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04-25-88 PC Agenda � . � Golden Valley Planning Commission Civic Center, 7800 Golden Valley Road April 25, 1988 �+ 7:00 P.M. I. APPROVAL OF MINUTES - APRIL 11, 1988 II . SET DATE FOR INFORMAL PUBLIC HEARING - REZONING APPLICANT: Teacher- Federatians Credit Union 10GATION: Vacant Lot East of and Adjacent to 6500 Olson Memorial Nighway REQUEST: Rezoning from Open to the Business and Professional Offices Zoning District III . INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT APPLICANT: Mui Li Wan, Inc. LOCATION: 2300 Nevada Avenue North REQUEST: Conditional Use Permit to' Allow Food Processing That Involves "cooking, heating, smoking, soaking or � marinating" in an Industrial Zoning District IV, INFORMAL PUBLIC HEARING - PLAT OF VALLEY SQUARE THIRD ADDITION APPLICANT: City of Golden ValTey LOCATION: Golden Valley Road Between Winnetka Avenue North and Wisconsin Avenue North REQUEST: Approval of the Preliminary Plat of Va11ey Square Third Addition V. INFORMAL PUBLIC NEARING - PLAT QF GOLDEN VALLEY CIVIC CENTER APPLICANT: City of Golden Ualley LOCATION: 7800 Golden Valley Road REQUEST: Approval of the Preliminary Plat of Golden Valley - Civic Center UI . REPORT ON HRA, BZA AND CITY COUNCIL MEETINGS � . 9 MINUTES OF THE GOLDEN VALLEY � PLANNING COMMISSION April 11, 1988 A regular meeting of the Planning Commission was held in the Council Chambers of the Civic Center, 7800 Golden Valley Road, Golden Valley, Minnesota. The meeting was called to order by Chair Prazak at 7:05 P.M. Those present were Commissioners Kapsner, Leppik, Lewis, McAleese, McCracken-Hunt, Prazak, and Russell . Also present were Mark Grimes, Director of Planning and Development, Alda Wilkinson, City Planner, and Gloria Anderson, Planning Secretary. I . APPROVAL OF MINUTES - MARCH 28, 1988 Commissioner Leppik suggested that the last sentence on page 3 of the minutes should read as follows: "Commissioner Russell voted against the recommendation for approval because she felt the number of pets on the premises for grooming during any one day should be limited to three." It was moved by Commissioner McCracken-Hunt, seconded by Commissioner Kapsner, and carried unanimously to approve the minutes of the March 28, 1988 meeting as corrected. II . RESET DATE FOR INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT APPLICANT: Mui Li Wan, Inc. � LOCATION: 2300 Nevada Avenue North REQUEST: Conditional Use Permit to Al1ow Food Processing That Involves "cooking, heating, smoking, soaking or marinating" in an Industrial Zoning District This item was introduced by Chair Prazak and reviewed by City Planner Wilkinson who stated the applicant requested this hearing be postponed to allow more time for revisions to the site plan. The Planning Commission reset the date for the informal public hearing for consideration of a Conditional Use Permit for Mui Li Wan, Inc. to April 25, 1988. III . SET DATE FOR INFORMAL PUBLIC HEARING - PLAT OF VALLEY SQUARE THIRD AODITION APPLICANT: City of Golden Valley LOCATION: Golden Valley Road Between Winnetka Avenue North and Wisconsin Avenue North � REQUEST: Approval of the Preliminary Plat of Valley Square Third Addition � Minutes of the Golden Valley Planning Commission April 11, 1988 Page 2 � IV. SET DATE FOR INFORMAL PUBLIC HEARING - PLAT OF GOLDEN VALLEY CIVIC CENTER APPLICANT: City of Golden Valley LOCATION: 7800 Golden Valley Road REQUEST: Approval of the Preliminary Plat of Golden Valley Civic Center The above two items were introduced by Chair Prazak and reviewed by Director Grimes. The Planning Commission set April 25, 1988 as the date for the Informal Public Hearing to consider the Preliminary Plat of Valley Square Third Addition and the Preliminary Plat of Golden Valley Civic Center. V. INFORMAL PUBLIC HEARING - REZONING APPLICANT: Marc Teren LOCATION: 120 Meadow Lane North REQUEST: Rezoning from the Residential (Single-Family) to the Two-Family Residential (R-2) Zoning District � VI . INFORMAL PUBLIC HEARING - PRELIMINARY PLAT OF TEREN ADDITION APPLICANT: Marc Teren LOCATION: 120 Meadow Lane North REQUEST: Approval of Preliminary Plat of Teren Addition to Allow for Zero Lot Line Division Chair Prazak introduced the above two