01-10-83 PC Agenda �
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GOLDEN VALLEY PLANNING COMMISSION
(Civic Center, 7800 Golden Valley Road)
January 10, 1983
7:00 P.M. �f
AGENDA
I . APPROVAL OF MINUTES - DECMEBER 13, 1982
II . CONTINUATION OF INFORMAL PUBLIC HEARING - P.U.D. #40 EWALD WAY
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APPLICANT: Monson/Ueland Architects, Inc. '
LOCATION: Southwest corner of Xerxes Avenue North and
Golden Valley Road
REQUEST: Approval of Preliminary Design Plan for
P.U. D. #40, Ewald Way.
III . INFORMAL PUBLIC HEARING - REZONING 4955 WESTBEND ROAD
APPLICANT: Ms . Barbara Grove
LOCATION: 4955 Westbend Road
REQUEST: Change zoning from Residential (single family)
to R-2 Residential (two-family)
IV. REQUEST FOR WAIVER OF CITY PLATTING REGULATIONS - 528 INDIAP�A AVENUE NORTH
APPLICANT: Brad Jones
LOCATION: 528 Indiana Avenue North !;
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REQUEST: Permission to resubdivide three residential lots
into two residential lots which would be more in
conformance with the City Zoning Ordinance
V. REPORT ON HRA MEETING - DECEMBER 14, 1982
VI . REPORT ON BZA MEETING - DECEMBER 14, 1982
VII . REPORT ON CITY COUNCIL MEETING - DECEMBER 21 , 1982
VIII . REPORT ON CITY COUNCIL MEETING - JAP�UARY 4, tg83 �
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MINUTES OF THE GOLDEN VALLEY
P LANNING COMMISSION
DECEMBER 13, 1982
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A regular meeting of the Planning Commission was held in the Council
C hambers of the Civic Center, 7800 Golden Valley Road, Golden Valley, MN.
Vice Chairman Polachek called the meeting to order at 7:00 p.m.
Those present were Comrm ssioners Forster, Leppik, Polachek, Prazak, Singer
a nd Tubman. Commissioner Thompson was absent.
� Also present were Mike Miller, Planning and Redevelopment Coordinator, and
Alda Peikert, Assistant Planner.
I . APPROVAL OF MINUTES - NOVEMBER 22, 1982:
I t was moved by Corteni ssi oner Prazak, seconded by Cort�ni ssi oner Tubman and
c arried unanimously to approve the minutes of the November 22, 1982
P 1 anni ng Comni ssi on meeti ng as recorded.
II. SET DATE FOR INFORMAL PUBLIC HEARING - P.U.D. #39, COUNTRY CLUB
SURGICAL CEN E1TR:
APPLICANT: Country Club Surgical Associates Limited
Partnership
L OCATION: 6681 Country Club Drive
� REQUEST: Approval of Preliminary Design Plan for P.U.D.
. #39 (A "same day" surgical center)
Vice Chairman Polachek introduced this agenda item and called on Planning
a nd Redevelopment Coordinator Mike Miller to present the staff report. Mr.
Miller recommended that the Planning Commission set an informal public
h earing date of January 24, 1983 due to the complexity of the request and
due to expectation of a full agenda at the January 10, 1983 meeting.
M r. Gary Gandrud, attorney for the proponent, offered to explain the
b ackground of the PUD request. Mr. Gandrud explained that the proponents
wish to build a free standing Surgical Center building rather than pro-
c eeding with the building addition previously approved. Vice Chairman
Polachek deferred further explanation until the time of the informal public
h earing date.
I t was moved by Comni ssi oner Si nger, seconded by Corroni ssi oner Leppik and
carried unanimously to set an informal public hearing date of January 24,
1983 for consideration of the Preliminary Design Plan for PUD #39, Golden
Valley Surgical Center.
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Planning Commission Minutes - December 13, 1982 Page 2
• III. SET DATE FOR INFORMAL PUBLIC HEARING -. REZONING FROM RESIDENTIAL TO
� RESIDENTIAL�9�8 WESTBEND ROAD:
APPLICANT: Barbara Grove
L OCATION: 4960 Westbend Road
REQUEST: Request to rezone from Residential
(single-family) to R-2 Residential (two-family)
Vice Chairman Polachek introduced this agenda item and called on Planning
a nd Redevelopment Coordinator Mike Miller for the staff recommendation.
M r. Miller recommended that the Planning Commission set an informal public
h earing date of January 10, 1983.
It was moved by Commissioner Leppik, seconded by Commissioner Forster and
c arried unanimously to set an informal public hearing date of January 10,
1983 for consideration of the request received from Ms. Barbara Grove for
rezoning of 4960 Westbend Road from the Residential (Single Family) to R-2
Residential (Two Family) Zoning District.
