03-10-86 PC Agenda 4 '�
GOLDEN `���LLEY PLANNING �OMMISSION
� CIVIC CEN`��Ra 7800 GOLDEN ��LLEY ROAD
����rch ?�, 1986
7:00 �.M.
AGEND�
� I. APPROVAL OF MINUTES - F�BRUARY 24, 1986
II. SET DATE FOR INFORMAL PUBLIC HEARING - PRELIMINARY PLAT
APPLICANT: Virgil D. Negen
LOCATION: 6845 Sandburg Lane
� REQUEST: Approval of the Preliminary Plat o� Negen
Addition
III. INFORMAL PUBLIC HEARING - PRELIMINARY PLAT
APPLICANT: McTac Investments, Inc.
LOCATION: 2430 Winnetka Avenue North
REQUEST: Approval of the Preliminary Plat of
� "McTac Subdivision"
IV. INFORMAL PUBLIC HEARING - REZONING
APPLICANT: McTac Investments, Inc.
LOCATION: 2485 Rhode Island Avenue North
REQUEST: Approval of Rezoning from the Light In��strial
to the Commercial Zoning District
V. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT
APPLICANT: McTac Investme�;��s, Inc.
LOCATION: 2485 Rhode Island Avenue North
REQUEST: Approval of a Conditional 11;e Permit for a
Car Wash in a Commercial Zoning District
. VI. REPORT ON CITY COUNCIL MEETING - G��I�RCH 4, 1986
� �
MINUTES OF THE GOLDEN VALLEY
° PLANNING COMMISSION
� February 24, 1986
A regular meeting of the Plannang 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, Prazak and Russell .
Commissioners Lewis and McCracken-Hunt were absent. Also present were Mark
Grimes, Director of Planning and Development, and Alda Peikert, City Planner.
I. APPROVAL OF MINUTES - FEBRUARY 10, 1986
It was moved by Commissioner Leppik, seconded by Commissioner Kapsner and
carried unanimously to approve the minutes of the February 10, 1986 Planning
Commission meeting as recorded.
II. INFORMAL PUBLIC HEARING - REZONING
APPLICANT: Hennepin Co-Op Seed Exchange
LOCATION: 8175 Lewis Road
SUBJECT: Rezoning from the Industrial to the Commercial
Zoning District
� Chairman Prazak introduced this agenda item and requested a summary of the
staff report and recommendation. Planning and Development Director Mark Grimes
reviewed the staff report and introduced Mr. Ira McKowan and Mr. Mel Greeling
from the Hennepin Co-Op Seed Exchange. Mr. Grimes answered questions from '
Planning Commissioners concerning land uses surrounding the site proposed for
rezoning.
Commissioner Russell noted that the Hennepin Co-Op Seed Exchange is an unusual
retail business appropriate to a Light Industrial setting in that it receives
large deliveries and people frequently buy goods in bulk. Commissioner Leppik
agreed with this observation, commenting that the Seed Exchange is not a
typical retail use and would not belong next to a dress shop.
Chairman Prazak called on the proponent to speak, and Mr. Ira McKowan
represented the Hennepin Co-Op Seed Exchange. Mr. McKowan expressed
appreciation of the City's generosity in helping the Seed Exchange to remain in
Golden Valley, of Mr. Grimes' assistance in leading the Seed Exchange through
required procedures, and of the City's purchasing the lot adjacent to the
building proposed as the Seed Exchange's new location in order to assemble a
workable site. Mr. McKowan noted that completion of Wisconsin Avenue will
connect the proposed new location of the Seed Exchange to the Valley Square
retail center and will make the proposed new site a good commercial location.
Mr. McKowan stated that the Seed Exchange would appreciate the City's
expediting the zoning approval procedure in order to complete approvals by ,
April 1, 1986. Mr. McKowan closed with an expression of thanks to Planning
Commissioners and City staff. .
�
. •
�Planning Commission Minutes
February 24, 1986
• Page 2
Chairman Prazak asked Mr. McKowan whether the move of the Seed Exchange to the
proposed new location would cause an interruption in business. Mr. McKowan
replied that the Seed Exchange plans to be in operation at the new location
June 8, 1986. He explained that this time schedule would allow for required
renovation of the new building and that there would not be an interruption of
operation.
