01-23-84 PC Agenda � GOLDEN` VALLEY PLANNING COMMISSION
(Civic Center, 7800 Golden Valley Road�
January 23, 1984 '
7:00 P.M,
AGENDA
I . APPROVAL OF MINUTES - JANUARY 9, 1984
I1. INFORMAL PUBLIC HEARING - REZONING
APPLICANT: New Yector Comnunications (AT&T)
LOCATIOtd: 2401 Mendelssohn Avenue North
REQUEST: Change Zoning from Commercial to Radio
Zoning District
III. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT
APPLICANT: Earl Weikle and Sons
LOCA7ION: 5760 Wayzata Boulevard
� REQUEST: Approval of a Conditional Use Permit for a Tire (auto
repair) Service Store in a Commercial Zoning Distr.ict
IV. REQUEST FROM HRA TO REVIEW & COMMENT ON THE PROPOSED PRELIMINARY PLAN
�AREA-"�'��V�LL�Y St�(3ARE�EYELO�M�NT RO�JE�`�—
V. REPORT ON BZA MEETING Y JANUARY 1Q, 1984 .
VI. REPORT ON CITY COUNCIL MEETING - JANUARY 17, 1984
�
• MINUTES OF THE GOLDEN VALLfY
PLANNING COMMISSION
January 9, 1984
A regular meeting of the Planning Cor�nission was held in the Council Chambers
of the Civic Center, 7800 Golden Yalley Road, Golden Va11ey, Minnesota.
Chairman Polachek called the meeting to order at 7:00 P.M.
Those present were Commissioners Forster, Leppik, Polachek, Prazak, Singer,
and Tubman.
Also present were Mike Miller, Planning and Redevelopment Coordinator, and
A1da Peikert, Assistant Planner.
I . APPROVAL OF MINUTES - DECEMBER 12, 1983
It was moved by Commissioner Forster, seconded by Cornnissioner Singer and
carried unanimously to approve the minutes of the December 12, 1983 Planning
Commission meeting as recorded.
II . SET DATE FOR INFORMAL PUBLIC HEARING - REZONING
� APPLICANT: American Telephone and Telegraph Company
LOCATION: 2401 Mendelssohn Avenue North
REQUEST: Change Zoning From Commercial to Radio
Zoning District
Chairman Polachek introduced this agenda item.
It was moved by Commissioner Tubman, seconded by Commissioner Leppik and
carried unanimously to set an informal public hearing date of January 23, 1984
for consideration of the request received from American Telephone and
Telegraph Company for rezoning of the vacant lot located at 2401 Mendelssohn
Avenue North from the Commercial to the Radio Zoning District to allow
construction of a telephone switch station along with a 167 foot high monopole
which would become part of the Minneapolis-St. Pau1 Mobile Telephone System.
In response to an inquiry from Chairman Polachek, Planning and Redevelopment
Coordinator Mike Miller informed the Planning Commission that the proponent
was unable to attend the January 9, 1984 Planning Commission meeting for
setting of a hearing date but that representatives would be present for the
informal public hearing.
�
Planning Cor�nission Meeting - January 9, 1984 Page 2
• ' III. SET DATE FOR INFORMAL PUBLIC HEARING - PUD PRELIMINARY DESIGN PLAN
APPLICANT: Pem Millwork
LOCATION: 800 Mendelssohn Avenue North
REQUEST: Approval of Preliminary Design Plan for PUD #44,
Pem Millwork
Chairman Polachek introduced this agenda item.
It was moved by Commissioner Leppik, seconded by Commissioner Forster and
carried unanimously to set an informal public hearing date of February 13,
1984 for consideration of the Preliminary Design Plan of PUD #44, Pem Millwork,
which proposes construction of two office warehouse buildings on a three acre
parcel of land located at 800 Mendelssohn Avenue North.
In response to an inquiry from Chairman Polachek, Planning and Redevelopment
Coordinator Mike Miller informed the Planning Corr�nission that the proponent
was unable to attend the January 9, 1984 meeting for setting of a hearing
date.
IV. SET DATE FOR INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT
• APPLICANT: Earl Weikle and Sons
LOCATION: 5760 Wayzata Boulevard
REQUEST: Approval of a Conditional Use Permit for a Tire
Service Store in a Co�nercial Zoning District
Chairman Polachek introduced this agenda item.
It was moved by Commissioner Leppik, seconded by Commissioner Forster and
carried unanimously to set an informal public hearing date of January 23, 1984
for consideration of a Conditional Use Permit requested by Earl Weikle and
Sons for operatian of a Tire Service Store at 5760 Wayzata Boulevard in a
Commercial Zoning District.