items and asked for a review of the staff report. Director Grimes reviewed the request for rezoning from the Residential (Single-Family) to the Two-Family (R-2) Zoning District which would allow the proponent to then split the property with a zero lot line. He stated the the property met, and in some cases exceeded, the requirements for square footage and setbacks for a two-family home and that he felt the two-family home would not change the low-density character of the neighborhood. Director Grimes also stated that the proponent had provided a covenant that provided for maintenance of the two separately owned units. He also noted that the plans for the dwell- ing as presented could be a part of this covenant to assure the neighborhood that what they were shown would actually be constructed and not some other less desirable plan. He said the staff recommended approval of the rezoning and Plat � of Teren Addition. � Minutes of the Golden Valley Planning Commission April 11, 1988 Page 3 � Commissioner Lewis asked if the two units wQUld share a driveway. Director Grimes explained that they would share the driveway. The back lot would own the driveway and the front lot would have an easement over the driveway. Mr. Marc Teren, the proponent, was present. Mr. Teren stated he planned to renovate the home that is presently on the lot and construct another home which would be attached to the back of the present home. He stated he choose to do this rather than split the lot and have two single-family homes as he felt that by adding to the home located in the middle of the lot he would be able to save the landscaping and other features of the lot. Mr. Teren stated that the view of the property from Meadow Lane would be that of a large, expensive singTe home and that the back portion would not be visible from the street. He noted that the present market value of the property is $145,000 and that the homes he plans to construct would have a market value of approximately $250,000 to $300,000 each. Mr. Teren noted that he plans to live in the back unit and sell the front . unit. Chair Prazak asked Mr. Teren what the view on either side of the property was. Mr. Teren provided pictures for the Planning Commission to review and it was noted that only one house could be seen through the trees. After a brief discussion and clarification of Mr. Teren' s remarks, Chair Prazak opened the Informal Public Hearing. � Mr. Al Anderson, 125 North Meadow Lane, stated he was against the rezoning as it would probably set a precedent for other properties in tl�e neighborhood. He also questio�ned the fact that at the present time a day care was being operated from this property and had concerns about the traffic. He also questioned the fence that was shown on the site plan. Mr. Teren responded to Mr. Anderson's concerns. He stated no business would be operated out of his home and that he would be willing to add this stipulation to the Covenants. He also noted that any fence would be in conformance with the City' s regulations and codes. Ms. Mary Gooderl , 4015 Roanoke Circle, was concerned that a precedent for rezoning would be created if this were rezoned and that it would have a negative impact on the area. Ms. Pam Lott, 220 Sunnyridge Lane, stated Mr. Teren had a beautiful plan but setting a precedent in this area was a bad idea. Mr. Peter Grant, 5011 Colonial Drive, stated he had just purchased the lot at 210 Sunnyridge Circle and was planning to build a home there. He too was concerned that building this twin home would set a precedent. � � - Minutes of the Golden Va11ey Planning Commission April 11, 1988 Page 4 � Mrs. Lysyj , 4004 Roanoke Circle, stated she had lived here for 26 years and enjoyed the spaciousness of the lots. She objected to this home as it would make the area look crowded. Mr. Stan Kugler, 4240 Glenwood Avenue, stated he did not oppose the project. � Mr. Charlie Weber said he had just signed to purchase the property at 200 Sunnyridge Lane. He felt that building a twin home on this property would take away from the character of the neighborhood. Mr. Pat 0'Meara, 206 Sunnyridge Circle, stated he felt the proponent's plans were nice but objects to splitting the lot for a twin home. He