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09-14-87 PC Agenda �I Golden Valley Planning Commission Civic Center, 7800 Golden Valley .Road �' September 14, 1987 7:00 P.M. AGENDA I. APPROVAL OF MINUTES - AUGUST 24, 1987 II. INFORMAL PUBILC HEARING - PRELIMINARY PLAT OF LAZNIARZ ADDITION APPLICANT: Henry and Gina Lazniarz LOCATION: 6935 Glenwood Avenue REQUEST: Approval of the Preliminary Plat of Lazniarz Addition Which Proposes Division of the Property at 6935 Glenwood Avenue Into Three Parcels Creating Two Vacant Single- Family Residential Lots III. WAIVER OF THE PLATTING ORDINANCE � APPLICANT: Harvey Glorvick LOCATION: 7001 Olson Memorial Highway � REQUEST: Waiver of the Platting Ordinance to Allow Division of the Property Located at 7001 Olson Memorial Highway IV. INFORMAL PUBILC HEARING - PRELIMINARY PLAT OF VANMAN ADDITION APPLICANT: Richard Vanman LOCATION: East of Glenwood Avenue at Intersection with Haro]d Avenue REQUEST: Approval of the Preliminary Plat of Vanman Addition Which Proposes Creation of Two Single Family Residential Lots V. REPORT ON CITY COUNCIL, HRA AND BZA MEETINGS VI. DULUTH/DOUGLAS RECOMMENDATION VII. YEAR 2010 PLANNING PROGRAM VIII. LAND USE STUDY - EXPANDED NORTH WIRTH AREA ' IX. APA CONFERENCE REPORTS � MINUTES OF THE GOLDEN VALLEY � PLANNING COMMISSION , August 24, 1987 A regular meeting of the Planning Commission was held in the City Council Chambers of the Civic Center, 7800 Golden Valley Road, Golden Valley, Minnesota. Chairman Prazak called the meeting to order at 7:00 P.M. Those present were Commissioners McAleese, Kapsner, Leppik, McCracken-Hunt and Prazak. Commissioners Lewis and Russell were not present. Also present were Mark Grimes, Director of Planning and Development, Alda Wilkinson, City Planner, and Gloria Anderson, Secretary. I. APPROVAL OF MINUTES - AUGUST 10, 1987 It was moved by Commissioner McCracken-Hunt, seconded by Commissioner Kapsner and carried unanimously to approve the minutes of the August 10, 1987 meeting. II. INFORMAL PUBLIC HEARING - REVISED PRELIMINARY PLAT APPLICANT: Stanley Kugler LOCATION: 4240 and 4270 Glenwood Avenue � REQUEST: Approval of the Revised Preliminary Plat of Gruskin . Gardens Second Addition Which Will Create Two Additional Residential Lots Chairman Prazak introduced this agenda item. City Planner Alda Wilkinson reviewed the request for a change in the preliminary plat of Gruskin Gardens Second Addition which would transfer 25 feet of property to 4270 Glenwood Avenue and create two residential lots fronting on Glenwood Avenue. She indicated that staff recommended approval of the revised Preliminary Plat of Gruskin Gardens Second Addition with the same conditions set forth in the previous approval . , The proponent, Mr. Stanley Kugler, was present to answer questions from the Commissioners. After a brief discussion, Chairman Prazak opened the informal public hearing. Mr. Roger Larson, 4140 Leber Lane, stated he had concerns regarding the � drainage. He stated that presently the excess water on property at 4240 Glenwood was being pumped onto Leber Lane. Mr. Kugler indicated that the only time water would be pumped onto Leber Lane would be if there was an excess of water which was not being absorbed into the ground and that the last time this happened was last summer. � City Planner Wilkinson stated that when the lots were sold and building permits obtained, the City Engineer would review the drainage plan and that all the runoff from the two new building sites would go toward Glenwood Avenue. Minutes of the Golden Valley Planning Commission August 24, 1987 . � Page 2 Chairman Prazak closed the informal public hearing and the Commissioners discussed the drainage problem. It was the consensus of the Commissioners that the City Engineer should review the storm drainage situation before the final plat of Gruskin Gardens Second Addition is approved. It was moved by Commissioner Leppik, seconded by Commissioner McCracken-Hunt and motion carried unanimously to recommend City Council approval of the revised Preliminary Plat of Gruskin Gardens Second Addition subject to the following conditions: 1. Reconstruction of the access drive for the residence at 4240 Glenwood Avenue entirely on proposed. Lot 1 and removal of the drive from proposed Lot 4, or documentation prior to Final Plat approval of an easement by separate instrument across proposed Lot 4 for the access drive to the residence at 4240 Glenwood Avenue. 2. Documentation prior to Final Plat approval of easements by separate instrument for water and sanitary sewer connections to the residence on proposed Lot 1 over proposed Lots 3 and 4. 3. Provision of standard drainage and utility easements ten feet in width along street right-of-way lines and six feet in width along all other � property lines. 