Chairman Prazak asked what portion of the building at the 8175 Lewis Road
location proposed for rezoning would be rented out as office. Mr. McKowan
replied that the northerly portion of the building would be rented out probably
for three offices. Mr. McKowan added that the Seed Exchange offices would be
at the west end of the building on the south side.
Chairman Prazak asked whether the Seed Exchange wishes to sell fuel products at
the proposed new 8175 Lewis Road location. Mr. McKowan stated that the Seed
Exchange would like to sell kerosene but no other fuel products. He explained
that the Seed Exchange sells a lat of kerosene space heaters and plans to
install an underground tank approximately 1000 gallons in size and a pump. Mr.
McKowan said that the petroleum installation has already been moved to the
Hennepin Co-Op Rogers location.
Commissioner Leppik asked when Wisconsin Avenue would be constructed and
whether the construction would be disruptive to the Seed Exchange business.
� Mr. McKowan stated that the Seed Exchange would initially use existing access
drives off of lOth Avenue North and Lewis Road. Mr. McKowan reported that the
Seed Exchange has consulted with City Engineer Lowell Odland concerning
construction of an access drive off of Wisconsin Avenue after Wisconsin Avenue
is completed. Feasibility of adding access off of Wisconsin Avenue is
questionable due to the fact that Wisconsin Avenue will be elevated above the
proposed new Seed Exchange property at that point. Planning and Development
Director Mark Grimes stated that construction of Wisconsin Avenue will take
place in 1987 and that the question of access from Wisconsin to the proposed
new Seed Exchange site will be addressed at that time.
Chairman Prazak opened the informal public hearing for public input. There was
no one present who wished to address this agenda item, and Chairman Prazak
closed the informal public hearing.
Commissioner Leppik stated that she is pleased to have a way to keep the
Hennepin Co-Op Seed Exchange in Golden Valley and that she personally would
have missed it if it moved out of Golden Valley.
Chairman Prazak concurred with Commissioner Leppik's comments concerning the
desirability of maintaining the Seed Exchange in Golden Valley and added that
he sees t�e use as compatible with land uses surrounding the proposed 8175
Lewis Road site.
It was moved by Commissioner, Leppik and seconded by Commissioner McAleese to .
� recommend that the City Council rezone Lots 10 and 11, Block 2, Becon Addition,
from the Light Industrial to the Commercial Zoning District.
Planning Commission Minutes
February 24, 1986
Page 3
�
Chairman Prazak asked whether there would be a problem with rezoning all of Lot
10 considering the fact that a portion of the lot may be sold to the adjacent
Light Industrial user for use as additional parking. Planning and Development
Director Grimes explained that it is the recommendation of the City Attorney to
rezone all of Lot 10 in order to avoid any appearance of spot zoning for a
single user and in view of the fact that the remnant portion of the lot would
not be large enough for separate use. Staff agreed that property zoned either
Light Industrial or Commercial could be utilized as parking lot for an adjacent
Light Industrial use.
A vote was taken, and the motion passed unanimously.
III. SET DATE FOR INFORMAL PUBLIC HEARING - PRELIMINARY PLAT �
- APPLICANT: McTac Investments, Inc.
LOCATION: 2430 Winnetka Avenue North
REQUEST: Approval of the Preliminary Plat of
"McTac Subdivision" �
IV. SET DATE FOR INFORMAL PUBLIC HEARING - REZONING
� APPLICANT: McTac Investments, Inc.
LOCATION: 2485 Rhode Island Avenue North
REQUEST: Approval of Rezoning from the Light
Industrial to the Commercial Zoning
District
V. SET DATE FOR INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT
APPLICANT: McTac Investments, Inc.
LOCATION: 2485 Rhode Island Avenue North
REQUEST: Approval of a Conditional Use Permit for
a Car Wash in a Commercial Zoning District
Chairman Prazak introduced agenda items involving setting of hearing dates for
three actions related to the same proposal for construction of a self-service
car wash.
