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01-14-85 PC Agenda GOLDEN `VALLEY PLANNING COAIl�IISSION , (Civic Center, 7800 Golden Va11ep 8oad) � January 14, 1985 7:00 P.M. AGENDA I. APPROVAL OF MINUTES - �GEMBER 10, 1984 II. SET DATE FOR IATFOBMAL PZJBLIC HEARING APPLIGANT: General Mills, Inc. LOCATION: 8800 and 9300 Betty Crocker Drive REQIIEST: Approval of Rezoniag from Open Development to Bueiness and Professional Offices iII. INFORMAL Pt1BLIC HEARING - PUD AMENDMENT PRELIMINARY DESIGN PLAN APPLICANT: Charles S. McCrossan LOCATIONs 812 Lilac Drive North REQUEST: Approval of Preliminary Design Plan for Amendment to PUD �42, • North Lilac Drive Addition IV. INFORMAL PUBLIC HEARING - PITD PRELIMINARY DESIGN PLAN. APPLICANT: City of Golden Valley LOCATION: 7500 O1son Memorial Hi�hway REQUEST: Approval of Preliminary Design Plan for PUD �47, Va11ey Square Plaza V. INFORMAL PiTBLIC HEARING - PUD AMENDMENT PRELIMINARY DESIGN PLAN APPLICANT: Bor-Son Iavestment Properties Corporation LOCATION: 2345-2385 and 2412-2462 Mendelsaohn Lane North BEQUEST: Approval af Prel3minarq Desi$n Pl,an for PiJD �30-B, Medlep Park Towahouses, Amandment �2 � - � . . . . .. . . . . . � . . . �. 3�..:.. , _ � _. _.. . _ �� _,.r _ � ._. .� .,. r � ;� i I` ; i VI. EEQUEST FOR �AIVEB OF �'HE PLAITING CRDINANCE � APPLICANT: John sad Beatrice Schroth � LOCATION: 843 Winnetka Avenue South � ; i REQUI3ST: Approval of Lot Division for Tzansfer of Portion of Oae Lot to ! iAd�aceat Lot ; ; � VIi• RLPORTS ON HRA MEETINGS - DECEMBER 11, 1984 AND JANUARY 6, 1985 ' i VIII. REPORT ON BZA MEETING - DECEMBER 11, 1984 � I t I%• REPORTS ON CITY COIINCIL MEETINGS - DECEMBER 17, 1984 AND JANUARY 2, 1985 i I I g• ATTENDANCE AT ZONING INSTITUTE ; I � ` _ � i ; � I � j i I � I i � � i I � � . I i � i i i � I i. I I I i I j ! � I I I � � � � ;I � i � i i `i � � , i i � { � , � � i I i .. . f. ; . : , - , .: _. _,.: ... .>:. > i `---__ _ _'_._ .._'._._. _.___.._._ .__-_"--._____-_ _-__.______'-.__..-_."'"----_.-.___ "_ ___- _---_---_.___ _- -.___-__-_--._ ._....J MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION � December 10, 1984 A regular meeting of the Planning Commission was held in the Council Chambers of the Civic Center, 7800 Golden Valley Road, Golden Valley, MN. Vice Chairman Prazak as Acting Chairman called the meeting to order at 7:00 P.M. Those present were Cormnissioners Leppik, McCracken-Hunt, Prazak, and Singer. Also present were Mark Grimes, Planning and Redevelopment Director, Alda Peikert, City Planner, and Towhid Kazi, Planning Intern. Those absent were Commissioners Russell and Schmidt. Commissioner McAleese was not present at the beginning of the meeting. I. APPROVAL OF MINUTES - November 26, 1984 Commissioner Leppik corrected the minutes of the November 26, 1984 Planning Cor�anission meeting on Page 3, Item V, third paragraph, first sentence, which should read as "Commissioner McCracken-Hunt asked if the existing house meets the setback requirements". It was moved by Commissioner Singer, seconded by Commissioner Leppik and carried unanimously to approve the minutes as corrected. Commissioner McAleese arrived at the meeting. II. SET DATE FOR INFORMAL PUBLIC HEARING - PUD AMENDMENT PRELIMINARY DESIGN � PLAN — APPLICANT: Charles S. McCrossan LOCATION: 812 Lilac Drive North REQUEST: Approval of Preliminary Design Plan for Amendment to PUD #42, North Lilac Drive Addition Acting Chairman Prazak introduced this agenda item and recognized Mr. Roger Ulstad who was present to represent the proponent. Mr. Ulstad confirmed that the recommended informal public hearing date is satisfactory to the proponent. It was moved by Commissioner Singer, seconded by Commissioner Leppik and approved unanimously to set an informal public hearing date of January 14, 1985 for consideration of the amendment requested by Mr. Charles S. McCrossan to PUD #42, North Lilac Drive Addition. III. SET DATE FOR INFORMAL PUBLIC HEARING - PUD PRELIMINARY DESIGN PLAN , — APPLICANT: City of Golden Valley LOCATION: 7500 Olson Memorial Highway REQUEST: Spproval of Preliminary Design Plan for PUD #47, Valley Square • Plaza Acting Chairman Prazak introduced this agenda item and asked staff to add any further comments. City Planner Alda Peikert reviewed the staff report. Planning Commission Minutes - December 10, 1984 -2-. • It was moved by Commissioner Leppik, seconded by Commissioner McCracken-Hunt and carried unanimously to set an informal public hearing date of January 14, 1985 � for consideration of the Preliminary Design Plan for PUD #47, Valley Square Plaia. IV. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT APPLICANT: Jim Lupient Oldsmobile Company LOCATION: 900 Pennsylvania Avenue South REQUEST: Approval of an Automobile Repair and Reconditioning Operation in an Industrial Zoning District Acting Chairman Prazak introduced this agenda item and asked staff for further comments. Alda Peikert, City Planner reviewed the staff report. Commissioner Leppik asked about the parking requirements for this particular use. Ms. Peikert reviewed parking requirements in the Ordinance and parking provisions in the proposal . Commissioner Leppik then asked about the previous use in the building and if there were any parking problems. Ms. Peikert stated that when the previous business was in operation there were some parking problems. � Commissioner McCracken-Hunt inquired if there is adequate parking in other locations operated by Mr. Lupient. Ms. Peikert stated that at times when the