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02-10-86 PC Agenda :,�+_.. �w�. GOLDEN VALLEY PLANNING COMMISSION CIVTC-CENTER, 7800 GOLDEN VALLEY ROAD � February I0, 1986 7:00 P.M. f AGENDA� I. APPROVAL OF MIN'UTES - JANUARY 27, 1986 II. REPORT ON CITY CQUNCIL MEETING - FEBRUARY 4, 1986 � _ , II:I. COMPREHENSIVE PLAN UPDATE �**************************�*************************�**********��********** PLANNIN6 COMMISSION GUIDELINES FOR PUBLIC INPUT The Planning Commission is an advisory body, created to advise the City Council on land use. The Co�nission will recommend Council approval` or denial of a � land use proposal based upon the Commission's determination of whether the pro- posed use is permitted under the Zoning Code and the Comprehensive Plan, and whether the proposed use wil}, or will not, adversely affect the surrounding neighborhood. The Commission holds informal public hearings on land use propasals to enable you to learn, #irst-t�and, what such proposals are, and to permit you to ask questions and offer conanents. Your questions and cortenents become part af the record and will be used by the Council, along with the Comrtiission's recommenda- tion, in reachfing its' decision. To aid in your understanding and to facilitate your commertts and questions, the Commission will utilize the following procedure: 1. The Commission Ghair wi11 introduce the proposal and the recommenda- tion from staff. Commission members may ask questions of staff. 2. The proponent wi11 describe the proposal and answer any questions from the Commission. 3. The Chair wi11 open the public hearing, asking first for those who wish to speak to so indicate by raising their hands. The Chair may set a time limit for individual questions/comments if a large number of persons have indicated a desire to speak. Spokespersons for groups will have a longer period of time for questions/corrmients. 4. Please give your full name and address clearly when recognized by the Chair. Remember, your questions/co�nents are for the recard. 5. Direct your questions/comments to the Chair. The Chair w511 deter- mine who will ansWer your questions. � 6. No one will be given the opportunity to speak a second time until everyone has had the opportunity to speak initially. Please limit � your second presentation to new information. not rebutta1. 7. At the close of` the public hearing, the Commission will di_scuss the proposal and take appropriate action. MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION � January 27, 1986 A regular meeting of the Planning Commission was held in the 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 Kapsner, Leppik, McAleese, McCracken-Hunt, Prazak and Russell . Also present were Mark Grimes, Director of Planning and Development; Alda Peikert, City Planner; and Gloria Anderson, Planning Secretary. Commissioner Lewis was absent. I. APPROVAL OF MINUTES - JANUARY 13, 1986 It was moved by Commissioner Leppik, seconded by Commissioner McCracken-Hunt and motion carried unanimously to approve the minutes of the January 13, 1986 Planning Commission meeting. II. INFORMAL PUBLIC HEARING - REZONING APPLICANT: Michael Sharp LOCATION: 2502-04, 2520-22 and 2530-32 Florida Avenue North • REQUEST: Approval of Rezoning from Residential Zoning District to Two-Family (R-2) Zoning District III. INFORMAL PUBLIC HEARING - PRELIMINARY PLAT APPLICANT: Michael Sharp LOCATION: 2502-04, 2520-22 and 2530-32 Florida Avenue North REQUEST: Approval of Preliminary Plat of "Michael Sharp Addition" Chairman Prazak introduced these two items and asked staff for a review of the request for the rezoning and preliminary plat. , Director Grimes explained that Mr. Sharp was requesting approval of rezoning and the preliminary plat in order to construct three twin homes on three parcels of land. He stated that the rezoning to R-2 would be consistent with the Comprehensive Plan as it would not change the density of the area and that the twin homes would be similar in value of other homes in the area, and indicated that the homes would be rented out or the owner would live in one side and rent out the other side at this time. Director Grimes stated that at a later date the property could go through the PUD process and each side could be sold. Staff suggested upgrading of Florida Avenue with a cul-de-sac to improve access. • Planning Commission Minutes January 27, 1986 Page 2 • Chairman Prazak asked if the City Engineer would recommend upgrading of Florida Avenue even if the lots were used for single family dwelli'ngs and whether the homes would have individual utilities. Director Grimes stated staff would still recommend upgrading of the street and that there would be separate utilities for each side of the homes. Commissioner Russell asked why the street had not been improved previously and had questions about the easements. � Staff did not know the reason for the street remaining a gravel road but the City did have easements to improve it. The cul-de-sac would all be on the east side taking land from one of the lots proposed for development. Commissioner Leppik asked if six single homes could be built on these lots rather than three doubles. Director Grimes stated that due to the dimensions of the lots, only three single homes could be built. Mr. Michael Sharp, proponent, was present to answer