IV. INFORMAL PUBLIC HEARING - ANIENDMENT TO CONDITIONAL USE PERMIT, 7925
WAYZATA BOULEUARD:
APPLICANT: H.I . Enterprises
• L OCATION: 7925 Wayzata Boulevard
REQUEST: Approval of modification of site plan for
Condi ti onal Use Permi t al l owi ng a gasol i ne ser-
vice station and convenience food store in a
Commercial Zoning District.
Vice Chairman Polachek introduced this agenda item and called on Planning
a nd Redevelopment Coordinator Mike Miller for an explanation of the
' request. Mr. Miller explained that the proponent, H.I . Enterprises, Inc. ,
p revi ously recei ved a Speci al Use Permi t whi ch provi ded for removal of the
B ang Bang Oil building and a house existing on the subject site and for
c onstruction of a convenience food store and self service gasoline station.
A t the time of issuance of the Special Use Permit, the Planning Comnission
a nd Council specifically addressed the question of possible future use of
space designated storage area for service bays which would require addi-
tional parking. Vehicle access doors to the storage area were specifically
eliminated from the approved building plans in order to preclude use as
s ervi ce bay s. The Ci ty Bui 1 di ng Inspector recently di scovered on the
c onstruction site that the building includes an opening for installation of
a n overhead door, which again leads to concerns about possible conversion
t o a service bay or to vehicle storage area. The presence of vehicles
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Planning Comnission Minutes - December 13, 1982 Page 3
. inside the building would require installation of a special type of floor
d rain designed to prevent fl�v of substances into the storm drainage sy stem.
Mr. Miller said he recognizes that the height of the storage area does not
allow for a hoist, but he pointed out that a hoist is not required for cer-
t ain types of car servicing such as changing tires or changing oil. Mr.
Miller concluded that he reluctantly r2commends approval of a Conditional
U se Permit allowing addition of an overhead door to the storage area con-
ditional upon there being no further changes in the building plans and con-
ditional upon there being no use of the storage area for servicing or
s toring of vehicles.
C ort�nissioner Prazak asked Mr. Miller the reasons for his reluctance to
recommend approval of the addition of an overhead door. Mr. Miller replied
that his reluctance is two fold: The first reason is what could be termed
the City's poor� experience with this proponent. Due to repeated failures
to meet construction start dates and due to numerous changes of building
plans, Mr. Miller said that he lacks confidence that the storage area would
n ot be used for vehicles. Mr. Miller added that the recomnended permit
condition prohibiting servicing or storing of vehicles is one which the
Ci ty woul d be unable to poli ce every day. Secondly, Mr. Mi ller stated that
h e does not understand why the proponent cannot manage with a loading dock
f or handling of deliveries rather than requiring a door which allows
vehicle access into the building.
C ommissioner Tubman recalled r�ntion that the proponent was offered the
� alternative of installing side by side doors. Mr. Miller explained that
side by side doors would allow easy access for loading and unloading bu t
n ot for inside storage of motor vehicles.
Commissioner Leppik asked whether it would be permissible for a truck to
b ack into the storage area to load or unload. Mr. Miller stated that it
w ould be preferable not to allow truck entrance into the building for
loading and unloading because that makes it possible to store the truck
i nsi de al so.
Commissioner Leppik asked whether it would be possible to reduce the door
h eight to prevent vehicle entrance and whether the construction could be
modified at this point to accommodate a lower door. Mr. Miller replied
that i t woul d requi re modi fi cati on of the door frami ng, that a door openi ng
w as left in the cement block and that framing should not be in as yet.
C ommissioner Forster asked whether there is room for inside storage of a
vehicle considering the fact that the storage area is intended for merchan-
dise storage. Mr. Miller pointed out on the building plans that there is
a nother merchandise storage area and concluded that there probably� would be
room both for adequate merchandise storage and for storage of a vehicle.
Commissioner Lepik asked whether it is understood that the location might
b ecome an automotive parts store in the future. Mr. Miller replied that
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Planning Commission Minutes - December 13, 1982 Page 4
• the proponent i nqui red i nto feasi bi 1 i ty of expandi ng i nto an auto parts
business and that auto parts sales is a permitted use in the Corrrrnnercial
Z oni ng Di stri ct.
C ommi ssi oner Si nger asked what type of del i veri es woul d requi re the
overhead door. Mr. Miller replied that the proponent had used the example
of 55 gallon drums of antif reeze, but that bulk deliveries could also
include oil or kerosene.
C om�nissioner Leppik asked whether the amount of storage area proposed is
average for a business of this type. Mr. Miller replied that the arrwunt of
s torage area is atypical in that it is exceptionally large.
Vice Chairman Polachek recognized Ms. Bev Kottas, who introduced herself as
President of H.I . Enterprises, developer, awner and operator of the pro-
posed facility.
M s. Kottas confirmed that the amount of storage area provided in the pro-
p osed faci 1 i ty i s atypi cal and expl ai ned that the types of acti vi ti es
included their business which require additional storage space include
e xporting of machinery and jobbing, involving buying in large quantities for
sale to operations smaller than their own.