inventory was high enough, there were reports of some congestion of cars. Mark Grimes, Planning and Redevelopment Director, stated that there are at least 150 parking spaces available in addition to the 74 parking spaces allocated to Mr. Jim Lupient in the proposed site. Acting Chairman Prazak asked if there would be any retail operation in the building. Ms. Peikert informed the Planning Commission that the City Zoning Ordinance does not allow retail business in the Industrial Zoning District where the proposed operation is located. Acting Chairman Prazak then asked the proponent to describe the proposal . Mr. Jim Lupient and Mr. Steve Swartz, attorney representing Mr. Jim Lupient, both introduced themselves to the Planning Commission. Mr. Swartz stated that the staff report was adequate. Commissioner Leppik asked the proponent about the work or materials involved in reconditioning of cars. Mr. Lupient explained the three kinds of activities involved in this operation, which are new car "get ready", including rust proofing, used car repair and reconditioning, and heavy duty mechanical repair. Acting Chairman Prazak asked if there will be any painting of cars in this operation. Mr. Lupient stated that the painting will be done in the body shop located at another site. _ � Planning Commission Minutes - December 10, 1984 -3- • Commissioner Leppik asked if there would be any heavy duty overhaul or engine repairs and inquired about the noise caused by these activities. Mr. Lupient stated that there would be heavy duty engine repair and overhaul in this opera- tion and the noise level should not have any adverse impact on the residences which are located one and a half blocks away from the proposed site. Acting Chairman Prazak then opened the informal public hearing for public input. Mr. Mike Larson, 830 Rhode Island Avenue South, asked about the location of the parking spaces allocated to the proposed operation. Alda Peikert, City Planner, stated the 74 parking spaces allocated to Mr. Lupient will be located at the northeast corner of the building and the access is off of Pennsylvania Avenue South. Mr. Larson then asked if Mr. Lupient will use the parking space on the west side of the building. Ms. Peikert stated that Mr. Lupient's operation wi11 not use the parking space on the west side or the rooftop of the building. Acting Chairman Prazak asked if the warehouse/office supply portion of the building use will require the use of the parking space on the west side or the rooftop of the said building. Ms. Peikert stated that the warehouse/office supply use of the building will use the parking space on the west side and/or the rooftop. • Mr. Larson then inquired about a sign already mounted up on the site. Mr. Swartz stated that the sign is legal because a portion of the building is being used for parts storage, which is a permitted use in the Industrial Zoning District. Mr. Larson again asked about the parking space that will be used by Mr. Lupient's operation. Mr. Swartz, representative of Mr. Lupient, stated that the proposed Jim Lupient operation does not have any legal right under the lease with the building owner to use parking space beyond the allocated 74 parking spaces on the northeast corner of the said building. Commissioner Leppik asked whether the proponent will be using the parking spaces on the west side or the rooftop if there is an overflow of cars. Mr. Lupient stated that other building occupants would use the parking space on the west side or the rooftop as needed but still parking space use will be less than under previous occupancy. Mr. Larson asked if there could be "no parking" signs on both sides of the ser- vice road since a number of people park on the service road creating congestion. Ms. Peikert stated that parking on the service road, which was a problem under the previous occupancy, should not be a problem with the new building tenants. Hearing no one, Acting Chairman Prazak closed the informal public hearing. Commissioner Leppik expressed her concern over the possible noise generated by the operation since there is no buffer between the proposed industrial site and • the nearby residences. . Planning Commission Minutes - December 10, 1984 -4- � Acting Chairman Prazak asked about the distance from the proposed operation to the closest residence. Mr. Grimes stated that the distance is almost 500 feet and the doors of the building are on the east side. Therefore, the noise should not disturb the resi- dences. The Planning Commission� then reviewed the findings on the ten items listed in Section 20.03 of the City Zoning Ordinance. It was moved by Commissioner Leppik, seconded by Commissioner Singer and carried unartimously to recommend City Council approval of the Conditional Use Permit requested by Jim Lupient for an automobile repair and reconditioning operation at 900 Pennsylvania Avenue South in an Industrial Zoning District, subject to the listed nine recommendations made by staff which are listed below: 1. Building area and site usage shall conform to the Partial Plot Plan and Usage Layout dated November 14, 1984, prepared by Albitz Design, Inc. , and sub- mitted with the Conditional Use Permit application. 2. There shall be no parking of automobiles associated with Jim Lupient Oldsmobile Company on site other than in the 74 parking spaces designated for Jim Lupient Oldsmobile use on the Partial Plot Plan dated November 14, 1984. • 3. The number of parking spaces required by the City Zoning Code for other uses within the total building shall be provided on site in addition to the 74 parking spaces allocated to Jim Lupient Oldsmobile Company as shown on the Partial Plot Plan dated November 14, 1984. 