4. Review of the storm drainage situation by the City Engineer prior to approval of the Final Plat. III. REPORT ON BZA, HRA AND CITY COUNCIL MEETINGS Commissioner Prazak reported on the August 18, 1987 City Council meeting and Commissioner McAleese reported on the August 11, 1987 Board of Zoning Appeals (BZA) meeting. A Planning Commission representative did not attend the Housing and Redevelopment Authority (HRA) meeting on August 18, 1987. IV. DULUTH/DOUGLAS LAND USE STUDY Chairman Prazak introduced this item, and staff presented the study prepared for Planning Commission consideration. Following discussion of the study, the Planning Commission requested that staff prepare an abbreviated recommendation for the City Council presenting land use alternatives for the Duluth/Douglas site and explaining the Planning Commission program for identification of housing needs and subsequent prioritization of potential housing development . sites. It was further agreed that staff would provide for Planning Commission � consideration a schedule for preparation of a housing plan. The meeting was adjourned at 8:20 P.M. � L September 9, 1987 � T0: Golden Valley Planning Commission FROM: Mark W. Grimes, .Director of Planning and Development SUBJECT: Preliminary Plat of Lazniarz Addition Description of Request Henry and Gina Lazniarz have requested a subdivision of their property located at 6935 Glenwood Avenue. The property is 47,450 square feet in area. The subdivision will divide the property into three single-family lots, two which are vacant along Kentucky Avenue and one lot for the Lazniarz house. Description of Existing Condition Currently the property consists of two single-family lots - a vacant lot on Kentucky Avenue that is about 12,200 square feet in area and the lot on which the Lazniarz house is located that is about 35,300 square feet in area. The property is zoned Residential (Single-Family). The existing house at 6935 �Glenwood has access off Glenwood Avenue. The � present access is over ,a 15-foot easement that runs between the homes located at 6945 and 6929 Glenwood Avenue. The Lazniarz home does have rear frontage on Kentucky Avenue. However, there is no driveway to Kentucky Avenue. (There is also a rather steep slope that would make driveway access from Kentucky Avenue difficult.) � I would imagine that the Lazniarz home (which they recently purchased) was the first house built on lots 65 and 66, Auditor's Subdivision No. 322. The front halves of Lots 65 and 66 were probably then sold off for two new lots. An easement between the lots was maintained for the Lazniarz home to provide . access to Glenwood Avenue since the front of the house and garage faces north toward Glenwood. Some years ago, the owner of the now Lazniarz property created the second lot along Kentucky Avenue which has remained vacant. This lot is about 12,200 square feet in area. Description of Proposed Subdivision The proposed subdivision wauld provide for two single-family lots on Kentucky Avenue. Lot 1 (west) would be exactly 10,000 square feet in area with 83 feet of frontage on Kentucky Avenue. Lot 3 (east) would be 10,370 square feet in area and has 93 feet of frontage on Kentucky Avenue. I have reviewed the lots with the Director of Inspections and it appears that the lots are lar�e enough for houses. Mr. Lazniarz has provided a development plan that indicates houses on Lots l and 3 that meet all setback requirements. I am also enclosing copies � of two house plans that would fit on these lots. These plans were submitted by Mr. Lazniarz. Golden Valley Planning Commission September 9, 1987 � Page 2 The subdivision will also provide a 20-foot wide strip of land that will give access from Kentucky Avenue to the Lazniarz lot. Most likely, this 20-foot strip will never be used as an access; however, the subdivision ordinance states tha,t all lots must have frontage on a street. This 20-foot strip could be used as a driveway in the future although the steep slope to Kentucky Avenue may make it difficult to use. I have reviewed this proposed subdivision with the City Engineer. He has indicated that sanitary sewer and water is available to the two lots on Kentucky Avenue (see Development Plan). In addition, it appears that the proposed drainage of the lots to Kentucky Avenue is logical and will not have an adverse affect on the adjoining properties. The final placement of the houses on the two vacant lots will be approved by the Inspection Department. Recommendation The staff recommends approv�l of the Lazniarz Addition. This subdivision is somewhat unusual due to the location of the existing house far south of Glenwood Avenue. However, the new lots all meet the requirements of the subdivision code as to lot area, lot width, proposed setbacks and access to the street. It appears that the two lots on Kentucky Avenue will be adequate in size for two houses that would be of equal or greater value to other homes in the neighborhood. • This proposed subdivision will create one additional single-family lot in Golden Valley without putting a strain on the City's existing services. It also provides another home site in a City with very little land left for development. This is an excellent location for a house due to its location near Lions Park. The recommendation for approval is made with the following conditions: l. A park dedication fee of $400 be assessed at the time of final plat approval . 2. All easements required by the City Engineer be indicated on the final � plat. 3. Before the final plat is approved, the subdividers shall submit their abstract for review by the City Attorney. The cost of the review will be paid by the subdividers. � � r. •+ . 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'_ , It " =1 l '-"h'Tp r�t� . . � � � u.m�) R�w:' � I � I S ) `� bC' � I � ^\ ,.+i / � � � 1—— -"'i�tie— - -�a-- '�. , • i , I --'PG��_.a� .l'��„ ..�.p.'i ___'_""_1}f I �i � � _�. �,�_ � 1 I; '. •�! � �I i (�T1'lFL£ � "_'" ____ ' . �� I ' �f ♦�aW Pe a �ea,n,e�� f� �_ _"'G_fr �!�f if � Yi � �7`.s:l`R✓ b a.v.ian��•� ec.,.y � � � 1 I�.L).e • I r !_�'"�`'ti:••- n�^ '�' � ; � _ _ � e�� iyN' uw.qp. ?'_� I ' I r .'n.rr� � _- • �� .oww y'� 1' I i iI ---�� t, + e nR.