questions. He stated that each unit would have their own utility service, and that these were quality homes with a price range of over $100,000. Mr. Sharp said that he felt this was the best use of the vacant land. Commissioner Leppik asked if Mr. Sharp had looked into constructing single family homes and whether or not he had purchased the property hoping to build • double homes. Mr. Sharp said he had not considered building single family homes, that he was planning to purchase the property for construction of double homes which he specializes in. He stated the purchase of the property was contingent upon rezoning from the Residential to Two-Family Residential Zoning District. Chairman Prazak opened the informal public hearing. Mr. Bill Haldy, 6435 Medicine Lake Road, presented a petition signed by nine surrounding property owners who opposed the rezoning. He stated that Florida Avenue could not handle any more traffic and access to Medicine Lake road was very difficult. Mr. Haldy also had concerns with upkeep of proposed double homes and said the neighborhood did not want double homes built in their neighborhood. Mr. Lowell Thompson, 2501 Florida Avenue North, has lived across from one of the parcels for ten years. He stated this is an effort to put too many families in a small area and felt that three single family homes would be more appropri- ate. Mr. Thompson had concerns about the development going in and then being forced to pay for road improvements and also the drainage of the lots. Chairman Prazak indicated that staff recommended the drainage plans be approved by the City before the property is developed. � Planning Commission Minutes January 27, 1986 Page 3 • Mr. Arne Larson, the owner of property at 6601-6621 Medicine Lake Road, said that perhaps the City should look at this area as a whole to be developed for multiple dwellings and to improve access. Mr. Richard Marshall , 2531 Douglas Drive, recently purchased his home as he liked the open area behind him. He felt that if is presently zoned for single family dwellings, it should remain so. Mr. A1 Herlitz of Edina Realty stated that the best way to justify the cost of the land is to build doubles, and that this area was rental area with other double homes nearby and apartments across Medicine Lake Road. He felt the new homes would be an asset to the neighborhood. Mr. Wayne Thomas was present to speak for his mother Ruth Thomas who lives at 2511 Douglas Drive. He wanted to know if they would be rental units. Mr. Sharp stated he had built several other double homes in Golden Valley which were rented and well maintained. Chairman Prazak presented a letter from Mr. Raymond Dressel , 2508 Florida Avenue North, which stated his opposition to the rezoning and building of double homes. The informal public hearing was closed. • Commissioner Kapsner asked if anything could be done with the intersection of Florida Avenue and Medicine Lake Road to make access easier. Commissioner Leppik stated she felt the plans for the double homes were very nice and well thought out but that building them would seem inconsistent with the character of the neighborhood. She could see no reason to change the zoning when it seemed no attempt had been made to sell the lots for single family dwellings. Chairman Prazak felt that if the parcels were feasible for single family dwellings, it would have already been developed. Commissioner McCracken-Hunt said she would be more comfortable if these doubles were on Medicine Lake Road or pouglas. She also felt that no matter what happens with this proposal , it is inevitable that the road will eventually be upgraded and any drainage problems resolved. Commissioner Russell asked how long the property had been on the market. Mr. Herlitz stated it had been on the market for about one year. Commissioner Russell stated she was uncomfortable with any decision being made that would so clearly affect the people already there and change the neighbor- hood. � � Planning Commission Minutes January 27, 1986 Page 4 • Chairman Prazak felt this would not be a significant change because of the quality of the units and was in support of the proposal . Commissioner McAleese tended to agree with Chairman Prazak. He felt the plans were nice but rezoning would not guarantee that this plan is representative of what would be built. He stated the street was unpaved and narrow and there were traffic problems, and he could not see putting additional traffic on the street as it now exists and would vote not to rezone the property at this time. Commissioner McAleese agreed with Mr. Larson, that the potential is there to rezone this area to a higher density and that maybe the City should take a more active role in changes. He recommended the staff include this area in the Comprehensive Plan study. Commissioner Russell stated she too felt the plans were very nice and if these doubles were not built, the potential was there for a higher density development. It was moved by Commissioner Leppik, seconded by Commissioner McCracken-Hunt and motion carried to recommend �ity Council denial of the request by Michael Sharp to rezone the property at 2502-04, 2520-22 and 2530-32 Florida Avenue North from Residential to Two-Family (R-2) Zoning District. Chairman Prazak voted against the motion. It was moved by Commissioner Russell , seconded by Commissioner Kapsner and motion carried unanimously to recommend City Council approval of the Preliminary � Plat of Michael Sharp Addition. It was moved by Commissioner McAleese, seconded by Commissioner Kapsner and motion carried unanimously to amend the motion for approval of Preliminary Plat of Michael Sharp Addition to be subject to the following conditions: 1. A cul-de-sac be platted in Lot 1, Block 2 to provide property access. The cul-de-sac should be designed with approval of the City Engineer. 