Ms. Kottas said she would like to explain the history of problems
e xperienced with the City. Ms. Kottas attributed problems to the fact that
� s he and her husband are novices developing on their own. She explained
that English is her husband' s second language and that he apparently had a
misunderstanding with the City Building Inspector concerning �pproval of
the overhead door. Ms. Kottas confirmed that the current stage of
c onstruction allows for flexibility in door size. She states she believes a
t rap type of drain has alrea�y been required and installed in the storage
a rea due to sale of petroleum products, but she would have to check with
h er contractor to confirm this. Ms. Kottas attributed project time delays
to problems obtaining financing in the current market.
C ommissioner Leppik asked whether the proponent is still considering
p ossible future use of the storage area as service bays. Ms. Kottas
replied that if the storage area were ever converted to another use, it
w ould be used as additional retail area. Ms. Kottas explained that con-
v enience store/service station operators have found that it is not advi-
s able to combine service bay s with convenience stores. Ms. Kottas added
that she was giving as honest an answer as possible realizing that the pro-
p osed operati on i s a �y nami c p ro ject whi ch �y evol ve i n any number of
ways.
Comnissioner Tubman asked whether, considering possible future retail use
of the storage area, it would not be pref erable to put in side by side
doors rather than an overhead door. Ms. Kottas replied that either type of
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Planning Comnission Minutes - December 13, 1982 Page 5
� door would be replaced with window s if the storage area is converted to
retail space. Ms. Kottas added that she and her husband have chosen
q uality materials and construction and do not wish to install a �or which
w ould detract from the quality appearance.
C ortenissioner Singer asked Ms. Kottas whether the proponent is willing to
a gree to the two approval conditions reconrtnended by staff. Ms. Kottas said
that the proponent agrees to the two reco�nended conditions, but added that
plans are to store snow plow attachments within the storage area and that
because of the weight of the snow plows, trucks would drive into the
s torage area to drop off the plow s. Ms. Kottas explained that generally
speaking, depending on the weather, the plavs are attached once for the
winter season and removed once in the spring.
C ommissioner Prazak asked what other needs there are for the overhead door
in addition to access for snow plaw storage. Ms. Kottas replied that the
o nly other need f or the overhead door is for unloading of pallets of oil.
M s. Kottas said that such deliveries would not be frequent and she would
h esitate to call them regular deliveries. She confirmed that trucks would
drive into the storage area in order to unload.
Vice Chairman Polachek opened the informal public hearing for public input.
T here was no one present who wished to speak on this agenda item, and Vice
C hairman Polachek closed the public hearing.
. V i ce Chai rman Pol achek cal led for Commi ssi oner di scussi on of the subject
p roposal, and Cortnni si soner Prazak offered comnents. Commi ssi oner Prazak
suggested that a trap type of floor drain should be required in the storage
a rea based on the storage use alone regardless of whether or not other uses
involving vehicle access are permitted. Comnissioner Prazak observed that
u se of the storage space f or vehicle storage or repair would be a poor use
of space. He stated that he is satisfied with the proponent's description
of the intended use of the storage space and considers installation of an
o verhead door for deliveries to be reasonable.
In response to questions from Comnissioners Leppik and Forster concerning
t he type of drain required and whether specification of drain ty pe is a
Planning Commission matter, Mr. Miller described the type of drain used
f or protection of the storm sewer system and stated that the Building
Inspector may have alrea� required such a drain. Mr. Miller suggested
that the P1 anni ng Comni ssi on add to the enforcement authori ty of the
B uilding Inspector by including the drain as a condition of the Conditional
Use Permit approval. Comnissioner Singer suggested that installation of the
appropriate type of drain be added as a third condition of the Conditional
Use Permi t approval.
Commissioner Tubman expressed concurrence with this suggestioro, adding that
s he supports the two conditions reco�nended in the staff report because she
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Planning Comnission Minutes - December 13, 1982 Page 6
� s till has a concern over possible future use of the storage area as service
bays.
It was moved by Commissioner Leppik, seconded by Commissioner Forster and
c arried unanimously to recommend that the City Council approve the
Conditional Use Permit requested by H.I . Enterprises to allow installation
of an overhead door in the storage area of their convenience food store and
s elf service gasoline station located at 7925 Wayzata Boulevard in a
Corrr�nnercial Zoning District subject to the following conditions:
1 . There being no further changes to the building or site plans.
2. The proponent understands and agrees that no motor vehicles will be
repaired or stored in this storage area at any time.
3 . Th at the proper drain trap be installed in the floor of the storage
a rea.
V . INFORMAL PUBLIC HEARING - P.U.D. #40, EWALD WAY:
APPLICANT: Monson/Ueland Architects
L OCATION: Southwest corner of intersection of Xerxes
Avenue North and Golden Valley Road
• REQUEST: Approval of Preliminary Design Plan for P.U.D.
_ #40 including 10 Townhouse units.