�.o� i-:�_= o�.i. , � I - ._. _P��. i �' , _� 1 CS d ryd ' 1 Y�s4l��n T'�-"�� I r 91�T4Ntl~[ r 90�)vWM ILl�� hO41��j ', I .I I . I I � � � i L� _ � /�f c-it'�1[ � J I I � I I - I I I ; - _ - - - - i�_-� � � � � � �_.1 : '-��I -- - - ...ati - - � - - - - - - � I I ,,e, � ��_� _ �- - �. __ --�--- �C __ y � — — � � � i � •.�..�. � , — —� I� v+er ----.29f----- ...-- -- °—° --- - . axw--_r+r—Tn' --. . - _ - �� September 9, 1987 � T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: Waiver of the Platting Ordinance for Division of Glorvick Property at 7001 Olson Memorial Highway Harvey Glorvick, owner of the 44,755 square foot parcel (1.02 acre) at 7001 Olson Memorial Highway, requests a waiver of the Platting Ordinance to allow the sale of the south 21,177 square feet of his property. The south parcel is to be sold to Richard Vanman. Mr. Vanman is proposing the Plat of Vanman that creates two single-family lots made up of the south portion of the Glorvick property and property owned by Mr. Vanman on Glenwood Avenue. The Plat of Vanman is to be considered by the Planning Commission at the same time as the Glorvick request for a waiver of the Platting Ordinance. As shown on the attached survey, the Glorvick house is located on the Olson Memorial Highway frontage road on the north parcel which is 23,578 square feet in area. The north parcel greatly exceeds the minimum lot requirement of 10,000 square feet. � The Glorvick waiver should be considered only in conjunction with the Plat of Vanman. It is important to consider the two together because the City must obtain a road easement for a cul-de-sac. The cul-de-sac must be located either � on the Plat of Vanman or on the Kleven property to the east. The staff will not recommend approval of the final plat until the cul-de-sac easement is obtained from either Mr. Vanman or Mr. Kleven. Planning staff suggests that the Planning Commission recommend City Council conditional approval of the Request for Waiver of the Platting Ordinance submitted by Mr. Glorvick with the condition that final approval not be given until the City receives assurance that a cul-de-sac easement at the west end of Harold Avenue is obtained. � . � * q . � •,' s J`"'>9� 'e e'o`a. 6;,. . % ,1��tiN e , iaS \� l� g•'`� (.q.,,,.� - • 18 �` •�T� N�`,p;o1°c 2�5 '1 �6i a 5 _'..... --209.14 -� .1', 1 Z ° ,�. Z9B.3 '.` d ,s'� I� v .�40 w� 70�0 �"-' t00.8 • •! A:p:ji.41�o :';r: o i, .... � R:��o9.iG �, q:Uti4�E,e _:..s e � g 35 ," � � b'S '+'' 05 �:�t+,o�. :I1616 '1e:05i'415° •� Q, � -, �� _ .a a.a3�4' - �' ;, i,;, .o.. -. N� - - � -ZO�-�-Z---� # =r 1o9�i ' $ :.\ � �'^ ! 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Grimes, Director of Planning and Development SUBJECT: Preliminary Plat of Vanman Description of Request Richard Vanman has requested the approval of a two lot preliminary plat of 40,000 square feet of property immediately south of the house at 7040 Highway 55. The property has approximately 250 feet of frontage on Glenwood Avenue. The two proposed lots greatly exceed the minimum lot requirement of 10,000 square feet as required in the Residential Zoning District. Lot 1 is 21,150 square feet in area and Lot 2 is 18,930 square feet in area. The Plat of Vanman is made up of two vacant parcels. The east portion is the south half of the Glorvick property. The west portion is a parcel formerly owned by the Schullers. As shown on the Preliminary Plat, the plan is to divide the property to provide two lots that would have frontage on Glenwood Avenue. It is my understanding that Mr. Vanman and his son plan to build homes and live on the two lots. � Planning Issues Access - If this plat is approved, there will be no future way to connect Harold Avenue to Glenwood Avenue. Therefore, Windsor Woods would remain with only on way to get in and out. The Planning staff has reviewed this issue before with the Planning Commission and it appears that the Planning Commission does not share the same concern about the need for a second access to the area. As an alternative, the staff believes that there must be a cul-de-sac at the west end of Harold Avenue in order for traffic to turn around, particularly for public safety vehicles. The cul-de-sac has several possible locations (see attached). They are: 1) All on the Plat of Vanman. This greatly reduces the sizes of both lots; however, both lots would still be large enough for a house and meet all setback requirements. 2) The cul-de-sac could be partially on the Plat of Vanman and partially on the Kleven property. This would allow the Vanman lots to be larger and also keep two Kleven lots on both sides of Harold Avenue. = 3) The cul-de-sac located completely on the Kleven property. The staff has discussed this with Dr. Kleven and he may be in favor of this alternative. The cul-de-sac would probably eliminate the south Kleven lot. � . Golden Valley Planning Commission September 9, 1987 � Page 2 The fact is that the staff will not recommend that the Plat of Vanman be placed on the City Council agenda for preliminary plat approval until land for the cul-de-sac is given to the City. This should be a matter that is worked out between Mr. Vanman, Dr. Kleven and the City in the near future. Drainage The Plat of Vanman is partially low. Some filling has already occurred on the property. The storm water will drain either to the new storm water pipe southeast of the plat or toward Glenwood Avenue where there is an existing storm sewer. Mr. Vanman will have to submit an acceptable drainage plan to the City Engineer. Utilities Utilities are available to the site with both sanitary sewer and water lines in Glenwood Avenue. Recommendation ' The staff recommends approval of the Plat of Vanman with several conditions. They are: ! 