Commissioner Leppik questioned whether it would not be more appropriate to
amend the Zoning Code to allow a car wash as a conditional use in the Light
Industrial Zoning District rathe� than to rezone the proposed car wash site to
Commercial Zoning. Planning and Development Director Mark Grimes stated that
he would like to study the impacts of a car wash in a Light Industrial District
� prior to undertaking any initiative to amend the current Zoning Code.
Planning Commission Minutes '
�February 24, 1986
Page 4
� It was moved by Commissioner Russell , seconded b Commissioner Kapsner and
Y
carried unanimously to set informal public hearing dates of March 10, 1986 for
consideration of the Preliminary Plat of McTac Subdivision, for consideration
of rezoning of the proposed new lot at 2485 Rhode Island Avenue North from the
Light Industrial to the Commercial Zoning District, and for consideration of a
Conditional Use Permit for a self-service car wash on the proposed new lot at
2485 Rhode Island Avenue North.
VI. REPORT ON HRA MEETING - FEBRUARY 11, 1986
Commissioner Russell provided the Planning Commission with a report on the
February 11, 1986 HRA meeting.
VII . REPORT ON CITY COUNCIL MEETING - FEBRUARY 18, 1986
Chairman Prazak provided the Planning Commission with a report on the February
18, 1986 City Council meeting.
UIII. DISCUSSION OF COMPREHENSIVE PLANNING PROGRAM AND PLANNING COMMISSIONER
ROLE STUDY PROGRAM
Planning and Development Director Mark Grimes provided a report on the status
of staff preparation for the next step in the Comprehensive Plan update
process. Commissioner Russell suggested that the Housing Committee proceed
� with review of draff wording discussed at the last committee meeting whether or
not the Land Use Committee schedule calls for a meeting at this time. The
Planning Commission also decided to proceed with study using the David Allor
book The Planning Commissioners Guide .
The meeting was adjourned at 7:55 P.M.
Respectfully submitted,
Gary Prazak, Chairman Linda McCracken-Hunt, Secretary
�
�
March 6, 1986
T0: Golden Valley Planning Commission
FROM: Mark W. Grimes, Director of Planning and Development
SUBJECT: Set Date for Informal Public Hearing - Preliminary Plat of
Negen Addition
Mr. Virgil Negen, owner of property at 6845 Sandburg Lane, proposes
division of his property into two lots. Staff recommends an informal
public hearing date of March 24, 1986 to consider this request.
�
�
March 6, 1986
�
T0: Golden Valley Planning Commission
FROM: Alda Peikert, City Planner
SUBJECT: Informal Public Hearings - Preliminary Plat of McTac Subdivision,
Rezoning from Light Industrial to Commercial Zoning District, and
Conditional Use Permit for a Self-Service Car Wash in a Commercial •
Zoning District - 2485 Rhode Island Avenue North
McTac Investments, Inc. , proposes construction of a self-service car wash at
2485 Rhode Island Avenue North. The proposed site for the car wash is an
unused portion of the property occupied by Sifco Custom Machining Company
located at 2430 Winnetka Avenue North. The portion proposed as the location of
the car wash is an area approximately one acre in size located to the northeast
of the fenced Sifco yard and fronting on Rhode Island� Avenue North.
Construction of a car wash at the proposed location requires the following
three actions for which the proponent, McTac Investments, Inc. , has made
concurrent application:
1. Platting of the property at 2430 Winnetka Avenue North to create a
separate parcel at 2485 Rhode Island Avenue North for the proposed car
� wash.
2. Rezoning of the newly created lot at 2485 Rhode Island Avenue North
from the Light Industrial District to the Commercial Zoning District
in which provision is made for a car wash as a conditional use.
3. Approval of a Conditional Use Permit for a car wash at 2485 Rhode
Island Avenue North in a Commercial Zoning District.
Review of Preliminary Plat
The preliminary plat of McTac Subdivision proposes division of the current lot
into two lots to separate the vacant proposed car wash site from the Sifco
Custom Machining Company facility. Grading, drainage and utility plans for Lot
2, the proposed car wash site, are required and must meet the approval of the
City Engineer. This information is not required for Lot 1 already developed as
the Sifco site. Standard drainage and utility easements are required along the
boundary lines of both lots as part of the platting process.