2. Drainage and utility easements be provided along the perimeter of each lot (except along Florida Avenue) . 3. A 30-foot wide street and utility easement be provided along Florida Avenue North. 4. A draina,ge scheme be approved by the City Engineer. 5. All existing utility easements in the area should be identified on the Final Plat. � Planning Commission Minutes January 27, 1986 Page 5 � IV. INFORMAL PUBLIC HEARING - PUD #51 APPLICANT: United Properties, Inc. LOCATION: 8300 - 8450 Golden Valley Road REQUEST: Approval of Preliminary Design Plan of PUD #51, Mallard Creek Apartments V. INFORMAL PUBLIC HEARING - PUD #52 APPLICANT: United Properties, Inc. LOCATION: 8500 Olson Memorial Highway REQUEST: Approval of Preliminary Design Plan of PUD #52 to Allow for Construction of a 10-Story Office Building Chairman Prazak introduced these items and asked staff for a review. Director Grimes reviewed the requests by United Properties for approval of PUD #51 and PUD #52 which propose development of the Reiss Greenhouse site into a 122-unit apartment building and a ten-story office building. H� noted that � there were 237 parking spaces provided on the plan for the apartments. City ordinances require 286 parking spaces but Director Grimes felt this would not be a problem as the parking ratio is consistent with other developments of this type. Commissioners had questions regarding the pedestrian walkways, trails, parking and height of the office building. Mr. Tom Bisanz was present and reviewed the site plan, answering questions from the Commissioners. Chairman Prazak opened the informal public hearing. Seeing and hearing no one, the hearing was closed. It was moved by Commissioner. Leppik, seconded by Commissioner McCracken-Hunt and motion carried unanimously to recommend City Council approval of the Preliminary Design Plan of PUD #51 to allow construction of a 122-unit apartment building at 8300-8450 Golden Valley Road subject to the following conditions: 1. The walkway easement be provided and a connection made with Wisconsin Avenue which is acceptable to City staff. 2. The sidewalk in front of the apartment be used by the public and maintained year around by the developer. i e Planning Commission Minutes January 27, 1986 Page 6 � 3. The City receive proper easements for the storm drainage system, the pond and entire flood plain along Bassett Creek. The easements should be approved by the City Engineer. 4. The City receive proper easements for the sanitary sewer system with approval of the City Engineer. 5. The drainage plans receive approval of the Bassett Creek Commission. 6. All utility plans be approved by the City Engineer. 7. The City receive a ten-foot wide utility and sidewalk easement along Golden Valley Road and Wisconsin Avenue. It was moved by Commissioner Leppik, seconded by Commissioner Russell and motion carried unanimously to recommend City Council approval of the Preliminary Design Plan of PUD #52 to allow construction of a ten-story office building at 8500 Olson Memorial Highway subject to the following conditions: 1. A landscaped yard of 35 feet shall be maintained between the Golden Valley Road right-of-way line and surface parking area. 2. The landscape plan submitted with the PUD General Plan of Development shall detail special treatment of limited setbacks from Golden Valley � Road to the parking structure and from Wisconsin Avenue to surface parking area. 3. All information required for the preliminary and final plats shall be provided with the PUD General Plan of Development. 4. The plat submitted with the PUD General Plan of Development shall specify the plat name including the PUD number. 5. The plat shall include easements for watermains as required by the City Engineer to provide for City maintenance of watermains to hydrants. 6. Ten-foot utility or sidewalk and utility easements shall be provided along all property lines on the plat. 7. There shall be no planting of trees in utility easements, and a ten- foot clear height shall be maintained to tree overhand in utility easements. 8. The development shall .comply with all requirements and recommendations , of the Bassett Creek Water Management Commission. 9. The office building and the enclosed garage shall be sprinklered. � • Planning Commission Minutes January 27, 1986 Page 7 � 10. At least one siamese connection for fire safety equipment shall be installed on the north side of the office building near one of the two hydrants located at the west and east ends of the building. 11. A wall hydrant shall be located in the parking ramp on the south side of the office building, and standpipes shall be provided in the parking ramp with the number based on square footage as determined by the City Building Official . 