1) The obtaining of an easement for a cul-de-sac at the west end of Harold Avenue. The staff is suggesting that the City Council not consider the Preliminary Plat of Vanman until an easement has been obtained. The cul-de-sac easement may be in any of the three forms suggested in this � memo. 2) A drainage and utility plan be submitted to the City Engineer for approval. 3) All necessary drainage and utility easements be indicated on the Final Plat. 0 4) A park dedication fee of $400 be paid at the time of final p7at approval . � ��1oM° ; `hq� � p , � � D -'^ =�8m � 'e0'o'4 6�.- ~� _, � p 1 � 19 •17r 553'� -- - 1p>>' o . iO3 d�.rv ` j `J � • 18 � � ' i.�:��;,{e: - 2S,2S ' a. ,04�5 - .... --Ic9.�� ..� � N' ?9B 9 :_. '�° ��' ° '�40'-� �00 m�tOCB R:�I,i09��G, 3 R�o`b��t 1° -_•': oo i � e , `S 35 � � � �i3 3� o . ;:�I�io'1.2 '{1e'� 1e.o.5�w.5 �•�. � � 55 _.. �:�3 a.o9?�=' - - •:� �.:. � �_ _ _ _Zo�-�Z--- i 1�9Z2 � ` t..: �° ° .•�' ' „ ' � , '9 � Q:�Z,�ZZO � '% a L _ _ -`� �� Ot� �' �< _ _ _ 368.2i - - -�A � � D: oo•3 f ° ' ` - ' � t T:IZ41.6 __ _ _. -r � � ;,�' ¢„cc4'�c .�o5.abw�4,�,�, o � 1 _ � � Q11 . 11Z .� _�_W_ i ,.r� "� � �r .��'.: �... 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'' � Q , . �� e. _ - N M3 :,�� Q ; ••0e9 .. �:5: /�.�;, ' � a' M/O n c ----- � September 9, 1987 T0: Golden Valley Planning Commission FROM: Alda Wilkinson, City Planner SUBJECT: Recommendation to the City Council on Duluth/Douglas Site Land Use Designation Attached is a revised version of the Duluth/Douglas Land Use Study prepared as a recommendation from the Planning Commission to the City Council . The revised version eliminates listings of specific elderly housing projects and of potential multiple family housing sites. Additions and modifications include potential reuse of the church as a day care center, change in height restriction from three to five stories, and requirement of a traffic study for multiple family housing use. � Attachments: Draft Recommendation to the City Council � . September 14, 1987 � T0: Golden Va11ey City Council FROM: Golden Valley Planning Commission SUBJECT: Review of Duluth/Douglas Site Land Use Designation The Golden Valley City Council requested that the Planning Commission study the site to the northeast of Duluth Street and Douglas Drive North and make a recommendation concerning long term land use. The site has been marketed by a succession of realtors as a potential redevelopment site since at least 1981, and during that period the City has received a number of inquiries and proposals for redevelopment. Most recently, the City Housing and Redevelopment Authority (HRA) considered a proposal submitted by Brad Stark and Associates for a senior rental housing project. The site includes the Jehovah's Witnesses Church located directly on the corner of Duluth Street and Douglas Drive North and up to ten single family residences located to the north of Duluth Street on Douglas Drive North and Brunswick Avenue North. A site location map is attached. Current zoning of the site is � Institutional (I-1) for the church property and Residential (Single Family) for the homes. Long term land use designated on the Comprehensive Land Use Map in � the adopted City Comprehensive Plan is Semi-Public Facilities for the church property, Medium Density Residential for properties fronting on Douglas Drive, and Single Family (Low Density) Residential for properties fronting on Brunswick Avenue. Land Use Alternatives The Planning Commission suggests six appropriate land use alternatives for the site: 1. Church and Single Family Residential The current land use, which is church and single family residential , is appro- priate indefinitely. The neighborhood to the northeast of the intersection of Douglas -Drive and Duluth Street remains exclusively single family residential except for one small office building on Douglas Drive, six townhouse units on Douglas Drive which are City sponsored subsidized housing, and two churches, the Jehovah's Witnesses Church within the site and King of Grace Evangelical Lutheran Church on the east side of Brunswick Avenue. � 2. Conversion of the Church to Office The Jehovah's Witnesses Church located directly on the corner has been available on the market. The recent Brad Stark proposal for redevelopment of the corner included purchase of the church and conversion to office use. Conversion of the church to a small office building is appropriate either in conjunction with � redevelopment of the surrounding residential property or as an individual Golden Valley City Council � September 14, 1987 Page 2 � project. The location is the edge of a single family residential neighborhood to the northeast. Land uses to the south across Duluth Street include two service stations, office and multiple family residential . Land use to the west across Douglas Drive is Honeywell light industrial use. Conditions on conversion of the church to office use would include the following: 1) Preservation of current exterior appearance of the building 2) Provision of adequate parking for office use 3) Location of the access drive off of Douglas Drive as far as possible from the intersection in accordance with direction from the Hennepin County Department of Transportation 3. Conversion of the Church to Day Care Conversion of the church to a day care center is a second