4. There shall be no parking of automobiles in the street or on existing landscaped areas. . 5. There shall be compliance with all requirements of the Fire Code and all recommendations of the City Fire Marshal . 6. There shall be compliance with all requirements of the Uniform Building Code and all recommendations of the City Building Inspector. 7. Signage on the site shall conform with the City Sign Regulations and appro- val of the City Building Inspector. 8. There shall be no outside storage of materials or refuse. 9. Any failure to comply with one or more of the conditions of approval shall be grounds for revocation of the Conditional Use Permit. V. REPORT ON CITY COUNCIL MEETING - DECEMBER 4, 1984 Commissioner McCracken-Hunt provided the Planning Commission ari th a report on the • December 4, 1984 City Council meeting. Planning Commission Minutes - December 10, 1984 -5- � YI. AMENDMENTS TO THE ZONING ORDINANCE RELATED TO GROUP HOMES It was moved by Commissioner Singer, seconded by Conanissioner McCracken-Hunt and carried unanimously to recommend that the City Council set a public hearing date of February 5, 1985 for consideration of Zoning Ordinance amendments related to group homes. VIII. APPRECIATION TO COMMISSIONER SINGER � On behalf of the Planning Commission, Acting Chairman Prazak thanked Commissioner Singer for his contribution to the Commission and the community at large and expressed appreciation of support provided by Intern Towhid Kazi during his internship. The rr�eting was adjourned at 7:45 P.M. Respectfully submitted, Gary Prazak, Acting Chairman Margaret Leppik, Secretary � � T0: Golden Vallep Planning Commission ' � FROM: Alda Peikert, City Planner DATE: January 9, 1985 RE: Set Date for Informal Public Hearing - Rezoning of General Mills Property North of Betty Crocker Drive from Open Development to Business and Professional Offices General Mills, Inc. proposes rezoning of 47.885 acres of vacant General Mills property located to the east of County 8oad 18 and to the north of Betty Crocker Drive from the Open Development Zoning District to the Business and Professional Offices Zoning District. The rezoning is proposed in anticipation of construc- tion of one office building on either the easterly portion of the property at an address of appro$imately 8800 Betty Crocker Dr�ve or the westerly portion of the property at an address of approgima.tely 9300 Bettq Crocker Drive. Staff suggeats that the Planning Commission set an informal public hearing date of January 28, 1985 for consideration of the request received from General Mi11s, Inc. for rezoning of property at 8800 and 9300 Betty Crocker Drive to the Business and Professional Offices Zoning District. � Attachment: Site Location Map • % �y� I ; o I , � � i ` s I s� °s � , I /` � ey gsp � • �� o � 0 I ,J ,� ' I r�i✓ I • �a � �o� o , , sr� �� s, � o. bm �� •� „-;.n 69•oZ•9 o�r rx •N '3A� �ru•e p�r 3N008 � � ^,a r . 4 ...aatl Z6'8f42....^ � . � I 1 i►► �'. _ c>�ce ,~`�. 1 � � � /''f/ m ' \ � - /.%" ! 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FROM: Alda Peikert, City Planner DATE: January 9, 1985 RE: Informal Public Hearing - Preliminary Design Plan for Amendment to PUD �42, North Lilac Drive Addition Mr. Charles S. McCrossan, current owner of the former Holiday Motor flotel pro- perty at 812 Lilac Drive North, requests an amendment to PUD �42, North Lilac Drive Addition. The originally approved PUD was requested by Coto Corporation, previous owner of the property, and proposes division of the former Soliday Motor Hotel property into three parcels, one of which would remain in restaurant/motel use and the other two of which would be converted to office condominium use. Mr. McCrossan provided financing to Coto Corporation for the conversion pro3ect and has now assumed ownership of the property. The Golden Valley City Council on February 7, 1984 approved the General Plan of Development for PUD ��42, North Lilac Drive Addition, sub�ect to twelve con- ditions. 1�ao of the twelve original PUD approval conditions are sub�ect to amendment at the request of Mr. McCrossan. The two conditions addressed in the proposed PUD amendment are the following: 1. Purchase fram the railroad and dedication by the proponent to the Hennepin County Park Reserve District for regional trail purposes of 25 feet of • railroad right of way ad�acent to the north property line of the PUD site. The property purchased from the railroad and dedicated to the Park Reserve District shall be included in the final plat of PUD ��42, North Lilac Drive Addition. 