Chairman Polachek recognized Mr. Tom Gegax, TBA Marketing Concepts, who was
present to represent the proponent. I� response to an inquiry from Chairman
Polachek, Mr. Gegax confirmed that the January 23, 1984 informal public
hearing date would be acceptable to the proponent.
V. INFORMAL PUBLIC HEARING - PUD AMENDMENT PRELIMINARY DESIGN PLAN
APPLICANT: Bor-Son Investment Properties
LOCATION: 2345-2385 and 2412-2462 Mendelssohn Lane North
� REQUEST: Approval of Preliminary Design Plan for
Amendment to PUD #30-B, Medley Park Townhouses
Plartning Commission Meeting - January 9, 1984 Page 3
� Chairman Polachek introduced this agenda item. Assistant Planner Alda Peikert
pointed out on the site plan locations of the four additional garage stalls,
location of the proposed gazebo and locations of the two remaining tot lots.
Chairman Polachek recognized Ms. Denise Davis who was present to represent the
proponent, Bor-Son Investment Properties. Ms. Davis explained that replace-
ment of a tot lot with the -proposed gazebo is requested because marketing
efforts reveal that fifty percent of the prospective buyers of the con-
dominiums are househoTds with grown children. Ms. Davis said that the gazebo
is designed to provide a commirron meeting place on the pond for the enjoyment of
owners of condominiums not fronting on the pond. According to Ms. Davis, the
request for addition of garage stalls results from the fact that prospective
buyers all have two cars and desire additional garage space.
Commissioner Prazak observed that the requested amendments seem to be reason-
able changes.
Commissioner Leppik asked how the proponent decided on a gaiebo as opposed to
another type of amenity such as a picnic shelter. Ms. Davis replied that the
gazebo may be used for picnic lunches, that it provides both sun on the out-
side walkway and shade in the central covered area, and that an optional table
may be included if desired by the residents.
Chairman Polachek opened the informal public hearing for public input.
• Mr. Rudolph Schmidt, Good Shepherd Lutheran Church, 9145 Medicine Lake Road,
stated that the Church is located directly to the north of the Medley Park
site and that he was interested in understanding the proposal for the Medley
Park Townhouses Project. Commissioner Prazak explained the proposed amend-
ments and pointed out that there is no additional building proposed at this
time except for the four additional garage stalls.
Chairman Polachek closed the informal public hearing.
It was moved by Commissioner Singer, seconded by Co�nissioner Prazak and
carried unanimously to recommend City Council approval of the Preliminary
Design Plan for the amendment to PUD #30-B, Medley Park Townhouses, requested
by Bor-Son �Investment Properties to allow replacement of a tot lot with a
gaiebo and to allow the addition of up to four garage stalls on the second
phase condominium portion of the project.
VI. DISCUSSION OF PROPOSED ZONING ORDINANCE AMENDMENT
Chairman Polachek introduced this agenda item and asked Planning and
Redevelopment Coordinator Mike Miller to present the staff report. Mr. Miller
explained that a request for a liquor license for a new restaurant/night club
proposed in the Golden Hills Shopping Center led to staff consideration of a
new parking ratio requirement far stand up type bars and entertainment areas.
�
Planning Com�nission Meeting - January 9, 1984 Page 4
�
Mr. Miller suggested a recommendation of approval of a proposed Class III
Restaurant use with a new parking ratio based on square footage, along with
corresponding revisions to parking ratio requirements for other restaurant
areas.
In response to a question from Co►rnnissioner Prazak, Mr. Miller stated that the
difference in definition between C1ass I and C1ass III Restaurants is the
stand ap characteristic.
Commissioner Tubman asked how staff arrived at the reco�nended parking ratio
for Class III restaurants. Mr. Miller replied that a survey of parking
requirements in surrounding municipalities was conducted by Assistant Building
Inspector Fred Patch and that staff arrived at a ratio appropriate for Golden
Valley.
Co�issioner Prazak asked for an explanation of calculation of parking
requirements for restaurants including both traditional sit down dining facil-
ities and stand up bar or entertainment areas. Mr. Miller explained that
parking would be calculated separately for each type of use based on square
feet of area in each use.
It was moved by Commissioner Forster, seconded by Commissioner Singer and
carried unanimously to recommend City Council approval of proposed Zoning
Ordinance amendments establishing a Class III Restaurant use and parking ratio
• and revising parking requirements for other restaurant uses.