appropriate alternative ' for reuse of the church building, again either in conjunction with redevelopment of the surrounding residential property or as an individual project. Conditions . on conversion of the church to day care use would include the following: � 1) Preservation of current exterior appearance of the building 2) Provision of adequate loading and unloading area 3) Location of the access drive off of Douglas Drive as far as possible from the intersection 4) Traffic analysis to assure that child drop off and pick up times will not create unacceptable additional traffic congestion in the area 4. Redevelopment to Multiple Family Residential Redevelopment of the site northeast of Duluth Street and Douglas Drive North to multiple family residential use is appropriate from a land use standpoint. The location is on the edge of a single family residential neighborhood and is bounded by other uses on the west, south, east and a portion of the north boundary lines. Honeywell is located to the west across Douglas Drive. King of Grace Evangelical Lutheran Church occupies the entire block to the east across Brunswick. The block to the south 'across Duluth Street includes two gas stations, a small office building, and apartments. A small office building to the north on Douglas Drive forms a portion of the north boundary line of the site. A portion of the northerly boundary is shared with the six-unit subsidized townhouse project site. Approximately one third of the northerly boundary of . the site abuts a single family residential lot fronting on Brunswick Avenue. , Conditions on redevelopment to multiple family residential use would include the following: � � Golden Valley City Council � September 14, 1987 Page 3 1) Extension to Kenneth Way on the north The project site should extend to Kenneth Way on the north, , incorporating all residential properties on Brunswick Avenue south of Kenneth Way. The suggested site configuration adjoins the six-unit townhouse development to the north, thus surrounding the small office building parcel on Douglas Drive and separating the office from single family residential use. An additional advantage of the suggested configuration is that the site encompasses and eliminates a nonconforming interior residential lot without frontage on a public street. Access to the interior lot is by means of a private easement over one of the lots fronting on Brunswick. Inclusion of the two adjacent lots fronting on Brunswick is necessary in order to provide adequate building area to the east of the office building. The line formed by the northerly property line of the office site, by the southerly property line of the subsidized townhouse project site, by the northerly extent � of King of Grace Evangelical Lutheran Church property, and by Kenneth Way provides the most suitable project boundary line. 2) Restricted height � A range in building heights is suitable at this location. Adjacent to the single family residential development along the northern boundary of the site, restriction to a maximum of three stories is appropriate. Greater height is allowable toward the south and west. Restriction to a maximum height of five stories is recommended. Other uses in the area, including office, apartments and Honeywell , are all within three stories in height. 3) Townhouse appearance Townhouse development or an exterior appearance similar to townhouse development is desirab]e. Arrangement of units in multiple low profile buildings for an impression of lower density and single family living style would provide an acceptable transition from the single family residential neighborhood to the north. Site development may be graduated from less dense townhouse style development toward the north of the site to denser apartment style . development toward the south and west of the site. 4) Buffering from the single family residential neighborhood The portion of the northerly boundary line of the site shared with an adjacent single family residence would require setback and landscaping adequate to buffer the single family residential use from the new multiple family residential use. � Golden Valley City Council . � September 14, 1987 Page 4 5) Incorporation of the church parcel into the development plan Integration of the Jehovah's Witnesses Church property into the redevelopment site is essential . Whether or not the Church property itself is redeveloped, use of the Church property should be coordin- ated with redevelopment uses for the total site. Possibilities for future use of the Church property include continued church use, conversion of the existing building to office use, conversion of the existing building to multiple family use or a use accessory to multiple family use, or removal of the existing building for redevelopment of the property. Any one of these alternatives is potentially compatible with a multiple family residential redevel- opment project provided the plan for the total project incorporates the church property and adequately addresses integration of uses. 6) Site access from Douglas and Brunswick back from Duluth Street Access to the redevelopment site should be off of Douglas Drive and Brunswick Avenue at points as far distant as possible from intersections with Duluth Street. Duluth Street and Douglas Drive are both County roads. The Hennepin County Department of � Transportation has informed City Planning staff that it would not allow access off of Duluth Street to the redevelopment site. The County would allow access off of Douglas Drive as far north as possible. A second access point is necessary for the site, and the second access would necessarily be off of Brunswick Avenue North. The Brunswick access also should be as far north as possible to allow stacking space at Duluth Street. 