12. The development shall comply with all requirements and recommendations of the City Engineer, City Building Official and City Fire Marshal . dI. REPORT ON HRA MEETING - JANUARY 14, 1986 Commissioner Kapsner attended the January 14, 1986 meeting of the Housing and Redevelopment Authority (HRA) and gave a report to the Planning Commission. VII. REPORT ON CITY COUNCIL MEETING - JANUARY 21, 1986 Commissioner McAleese attended the January 21, 1986 City Council meeting and gave a report to the Planning Commission. VIII. REPORT ON BZA MEETING - JANUARY 14, 1986 1985 � Commissioner Leppik represents the Planning Commission on the Board of Zoning Appeals and gave a report on the January 14, 1986 meeting. IX. APA NATIONAL PLANNING CONFERENCE It was moved by Commissioner Leppik, seconded by Commissioner Kapsner and carried unanimously to appoint Commissioners McAleese, McCracken-Hunt and Russell to attend the APA National Planning Conference in Los Angeles April 5 through 9, 1986. The meeting was adjourned at 9:30 P.M. Respectfully submitted, Gary Prazak, Chairman Linda McCracken-Hunt, Secretary i � • February 5, 1986 � T0: Golden Valle Plannin Commission Y 9 FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: Comprehensive Plan Update At the February 10, 1986 Planning Commission meeting I would like to discuss where we are in the Comprehensive Plan update process. In particular, we should discuss the Highway 12 (I-394) corridor and the method in which the Planning Commission should approach this important area in the Plan. In addition, I would like to update you on the status of the Golden Valley Lutheran College property.� I-394 Corridor The I-394 corridor has taken on added significance because of the upgrading of the road to freeway status. This upgrading has and will continue to change the way developers and landowners evaluate property. Property that is along the corridor, and in particular near the interchanges, has and will increase in value. A good example of this is the Golden Hills Redevelopment Area where a large office building and hotel is planned at the Xenia/I-394 interchange. The increased value of property along the corridor causes the City planning � related problems. First, the adequacy of access to the site. For example, the proposed interchange at Xenia and I-394 is already predicted to exceed its capacity when the Golden Hills area is developed and the St. Louis Park area is developed. MnDOT has told the staff that the City will have to use its City street system to a much greater extent to help relieve anticipated traffic problems. Second, land use patterns should be a concern. Currently the City's Zoning Code and Plan do not give a lot of direction to future development. The Zoning Code has most of the area in the corridor zoned industrial . There may also be pressure to expand the corridor area into areas where there is now housing, i.e. the area south of Laurel just east of Winnetka and near Golden Hills. There may also be changes in the land uses along the corridor. There is under- utilized land in the area such as the car dealerships. How could the City help give direction to developers of the corridor area which has potential for radical change? Third, there are potential air pollution problems in this area if the area would develop without careful thought. The City is now undertaking a study of the pollution effects of the proposed office/hotel building at I-394 and Turners Crossroad as required by the Minnesota Pollution Control Agency (PCA). Fourth, there is a great need for coordination between cities along the Highway 12 corridor and in particular St. Louis Park and Golden Valley. There is only so much capacity on the proposed I-394 and only so much air and noise pollution � that may may occur along the corridor. Adjoining cities must cooperate to have orderly growth. ,, ' n Golden Valley Planning Commission February 5, 1986 � Page 2 Fifth, there may be sewer, water and storm sewer capacity problems in the corridor area. This has to be carefully evaluated. At the present time, the staffs of St. Louis Park and Golden Valley have met to discuss these issues. We are trying to structure a study that will help us coordinate the corridor growth so that it meets with each of the City's needs and the needs of MnDOT and the PCA. The effort has so far been fact-finding. At the February 10 meeting I will bring you up to date with what has been done so far and how the Planning Commission can help in the study. The City Council has also taken a special interest in the I-394 corridor. There has been some discussion at the City Council level to form a joint Planning Commission/City Council/Staff planning team to help in the corridor planning effort. In my view this is exciting because it shows a great interest by the City Council to become involved in the basic planning issues that have to be discussed. Golden Valley Lutheran Colle e Property The College property is still on hold but I will update you on what information I have. • Other Issues Chairman Prazak discussed with me the whole subject of how best to use the Comprehensive Plan as a general guide to future planning in the City rather than as a mirror of the Zoning Code. We have discussed this before and it should perhaps be elaborated upon. If you have any questions or want anything else discussed at the meeting, please give me a call . � e