Vice Chairman Polachek introduced this agenda item and called on Assistant
Planner Alda Peikert to present the staff report. Ms. Peikert reviewed the
s taff report recom�nding continuation of the public hearing and deferral
of action until the January 10, 1983 Planning Commission meeting to allow
the proponents time to address staff concerns and make adjustments to PUD
plans.
Vice Chairman Polachek recognized Mr. Chris Ueland, representing the propon-
e nt, Monson/Ueland Architects. Mr. Ueland gave a brief description of
plan revisions contemplated to alleviate staff concerns.
Vice Chairman Polachek asked Mr. Ueland whether the proponents are in
a greement with the recommendation for continuation and feel that the recom-
m endation is fair. Mr. Ueland confirmed that the proponents are agreeable
t o the recom�nded continuation.
Vice Chairman Polachek opened the informal public hearing for public input.
T here was no one present who wished to speak on this agenda item, and Vice
C hai rman Pol achek cl osed the publ i c heari ng.
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Planning Comnission Minutes - December 13, 1982 Page 7
• It was moved by Comnissioner Tubman, seconded by Comnissioner Leppik and
c arried unanimously to continue the informal public hearing on the
Preliminary Design Plan for PUD #40, Ewald Way, to the January 10, 1983
P 1 anni ng Co�ni ssi on meeti ng.
VI. REPORT ON CITY COUNCIL MEETING - DECEMBER 7, 1982:
Gommissioner Tubman provided the Planning Commission with a report on the
December 7, 1982 City Council meeting.
VII. DISCUSSION OF PLANNING INSTITUTE AND LAND USE PLANNING WORKSHOP:
C ommissioner Leppik provided the Planning Commission with a report on the
Annual Planning Institute held September 30, 1982. Commissioner Leppik �
reported that the Institute was devoted to the legal aspects of planning
a nd zoning and that she found it very interesting. Sessions included
instruction in the use of conditional use permits and variances and
t raining in analysis of subdivision plans. Co mnissioner Leppik reported
that program leaders stressed the importance of an adopted Comprehensive
Plan as legal protection and the importance of giving reasons for denial of
a request. Special zoning cases discussed included group homes, manufac-
tured housing and earth sheltered housing.
Vice Chairman Polachek and Commissioner Forster provided a report on the
Land Use Planning Workshop held at the same time as the Planning Institute.
� Cormni ssi oner Forster reported that Work shop leaders revi ewed case hi stori es
of Twin Cities area lawsuits resulting from City decisions. The Workshop
leaders indicated that there is no way to totally avoid lawsuits, but
a dvised decision makers to document all decisions. It was suggested that
e ach i ndi vi du al �mber of a Comni ss i oner or Cou nci 1 offer hi s or her op i n-
ion for the record. Vice Chairman Polachek added that workshop leaders
reviewed historical changes in court viewpoints and emphasized that the
viewpoint of the courts on zoning matters is in constant change.
VIII. INTRODUCTION OF CONSENT AGENDA:
V i ce Chai rman Po]achek reported to P1 anni ng Cormni ssi oners that Chai rman
T hompson is thinking of introducing a consent agenda for Planning com-
mission use.
The meeting was adjourned at 8:40 p.m.
Respectful ly subrtri tted,
David Thompson, Chairman Margaret Leppik, Secretary
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• T0: GOLDEN VALLEY PLANNING COMMISSION DATE: JANUARY 5, 1983
FROM: ALDA PEIKERT, ASSISTANT PLANNER
� SUBJECT: CONTINUED INFORMAL PUBLIC HEARING - PRELIMINARY DESIGN PLAN FOR
PUD #40, EWALD WRY
The Golden Valley Planning Commission on December 13, 1g82 continued an informal
public hearing for consideration of the Preliminary Design Plan for PUD #40, Ewald
Way, which proposes ten townhouse units in five double unit structures on the
1 .049 acre site of the former Ewald parking lot located on the southwest corner of
the intersection of Golden Valley Road with Xerxes Avenue North. The hearing was
continued in order to allow the proponent, Monson/Ueland Architects, Inc. , to
revise the Preliminary Design Plan for PUD #40 in response to Planning Commission
concerns. The proponent on December 29, 1982 submitted a revised Preliminary Design
Plan which addresses specific concerns raised by staff and the Planning Commission.
The revised Preliminary Design Plan includes a revised Site Plan, a Landscaping
Plan, a revised Preliminery Plat and a revised Preliminary Grading Plan. Building
elevations and typical floor plans, although not required at the Preliminary Design
stage, are included for the information of the Planning Commission which does not
see the subsequent General Plan of Development stage.
� The Planning Commission at the December 13, 1982 meeting directed the proponent to
address eleven concerns. The proponent has satisfactorily addressed these concerns
through plan revisions and provision of information requirements as follows:
l . Adjustment of the setback of the drive from the west property line to allow
adequate space for screening from residential property to the west and for
storage of snow removed from the drive.