7) Traffic study A traffic study is required prior to redevelopment of the Duluth/ Douglas site to multiple family residential use. The study should project expected traffic generation, based on proposed density and anticipated resident population characteristics, and should assess impact both on traffic congestion at the Duluth/Douglas intersection and on the residential neighborhood to the north. 8) Public subsidy Redevelopment of the Duluth/pouglas site would require public subsidy. Review of redevelopment proposa1s submitted for HRA - ' consideration in the past clearly indicates that redevelopment at an acceptable density cannot occur without utilization of public funds. Forms of subsidy considered in the past include tax increment financing, tax exempt housing development bonding, housing development action grant (HODAG) funding, and Community � Development Block Grant (CDBG) funding. � Golden Ualley City Council September 14, 1987 � _ Page 5 5. Redevelopment to Senior Housing Redevelopment of the Duluth/Douglas location for senior housing is appropriate � and is preferable to general multiple family housing from a traffic standpoint. The location provides the proximity to services important for senior housing with Springate Shopping Center and the Bassett's Creek Plaza Medical Offices located to the east on Duluth Street. The advantage of senior housing is that seniors generate fewer peak hour automobile trips than the general population and would not add to peak hour traffic congestion. Conditions on redeve7opment of the site for senior housing would be the same as those listed above for redevelopment to general multiple family residential use. 6. Mixed Use Multiple Family Residential and Office Multiple family residential redevelopment combined with office conversion of the church building is appropriate to the location. 'The multiple family housing may be either senior housing or general multiple family housing. Utilization of the entire site for office redevelopment would not be acceptable due to proximity to the existing single family residential development and due to the heavy peak hour traffic generated by office use. However, limited office use of the southwest corner of the site combined with multiple family use over the � remainder of the site is acceptable as a future land use alternative for the site. Mixing of residential with office uses has the additional advantage of allowing sharing of parking utilized by the office use during work hours and by the residential use during evening hours. Conditions �for redevelopment as multiple family residential use and for conver- sion of the church to office use are discussed above and apply in the same manner in the case of a combination of multiple family residential and office uses. Overall design for compatibility between the church property and the . remainder of the site also is discussed and applies in the case of mixed office and residential redevelopment. Need for Subsidy The six land uses or combinations of land use discussed above constitute six different acceptable alternatives for future land use at the northeast corner of Duluth Street and Douglas Drive North. The six alternatives range from maintenance of current uses through complete redevelopment of both the single family residential and church properties. City involvement ranges from no involvement or action required in the case of continuance of current uses to both land use change approvals and City financial subsidy in the case of redevelopment. Conversion of the church building to office use would require City approval of rezoning but would be accomplished through private initiative and funding. The last three options, all of which involve redevelopment, require City financial subsidy. � Golden Valley City Council � September 14, 1987 Page 6 The deciding factor in determining future land use for the Duluth/Douglas l�ocation is the investment of public subsidy. The primary point to be made in discussion of the Duluth/Douglas site as a potential redevelopment site is that redevelopment for acceptable uses at acceptable densities cannot occur without the use of public subsidy. Any reuse involving removal of existing homes or removal of the existing church building cannot be financed th�ough private funding unless reuse is intensified above levels acceptable to the neighborhood and to the City for that location. Questions to be answered prior to consideration of public subsidy for redevelop- ment and prior to consideration of a change of land use designation on the Duluth/Douglas site include the following: l. First, does the City of Golden Valley wish to utilize public subsidy to promote housing development? 2. If so, what type of housing does the City .wish to promote? 3. Assuming the City wishes to promote development of a specific type of housing in Golden Valley, is the Duluth/Douglas site the best site within the City for location of that type of housing? M 4. What subsidies are available to the City for promotion of the desired type of housing at the chosen location? 5. Has the City found the best developer available and willing to develop the type of housing which the City wishes to promote and subsidize? Answers to the above questions may target development of a specific housing project at a specific location. On the other hand, discussion stimulated by the above questions may result in identification of a number of housing types which the City desires to promote utilizing available subsidies. The list of housing types may be in order of priority, or there may be several options of equal importance. A review of potential housing development sites may reveal . one outstanding site or several sites of essentially equal desirability. The City may seek a developer for a specific type of housing at a determined site or may be receptive to proposals for a number of housing possibilities. Housing Policy Existing City of Golden Valley housing policy statements incl,ude the Housing . Policy adopted by the City Council in January 1981, the Housing Element of the City of Golden Valley Comprehensive Plan adopted in November 1981, and the � Implementation of the Housing Policy recommended by the Planning Commission and received by the City Council in April 1983. The primary housing objective listed in both the City of Golden Valley Housing Policy and in the City of Golden Valley Comprehensive Plan is provision of choice in housing. The � Implementation of the Housing Policy suggests a focus on provision of additional housing choice to seniors in order to encourage seniors to move out of single family residences, thus opening up family housing space. Golden Valley City Council • September 14, 1987 Page 7 As part of the Comprehensive Plan Update process, the Planning Commission is reviewing City housing policy documents. The product of the review may be restatement of the current objective of housing choice with emphasis on senior housing or may be recommendation of new objectives and a new focus. Potential Sites The Implementation of the Housing Policy recommended by the Planning Commission � to the City Council in 1983 identified six potential housing development sites in Golden Valley. Of the six sites listed in that document, three have been developed for uses other than housing. City sponsorship of housing development is not possible without availability of appropriate housing development sites. Therefore, compilation of an updated list of potential housing development sites is necessary in order to implement City housing policy. The Planning Commission program for updating the Housing Element of the Compre- hensive Plan includes establishment of site criteria for targeted types of housing and selection of specific sites for promotion of targeted- housing projects. Attached are information sheets on each of the above sites providing further detail on site size, existing land use, ownership and zoning. The list is • meant to serve as a starting point for discussion of potential housing develop- ment sites. The sites listed have not been reviewed from the standpoint of suitability for housing development. Planning Commissioners are invited to add suggestions for additional potential sites. A tour of potential housing devel- � opment sites could be arranged at the appropriate point in the review process. Developer Selection Accomplishment of the objectives stated in City housing policy documents requires that the City take an active role in promoting housing development desired. Active promotion involves approaching developers with proven track records in the types of housing development desired and offering City coopera- tion and support for specific types of housing development at selected sites. Following determination of types of housing desired and identification of potential sites for development of those types of housing, the City will be in a position to seek developers of targeted housing projects. Funding Sources . Funding sources for support of housing development projects include tax incre- ment financing, Community Development Block Grant (CDBG) funds, and Minnesota Housing Finance Agency (MHFA) programs. CDBG funds include both the yearly allocation made to the City of Golden Valley and discretionary funds, which are funds not utilized by Hennepin County communities within the allotted time � period and returned to the County for reallocation. The yearly allocation to Golden Valley City Council � September 14, 1987 Page 8 - the City is less than $100,000, but available discretionary funds may be several times the annual City allocation. As an example, the City recently received notice that an amount of $200,000 in discretionary funds is currently available for reallocation. The crucial point to be made concerning utilization of MHFA programs and CDBG discretionary funds is that it is necessary to have a project in process in order to qualify for funding. MHFA programs and funding are cyclical , with periodic announcement of new or modified programs and of new funding cycles. CDBG discretionary funds become available once a year and must be utilized within the funding year. Both MHFA program and CDBG discretionary fund alloca- tion procedures offer short notification and lead times for submittal of proposals. In each case selection of projects for funding is a competitive process. Funding from these sources is obtainable, but not without having a project, a site, and a developer in place. This is unlikely to occur without City action to package projects in anticipation of funding availability. - Recommendations The Planning Commission recommends against changing future land use designation � of the Duluth/Douglas site on �the Comprehensive Land Use Map in the adopted City of Golden Valley