VII . REPORTS ON CITY COUNCIL, HRA AND BZA MEETINGS
Commissioner Polachek provided the Planning Commission with a report on the
` December 20, 1983 City Council meeting. There were no Planning Commision
representatives present at the January 3, 1984 City Council meeting, the
December 13, 1983 meeting of the Housing and Redevelopment Authority (HRA) or
the December 13, 1983 meeting of the Board of Zoning Appeals (BZA).
VIII . ELECT,IDN OF TEMPORARY VICE CHAIRMAN
Chairman Polachek suggested the election of a temporary Vice Chairman to serve
until the next election of officers scheduled for the second meeting in March.
It was moved by Corr�nissioner Singer, seconded by Commissioner Tubmar� and
carried unanimously to elect Cor�nissioner Forster to the position of Vice
Chairman until the next regularly scheduled election of officers.
Commissioner Forster indicated acceptance of the position on a temporary
basis.
.
Planning Commission Meeting - January 9, 1984 Page 5
�
It was moved by Commissioner leppik, seconded by Comnissioner Singer and
carried ananimously to adjourn the meeting at 7:40 P.M.
Respectfully submitted,
Herb Polachek, Chairman Margaret Leppik, Secretary
�
�
T0: GOLDEN VALLEY PLANNING COMMISSION DATE: JAN. 18, 1984
- . FROM: MIKE MILLER, PLANNING & REDEVELOPMENT COORDINATOR
SUBJECT: INFORMAL PUBLIC HEARING - REZONING - 2401 MENDELSSOHN AVENUE NORTH
New Vector Communications, Inc. , Bellevue, Washington (a part of the former Bell
System prior to the AT&T divestiture) is currently implementing mobile telephone
systems in 14 states. New Vector Communications, Inc. is requesting that Lot 3,
Block 1 , Halseth Addition, located at 2401 Mendelssohn Avenue North, be rezoned
from Commercial to Radio Zoning District. The purpose of this rezoning request
would be to allow construction of a telephone switch station with a 167 foot
monopole, which would be used as part of the Minneapolis-St. Paul MobiTe
Telephone System. Attached you will find a letter from the agent for the pro-
ponent briefly explaining the system and need for the site in question. Also
attached is a copy of a neighborhood map providing orientation of the site with
the surrounding neighborhood.
The site in question is located within the southeast quadrant of the intersec-
tion of County Road 18 and Medicine Lake Road, although the site itself fronts
on Mendelssohn Avenue North (the frontage road for County Road 18) . The entire
block bordered by County Road 18, Medicine Lake Road, and Mendelssohn Avenue
North is zoned Commerc�ial , and is occupied with commercial land uses such as a
service station, liquor store and drive-in restaurant. South of this site are
townhouse developments providing medium to high density residential land use.
• Immediately to the east is a small commercial strip shopping center, serving the
local neighborhood. The west boundary is comprised of the County Road 18 rigMt-
of-way which also is the west corporate limits of the City of Golden Valley.
From a land use standpoint; the requested zoning change could be a good choice.
Mendelssohn Avenue already experiences a heavy traffic load, particularly during
peak traffic hours. The site in question is located between two curves of
_ Mendelssohn '�l�venue making ingress and egress from that site a potential traffic
safety hazard with limited visibility. However, the land use proposed is a
reTatively passive one which might require a service truck to enter and leave
the site approximately once per month for maintenance purposes. There would be
--� no permanent employees on site.
�
Rezoninng - Mendelssohn Avenue North
January 18, 1984
• Page 2
As the attached site plan indicates the building and tower would occupy a
relatively small portion of the lot, leaving the rest of the site in green
landscaped area except for a driveway entrance and necessary parking facilities.
The tower itself would be relatively unobtrusive, resembling a tall flag pole
rather than a tower. It would be entirely free standing with no guy wires
required. The nearby water tower in New Hope on the north side of Medicine Lake
Road is taller in elevation than the tower located on this site would be:
A second consideration relative to this requested zoning change is that a Radio
Zoning District is considerably more restrictive than the Commercial Zoning
District. The only permitted uses in the Radio Zoning District are radio and
television transmitters and towers. There are no Conditional Uses allowed in
the Radio Zoning District. This site, with its potential traffic hazard could
be developed for and permitted use within a Commercial Zoning District if the
zoning is not changed.
Attached you will also find some supplemental information about the Advanced
Mobile Phone Service (AMPS) for your reference.
A view of the block surrounding this site and proposed land use indicates that
the proposed use would be compatible with surrounding land uses and the neigh-
� borhood in general . Therefore, it is the recommendation of Staff that the
Planning Commission give favorable consideration to the request by New Vector
Communications, Inc. to rezone the property at 2401 Mendelssohn Avenue North
from Commercial to Radio Zoning District.