On the original Preliminary Design Ptan, the curve in the private access drive at
the point of entry into the northerly cluster of units came within one foot of
the west property line leaving inadequate space for screening from residential
back yards to the west and for storage on site of snow removed from the drive.
On the revised Preliminary Design Plan buildings in the northerly cluster of units
are adjusted slightly to the east, the curve in the drive is straightened out and
the distance from the drive to the property line is 18 feet.
2. Widening of the private drive to a minimum width of 24 feet not including curb
at the entrance and 20 feet not including curb for the remaining length of the
drive to facilitate emergency vehicle access.
The private access drive on the original Preliminary Design was 16 feet wide which
was inadequate for access of fire fighting equipment and of service trucks such as
moving vans. On the revised Preliminary Design, the entrance to the access drive
is widened to the 24 feet stipulated by the City Engineering Department and is
. straightened for ease of access. In adjusting the access drive, the proponent moved
the entrance to the north closer to the intersection of Golden Valley Road and Xerxes
� Golden Valley Planning Commission -2- January 5. 1983
Avenue North, but adequate distance from the intersection is still maintained.
The private access drive is a minimum of 20 feet in width for the entire length as
stipulated by the City Engineering Department and is wider than the stipulated
minimum with a width of 23 feet where it curves into the northerly cluster of uni.ts.
3. Adjustment of on site parking space length to the 20 feet required by
Ordinance.
On site parking spaces are lengthened from the 18 feet shown on the original
Preliminary Design Plan to the 20 feet required by Ordinance.
4. Provision of a list of variances required as part of the PUD approvat and
narrative justification for granting of the variances required.
The December 28, 1982 letter from the proponent, Monson-Ueland Architects, Inc. ,
explaining plan revisions includes a list of six setback variances itemized A.
through F. The six setback variances are illustrated visually as shaded portions of
� buildings and parking area on the Landscape Plan, Sheet No. PD 2 of the Preliminary
Design Plan. Four of the variances are building setback variances, of which three
are front yard setback variances and one is a side yard setback variance on the west.
Two are parking setback variances, of which one is a front yard setback variance
on the west.
A corner of the front parking area extends further than the buildings into the
required 35 foot front yard. The proponents propose to screen the parking with
existing and additional evergreen trees. Based on the unusually wide boulevard
at this point and the landscaping treatment proposed, staff feels that the front
setback to parking is acceptable.
Setback �ariances from the west property line are based on a 15 foot residential
side yard building setback and maintenance of half of the setback or 7 1/2 feet
as green area. The west building setback variance involves a 1 1/2 foot protrusion
of a one story building corner and is unobtrusive. The west parking setback variance
involves a corner of the back parking area which comes within 4 1/2 feet of the west
property line. The proponent indicates that existing bushes will remain and that
evergreens will be added for screening around the corner closest to the west property
line. Based on landscaping treatment staff feels that the variance is acceptable.
5. Provision of a landscape plan at least adequate to illustrate buffering required
for screening of development from residential properties to the west and for
justification of waiver requests. The PUD Ordinance does not require the
complete landscape plan until the �General Plan of Development, but landscape
� information is necessary in this case for assessment of setback waiver requests.
� Golden Valley Ptanning Commission -3- January 5, 1983
The proponent provided a Landscaping Plan, Sheet PD 2, specifically geared to
variance requests incorporated into the Preliminary Design Plan. As noted in the
preceding discussion of variances, proposed landscaping is adequate to mitigate the
effects of proposed setback variances. .
6. Addition to the plans of concrete curb separation of all bituminous surfaced
areas from landscaped area, including addition to the proposed access road cross
section on Sheet 2.
The proponent decided to add curb and gutter rather than curb only to bituminous
drive and parking areas. Surface water drainage flow is changed from the middle
of the drive to the gutters with the center of the road crowned as illustrated in
the cross section provided on the Preliminary Grading Plan, Sheet 2 of the Preliminary
Design Plan.
7. Reduction of the slope of the drive to a maximum of four (4) percent in the
boulevard.
� The slope of the access drive in the boulevard was 7 1/2 percent on the original
Preliminary Design Plan. The City Engineering Department prefers a 2 percent slope
in case of future sidewalk construction but stipulated a maximum slope of 4 percent.
The revised plan complies with the 4 percent maximum slope stipulation.
8. Inclusion of detailed plans for tot lot equipment. �
The tot lot in the southwest corner of the project site is enlarged as suggested
by the City Parks and Recreation Director. The proponent included with the revised
Preliminary Design Plan a picture and description of the t�pe of play structure
contemplated. The structure includes the three elements (climbing, sliding and
swinging) specified by the Parks and Recreation Director, and the Parks and Recreation
Director finds the play structure and revised tot lot plan acceptable. The Parks
and Recreation Director suggests that the two swings on the play structure have two
different seat types such as one tot seat and one strap as shown in the illustration
in order to accommodate both preschoolers and older children. In addition, he
stipulates that the play structure base shoutd be turf or sand. If sand is used,
there should be a barrier around the outer edge of the tot lot to keep the sand
contained.