2. Installation of a chain link security fence a minimum of six feet in height on or within the property line on the eastern and northern perimeters of the PUD site. Maintenance of the fence shall be the responsibility of the PUD owners. Subsequent to conditional General Plan of Development approval, one of the part- ners in Coto Corporation purchased from the railroad the property required for re�gional trail dedication. The property was not included in the original site owned by Coto Corporation and transferred to Mr. McCrossan. In the attached application cover letter Mr. McCrossan states that he has been unable to obtain the former railroad property required for regional trail dedication and proposes payment of a cash fee for regional trail acquisition as an alternative to dedi- cation. Representatives meeting with staff on behalf of Mr. McCrossan indicated acceptance of staff suggestion of a fee of $30,000 based on documentation in the f i1e that the purchase price on the railroad property was $29,600. The Hennepin County Park reserve District has the authority to condemn the property required for regional trail at such time as this segment of the planned regional trail is constructed. • Attached are eopies of the General Plan of Development without the additional property from the railroad, of the final plat proposed without the railroad pro- • perty, and of the approved final plat with the railroad property. As illustrated by these graphics, the dedication for regional trail included a twelve foot atrip of property along the northern perimeter of the original pro- perty. Staff suggests as easement for open space purposes over this twelve feet. The proponent requests �dification of the requirement for security fencing to require estension along the east perimeter of the site only as far south as the northeast corner of the southerly two story building. There are no windows on the east side of the building requiring protection, and the distance from the building to the property line is minimal allowing inadequate space for fence installation. Department of Public Safety staff concurs with the proposed �di- fication. Recommendation Mr. McCrossan indicates through his representatives that he intends to complete PUD �42, North Lilac Drive Addition, ae originally approved with the ezception of the regional trail dedication and modification of the security fence. Based on the conclusion that completion of the PUD and reuse of the �ildings and pro- perty is in the best interests of the City of Golden Valley, etaff suggeste that the Planning Commission recommend City Council approval of the amendment to PUD �42, North Lilac Drive Addition, requested by Mr. Charles S. McCrossan sub�ect to the following conditions: � 1. A twelve foot strip of property along the northerly perimeter of the property shall be platted as an outlot and dedicated by separate instrument as an ease- ment for open space purposes. 2. A fee of $30,000 shall be paid to the City of Golden Vallep prior to appro- val of the Final Plat and shall be deaignated for purposes of regional trail acquis3tion. The City of Golden Valley may uae the funds for acquisition of any segment of regional trail within the City of Golden Valley at any future date. If the funds are not required for regional trail acquisition within f ifteen years from the date of approval of the Final Plat, the City of Golden Valley may uae the funds for general open space use. 3. A chain link security fence a minimum of six feet in height shall be installed on or within the property line and outside of the open space ease- ment on the northern perimeter of the site and on the ea.stern perimeter of the site as far south as and abutting the northeast corner of the southerly two story building. Maintenance of the fence shall be the responsibility of the owners. Attachments: 1. Site Location Map 2. Application Cover Letter 3. General Plan of Development • 4. Final Plats (2) .� T - � , � �� . � ; M o �, j� p � a h SI �' / d, M v � ' i0�� h m �B 2tF J . ?i' � � � � u .�..�~" � �• �r- �� o � ea . z o ,ss� �=j �,, SL w�. 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IZ'11'BI��l'44'�aS '�07 !�/ .-• . - . i�vember 26, 19@4 Ms_ Alda Peikert Assistant Planner City of Golden Valley 7800 Golden Valley Road 6olden Valley, Minnesota 55427 RE: Variance Requested of P_U_D. No. 42 City Council Approved March 22, 1984 Component: A-4 The developer shall install on property dedicated ta the Hennepin County Park Reserve District for trail purposes a screening hedge alon9 the perimeter of the north parking lot as indicated on the approved landscape plan dated January 25, 1984_ � Dear Ms. Peikert: One of the conditians of the approved P.U.D_ Na_ 42 required the developer to acquire additional property from the Chicago Northwestern Railroad far the purpose of regional trails. This acquisition is impossible to acquire_ As fee owner of the property I would like to propose for yaur consideration, in lieu of land dedication, a park fee payable to the City of Golden Valley, the amount to be determined by the City Council and its Park Board. The funds could be placed in escrow or used in any fashion so desired_ In addition, as owner, I would be agreeable to provide an easement through the existing property as may be designated by the appropriate body and staff_ Your consideration of my request is appreciated_ Thank you_ rel , . ' 'l� C arles McCrossan • `�...:. , -� ... . � i' �__„� � � ` � \� I + � _I' .. 4t"L�1 . � \�� I � �•�� _ _ , � ,.: • , ~ \ Ti , t � � , . ,, � �. A� \ � -" I �� \ �'.4�:.� ::. � � .. \ � .�!�� Lq`i`Oy� � • { �.�.t�'�•:',a'}+�_ �r3 � \ � : .��r.�g,N�.4�r�»+�t';��•:• �' � i ~\ / � � . _ .ti,�.,►!^. ',r,~ _ . \. \ ` •,p. ; � � a�:rc-r4 Y �• � \\ I :• .� � , �� I�� f �n �. 7� r ��,�i�i�E. t,. � � .��_� , � �` ; . 1 0 . \\ � :�.� � "}° �� } " �` . 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I � � � p ' � �: w gn 2e'� °�� y� '- � i SQ �p; � �ry ' ao'y9 �� `• O I F. � �NQ jp m MtdbN � 1� : � ti fli� � O� 3 � w o .� . �.1 ,� 1 �� ,P�� , i _ _ � .� �; � �a \\g-� o � � '-- - -- ats ' � aq 2 i — ? �� e�' �Z��\cS_ , �Q � I` � ` ` ��Q G� ` -S-�� S�� I m �I � \ � �� -o ` I � � N ,�i'ri p O s�`"`t'.