MHM:kjm
�
• a�►��
nnc�bile Phone service,�nc.
3350-161 st Ave.S.E.
Bellevue,WA 98008
(206)747-4900
December 16, 1983
Mr. Michael H. Miller
Planning Director
City of Golden Valley
7800 Golden Valley Road
Golden Valley, NIlV 55427
RE: NewVector Communication
Radio Tawer Zone
• Dear Mr. Miller:
Please review the follawing facts that will support a request for a Radio
Tower Zone (near Frontage and Medicine Road) in behalf of NewVector
Comnunications.
Since Judge Green's historic decision divesting AT&T into seven regional
co�anies, NewVector, being part of the former Bell S�istem, is currently
implementing mobile telephones in 14 states. When the system goes 'on line',
it will become part of a nationwide network linking 22 major cities, 28
secondary cities, and constructing over 1700 cell sites similiar to the one
proposed for Golden Valley.
In Minneapolis-St. Paul system, I wish to submit the follawing facts to
become part of the record.
1. The system consists of 13 cell sites.
2. Nine sites are approved and are in the process of being
constructed: Anoka, St. Paul, Blaine, Minneapolis, Lino Lakes,
Bayport, Woodbury, Shakopee, and Shorewood. The three remaining
are slated for public hearings in January.
3. All sites are part of a grid system for electronics use which
creates a harc3ship due to the fact that the site mast be located
• in a specific area.
•
Mr. Michael H. Miller
Page 2
December 16, 1983
4. Once the cell is completed, there will be no traffic to the site
since no one is employed there.
5. The site does not require any utilities such as water, sewer or
gas.
6. The site will be landscaped to blend in with the surrounding area.
7. The exterior of the building will be constructed to be harmonious
with the surrounding area.
8. Al1 the monopoles in the Minneapolis - St. Paul area are free
standing and do not require guyed wires.
9. We will certify for the record that the o�ration or transmission
will NOT interfere with the police, fire, radio, television or any
other type of transmisison.
� 10. Transmission is law pawered and designed to provide service to the
Golden Valley area.
If the need for additional information is required, I will respond
immediately. I wish to express my gratitude for your help in processing this
application.:
Very truly yours,
�
. _ ��
Ul�v� !�-@r � �
Thomas S. Harraka
Agent for NewVector
TH/mh
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In Advanced Mobile Phone Service (AMPS) the mobile Each cell-site serves mobile customers within its own
service area is divided into geographical units called cell. As a vehicle moves from cell-to-cell, sophisticated
cells. Each cell is served by its own radio,telephone,and electronic equipment will transfer or"hand off"the call to
control equipment located in a building called a cell-stte. anothercell-site.Thisautomatic sequence maintains ser-
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ing cells assigned different frequencies to avoid interfer- interruption.
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over regular telephone lines to a cell-site near the mobile times in the same urban area.
customer. Using low power, the cell-site completes the
call by radio transmission covering only the small area
where the vehicle is traveling.
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T0: GOLDEN VALLEY PLANNING COMMISSION DATE: JAN. 18, 1984
� FROM: ALDA PEIKERT, ASSISTANT PLANNER
SUBJECT: INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT FOR A TIRE SERVICE
STORE AT 5760 WAYZATA BOULEVARD IN A COMMERCIAL ZONING DISTRICT
The applicant, Earl Weikle and Sons, general contractor representing Mr. Tom
Gegax of TBA Marketing Concepts, requests approval of a Conditional Use Permit
for a Tire Service Store at 5760 Wayzata Boulevard in a Commercial Zoning
District. The proposed operation falls within the following Conditional Use
category listed in the Commercial Section of the City Zoning Code: Auto repair
shops, including tire and auto accessory repair and installation.
The proposed site of the Tire Service Store is an existing building currently
occupied by TBA Marketing Concepts as a wholesale tire store and warehouse for
several associated retail tire stores. Mr. Gegax of TBA Marketing Concepts pro-
poses conversion of the subject location to a retail tire store and tire repair
and installation service. Mr. Gegax states that TBA Marketing is currently in
the process of moving wholesale and warehouse operations to a warehouse loca-
tion at 745 Florida Avenue South in the vicinity of the subject site.
The site plan for the �proposed Tire Service Store proposes the addition of
landscaped yards as required by the Zoning Code. An existing nonconformity
resulting from placement of the building almost on the east property line
remains. Building setbacks from the street and from west and rear property
• lines are rr�re than required by Ordinance. Currently there are no landscaped
yards on the site. The proposed site plan includes landscaping of the front
yard and the addition of 10 foot landscaped setbacks from parking to side and
rear property lines as required by the Zoning Ordinance.
The 40 parking spaces provided on the proposed site plan exactly meet minimum
parking requirements in the Zoning Ordinance. Calculations are based on
Ordinance parking ratios of one stall for every 5OO square feet of gross ware-
house and storage space, one stall for every 250 square feet of gross office
space, one stall for every 150 square feet of retail floor space, four stalls
_� for every service bay and one stal� for every three employees in the service
area.
.
Conditional Use Permit
J anuary 18, 1984
. Page 2
The site plan does not provide a loading dock or semi-trailer truck space for
unloading of tire deliveries, which was a concern to staff especially due to
current presence on the site of four semi-trailers used for tire storage. Mr.
Gegax of TBA Marketing Concepts states in his attached letter dated January 16,
1984 that delivery of tires will not involve semi-trailer trucks and that
unloading of deliveries will be through the service bay area to the front of the
building. Mr. Gegax further explained to staff that tire inventory currently
stored in semi-trailers on the site will be moved to the aew TBA Marketing ware-
house location at 745 Florida and that delivery of tires to the 5760 Wayzata
Tire Store site will be by pickup truck. Mr. Gegax states in his letter that
there will be no semi-trailers on the site. Staff suggests that any recommen-
dation for approval of a Conditional Use Permit incude conditions prohibiting
semi-trailers on the site and requiring removal of all semi-trailers currently
on the site prior to issuance of a Conditional Use Permit.
Another staff concern addressed by Mr. Gegax in his letter is storage and remo-
, val of used tires. Mr. Gegax states that used tires will be stored inside the
building and picked up from the site twice a week. Inside storage should be
specified in any Condiitonal Use Permit issued.
The City Building Official and City Fire Marshal reviewed the Tire Service Store
proposal . The Fire Marshal requires sprinklering of the building due to storage
� of highly flammable new and used tires. The Building Official provides notice
of applicable Building Code requirements and notice of required Building Board
of Review procedure. Staff suggests inclusion of these requirements as con-
ditions of any approval recommendation. The proponent will be provided with a
copy of the review from the Building Official which includes a more detailed
list of applicable Building Code requirements.
Section 20.03.G: of the City Zoning Ordinance provides that in considering a
Conditional Use Permit application, the Planning Commission shall make findings
and recommendations to the City Council on ten items, which need not be given
equal weight in the consideration. Examination of the proposed Tire Service
Store in view of each of the ten items follows:
1 . Demonstrated need for the proposed use.
TBA Marketing Concepts,. which proposes conversion of the wholesale warehouse
operation at the subject Wayzata Boulevard location to a retail tire service
store, apparently anticipates a demand for the service at that location.
Staff is unaware of another tire service store in that immediate vicinity
and suggests that determination of need is satisfied by the apparent deter-
mination of market demand by the proponent.
�
Conditional Use Permit
J anuary 18, 1984
• Page 3
2. Consistency with the Comprehensive Plan of the City.
The subject site is within the Golden Hills Study Area, designated on the
City Comprehensive Land Use Map as a Study Area for possible creation of a
Redevelopment District. Long term land use for the subject location is not
specified �n the City Comprehensive Plan.
3. Effect upon property values in the neighboring area.
The adjacent property to the west of the subject site is the location of the
Breck School Ice Area zoned Commercial . Properties adjacent to the east and
north are zoned Light Industrial . The property to the east is the site of
Contemporary Designs which was recently expanded and upgraded.
The proposed use is compatible with surrounding land uses and would not
adversely affect surrounding property values. Proposed upgrading of the
subject building and site would be an asset to the already upgraded
Contemporary Designs property.
4. Effect of any anticipated traffic generation upon the current traffic flow
and congestion in the area.
• The proposed tire sales and service use of the subject site would generate
relatively little traffic when compared to potential permitted Commercial
uses of the property. Anticipated traffic generation would not affect
current traffic flow or congestion in the area.
5. Effect of any increases in population and density upon surrounding land
uses.
There would be no increases in population or density.
6. Increase in noise levels to be caused by the proposed use.
The proposed use would result in no increase in noise levels.
7. Any odors, dust, smoke, gas or vibration to be caused by the proposed use.
The proposed use would not cause any odors, dust, smoke, gas or vibration.
8. An increase in flies, rats or other animals or vermin in the area to be
caused by the proposed use.
The proposed use would not result in any increase in flies, rats or other
animals or vermin in the area.