�. Inclusion of walks for pedestrian circulation and consideration of benches
for pedestrian use.
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Golden Valley Planning Commission -4- January 5, 1982
�
Staff is satisfied with provision for pedestrian circulation made in the revised
Preliminary Design Plan. The revised Site Plan and the Landscaping Plan include
a walk from the bus stop on Golden Valley Road to the northerly cluster of units,
and a bench is provided in the vicinity of the bus stop. An attractive entry to the
tot lot is provided with a stepping stone walkway and two benches for persons super-
vising children in the tot lot. The only suggestion made by the Parks and Recreation
Director is possible adjustment of the easterly bench next to the tot lot to the south
for a better view of the tot lot.
10. Reference to PUD #40 in the plat name.
The plat name on the revised Preliminary P�at, Sheet 1 of the Preliminary Design
Plan, is "Ewald Way P.U.D. No. 40".
11 . Placement of the six (6) foot utility and drainage easement on the south
property line to the north of the 10 foot existing driveway easement.
Adjustment of the south utility and drainage easement is not made on the revised
Preliminary Plat but may be accomplished at the General Plan of Development stage.
� The Engineering Department points out that utility easements for watermain and sanitary
sewer lines will also be added following installation of utilities.
Staff recommends conditional approval of the Preliminary Design Plan of PUD #40,
Ewald Way, based on revision of the Preliminary Design Plan to address staff and
Planning Commission concerns reviewed above and based on compatibility with surrounding
land uses and suitability of density to the site as discussed in the previous staff
report. As noted in the staff report on the original Preliminary Design Plan, the
area surrounding the site in both the City of Golden Valley and the City of
Minneapolis _is an established single family residential neighborhood except for the
site of the former Ewald Dairy Building directly across Xerxes Avenue P�orth in
Minneapolis. The former dairy building site, which is just under one acre in size,
is zoned for a maximum of 27 residential units, which would be high density by
City of Golden Valley standards. The proposed density for PUD #40 is 9•530 units
per acre, which falls within the medium density range of 5 to 12 units per acre as
defined in the adopted Golden Valley Housing Policy.
Staff recommends approval of the Preliminary Design Plan for PUD #40, Ewald Way,
subject to the following conditions to be addressed by the proponent later in
the PUD approval process:
1 . Placement of the six (6) foot utility and drainage easement required by the City
Subdivision Regulations on the south property line to the north of the 10 foot
existing driveway easement.
� 2. Submission of Homeowners Association Agreements and Bylaws, easements and any
appropriate deed restrictions or covenants with the General Plan of Development
as required by the PUD,Ordinance and approval of these documents by the City
Attorney prior to City Council approval of the Generat Plan of Development for
PUD #40.
Golden Valley Rlanning Commission -5- January 5, 1983
•
3. Posting of fire lanes along the entire length of the drive to restrict parking
to the designated parking spaces off the drive and to prohibit parking along
� the drive.
4. Provision for handicapped accessibility to individual units.
5. Separation of sewer and water service to each individual unit, separation of
interior plumbing for individual units and provision of one lawn faucet (hosebib)
for each unit.
6. Provision of roughed in connections for washer and dryer facilities if actual
equipment is not furnished in each unit.
7. Provision of individual cold air returns .for heating systems.
8. Extension of fire walt in accordance with building code standards to the roof
line between units with no penetration.
9. Provision of integral outside combustion air for optional fireplaces.
10. Conformance of signage with the City of Golden Valley Sign Regulations and
approval of the Building Inspector.
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•
1I�IONS�N UE�4ND .�RCHIT�CTS
lnc
28 December 1982
Golden Valley Planning Commission
City of Golden Valley
7800 Golden Valley R oad
Golden Valley, Minnesota 55427
Re: Ewald Property Redevelopment
P. U. D. N0. 40 "Ewald Way"
Dear Commissioners:
We are requesting variance for several encroachments into setbacks
established by zoning ordinance. The original Site Plan submitted to
the Golden Valley H. R. A. was designed to have no encroachments
within setbacks for buildings. We have revised the Site Plan in
accordance with recommendations by city staff to provide:
(a) Along the western property line
- mor e snow stor age,
- more natural topographic grade changes,
- less encroachment of setback for paving,
• - more space for play structure; and
(b) W ithin the inter ior
- � - a wider driveway (20'�
- a wider entry drive (24'),
- deeper parking stalls (20'),
- curbs along the driveway,
- sidewalk to bus stop area.
The revisions involved moving the buildings generally eastward. The
encroachments are itemized as follows (refer to shaded areas on the
� Landscaping Plan):
Location Rqd. Setback Max. Encroaehment Circumstances
A. Dwelling #2 35' 4. 8'(mostly 3') - wide boulevard,
more space for
play structure
and Dwellings 3&4.