�,g•�.. W ,y n � n� r . �y � � � I s' I �� "'J - O \ ,„ � � �` o '�� m �� \s a I � � , � � , °r` m \�N � � Q I NN ,ih Q �� / � � `�°g.,, Q �i gu�, �Q � � I � � ` i , � 8 -- �°� -..,� _��' J � � � �� `` '-M1aO/J ebtbi-�� •• � e '00/'JN :(M N �l b'1S j •.� � I Q. V do 9N/7 'MO'y��'�a/91^.V3�N1 8h \ � ( � �m � , _ � � � � I � 'v�7; G','L' :( t'/'✓;�:�'.�,5' �1 bJ_5 � Im , O � . , Z I � ;l � : � . . __ . __ _ _. _ - __ T0: Golden Valley Planning Commission • FROM: Mark W. Grimes DATE: January 9, 1985 RE: Preliminary Design Plan for PUD �47, Valley Square Plaza Introduction and Background PUD �47, is the southeastern parcel in the Valley Square Redevelopment area. United Properties and the Golden Valley HRA have come to an agreement regarding the development of Area D. Five single family homes, the Spur Gas Station, and other vacant properties have been purchased bq the HRA for the construction of Valley Square Plaza. The buildings on the site will be removed in the next few months to make way for the construction proposed by United Properties. The original Valley Square Redevelopment Plan indicated that Area D would be developed into two office buildings totaling 64,000 square feet in floor area and a transit pulse center at Rhode Island Avenue and Country Club Drive. The pulse center is no longer a viable idea. The logical alternative approved by the HRA is to increase the amount of office space on the property as is proposed by PUD �47. As permitted by the Zoning Code in Section 15, United Properties is applying for • a PUD permit to build on the site. The PUD process allows fle$ibility in the development process, especially in a redevelopment area. The Planning Commission will first review the preliminarq design plan and make a recommen- dation to the City Council. After the preliminary design plan is approved by the City Council, the general plan of development will be presented to the City Council within 180 days. In the case of Valley Square Plaza, the General Plan will probably be aubmitted much sooner to the City Council. The Planning Commission does not review the General Plan unless requested to by the City Council. Description of Building and Site United Properties is proposing the construction of a three story, 81,500 square f oot office building at the northeast corner of Highway 55 and Rhode Island Avenue. The total site area is 209,840 square feet or about 4.8 acres. The following areas should be considered by the Planning Commission in their review of the preliminary design plan: A. Parking. The site has 337 parking spaces which exceed the Zoning Code requirement for office space. The Code requires one space for every 250 square feet of office space. Therefore, the minimum required by the Code is 327 spaces. • Of the 337 spaces, 20 spaces will be garage parking under the east half of the building. The developer may provide another 20 epaces under the north . half of the building if it is determined it is financially feasible and desirable as a marketing tool. B. Access to the Site. Access to the site is from two driveways along Rhode Island Avenue and one driveway along Country Club Drive. This should pro- vide adequate access and good parking lot circulation. No direct access will be available to Sighway 55. Traffic going or coming f rom the b�ilding must turn at Rhode Island Avenue where there is a stop light. The new development will increase the rnimber of trips per day generated from the site. There were about 176 trips per day generated from the five houses and the gas station. The new denelopment will generate about 996 trips per day. However, the staff believes that there is adequate street capacity and traffic controls to handle the added traffic volumes. C. Drainage. The construction of the building and parking lot wi11 eliminate a small drainage area on the east end of the site. In order to compensate for the loss of the drainage area, a storm sewer is pianned for construction across the site. The preliminary drainage plan submitted by United Properties for the site has been reviewed by the City Engineer. The pro- posed drainage of the site must be so designed to "fit in" with the proposed atorm sewer. The City Engineer believes that the proposed drainage plan will work with some ad3ustments in catch basin locations. The drainage plan will be finalized as part of the General Plan. � D. Landscaping and Sidewalks. The site will be substantially covered with building or blacktopped parking. However, United Properties plans to well landscape the remaining areas around the building and parking lot. Along the west property line (Rhode Island Avenue side), a landscaped berm is proposed to screen the parked cara from Rhode Island Avenue and the deve- lopment across the street. It is hoped that the existing mature trees in the berm area may be saved. It ma.y be determined during construction that a it maq be difficult to keep the berm and the proposed sidewalk along Rhode Avenue due to space limitations. It is the staff's recommendation that the sidewalk be the priority and that the berm be removed or reduced if necessary to provide the sidewalk space. It should be noted that United Properties will be providing the City with a 3 foot easement for the sidewalk along Rhode Island Avenue. The 5 foot wide eidewalk is proposed to be 3 feet on Rhode Island Avenue right-of way and 2 f eet on the United Properties parcel. Throughout the remainder of the site, the existing trees will be kept where at all feasible. There are quite a number of large, mature