�
Conditional Use Permit
January 18, 1984
• Page 4
9. Visual appearance of any proposed structure or use.
Proposed upgrading of the`building and site would improve the visual
appearance of the property. Proposed upgrading includes a new stucco
exterior finish, addition of curb separation around drives and parking lots,
and the installation of landscaping in conformance both with City Landscape
Standards and with landscaped yard requirements in the City Zoning Code.
Currently there is no landscaped front yard on the property.
lA. Any other effect upon the general public health, safety, and welfare of the
City and its residents.
Staff foresees no other effects on the general public health, safety and
welfare.
Review of the proposed Tire Service Store use in view of the ten factors for
examination of 'a Conditional Use Permit request indicates a favorable recommen-
dation. Staff suggests that the Planning Commission recommend City Council
approval of the Conditional Use Permit requested by Earl Weikle and sons for
operation of a Tire Service Store at 5760 Wayzata Boulevard in a Commercial
, Zoning District subject to the following conditions:
1 . Construction of site improvements in conformance with the Site/Plot Plan
dated January 3, 1984 prepared by Bruce Knutson Architects, Inc., including
stripinng of parking 1ots.
2. Conformance of building space use with the floor plan dated January 3, 1984
prepared by Bruce Knutson Architects, Inc.
3. Approval of building interior and exterior remodeling plans by the Building
Board of �eview.
4. Conformance of landscaping with the City Landscape Standards and approval of
the Building Board of Review and provision of a landscape bond in an amount
and for a term specified by the Building Board of Review.
5. Separation of bituminous surfaced parking area and drive from landscaped
area with concrete curb.
6. Conformance of signage with the City Sign Regulations and approval of the
City Building Inspector.
i
Conditional Use Permit
January 18, 1984
� Page 5
7. Sprinklering of the entire building.
8. Conformance with all recommendations of the City Fire Marshal .
9. Removal of all semi-trailers from the site prior to issuance of the
Conditional Use Permit or building permit.
10. No semi-trailer trucks or detached semi-trailers on the site either tem-
porarily or permanently either for purposes of delivery or for purposes of
storage of tires.
11 . Inside storage of used and unusable tires.
12. No outside storage of products, materials or refuse.
13. Conformance with the Minnesota State Building Code, including handicapped
accessibility requirements.
14. Failure to comply with one or more of the above conditions of approval shall
be grounds for revocation of the Conditional Use Permit.
�
Attachments:
1 . Site Location Map
2. January 16, 1984 Letter from the Proponent
3. Site P1an �
4. Landscape Plan
5. F1oor P1an
6. Elevations
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�,On�TG�'Z� . January 16, 1984
Ms. Alda Peikert - Assistant Planner
City of Golden Valley
7800 Gplden Valley Road
Golden Valley, NIId 55�27
Dear Alda:
This is to provide you with answers clarifying certain points raised by you in
your letter of January 6, 1984, with regard to our application for a conditional
use permit for a tire store at 5760 Wayzata Blvd.
The following should provide those ans�aers:
z
1 ) Number of employees working in service bay area - 2
2? Number of service trucks or servi�ce vehiclea - 0
� 3) Provision for inside storage and regular removal of used tiires -
they are to be �tored in the area denoted storage behind the
service bays. In addition they are to be picked up twice per
week by a company who performs that service.
4) Tire unloading location - this shall be through the overhead
doors in the service bays. There shall be no semi-trailers
�arked on our lot under this operation and understand that
this 'would be a violation of the terms of our conditional use
permit and shall not do this.
_� Should you require any additional information, do not hesitate to contact me.
Thanking you in advance for your consideratfon.
. Yours ��ry truly,
�
�� �
T.L. Gegax �
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T0: GOLDEN VALLEY PLANNING COMMISSION DATE: JAN. 18, 1984
� FROM: MIKE MILLER, PLANNING & REDEVELOPMENT COORDINATOR
SUBJECT: REVIEW & COMMENT ON THE PROPOSED DEVELOPMENT PLAN FOR AREA "D" OF THf
VALLEY SQUARE REDEVELOPMENT PROJECT
Attached you will find a memorandum from Jeff Sweet, Executive Director of the
Golden Valley Housing and Redevelopment Authority (HRA), updating progress on
implementation of the Valley Square Redevelopment Project, and outlining the
next steps to be taken. One of these steps is a request for review and comment
from the Planning Commission on the proposed Development Plan for Area "D° as
submitted by United Properties, Inc. The HRA would like input from the Planning
Commission on this plan prior to approval and signing of a Development Agreement
between the HRA and United Properties. At that time, the accepted development
plan will become a part of the development agreement, and will be binding on
both parties.
