04-08-85 PC Agenda .�: � , '
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'� GOLDEN VALLEY PLANNING COMMISSION
Civic Center, 7800 Golden Valley Road
� Apri1 8, 1985
AGENDA
I. APPROVAL OF MINUTES - MARCH 25, 1985 `
II. SET DATE FOR INFORMAL PUBLIC HEARING - PUD #48
APPLICANT: Meridian Construction Company, Inc.
LOCATION: 9025-35 23rd Avenue North
REQUEST: Approval of Preliminary Design Plan PUD #48 to
Allow a Duplex with Zero Lot Line Division
III. INFORMAL PUBLIC HEARING - REZONING
APPLICANT: RoSert L. Johnson
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LOCATION: 6300 Olson Memorial Highway �
REQUESt: Approval of Rezoning from I-4 Institutional
to the Industrial Zoning District
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IV. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT
� APPLICANT: St, Mar aret Mar Catholic School
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LOCATION: 2225 Zenith Avenue North
REQUEST: Approval of a Conditional Use Permit to
Operate a Day Care Center
V. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT
APPLICANT: William 0. Friede dba Midway Rent-All � F:
LOCATION: 9010 Olson Memorial Highway
REQUEST: Approval of a Conditional Use Permit to
Allow Outdoor Sales and Storage
VI. INFORMAL PUBLIC HEARING - REZONING
APPLICANT: Foxboro Corporation
LOCATION: 1245, 1315, 1335 and 1411 North Lilac Drive ,
REQUEST: Approval of Rezoning from Residential to 6usiness
and Professional Offices Zoning District
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VII. REPORT ON CITY COUNCIL MEETING - APRIL 2, 1985 ',
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MINUTES OF THE GOLDEN VALLEY
� PLANNING COMMISSION
March 25, 1985
� A regular meeting of the Planning Commission was held in the Gold Room of the
Cfvic Center, 7800 Golden Valley Road, Golden Valley, Minnesota. Acting
Chairman Prazak called the meeting to order at 7:10 P.M.
ThosE present were Commissioners Kapsner, Leppik, McAleese, McCracken-Hunt, and
Prazak. Also present was Mark Grimes, Director of Planning and Development.
I. RESIGNATION OF OMAR SCHMIDT
The Planning Commission was informed that Omar Schmidt resigned from the
Planning Commission. A replacement will be appointed by the City Council in
the next few weeks.
II. APPROVAL OF MINUTES - MARCH 11, 1985
It was moved by Commissioner Leppik, seconded by Commissioner Kapsner and
carried unanimously to approve the minutes of the March 11, 1985 Planning
Commission meeting.
III. SET DATE FOR INFORMAL PUBLIC HEARING - REZONING
• APPLICANT: Meridian Construction Company, Inc.
LOCATION: 23rd Avenue and Ensign Avenue North
REQUEST: Rezone from Single Family to Two-Family (R-2)
Zoning District
IV. SET DATE FOR INFORMAL PUBLIC HEARING - PUD
APPLICANT: Meridian Construction Company, Inc.
LOCATION: 23rd Avenue and Ensign Avenue North
REQUEST: Approval of PUD to Allow for Zero Lot Line
for a Two-Family Dwelling
Acting Chairman Prazak introduced these agenda items and noted the Apri1 8,
1985 informal public hearing date recommended by staff. There was some
discussion regarding a previous rezoning request on the property about one year
ago.
It was moved by Commissioner Leppik, seconded by Commissioner McCracken-Hunt
and carried unanimously to set an informal public hearing date of April 8, 1985
to consider the PUD and rezoning of the property at 23rd Avenue and Ensign
Avenue North.
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Planning Commission Minutes
� March 25, 1985
Page 2
V. SET DATE FOR INFORMAL PUBLIC HEARING - RECONSIDER REZONING
APPLICANT: Foxboro Corporation
LOCATION: 1245, 1315, 1335 and 1411 North Lilac Drive
REQUEST: Approval of Rezoning from Residential to Business
and Professional Offices Zoning District
Director Grimes explained that Foxboro Corporation is asking the Planning
Commission to reconsider their negative recommendation on the rezoning of 1245,
1315, 1335 and 1411 North Lilac Drive. Foxboro has met with the neighbors and
City staff to resolve the issues that were raised the first time the rezoning
was considered. Director Grimes believes that there may be new information
that may allow a different recommendation by the Planning Commission.
It was moved by Commissioner McCracken-Hunt, seconded by Commissioner Leppik,
and carried unanimously to set an informal public hearing date of April 8, 1985
to reconsider the rezoning of the property at 1245, 1315, 1335 and 1411 North
Lilac Drive.
� VI. SET DATE FOR INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT
APPLICANT: St. Margaret Mary Catholic School
LOCATION: 2225 Zenith Avenue North
REQUEST: Approval of Conditional Use Permit to Operate
a Day Care Center
Acting Chairman Prazak introduced this agenda item and noted the April 8, 1985
informal public hearing date recommended by staff.
It was moved by Commissioner McCracken-Hunt, seconded by Commissioner Leppik,
and carried unanimously to set an informal public hearing date of April 8, 1985
to consider the request for a Conditional Use Permit to operate a day care
center at St. Margaret Mary Catholic School .