said he purchased his house under the assumption this was an area of single homes and was against this rezoning because of the precedent it would set. Mr. Bill Wood, 208 Sunnyridge Circle, said he had moved in about one year ago. He noted that in his former home they had a shared driveway and it caused many problems. He liked the single-family zoning in this area and hoped it would remain that way. Mr. John Stockman, 204 Sunnyridge Lane, noted that many lots in this area were the size of this lot and other owners may want to divide their lots. He said he was against this rezoning and lot split as it would diminish his property value. � Chair Prazak introduced a letter received from Mr. Bruce Monick, 4215 Poplar Drive, who stated that a twin home on this property would be the beginning of an unfavorable transition in the makeup of the neighborhood and result in a change of the overall character of the area and requested the Planning Commission to � turn down the request for rezoning. The Informal Public Hearing was closed. Cammissioner Leppik stated it would not be possible to guarantee this type af division would not happen again, that every homeowner should be allowed to do what they want with their property to the full extent of the law. She stated she felt this would be spot zoning and a very bad idea. Commissioner McCracken-Hunt noted that if anyone chose to separate large lots into two single lots there would be no justification to turn them down provided they met all the requirements of the Subdivision Regulations. She indicated she objected to the zero lot line but would not object to two single family lots. Commissioner Kapsner stated he would not support the rezoning as he considered it spot zoning and would not want to see it in his neighborhood. � � - Minutes of the Golden Valley Planning Commission April 11, 1988 Page 5 � Commissioner Russell said she felt the zero lot line home proposed was well p]anned and would be an addition to the neighborhood and she would rather see the one twin home than two separate homes. She said she was against the rezoning because she considered it spot zoning and because of the precedent it would set. Commissioner McAleese said he did not favor the rezoning as it wauld not serve the welfare of the neighborhood or the City, but felt this would be better than two single homes. He urged the neighbors to reconsider their opinions. Commissioner Lewis stated that the existing house did need upgrading but she would vote against the rezoning because of the zero lot line division. Commissioner Leppik questioned whether the City would want spot zoning for R-2 in an area where there were no other duplexes. Chair Prazak agreed that there was no rationale for rezoning this property. It was moved by Commissioner Russell , seconded by Commissioner McAleese, and motion carried unanimously to recommend City Council denial of the request by Mr. Marc Teren to rezone the property located at 120 Meadow Lane from the Residential (Single-Family) to the Two-Family Residential (R-2) Zoning District. � It was moved by Commissioner McCracken-Hunt, seconded by Commissioner Lewis, and motion carried unanimously to table the request for approval of the Preliminary Plat of Teren Addition until such time that the proponent submits a new plat. Commissioner McAleese wanted the record to indicate that he felt a shared driveway is a bad idea which would cause problems. VII . REPORT ON CITY COUNCIL MEETING Commissioner Kapsner provided a report on the April 5, 1988 City Council meeting. VIII . AMENDMENTS TO ZONING CODE - DISH ANTENNAS It was the consensus of the Planning Commission to direct staff to prepare amendments to the Zoning Code to provide for dish antennas as a conditional use. The meeting was adjourned at 8:40 P.M. � � � � April 20, 1988 T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: Set Date for Informal Public Hearing - Rezoning - Teacher Federations Credit Union The Teacher Federations Credit Union is planning to lease a vacant lot just east of and adjacent to their property at 6500 Olson Memorial Highway to increase their parking facilities. In order to do this, the property needs to be rezoned from the Open Development Zoning District to the Business