Also included with this memo, you will find a site plan of the development pro-
posed by United Properties, a concept plan for the Redevelopment Area, a HRA
Staff review of the proposed development plan, and some comments from the
developer relative to questions raised by the HRA staff from their review of the
development plan.
Since this plan, or one quite similar to it, will be coming before the Planning
� Commission, at a later date, as a PUD, the Planning Cormnission is cautioned to
comment only on this plan. Any action by the Planning Commission that would
suggest PUD approval could have serious legal ramifications in that at this time
no PUD application has been submitted for eonsideration as neither the HRA nor
the developer has any propritary interest or ownership in the subject property.
Any action that might appear as though the Planning Commission were conducting a
public hearing without a proper application, or without proper notification of
all adjacent property owners, could be interpreted as being extra legal . The
same would be true of any action by the Planning Commission that could be
construed as an approval of said plan, or recommendation for approval . Such
action could only be construed as preempting the City Zoning Ordinance and
possible violation of due process.
A larger scale drawing of the proposed site plan for Area "D" will be on display
at the Planning Commission meeting Monday, January 23, 1984. The site itself is
comprised of 4.86 acres. United properties is proposing to construct a three
story office building containing 84,250 square feet, with 337 parking stalls
(exactly the minimum required by ordinance), along with necessary landscaping
throughout the site. While Staff has some concerns and reservations relative to
the site plan, these matters will not be addressed in a written Staff report,
since this is not an official PUD review. The Staff would like to mention some
of these items verbally at the Planning Commission meeting for the information
of the Commission members. The Staff would also appreciate the opportunity to
take part in the discussion of this matter as well as answer any questions from
Commission members. Also as pointed out in the attached memo from the Executive
Director of the HRA, he will also be present should the Planning Commission wish
• to ask any quesitons of him or require any statements.
Area ��p��
January 18, 1984
Page 2
�
In conclusion, the Planning Commission should be well aware that the HRA
genuinely seeks their input on this plan at this time. The Planning Commission
may comment or suggest changes, no changes, or note that they feel that the pro-
posed plan is totally inadequate, and indicate what sort of plan would be more
proper. Finally, in making a written report to the HRA, and for the Planning
Commission's own record, it should be clearly stated that this review and com-
ment in no way comm�ts the Planning Commission to recommending approval automa-
tically on any PUD Preliminary Design Plan that might be submitted by either the
HRA or the Developer for the site in question.
MHM:kjm
�
_ �
�
DATE: January 17, 1984
T0: Planning Commission
� RE: Review of Proposed Development Plan Submitted by United Properties to HRA
for Area D
In September of 1982, the Golden Valley City Council approved a series of revi-
sions to the existing Valley Square Redevelopment Plan. These revisions called
for substantial changes in existing land uses and a greater involvement by the
Housing and Redevelopment Autfiority in the acquisition and resale of property to
developers to implement the Plan.
In January of 1983, the Golden Valley HRA approved a Prospectus which allowed
proposals to be submitted on all portions of the Valley Square Redevelopment
Project area. In May and June, proposals were received and during the summer,
the Valley Square Commission evaluated those proposals and submitted a recommen-
dation to the HRA at its August 9 meeting.
On October 11, the Golden Yalley HRA selected United Properties to develop Areas -
A, C and D. (See attached map.) No proposals were received on Area E. A pro-
posal was received for Area B but the HRA has not made a decision on the selec-
tion of a developer for that area pending the outcome of further discussions
with the existing property owners.
The staff began negotiations with United Properties following the HRA designa-
tion of them as developers. The negotiations were structured such that separate
agreements are being negotiated on each of the three areas given each area's
, unique circumstances. The staff has completed negotiations on an agreement for
Area D. This agreement will now be presented to the Golden Yalley HRA for its
consideration at its February 14 meeting. A public hearing will be held and all
property owners within the Valley Square area will be notified. The agreement
covers the terms and condi ti ons of the sal e of the property by the HRA to Uni ted
Properties. These terms and conditions include sale price, responsibility for
platting, fi;nancial guarantees regarding projected tax increment from the pro-
ject, a preliminary plan for the project, etc.
The Planning Commission is being asked to comment on the preliminary plan. The
_ ., comments will be directed to the HRA and will be cansidered prior to the HRA
taking action,on the proposed Development Agreement. The significance of the
inclusion of the preliminary plan and the Development Agreement is that it pro-
vides a base for determining the amount of property which will have to be
acquired as part of the project, HRA and City costs associated with utility
development, and an estimate of the increase in taxes which will occur from the
new development which can then be used to support the tax increment bond issue.