trees around the esisting houses. Some of the parking lot islands are designed to keep the trees. E. Utilities. Public utilities are available to the site. The City Engineer has reviewed the existing utilities in the area and he believes that the development ma.y be adequately served by these utilities. • - The Fire Ma.rshal has also reviewed the plan and with some minor changes for f ire department connections, the plan meets with his approval. • The final utilitq plans will be submitted as part of the General Plan. F. Building Design. The proposed b�ilding is shown on a drawing that is attached. The building appears to be brick and glass which is very similar to other office buildings in the area. The building is one that would blend in well with the area. The final huilding plans will be eubmitted as part of the General Plan. G. Relationship with Surrounding Properties. The proposed Valley Square Plaza is consistent with the overall redevelopment plan for the area and should not have any negative effect on surrounding properties or planned redevelop- ment in the area. To the west is Area C of the Valley Squa.re Redevelopment area. This area has been designated for office and retail space. Presently it is used. for Commercial and Residential uses. To the east is an apartment complea. These apartments are to remain. The parking lot of PUD �47 will be along the west property line of the apartments. However, the apartments will be at least 60 feet from the parking lot because the apartments are set quite a distance from their west property line. I do not see anq negative impact on the apartments although the staff would like United Properties to give this area apecial attention when preparing the landscape plan. North and east of the site is the Trevilla Nursing Home. There should be no negative impact on the rnirsing home itself or its residents. Presently the � south part of the Trevilla property is used for parking in a similar ma.nner as the PUD �47 property will be used ad�acent to Trevilla. In a indirect way, PUD �47 will reduce the trumber of parking spaces available to Trevilla and effect is access. Currently, Trevilla has a small parking Lot (20-30 spaces) on the PUD �47 property �ust east of the Spur station. This parking area will be eliminated when construction begins. Also, an acc�ss to Trevilla from Rhode Island Avenue over vacated 5th Avenue has been used other the qears. This access has been used by Trevilla for delivery trucks and other large vehicles in addition to parking. This vacated 5th Avenue access is the only practical way for delivery trucks to get to the loading dock on the south side of the Trevilla building. Trevilla will have to make some changes to its existing parking lot to add more epaces and to accommodate delivery trucks. I have spoken to Tom Bisanz of United Properties about this problem. He has indicated that he will con- tact the irursing home administrator to assist them in changes that will have to be made at the south end of their parking lot to accommodate trucks and additional parking. Variances Incorporated Into PUD �47 There are two setback variances necessary for the construction of the parking lot. They are as follows: � A. Sideyard setback variance of approximately 15 feet along Rhode Island Avenue. The Zoning Code requires a 35 foot setback along streets. This set- • back area is to be used only for landscaping. The parking lot along Rhode Island Avenue is proposed to be aet back 20 feet. Therefore a 14 foot variance is needed. The staff recommends that this variance be permitted. United Properties is proposing a landscaped berm within the 20 foot setback area which will enhance this smaller setback area and provide necessary acreening. b. Sideyard setback variance of 5 feet from each property line. The parking lot along the east property line will be 10 feet from the property bine rather than the required 15 feet sideyard setback. Since the nearest apartment building to the ea.st is over 60 feet away, the staff is recommendiag appro- val of the variance. Recommendation The Planning Staff recommends approval of the Preliminary Design Plan for PUD �47. The Plan is consistent with the Valley Square Redevelopment Plan and will be a quality addition to the area. Between now and the time the Geaeral Plan is submitted to the City Council, the final details regarding drainage, landscaping and utilitiea will be developed for City Council and staff review in a way that is consistent with the Preliminary Design Plan reviewed by the Planning Commission. . Attachments: 1. Preliminary Plat of Valley Square Plaza PUD �47 2. Artists Conception of Office Building 3. Area Map 4. Va11ey Square Redevelopment Conceptual Development Plan • c '`° ? �4E aF ° � ��' 4�. �� 'j� .i� �. /�r� !T �-S'�a -�� 'w. oli�I� I 3 � v':O r� •�� 1. � 4 /) •'.. y�1 " \�^ .f.- O .n N r � a �� v `�'�'� Oq�� i g a----,O ~ IA . �',\`ti7,y��!� `,,,41 , �� K � � •� q � , �.�- � ^ �� S .d�. '� y�0�ti� 'i°�i ' �� - � � ,� � �/� ��: N F� •S � � `, I �Z..�� s U8S' s,1�" �,// 4� "'��o .. � b —...� �� ,�; ;� ool $ �� ^ :�;� 12 ,� • "��o� � ' ,�y� e� 1 p� `v�� ` ,g'k � � � � � _ :� � �i t't•y � a m . /. � � o • ^ . e � ��• ``. ` :��00 � �• � � �` OC1�tl ,` 1 "�s� n I u (� �� 0� O. 