Comprehensive Plan at this time. It is suggested that � the Duluth/Douglas site and other sites selected through review of potential housing development sites be designated in the Comprehensive Plan Update as potential redevelopment sites for housing projects. Actual future land use will depend not only on suitability for redevelopment from a land use perspec- tive, but also on priorities set for City subsidy of redevelopment to new uses. A tentative program for Planning Commission preparation of updated housing recommendations is as follows: Housing objectives Fall 1987 Inventory of housing stock Identification of housing needs Recommendation of housing project types Housing sites Spring 1988 Drafting of site selection criteria Review of potential sites Identification of target sites Attachment: Duluth/Douglas Site Location Map � � � z iso �a��ati t+.� as. a �,� . �°• :> �ti - � �� ` � ir�:7' 7ss o 's �..,,ns.2 .�, i10 , �to ,,--: r� � �o~e / o.� � � • r-� • y� 0^ �. �'js-�uv` • wi • N' • N N . W � ��i'' `�Q o �� t�^. � � . 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The worksheets are for items 4 and 7, both of which relate to housing. The purpose of the discussion is to provide staff with further direction for preparation of the Year 2010 Vision narrative, which will describe how the Planning Commission wants Golden Valley to look and to be in the Year 2010. � Attachments: Worksheets (2) � 4. Variety of housing types designed to meet needs of all age and income groups � QUESTION: What is meant by variety of housing types? � ANSWERS: Ownership and rental Single family and multiple family � One story ranging up to high rise QUESTION: What housing options do you envision to meet the needs of various age groups? ANSWERS: Young single people Young married people Young families � Established families � Empty nesters Elderly QUESTION: What housing options do you envision to meet the needs of various income groups? ANSWERS: Affluent • Middle income � Low and moderate income � • 4. Variet of housin t es desi ned to meet needs of all a e and income rou s Continued QUESTION: Are there other housing options which come to mind when age and income � groups are considered together? ANSWERS: QUESTIONS: What housing needs are not met in Golden Valley today? What housing needs will not be met in the Year 2010 without City action? ANSWERS: a. Provision for accessory housing QUESTION: What would an accessory apartment consist of and look like? • ANSWERS: QUESTION: How much accessory housing do you envision? ANSWERS: QUESTION: Who will live in accessory apartments and in the single family residences in which accessory apartments are located? ANSWERS: QUESTION: What housing needs will be fulfilled by accessory housing? ANSWERS: • 4. Variet of housin t es desi ned to meet needs of all a e and income rou s � Continued b. Small scale elderly housing to blend in with neighborhoods , QUESTION: How would you describe the physical characteristics of small scale elderly housing projects located within established single family residential neighborhoods? ANSWERS: QUESTION: How would small scale elderly housing be located within established single family residential neighborhoods? ANSWERS: QUESTION: Who would live in small scale elderly housing projects within neighborhoods? ANSWERS: • QUESTION: What kind of interaction would there be between residents of small scale elderly housing projects and surrounding neighborhood residents? ANSWERS: QUESTION: What housing needs would be fulfilled ,by small scale elderly housing projects within established single family residential neighborhoods? ANSWERS: � . � 7. Maintenance of quality housing stock ' QUESTION: What is meant by maintenance of the City of Golden Valley housing stock? � ANSWERS: QUESTIONS: What is the need for maintenance of Golden Valley housing stock? What would the condition of the Golden Valley housing stock be in the Year 2010 without City action? How would this affect the desirability of Golden Valley as a place to live? ANSWERS: QUESTION: How would a well maintained Golden Valley housing stock appear and function in the Year 2010? ANSWERS: � " : i . � September 9, 1987 � T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: Land Use Study of Expanded North Wirth Area and Need for � Future Meetings I have spoken to Lowell Odland about obtaining traffic capacity information regarding the expanded North Wirth Area. He will be providing me with information within the next ten days. The information will be obtained from MnDOT. Lowell believes that we should first get the "peak hour" capacity of the new traffic signal proposed by MnDOT near the White House. We will assume that the intersection will work at "Level C" meaning that all traffic from the North W"irth Area would clear in one signal cycle. With these traffic figures, we � could then determine the land use capacity of the area. Some assumptions would also have to be made about how much traffic would use the new road connection across the railroad to the north. Preliminary thoughts from Lowell are that � the people in the neighborhood would more likely use the new traffic signal at the White House than the traffic generated from the expanded North Wirth Area. . The staff has had two contacts with interested developers for the old Holiday site. Interest by both developers is for housing. I would like to suggest another 7:00 A.M. meeting to discuss the traffic information. The last time we met was on a Thursday morning and I suggest Thursday, September 24. �