B. Parking at entry 35' 24' - paving screened by
trees, hedge &
m higher grade.
C. Parking on west ?. 5' 3' - same as above.
D. Dwelling #6 35' 6. 5' - building corner.
E. Dwelling #7 35' 6' - building corner.
F. Dwelling #10 15' 1. 5' - one story corner
projection.
� We believe that the revised Site Plan meets the de�sires of the city staff
and improves the original design. We request acceptance of the proposed
Site Plan as revised with encraachments as listed a v .
Sincerely, Monson/Ueland Architects, Inc. ris o r el nd ���'' 1,�./
112 North Third Street Minneapolis,Minnesota 554 1 612-333-4260
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� T0: GOLDEN UALLEY PLANNING COMMISSION DATE: JAWUARY 5� 1983
FROM: ALDA PEIKERT, ASSISTANT PLANNER
. SUBJECT: INFORMAL PUBLIC HEARING - REZONING OF 4955 WESTBEND ROAD -
RESIDENTIAL (SINGLE FAMILY), TO TWO FAMILY (R-2) RESIDENTIAL
�
The proponent, Ms. Barbara Grove, requests rezoning of a vacant lot located at 4955
Westbend Road from the Residential (Single Family) to the Two Family (R-2) Residential
District to allow construction of a duplex on the subject site.
The lot at 4955 Westbend Road meets the area and width requirerr�nts for R-2 zoning.
The lot width is 100 feet, which is exactly the minimum required in the R-2 District.
The lot area is 15,455 square feet, which exceeds the 12,500 square foot area require-
ment for R-2 Zoning. The proposed site plan shows the 15 foot side yard building
setback required by Ordinance on each side of the duplex.
Surrounding land uses are compatible with Y}�e proposed R-2 zoning. The surrounding
area is zoned Residential (Single Family) and is an established residential neigh-
borhood. There are two existing duplexes in the neighborhood, one to the southwest
on Regent Avenue North and one to the south on Dulutli Street with access off of
Regent. The location of existing duplexes in relation to the subject site is shown
• on the attached detail of the City Existing Land Use Map. The symbol for a duplex
is a circle with a line through it as opposed to a circle for a single family
residence. -
The adjacent lot directly to the west of the subject lot on the southeast corner
of the intersection of Westbend Road with Regent Avenue North and the large wooded
lot across Regent on the southwest corner of the intersection both are owned by
the City of Golden 1lalley and will never be developed. These two lots, as well as
the subject lot, are in the Bassett Creek Ftoodplain, and ..�he City .lots .witl be
maintained as storm and flood water holding area. The vacant City lot adjacent
. to the subject lot, as well as the City lot across Regent, provide permanent additional
green space which helps to offset the proposed two family density on the subject
lot within a predominatly single family neighborhood.
Due to location of the subject lot in the floodplain, development plans must comply
with the City of Golden Valley F�loodplain Ordinance, which requires review of plans
by the Bassett Creek Flood Control Commission. The proponent has consulted with
Barr Engineering, which provides technical staff to the Bassett Creek Flood Control
Commission. The Site Plan submitted with the rezoning application is based on infor-
mation provided in a preliminary letter received from Mr. Len Kremer of Barr Engineering
a copy of which is attached. According to the letter, improvements to Bassett Creek
undertaken during the 1g82 construction season are expected to result in a drop
in the flood elevation at the subject site. Proposed development plans for the site
are based on the expected revised lower flood elevation. The City Engineer confirmed
in November 1982 that the improvements were underway and that a change in the ftood
. elevation is anticipated. However, revision of the official flood elevation
recognized by the City of Golden Valley requires a recommendation from the Bassett
Creek Flood Control Commission and action by the City Council .
� Golden Valley Planning Commission -2- January 5, 1982
The official flood elevation for the subject tocation taken from the current City
of Golden Valley Floodplain Map, a detail of which is attached, is Elevation 845•5•
The plans submitted with the application indicate a two level double unit
structure without a �asement built on pilings, as shown on the foundation plan.
The proponent planned for a lower level elevation of 843.6 as anticipated by
Barr Engineering. Placement at Elevation 846.5 es required by the current official
flood elevation would necessitate considerable filing and would result in a
steeper driveway grade up from the a41 .0 street elevation. It is suggested that
any Council action approving rezoning of the subject lot not take place until
after anticipated Council action to adjust the official flood elevation at the
subject tocation and after submission of development plans showing a lower floor
elevation one foot above the official flood elevation with acceptable filling and
grading to achieve the required elevation.
Procedure for approval of development in the Bassett Creek Floodplain requires
not merely contact with Barr Engineering as staff to the Bassett Creek Flood Control
Commission, but an official recommendation from the Flood Control Commission.