and Professional Offices Zoning District. Staff suggests that the Planning Commission set a date of May 9, 1988 to consider the request by the Teacher Federations Credit Union to rezone the above described property. � � April 21, 1988 � T0: Golden Valley Planning Commission FROM: Alda Wilkinson, City Planner SUBJECT: Informal Public Hearing - Conditional Use Permit for Food Processing in the Industrial Zoning District - 2300 Nevada Avenue North Mui Li Wan, Inc. proposes the preparation, freezing and packaging of eggrolls and rice in t4�e former United Dressed Beef building located at 2300 Nevada Avenue North. The location is in the Industrial Zoning District. Food processing involving "cooking, heating, smoking, soaking or marinating" is a conditional use in both the Light Industrial and Industrial Zoning Districts. Therefore, this proposal for food processing requires issuance of a conditional use permit. The primary reason for handling food processing as a conditional use is the potential for odor problems. Attached is a brief description of the proposed operation provided by the proponent as an attachement to the conditional use permit application. The description addresses the potential odor problem, as well as other questions such as number of employees and frequency of truck deliveries. Mui Li Wan currently operates at a location in Brooklyn Center, and the proposed move to the subject Golden Valley location represents an � expansion of the business. The proponent explains the venting utilized at the current location of the business and invites City representatives to visit the current site. Also attached is a memorandum provided by the City Director of Zoning, Community Services and Building Operations reporting City inspections of both the current and proposed locations of Mui Li Wan. The memorandum reports that there are no odor problems at the current location of Mui Li Wan and that the subject Golden Valley location appears suitable far the proposed use. Reuse of the subject building constitutes a benefit to the site and to the community. The former United Dressed Beef building, located at 2300 Nevada Avenue North, has been vacant and available on the market for some time. As noted in the memorandum provided by the City Director of Zoning, Community Services and Building Operations, the building is set up for food preparation and freezing and is difficult to market for any other use. The site is nonconfarming in terms of provision of landscaped setback and paved parking and drive area. A substantial portion of the site is gravel or weeds with poor definition of parking and yard areas. Reuse of the building provides an opportunity to accomplish required site improvements. The proposed site plan submitted by the applicant establishes new drives, parking and landscaping in accordance with City Zoning Code requirements and Landscape Standards. The site plan replaces a wide undefined gravel access off of Nevada Avenue toward the north end of the site with a paved north access drive. A new paved parking area is added to the north of the building, and all � paved areas are separated from 1andscaped yard with concrete curb as required by the City Zoning Code. Parking provided exactly meets the number required by the City Zoning Ordinance, as illustrated in the parking calculation provided Golden Valley Planning Commission Apri1 21, 1988 Page 2 � on the site plan. The site plan proposes the addition of 17 trees, sodding and seeding to finish yard areas in accordance with the City Landscape Standards. All newly established parking and drive areas meet setback requirements in the ZQning Code. The applicant proposes to maintain a nonconforming setback from the Nevada Avenue right-of-way line to paved drive in front of the building. The current setback is 26 feet, which is less than the required 35 foot front setback from the street right-of-way line. The existing nonconforming setback is established with existing concrete curb. The applicant requests approval to maintain this nonconforming setback due to the need for truck maneuvering space for loading docks on the front of the building. This is an issue to be addressed by the City Board of Zoning Appeals (BZA) . Maintenance