VII. REPORT ON CDBG SPENDING PROPOSALS
The Planning Gommission reviewed the proposed budget for CDBG funding beginning
in July, 1985. Director Grimes said that the staff may recommend that $18,000
be spent from CDBG funds for the construction of a handicap hiking trail . The
Planning Commission encouraged the use of CDBG funds for services relating to
low and moderate income persons such as day care subsidies, senior transit and
housing rehabilitation.
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Planning Commission Minutes
� March 25, 1985
Page 3
VIII. REPORT ON CITY COUNCIL MEETING - MARCH 19, 1985
Commissioner Leppik attended the March 19, 1985 meeting of the City Council and
reported on the Planning Commission items. The City Council recommended that
the Planning Commission make specific recommendations on development proposals.
This came up at the March 19 meeting because of the Planning Commission
recommendation on PUD #30-B. The Planning Commission had not recommended a
specific number of townhouses or garages but a range of townhouses and garages.
IX. REPORT ON HRA MEETING - MARCH 12, 1985
Commissioner Kapsner gave a report on the March 12, 1985 meeting of the Housing
and Redevelopment Authority (HRA) .
X. REPORT ON BZA MEETING - MARCH 12, 1985
Acting Chairman Prazak gave a report on the March 12, 1985 meeting of the Board
of Zoning Appeals (BZA) .
XI. REPRESENTATIVES FOR APRIL CITY COUNCIL AND HRA MEETING
It was decided that Commissioner McCracken-Hunt will attend the April 9, 1985
HRA meeting and Commissioner Kapsner will attend the April 2, 1985 City Council
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XII. ANNUAL ELECTION OF OFFICERS
The following persons were nominated for office:
Gary Prazak for Chairman
Peggy Leppik for Vice Chair
Linda McCracken-Hunt for Secretary
It was moved by Commissioner Leppik, seconded by Commissioner Mc�leese and
carried unanimously to elect Gary Prazak as Chairman, Peggy Leppik as Vice
Chair and Linda McCracken-Hunt as Secretary for 1985.
XIiI. WORK/STUDY SESSION
The Planning Commission discussed topics that they would like to study. This
was done by a "brainstorming" session.
It was determined that the first study topic will be a discussion of the role
of the HRA. This session is tentatively scheduled to take place at the end of
a regular meeting in May. The second study session will cover the
Comprehensive Plan. Commissioner McAleese and Director Grimes will meet to
develop an agenda for this study session.
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' Planning Commission Minutes
March 25, 1985
� Page 4
It was decided that full study sessions will be held once every two months.
The second meeting of May, 1985 will be the next full study session with no
other business other than setting public hearing dates. Smaller study topics,
such as the HRA topic, will be placed at the end of ineetings that have limited
business agendas.
The meeting was adjourned at 10:00 P.M.
Gary Prazak, Acting Chairman Margaret Leppik, Secretary
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� Apri1 3, 1985
T0: Golden Valley Planning Commission
FROM: Alda Peikert, City Planner
SUBJECT: Reset Date for Informal Public Hearing - Preliminary Design
Plan for PUD #48 - Duplex with Zero Lot Line Division -
9025-35 23rd Avenue North
The Golden Valley Planning Commission on March 25, 1985 set an informal
public hearing date of April 8, 1985 for consideration of planned Unit
Development (PUD) #48, proposed by Meridian Construction Company to allow
construction of a duplex with zero lot line division for separate ownership
of the two units on a vacant lot located at 9025-35 23rd Avenue North.
Staff suggests that the Planning Commission reschedule the informal public
hearing on the Preliminary Design Plan of PUD #48 for April 22, 1985 in
order to allow additional time for preparation and review of the PUD
Preliminary Design Plan application.
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Attachment: Site Location Map
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April 3, 1985
• T0: Golden Valley Planning Commission
FROM: Alda Peikert, City Planner
SUBJECT: Informal Public Hearing - Rezoning from Institutional (I-4) to
Industrial - 6300 Olson Memorial Highway
Mr. Robert L. Johnson, recent purchaser of the former Pako building located
at 6300 Olson Memorial Highway, requests rezoning of approximately the
westerly third of the building site from the Institutional (I-4) to the
Industrial Zoning District. A verification of proper zoning required by .
the title insurance company at the time of the recent transfer of ownership
revealed that the westerly portion of the site is not properly zoned.
The rezoning is requested in order to bring zoning of the site into con-
formance with current manufacturing/warehousing use of the property. The
total building site of approximately 27.5 acres is comprised of three
original parcels combined into one tax parcel . The easterly of the
original parcels, which is approximately 18 acres in area, is properly
zoned Industrial . The two westerly parcels, which have a combined area of
approximately 9.5 acres, are zoned Institutional (I-4) . The existing
building on the site is situated on all three original parcels, and approx-
imately half of the building is one property zoned Institutional (I-4) .
� The requested rezoning corrects an apparent oversight at the time of Pako
rezoning of the property in 1958 prior to 1959 building construction. The
1958 ordinance rezoning the Pako property from the Open Development to the
Industrial Zoning District includes only the legal description for the
parcel comprising the easterly two thirds of the property. The City
Council in 1959 approved the building permit for construction of the Pako
building over the entire property. Subsequently, a 1964 rezoning of Golden
Valley Country Club property to the west erroneously included the original
two westerly parcels of the Pako site, resulting in the current Institu-
tional (I-4) zoning. Divided zoning of the Pako property was perpetuated
at the time of adoption of the official City of Golden Valley Zoning Map in
1983.