Review of Rezoning Request
The proponent requests rezoning of proposed Lot 2 from the Light Industrial to
the Commercial Zoning District to allow for approval of a car wash as a conditional
use. The proposed Commercial zoning is compatible with surrounding�zoning and
land uses. Zoning to the west and north of the subject parcel is Commercial
� extending up to Medicine Lake Road between Winnetka and Rhode Island Avenues
North. Uses include restaurants, automobile service, and a small commercial
shopping strip including a beauty shop, liquor store and UFW. The property
� Golden Valley Planning Commission
March 6, 1986
� Page 2
immediately to the north is vacant land owned by the VFW and used as a farmers
market in season, but zoned Commercial as noted above. Dover Hill, a
multiple family residential planned unit development, is located across Rhode
Island Avenue North from the subject site.
The proposed Site Plan for the car wash operation conforms to Zoning Ordinance
requirements for the Commercial Zoning District. The proposed setbacks meet
minimum requirements of 35 feet of landscaped setback from the street and ten
feet of landscaped setback from side and rear lot lines to parking or drive.
Review of Conditional Use Permit Application
The proposed self-service car wash operation is described in the attached cover
letter submitted with the application for a Conditional Use Permit. Section
20.03 of the City Zoning Ordinance provides that in considering a Conditional
Use Permit application, the Planning Commission shall make findings and recom-
mendations to the City Council on ten items, which need not be given equal
weight in the consideration. Examination of the proposed self-service car wash
in view of each of the ten items follows:
1. Demonstrated need for the proposed use.
There is not currently a self-service car wash in the City of Golden
� Valley, and Planning staff agrees with the argument made in the
proponent's cover letter that the proposed self-service car wash would
fulfill a need for this type of facility in Golden Valley.
2. Consistency with the Comprehensive Plan of the City.
The Comprehensive Land Use Plan Map in the Land Use element of the
adopted City of Golden Valley Comprehensive Plan designates long term
Commercial use of the subject property. Therefore, the proposed
rezoning of the property to the Commercial Zoning District is in
conformance with the Comprehensive Plan, and car wash use is consis-
tent with the City Comprehensive Plan.
3. Effect upon property values in the neighboring area.
The proposed car wash use is compatible with surrounding land uses.
Zoning and land use to the south of the site are Light Industrial .
The remainder of the block between Winnetka and Rhode Island Avenues
North to Medicine Lake Road is zoned Commercial , and the Commercial
uses include additional car service uses along with restaurants and
, retail . The Dover Hill multiple family residential development across
Rhode Island Avenue from the subject site is a self-contained residen-
tial complex which would not be adversely impacted by the proposed car
wash. The car wash use would not adversely impact surrounding �property
values. �
�
Golden Valley Planning Commission
March 6, 1986
� Page 3
4. Effect of any anticipated traffic generation upon the current traffic
flow and congestion in the area.
The Rhode Island Avenue North location is accessible from either
Medicine Lake Road or 23rd Avenue North. Traffic on the subject
section of Rhode Island Avenue North is not heavy at this time.
Maximum use of the self-service car wash facility is likely to occur
during weekends and outside of normal working hours. Therefore,
traffic generated by the car wash would not conflict with peak hour
traffic on Medicine Lake Road and Winnetka Avenue North.
Planning staff concurs with the estimate of the proponent that stacking
space for 29 cars is more than adequate for the proposed facility.
The proponent explains that long waiting lines naturally discourage
potential customers from stopping and that there would not be a
problem with stacking onto the street.
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.
� There would be no increase in noise levels caused by the proposed car
wash facility.
7. Any odors, dust, smoke, gas or vibration to be caused by the proposed
use.
There would be no odors, dust, smoke, gas or vibration caused by the
proposed car wash use.
8. Any increase in flies, rats, or other animals or vermin in the area to
be caused by the proposed use.
There would be no increase in flies, rats, or other animals or vermin
in the area to be caused by the proposed use.
9. Visual appearance of any proposed structure or use.
The proponent, McTac Investments, Inc. , assures construction of an
attractive facility in terms of building design and landscaping. Both
.- building exterior materials and landscaping a�e subject to review by
the. Building Board of Review (BBR) . The proponent submitted a prelim-
inary landscape plan with the Conditional Use Permit application.
