03-26-84 PC Agenda GOLDEN VALLEY PLANNING COMMISSION
• (Civic Center, 7800 Golden Valley Road)
March 26, 1984
7:00 P.M.
AGENDA
I . ANNUAL ELECTION OF OFFICERS
II. APPROVAL OF MINUTES - MARCH 12, 1984
III. INFORMAL PUBLIC HEARING - REZONING
APPLICANT: John J . Day
LOCATION: 1300-1304 Gettysburg Avenue North
REQUEST: Rezoning from Residential (Single Family) to Two
Family Residential (R-2) Zoning District to allow
construction of a duplex
IV. REQUEST FOR WAIVER OF THE PLATTING ORDINANCE
APPLICANT: Ridgewood Properties, Inc.
. LOCATION: 135 and 155 King Creek Road
REQUEST: Lot Division to allow transfer to 5 foot strip
to adjacent lot
V. REPORT ON CITY COUNCIL MEETING - MARCH 22, 1984 ='
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MINUTES OF THE GOLDEN VALLEY
PLANNING COMMISSION
� March 12, 1984
A regular meeting of the Planning Commission was held in the Council Chambers
of the Civic Center, 7800 Golden Valley Road, Golden Yalley, Minnesota.
Chairman Forster called the meeting to order at 7:00 p.m.
Those present were Commissioners Forster, Leppik, McAleese, Prazak and Tubman.
Commissioner Singer was not present at the beginning of the meeting.
Commissioner Russell was absent.
Also present was Alda Peikert, Assistant Planner.
I . APPROVAL OF MINUTES - FEBRUARY 27, 1984
It was moved by Commissioner Tubman, seconded by Cor�nissioner Prazak and
carried unanimously to approve the minutes of the February 27, 1984 Planning
Cammission meeting as recorded.
II. SET DATE FOR INFORMAL PUBLIC HEARING - REZONING
APPLICANT: John J . Day
LOCATION: 1300-1304 Gettysburg Avenue North
REQUEST: Rezoning from Residential (Single Family) to Two
� Family Residential (R-2) Zoning District to allow
construction of a duplex.
Chairman Forster introduced this agenda item and recognized the proponent, Mr.
John Day, who was present.
It was moved by Commissioner Tubman, seconded by Commissioner Prazak and
carried unanimously to set an informal public hearing date of March 26, 1984
for consideration of rezoning of 1300-1304 Gettysburg Avenue North from the
Residential (Single Family) to the Two Family Residential (R-2) Zoning
District to allow construction of a duplex.
Commissioner Singer arrived at the meeting.
III. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT
APPLICANT: Undestad Investment Company
LOCATION: 5530 and 5612 Wayzata Boulevard
REQUEST: Approval of a Conditional Use Permit to allow
construction of a six-story office building, in a
Commercial Zoning District.
Chairman Forster introduced this agenda item and recognized Mr. Lloyd Kepple
. of Thompson and Klaverkamp, attorney representing the proponent. Chairman
Forster called on Assistant Planner Alda Peikert who provided the Planning
Commission with an explanation of the proposal and the staff reco�nendation.
Planning Commission Meeting - March 12, 1984 -2-
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Chairman Forster then called on the proponent. Mr. Kepple introduced himself
as counsel to the proponent, Undestad Investment Company, and explained that
the subject property is under purchase by Undestad Investment Company. Mr.
Kepple introduced other persons present on behalf of the proponent including
Mr. Norman L. Undestad, Undestad Investment Company, Ms Cecilia Lynch, owner
of the subject property, Mr. Warren Brueggeman, contractor for the proposed
project, and Mr. Reynold Roberts, architect.
Mr. Kepple stated that the key factor in planning of the project is the I-394
Project and that the proponent coordinated with the Minnesota Department
tMnDOT) as much as possible in preparation of plans. Mr. Kepple stated that
the proponent expects MnDOT determination of I-394 Project construction limits
in May 1984 and finalization of right-of-way requirements in J une 1984. Mr.
Kepple related that an original proposal for a ten-story office building was
reduced to a six-story office building proposal through work with City staff.
Mr. Kepple provided an explanation of the plan for adjustment to I-394
construction and concluded with the statement that the proponent is looking
for a reading from the Planning Co�nission on the proposal and desires to
coordinate the project with I-394 construction and with City plans for the
area. Mr. Kepple stated that it is the position of the proponent that a
determination on the Conditional Use Permit is required by June 1 , 1984.
Corr�nissioner Singer asked the reason for the June 1 , 1984 deadline. Mr.
• Kepple stated that June 1 , 1984 is not an absolute deadline, but that it is
necessary for the proponent to allocate resources for the project and that the
June 1, 1984 deadline conforms to the internal time line set by the deve�oper.
Mr. Kepple stated that he feels �this deadline works with the I-394 schedule.
Commissioner Leppik asked whether the proponent has applied for approval from
the City of St. Louis Park in view of the fact that a portion of the subject
property is in St. Louis Park. Mr. Kepple replied that the proponent is going
through similar procedures in St. Louis Park, but that the proponent places
greater emphasis on coordination with Golden Valley due to the fact that the
project is primarily in the City of Golden Valley. Concerning the size of the
building, Mr. Kepple explained that the proponent determined that there would
be a problem marketing a building of any less significant size at the subject
location.
Commissioner Leppik stated that she sees no problem with a six-story building
at this location. She asked, however, whether the proponent would consider
acquisition of the Forster property or a portion of that property in order to
expand the size of the site and in order to coordinate development of the sub-
ject site with the surrounding area. Mr. Kepple replied that the proponent
would not foreclose entirely this possibility but has a strong preference for
separate development of the subject site currently under contract. .
Mr. Reynold Roberts provided the Commission with an explanation of the pro-
posed project from an architectural standpoint. Mr. Roberts confided that his
first reaction to the subject site was that it would be difficult to develop,
� but that he was able to come up with a solution which is aesthetically
pleasing. Mr. Roberts stated that he sometimes finds that a building which is
Planning Commission Meeting - March 12, 1984 -3-
� the product of constraints turns out to be a more interesting building. Mr.
Roberts explained the site plan and building elevations and suggested that
adjustments could be made if necessary. Mr. Roberts pointed out that the
front of the building facing Turners Crossroad could be used as a drop off
point.
Chairman Forster questioned Mr. Roberts concerning the loss of a turnaround in
Phase II following I-394 construction. Mr. Roberts explained that the turn-
around is required in the first phase for persons checking parking spaces to
the north but that the parking arrangement for Phase II does not require a
turnaround. Mr. Roberts added that there may be another solution if there is
objection to loss of the turnaround.
Commissioner Prazak asked whether the City Engineer indicated a problem with
only one vehicle access to the building. Mr. Roberts replied that the City
Engineer made no objection. Mr. Kepple added that representatives of the pro-
ponent had various meetings with City staff including the City Engineer/Acting
Ci�y Manager and the City Building Official . In response to staff
suggestions, the proponent attempted to bring the three sides of the building
exposed to streets other than the freeway into conformance with setback
requirements. Mr. Kepple concluded that the proponent has been talking with
staff since J anuary 1984, that staff comments were helpful in preparation of
the proposal , and that the proponent now feels ready to come before the
Planning Commission for input. Mr. Undestad added that the proponent wants to
� work with staff and the Planning Commission to obtain a favorable recommen-
dation and prefers that the proposal be tabled to allow time for coordination
rather than denied at this time.
Chairman Forster opened the informal public hearing for public input.
Mr. Herrmann Held, 5400 Circle Downs, stated that his family has been a pro-
perty owner in Golden Valley since 1869 and was involved in the development of
property to the north and east of the subject site. Mw. Held stated that he
is in favor of the proposed development because it is confined to property
directly adjacent to Highway 12. Mr. Held said that he prefers the low pro-
file of existing buildings to the north of the subject site in the direction
of residential development and is opposed to suggested expansion of redevelop-
ment further north than the subject site. Mr. Held stated that the proposed
building is great at the subject location because the height matches that af
buildings across the highway, but that redevelopment should not take in the
four acre site to the north. Mr. Held spoke against removal of the beautiful
buildings to the north currently in use and providing tax income and spoke in
support of saving the residential neighborhood to the north. Mr. Held
concluded with the statement that there was talk of the I-394 Project 23 years
ago, that I-394 still is not a certainty, that it would be burden to the pro-
ponent to be forced to wait for I-394, that the City needs the tax base now,
and that he therefore thinks the City should go for it. �
Chairman Forster closed the informal public hearing.
• Commissioner Prazak asked about the single vehicle access to the building and
about the penthouse above the sixth story. Mr. Peikert stated that for
Planning Commission Meeting - March 12, 1984 -4-
i
emergency purposes the building would be accessible from Turners Crossroad and
that the entire development including the ramp would be a minimal distance
from streets on three sides. Mr. Roberts verified that the penthouse is for
elevator, stairway and mechanical purposes only, and Ms. Peikert confirmed
that the Zoning Code specifically excludes mechanical equipment and elevator
penthouses from computation of building height.
Commissioner Leppik stated that she basically likes the idea of the develop-
ment proposal but is concerned that the request is premature due to the indef-
inite nature of I-394 plans at this time. Commissioner Leppik said that she
is reluctant to recommend approval at this point and therefore recommends
denial , not because she does not like the plan, but because it is advisable
from a land use standpoint due to timing.
Commissioner Tubman added that is is unfortunate that the proposal is made now
at a time so close to the time when better information on the I-394 Project
should be available. Commissioner Tubman agreed that the proposal is prema-
ture and noted that even if the setbacks provided from projected 1-394
construction limits are conservative, the building is still close to the pro-
perty line.
Commissioner Tubman offered a motion to table the proposal for reinstatement
at the request of the proponent. Commissioner Leppik noted the Zoning
• Ordinance requirement that the Planning Commission forward a recommendation to
the City Council within 30 days of the Planning Commission informal public
hearing and suggested that the motion would have to be denial at this time.
It was moved by Commissioner Tubman and seconded by Commissioner Leppik to
recommend that the City Council deny the Conditional Use Permit requested by
Undestad Investment Company for construction of a six-story office building at
5530 and 5612 Wayzata Boulevard in a Commercial Zoning District as premature
at this time in view of the fact that I-394 construction limits are not yet
finalized, with the understanding that the Planning Commission and City
Council would be willing to reconsider such a proposal at the appropriate
future time.
Chairman Forster stated that he wants it understood that he is not against
development of this site and that he sees nothing wrong with the proposed
design, but that the proposal comes at a bad time.
Commissioner Singer observed that the proponent obviously has a selfish
interest in proceeding with development now but that the City has a selfish
interest in taking the time necessary to coordinate development of the area
with the I-394 Project and that he feels it is possible to come up with a good
solution.
A vote was taken, and the motion carried unanimously.
.
Planning Commission Meeting - March 12, 1984 -5-
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The meeting was adjourned at 8:10 p.m.
Respectfully submitted.
G. Wi iam Forster, Chairman Margaret Leppik, Secretary
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T0: GOLDEN VALLEY PLANNING COMMISSION DATE: MARCH 21 , 1984
• FROM: ALDA PEIKERT, ASSISTANT PLANNER
SUBJECT: INFORMAL PUBLIC HEARING - REZONING FROM RESIDENTIAL (SINGLE FAMILY)
TO TWO FAMILY RESIDENTIAL (R-2) ZONING DISTRICT - 1300-1304
GETTYSBURG AVENUE NORTH
The proponent, Mr. John J . Day, requests rezoning of a vacant lot located at
1300 Gettysburg Avenue North from the Residential (Single Family) to the Two
Family Residential (R-2) Zoning District to allow construction of a duplex. Mr.
Day is the owner of the subject parcel and of an existing duplex located on the
adjacent parcel to the east at 9120-9122 Plymouth Avenue.
The Golden Va11ey Board of Zoning Appeals (BZA) on March 14, 1978 ganted waivers
to allow construction of a double bungalow on the subject site zoned Residential
(Single Family) and to allow a duplex on an undersized lot. At the time of the
BZA action, the required lot size for a two family dwelling w�s 18,750 square
feet, and the required lot width was 150 feet. The waivers granted by the BZA
lapsed when construction of the proposed duplex was not undertaken within one
year following the BZA action.
Subsequent amendments to the City of Golden Valley Zoning Code require rezoning
to the Two Family residential (R-2) Zoning District for duplex construction and
reduce lot size and width requirements to 12,500 square feet and 100 feet
, respectively. The subject lot exceeds current dimensional requirements with a
width of approximately 119 feet and an area of approximately 18,400 square feet.
The 18,400 square foot lot size estimate is based on a lot depth of approxima-
tely 155 feet as shown on County half section maps. The site plan submitted by
the proponent indicates a lot depth of 120 feet, which results in a lot size of
14,280 square feet still above the minimum requirement for R-2 zoning.
The proposed site plan illustrates placement on the lot of a duplex structure
which meets or exceeds building setback requirements. The building is located
the required 35 feet back from the street right-of-way line. Side yard setbacks
exceed the 15 foot requirement, and the rear yard setback exceeds the required
20 percent of lot depth.
�
Golden Valley Planning Commission
. March 21 , 1984
Page 2
The proposed rezoning to the Two Family Residential (R-2) Zoning District for
duplex construction is compatible with surrounding zoning and land use. As men-
tioned above, there is an existing duplex located on the adjacent lot to the
east. Property further to the east is owned by General Mills and is zoned
Industrial . Development to the north and west is Single Family Residential .
Across Plymouth Avenue to the south of the subject site is the location of
Vanman Construction Company zoned Light Industrial . The subject site is located
on the edge of a Single Family Residential neighborhood adjacent to a collector
street with Light Industrial use and zoning directly across the street.
Based on compatibility of the proposed R-2 zoning and duplex use with
surrounding development and based on conformance with lot size and dimensional
requirements for R-2 zoning, staff suggests that the Planning Commission recom-
mend City Council approval of the rezoning of 1300-1304 Gettysburg Avenue North
from the Residential (Single Family) to the Two Family Residential (R-2) Zoning
District.
AP:kjm
Attachments:
1 . Site Location Map
• 2. Site Plan
3. March 14, 1978 BZA Minutes
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Board of Zoning Appea�is
� March 14, 1978 Rage 2
78-3-4 (Mep 20) Residential 1300 Gettysburg Avenue North John J. Ddy
The petition is for the waiver of Section
3.041 for 449 square feet start of the required square footage of 18,750
for a double bungalow,
3.02 to allow construction of one (1) double bungaloN ad�acent to
single family residential.
The Chairman pro ten reviewed the petition and it was in order.
John Day was �esent for the meeting. Also present were Mr. and Mrs. Paul Lantta,
1301 Gettysburg Ave. M. , who live directly across the street from the proposed
dwelling and had signed in approval. Mr. Lantta said they did have some concerns
about how the structure would took and also location of the structure and driveways
on the property. Mr. Day explained his proposal and past Council and Planning
Comnission actions on this iten. He noted he would cooperate in making the proposal
as compatible and desirable as possible.
Robert Wagman moved to approve a waiver permitting construction of a two family
dwelling in a residential area and also to approve a waiver of approximately
275 square feet off the required 18,750 square feet of lot area required - these
waivers sub�ect to the proposed westerly lot line of the existing double dwelling
� adjacent to this proposal being moved easterly approximately an additional .94 feet
and subject also to the approval of the Golden Valley City Council and the vacation
of Flag Avenue as proposed. Glen Christiansen seconded the motion noting that he
did so only to move it on for discussion in the absence of two other menbers of the
Board. The Chairman pro tem called for discussion on the motion.
John Day noted he would comply with any engineering requirements for location of
driveways, etc. Glen Christiansen stated that in principal he is opposed to any
waivers of the square footage on double dwellings and does not like establishing
any precedence for future proposals. Robert Wagman noted that if single family
dwellings were constructed on the lots Lhere would be more congestion on the property
and that a double dwelling of substantial and esthetic quality placed on the property
would have more open area and generally would be more desira ble.
Mahlon Swedberg called the vote. Robert Wagman and Mahlon Swedberg voted in favor
of the motion and Glen Christiansen voted against the same. The motion carried.
78-3-5 (Map 12) Residential 5729 Olson Menorial Highway Michael J. Pavek
The petition is for the waiver of Section
3.07 (3) for 8.26' bff the required 11.06'- siae yard setback to a setback
distance of 2.8' from the West property line to the existing
single family dwelling only.
The Chairman pro tem revierved the petition and found it in order.
• Mr, and Mrs. Michael Pavek were present for the meeting. Mr. Pavek explained that
when applying for a building permit to add to his house it was refused as the existing
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T0: GOLDEN VALLEY PLANNING COMMISSION DATE: MARCH 21 , 1984
� FROM: ALDA PEIKERT, ASSISTANT PLANNER
SUBJECT: REQUEST FOR WAIVER OF THE PLATTING ORDINANCE - 135 AND 155 KING CREEK
ROAD
The proponent, Ridgewood Properties, Inc. , requests a waiver of the City
Platting Ordinance to allow the transfer of a five foot strip of land from one
platted lot to the adjacent platted lot. The two lots involved are located at
135 and 155 King Creek Road and are both owned by Ridgewood Properties. The
proposal is for division of five feet off the south side of the lot at 135 King
Creek Road, on which there is already an existing house, for combination with
the vacant lot located at 155 King Creek Road. The purpose of the proposed
transfer is to allow construction of a house 74 feet in width on the enlarged
lot at 155 King Creek Road.
The remaining lot at 135 King Creek Road still exceeds Zoning Ordinance dimen-
sional requirements following proposed removal of the five foot strip of land
along the southern boundary of the lot. Remaining lot width is 95 feet and
remaining lot area is 18,728 square feet, compared to Zoning Ordinance require-
ments of 80 feet in width and 10,000 square feet in area for a Single Family
Residential lot. The south side yard setback to the existing house is still 20
feet, which is 5 feet over the 15 foot side yard requirement.
� The addition of five feet in width to the southerly lot at 155 King Creek Road
allows placement of the desired 74 foot wide structure on the lot with the
required side yard setbacks. Side yard setbacks are exactly the 15 foot minimum
on the south and slightly over the minimum setback requirement at 17.05 feet on
the north.
Based on conformance with City Zoning Code requirements for Single Family
Residential lot size and dimensions, staff suggests that the Planning Commission
recommend City Council approval of the waiver of the City Platting Ordinance
requested by Ridgewood Properties, Inc. to allow transfer of a five foot strip
of land from 135 King Creek Road to 155 King Creek Road.
AP:kjm
Attachments:
1 . Site Location Map
2. Survey
3. Letter from the Proponent
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March 19, I984
Alda Peikert
Ass i st ant C i t y P 1 ar�ner
City af Galden Va21ey
Galaer� Va11ey, Mn 554^c7
Re: REQUEST FOR WAIVER OF PLATTING ORDZNAlVCE 135 &
1�5 KING CREEK ROAD
I ar�ticipate building a new horne at 15� Kir�g Greek Raad
tnat will be upta seventy five (75? feet in wi�tF�. It
is necessary to deed five t5> feet frGns 135 King Creek
R�ad, wh i ch I naw awn, t G accamr_�dat e t h i s r��ew
structure. This prc�cess will nat alter the fiftee�+
(15) faat setback requirement far either lat 4nce it is
campleted; 135 �;ing Creek r�aw has a horne ar� it thac
• falls well within the fifteen (15} fa�t requirernent.
Thank. y�au for yaur help ir� this matter, shc�uld there be
any further questiar�s I can be reached at 377-1f^c�3.
���` """"'
Pau 1 Oberst ar, V i ce Prea i der�t
Ridqewaad Praperties, Inc
^c3� Jarialyn Cr
Gc�lden Va12ey, Mn 55416 .
enc.
•