I look forward to meeting with you on January 23 to answer any questions you
have concerning this.matter.
Sincerel
• ff et
HRA Director
JS:pb -
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Cify of Golden Valley
January 5, 1984
Mr. Boyd Stofer
Senior Vice President
United Properties
Northland Exeeutive Office Center
3500 West 80th Street
Minneapolis, MN 55431
RE: Preliminary Plans for Area D of Valley Square �
Dear Boyd:
� City Housing and Redevelopment Authority (HRA) staff on January 4, 1984
reviewed and discussed the preliminary plans for Area D of Valley Square,
including photographic copies of the site plan, elevations, floor plans and
rendering of the building, provided to us on December 29, 1983.
Staff noted that the site plan is the same as that submitted by Mr. Boland
with his letter of December 9, 1983, providing minimal green �space and
involving two setback variances: Rhode Island Avenue right-of-way to
parking and the east property line with Skyline Apartments to parking.
Staff finds the setback from Rhode Island to parking acceptable with the
proposed intensified landscaping and berming as shown on the site plan
dated December 9, 1983. Staff would like to see a proposal for iandscaping
along the east property lines, especiaTly along the l0 foot strip
separating parking from the Skyline Apartment property. Staff suggests
extension of landscape treatment onto the Skyline Apartment property,
assuming concurrence from the apartment complex owner, in order to screen
the parking area from the apartment building.
Staff would also like to see a plan for maintenance of the parking 1ot,
specifically for storage of snow removed from the extensive parking lot
surface area. If snow is to be hauled away, the City Engineer is
interested in assurance that specific �mp sites are avaitable.
�
Civic Center,7800 Golden Vailey Rd.,Golden Valley Minnesota,55427,(612) 545-3781
� Mr. Boyd Stofer
January 5, 1984
Page 2
Finally, staff is concerned that space be provided for sidewalk along Rhode
Island Avenue North. The approved Conceptual Plan shows sidewalk on the
east side of Rhode Island Avenue. However, the boulevard does not a11ow
adequate space for sidewalk construction in the street right-of-way, and an
easement is required. Gonstruction of a' sidewalk along the east side of
Rhode Island is not possible with the proposed preliminary plans for Area
D. It becomes imperative that space be reserved on the west side of Rhode
Island Avenue from Olson Memorial Highway to Golden Valley Road. The City
Engineer specified at least a six foot easement ad3acent to the street
right-of-way. This requirement should be incorporated into United �
Properties preliminary pians for Area C.
Comments provided in this letter are staff reactions only, and we wish to
note once again that the decision makers are the HRA and City Council .
Si ncerely,
* ����
Alda Peikert
Assistant Planner
� AP:kjm
cc: Jeff Sweet", HRA Director
�
�
UNITED P�UPERTIES
TO: Boyd B. Stofer
FROM: M. Jerome Rowe
DATE: January 11, 1984
RE: Maintenance Plan of Parking Lot �
Valley Square Redevelopment
In Ms. Peikert's letter to you of January Sth, she requested
a plan for the maintenance of the parking lot for the
office building loeated in area D of the Valley Square
Redevelopment. We do not have a specific plan, but it is
our policy as you know to maintain the following in a
quality manner:
1. We will maintain all curbs and asphalt sur-
faces in excellent repair.
� 2. All parking lot striping done for stall identi-
fication and curbs will be maintained as highly
visible.
3. All lawn and glant material will be maintained
in excellent condition with prompt replacement of
any.-; deceased material.
4. Parking lot lighting wi1Z be on timers and main-
tained to provide adequate safety for occupants of
the building.
5. All parking lot signs will be kept in good condi-
tion and in their proper location.
6. As is seasonally appropriate, the sidewalks and
lot will be kept swept and clear of any debris.
7. In the winter the lot will be promptly cleared
of snow and if the site is unable to accommodate
any snow storage, the excess will be hauled away.
Our summer grounds maintenance and winter snow removal is
done by subcontractor. Obviously, that subcontractor has
inot been chosen at this time. If the subcontractor were
to be the same contractor we use at Westwood Lake Office
� Boyd B. Stofer
Page 2
January 11, 1984
Park, they would have four separate locations for snow
dump sites. These dump sites are subject to fill up by
all contractors and can change from day to day. His four
primary sites are at France Avenue and 76th Street, First
Avenue and First Street, 21st Street and Fifth Avenue �
South, and the OPUS site at Highway 18 and Crosstown.
If there are any other questions regarding parki�ng 1ot
maintenance, please call me.
MJR/irb
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