Staff suggests that the Planning Commission recommend City Council approval
of the request received from Mr. Robert L. Johnson for rezoning of approxi-
mately the westerly third of the former Pako building site at 6300 Olson
Memorial Highway from the Institutional (I-4) to the Industrial Zoning
District in order to correct an apparent oversight at the time of previous
rezonings and in order to bring zoning into conformance with use of the
property.
Attachments:
l. Site Location Map
• 2. Detail of City Zoning Map
3. Site Plan
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• April 3, 1985
� T0: Golden Valle Plannin Commission
Y 9
FROM: Mark W. Grimes, Director of Planning and Development
SUBJECT: Conditional Use Permit to Allow Day Care Center in the Convent
Building at St. Margaret Mary Church, 2225 Zenith Avenue North
Mary and Joe Whelan, Applicants
Mary and Joe Whelan have requested a Conditional Use Permit (CUP) to allow the
convent building to be converted to a day care center. The church is located
in an I-1 Institutional Zoning District. Within that district, day care
facilities are permitted with a Conditional Use Permit.
The Whelans propose to operate the day care center in cooperation with the
church. The church will either operate the center with Mary Whelan as Director
or the church will lease the convent to the Whelans and they would be
responsible for the operation. The Church Council and the Whelans are in the
process of determining the operating status. One way or the other, the church
and the Whelans will be co-signers of the Conditional Use Permit.
As shown on the site plan, the convent is �ne of several buildings in the
church and school complex. The total St. Margaret Mary Church and School site
is about 5.5 acres in size. The convent is located on the north end of the
� site, west of the rectory and north of the church and school .
There is adequate facilities on the property for parking and playground
activities. There is a large parking area east of the convent. There is
adequate space near the building that could be used for handicapped parking.
The access to the convent is from a driveway across from St. Margaret Drive on
Zenith Avenue.
Playground facilities are available on the church property or in the park just
north of the site. No roads would have to be crossed to get to the park. In
addition, the church will allow the day care to use the gym at certain times.
The convent building has three floors with about 2,500 square feet on each
level . At this point it appears that the day care center will be restricted to
the first and second floor to maintain fire and safety code standards.
The Whelans are requesting a license from the State for up to 70 children. The
more realistic number is 40 children at any one time. They are planning on a
"latchkey" program which serves school age children before and after school .
Therefore, the age served would range from 2 to 12 years.
The day care facility would have about 8 to 10 employees. There is the
possibility of staffing the center with retired persons who would work on a
volunteer basis. The maximum number of employees and volunteers would be 15.
� The Whelans do not plan to prepare meals in the building other than snacks.
The meals would be prepared in the school kitchen or catered.
� Golden Valley Planning Commission
� April 3, 1985
Page 2
It should be noted that the State is the agency that licenses day care centers
after it is determined that the local government has approved the use. The
main issue that they need resolved from the local government regards the
meeting of all building and fire codes. The State will not issue the license
until they know the local government has approved.
The section of the Zoning Code on Conditional Use Permits lists ten factors
that must be considered by the Planning Commission when making a recommendation
on a Conditional Use Permit. The following is my recommendation on these
factors:
1. Demonstrated Need for Use: Good day care centers are always in demand.
This can be evidenced by waiting lists at existing centers.
2. Consistency with Comprehensive Plan: The Plan designates this area for
semi-public/school land uses. A day care facility is consistent with this
designation.
3. Effect on Adjoining Property Values: The day care facility will not have
a negative impact on surrounding property values. The convent building
will remain the same except for interior improvements.
• 4. Effect of any Anticipated Traffic Generation Upon Surrounding Land Uses:
If the day care center serves 40 children, there will probably be about 35
additional trips made to the church area between 6:00 a.m. and 9:00 a.m.
to drop off children and about the same amount of trips to pick up child-
ren between 3:30 p.m. and 6:00 p.m. There would also be additional trips
by 8 to 10 staff inembers. Due to the "latch key" program, there would be
some school bus traffic in the mid-afternoon to drop off children.
I do not anticipate that the additional 100 or so trips over a 10 to 12
hour period will cause a traffic problem in an area that currently has an
elementary school . There is adequate off-street parking and space for
parents and buses to stop and drop off children.
5. Effect of any Increases in Population and Density on Surrounding Land
Uses: The convent is about 400 feet from the nearest house. The children
will utilize either school or park property for their playground.
6. Increase in Noise Levels by Use: The day care center is about 400 feet
from the nearest house. There may be some noise from day care children
playing in the park. This noise would not be significant.
7. Any Dust, Odor, Smoke, Gas or Vibration Caused by Use: The day care
center would not cause any of the above problems.
8. Any Increase in Flies, Rats or Other Vermin in the Area Caused by the Use:
� The day care center would not cause any of the above problems.
Golden Valley Planning Commission
� April 3, 1985
Page 3
9. Visual Appearance of any Proposed Use on Structure: The convent building
will remain virtually the same from the outside.
10. Any Other Effect on the Health, Safety or Welfare of the Public: There
would be no negative impacts caused by day care. I can only see benefits
- to the general welfare of the community by providing this ser�ice.
Recommendation
I strongly recommend approval of the proposed day care center in the convent at
St. Margaret Mary Church with the conditions listed below. I believe that
additional day care is needed in Golden Valley and that this is an ideal
location. I also believe that Mary and Joe Whelan are well qualified to
operate the day care center.
The following conditions should be made a part of the Conditional Use Permit:
1. The building meet all applicable standards and codes required by the City,
State and County. This includes, but is not limited to, the Uniform
Building Code, Uniform Fire Code, Plumbing Code and Nandicap Access
Requirements.
� 2. The State of Minnesota has issued a license for the operation of the day
care facility for 70 children.
Attachments:
1. Site Location and Aerial Map
2. Letter From Joe and Mary Whelan Dated April 2, 1985
•
• Mary and Joseph Whelan
2709 Zenith Avenue North
• Robbinsdale, Minnesota 55422
April 2, 1985
Mr. Mark Grimes
City Planner
City of Golden Valley
7800 Golden Valley Road
Golden Valley, Minnesota 55427
Dear Mr. Grimes:
St. Margaret Mary Church in Golden Valley is requesting a conditional use
permit from �he City of Golden Valley. Our intent is to utilize a currently
unused convent building as a day care center.
The need for child care is a well known fact. We propose a center that would
care for 60 to 70 children. Approximately 40 of these children would be
preschoolers, ages two to five. The other children would be of school age.
The children would be members of our parish and the community at large. The
center would be open from 6:30AM to 6:30PM. It would operate under the
Department of Human Services licensing regulations regarding staffing,
equipment, number of children allowed, etc.
� Part of our proposal is the inclusion of senior citizen volunteers and workers.
We feel there is a need in our community to continue the intergenerational
tradition that often is missing with family members living long distances
from each other. There is a value to our community in allowing the older
citizens and youngest ones to know each other's value.
Other than the changes required by the City of Golden Valley for fire and
safety, the building's appearance would not be changed. The structure is a
homelike building which would afford children care in a setting less
institutional than those of commercial day care centerso
We appreciate your consideration of this request. We feel that the center
would help meet some of the needs of citizens of Golden Valleyo
Sincerely,
���y Ir�lh�1hr� ��.w�
Mary D. Whelan
��������
Joseph A. Whelan, Jro
Petitioners for
Sto Margaret Mary Church
�
' April 3, 1985
•
T0: Golden Valley Planning Commission
FROM: Mark W. Grimes, Director of Planning and Development
SUBJECT: Conditional Use Permit to Allow Outdoor Equipment Rental in a
Commercial District at 9010 Olson Highway (Current National
Camera Location) William Friede (dba Midway Rent-All of
. St. Paul ) , Applicant
Introduction
William Friede, owner of Midway Rent-All on University Avenue near Lexing-
ton Avenue in St. Paul , has requested a Conditional Use Permit to allow the
operation of a rental store with outside storage at 9010 Olson Highway.
The property is currently occupied by the National Camera Exchange. The
Camera Exchange is going to be relocated about 1/4 mile to the west in May
or June.
The proposed rental store will occupy the entire National Camera site which
is about 36,700 square feet in size. The store will rent equipment such as
tools, party goods (tables, chairs, china, tableware, etc.) , yard equip-
ment, trailers, trucks, vans and construction equipment. The Conditional
Use Permit is required because the rental store will be storing the vehi-
� cles (e.g. trucks, bobcats and trailers) and some larger construction
equipment (e.g. cement mixers) outside. Within the Commercial Zoning
District, outdoor sales and equipment rental require a Conditional Use
Permit.
Description of Site Plan
Mr. Friede has submitted a site plan for the rental store. I have attached
two plans for your reference. The first plan was submitted earlier by Mr.
Friede and was updated by the second plan. The first plan does show the
relationship of the business to Golden Valley Road and Highway 55. The
second plan, dated March 31, 1985, which is the updated site plan, gives
more detail to the site. It shows the parking areas, display areas and how
the circulation will work on the property.
The following are items that should be considered when discussing the
Conditional Use Permit:
A. Amount of Equipment to be Stored Outside: The site will generally have
ten trucks parked on the lot. The majority will be parked along the
east property line. The maximum number of trucks would be 15 on the
lot any any time. The trucks range in size from pickup trucks to 22
foot moving trucks. Mr. Friede's experience at the Midway store is
that many of the trucks are rented at most times and often times there
are no trucks at the site. If he would get too many trucks, he would
�� call Ryder Rental and ask them to take trucks back or find space off
the site to store the trucks.
� Golden Valley Planning Commission
April 3, 1985
� Page 2
There would also be about 15 trailers on the lot ranging in size from
5'x8' to 5'x12' . He also rents "Bobcat" loaders. There would be
about four of them on the site. These would be stored in the display
and storage area or along the south property line.
Other equipment to be stored outside would include larger construction
equipment like cement mixers that are on trailers. Most equipment
will be stored inside. The ramp going to the basement will be used to
wheel equipment up from the basement.
The plan indicates a trailer pick-up area. Cars would pull up in this
area to pick up or drop off a trailer or temporarily park to pick up
other pieces of equipment.
B. Parking: There are 15 designated spaces shown on the plan. Seven
spaces will be in the front as they are now used by National Camera.
The other eight spaces will be along the building. The Zoning Code
requires one space for each 150 square feet of retail floor area. The
amount of retail space in the store will be less than one-half the
space on the first floor. (The first floor is about 4,500 square feet
in area.) I calculate that 15 spaces are needed to meet the code.
� Due to the nature of the business, the 15 spaces should be adequate.
Many of the customers will not park but drive up to the trailer
pick-up area. Also, some customers will be dropped off to pick up a
truck. Parking would be short term with a high turnover.
There will be a maximum of four employees. These employees are to
park at the rear of the building in the designated employee parking
area.
C. Circulation: The site will have a one-way traffic pattern with entry
from the east access. Rental trucks would then back into the spaces
along the east property line. The one-way traffic pattern will allow
for less confusion in the lot.
D. Fencing: There will be a six-foot chain link fence on the east and
west side of the site. The plan along the front property line is to
provide a wrought iron fence and gates at the access drives. Mr.
Friede wants to use the iron fence to provide a decorative touch.
There will be no fence along the south property line since there is a
Highway Department fence at that location.
The fences will hopefully provide some security for the site.
E. Landscaping: The first plan better indicates the landscaping that is
planned. Along Golden Valley Road, the landscaping proposed in the
first site plan will be provided along with the provision of grass in
� the areas indicated green space. Landscaping will also be provided in
an 8 foot wide strip along Highway 55.
� Golden Valley Planning Commission
April 3, 1985
Page 3
One of the major differences between the first and second plan is the
provision of a 35 foot wide green space between the property line and
the fence. This 35 foot green space is in the required setback area.
The first plan indicated a small green area with parking in the
setback area.
It should be noted that there will be no screening provided other than
by the landscaping proposed. Screening is not a requirement of the
Zoning Code in a Commercial District. I do not believe that screening
would be beneficial or necessary in this area due to the surrounding
land uses and Highway 55.
F. Variances: This plan will have to be submitted to the Board of Zoning
Appeals (BZA) to address the non-conforming areas of the plan. The
non-conforming areas include the continuation of the zero setback of
the building, the continuation of the existing setback of the parking
areas from the lot lines on the south and east and the continuation of
the existing parking area in front of the building on Golden Valley
Road. The plan will go to the BZA in May.
• I believe that the proposed site plan makes a good effort to minimize
the existing non-conformities of the site. There will be no struc-
tures in the front yard setback east of the building where there is
currently parking. The only area where parking will continue is the
seven spaces in front of the building. There is adequate space,
however, to pull out of these spaces without getting into the driving
surface of Golden Valley Road. The required rear yard setback along
Highway 55 is 35 feet where an eight foot setback is shown. However,
this 35 foot setback appears unreasonable due to the existing green
area long Highway 55. In addition, if this 35 foot setback were
enforced, the site would almost become unusable due to lack of space..
Ten Factors to be Considered as Part of Conditional Use Process
Section 20.03 of the Zoning Code requires that the Commission make findings
and recommendations on ten factors. The following are my recommendations
on the ten factors:
1. Demonstrated Need: To my knowledge, there is no general rental
business in Golden Valley. This type of business is needed for both
the business community and the general population.
2. Consistency With the Comprehensive Plan: The Plan designates the
area for Commercial development which is consistent with the rental
business.
• 3. Effect on Property Values in Area: The surrounding properties are
used for commercial uses including a gas station to the east. I do
not believe the rental store would depreciate values in the area.
Golden Valley Planning Commission
� April 3, 1985
Page 4
4. Effect on Traffic Flow in the Area: I do not anticipate that the
business would substantially effect traffic flows in the area. The
amount of traffic generated from this use shall not be substantially
greater than the traffic from the camera store.
5. Effect on Increase in Population or Density: The increased population
and density of the rental store should not have an effect on the
surrounding area. The rental store will have fewer employees. The
use of the property may be somewhat more intense because of the
outside storage but this should not cause a problem because of the
location with other commercial uses.
6. Increased Noise Levels: I do not anticipate a substantial increase in
noise levels. Any increases in noises would be caused by operation of
vehicles. The traffic on Highway 55 causes a greater amount of noise.
7. Dust, Odors, Vibration or Gas Caused by Use: The proposed use should
not cause any of the above mentioned problems.
8. Increase in Flies, Rats or Other Vermin: The rental store should not
cause an increase in the above mentioned problems.
i9. Visual Appearance of Any Proposed Structure or Use: The rental
business will have outside storage which will not be screened.
However, the business is in a commercial area along Highway 55 where
the business will have less of a visual impact. Also, Mr. Friede's
business in St. Paul is neat and well kept. I have been to the Midway
site several times. Mr. Friede has won several awards from Ryder
_ Rental regarding display of products.
10. Any Other Effect on the General Health, Safety or Welfare of the Area:
The proposed use should not have a negative effect on the health,
safety or welfare of the community.
Recommendation
I recommend approval of the Conditional Use Permit to operate an outdoor
rental business at 9010 Olson Highway with the following conditians:
1. The site plan dated March 31, 1985 shall become a part of this Condi- �
tional Use Permit.
2. The site plan be submitted to the BZA to address the non-conforming
access of the plan.
3. The amount of outside storage be limited to 15 trucks (pickups, vans
and trucks up to 22 feet in length), 20 trailers, and other miscellan-
� eous equipment. All equipment must be in the designated display and
storage areas shown on the plan in order to allow for circulation.
� Golden Ualley Planning Commission
April 3, 1985
Page 5
4. At least 15 parking spaces be designated on the site.
5. As shown on the site plan, areas along Golden Valley Road and Highway
55 should be 1andscaped as per plan. The final landscape plan should
be approved by the Director of Planning and Develapment. The land-
scaping shall be completed by October 1, 1985.
6. Any plan for lighting of the lot shall be reviewed and approved by the
Director of Inspections.
Attachments:
1. Site Location Map
2. Site Pians
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April 3, 1985
� T0: Golden Valley Planning Commission
FROM: Mark W. Grimes, Director of Planning and Development
� SUBJECT: Second Informal Public Hearing - Rezoning from Residential to
Business and Professional Offices Zoning District
1245, 1315, 1335 and 1411 North Lilac Drive -
Introduction
A� the February 11, 1985 Planning Commission meeting, the Commission recommend-
ed denial of the rezoning of the above described property. The Planning
Commission gave several reasons for recommending denial . However, the need for
more information on the drainage from the site was the primary reason. There
appeared to be a feeling by the Planning Commission that the proposed structure
was satisfactory in relation to the surrounding single-family neighborhood.
There was a request by the neighbors that Foxboro Incorporated, the developer
of the site, be tied to the specific proposal . The neighbors were concerned
that if the proposed building were not built and the property rezoned, a
building that would be unsatisfactory to the area could be built in the future.
Since the February 11 meeting, Foxboro has hired an engineer who has worked
with City staff to resolve the drainage issue. Foxboro has also come up with a
way to guarantee that the specific building proposed by them will be built.
• This idea was developed with assistance from the City Attorney. In addition,
they have met with the neighbors in the area to discuss the drainage issue and
land use issues. Because of these developments, Foxboro has asked that the
Planning Commission hold another hearing on the rezoning and possibly recon-
sider their vote.
Changes in Proposal
I am enclosing a copy of the memo written by City Planner Alda Peikert on
February 6, 1985. Many of the issues remain the same. However, there are
changes that I will explain below:
A. Drainage: Foxboro has submitted a preliminary grading plan that indicates
the way the lot will be graded. The proposal is to grade the lot so all
the water from the parking lot and building will drain to Lilac Drive.
This will require a substantial amount of fill over the entire lot,
especially in the southwest corner.
With this proposed grading, the water will come out to Lilac Drive and
drain south along Lilac Drive. The water will either enter a Highway
Department storm sewer south of the site or continue south to Phoenix
Avenue where it will run west until the water gets into the existing storm
sewer on Welcome Avenue.
City Engineer Odland has reviewed the proposed grading and drainage plan.
His studies show that there is adequate capacity in the Welcome Avenue
� storm sewer to handle the drainage from the site. He will be meeting with
the Highway Department to inform them of the drainage plan.
� Golden Valley Planning Commission
� April 3, 1985
Page 2
The other drainage alternative that was discussed was to construct a storm
sewer system through the rear yards of the properties to the south. This
system would tie into the Welcome Avenue storm sewer. After discussion
between Foxboro's engineer and the City Engineer, it was decided that
taking all the drainage to Lilac Drive was more practical although costs
were about equal .
The grading plan shows fairly steep slopes along the west and south end of
the site along the parking lot. The west end of the site will have a 3:1
slope wh�ch would allow the area to be cut by a mower. If the slope was
steeper than 3:1, the area could not be mowed. Along the south end of the
site, the slope is steeper than 3:1. In this area a low maintenance ground
cover will have to be planted.
Foxboro will be presenting some preliminary landscape ideas at the Planning
Commission meeting to address the west and south property line.
B. Building Design: Please refer to the previous building plans that were
submitted this past February. The building design is essentially the same
except that the size has been reduced from 38,000 square feet to 33,000
square feet. The reduction was made by eliminating the southwest wing of
the building. The southwest wing was eliminated so that less of the
southwest corner of the site would be paved and filled.
� It appears that the design of the building is acceptable to the majority of
the people in the area. They believe that it blends in well with the
neighborhood.
C. Guarantee to Construct Building Design Submitted as Part of Rezoning:
Foxboro Iricorporated has worked with City Attorney Barnard to develop a way
that the neighbors feelconfident the proposed design will be built.
Foxboro has agreed to allow a covenant to be put on their deed and the
deeds of the surrounding property which states that the Foxboro property
may only be used for the proposed office building. The details to the way
the covenants get filed still have to be worked out. I believe that this
should be the responsibility of Foxboro. The City will not be a party to
the covenants. The responsibility to enforcing the covenants will be with
the adjoining neighbors. I believe this is the best position for the City.
I find it difficult for the City to recommend a land use by a rezoning and
then turn around and be a party to a restriction of that land use. It is
best handled by a private agreement. These agreements should be worked out
before the rezoning becomes final .
Recommendation
I recommend approval of the rezoning based on the same reasons found in the
February 6, 1985 memo written by City Planner Peikert. In addition, Foxboro
Incorporated has taken steps to resolve the drainage and land use concerns
� raised by the neighbors.
Attachments: 1. Memo from City Planner Peikert Dated March 6, 1985
2. Drainage Plan
3. Revised Site Plan
February 6, 1985
•
T0: Golden Valley Planning Commission
FROM: Alda Peikert, City Planner
SUBJECT: Informal Public Hearing - Rezoning from Residential to Business
and Professional Offices Zoning District - 1245, 1315, 1335 and
1411 North Lilac Drive
The proponent, Foxboro Corporation, proposes rezoning of four lots with existing
older single family residences located at 1245, 1315, 1335 and 1411 North Lilac
Drive from the Residential to the Business and -Professional Offices Zoniny
District to allow redevelopment with an pffice cooperative buildiny. The four
lots comprise a site 3.21 acres in area located on the west side of Hiyhway 100
�ust to the south of Golden Valley Road.
Proposal
The proposal is for construction of an office cooperative building divided into
separate units for individual occupancy. Building design reflects concern on
• the part of the proponent for residential character compatible with the
surrounding neighborhood. The building profile is low, with approximately two-
thirds of the total 36,700 square feet located on the first floor and one-third
located on a stepped back partial second floor. The building has a U-shaped
footprint on the property with units offset to break up long exterior walls,
thus increasing the residential character desired for the buildiny. Exterior
materials are wood with stained wood siding and cedar shake roof. Although plan
sheets indicate a metal roof, the proponent informs staff that in this location .
. Foxboro Corporation intends to use a shake roof in order to enhance the residen-
tial character of the buildiny.
It should be understood that building plans submitted at the time of a rezoning
request are intended to illustrate that the type of use requested is feasible on
the subject site and also to provide an idea of intent for use of the property.
However, once the property is rezoned, an owner or developer may construct any
building permissible within the zoniny restrictions regulatiny the specific
zoniny district. The Business and Professional Offices Zoning District allows
construction of a building up to three stories in height, which height limita-
tion is the same as that for Residential and other zoning districts under the
Gvlden Valley Zoning Ordinance. In this case, there is no reason to suspect
that the developer currently requesting rezoning would not follow through with
the project.
�
�Golden Valley Planning Commission -
February 6, 1985 f
' Page 2
� Code Compliance
Building plans submitted with the rezoning application illustrate that the pro-
posed building could be constructed on the subject site within �equirements of
the Business and Professional Offices Zoning District.
Setbacks
Building and parking area shown on the proposed site plan allow the required
f ront, side and rear yards except for one parking space in the southeast corner
which projects into the req�ired 35 foot landscaped setback from the street
right-of-way. The plan shows more than the required 50 foot building setback
from adjacent Residential zoning on the south and west and meets the required
25 foot setback to parking on these two sides. Adjacent zoning on the north is
Business and Professional Offices, and the plan provides the required 2U foot
setback to building and 10 foot setback to parking or drive.
Parking
The site plan illustrates p�ovision of more than the required number of parkiny
spaces on site. Required parking for 36,700 syuare feet of space at a ratio of
one s�ace per 250 square feet of office is 147 spaces. The number of parkiny
spaces provided is 155, which would be reduced to 154 with the elimination of
one space encroaching into the required front yard.
` Building and Fire Code
The preliminary plans submitted with the rezoning application were reviewed by
City Inspections staff. Inspections staff outlined Code requirements for
sprinkleriny of the entire building, separation walls between units, and
compliance with handicapped accessibility requirements on an individual unit
basis. The Inspections staff inemorandum was transmitted to the proponent for
information purposes and fi or guidance in future preparation of more detailed
building plans. It should be noted that final building and landscaping plans
are reviewed by the Building Board of Review prior to issuance of a building
permit.
Existiny Site Conditions
The subject site proposed for rezoniny consists of four residential lots
occupied by four existing single family homes. Three of the houses are on larye
lots each approximately one acre in size. The most northerly house, located at
1411 North Lilac Drive, has a small lot and was not included in an original pre-
liminary proposal presented for staff comment. Staff advised the proponent that
the rezoning request would be more likely to receive favorable consideration
with inclusion of this property which would otherwise remain an isolated
Residential use between Business and Professional Office properties.
�
� • � Golden Valley Planning Commission
February 6, 1985
, Page 3
� The northernmost house, built in 1950, is the newest of the four residences,
with the others constructed in 1900, 1905 and 1918. The oldest house, the resi-
dence located at 1335 North Lilac D�ive, currently appears vacant. The property
at 1335 North Lilac Drive includes both a house and a second �esidential
building behind the house, and there are reportedly one or more nonconforming
apartment units existing in the house and/or accessory building.
The three large lot properties have been on the real estate market for several
years offered as a combined site subject to �ezoning. This potential redevelop-
ment site was included in the senior citizen housing site inventory compiled for
the Planning Commission Recommendation on Implementation of the Housing Policy,
dated April 25, 1983.
Compatibility With Surroundiny Zoning and Land Use
The proposed office redevelopment use of the subject property is compatible with
surrounding zoniny and land use, which include both Residential and Business and
Professional Offices zoning and use.
Adjacent property to the north at the intersection of Golden Valley Road with
Highway 100 is zoned Business and Professional Offices Zoniny District and is
the location of a small office bailding similar in scale and character to the
building proposed. Height of the existing office buildiny is one and a half
stories, and exterior finish is dark stained wood. An existing residence on
Golden Valley Road, which abuts the northwest corner of the subject site, is
� also zoned Business and Professional Offices according to the Official City of
Golden Valley Zoning Map.
Properties to the west and south of the subject site are zoned Residential and
belong to an established single family residential neighborhood. The house
directly to the south is screened by an existing solid wood fence approximately
six feet in height. Residential properties to the rear or west of the proposed
office building are at a lower elevation. Separation is provided by deep lots,
by the chanye in elevation, and by existing trees on the hillside portions of
the adjacent residential lots.