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Background A copy of the originally approved Medley Park site plan is attached. The first phase of the pro3ect, consisting of 30 units of subsidized rental housing on the westerly portion of the pro3ect site, was completed and occupied in late 1982 and early 1983. The second phase of the pro�ect as originally approved con- aisted of 34 units of market rate individual ownership housing. Bar-Son has completed eight ownership or condominium units arranged in two four unit buildings on the southerly portion of the site. A first amendment to PUD �30-B, Medley Park Townhouses, was approved June 5, • 1984 to allow replacement of one of three tot lots with a gazebo and to allow the construction of four addition attached garage stalls. A copy of the site plan for the condominium portion of the project approved at the time of the f irst amendment ia attached. Proposed Amendments The eurrently requested second amendment to PUD �30-B, Medley Park Townhouses, proposes a reduction in the number of condominium units from 34 to 28 or 30 units and the addition of 14 to 19 garage stalls. The proponent e�cplains in the attached application cover letter that the changes are proposed as a response to market dema.nds for a different type of unit and for additional garages. Bor-Son proposes conversion of an originally approved eight unit condominium building to a four unit building with a new split entry design. Bo�-Son requests the flexibility to revise the six unit building to the east to another four unit building dependfng on market requirements. Variation in building footprint would be minimal due to the fact that soil correction already completed for all buildinge is limited to originally approved building footprint areas. Value of replacement units would be higher than that of units originally approved. The resulting change would be a reduction in number of units and density along with an increase in value for four to eight of the units. The proposed amendment includes the addition of 14 to 19 garage stalls. The plans shows the addition of one garage stall each to unit 14 in the six unit building and to unit 22 in the adjacent four unit b�uilding to the northeast. • Potential for two additional garage stalls as required for marketin� is illustrated for the northernmoat four unit building. The newly proposed four . unit building has eight attached garage stalls replacing nine garage etalls in � the former eight unit condominium. Newly proposed detached garage buildings include a five stall garage near the newly proposed four unit building and six and two stall garages in the northern portion of the pro3ect. A potential three stall garage is proposed at the end of the six unit building. Parking The proposed amendment improves the overall parking aitua.tion. The addition of 14 to 19 garage stalls compares to loss of 11 to 14 outside parking spaces. Number of parking spaces increases while mimber of units decreases �esulting in a greater ratio of parking spaces to unite. At the same time garages are pre- ferable to outside parking spaces in terms of enhancement and value of the pro- . �ect. Variances Construction of the two detached garage buildings in the northerly portion of the site involves setback variances as part of the PUD approval. The six stall garage is located sig feet rather than the required 30 feet from the property line shared with the Galant Townhouses. The two atall garage building is located six feet rather than the required 20 feet from the property line shared with the small shopping center zoned Commercial to the north. The garages replace outside parking spaces for which lesser variances were approved in the original PUD agproval. Required aetbacks for parking are half the building set- backs at 15 and 10 feet. • It 3s the opinion of staff that the two stall garage is adequately separated f rom the shopping center huilding located to the north ad�acent to Medicine Lake Road. In the case of the Galant Townhouses, the ob�ective is to integrate the six unit Galant Townhouses building into the Medley Park project site as �ch as poasible. The easterly portion of the Medley Park Townhouses Pro3ect site, the - entire ind3vidual ownership condominium portion of the pro3ect, is the remaining site of the unfinished Galant Townhouses Pro3ect. Therefore, although a pro- perty line divides Atedley Park from the Galant Townhouses, the ob3ective is integration rather than separation. Location of the Galant Townhouse at a higher elevation than the proposed garages minimizes potential obstruction of views. In addition, garage elevations on the enclosed plan sheets gllustrate construction of the six unit garage 'building into the hillside with appro$ima- tely four feet of the garage below grade from the Galant perspective. This further minimizes the height of the garages as viewed from the Galant Townhouses. It is the opinion of staff that the garage building constructed in this manner at the proposed location would not have a negative visual impact on the Galant Townhouses. • Recommendation • Based on conclusions that the proposed amendment enhances the Medley Park Pro3ect and has no negative impacte on eurrounding properties, staff euggests that the Planning Commission recomend City Council approval of the Preliminary Design Plan for PUD ��30-B, Medley Park Townhouses, Amendment �2, which proposes reduction of the irumber of ownership units from 34 to 28 or 30 and the construc- tion of an additional 14 to 19 garage stalls. Attachments: 1. Site Location Map 2. Application Cover Letter 3. Original Site Plan 4. Site Plan for Amendment �1 5. Preliminary Design Plan for Amendment 4�2 (Full sized plan sheets enclosed aeparately) � • •�':. t661i �iC9.10- o ch.Gov�_ _.. 