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05-13-85 PC Agenda � . � � Y � GOLDEN VALLEY PLANNING COMMISSION Civic Center, 7800 Golden Valley Road May 13, 1985 AGENDA I. APPROVAL OF MINUTES - APRIL 22, 1985 II. INFORMAL PUBLIC HEARING - PRELIMINARY PLAT APPLICANT: Church of the Good Shepherd LOCATION: 145 and 225 Jersey Avenue South and 6800 Laurel Avenue REQUEST: Approval of Revised Preliminary Plat of Church of the Good Shepherd Addition III. INFORMAL PUBLIC HEARING - REZONING APPLICANT: Richard F. Sachs • LOCATION: 220 Turners Crossroad South REQUEST: Aprroval of Rezoning from Open Development to Multiple Dwelling (M-1) Zoning District IV. REPORT ON CITY COUNCIL MEETING - MAY 7, 1985 V. REPORT ON APA CONFERENCE - APRIL 20 - 24, 1985 VI. AMENDMENT TO CHAPTER 6 OF THE ZONING CODE VII. DISCUSSION - FUNGTION AND ROLE OF HOUSING AUTHORITY � , � MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION . April 22, 1985 A regular meeting of the Planning Corrunission was held in the Council Chambers of the Civic Center, 7800 Golden Valley Road, Golden Valley, Minnesota. In the absence of Chairman Prazak, the meeting was called to order by the secretary, Commissioner McCracken-Hunt, at 7:00 P.M. Those present were Commissioners Leppik, Lewis, McAleese, McCracken-Hunt and Russell . Also present were Mark Grimes, Director of Planning and Development, and Gloria Anderson, Planning Secretary. Absent were Commissioners Kapsner and Prazak. I. APPROVAL OF MINUTES - APRIL 8, 1985 It was moved by Commissioner McAleese, seconded by Commissioner Russell and carried unanimously to approve the minutes of the April 8, 1985 Planning Commission meeting as corrected. II. SET DATE FOR INFORMAL PUBLIC HEARING - REZONING APPLICANT: Goldman and Sachs LOCATION: 220 Turners Crossroad � REQUEST: Rezone from Open Development to Multiple Dwelling (M-1) Zoning District Acting Chair McCracken-Hunt introduced this agenda item and noted the May 13, 1985 informal public hearing date recommended by staff. It was moved by Commissioner Leppik, seconded by Commissioner Russell and carried unanimously to set an informal public hearing date of May 13, 1985 to consider the rezoning of 220 Turners Crossroad from Open Development to the Multiple Dwelling (M-1) Zoning District. III. SET DATE FOR INFORMAL PUBLIC HEARING - AMENDMENT OF PRELIMINARY PLAT APPLICANT: Church of the Good Shepherd LOCATION: 145 and 225 Jersey Avenue South and 6800 Laurel Avenue REQUEST: Approval of the Preliminary Plat of "Church of the Good Shepherd Addition" This item was added to the agenda and introduced by Director Grimes who explained the changes that were to be made in the preliminary plat submitted and recommended for approval by the Planning Commission on February 25, 1985. Director Grimes recommended an informal public hearing date of May 13, 1985. • It was moved by Commissioner McAleese, seconded by Commissioner Russell and carried unanimously to set an informal public hearing date of May 13, 1985 to consider the Preliminary Plat of "Church of the Good Shepherd Addition". � Planning Commission Minutes April 22, 1985 � Page 2 IV. 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 Acting Chair McCracken-Hunt introduced this agenda item and asked staff to commentaon the proposal . Director Grimes reviewed the request for the preliminary design plan for PUD #48 and gave the staff recommendation. Commissioner Russell asked if the dwelling would be owner occupied and also if the adjoining single family dwelling was on a normal size lot or a large lot. Director Grimes stated that each side of the dwelling would be sold and owner occupied and that the adjoining lot was similar in size to the subject lot. Commissioner McCracken-Hunt asked if attempts had been made to sell the lot for a single family dwelling, and Director Grimes stated that the cost of the soil corrections for the property were high and would not be feasible for a single family dwelling. � Mr. Paul Noyes, Meridian Construction Company, Inc. , was present to answer questions. He described the proposed dwelling and indicated that the finished size of each unit would be in excessive of 1800 square feet on two levels with a two-car garage for each unit. Commissioner McCracken-Hunt asked what the square footage was of a typical home in this neighborhood. Mr. Noyes stated that most of them were between 1200 and 1400 square feet in size, and that his proposed dwelling would be at least comparable. Commissioner Russell asked what the depth of the structure was. Mr. Noyes indicated the size of the building to be 50' x 80' and that the setbacks were more than adequate to meet the zoning regulations. Commissioner Russell also asked how much of the natural landscaping would remain and Mr. Noyes stated that two Chinese elms would have to be removed but other landscaping would remain and additional landscaping done. Commissioner McAleese asked the proponent if the property had been marketed for a single family dwelling and the proponent stated that soil preparation work would be in excess of $15,000 which would be too high for a single unit