Scale of the proposed office building is deliberately unobtrusive, and visual
impact on the residential properties to the west should be minimal . On the
other hand, the office building would provide separation and buffer of adjacent
residential development from Highway 100.
Conformance With Comprehensive Plan
Amendment of the Comprehensive Land Use Plan Map designation for the subject
site would be appropriate at the time of the next Comprehensive Plan update.
.
� Golden Valley Planning Cort�mission
February 6, 1985
. Page 4
� THe Comprehensive Land Use Plan Map included in the City of Golden Valley
Comprehensive Plan adopted in November 1982 indicates long term low density
residential land use for all area west of Highway 100 and south of St. Croix
Avenue. However, both Comnercial and Business and Professional Offices zoning
and land uses already exist northwest and southwest respectively of the inter-
section of Golden Valley Road with Highway 100. There is potential for redeve-
lopment to the north of Golden Valley Road, as well as to the south at the
subject location. City staff has been approached in the past with a suygestion
for redevelopment of the unsightly commercial on the northwest corner of Golden
Valley Road and Highway 100 combined with redevelopment of several residential
properties to the north. It is unreasonable to expect redevelopment to low den-
sity residential .
The Comprehensive Land Use Plan Map designation requires reconsideration in view
of redevelopment potential of older and deteriorating residences located adja-
cent to Highway 100. Redevelopment alternatives include multiple family resi-
dential and office development. Office space is apparently the more financially
feasible redevelopment alternative at this time. Furthermore, the exclusively
daytime use of office may be more compatible with adjacent single family resi-
dential development.
In conclusion, the subject rezoning proposal is not in conformance with the
current Comprehensive Land Use Plan Map designation for long term low density
residential use. However, increased awareness of redevelopment potential for
the area indicates a need for reconsideration of the long term use designation
� at the time of the next Comprehensive Plan update.
Enyineering Considerations
Access and Traffic
Access to the subject site is provided by means of three routes. First, there
is a riyht off and right on access to and from southbound Highway lU0 at Lindsay
Street, reached by following North Lilac Drive to the south. Secondly, access
to Highway 100 both northbound and southbound would be at Duluth Street, reached
by following North Lilac Drive to the north to the Springyate Shopping Center.
Thirdly, Golden Valley Road to the west connects to Douglas Drive and from
there south to Highway 55.
There is potential for traffic congestion resulting from peak hour influx and
outflow of cars to and from the proposed office buildiny. The availability of
several alternative access routes is a mitigating factor. Furthermore, these
routes avoid residential streets. According to the City Engineer, planned
improvements to Duluth Street in the vicinity of Hiyhway 100 will alleviate
already congested conditions at that point and adequately handle additional
traffic generated by the proposed small office building. Staggering of work
hours could be utilized to minimize peak hour congestion in the immediate vici-
nity of the proposed office buildiny.
•
Golden Valley Planning Co�nission
• February 6, 1985
Page 5
�
Utilities
Sanitary sewer and water service adequate to accommodate the proposed office
building are available to the site. '
Drainage
Drainage of the subject site is a crucial consideration due to the fact that
runoff would be substantially increased by the addition of building and parkiny
area and due to the fact that natural drainage is to the west onto single family
residential lots.
The site plan submitted with the rezoning application does not provide a
finished yrading and drainage plan. A detailed plan is not required for con-
sideration of rezoning, but the proponent should understand that no construction
may occur prior to preparation of a detailed drainage plan acceptable to the
City Engineering Department.
For the information of the proponent, it will be necessary to drain all runoff
from the site to the east toward Highway 100. Location of collection points
along Highway 100 must be confirmed in the field. Storm sewer in the residen-
tial street to the west of the subject site is inadequate to accommodate
drainange from the proposed development even if easements were acquired for
� routing across private residential properties.
It appears that substantial fill of the southwest portion of the subject site
would be required in order to achieve drainage to the east. The City Engineer
speculates that grading and drainage may necessitate construction of a retaining
wall in the southwest area. All such provisions must be included in a complete
drainage plan submitted for Engineering review prior to appearance before the
Building Board of Review and prior to issuance of a building permit. .
Recommendation �
Staff recommends favorable consideration of the requested rezoning based on the
deteriorated condition of existiny sinyle family residential structures on the
subject site, based on potential for redevelopment of large lots to a higher and
better use, based on compatibility of the proposed redevelopment use with
surrounding zoning and land uses, and based on improvement of the property both
in terms of aesthetics and in terms of value. Staff suggests that the Planning
Commission recommend approval of the request received from Foxboro Corporation
for rezoning of 1245, 1315, 1335 and 1411 North Lilac Drive from the Residential
to the Business and Professional Offices Zoniny District.
Attachments:
1 . Site Location Map
2. Detail of Official Zoning Map
3. Site Plan and Elevations (Full sized plan sheets enclosed separtely.)
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LEGEND tweT ��NO.,
� OPEN DEVEIOPMENT � BUSiNESS� PROFESSIONAL OFFICES
� lIESIpENTIA� � COMMERCI�L
MULTIPLE OMrELLINO � RADIO S RAILROAD
Q M-I �t.e_nwy�+a��� � �16MT INOUSTRIAL
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