261b.4�Res...... 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BOR-SON � CONSTRUCTION COMPANIES 2001 KiUebrew Drive Past Office Box 1611 Minr�apdis, MN 55440 [612]854-8444 December 14, 1964 City of Golden Valley 7800 Golden Valley Road Golden Valley, MN 55427 RE: Amendment to PUD 30-B Gentlemen: Enclosed is a PUD amendment application and corresponding architectural drawings for two modifications to the Pheasant Glen portion of this PUD. Bor-Son is requesting this modification to enable us to redesign current units to meet the marketing interest expressed by those people desiring to live in Golden Valley and, in particular, at Pheasant Glen. Our experience to date in the marketing of Phase I has identified certain plans and amenities which are considered important to prospective buyers and, therefore, to the successful marketing of • the project. Those changes and amenities are as follows: - The sales to date indicate a desire for double garages, and alsa for a deluxe unit. - The "older adult" market is interested in a master bedroom on the main floor and the possibility of a larger, more spacious townhome. Our current units have the two bedrooms upstairs requiring a full flight of stairs to bedrooms. This change makes it possible to proviae four such units. - We have been concentrating our marketing efforts to include first home buyers, feeling that the upper bedroom townhouses would not pose any problems. Our experience to date has been that the units were attractive and offered the kind of lifestyle buyers wanted, with, the exception of the extra garage. - This PUD amendment is to enable us to provide those additional garages anc3 also to moc]ify Phase II to be more marketable. The 8-plex one bedroom condominium located in the center of the project between the townhomes and the Medley Park rental will be redesigned into 4-2 bedroom townhome units in a quaol style arrangement. � GENERAL CONTRACTORS CONSTRUCTION MANAGERS INVESTMENT PROPERTIES OfVELOPMENT ' • I o This change allows Bor-Son the option to convert the 6 unit • townhouse structure in Phase II (northeast of the existing 8 units) into 4 larger townhome units or to convert it to 4 units of the same design as is .now built or to maintain the original design of 6 units. In order to meet the important demand for garages, we are proposing 2-stall, 3-sta11, ana 6-stall detachea garages as shown on the site. We believe these garages are in the best location to service the units, maintain traffic flow, and sit atop solia soil conaitions. We are currently anticipating spring construction of Phase II so that we can have these units in position for sale by the summer. If you have any further questions or comments, please feel free to call me. Sincerely, BOR-SON ,COMPANIES Donald A. 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'' !�. �y _� .l MN•OS'�b��I � . . ��.��=---- " --- — -— �„` ---- ----.---- --. � -- � � - ,, � � , , \ ', V � � � PLAN^ ALTERNATE_CoARAGES , T0: Golden Valley Planning Commission . FROM: Alda Peikert, Citp Planner DATE: January 9, 1985 RE: Request for Waiver of the Platting Ordinance - 843 Winnetka Avenue South The proponents, Mr. and Mrs. John Schroth, are a�aers of a aingle family resi- dence located at 843 Winnetka Avenue South. The site includes two originally platted lots 50 and 60 f eet in width and half or 25 feet of ad3acent vacated Erie Avenue. Mr. and Mrs. Schroth proposed to divide off the southerly ten feet of their pro- perty for transfer of ownership to the neighboring lot at 911 Winnetka Anenue South. Each of the two ad3acent owners received half or 25 feet of the street right-of way at the time of wacation of Erie, Avenue. Following the proposed division, the Schroths would retain only 15 feet of vacated Erie Avenue, and the owner at 911 Winnetka South would own 35 feet of the vacated street. The Schroth property conforms to Zoning Ordinance requirements following the proposed division. The side qard setback from the proposed new property line to the Schroth house remains 46.5 feet, which is three times the 15 foot require- ment. The remaining lot size is �ust under 20,000 square feet, which is almost twice the 10,000 square foot minimum lot size required. � The property to the South at 911 Winnetka Avenue South is benefited by the addi- tion of ten feet in width. The lot width increases from 75 to 85 feet, which brings the lot into conformance with the eurrent 80 foot minimum width require- ment stipulated in the City Zoning Ordinance. The house at 911 Winnetka Avenue South faces vacated Erie Avenue, and the additional portion of vacated Erie Avenue increases apace for yard and drive in front of the house. A new chain link fence erected by Mr. and Mrs. Schroth on the proposed new pro- perty line clarifies the proposal for pereons conducting on site reniew. Recommendation Based on conformance of the remaining parcel at 843 Winnetka Avenue South with Zoning Ordinance requirements and based on the beneficial impact on the property at 911 Winnetka Anenue South, staff suggeste that the Planning Commission recom- mend City Council approval of a waiver of the Platting Ordinance to allow divi- sion of the property at 843 Winnetka Avenue South for transfer of ten feet to the property at 911 Winnetka Anenue South. Combination of the ten foot strip with the ad3acent lot to the south should be a condition of approval. Attachments: 1. Site Location Ma.p 2. 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