of the nonconforming setback as shown on the proposed site plan requires a variance from the BZA. The site plan shows an existing nonconforming identification sign located in the front setback on Nevada Avenue. The sign is less than the ten feet from the property line required by the City Sign Ordinance. Although the sign currently indicates United Dressed Beef, it could be reused for identification of Mui Li Wan, The base sign is substantial and has value on the site. The City does not grant variances from the Sign Ordinance. The City Sign Ordinance is not a part of the City Zoning Code for which a variance procedure through � the BZA is provided. Planning staff feels that the applicant should be aware that the existing sign location is nonconforming and that any additional signage should conform to the City Sign Ordinance. The appiicant should also be aware that existing abondoned underground fuel tanks on the site must be removed as required by state regulation. There are existing underground fuel tanks associated with previously used fuel pumps in the northwestern portion of the site and adjacent to the southwest corner of the building. It is necessary to obtain a permit from the City and to remove the tanks under the supervision of the City Fire Marshal in accordance with procedure established by the state. The proponent has requested that the City allow installation of improvements over the next two construction seasons due to the cost of instal]ing all required paving, landscaping and curb immediately. A schedule provided by the applicant for completion of improvements is attached. The schedule suggests installation of all landscaping materials during the 1988 construction season with installation of asphalt paving and curb during the 1989 construction season. Due to the fact that installation of curb necessitates regrading and _ refinishing of adjacent landscaped area, staff suggests one deadline date of - September 30, 1989 for all improvements. Staff agrees that allowance of two construction seasons is reasonable considering the current status of the site and the need for numerous site improvements. A financial guarantee will be required to assure completion of site improvements. Removal of the abandoned underground fuel tanks, however, should be accomplished this year. � Golden Valley Planning Commission April 21, 1988 � Page 3 Section 20.03 of the City Zoning Ordinance provides that in considering a conditional use permit application, the Planning Commission sha11 make findings and recommendations to the City Council on ten items, which need not be given equal weight in the consideration. Examination of the proposed food processing use at 2300 Nevada Avenue North in view of each of the ten items follows: 1. Demonstrated need for the proposed use. Mui Li Wan is expanding and has outgrown its current location in Brooklyn Center. At the same time, the former United Dressed Beef building is vacant and in need of a new food processing occupant. The proposal meets the needs of Mui Li Wan and the needs of the City for reuse of an existing building. 2. Consistency with the Comprehensive Plan of the City. - The adopted City of Golden Valley Comprehensive Land Use Plan map designates long term use of the subject property as industrial . The proposed use is industrial , which is appropriate to the existing industrial zoning of the site and also conforms to the industrial designation in the Comprehensive Plan. 3. Effect upon property values in the neighboring area. Reuse of the existing building involves upgrading of the site which should have � a positive impact on the value of neighboring properties. The site is located within an industrial area. Surrounding land uses are light industrial and industrial . �� Paving and landscaping proposed for the subject site wi11 generally improve the industrial area. 4. Effect of any anticipated traffic generation upon the current traffic flow and congestion in the area. There are no known existing traffic congestion problems in the area. Anticipated truck traffic and employee automobile traffic to the site are appropriate to the industrial nature of th�e area and the site. Access, parking and drive area on site are adequate to accommodate employee and truck traffic. Traffic generated by the proposed use will have no effect on traffic flow in the area. 5. Effect of any increases in population and density upon surrounding land uses. There would be no increases in population or density. 