and that with a double unit, the costs could be split. Acting Chair McCracken-Hunt opened the meeting for public input. � " Planning Commission Minutes April 22, 1985 � Page 3 Mr. David McCunn, 8930 - 23rd Avenue North, stated his concerns regarding additional traffic on 23rd Avenue during construction and who would pay for repairs to the street, maintenance of the property if it were rented rather than sold, and who is responsible for enforcing completion of the landscaping of the property. Director Grimes stated that repairs were being planned for 23rd Avenue this spring but that any major patching or repairs to the street would not be done until after construction of the proposed dwelling. He also stated that there would be a two-year landscape bond required for this PUD and that landscaping is enforced by the building department. Commissioner Russell asked about the hauling of dirt from the property. The proponent, Mr. Noyes, stated they would not be removing dirt from the property. He also stated that construction vehicles would be coming and going via Ensign Avenue. Mr. Noyes also explained that he could not guarantee the units could be sold but that for economic reasons every effort would be made to sell them. He also stated there would be a ma�ntenance agreement required on this PUD which the City could enforce in regard to upkeep of the property. Mr. Richard Larsen, 9036 Elgin Place, owns the property behind the subject lot � and is very concerned with the drainage problem as the surrounding properties drain into the subject property. He felt that even though the drainage plans indicate the water would drain toward 23rd Avenue, he would have more water on his property. Director Grimes explained that the property would be built up so that the water would drain toward 23rd Avenue. He stated that he had talked to City Engineer Lowell Odland regarding the drainage plan and that Mr. Odland felt it would work. Commissioner Russell suggested that if arrangements could be made for Mr. Odland to meet with the surrounding property owners and explain why this drainage plan would work, it might be helpful . Mr. Phillip Huntington, 9018 Elgin Place, also had concerns about drainage of the property. The public hearing was closed. Commissioner Russell stated she felt the building would be fine but it seemed that something would have to be done to assure people that the drainage situa- tion would be handled correctly and not get any worse. She was very concerned about the drainage. � ' Planning Commission Minutes April 22, 1985 � Page 4 Director Grimes suggested that whatever recommendation the Commission made at this time, that before going to the City Council , Mr. Odland and Mr. Noyes could go out to the property and meet with the homeowners to assure them the drainage plan would work. Commissioner Leppik stated it seems like there is a whole neighborhood drainage problem and doesn't feel comfortable approving until drainage for the area is improved and should look into a different drainage pattern, perhaps under the trail as suggested with a larger sewer. Commissioner McCracken-Hunt stated it is mandatory that when things are done to a piece of property, that it cannot adversely affect the drainage to any of the neighboring properties any more than it previously was. Commissioner McAleese stated he assumed that a PUD is allowed on this site and not in conflict with the Comprehensive Plan. Director Grimes stated the site was zoned for low density and that the proposal • would be in conformance with that use because of the size of the lot. It was moved by Commissioner Leppik, seconded by Commissioner Russell and carried unanimously to recommend City Council approval of the preliminary design plan for PUD #48 subject to the following conditions: � 1. Sewer and water service connections shall conform to City of Golden Valley utility standards. 2. Building construction shall conform to all requirements and recommenda- tions of the City Building Inspector and City Fire Marshal . 3. Landscaping shall conform to the adopted City of Golden Valley Landscape Standards and to all requirements and recommendations of the City Building Inspector. 4. Prior to issuance of a building permit, a landscape bond in an amount to be determined by the City Building Inspector shall be executed and de- livered to the Golden Valley Inspection Department. The landscape bond shall run for two (2) full growing seasons and until released by the Golden Valley Building Inspector. 5. A homeowners agreement for joint maintenance of the two family structure shall be drafted and submitted with the PUD General Plan of Development application. The joint maintenance agreement shall meet the approval of the City Attorney. � � Planning Commission Minutes April 22, 1985 � Page 5 6. Standard six-foot drainage and utility easements along all rear and side property lines, exclusive of the zero lot line between the two newly created lots, shall be added to the Final Plat of Meridian First Addition - PUD No. 48. Ten-foot drainage and utility easements along front property lines of each of the two newly created lots shall be added to the Final Plat. 7. The proponent will meet again with the City Engineer and neighbors to consider a better drainage plan for the area prior to City Council consideration. V. REPORT ON CITY COUNCIL MEETING - APRIL 16, 1985 Commissioner McAleese attended the April 16, 1985 City Council Meeting and gave a report to the Planning Commission. VI. REPORT ON BZA MEETING - APRIL 9, 1985 Commissioner Leppik represents the Planning Commission on the Board of Zoning Appeals (BZA) and gave a report on the April 9, 1985 meeting. VII. REPORT ON HRA MEETING - APRIL 9, 1985 � Commissioner McCracken-Hunt represented the Planning Commission and gave a report on the April 9, 1985 meeting of the Housing and Redevelopment Authority (HRA). VIII. RESCHEDULE MAY 27, 1985 MEETING OF THE PLANNING COMMISSION The regular scheduled meeting of the Planning Commission on May 27, 1985 has been changed to May 20, 1985 as May 27 is a legal holiday. Meeting was adjourned at 8:40 P.M. Linda McCracken-Hunt, Acting Chair � , Planning Commission Minutes April 8, 1985 ° Page 4 � exit plan which should alleviate any traffic backup. Mr. Friede informed the Commissioners that they had they own snow removal equipment and that if there was a large amount of snowfall , it would be hauled from the site. He also stated that they would only do small repair jobs at the site and that most of the repairs would be done at their St. Paul location. Questions were raised regarding the storage of fuels on the premises and Director Grimes stated that if the building were sprinklered, up to 50 gallons could be stored there. He also stated it was recommended by the City Fire Marshal that the building be sprinklered. Chairman Prazak opened the meeting for public input. Mr. Ralph Lange, owner of Hannon Security at 9100 Olson Memorial Highway, expressed his concerns regarding the parking problem, snow removal , and asked what Midway Rent-All 's hours of operation would be. He also stated that the trucks parked in the storage area and the fencing would block out their signage along Olson Memorial Highway. Mr. Friede said they plan on being open from 8:00 A.M. to 6:00 P.M. for a year or so and then extend their hours, and that they would be open seven days a week. He felt that with the trucks parked at an angle along the east side, there would not be a visibility problem for Hannon Security's signage. Mr. Friede stated that there should not be more than five cars parked there at any given time. He further stated that the property will be landscaped and � resurfaced and that the property's appearance and the parking will be improved over what it is now. Chairman Frazak closed the public hearing. Commissioner Leppik feels that the Midway Rent-All business would be an improvement in terms of traffic and parking and that the landscaping will help to improve the appearance of the area. Chairman Prazak asked questions of the staff regarding the fence. Director Grimes said that the matter of the fence would have to be addressed by the Board of Zoning Appeals (BZA). Commissioner Russell felt an effort should be made to include the neighbors in discussion of the parking and fence problems, and City Planner Alda Peikert informed the Commissioners that adjoining neighbors would be notified when Midway Rent-All went to the BZA. It was moved by Commissioner Russell , seconded by Commissioner McCracken-Hunt and carried unanimously to recommend City Council ap roval of the �nd`io„naal Use Permit or Mid -All at 9010 Olson Highway ased on findings in staff repor a e pril 3, 198 subject to the following con i ions: 1. The site plan dated March 31, 1985 shall become a part of this Conditional Use Permit. • , Planning Commission Minutes April 8, 1985 Page 5 , 2. The site plan be submitted to the BZA to address the non-conforming aspects � 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 miscellaneous equipment. All equipment must be in the designated display and storage areas shown on the plan in order to allow for circulation. 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 landscaped as per plan. The final landscape plan should be approved by the Director of Planning and Development. The landscaping shall be completed by October l, 1985. 6. Any plan for lighting of the lot shall be reviewed and approved by the Director of Inspections. 7. The operation shall comply with all requirements and recommendations of the City Building Inspector and Fire Marshal . Commissioner Russell ' left the meeting at this point. VI. INFORMAL PUBLIC HEARING - 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 Chairman Prazak requested an update of this rezoning request from the staff. Director Grimes gave a review of the request and stated that neighbors had been re-notified of the rezoning request. Chairman Prazak suggested that the proponent make their presentation at this time. Mr. Dennis Marhula of Westwood Engineering was present to represent the proponent, Foxboro Incorporated. Mr. Marhula gave his presentation of the drainage plan for this property whereby they had worked out the problems that had previously existed. He also explained the ig line of the property from nearby homes. Mr. Lynn Sloat of Sloat Logan Associates gave a presentation on the building concept. He stated that they had reduced the size of the building from 36,700 square feet to 32,500 square feet. Mr. Sloat stated that reducing the size of the building did not change it's appearance but it did reduce the numbers of parking spaces which would indicate less cars. The number of parking spaces now required is 130 and they have provided 132 parking spaces. • Planning Commission Minutes April 8, 1985 . Page 7 � The Public Hearing was closed. Chairman Prazak stated he felt the proponents had been responsive to the drainage issues, that it appeared unlikely the property would be developed for residential use and was inclined to support the revised plans. Director Grimes explained that Foxboro has promised to guarantee the construc- tion of the 33,000 square foot office building as submitted to the Planning Commission. Mr. Jerry Lagro of Foxboro is working with an attorney to develop deed restrictions or covenants that may be placed on the Foxboro property and the deed of adjoining properties stating that only the proposed office building would be built. Enforcement of the restrictions would be the responsibility of the adjoining property owners. These restrictions will be developed prior to submittal to the City Council . Commissioner Leppik felt she would support it as it seemed the property could not be sold as it was presently zoned and that she would prefer to see a different zoning with a higher quality development on it and thought that is what the Foxboro proposal would be rather than leave it in a deteriorating condition. Commissioner McAleese sta ed hat felt this was a good project but that a State law State Statute 47 .865 bd. 2 seems to state that a local governmental uni canno rezone in conflict with the Comprehensive Plan. Therefore, he said he would vote against the plan. � Commissioner Kapsner stated that he agreed it was an important issue that the former owners had tried to sell it for residential use and that he would support the rezoning rather than have it remain as it presently is, as it was a good proposal . Commissioner McCracken-Hunt was in favor of the rezoning and felt it was an improvement of the site and that the proponent had worked with the neighborhood to everyone's best interest. It was moved by Commissioner Leppik, seconded by Kapsner and carried to recommend City Council approval of the rezoning of the property at 1245, 1315, 1335 and 1411 North Lilac Drive from Residential to Business and Professional Offices Zoning District and that the Council take no final action until the private covenants have been made between the proponents and residents. Commissioner McAleese voted against the rezoning. VII. REPORT ON CITY COUNCIL MEETING - APRIL 2, 1985 Commissioner Kapsner attended the City Council meeting of April 2, 1985 and gave a report to the Commission. The meeting was adjourned at 9:45 P.M. � Gary Prazak, Chairman Linda McCracken-Hunt, Secretary L . May 7, 1985 � T0: Golden Va11ey Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: Consideration of Revised Preliminary Plat of the "Church of the Good Shepherd Addition" At the February 25, 1985 Planning Commission meeting, the Commission reviewed and recommended approval to the City Council of the preliminary plat of the "Church of the Good Shepherd Addition". The recommendation was forwarded to the City Council at their April 2, 1985 meeting. At that meeting, the proponent asked that the action on the preliminary plat be deferred in order that the plat could be altered. The City Council referred the plat back to the Planning Commission to review the proposed changes. The staff has called another informal public hearing for May 13, 1985. The revised preliminary plat is very similar to the original plat except that Lot 2 (the south lot) has been made larger by the addition of an area about 160 feet by 220 feet (about 35,200 square feet) at the northeast corner of Lot 2. In order to somewhat compensate for the reduction in the size of Lot 1, an area about 100 feet by 120 feet (about 12,000 square feet) was added back to Lot 1 directly east of the convent. Therefore, Lot 2 is a total of about 23,000 square feet larger than originally proposed. . The reason for the increase in the size of Lot 2 is to provide for more area to the future purchaser of the lot. It is my understanding that a large church would like to buy Lot 2. In order to construct the size church that they desire, a large number of parking spaces are needed. This additional area added to Lot 2 provides the additional parking area. The City Engineer and I have reviewed the revised preliminary plat and requested several changes and addressed several areas of concern. They are: 1. Potential access from Block 2 to West Cortlawn Circle has been eliminated. The first revised plat indicated that the northeast extension of Lot 2 was adjacent to West Cortlawn Circle. The staff does not want to see access � to the parking lot for the new church from Cortlawn Circle. The mix of residential traffic and church traffic is not desirable. In order to permanently eliminate this possibility, the Church of the Good Shepherd has agreed to dedicate Outlot A to the City of Golden Valley for park and open space purposes. Access cannot occur over park and open space property without permission from the City. Outlot A is 10 feet wide along the east line of the northeast extension of Lot 2. This area would not be used in any case by the owner because it is a required setback area. 2. The Church of the Good Shepherd has agreed to give the City an additional 10 feet of street easement along Western Avenue. Western Avenue is only 40 feet wide north of the Church. Streets are normally 60 feet wide. � 3. The Church of the Good Shepherd has agreed to move the frame garage that is on the property line between Lot 1 and Lot 2. This is necessary to eliminate any setback problems. � Golden Valley Planning Commission � May 7, 1985 Page 2 4. The Church has redesignated the paved area north of Lot 2 as a playground. This area is never used for parking but as playfields. The Zoning Ordinance states that the building setback in the Institutional District is 50 feet and at least 25 feet has to be a landscaped area. In the case of the paved church playground, the staff is considering this area "landscaped". 5. The northeast addition to Lot 2 may be used as a parking area for the new church and meets all setback requirements (25 feet from the property lines) . The staff recommends approval of the revised preliminary plat of the Church of the Good Shepherd Addition. The new plat meets the requirements of the sub- division code. The approval should be with the following conditions: 1. An additional 40 feet of right-of-way be dedicated for Laurel Avenue along the south property line. 2. Prior to final plat approval , the City receive an easement for a 50 foot wide greenbelt along Laurel Avenue. This easement is to be considered the park dedication for this plat. 3. The Church of the Good Shepherd dedicate Outlot A to the City of Golden Ualley for park and open space purposes before the final plat is approved. � 4. The Church of the Good Shepherd give the City of Golden Valley an easement for street and utility purposes over the north 10 feet of Lot 1 before the final plat is approved. 5. The frame garage located on Lot 1 be removed before the final plat is approved. Attachments: 1. Memo Dated February 20, 1985 2. Site Location Map 3. Preliminary Plat . i a February 20, 1985 • T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: Informal Public Hearing on the Preliminary Plat of the "Church of the Good Shepherd Addition" The Church of the Good Shepherd at 145 Jersey Avenue South has presented the preliminary plat of the "Church of the Good Shepherd Addition". The 16.61 acre subdivision is located on the east side of Jersey Avenue South between Western Avenue and Laurel Avenue. The purpose of the subdivision is to divide the church property into two lots. The north lot, or Lot 1, is the location of the existing church, convent and school. The south lot, or Lot 2, is a vacant parcel. Lot 1 is 9.82 acres in size and Lot 2 is 6.3 acres in size. The proposed preliminary plat complies with the requirements of the Zoning Code. This property is currently zoned I-1 Institutional. k'ithin this district, churches and schools are the permitted uses. The existing use of Lot 1 meets all requirements for lot size, setbacks and parking. The Comprehensive Land Use Plan indicates this area for schools and semi-public facilities as the property is now being used. � Adequate utility services are available to Lot 2. A sanitar� sewer line is available along Laurel Avenue, Jersey Avenue and the east property line of the lot. Public water is available in Jerse} Avenue and Laurel Avenue. Drain- age to Lot 2 will have to be provided by an internal storm sewer system that will be drained to the City ponding area directly east of Lot 2. An5• draina€E plan for the development of the site must be approved bti� the City Engineer. As part of the platting procedure, the Church of the Good Shepherd will be required to dedicate an addition of 40 feet of right-of-war for Laurel Aver.ue. This additional 40 feet will provide a 100-foot right-of-way for Laurel whict; will be used for an expanded street. In addition, the subdivision regulations require a public dedication of propert�• for park and open spaces. The amount to be dedicated is a minimum of ten per- cent of the subdivision or a cash dedication equal to ten percent of the la�� value. In this case, the staff is recommending the dedication of a 50-foot greenbelt easement running parallel with Laurel Avenue, (This easement is in addition to the required 40-foot dedication for Laurel Avenue. ) This Laure� Greenbelt has been recommended by the Parks and Open Spaces Commission to helt provide a buffer between the intensely used properties along Highwa� 12 an� the residential neighborhood north of Laurel. It is hoped that such a greer.- belt will run along Laurel from Pennsylvania Avenue to Florida Avenue. t,fien a building permit is issued on Lot 2, the landscaping of the greenbelt must be considered. The Park and Open Spaces Commission has made suggestions re- garding the landscaping. i � ` . • Golden Valley Planning Commission February 20, 1985 Page 2 � The Planning staff recommends that the Planning Commission recommend City Council approval of the preliminary plat subject to the following conditions: , 1. An additional 40 feet of right-of-way be dedicated for Laurel Avenue along the south property line. 2. Prior to final plat approval, the City receive an easement for a 50-foot wide greenbelt along Laurel Avenue. This easement is to be considered the park dedication for this plat. Mi,'G:ga . Enclosures � � , . � .......tLoiiORea. .._ s b..-"� "'.fe{�� . ° f A117I' 'l ' "�"�� � 11;� � . 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M �N � .► , .,, , o � ���' � + 3 �^ � - � � Q M � � y v� I 1 ♦ v � v ' � PA�,' 0 F • �T�R�� � �� w NO ti4e � s' • RcG,STE►�����vL � � y' -� su�rz� � o 0 r���.� Z � o , � N� E r , � I �; , ; . �. `° •�' .�.�. _ s n•k �t: -- — s�:b _ _ 'Q� c - -- �. '� E ` � Y�1 O , . I � __. . • � _ a � , May 8, 1985 � � T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: Rezoning of 1.12 Acre Parcel at 220 Turners Crossroad from Open Development to Multiple Dwelling (M-1) , Richard Sachs, Ted Goldman, Arnold Goldman and Stuart Friedell , Applicants Introduction The proposal made by the applicants is to rezone a 1.12 acre parcel of property at 220 Turners Crossroad to allow the construction of a 24-unit apartment on the property. Currently, a single family home is located on the property. This proper�y is not located directly on Turners Crossroad but is 309 feet to the west of Turners Crossroad. Access to the home is over a ten foot wide easement along the north property line of the home located at 300 Turners Crossroad. Analysis The following are issues that the staff believes should be c�nsidered when considering this rezoning: � A. Current Zoning and Comprehensive Plan Designation - The current zoning of the property is Open Development. This district is considered a "holding" district in the anticipation of a change in the existing land use. The majority of the property in the area that is north of Laurel , west of Turners, south of Glenwood and east of the railroad tracks is designated on the Plan for medium density housing such as the existing apartments in the ` area. The remainder of the property in the area is designated for semi- public/public uses. That property is used for a church and City fire station. The parcels that are zoned Open Development are currently used as single family home lots on Turners Crossroad and Laurel . 6. Timing of Rezoning Request - The rezoning request is consistent with the Comprehensive Plan for the area because the M-1 District is a medium density zoning district. However, the staff is concerned about rezoning only one of the lots that is used for a single family home. The staff believes that it would be in the best interest of the City and a developer to develop all the Open Development property at the same time. The piecemeal development of the area may harm the overall development of the area. I know that the propo�ents have made offers on the remaining homes in the area with little success. � 3 Golden Valley Planning Commissior� May 8, 1985 � Page 2 • C. Access to the Site - The City Engineer and the Planning staff have serious concerns regarding the proposed access to the site for an apartment. The access to Turners is a ten foot wide easement which is the current access to the house on the site. This is not adequate even for emergency access. The second access is through the apartment complex to the south off Laurel . (The proponents are the owners of that apartment building. They are proposing a 14 foot wide easement. This easement is also not adequate. The Engineer also has concerns about this west easement over the ponding area for the apartment. The ponding area cannot be reduced in size. The proponent has asked if the City would condemn property for additional easement width. The staff has told him that this is unlikely. D. Utility Service - The Engineer believes utility service would have to come from Turners. The ten foot wide easement would not be adequate for utility lines (water and sewer). The easement would have to be more than twice that width. E. Street Access - The City normally does not approve buildings that do not have street frontage. This lot does not have frontage except by easement. F. Proposed Building - The proposed site plan indicates a proposed 24-unit building that meets most of the requirements of the Zoning Code in terms of building setbacks, parking and lot coverage. The building would be consistent with the other development in the area and the Comprehensive Plan. However, the placement of this building on this 1.12 acre lot may � harm the eventual overall development of the area. The building would require a variance for density. The ordinance allows only about 23.5 units on this size parcel rather than the proposed 24 units. The Ordinance requires 2,200 square feet of land area for each unit in the building. The building would have to be reduced in size or go before the BZA for a variance. Recommendation The staff recommends that the Planning Commission recommend denial of the rezoning from Open Development to M-1. The use of this single lot is not reasonable due to problems relating to access, utility service and street frontage. Most importantly, the development of this single lot for an apart- ment may have a negative impact on the eventual overall development of the area north of Laurel . Ideally, all the property zoned Open Development could be developed at the same time to provide for good multiple family development that encompasses the entire area. I believe that the Open Development District should be maintained and was meant to maintain an area until it is ready for full development. At this time, the entire area is not ready for development. The staff believes it is in the best interest of the City to wait until all the Open Development or a large portion of the Open Development property is developed at the same time. � Attachments: 1. Site Location Map 2. Comprehensive Land Use Plan Map 3. Site Plan yssil—ssit! rt�sl P/o1 s6ls ' �- �0,—��.�V ` �„ "� : - ! ... `r �� / 1 312� �0� � 3J3.o � � � • f7J/ I • • I � �� �'., �'� �O � { M� • i 0 n � SiOd ' � e �70 ��1'- 4 � .� .�S ,� 4�T,T � . 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OF PENNSYLVANIA 6 � � �NDUSTRIAL, TEItMINAL OF TURNERS CROSSROAD MAREMDUSE AND RADIO � NATURAL AREAS � LIGHT INDUSTRlAL � � COIVIMEFiC1AL BUSINE55 AND PI�OFESSIONAL OFFlCES � �—3 � ` May 8, 1985 � T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: Amendment to Chapter 6: Light Industrial Zoning District to Allow by Conditional Use Permit Food Processing that Involves Cooking, Heating, Smoking, Soaking or Marinating Processes The staff would like to suggest an amendment to the Light Industrial Zoning District in order to permit by Conditional Use processing and packaging of food that involves heating, cooking, smoking, soaking or marinating. The present Code allows food packaging and processing but does not permit any cooking. The staff believes that a more reasonable alternative to not allowing the cooking of food would be to permit cooking with a Conditional Use Permit. It is my understanding that there has been concern in the past regarding businesses that cook food in the packaging process. The concern was primarily over the odor that was emitted from the process. I believe that the odor emitted from the food cooking process is a legitima,te concern and should be taken into consideration when evaluating such a business. This is particularly important in Golden Valley where there are residential areas close to most � industrial areas. However, the staff believes that rather than not allow businesses that cook food as part of the food processing business, it would be best to permit the cooking by Conditional Use Permit. There may be food processing businesses that do cook food tha�t may not emit odors that would be offensive to the surrounding area. Also, there may be techniques that may be employed to eliminate odors before leaving a business. It would seem to be the most logical step to evaluate each business and the type of odor emitted rather than not permitting these businesses as does the present code. Under the Conditional Use Permit procedure found in Chapter 20 the Zoning Code, the Planning Commission and City Council may make findings on each proposed Conditional Use Permit. One of the specific findings mentioned in Chapter 20 regards odors caused by the proposed use. If it were found that no offensive odors were emitted and that the use would not adversely affect the health, safety or welfare of the community, the Conditional Use Permit could be issued. If offensive odors were to be emitted, the use could be denied or measures taken to eliminate the odor problem and these measures made part of the Conditional Use Permit. This issue came to staff attention because a business that manufactures sandwiches and other food products for the institutional and vending markets asked to locate in an industrial district. The business, however, does about 6 - 7 hours of cooking during a week. The cooking involves mainly the prepara- tion of food to be part of the sandwiches. The business does not anticipate any odor problems greater than any restaurant in the City. However, there is � no way this type of business is permitted in the City without the suggested ordinance amendment. y � Golden Valley Planning Commission May 8, 1985 � Page 2 The staff is recommending that the Planning Commission recommend to the City Council that under Section 6.04 Conditional Uses in the Light Industrial District No. 13 be added stating the following: 13. Food packaging and processing that involves cooking, heating, smoking, soaking or marinating procedures. By adding this conditional use to the Light Industrial District, the same conditional use would also be in the Industrial District. � �