Further specification of landscaping material sizes is required, and
both the City Building Inspector and BBR routinely review landscape
� plans for conformance with City Landscape Standards.
Golden Valley Planning Commission
March 6, 1986
� Page 4
The proponent specifies that an attendant will be on site during hours
of operation to insure maintenance of the facility. Planning staff
recommends that supervision by an attendant be a condition of the
Conditional Use Permit.
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.
Recommendations .
Planning staff suggests that the Planning Commission recommend City Council
� approval of the Preliminary Plat of McTac Subdivision subject to the following
conditions:
1. Submittal of grading, drainage and utility plans for proposed Lot 2
which meet the approval of the City Engineer.
2. Provision on the Final Plat of ten foot drainage and utility easements
aJong Winnetka Avenue and Rhode Island Avenue street frontages.
� 3. Provision on the Final Plat of six foot drainage and utility easements
along side and rear lot lines of each lot.
4. Review by the Hennepin County Department of Transportation for impacts
on County Road No. 156 (Winnetka Avenue North). ,
Planning staff suggests that the Planning Commission recommend City Council
approval of rezoning of proposed Lot 2, Block 1, McTac Subdivision, 2485 Rhode
Island Avenue North, from the Light Industrial to the Commercial Zoning District
based on compatibility of the proposed zoning with surrounding zoning and land
uses and based on conformance of the proposed zoning with the Comprehensive
Plan.
Review of the proposed car wash facility in view of the ten factors for examina-
tion 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 McTac Investments, Inc. , for a self-service
car wash at 2485 Rhode Island Avenue North in a Commercial Zoning District
subject to the following conditions:
i. Development in conformance with the Site Plan for McTac Car Wash
prepared by Soucy Architects and submitted with the Conditional Use
Permit application.
2. There shall be an attendant on the premises at all times during hours
� of operation.
. Golden Valley Planning Commission
March 6, 1986
Page 5
.
3. There shall be no parking or stacking of cars on the street.
4. Landscaping shall conform to the City Landscape Standards and to the
recommendations of the Building Board of Review (BBR).
5. There shall be no outside storage of materials or refuse.
6. Signage shall conform to the City Sign Regulations and approval of the
City Building Inspector. ,
7. The construction and operation shall conform to all requirements and
recommendations of the City Engineer, City Building Official and City
Fire Marshal .
8. Failure to comply with one or more of the above conditions of approval
shall be grounds for revocation of the Conditional Use Permit.
� Attachments:
1. Site Location Map
2. Application Cover Letter
3. Survey, Site Plan and Landscape Plan (Full sized plan sheets enclosed
separately. )
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MCTAC INVESTMENTS, INCORPORATED
3019 California St. N.E.
Minneapolis, MN 55418
�
City of Golden Valley
7800 Golden Valley Road
Golden Valley, MN 55427
It is our intention to. build and operate a professional
self service car wash facility, with a total of eight ,
wash bays. Between my partner, Douglas McLain, and
_ myself we have a total of twenty years of car washing
experience. In addition to owning the L and M Car
Wash, located at 2501 Marshall Ave. N.E. in Minneapolis ,
we have supplied 103 bays of new car wash equipment
to investors in the seven county metropolitan area.
° The proposed facility that we would like to build
in your city, we feel, will fill a community service
void that has existed for some time. The project will
be esthetically appealing both in building design and
site landscaping. We feel both of these features are
important, not only to you, the city, but to our long
term profitability of our project.
It is our intention to have business hours of
. 7 : OOA.M. to 11: OOP.M. and be attended by an employee
to assist customers and address any problems that may
occur during normal business activity.
The design and layout of our site plan is based
on experience with our customers ' projects and also
the L and M Car Wash. Having eight wash bays and being
able to adequately stack as many as 29 vehicles on
busy days will, in our opinion, not cause any traffic
problems or stacking on Rhode Island Avenue itself .
Experience has shown that if more than ten to twelve
cars do line up on the lot , potential customers do
not wish to wait for the period of ti�me it would take
to wash their vehicle.
If you have any other questions or concerns , please
feel free to contact met at 866-2555 .
Sincerely,
r �f
. • �'y 1 �f•'�
Robin Tacheny �
