The URL can be used to link to this page

06-10-85 PC Agenda � . . -----_. _... . � .. � .�... _.-...---_.. - - _. r .-,. _ _ - - - . _. . . _.. _ .. . ��, ., - , �' ��.,�.:�a� �, , ., , . n. `a GOLDEN 1�ALtEY PI.ANNI� CDI�MISSION ' � � ''�' Ci vi c Cen.ter, 7800 Gol den Yal l ey Road '-�" �b'" � � �� i0, 19@5 , � .�:-; � �t . .. � ' Vie 1?'. � ' � A6f NDA . i � � I. APPROVAL OF MINUTES - MAY ��, 19�5 i � i II. SET DATE FOR PUBLIC HEARING - AMENDMENTS.TO THE �MPREHEPiSIUE PLAN - i III. INFORMAL PUBLIC HEARING, � Pl2ELIMINARY PLAT j APPLICANT: Southwirth Development Corporati�n � • i LOCATION: 501 Theodore Wirth Parkway I 1 REQUEST: Approval o.f Pre7iminar.y Plat of "Southwarth" IV. INFORMAL PUBLIC HEARIN�i - CONDItIONAL USE PERMIT APPLICANT: Pro-Kleen a�to �ervices . LOCATION: 1000 Boone �venue North REQUEST: Approval of :a Condit�onal Use Permit to Al]ow an � � Automobile .Cleaning ,Service. ,i;n ar� Industria� Zoning District V. INFORMAL PUBLIC HEARING - PRELIMINARY PLA7 APPLICANT: International Development, Inc. � . LOCATION: 7700 Wayzata Boulevard REQUEST: Approval of Preliminary Plat of "Sumter Office Addition" VI. INFORMAL PUBLIC HEARING - REZON;�J�G APPLICANT: International Development, Inc. � „ - LOCATION: 7700 Wayzata Boulevard REQUEST: Approval of Rezoning from Residential to Business and � Professional Offices Zoning District � � . � VII. REPORT ON CITY COUNCIL MEETING - JllNE �4, 1985 " � � VIII. DISCUSSION OF GOLDEN HILLS TAX INCREMENT FINANCING PLAN IX. DISCUSSION OF HUME OCCUPATION�O�DINANCE Y MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION .� ,. '. ,� . ,. .,�.... r: ',.9 May 20, 1985 A regular meeting of the Planning CQmmissia.n was held in the Forster Room of , the Civic Center, 7800 Golden Valley Roa'd,,"Golden Va11ey,, Minnesota. . Chairman Prazak called the meeting to or°der at� �� Q; P.M. . . ,�. . . . , ,� . . ��.. . . . � S_'�f.: . � �.a'..','. Those present were Commissioners KapSner,,L"eppik�, Lewis,� (�cAleese, . McCracken-Hunt and Prazak. Also present were Mark Grimes, Directo.r o,f� Planna.ng and Development, and Alda Peikert, City Planner. Commissioner Russell was ` absent. r. � � . ' . . . . ..e � ' � � I . APPROVAL OF MINUTES - May 13, 1985_� ;"`� ' " , 'J It was moved by Commissioner McAleese, seconded by Commissioner�Kapsner,� ar�d carried unanimously to approve the minutes of the May 13, 1985 Pianning Commission meeting. ., _ .- _ ��.. , , II. SET DATE FOR INFORMAL PUBLIC HEA�IIVGS - ��ZONING AND PRELIMINARY PLAT APPLICANT: International Development, �.rrc.. ; ,. _ LOCATION: 7700 Wayzata Boulevard , REQUEST: Rezoning from Residential to Bu�in�ess �nd �rofessional � Off i ces Zoni ng Di stri ct and Approv..al d�€ Pr�.1,i mi nary P1 at III. SET DATE FOR INFORMAL PUBLIC HEARING - CONDII`'IONAL USE,�RERMIT APPLICANT: Pro-Kleen ° `� .. y � _ � � ..i. LOCATION: 1000 Boone Avenue North REQUEST: Conditional Use Permit to Allow an Auto Cl��aning Service in an Industrial Zoning District , IV. SET DATE FOR INFORMAL PUBLIC HEARING - PRELIMINARY PLAT APPLICANT: Southwirth Development Corporation LOCATION: 501 Theodore Wirth Parkway REQUEST: Approval of Preliminary Plat for Southwirth Chairman Prazak introduced the items for setting of informal public hearing dates and noted the June 10, 1985 informal public hearing date recommended by staff for all items. Chairman Prazak suggested that all setting of informal public hearing dates be handled in one motion. � � Planning Commission Minutes � May Z0, 1985 ', Page 2 I � It was moved b�r Corranissioner McAleese, seconded by Commissioner Kapsner and carried unanim�busly to set informal public hearing dates of June 10, 1985 for consideration pf the preliminary plat of the property at 7700 Wayzata Boulevard, for consideration of rezoning of 7700 Wayzata Boulevard� from the Residential to the Business and Professional Offices Zoning District, for consideration f a Conditional Use Permit for an automobile cleaning service at 1000 600ne Ave�ue North in an Industrial Zoning District, and for consideration of the prelimi�ary plat of Southwirth. V. REPORT �N HRA MEETING - MAY 14, 1985 Commissioner M�Cracken-Hunt provided the Planning Commission with a report on the May 14, 19$5 meeting of the Golden Valley Housing and Redevelopment Authority (HRA) . VI. WORK/STUDY SESSION Following discussion of procedure for updating of the City of Golden Valley Comprehensive Plan, the Planning Commission reached consensus on formation of two initial committees, Land Use and Housing, and on a list of five priority areas for focus of the Land Use Committee. It was pointed out by Commissioner McAleese that the Planning Commission By-Laws designate the Planning Commission Chairman a member of all committees. Committee membership is as follows: � Land Use Committee: Commissioner Kapsner Commissioner Leppik Commissioner McAleese Commissioner Prazak Housing', Committee: Commissioner Lewis ' Commissioner McCracken-Hunt Commissioner Prazak , Commissioner Russell Priority focuslareas for Land Use Committee consideration are as follows: � 1. Gol�en Valley Lutheran College 2. Gol�ien Valley Health Center 3. Ols � n School 4. Hig way 100/Golden Valley Road 5. Dul th/Douglas Streets A tentative tir�e for initial Comprehensive Planning Committee meetings was scheduled priom to public items at the June 24, 1985 Planning Commission meeting. �� Rlanning Commis',sion Minutes - May 20, 1985 ' � Page 3 ', � Commissioner Mcl��leese suggested formation of an additional cortanittee to re are P P a Planning CoRUnjissioner Handbook. Commissioner Lewis volunteered to work with Commissioner Mc'�,Aleese on this cor�nittee. The meeting adj'�ourned at 9:00 P.M. ' I i , � , Gary Prazak, Ch'airman Linda McCracken-Hunt, Secretary � i II, �I � � �� I�� , � � June 5, 1985 � T0: Golden Valley Planning Commission FROM: Ald� Peikert, City Planner SUBJECT: Set Date for Public Hearing - Amendments to the City of Valley Comprehensive Plan In conjunction with a request for rezoning of 7700 Wayzata Boulevard, the proponent, International Development, Inc. , requests concurrent consideration of an amendme�t to the Comprehensive Plan designation of long term land use at the site. Attached is a letter from legal counsel for International Develop- ment, Inc. , o�ficially submitting a request for a Comprehensive Plan amendment. The Comprehensive Land Use Plan map contained in the Land Use element of the City of Golden Valley Comprehensive Plan adopted November 16, 1982 designates long term land use for the property at 7700 Wayzata Boulevard as Single Family (Low Density) Residential . The proponent requests rezoning to the Business and Professional Offices Zoning District in conflict with the existing Comprehen- sive Plan designation. Legal counsel for the proponent has indicated concern • over Metropolitan Land Planning Act provisions prohibiting discrepancies between compr�hensive plans and "official controls". This is a concern to which the Planning Commission was alerted at the time of the recent Foxboro rezoning on the west side of Highway 100 south of Golden Valley Road. The Golden Ualley Planning Commission recently initiated an update of the Comprehensive Plan, which would include reconsideration of the I-394 corridor including the 7700 Wayzata Boulevard site. Both in response to the provisions in the Metropolitan Land Planning Act concerning conformance of controls to the comprehensive plan and in the interests of preparing a more useful updated comprehensive plan, the Planning Commission intends to move away from use in the Comprehensive Plan of a map specifying land use categories similar to zoning districts. In recognition of the fact that the Comprehensive Plan update will require a considerable amount of time, staff suggests that in the interim the Planning Commission make amendments to the Comprehensive Plan as required to maintain conformance to current zoning and land use decisions. Procedure for amendment of a comprehensive plan specified in planning enabling legislation requires a formal public hearing before the Planning Commission with notice published in the official City newspaper at least ten days prior to the hearing. Staff suggests that the Planning Commission set a public hearing date of July 8, 1985 for consideration of amendments to the adopted City of Golden Va11ey Comprehensive Plan both for the 7700 Wayzata Boulevard site and for the Foxboro site at 1245, 1315, 1335 and 1411 North Lilac Drive. The official publ�c hearing on comprehensive plan amendments is held before the • ' i Golden Valley !�Planning Commission June 5, 1985 i� + Page 2 ', � 'I, Planning Commillssion, and no hearing is required before the City Council . Therefore, Plalnning Commission recommendations on the comprehensive plan amend- ments could bej referred to the City Council for consideration at the July 16, 1985 City Coun�il meeting, which would coincide with the City Council hearing date for rezonling of 7700 Wayzata Boulevard. Metropolitan Cpuncil guidelines for review of comprehensive plan amendments require submit!tal of all except "housekeeping" amendments to the Metropolitan Council for review. Only amendments with potential impact on a metropolitan system (sewers',, transportation, parks and airports) require Metropolitan Council review� prior to official adoption. In addition, amendments must be sent to "affected" adjacent communities. In the case of the two amendments proposed for consideration at this time, there would be no effects on neighbor- ing communities or impacts on metropolitan systems. Proposed amendments could be sent to the City of St. Louis Park and to the Metropolitan Council for information purposes, but there would be no need to hold adoption for a review and comment period. • Attachment: May 21, 1985 Letter from Dick Nowlin, Larkin, Hoffman, Daly and Lindgren, Ltd. � LARHIN. HOFFMAN. DALY 8c LINDGREN, LTD. JAMES P. LARI(IN ATTORNEYS AT LAW ({ERALD L.SECK NOBERT L.NOFFMAN TMONAS B.NUMPMREI',JR. JACK C. DALY PETER K.BECK D.IfENNETN LIND6REN ISOO NORTHWESTERN FINANCIAL CENTER JON 8.SWIER2EWSK1 ANDREW W.GANIELSON TMOMAS J.F�YNN WENDELL R ANOERSON 7900 XERXES AVENUE SOUTH qODERICK 1.MACNEN2�E GERALD M. Fp1EDElL .IAMES G.OUINN aoeeaT e.wH�T�ocK BLOOMiNGTON, MINNESOTa. 65a3� ROBERT 6.RENNER,JR. ALLAN E.MULLI6AN OANIEL A.OUINLAN ROBERT J.NCNNE85EY TELEPNONE 1612) 835-3800 JEROME M.KANNNE RONALD R.FLETCNER TODD I.FFEEMAN JAMES C.ERICK30N ANDREW J.MITCMELL EDWwRD J.DRISCOLL 2000 PIPER JAFFRAY TOWER FEDERAL PRACTIGE PARTNERSMIP DAV�O 6.MOE��ER JAME8 P, MIIEY JOMN A.COTTER� JONN A.McMUOti 222 SOUTN NINTM STREET LARKIN,NOEL 6 FALK KATHLEEN M.OATES� OENE N.FULLER TMOMA6 O.M�LONALD• J08EPH W.ANTMONV MINNEAPOl15,MINNESO7A 5b602 SUITE 1110 BwwD�Er N, I.ENRMAN DAVID C.SEL�ERGqEN TELEPMONE(6121 338-6610 1301 PENNSVLVANIA,N.W. BEATRICE A,qOTNWEILER JOMN D.iULLMER 8MERRILL OMAN KURETICM ROBERT E.BO�LE WASHINGTON,D.C.20004 PAUL B.PLUNKETT FFANK I.MARVEY SUSAN R.BURNIGNT RICNARD A.FORSCMLER TELEPFIONE(202I 737-1000 qMY DAQR GQADT RICMARO A,NORDBYE ALAN L KILDOW ROBERT T. MONTACSUE,JR. aqRTH C.COLLEF CHARLES 3.MODELL MARK E. DUVA� CFIRISTOPHER J. DIETZEN IfATNLEEN M.PICOTTE NEWMAN RICMARD I. DIAMOND LARRY A.�(OCM JOMN R.BEAtt1E PETEF J. COYLE JAMEB M. STpOTMEF CATHERINE BARNETT WIL30N� LINDA N. PISNER TMOMAB P, STOLTMAN OF GOUNSEL 3TEVEN Cd.LEVIN JOSEPM 61T15 FORREBT D.NOWLIN TMOMAS N. CAREY MICMAELC-JACKMAN MICMAEL 5.MARGULIES •AlDO AOMITTED IN 3TEPNEN B.SOLOMON w19CONS�N JONN E.DIENL May 21, 1985 Ms. Alda Peikert 7800 Golden Valley Road � Golden Valley, Minnesota 55427 Re: Sumter Office Building Application for Amendment to the Golden Valley General and Comprehensive Land Use Plans Dear Alda: As per our telephone conversation, International Development hereby submits its written request for a change in the Compre- hensive and General Land Use Plans. It is understood that the application for the Comprehensive Plan Amendments will be considered concurrently with the application for rezoning. . The property, approximately 1.11 acres located north of U.S. Highway 12 between Sumter and Rhode Island Avenues is currently undeveloped and zoned low-density "Residential. " The applicant seeks rezoning to "Business and Professional Office. " The current Comprehensive Land Use Plan designates the property as single family "Residential" and the applicant seeks a change to "Business and Professional Offices." � LARKIN, HOFFMAN, DALY 8c LINDG�?E1�, LTD. � Ms. Alda Peikert May 21, 1985 Page Two The current General Land Use designation for the property is "Residential" and the applicant seeks a change in use to "Office. " I have taken the liberty of enclosing a supplement to the applications which supplies additional relevant data. If you have any additional questions or comments, please contact me. Sincerely, � � � Forrest "Dick" Nowl 'n, for ' LARKIN, HOFFMAN, DALY & LINDGREN, LTD. pre � enclosure � � - June 5, 1985 . T0: Golden Valley Planning Commission FROM: Alda Peikert, City Planner SUBJECT: Informal Public Hearing - Preliminary Plat of "Southwirth" The proponent, Southwirth Development Corporation, is developer of Southwirth, a 60 unit condominium project currently under construction on a parcel approx- imately five acres in size located at 501 Theodore Wirth Parkway. The development site, located on the south side of Highway 55 between Meadow Lane and Theodore Wirth Park, is made up of 40 small residential lots, along with vacated Sunnyridge Lane, vacated France Avenue, and vacated alleys. Southwirth Development Corporation requests approval of the plat of "Southwirth", which plats the property as one lot. Purposes for the platting include consolidation of the property into one development parcel and estab- lishment of drainage and utility easements. Approximately the western half of the site is utilized for storm water ponding purposes, and the City of Golden Valley has already constructed ponding and installed landscaping on that � portion of the site. A drainage easement over the ponding area guarantees continued future use for storm water holding purposes. The proposed plat of "Southwirth" is presented in Final Plat form rather than Preliminary Plat form. The reason for this is that the developer previously completed as part of approved development plans all work associated with prep- aration of a preliminary plat, including delineation of existing topography, preparation of utility plans, and preparation of grading and drainage plans. The City Platting Regulations make provision for City Council waiver of requirements of the Platting Ordinance provided there are special circumstances or conditions affecting the property such that strict application of the Ordinance would deprive the applicant of reasonable use of the land, provided the variance is necessary for preservation of a substantial property right of the petitioner, and provided granting of a variance will not adversely affect neighboring properties or the public welfare. In this case, the developer has already undertaken the expense of completing information requirements associ- ated with the preliminary plat. In fact, soil correction and preparation of the site for development have been unusually costly. Requirement that the developer prepare a preliminary plat at this stage, with construction already underway, would constitute an unreasonable hardship. Waiver of preliminary platting requirements would not adversely affect surrounding properties or the community, due to the fact that adequate site planning for development has . already been completed. � . Golden Valley Planning Commission � June 5, 1985 Page 2 City of Golden Valley platting procedure calls for Planning Commission review of the Preliminary Plat only. Following City Council approval of the Prelimin- ary Plat, the Final Plat is returned directly to the Council for action. In this case of presentation as a Final Plat, the plat will be referred to the City Council once only for action on waiver of Preliminary P1at requirements and for approval of the Final Plat. Staff suggests that the Planning Commission recommend City Council waiver of Preliminary Plat requirements and approval of the Final Plat of "Southwirth". Attachments: 1. Site Location Map 2. Plat of "Southwirth" � i •• 2G10.�1 R,cs.•• ��i � - - - ��- --� r- - - iGG:14- --� r— •—iiL14- -- " i i- -- - Z�G74__ _l.L ��'�_k�': � � i� '�' � .R� 4R ' �'` L . ( � —— � — ' R � .� I �_ 423� 26(�2 _�IZOS ' i I --2,(G..92_ _ 2LG.92 Z��91- - I'h ,�j, 30 ,,o �t � I. �,. bo �u.1 it. � :- - - - - 's. - - - �"- - - - _` �' I �^ 1� � •n � � 4 �i�4t i - t !- - --- � �°+ I � -�it4.5 _��.0 p r 13f��_s � � �.i ° � Z 5t 179 s � p ' � � . - -- � '°, .- lo � il6 � Z ��! , tc_x�81 a Q u.sn221 � 280 ° ;': ,., 1 s • ' �9,�_= � _ 111, ` q � •t�14 .s' ��' � i2o '�°'�b► 60 �'� — �-. h : � Q �T` 7� 'S a° 3 .. �, � Z � ° � .�o�ia W . ��a . � ��,ie9 .• a t�9 � & �i "' h� •G1t . j ' It9 ' �„� •I� . � I9� "' L19 tb3 e2G +y� � _� Q ; � �t�• : h. �66 _� iu.cc�� °' !1�1 HI� � h ii� t64 p , 3�8 a � � I21�° `O: •130 � = h � m ` ` � j h a 19Z h tIG 265 . ' � 4� �9 e . a: . �.� 3 � �o ' "��' ` �i�!��° Zh� •�i9 193� � '^ ,tl5 t8� � �e • 3z3 � , /�' � •G'S � � �- �n ,� • li Q � �26��- 194 Z ZBl ii ��m j22 ' '40, �� w�'::• �r°, �t��'�-- �'�]1124 � � ' . 195 't : . GI ° Itt Z8 •lt' . 213 • 8 '�Q , 321 , .Ao f �S ° AV �os t ; � �azoo �0 ° Q 196 . h 21 & i69 'i� � 3i 3' 40�, . �b ' 4z�s ��,� ,�,3 4zos <�z9 WOODS�TOCK AVE. � .f�, o _ . .. .. .. _ .. u ,.• ' ' .. , . s�.c , t e n � "` •q r�.` I � i-�o � �_ � � � � ; � �_ :� s � o • /Oy. I f �7 O �J`��7L.{S v° '�~IIUS k, 58 51 ; �55 54 53 SZ St i So 4�� b ;4l i46 v ' �tlo� � l6T91� ; O�+�tB B � � �� ' . � � i _ i `� `�, ' to°I _-392�u,E? • 31'1 qa,�' , � 5 r1� 40 .� _ ..J .. . '�; � ' 40 � - ; •'!�i0� t93� ° '�4�4�16 �uqdqo� ; � •- ; o ;�=; '�`' �� s s H � �_zo ��91 • Zo1 � �t94 ' o � , � 'i�5. ,' qoa i . �►1: a e-�»3� '��'j4 35 36 31 ;31 39�40 41� 43 44�45 0 �,��p+ ' t95� � °' 0e 314� `,oa�°J��5. �; ;4?12 42D0 r, .Y.sqVE �� ' � :�# �;_� + � 4; — � ms :96 Q� 3�� o. a3o- i„$ �2it . '�'s� 's p .. �' • y -� , c: ' �- -��R _± �'_•e: ►oo 'ro o2a. ;' �°?�o � a , s : � •t � 241 � ^ �l12 41� • + EV��LYm�,,.� /9�1E ' �---� o • � '>. ' �,,�►, y a�ss „� 4,_ to 298 � � �• ��i ---- i ,.• a.tr .. itle �� 412 . !' r °1 40+1 ' o al 4�a,. i oi. - . o , � i.a f • , ♦ �. � I - ��9 I Zb ��;�t6 � �~ � 21� 19 � ��1_�I ' � �2°2 ' t5:�i�°�`� ---�` 2 ' �_��3io 4l3 - - 2�.�' � 't'! - - S. J �� b �� } ' ` _• • , '� 3; �� ` " :, " '3°° ' ''.,J` 30'1 4i4 Z p0 � o n s .. `s��^I . - ► &1 �l,,�� • . .. ti '�Z00 ' ' i�3ol h o�1_ic�5 i,ic415-� i � � V e' OI . �° ��v, � �� 4ee�� - .. ��;,}�31 "� j - ♦ -� t. , _ . Z3 N T o�� 4 � 5 6 ' 1�j 8` �� l0 1�t2 13 14�IS z , 1� �0i �01 U6,,,„ �" ` '�� A +• � , � 1 �� ° ��0 3. '�i " �� z3o �'�4 4/� oLU i9b� .zL=t�o3�: � '113t3� i,��'� - f, ; . .-- -' .._ . �_ � �91 ��'� L t.,10^ Jac •t•�c�.. a2i� n .. . _ g � � '�04 1 �60 ° �05 v 419 ii^° �� °C ' 0 .� . '•`` ".�i F��¢qi iva 3�b'r�+, `�1b�G S' ST.YAC.It'1.Sj- r., _ '� 40/6 — - `' 39,0 �, J 1 i �, ;O�,r'Q, � �3 ,�p ":75.5' _ ' __ _� _ __ —. o " .R ...�SZ�._ ��Y� . . .__ c � �_,` � 2 � .o o -+— _.. :... S�, 39.. � �, � ti�. y�� sti� ..2,5 Z9; . 4,z5 �� ;o,s� zce 5 -s� �� . _ � , -- � �� $0. �� • 9 „ • � a � „ .� �� a �J � �._,,�ZZ• � ;y ..;`° �o� �� M= wg 4 � -� •�'� �-i • o , :. � � .� Q 2 •°,V��Q � � V�• � �` E "` 2 0 � ,�°�- � � ILog-� .°�N 4l o .a = . w . ;��'�:2�� ; •� ..`��ls �O� � � �\ ' �8 •� ^ t gS� "� ` �,_ , �//q��Gs%y �p V�W td.7f.� •W N WO. � � O � O � : v� � b O '� � • � �f5• �N �� B � O '11 O .� J' . C-� � e y3fj� �Z �°'6.+sti s'•° � .I� a � : .R �� d. � ^. - �v — � �� , . �` ��4� �i�� -i o '�W a - vl o � � u �v � o ;.xD�M y, �t ,�D °oIN; — � _ �.m ZI. � • I16.4 or „ :�tq,.,�•.r ,er..` . 290 � � � o� s ;��n ..�, _._ ` ( � �leey .sj• �r9�'� -+-r h+-2)7J 'M �. �v , ti�b '�% F� ti�a o 7 Bf, , • ., a,�, N 'L v`� .'h^i � 3 Z • � � �i:;•�;Y j '••,j��1�°'�$ C •ti � , r ~� -� �''� I ,,4�TOLG •�� . '`154 _ �.a, �. 2fa , o L� ., B � , 2 � .9� �� `•'-1-�c. _ P i . �'ti . �;✓! 7 N bB ~ 3Z9 t °$ ' •.oti . ��`S s z' �'? M�b- h 494d � N.Fj'34 k' � � �� O _ ��NY �t / 4� J ^' o N � �,; ,� C/R k/� j � � 4 N v' 'N W h �/� � tiI � 9'�i . � I = - _�o8.a ,��,a . � °- �� ?��`� .°.� � � V/ vJ � � ! � 0.b�'b` � n'c,•�,. . B _ \�'1 N i C' � �-10 3.'I � �`° � �� . N —-� -- � 'tt � 200 `�� h�3 ��J ��'3�`��' ; T---�f �• tl ~ � N89°3�n�) •m�� o ( ��9 1 �� " ��- � .Dc g +e 4 v� � 5 ^' z' 1 �304.5 � s A ADDN. ! 235 �5 i9'2720"E _ - �a - ' _ ^ - 3oop sf 4 ? i4s9: ` ,k:4d I � � � � �-- — � - - -- ------- - - -- --BENCH n.1A.P,C�-+►o� � ✓�C./`I U Ci� V N� � ^ A � /� c� C. /''1 /V („ � `_� -sp�'.. •..---- N/'3G'24"E �5?•66�/E.IS'. (4S�00 GGEA/W000J --- � 60 ' _"- I �•�� 3e H � �'� O �--+••t;� I ,�d °� ��P'`�'�'4GE- I I �Y � N �+ I y I I Op ,�' �-� -_ y�� n; LL� �� I�L2. •��t,a�� \o I I � \ i �I � �v�a '�'�`, t� " ^� � n� �S f`. r� �Y ro + + 4s � G. �� . ra � � I � � -'-t____ _ ___� I �l) \ ,p I`� r � +�i � � ;� � � _ ��'•� �'li � I �2 , I tv � �� S�Y�__� .• \ � I �a � i I � ��ELi,vE-�}�'- 1� y'� \'I �G�I I I f� C} I �� I t� V \r � C� '� �� / I I � �� N ��. I ` -�-�- i _.i � .�L I � � �-� I— I w �� : � C� . , ��,;;-r-c � , y � ; . . - � ' p ' �� T� �` w!.G i� �-- v �� , r d _T" C� � � � q/ � 8s �\� w � c i �rj � � I � (.� qGE /� I I�\� `� \� ---- ---- � �r� o i N... F \ � � � �', �o ��I � ' � n� 9`'E I / �� r'c_.: • N D•3o'vD" yi �2?•07 .o y C� , � r_ ('�� I (�j C4 fYr� I �w� ; \I t. �.`, fa � N '�, C� �_ ___— ^ ` ' ` Y'�'' ' .� � � I r� 00 I �.a Qp •�J ��, � I � � 1 �[ � � ) N oti�i� S' is, t.� c,: I y � �m� � � I �,r �D /��i� I �(''� I ' \ �'�� r.: �\ -_ �,v n'� c �O �, � \ \: a I` \� " I "'� � I � I\ �!% � j '4 c � ' I I ';-� � � � � ?� �m�� , I �—�,�-�'" � a�tiN='I ��.� � � � � , z � � � 5'NO.P G/A/E I I I �\ � � � —�_ 0 � --� N¢ '-�- _��---- —.�,:�n\ M%��L. _�J�f �`�� `1 � ,. � � — ..�_- -- --- �_ .tl4"� � o � a �P �� E `+ �: -��A/A/qGE AAIO UT�T _�EN po '�=�.0� I I`��.�, ��'� � Op � v `-�- —'fo2. _ � .-.T-n � i�� q �� rJi /�^ i--''+ � ..' � �- C� r; "� � ��i�:.i�i Cti ..� (� /�//�' i /C / l� �7 (. J,p p\�� .f! /�J L '11 C^ 9,�•8� \\ _� � Dy \ �,�W ' v' �/o/�'/�'/� �� _T- � � �- -- �$�.� �'!iv'p � r— � �� N i= I I I w� � I I �� ^ � � o I I �� m � N � ' � Y� � �—` 8 i�o� oy I ! `w� � � � <� � �, � � I � ,-�. 1_ ; ; o� - � �� J w I c� I `" �,3 � c,� I ��' i c,�I �O �I� R �- �� "`' �° �� ' �� r�� c , �,� I I � _, �:. I �, � -� � �,,�� o �� J ��. � — tiao, I I `` � � ,°w'� C�t � � �� i �, o s°�°oF � I I I i a�w � � _ �, � , . � I N ,. c J -y �; �, I � I , � � ` G y s ` u' I � � I �•t� NO c �s.� " ��y. �4�,$% �, e r 'n � ---J- I ��. �- � o y � � P v fi .; V ►4 �.� 6. 1 i C.0 � L t,.C ,� �c o ` � O �S O � , � �'---;� ;=�,�F ! � � � i — --� ; 5 y., sos �, I s A//°3 '29'E"... I I I I I I � _i ti0� 8 �-� I \ r,� � fa ' �a /�p ?6� \ �'a �o �, <, I c� I �, I �.� I �; I I c,� c>>� w� � O � �y I �J I ' t7 `�� Y� UJ f �. � I � `w `i` I dj `�`'' t3, �3'�� . � ,,; � � I �' I � i �4 �., I � � I I � � � ' ° c= I � � � � � 6� _�,i_D�PAJ�/AGE NO UT/L/T!/ EASE�MENTr ' W w ---� --�--�-- --�------��_1__, ►5 �. c,; � ,o��/� ^ �-rL-n /�� A /�'� i /1 ! �i � / �� - y� �� -------- �,,:.� , �, � iv� C r� v �/� C, � ° � `�I S/°00'00"W 358 80 MEAS. <360.00 GCENW000J v' . �-- • • �-�1 n �) �7 _r � � � i �7- i � �I � i� , � � � �i � �� tr �. /.� t� i. L v� i r � �7 r � n � v� /� � t - June 5, 1985 � T0: Golden Valley Planning Commission FROM: Mark Grimes, Director of Planning and Development SUBJECT: Informal Public Hearing - Conditional Use Permit to Allow Auto Cleaning Business in an Industrial Zoning District at 1000 Boone Avenue North, Pro-Kleen Auto Services, Applicant Introduction Pro-Kleen Auto has requested a Conditional Use Permit in order that the business may operate from the new office/warehouse building at 1000 Boone Avenue North. The property is located within an Industrial Zoning District. A Conditional Use Permit is required in the Industrial District for automobile repairs, auto body repair, and auto cleaning and reconditioning. The Planning Commission must consider the effect of the proposed car cleaning business on the surrounding properties and the effect of the business on the overall health, safety, and welfare of the community. The Planning Commission must also consider the business based on ten factors found in the Conditional � Use section of the Zoning Code (Chapter 20). If it is found that the business may operate without causing any significant adverse impacts, a Conditional Use Permit should be issued. Certain conditions may be placed on the permit to assure a good operation. Description of Business and Proposed Location Pro-Kleen is a small auto cleaning operation. At the present time there are two employees (Jeff Eye and Mike Musech). The business is primarily to clean used cars from auto dealers. The cleaning includes washing, waxing, glass cleaning, vacuuming, shampooing of carpeting, and the pinstripping of vehicles. Pro-Kleen does not do any mechanical repairs, auto painting or body work. At the present time the Minneapolis Auto Auction is their largest client. The space they will be leasing is at the southeast corner of the north wing. The size of the space is 1,933 square feet. There is one garage door along the east end of the building that will allow access for the cars. All work on the cars will be done indoors. It is anticipated that 6 - 8 cars may be normally stored inside the shop with a maximum of 10 cars. Four parking spaces are designated for the shop as shown on the plan. These outside spaces will be for ' the employees (currently two with the possibility of a couple more) and temporary storage of cars to be cleaned. No cars to be cleaned will be left outside overnight to minimize the chance of vandalism. At the present time, the business is operated by the owners driving to the Minneapolis Auto Auction in Plymouth to pick up cars. They will drive over one � "clean" car together and pick up two cars. The maximum number of cars they will have is ten with the usual number between 6 - 8 cars. ' Golden Valley Planning Commission June 5, 1985 Page 2 � The space they will be leasing is in the Boone Plaza office/warehouse buildin 9 at Tenth and Boone. The single story structure is located on about a ten acre parcel . The total size of the building is about 125,000 square feet. Currently, Honeywell is the primary tenant in the west part of the building. They use the building for office space. The remainder of the building interior is not yet finished although interior construction is underway. The Pro-Kleen space is at the far northeast end of the building. The 1,933 square feet they plan to lease will be only about 1.5 percent of the total leasable space in the building. The leasing company has designated four parking spaces south of the Pro-Kleen location. According to Pro-Kleen, these four spaces should be adequate. The total parking for the Boone Plaza building is 383 stalls. The four stalls for Pro-Kleen is 1 percent of the total stalls available. Ten Factors to be Considered as Part of Conditional Use Process Section 20.03 of the Code requires that the Commission make findings and recommendations on how the proposed use relates to ten factors. The following are my recommendation on the ten factors: 1. Demonstrated Need: Pro-Kleen is an operating business currently in Long Lake. There appears to be a market and need for this type of business by auto dealers in the area. � 2. Consistency with the Comprehensive Plan: The Plan designates this area for industrial development which is consistent with a car cleaning operation. 3. Effect on Property Values in Area: The surrounding properties are used for business, office and industrial uses. The leasing agent finds the use acceptable. Therefore, I assume that the agent does not believe the business will depreciate the value of the Boone Plaza Building. I do not beiieve that the car cleaning business will depreciate land values if it is properly managed. 4. Effect on Traffic Flow in the Area: I do not anticipate that the business would substantially effect traffic in the area. The usual number of cars to be cleaned at one time is 6 - 8 with no more than two coming in at any one time. 5. Effect of Any Increase in Population and Density Upon Surrounding Land Uses: The increase in population caused by the car cleaning business will be minimal and have no substantial effect on surrounding properties. 6. Increase in Noise Levels by Proposed Use: I do not anticipate any significant increase in noise levels due to this business. All cleaning will occur indoors. • � Golden Valley Planning Commission June 5, 1985 Page 3 • 7. Odor, Dust, Vibration or Gas Caused by Use: The car cleaning business should not cause any of the above mentioned problems. 8. Increase in Flies, Rats, or Other Vermin: The car cleaning business should not cause any of the above mentioned problems. 9. Visual Appearance of the Proposed Use: The car cleaning business should not have a negative visual appearance if the outside storage of the cars is kept to a minimum and all work is done inside. 10. Any Other Effects on the General Health, Safety, and Welfare of the Area: The proposed use should not have any other significant negative effect on the health, safety, and welfare of the commun- ity. Recommendation I recommend approval of a Conditional Use Permit to allow a car cleaning business in the 1,933 square feet of space designated on the plan of Boone Plaza. There are several conditions that I am recommending should be attached. I am somewhat concerned regarding the potential for excessive outside storage of cars. I have seen other car cleaning businesses which have several cars parked outside waiting to be cleaned. In this case, however, I believe that there is adequate interior space for storage and there is adequate parking � space outside designated for the business. I also believe that R. L. Johnson Company has a responsibility to ensure that the car cleaning business is run well so that it does not detract from their very attractive office/warehouse building. R. L. Johnson has a significant investment that they want to see maintained. I am recommending the following conditions: 1. The car cleaning operation be limited to the 1,933 square feet of space designated on the site plan submitted by R. L. Johnson dated October 10, 1983 and revised August 31, 1984. 2. The car cleaning operation be designated four parking spaces as shown on the above mentioned site plan. 3. All car cleaning must be done inside the building. 4. All cars to be cleaned shall be stored inside or within the four designated parking spaces. Attachments: 1. Site Location Map 2. Site Plan � �rrcp� ri�i r .�.-- -- - B�i�I M/SG.�'7 ��\�•OP� '�Cl.Z6 " ...yR '+��. —, — ••-. • , w. � : \ 1� �- � -------- � iao.f! be.ot: I)t9! 1T4.99 �0.0?; i7S.af 4 f� + ' � LSZ.Ob B6.�6 '' � ,'�� q �t�'1 Sf yq Df f9 h pq rs `•';•'' ��' � � p� �l ' bo ' v'►' ep s� o .,°, 5 ` 0 (4 13 ° °�•� � • ' ;�+ .�Pi'�t AE ,54y 3 O E w � t —.''��a 1•b „ ,. .�`': J�'�4'�' '' ' �?�� ♦ 2 � � ao ~o �M� •o►,, � e°'� " � � � 12 e e `� 2 , ti � �, G• Z 1� � �� m� IS e a4.�� ..,� ,,•'' � '"4 , 6'9' �+�r . •H�. � �as.9s O; ipse � OUT�OT 0 .°, � , /lf.B! fl� ��`w� O + • w Vh Q �a � OEN � � � ��: ;.�,.�� .�°q � 3 � . Q :i�b i � '. i2f � �,. � ,�,o ,,,,, � 2yqL EY � � �� .0 ^ pare��s� yn v � � �, w /�}.!f ,`z�• ai.�s ao � a �i 3 � , .. ,� ; � � 2' �. �'p N � io.so l� /P93 9�.: �� ;: • :�•N q � a � �� 4 0• � �P °.r�.4� �Z, ' w •'�' 17 �� . 10 �r' ,� �..� ! • m � � //?.OI �+ •� 1� � 7 A r- iif�i N�e s� s �,y �j �1.� '�{ M R:�'0- 7/T/ IffO�'1�'�p - .� �7/Ji • �:O o�r'.B Y w 0 93 , ��/�� a n p` . �� 8�4 : � :I R' •i�D o � j�.fo ' ti: `� _ 69ot ,� y r� -.v jp1 �P� a : `, CiA.�T� 'a' �, w � � ti. �',}' - �� S o 0 CiT/� � �i00 �t v n 11 r� i a � ,� �R:f° � IT� , � �///O q u 7 ,. � 4 ti 4� r • ��.» 1 8 1� 9 GocoE� ✓�ccer . � � �e 4 so �c , . ° � •_ : ,� , 2 h ,Y� . ir �e.�o..�+� �� •,, � c :, e „�Ps � 5 « 6 :' � • '". �2ee '9 ` � .�r s�� c a`' �d .� z � 2 , e : E AT S 2�d � 21 � � � . ,-.�, $�a `�sf ..� .� : N 20 � 19 ti• '� r► t� I .. i*�� ei � � ` e y � _ 6 ^ ,.. - S73.I6 0� gO ie � � e � �So S 7 M V� 16 .r`n I _ (Ali�n. . .i{Ptr� iif.r: �d�f� � � �5;s6 : .r;�, — � . • ; O.� . s3 1594 Ioo.4 •'^'v- o '--�.�- •B='.;,: ' .... �t ..... 'k r � � � l00.4 ' 1�.4 I �� i .... I—��cs� d ( .� � 6 a� 5 0� ^� o . � , 036 a — '=i �I 4 �I 3 s� Z � i; � 5�2) �� ,��,. � � � —� —I o ' +��t. S � e v, �! I — � � a ,� : i � �isa.a �.� .o � � �oo.o �4. . � M zo. d�/� Q � v c. s-� -s — �.i�li•1a 1�� g i� o o� 22.6 � '3 � I� y Eosr 3so � �° T — 1 � I • " 5 /6i 2 �__ Z°°.o _J g � � � � � W ° I • I � .n°= e �� w 2 • °v ti ;� .� o � ��. / � ` ` C �M 8 �'� ' N O f ` 4 � r65 � �/T1.47 ' � � I � � 2 °a 3 • ° P I I • • � �.1 ' 8360 B300 eB�o ,6s 68I.4 519.a. �:�'°.4''24"W .R �A t h _ _ '��---h a,J�.' � �� t� �� .� BSii v 59�. � 663.3� � Doc no 3769972 �°` e�5s—B3e� o � ��SoS) _ b • • N � � O �— � 3 a' I ^ � `�'• �— �, �°, '� m o w, 'b : � • � GOLDEN � VALLEY N� � �o ��= �•fa t 2a5.25 • � a �e�.c� •• 212.41 - 3 '^ � � 9 �,�p.29 .., ��, � C�NTY OItC... ' m� � � •�. �,' .�— 110.0�'. M a° � p '^ w�_.s �u ,� .. ' �1,b�•.55�Etrs!o�h;s,� �•�3 se• 35 i � '^ _' o � � •►� ; �NotE' �.�1�wy��No.'�o� � .�rs.> > o • o '� . .o`i d•,toh is D � 0 �'� \p��f`qyb . i �\ � 2n.86 51G.o 2 ,.o� 21eo9 � — - --- - -- - -- W �� h I � � h , � h � /; • � � `. � N 35 35 2 � N N • / wnnr �► u � � � + _..«--- - ' � -j' .: ( � ? � _. .. • � /'� . .. '� �., � •, � � � �� .,: : f � o . , . . . . . , �., , f . � . � . �: : ; �. . ��. . �I a� .�. � �. . Z --- .-- �;x � - -� i--_ _ . ___.� _-- ` ' _ __` � __ -- -sz�.� r F . -� . . ':�, r �,: � � ; -.-......�...w.. ,.3� �.�.�Q.-.-...e....�..��.. �T• ;;,� '� � ' . - ' ('`�� ... 7 C��.J . � ,'` � ::._�. �.. •y_.. ' _ � � �,i.Y "�� ._ , . . , .�.� ��' � .w �' ' r 1 d �J � � .. , �, � .,� � -.,. . '� — : � � .e � + . ._ �- . _ j �. -. ;-..';�' , � r . � . �_ �}.. ' - ;, . . .. '�� '- _� r^�,��' �- ,:: , . . �'� __ � � � .� - . �•'� •�,i �� .. '� • ,. . t . >, � ' � .. - '� �+ ,r: .�:�:.�,,r..;-�.�,�- �,r�. -� � •� • �.. �: E� � . � , . . �'. ! . _ :%T, t� �. � �:� ;� � . � •.� .� ;�* � , - ; . _ • . ^ �'�!_�; . � v �. � �� ~ r:. , .. :.� . � . �• � , � '� . . `?' � �'S - ''� y �. , �� .r . t .. � . v � , Z �a�.� a�' - t �. , : '� � ':t, y, •, s.��.:. " - -. � r� � . .. ^ �� y .F� ,'ry� .. � •' • ��J , r S� �Y , •� ..,} 4, ` � ' V . � . . . .,,. 1�' � .� � Q{;' �.,L;� ' _�, �. 'r!• ' -,J J ,. �°"... �.. . : : + r �' s ,' r ..�! � J A'` .�. + .. . � �� -.. �. � .- t ! . . � �1 _ � �' � � � � `.,. � � • ' , . . ;'i . � ' � -� ' � .�- . .t. , - - . _ .-� ;, .. . . ' � � M ' � ;� a: . �, . .; . : _ '� -� ; I � �'p~ �, � • E ., ' ' •e . F. i ' , - .. - q � . � �.ti � .;� � � .� � M . ` 1 � � c- : � ; : , ! ?—�' �. ;� � � � r � � ; Ly. �� . , '� y �`; •� ' � e. >.h ' . • �l . . � �� i. _ -• �, �� e � .� . � , "_ I � �. � � � PJ�"� 1 ' I ' � . � � -- ' � � y� '� �,. �. . Y —'� �� ,.�tc •1 � '�"i . • o -' I� E , � H ' � � —'��. j . �� . � _ (� �� ; 4 J � �� — • _ ��—i'i Y�-, � �. ; ,� . , q . , _ _ � ��j ! . li , i , � �a � ,� -� t' ; � y �♦ i . •�� - � , � . ��44 �. T �fZ �L P6 � p' '�y� � O}r .�. I '. � i i ' i f ' ' � � ! ' PLi --1 d� , L • • . � r1 I � � ' \ o s , =,,, ! � � t`c � _9 '�' , �I v . � t� _� 't:�-� � �n r � � - ----- � _o . ---� -- » ;� - ' ;, 4. � � . M -:.� ,.. ; � �__. _ � � � , � � N 1��:Q �. � , . ` � � � � « F �SO t �� •4 - �� ' � .. , i ---- ---— - -- - bZ�i ; — —-- --'—-- ��,..�r�� ---- --- _ ., � . 1 � _. � ♦ . .._. . . . . ..� ... . .� �� —�� _'_��'_�.� �. '�.��_'�� _ "�..�. ._ � � . ' � ^• ` „ • � •�� . y , ' , +'� T� r l 1 .j �� . � . - . - i ' 1 � � .� 1 ._ 1 , ' June 5, 1985 � T0: Golden Ualley Planning Commission FROM: Alda Peikert, City Planner SUBJECT: Informal Public Hearing - Preliminary Plat of "Sumter Office Addition" The proponent, International Development, Inc. , requests approval of the Preliminary Plat of "Sumter Office Addition", which proposes replatting of vacant property at 7700 Wayzata Boulevard on the north side of Highway 12 between Sumter and Rhode Island Avenues South. The property is comprised of eight previously platted residential lots, of which three are remnants with portions previously taken for frontage road right-of-way. All of the previously platted residential lots are substandard in size and width with lot widths of 50 feet and lot areas of less than 8,000 square feet. The Preliminary Plat of "Sumter Office Addition" proposes platting of the property into one lot intended as an office building site and an outlot reserved for I-394 right-of-way. The lot is the subject of a rezoning application submitted concurrently with the Preliminary Plat. • Configuration of the proposed outlot is based on a determination of I-394 right-of-way requirements for the property sent to the City by the Minnesota Department of Transportation (MnDOT) on November 20, 1984. A copy of the Preliminary Plat and a legal description of the outlot have been transmitted to MnDOT for verification of conformance with I-394 right-of-way requirements. A response from MnDOT is expected prior to City Council consideration of the Preliminary Plat, and any adjustments required may be made on the Final Plat. The lot proposed for rezoning for office use meets the one acre minimum lot size requirement for Business and Professional Offices Zoning. The City Engineer confirms that utilities are available to the site as indicated on the Preliminary Plat. Based on satisfaction of Zoning Ordinance requirements and satisfaction of I-394 right-of-way requirements, staff suggests that the Planning Commission recommend City Council approval of the Preliminary Plat of "Sumter Office Addition" subject to the following conditions: 1. Minnesota Department of Transportation confirmation of conformance of Outlot A to I-394 right-of-way requirements prior to approval of the Final Plat. 2. One acre minimum lot area of Lot 1 Block 1 on the Final Plat. rAttachments: l. Site Location Map 2. Preliminary Plat (Included on full sized Site Plan Sheet enclosed separately) � _��1'`�`/r. � . �,p �► � 2y tp�.��- five�r1 '� _� �v � � s � p � w` �.� �I �C�.1' "�/r d• / %� 1 o v. . .2••74?��}Q -- , ~_ , .. ' � 16 f. o � tj5 fs reo 2� r � • ;Je�. r.t �°�7P� e� .e • =, � 1� � �5 o Zi � � ��:.` - � �1 �� . � r I �60 _ e � �` W a T M 6 ?, (BJOO:' � }�u' � �, e _ � , � :Noa� _�� ` �y�r:��t��a. � $ S� s'�o :a'�5' � ..c ,if o I � � . � e ,t "I 0 2 �!v �I �� •2 4 7 . N �� , ... ?JI41 • � Z°R'��; 4-�� b � �� 3 < � �-;`—��-- f (d600,1 ' " �� ,`�_ . ` ✓. Wy/ie '� o :.~ � o •� "_' • . • � I.: ; soi`5 p� ''�O- � ~ 0 3•g P`� 3 � �6 � ' � p p �:. 10 . -- I � o � :'; _ , ,� " � � r O • z a [i $ s .rd �15� g� et � {��" --_./?j_ � � � -.- • • � o r •� (8SS�1 � � o o • � •N �•�� & • �- �• : , + • �O 4�� C '�w� � � 4 w � 1n •i 12 n �„ '� bs y 2 .� r ii 'S e "' Y�f�..• j.o 3': e T f0 io aa ° � f•y- ti i -.T•�L (o o ��:� y � ct' Zi. lo A=�� , -�1i1� e j • r .°.. � y � , �` �� ` �eoc 27!l729 Si � .0 . l7La !lO.e 1�!31 . � • . • ,$, ;»... v ,�� .� ,..s, u�,.., . ,.•,.�-�ltiR�E�i��;,� . 31�.a � • , -u�-� -- ^`- , �'' '' �'S71s 15?.1g o ' 151.15 . 1 7•75 .8 �~ ..s kt'' S .:.. a �49e•o�e . � :S, b ?4_ _ _ .1---_•`3o io � °'� '� e � � '� � � „ � � ;o io .. � -��3= _ �� ,°� ?� I .� �w�p` � ; A • < - o� ` O � � � � N . �� _ •� � � _�•�`,•,C � �• � � r __�_ _ I w ,`•,� � ' ~ � • tr '�. 4 b ° .� Z� 4 ^ �— . z .e � � �' - - - � o .�g -- - - _ ,`y . . �7 ��_' " � M --�r— 5�e B!� �• �- - - • 'r- �- '� �. r i �9 6 •�o, /9 6 � b,�� ' �� • I� - - l� ,, • I! - -• �* ,r' - � -- �s� - - - -0�� a� • � i. - - - -1]3.4- -.- - - �.� � !� ''� g'p - � !7 ' 8 �a t �' `'~ � � ,M • ^ Q� Q � � � ' � �� h l6 ` �9 ' �, 6 ° 9 � � I , *0 • !J� °! i /0• e•/6 �' •/0 e � I�. z i' -.,I. .b � .� ^ lQ �^° �l , ° . �4 �� Z e � � � � • 0 o y , • e • 1 - - - - - �- o �. - - - • -e- m �/025 � a- .7 �i -- - V �7 ai �2 ♦ �� r 02.O H r .,. i . �ST'15 �0 �57.75 15b 5 � � N��F.l�d j``��1E�� ~ 701 � 1 "� N; G �� \•i57.�5 i5�� 5 � ° T�l ��7 /SI73 '�'�,,�i /�s'- •°� � Z/ ' - ��a W '? -..�-� _ -' , . _u �� e � _ 3io_o�0 f yJ. ,,I a'-•�- - Z 1► w a • , � o .� ' '" 23�� •Z_°"'= ��4 � � � : , �9 3�� y tz 3 ', � � � ��►��; � j8 _ 4 o s-.Q'/ - - - - - � ' t; ., � Zi 4 o � �do-T� ;�' •. ,�� •�' � 3 � .� �' �104D� �N' ' • h � o / e ' ' _ � �.r y' � �� 05°� �t _ 6 : se . � � � �. • IS7.i5•�',o �0 j '7550 'i � o ,,,, • 5 + � �- - - !47.�5_�� ',�� \ • .,y � ,� � I � � �-- � 4 , �301.,� � ,�° e�+� �FOO »-60-•ro K's:+�:` io'30 /6715 _ � __ �57. _ _ --` , f650 � p , a � ..`I ol ,^ - � � �---- , - .... ..359.03 - rsno '� � -�.�� i � � ; : �� . . . � I �ro: t �' �i,--� � �a•ri•• � c��:r3z � -,�-'�; �{ , e•zt•;e c.r3r I � `�--__ r I i : :o�•� 30' <<•�t�s.c � '• �'`�`�,1�1.l4 k,j•e�';o• �• - � ' � v° ,i Lf��So as•i•e� �a. J. �^�o �ve�u'IS Ly�iso.o _ — , ��Ty �bi7.4 .a.� ,�°�'-' ' �� Lt•No.e ! � e- - ?��-�� _` _ � � .+� -' ' u�' \. � \ I N . _� I � �N 1� 1 ai zof6rt�Z.\� J � � _JT 1 — ---------�; - s:'� .-- -:��- _� _ � , L-y------ (6500) -`_ = t'- s��.a . :;: _ .. f��., - .._. •........ � -�iii.g_ ._+ - - -...... 2E°3.89 f[e� ... � -,w. � '. �IP- • - • _ �:x .. c� ;: . ;.. . . i.C��,.. .. ' . ' .,��1 1►•_ STA?E � :�.� :, .. .,.pRTblEhiS AND tLE$. June 5, 1985 • T0: Golden Valley Planning Commission FROM: Alda Peikert, City Planner SUBJECT: Informal Public Hearing - Rezoning of 7700 Wayzata Boulevard from Residential to Business and Professional Offices Zoning District The proponent, International Development, Inc. , originally submitted an application for rezoning of the property at 7700 Wayzata Boulevard from the Residential to the Business and Professional Offices Zoning District in May 1983. The subject property is vacant land platted into small residential lots located on the north side of Highway 12 between Sumter and Rhode Island Avenues South. Total area of the property is approximately 1.21 acres. Planning staff in 1983 found the proposed office use of the property to be an appropriate land use but concluded that the rezoning request was premature. Final I-394 right-of-way limit lines were not available from the Minnesota - Department of Transportation (MnDOT) at that time, and availability of adequate land area following right-of-way acquisition could not be confirmed. Remaining land area appeared to be very close to the one acre minimum lot size required in the Business and Professional Offices Zoning District. In addition, preser- � vation of the 35 foot front yard could not be guaranteed. Due to potential for creating a nonconforming situation, staff recommended against rezoning at the time of the original application. The Planning Commission set an informal public hearing date to consider the original rezoning request. However, the proponent withdrew the application prior to the hearing and asked for postponement until such time as final I-394 right-of-way limits became available. The revised rezoning application and site plan currently under consideration are based on right-of-way limit information provided by MnDOT to the City in November 1984. The proponent submitted a Preliminary Plat along with the revised rezoning application in order to establish the office building construction site as one lot and the I-394 right-of-way as a separate outlot. , The parcel proposed for rezoning at this time is the lot for office building construction exclusive of the outlot reserved for right-of-way. Conformance with Zoning Code Requirements The proposed site plan for construction of a 14,000 square foot office building at 7700 Wayzata Boulevard conforms to requirements of the Business and Profes- sional Offices Zoning District Section of the City of Golden Valley Zoning Code. The parcel proposed for rezoning, Lot 1 Block l of proposed Sumter Office Addition, is approximately 1.11 acres in area, which is more than the one acre lot size minimum in the Business and Professional Offices Zoning District. The required 35 foot landscaped front yard se�back from street � , Golden Valley Planning Commission June 5, 1985 Page 2 • right-of-way lines is maintained to building and parking on all three street frontages. On the north side adjacent to Residential zoning, the required setback is 50 feet to building and 25 feet to parking. The closest points of the building and parking lot meet these required setbacks. Number of parking spaces provided is 56 spaces, which exactly meets the code requirement for 14,000 square feet of office space. The required parking ratio for office space is one parking space for every 250 square feet of gross office area. Finally, building coverage on the lot is 16 percent, which compares to a maxi- mum of 40 percent allowable in the Business and Professional Offices Zoning District. Compatibility with Surroundin Land Uses Proposed office use of the property at 7700 Wayzata Boulevard is compatible with surrounding land uses and zoning. The property has street frontages on three sides, with primary frontage on the current Highway 12 frontage road, eventually to become a reconstructed frontage road for I-394. Property to the east across Rhode Island Avenue South is zoned Industrial and houses an office warehouse building. Property to the west across Sumter Avenue South is single family residential , as is adjacent property to the north. Residential develop- ment to the north is separated from the subject site by a grade change and existing vegetation. Office use is appropriate to the subject location, which is adjacent to future I-394 and across from Industrial zoning east of Rhode Island Avenue South. The � small scale and residential character of the proposed office building result in a structure which is unobtrusive to the residential uses located across Sumter Avenue South and at a higher elevation directly to the north of the site. Efforts to integrate the building into the neighborhood by means of design and to buffer the building from surrounding properties by means of landscaping are further detailed in the supplement provided by the proponent. Although staff has no reason to believe that the proponent would not complete the development as proposed, it should be noted that rezoning is not tied to the plans submitted with the rezoning request. Once rezoned, the property could be developed in any manner in conformance with requirements of the Business and Professional Offices Zoning District section of the City Zoning Code. The small site size, however, greatly restricts the scale of the building. It is only with parking on the ground level under the building that the proponent is able to propose a 14,000 square foot office building. This is e likely the maximum size and height building which the site would support. Conformance to Comprehensive Plan The Comprehensive Land Use Plan map in the Land Use element of the City of Golden Valley Comprehensive Plan adopted November 16, 1982 indicates long term single family (low density) residential use of the subject site. Therefore, the currently proposed rezoning to the Business and Professional Offices Zoning District is not in conformance with the City Comprehensive Plan currently in force. � ' Golden Valley Planning Commission June 5, 1985 Page 3 � The site is one of the areas designated for consideration during the Compre- hensive Plan update recently initiated by the Planning Commission. Planning Commission intent is to look at development standards for the I-394 corridor as a whole and to move away �from specific land use designations in an updated Comprehensive Plan. In the interim, it is suggested that the Planning Commission recommend amend- ments to the Comprehensive Land Use Plan map as required to maintain a Comprehensive Plan which reflects current land use planning decisions. The proponent has requested consideration of an amendment to the Comprehensive Plan based on reevaluation of suitable land use of the subject property. Staff has suggested Planning Commission scheduling of a public hearing for consideration of the requested Comprehensive Plan amendment. Access and Utilities . The City Engineer has reviewed the proposed site plan for office development of the subject property and approves locations of the two access drives off of the frontage road. Placement of the access points off the frontage road is designed to minimize additional traffic on Rhode Island and Sumter Avenues South. Further detail on traffic generation and direction is included in the supplement provided by the proponent. Proposed utility service connections to lines in Rhode Island Avenue South meet the approval of the City Engineer. The plan to direct the major portion of surface water drainage to the southeast access drive also has the approval of the City Engineering Department. � Recommendation Based on suitability of the proposed office use of the property, staff suggests that the Planning Commission recommend City Council approval of the rezoning requested by International Development, Inc. , of Lot 1 Block 1 of proposed Sumter Office Addition, located at 7700 Wayzata Boulevard, from the (Single Family) Residential to the Business and Professional Offices Zoning District. The recommendation for rezoning should be conditional upon prior approval of . the Final Plat of Sumter Office Addition creating the lot proposed for re- zoning. Attachments: 1. Site Location Map 2. Supplement to Application 3. Site Plan (Full sized plan sheet enclosed separately) 4. Building Plans and Elevations (5 full sized plan sheets enclosed separately) � _I��~e v'� � •�r��4.1••-nv�-�� _� �r � � � ,ti o I w � n• , w �°..7 .. �' i r .� � � R �• •�Q ' , � �r�ao Z h � � ��, tr . � r�'�'�8� � ' ,e . N o �s � 35 o Z •. � 7Bp��:-- - - � �1 8 •^ � � • �i5 � ' o W 1 r_�e"� r 460 �e ' d (B�ocJ x . •. �� p�'u' � �'. e, � - �� 6 �� A.Hoa� W,cn.�- .�:a e � ., o �•45 ..o rr. M � o i r 2 �v � `'h��u�Z � � � ` µ S 9�� , •8, 9t '!� � $ �v. ��w� o � �'� 3 0 �. �: ' s!! • , r o�.., 4__� a ��— . �. y, w » • ; . ��00,1 �N ''M � •� � � ` � , � a0/�S pl *'m � ;~:�r ./. W}•/iC � o° g•g P � 3 � °or,g �� ' o {3 �w 10 . � :�� ° � 4 0 ,° _ � ' - -�tt_ � :. a c� s o s .is r:ss ff�e oz 3 0 s�:..� ' -� � • • • o � •` ' � �8S/rc�J �a 4 •� a wwi y� �� .. s h •i�M 12 n �°.. 11 qs y� 3 � ~ w' ._� 3i � �.. o s, ecK-`..�_ . ~ ato t.t. � ° d '- o Z T� ti N �•� o `O'� .r �� j. ~ lo � � o. I� � �_� io 3 0 ••' � y'r'' +��_ � � --� � ' .oa.27j9729 �, • � o, •• 91l.e )lo.o J�l.31 .... �._: r. . 9 �. .. - : a : .a o u w " ., a``' .R �o.s� �.�:., -•-�z�a��a n � :R -, • 333 �, T• ;� „ � ' ti � ^ " �' i57 7! �57.15 0 ,' �57•�5 . I .75_ ��3 `�a �r �C• � :'.� � �1498•at a �- _I o- 'So ��!¢'- _ - II "-- � � - p'' � ;. � ... � '�� 2; t '�� o �--I3'` iZ b • o? � . c r� . '�-- ' ... -- � •, ��p� � ,, A� a _ o, 1 ZZ � _'.��:-�`is u _� � � _ m \ a `�N+, '� o N h ` y a P , A = , z� � a �� zr 4 � —- --- ., z .b � ; - - ---- - - d��s . 4��_ ° .s3 0 : '�u : ,'' _ -.- - - 3i,� o�� A� �- - � - •'�--�- � '�.� (�,o� • o 19 6 �s = l9 - 6 � � " m ► -. � • ld � _ _ 1� =� •Id ` - -•�* ,r`= -1- 26�,.s4� - - - ,, � �„ � � ' " - - - -;ss�a- - - - - '�,.: .., .. � �7 �! �� ' w �� 8 1`t: �, O' ..D'," �► . . I n � ^ ° 1 . � . / • � } �� 16_ _ � �9� �� 6 _ 9 0 275 , »� l5 ' 10 /6 •l0 m - ,•" �j ._. .': .b � � Q � o • o ,� Z 0 • � G � � O `�' y / a � 14 ii , ,�. ,� %4 �� T � � - � � t- -J- - - - - � 0 0!: - - - �Zm- � �/025� a- � - i -- �°q ��7 aa° /Z �• !� � ed � a oz.a .�i `_ . I . 157.75 � �57•15 15.5 °� � � y� �f� O N „ ` ��. .wt�+ N /� . ' A1 �� '.j �'-�4•69j``��tE � ,, , _ � �! .. ` i57.75 157• y 7.75 /5775 'h'��t� u 's .°� �.� . 1 � v . � � ! e b� J. o� y Z� � Z \ 0 ` � i 310.0?O .�I •��- - � �•p ^ °�i ,� - - :_- o Q � /.� - - - � � � 13� Z oNo 4 �� ' �. � � ' i9 a � N it �3 .t �, � � : , � � 'Ts��3 p - - - •o � � '�-.�. - -- - - , � � ,; �` .O la - - � � ' Z� 4 iN pi6o a � •. �� •�; 5 �104V� �N � • N � � F - - �`* M �°s ' ° (� O / 04 /( ( V / � ��oti-----.;+- - � SO ` �0 � ��s5o � � ' �5,0`' ;r°. \ : �1 � j� 125 � I � �—- — 157.��5 �� • N� �b � -i �o-- � � • 3e ,� , ��° e+i�soo �a o K''s:r�: io ;o «� � � � _s5�15 _�__1s1.,_ _ ; 7650 ; . ... o . -z • � .,< . �- � � ; . ::. �, -•;59.09•- �soo° :, _ o , . , .: ¢ �� 1,�y��°� E�a ; ; :A.2'�•s'f' e�•zr3z ; -�.'� ieo � � �� e�2�qe' o•i 3•. � 1 � I � � , �v�•�•30' �c•�ti5.c ,,: w\ � ° �r LS•ISo p •t o7';0' a. o n, ��•1�114 ts�9'o�'io' `= � � ho �`•ZY'IS' ly•ZSo.o �}' i �%Ty�b1�.4 s \ N� '2°;'=' ° � LC��70.0 ' I r 1 � II�' N�� I ` N _. I ��.__ �N �I� I 1 OJ �-�.' � . �fZ�IO•.. 1� imfs" . 1�—J L_�' -----J 1 -- ----�— _�^ .. �.- (6500) _'_`_ . ' _ - —� �__� ^ • .. ' R. �: - 3�t_4 . :., . ...)L9.1 - ':.•-•- •�........ � --211.5_ ,..� � ....... Za93.a9 R��. ....... � � . ,,,: � � •: ?IP- � . • � . . .. �:x .•i: (t' :: . :.. '. ` l.t�U�•. . ':. ::� .. . - •..�•A 1�•� STA7E �? :,:• .!', .. _�.pRTAdEN�B AND R4E3. � COMPREHENSIVE PLAN AMENDMENT AND REZONING APPLICATION SUPPLEMENT INTERNATIONAL DEVELOPMENT, INC. (Developer) � 255 Bell Avenue Winnipeg Manitoba, Canada R3LOJ2 May 13, 1985 � DEVELOPER � INTERNATIONAL DEVELOPMENT, INC. 255 Bell Avenue Winnipeg Manitoba, Canada R3LOJ2 c/o A1 Stobbe 125 Paisley Lane Golden Valley, Minnesota 55422 (612 ) 546-5685 LAND SURVEYOR Egan Field & Nowack, Inc. 7415 Wayzata Boulevard Minneapolis, Minnesota 55426 ( 612 ) 546-6837 CONSULTING ENGINEERS/PLANNER Westwood Planning and Engineering Co. 7415 Wayzata Boulevard Minneapolis, Minnesota 55426 ( 612) 546-0155 ATTORNEYS � LARKIN, HOFFMAN, DALY & LINDGREN, Ltd. 1500 Northwestern Financial Center 7900 Xerxes Avenue South Bloomington, Minnesota 55431 ( 612 ) 835-3800 � INTRODUCTION: � International Development, a Winnipeg based residential and commercial land development company, proposes to build a three- story ( 14, 000 square feet of office space + 7,744 square feet of parking space} building on a 1 .2 acre site abutting Highway 12/I-394 on the north between Sumter and Rhode Island Avenues (the Property) . The proposal was developed following review of the zoning and development history of the Property and surrounding lands, site topography, land use needs, and transportation facilities capacity. The Property is unique in that it has been zoned for single-family residential development for an extensive period of time and has never been developed. While it abuts single- family development located to the northwest, essentially all other land abutting Highway 12 in the vicinity of the Property is used for commercial, industrial and higher-density residential purposes . Lands immediately east of the Property are zoned and developed for industrial use. Immediately south of Highway 12 , land is zoned R-B {residential-business ) , B-1 (business ) , and R-2, R-3, and R-4 (higher density residential) . Lands to the southwest are designated B and PO (business and • professional office use) and to the southeast are identified for retail-office-service or diversified development along Highway 12 to Highway 100. Because of this development setting and the past lack of development, it is clear that because of the location of Highway 12 and the numerous adverse impacts � this corridor would have on single-family development, single- family residential would not be an appropriate use for this Property. Alternative uses were explored based on land cost, market needs, proximate uses, site topography, traffic capability, and other features . Primary consideration was given to the location of the Property immediately adjacent to residential development. The lack of a street or other physical separation dictated that the Property's use be designed so as to minimize adverse_ impacts on and compatibly meld with its residential neighbors to the north. Early in the Developer's planning process, it was recognized that the category of use providing the best opportunity to maximize the benefits of the proximity to this major transportation corridor while minimizing potential adverse impacts on residential development would be some form of office development. Office development provides the opportunity for minimizing vehicular trips to the site, generally concentrating these trips during weekday daylight hours rather than at night or on weekends, and, overall, providing a limited intensity use in comparison to other realistic use alternatives . Most retail and industrial uses as well as multifamily residential would result in a great potential for adverse impacts on the surrounding residential neighborhood. �' The site plan and building design accompanying this application have been deve�oped so as to minimize potential visual and noise impacts on the residential property to the north. The office building itself can be characterized as a � "residential style" building. To this end, it incorporates a low zise design, pitched roofs, residential-style siding and trim (as shown in the exhibits) . The building will be placed on the easterly third of the property and will be separated to the north and southwest by open parking. The entire development will be surrounded by a landscaped buffer zone consisting of shrubbery, evergreens, shade and ornamental trees . A. APPLICANT/DEVELOPER' S EXPERIENCE International Development is a company with general development experience in both Canada and the United States . Past developments, including Deerwood Estates in Minnesota and an office complex in Atlanta, Georgia. B. PROPERTY LOCATION AND SURROUNDING LAND USES The Property is located immediately north of U. S. Highway 12 between Sumter and Rhode Island Avenues in Golden Valley. It is presently undeveloped and is zoned R-1 , low-density residential housing. Low-density residential housing is defined by the Golden Valley (City) Comprehensive Plan and restricts development to four (4) or less units per acre. Additional single-family residential uses lie to the immediate north and northwest of the Property. The Property immediately � to the east is designated industrial . The Property to the immediate south across U. S. Highway 12 is zoned R-B (residential business) , B-1 (business) , R-3 (residential) , R-4 (residential) , and R-2 (residential) . The Property to the immediate southwest is designated as B and PO (business and professional office use) . The Property to the immediate southeast is designated as either retail-office-service or diversified development district as you follow U. S. Highway 12 East to State Highway No. 100 . C. EXISTING CHAR.ACTERISTICS OF THE PROPERTY The Property slopes downward from the northerly and westerly borders and the grade is approximately six ( 6) feet lower than the residential area abutting to the north. Due to this grade differential, there should be no significant ( less than five (5) feet) difference between the roof line of the Sumter office building and the roof line of the two-story residence to the north. In addition, the existing foliage on the northerly border will be retained to maintain additional screening between the residential and office uses . It is anticipated that access to the site can be restricted in such a manner so that ingress and egress would be via the frontage road only, thereby limitin� traffic to Sumter and Rhode Island Avenues. As per the Hennepin County soil survey, the site � 2 . consists of Burnsville sand loam, 0-6o slopes, which is suitable for the type of development proposed. • D. PROPOSED PLANNED OFFICE DEVELOPMENT � The proposed Office Development will consist of a three (3) story structure containing two (2) floors ( 14,000 square feet) of office space and one ( 1 ) floo.r (7, 744 square feet) of parking space. The architectural style will be contemporized New England, with residential-style siding and trim and a pitched roof which will reflect the residential character of the neighborhood. E. PROPOSED SCHEDULE OF DEVELOPMENT The Sumter office building will be developed in one construction season. Subdivision of the property is necessary in order to provide one lot for office development ( 1 . 11+ acres) and an outlot for the Minnesota Department of Transportation (MnDOT) I-394 right-of-way requirements (0 . 10+ acres) . F. RELATIONSHIP TO THE CITY OF GOLDEN VALLEY COMPREHENSIVE PLAN The City of Golden Valley Comprehensive Plan (the Comprehensive Plan) designates the Property for residential use. The proposed "business and professional office use" � �. (B&PO) is a more intense use than that designated in the Comprehensive Plan and will require an Appropriate Comprehensive Plan Amendment and rezoning. The proposed Office Development will provide a nonintrusive "residential-style" transitional use between the residential area to the north and the high-volume traffic corridor to the south (i.e. , U. S. Highway 12 and proposed I-394) . The Development will also provide a buffer between the Residential neighborhood and Industrial uses to the east, as well as the Business and � Professional Office (B&PO) uses to the southwest, the Residential Business (R-B) uses to the south, and the Business (B-2 ) uses to the southeast. G. PRESERVATION OF SLOPES AND MATURE TREES ON THE PROPERTY The planned Office Development will preserve the existing slope and mature trees on the northerly property line. The Development Concept is designed to provide for minimal visual impact to the abutting residential properties . Proposed plantings will help achieve this by supplementing the existing vegetation to provide additional screening and buffering. Planting and berming will also be used to screen the parking and enhance the building from the adjacent public streets . The Developer intends to build and has designed the office building with the neighboring residential lots in mind. � 3 . H. VEHICULAR ACCESS, CIRCULATION PARKING, AND TR.AFFIC IMPACT � The planned Office Development will have two (2 ) driveway accesses which provide ingress and egress south onto the frontage road. This southerly access in conjunction with the lowered grade of the site will minimize vehicular disturbance to the neighboring residential properties . It is anticipated that there will be approximately fifty-six (56) parking stalls, as required in the zoning code for the B&PO zoning district for fourteen thousand ( 14,000) gross square feet of office building. The project will adhere to all building and parking yard setbacks . Proposed site utility services will connect to existing municipal sanitary sewer and water facilities located in Rhode Island Avenue. The site will generate about one hundred seventy-two ( 172 ) ADT (average daily trips ) with about thirty-three (33) trips during the A.M. peak hour and thirty-one (31 ) trips during the P.M. peak hour. It is anticipated that traffic to and from the site will use the proposed I-394 frontage roads and that distribution will be about fifty-five percent (550) to and from the Louisiana Avenue interchange, thirty-five percent (350) to and from the Boone Avenue interchange, and ten percent (10%) along Winnetka Avenue. While use of residential streets for office building trips cannot be prohibited, it is likely that the better transportation routes serving the property will be used most, resulting in extremely limited use of the residential streets . As a result, the traffic impact from the � Development should be minimal and the existing future street systems should easily accommodate the site traffic generation. I . LIGHTING AND NOISE IMPACTS. Exterior lighting for the Development will be directed down within the site to eliminate any off-site glare. The project use should generate little noise which would escape the topographical and landscaping barriers . The project will provide additional physical and visual buffering to the residential neighbors from those impacts generated by I-394 . I . DEVELOPMENT DATA SUMMARY. Existing Site Area - 1 . 11± ac. I-394 R.O.W. - 0 . 10± ac. Net Site Area - 1 .21± ac. Existing Zoning - Residential Proposed Zoning - Business and Professional � Office 4 . � Proposed Office Building - 14,000 sq. ft. (2 stories-over parking) � Proposed Parking (9 ' x 20 ' ) - 56 (54 std; 2 hdcp. @ 12 ' X 20 ' ) Proposed Coverages (Net Site Area) , Bldg. over parking (7,744 sq. ft. ) - 16 . Oa Open Parking - 29 . 60 Landscaped Yard - 54 . 4% Total : 100 . 00 Yard Setbacks Building/Parking to street - 35 ft. Building to residential - 50 ft. Parking to residential - 25 ft. J. LEGAL DESCRIPTION � Lots 5, 6, 7, 19, 20 and that part of lots 8, 17 and 18 lying northerly of the northerly right-of-way line of U.S. Highway No. 12, all in block 4, Confer & Erickson' s Boulevard Gardens, Hennepin County, Minnesota. � 5 . GCC:AA6 r � June 5, 1985 T0: Golden Valley Planning Commission FROM: Alda Peikert, City Planner SUBJECT: Golden Hills Tax Increment Financing Plan Enclosed for information purposes is a copy of the Golden liills Tax Increment Financing Plan approved by the City of Golden Valley Housing and Redevelopment Authority (HRA) on May 14, 1985. The HRA referred the Plan to the City Council for action, and the City Council has set a public hearing date of June 18, 1985 for consideration of the Plan. All affected taxing jurisdictions, including the county and school districts, have been notified and invited to give input at the hearing. Procedure for approval of a tax increment financing plan does not require review or action by the Planning Commission. The plan is referred to the Planning Commission at the request of the HRA in order to keep Planning � Commissioners informed of progress of the Golden Hills Redevelopment Project. City Finance Director pon Taylor has agreed to be present at the June 10, 1985 Planning Commission meeting to answer Commissioner questions provided another commitment the same evening allows him to return to the City for the later part of the Planning Commission meeting. Attachment: Tax Increment Financing Plan for Golden Hills Redevelopment � Tax Increment Financing District (Enclosed separately) �