6. Increase in noise levels to be caused by the proposed use. The proposed food processing use would result in no increase in noise levels. � Golden Valley Planning Commission April 21, 1988 � Page 4 7. Any odors, dust, smoke, gas or vibration to be caused by the proposed use. As discussed above, the only potential problem with this use would be odor. The City Building Official and City Sanitarian have inspected the current Mui Li Wan operation and eoncluded that it will cause no odor problems at the proposed Golden Valley site. The operation will not cause problems associated with odors, dust, smoke, gas or vibration. 8. Any increase in flies, rats or other animals or vermin in the area to be caused by the proposed use. The proposed use would not result in any increase in flies, rats or other animals or vermin in the area. 9. Visual appearance of any proposed structure or use. As discussed above, the visual appearance of the site will be substantially enhanced by site improvements proposed in conjunction with reuse of the building. 10. Any other effect upon the general public health, safety, and welfare of the City and its residents. � Staff foresees no other effects on the general public health, safety and welfare. Review of the proposed Mui Li Wan food processing operation in view of the ten factors for examination of a conditional use permit request indicates a favorable recommendation. Staff suggests that the Planning Commission recommend City Council approval of the conditional use permit requested by Mui Li Wan for food processing at 2300 Nevada Avenue North in the Industrial Zoning District subject to the following conditions: l. The site shall conform to the Site Plan, Sheet L1, prepared by Damon Farber Associates, dated April 7, 1988, and revised April 8, 1988 and Apri1 18, 1988. Z. All green areas adjacent to parking and drive shall be protected by concrete curb as required by the City Zoning Code. 3. Landscaped front yard along Nevada Avenue North shall meet the 35 foot landscaped setback required by the City Zoning Code unless a variance is granted by the Gity Board of Zoning Appeals (BZA) . 4. Abandoned underground fuel storage tanks shall be removed in accordance with Uniform Fire Code Section 79.133 and in accordance with direction from the City Fire Marshal . � 5. Underground fael storage tanks shall be removed no later than September 30, 1988. Golden Valley Planning Commission April 21, 1988 Page 5 � 6. Site improvements indicated on the approved Site Plan, Sheet L1, prepared by Damon Farber Associates, dated April 7, 1988, and revised April 8 and April 18, 1988, shall be completed no later than September 30, 1989. 7. One or more financial guarantees in amounts or a total amount approved by the City Engineer and City Building Official shall be provided to guarantee removal of the underground fuel storage tanks and installation of all site improvements, including asphalt paving, concrete curb and landscaping. A financial guarantee in an amount to cover the landscaping shall run for two (2) full growing seasons after installation of landscaping materials and until released by the Golden Valley Inspection Department. The financial guarantee(s) shall be delivered to the City of Golden Valley Inspection Department prior to issuance of any permits. 8. All waste generated by the occupancy shall be stored internally until removed from the premises. 9. The site shall meet all requirements and recommendations of the City Fire Marshal , City Engineer, City Sanitarian, and City Building Official . l0. Any failure to comply with one or more of the conditions of approval shall be grounds for revocation of the conditional use permit. � Attachments: l. Site Location Map 2. Narrative description of proposal provided by proponent 3. Schedule for improvements provided by proponent 4. March 28, 1988 Memorandum from Director of Zoning, Community Services and Building Operations 5. Site Plan (Full sized plan sheet enclosed separately) � scaie feet . ' . . r.ir1 � . ..,) ...., . .�� ._. . ,_ . , . . :: . � .. ...._... . [.._�..� � . . i �..i � �. ..._.. . NEW HOPE . .I _ : . _...... .... �..�� .. • .. 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C +�0 m'r�° a ° ' � o i ' �•�`' �� L •�s �q�.c�'. °"� r\ i � Q o� � � � j` _.� I� �� eo D, 1 .,E � .o. � O � . � . . � . `�C Yo � � �� 9�, 'S l;.� � � • �;55 �- �p � o p �6 ;�a� 'rs :o �y-t,. ,,, p �1.s' 2�� . , .'';�� > _"�. �� - �.c�r, lQ,`4. ^` v • �� . ^1ui Li �tian, lnc. • 6�SOU Shing!e treeh Parkttia� • Minneapoli� Minnesota �a�=•, � 'c" . _ � �� - �� ` Mui Li Wan, Inc. is a manufacturer of Oriental eggrolls and steamed rice. Our operation consists of the preparation, freezing and packaging of these products. We fry eggrolls 7-8 hours daily using fans which are vented outsideand which emit a low level, pleasant food odor. Trucks deliver raw ingredients and other supplies and pick up finished product 3—S times daily. We employ 20-25 people between the hours � � � - of 6:00 A.M. and 11 :00 P.M. � �a � �. � � ': . We have had no complaints from adjacent businesses at our � � � F � G , present location. If you wish to confirm this, you may � � � ` call: . �. LSV Metais, Inc. 560-1100 Gladwin Machinery & Supply Co. 566-2330 On many occasions passersby stop in and ask to buy the product because of the fragrance. � � . � -- , ,._ ��_;-.�„ r,� b.,; . -- , . , . _ - - � -. _ _ ._ . � ,.._ . _ , �� ., � �_Y` : �� ^1ui Li ihan li�c. � 68U0 5hinqie Creeh f arh�,a� � �'`1in��capolis. Minncsoi�� •'a.-��- ►� �r � � � ��. � � � �� Schedule for improvements per site plant of 2300 Nevada Avenue North: 1 . Trees -- within 5 months from date of granting of p � � •. : conditional use permit. f. F� �� 1 . . . . . . . . ` ��R � . � 4 2. Sodding/seeding of all of the landscape areas front— �:. q ; £ ing Nevada and Sandburg Drive upon completion of z planting of trees. �.. ; . 3. Al1 curbing and asphalt per site plan completed by September 30, 1989. � - � : ,� -- ^1a� � ;,Aaar,_�, � � ; . ,--- �,, � - - March 28, 1988 � T0: Mark Grimes, Director, Planning & Development FROM: Lloyd G. Becker, Director, Zoning, Community Services & Building Operations RE: MUI LI WAN, INC . On Friday afternoon, March 25, 1988, at 2:00 P.M. , City Sanitarian, De1 Matasovsky, and myself inet t+larian Ducharme, company President, at their site in Brooklyn Park. . The present operation as well as the proposed site in Golden Valley is inspected and licensed by F.D.A. as well as the local community. While there was a mild odor of seasoning related to their product, there appeared to be no outside evidence nor travel within their existing building to other tenants which are office, manufacturing and warehousing. The site in Golden Valley would expand the present food processing � capability and pravide the opportunity for other products which may hav� their own processing. The Conditional Use Permit is an appropriate method of providing control through the Zoning Code. Several areas outside the building such as landscape setbacks, curb- gutter and asphalt drives and parking need to be established. Rather than providing for waivers of some or all of those require- ments through the BZA, I suggest that among conditions of the llse permit the proponent be required within a reasonable length of time to establish those areas. A bond may be applicable and a landscape and parking plan prepared and reviewed by the Building Board of Review may provide the necessary standards. The present building in Golden Valley appears suitable for this tenant. Based on its previous use (United Dress Beef) with its large freezer and food preparation area, it is a difficult building to market for other uses without substantial alterations. LGB:gj � April 20, 1988 � T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: Informal Public Hearing on the Preliminary Plat of "Valley Square 3rd Addition" - City of Golden Valley, Applicant Two years ago the City of Golden Valley relocated Golden Valley Road through the Valley Square Area east of Winnetka Avenue. The City had to purchase several parcels of property for right-of-way. These parcels included complete purchase of the Hennepin Co-Op Seed Exchange, the complete purchase of the Wandersee home on Maren Lane, and the acquisition of small parcels from both the Super Valu store and the Golden Valley Bank. In order to more clearly accomplish this task, the City decided to plat the area. This plat includes the Super Valu (Lot 1, Block 1) , the Bank property both north and south of Golden Valley Road (Lot 1, Block 3 and Lot 1, Block 2) , the former Wandersee property (Lot 2, Block 3) , the former Seed Exchange property and Golden Valley Road. The Seed Exchange property is now either the right-of-way for GoTden Valley Road or a small portion of the Super Valu or Bank property. The proposed plat serves as both a Preliminary and Final plat. The City � Engineer has reviewed the plat and recommends its approval . The Planning staff also recommends approval of the Preliminary Plat of Valley Square 3rd Addition. Attachments: l. Site Location Map 2. Plat of Valley Square 3rd Addition (enclosed separately) � __ � -- - - •� �2�i..?'� !-� t� W , ,e, s.o ; ��° W I �, -' f � 'd , � ;- '- �e � 815. - - - , .. y� - • _ -- T�,� IY�Ilf3NNtM �,1, , -- —n�F �1.N�� -�. i � -- --:-�--�j� ,,,�.:: �„ y� , �- : 3 5.5! �c_ -S.s �' �. '^ . `� ' � �> .ti •.+ � ti ` r; �.44 I . H .� F Q::�( +iiri �c SiB , S` -� ,� r � `� �`�."� �. • ( . i . . ;. r� �` � ��7�� o: � r. LF[-�:c e No r�5~ \ �f. � . ; ` � t ,� .�~ oo� e, � ``�o% „- . ""M Tod• f•� � ( �ii• , -<i� ' � E ,: c� �„�� „ .r o� � o � � � � � _' SzG ` \� 3yS:' `�s`;• ' `�,jr V • o�J�' �:i� - �•i `-' °,' r iN �. 3 W �k �.,�_ t -�_, •6- h� W �r. +; y • � „ c� • 1 � /�7 i'F" S, %�� Z� �1 06 •� o,< < •'� �•- W � , � �w r oeih. �dE� ti _ : a• �� . : � I �'. , a� `�: �. /� 4i �F. � s��•.��,...f�.,, � J f I r I� �� ° t s , I j ^ ~�n h `� / e G °�`� ��s� 'o �'��p P '�` Q � I � �. V` , Q �S / \ S � � � . I O � �^.• _ _ __ Q ; I '�,.tc ac ' 0 /, � y�M c • j' � ° � � %g a� i � ,'e �� o �. � - -- Y � r..�' p � ' � '�'I . 9 I� ' .,A J- �. . '.�L 5 � �•�.o `� _ � .. f�-- - � � .-I 9 .,- ��, ^•'C�.: '�y O� \ 7 1io . . . i. c� c: '�f . � 6� ?' c�i � �.� � '��°�` � �.» L� l� �',4• m v�j-�.r . �' • 7 � N I • '' � �a '`�s a �� i .,3`' °a `o � ir ��. /- z° •R a • a- � �; .P � � s; ' � �� °�� :'�� i d Q I Z , ,s �__..� � / �� ' — _� - 5�.a 3i,�f'y \. �- ,n` 'O ° ^; . � r v _ � -_ O • ,n �n Z N �J � � ¢ . . Q^ . `.r� y✓ � a �1 Td �� •• 3 ��, r, _ - - �c = �v ��; �� ... �� .— — — — —— .n� 'n �f�� '� � "S o � .d� � o \ T � �� r -- � � 0 .�,,,�� . � -..ro .'i - �� I, S£ 1�•s Cp .° . � o�'`� �,r '. �' . p y . v � _ '. V N .o� —. £ .�r -T-. _�L — _�f!'� "ea � � ;. - [ ��v }�E Q —T� •� •.�, ( 54 �'_ � �� :r./ ' �e,a . e 6 N / �� ,� . qr�� . r— _ _ — _, 'D,. r`D Q1� Y�� . � ' i .��(L . A � . W c. . ✓ _ :i c `•'.0 �(� �/ _ _ _ ' I � � � \ � +,° .e` � � ' S�+� �, � �.b ��Q o�'y ;,�, � .�i L44 ---- � � ,sr- �'' ,` �, � i � 6Fc.� 4. .�D,� ! `�.. �D . P'1 -.�\� ��pF• . \ \ �. ��' �w � �n QI p . . . . � '� 0 � r � \\�,. � .�' t� � �+ • q', J .. ' . � April 20, 1988 T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: Informal Public Hearing on the Preliminary Plat of the "Golden Ualley Civic Center" - City of Golden Valley, Applicant The City of Golden Valley is going through a process to plat all City owned property. Currently, the City owns a number of separate parcels on the Civic Center block. The proposed plat would create one lot for all City property on the Civic Center block. The other property on the Civic Center block owned by McDonalds, Hennepin County Library and the owner of the Post Office building would not be a part of the plat. The attached plat serves as both the Preliminary Plat and the Final Plat. The City Engineer has reviewed the plat and recommends its approval . The Planning staff also recommends approval of the Preliminary Plat. � Attachments: l. Site Location Map 2. Plat of Golden Valley Civic Center (enclosed separately) � -P� rnvc��tn �1 Ktt�T < o J� io `�`� i ^� c �dc.5 I ��' �� 14 f7q�� ;� c. �,66 -!.'� i,6c �-- �� i �' . . G� !�0� s ,n .r Qp • '" �� J, T� .n 16 .^n' I .'n �.n 9 ,�n°� �57 5 - . /� . + �I i9 } 2 • �c •19 — � 2-�„ Z _ -.- ! - � - .. � �° _� � 3,43';y 3o.5E � I ` -�_—'i 2 -- B _, . '' Q • �•' „is � • 18 � �r, ' � , o � � - � � „� 4 �� j � � 3 • �18 _ 3 �. 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