesses to the site, one approximately 200 feet south of the
intersection of Douglas Drive and CSAH 66 and � second
approximately 150' east of the intersection, have been proposed.
Parking for up to 12 vehicles has been provided on the east side
of the site.
The proposed Superamerica is estimated to generate approximately
2,000 total trips on an average weekday. Of this total,
approximately 50� are anticipated to already be on area roadways
{passer-by traffic) . Thus, approximately 1,020 new trips are
estimated to be generated on area roadways.
�
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� Mr. Mark Grimes
Page #2
April 20, 1989
Based on recent traffic counts done by the Hennepin County
Department of Transportation, traffic is estimated to be `
distributed as follows: approximately 35$ north on Douglas Drive,
25$ south on Douglas Drive, 30� east on CSAH 66, and 10$ west
from Honeywell.
Approximately l00 total trips are estimated to occur in the a.m.
peak hour and 120 in the p.m. peak hour. Total trips in each
peak hour are expected to distribute approximately 50-50 into and
out of the site.
A significant number of trips (new and pass-by) to and from the
site on area roadways would already exist because of the
existence of the Mobil Service Station currently on the site.
The estimated 800 total trips being generated by the Mobil
Station each day are included in the total number of trips
generated by the Superamerica. Thus, approximately 1 , 200 more
trips would be generated by the change from the Mobil to the
Superamerica development. Of this total, approximately 630 of
� these trips would be new to area roadways, with the rest being
pass-by traffic. Approximately 75 (total ) new trips would occur
in the a.m. peak hour, while approximately 80 (total ) new trips
would occur in the p.m. peak hour.
Since Douglas Drive and CSAH 66 are currently carrying greater
than 14, 000 vehicles per day each, the addition of 630 new trips
to area roadways can be handled by the existing roadway system.
Peak hour effects to area roadways are expected to be somewhat
minimal. The critical movements are left turns at the
intersection of Douglas Drive and CSAH 66 and left turns into and
out of the site. These will be increased by approximately l5 to
20 vehicles per peak hour.
It is anticipated that nearly all of the trips to and from the
site will come from the local area, both residential and
businesses. Some edditional traffic would be added to the
neighbozing streets, hut this would be limited to traffic
generated in the immediate neighborhood. The approximately 630
new trips edded to the erea wili come primarily from Honeywell,
Mn/DOT or other businesses and utilize either pouglas Drive or
CSAH 66.
Vehicles desiring access to Douglas Drive or CSAH 66 from local
roads, such as St. Croix Avenue or Brunswick Avenue, currently
experienced some delays during the peak hours. With the sma11
� volume of additional peak hour traffic and its distribution in
four different directions, the additional tra€fic through. any
adjacent intersection will be minimal. As an example, only 12
� Mr. Mark Grimes
Page #3
Apri1 20, 1989
� edditional eastbound vehicles on County Road 66 would be added in
the p.m. peak hour. Local streets should see very little
edditional peak hour traffic and a small amount of daily traffic.
St. Croix Street and Brunswick Avenues might have a total
additional volume of approximately 50 vehicles per day.
Circulation into, through and out of the site appears to be
satisfactory in most cases. Both accesses have been designed so
that gas-tanker and delivery trucks should be able to enter and
exit the site fairly adequately. The gas pump islands have been
located far enough away from the accesses so that they should not
effect circulation. The accesses have been located far enough
away from the intersection of Douglas Drive and CSAH 66 so that
vehicles leaving the site should be able to do so without too
much delay throughout most of the day. The location of the fill
pipes for the gas pumps, not shown on the preliminary site plan,
should be carefully laid out to avoid possible conflicts between
tanker trucks and customers. Delivery of gas may need to be
limited to early morning and/or off peak hours because of the
small area. The location of the trash container is not shown but
� should be carefully located for access.
The location and number of on-site parking spaces appears to be
adequate. Some conflicts between vehicles entering and exiting
the spaces with the general circulation of the site traffic may
occur.
If you have any questions or need more detailed information,
please feel free to call our office.
Sincerely,
r � ��
,�-C C?�v�9�Lt/G`Z-%�,�'1�
Glen Van Wormer, Manager
Transportation Engineering
Department
GVW/cmb
�
f
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� �
ENG/NEERS/ARCMfTECTS/PLANNERS 2<<�<��_ �c_ _`^K_� �,�`F�.,' N.�^.ti ��,�'AS�.._ E � ��-� �
May 3, 1989 RE: PROPOSED SUPERAMERICA
STATION (REVISED LAYOUT)
DOUGLAS DRIVE AT CSAH 66
GOLDEN VALLEY, MINNESOTA
SEH FILE N0. 88088
Mr. Mark Grimes
Director of Planning and Development
City of Golden Valley
7800 Golden Valley Road
Golden Valley, MN 55427
� Dear Mark:
We have learned that the preliminary layout for the proposed
Superamerica service station/convenience store has been revised.
The development, which would be located on the southeast corner
of the intersection of Douglas Drive and C.S.A.H. 66, is now
expected to consist of a 1, 771 square foot convenience store
(retaii portion only) and 4 gas pumps. Accesses to the site and
on-site circulation are expected to be the same as what was
proposed on the original layout and described in earlier letter.
The revised Superamerica store is estimated to generate
approximately 1, 600 total trips on an average weekday.
Approximately 820 of these trips are estimated to be new trips
that are generated on area roadways. Approximately 80 total
trips are estimated to occur in the a.m. peak hour and 90 in the
p.m. peak hour. Total trips in each peak hour are once again
expected to distribute approximately 50-50 into and out of the
site.
A significant number of trips (new and pass-by) to and from the
site on area roadways would already exist because of the
existence of the Mobil service station currently on the site.
The estimated 800 total trips being generated by the Mobil
station each day are again inc2uded in the total number of trips
� generated by the Superamerica store. Thus, approximately 800
more trips would be generated by the change from the Mobil to the
� �SN�� F���Q'T � � ST Fl::�. � � �� � �� CH!FpEVVa FA�LS,
HE1'CR,:KS�� -.� � � � MINfdE50r,� � W�SCOh'SrN � �
•
�
Mr. Mark �rjmes
Page #2
May 3, 1989
revised Supeiamerica development. Of this total, approximately
430 of these tri�s wfluld be new to area roadways, with the rest
being pass-{by traffic. Approximately 55 (total ) new trips will
occur in ba�h the a.m. and .�.m. peak hours.
The addition of 430 new trips to area roadways can be handled by
the existing roadway system. Effects to area roadways during the
peak hours should h� minimal, with the greatest increases to
critical movements such as left turns into and out of the site
being approximat�ly 10 to 15 vehiclPS per. peak hour. Effects to
the local _ area rosds, such as Brunswick Avenue, should also be
minimal.
If you �ave any questi�ns or need any more detailed information
regarding :�e Qarli�r letter (April 20, 1989 ) or this letter,
please f�el free to contact our office.
Sincerely,
�
Glen Van Wormer, Manager
Transportation Engineering
Department
GVW/cmb