The proponent is reportedly taking the steps necessary to o6tain official Bassett
Creek Flood Control Commission review of development plans. Staff suggests that
City Council setting of a hearing date on the proposed rezoning be delayed until
• after official Bassett Creek Flood Control Commission review of development plans,
as well as after any action adjusting the official flood elevation at the subject
site.
Staff suggests that the Planning Commission recommend City Council approval of the
request received from Ms. Barbara Grove for rezoning of a vacant lot located at
4955 Westbend Road from the Residential (Single Family) to the Two Family (R-2)
Residential Zoning District subject to the following conditions:
1 . Submission prior to City Council approval of the rezoning of a site plan
acceptable to the City Engineer and City Building Inspector for construction
� of a structure the lowest floor elevation of which is a minimum of one foot
above the flood elevation officially recognized by the City of Golden Valley
at the subject site.
2. Approval of the proposed site plan by the Bassett Creek Flood Control Commission
prior to City Council approval of the rezoning.
Attachments:
l . Site Location Map (Half Section)
2. Site Location Map (Existing Land Use Map)
3. Detail of Official City of Golden Valley Floodplain Map
4. Site Plan
5. Floor Plans (2)
6. Elevations
7, Perspective �
• 8. Foundation Plan
9. June 28, 1982 Letter from Leonard Kremer, Barr Engineering, on behal�f of the
Bassett Greek Flood Control Commission
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BARR ENGINEERING CO.
CONSULTING ENGINEERS
• DouGU�s w enaQ 6800 FRANCE AVENUE SOUTH
.b►+N D.DiCKSON MINNEAPOUS,MINNESOTA 55435-2062
L.R.MOLSATHER TELEPHONEr(AREA 072)920-0655
ALLAN GEBNARD
LEONARD J.KREMER .
DENNIS E PALMER
WARREN W.NANSON
June 28, 1982
Ms. Barb Grove
3581 Owasso Street
Apartment 211,
St. Paul, Minnesota 55112
Dear Ms. Grove:
The purpose of this letter is to confirm the floodplain elevations
which we previously provided to you over the phone in the vicinity of
Westbend Road between Scott Avenue and Regent Avenue in the City of
Golden Valley. The 100-year floodplain elevation which is currentTy being
used by the City of Golden Valley for floodplain .management purposes is
• Elevation 844.5. Therefore, any damageable property would have to be
located one foot above that elevation, or a Elevation 845.5. When the
improvements to Bassett Creek are completed later this summer, the floodplain
elevation will drop to a proposed level of Elevation 842.6. At that time,
any damageable property could be located at Elevation 843.6.
If you have any questions regarding this information, please contact
me.
/ '
SincC �tely,�
� ��/ •-�'�
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.
� ona d J. Rrem r
LJK/gs �
•
• T0: GOLDEN VALLEY PLANNING COMMISSION DATE: JANUARY 5, 1983
FROM: MIKE MILLER, PLANNING � REDEVELOPMENT COORDINATOR
° SUBJECT: REQUEST FOR WAIVER OF CITY PLATTING REGULATIONS -
528 INDIANA AVENUE NORTH
BACK�ROUND AND ANALYSIS
Brad J. Jones, owner of property located at 258 Indiana Avenue North, which includes
four platted lots zoned Residential , has requested a waiver of the City Platting
Regulations which would allow the resubdivision of the northerly three lots into
two residential lots that would be more in conformance with the City Zoning Ordinance.
The properties involved in this request are described as Lots 134, 135 and 136 of
Glenwood Addition, Hennepin County, Minnesota. This site, along with Lot 133 was
formerly utilized as a church with a parsonage (the church is located on Lot 133
and is proposed to remain in place for the time being) .
Also, as a matterof background, the four lots in question were proposed for develop-
ment of six townhouse units (P.U.D. #37 - Brandon Terrace Townhouses) in September �
of 1982. However, on September 16, 1982 the proponent withdrew that project from
further consideration due to neighborhood reaction and Planning Commission concerns .
� Since that time, the proponent has proposed developing the property with singte-
family detached dwellings.
Each of the three lots involved in this request are lots of record, and as such
could be built on individuatly provided all setback requirements are met, or variances
granted by the BZA shortening the setbacks. Lots 134 and 135 are 40 feet wide and
133•53 feet deep. Lot 136 is 53 feet wide (a corner lot) and 133.53 feet deep.
Lot 134 presently has a single-family dwelling located on it (former church
parsonage) . Rather than build two additional dwellings on the remaining two lots ,
the proponent is proposing to add the southerly 15 feet of Lot 135 to the 40 foot
width of Lot 134 (a total lot width of 55 feet) , which would allow for greater
side yard setbacks for the existing single-family dwelling. The proponent plans
to substantially rehabilitate the dwelling on Lot 134. In addition, a second,
larger, corner lot woutd be created (78 feet wide and 133•47 feet deep) to provide
for a new single family dwelling (see attached surveys) .
While both of the newly created lots will still be non-conforming (a s6ngle-famity
residential lot should be 80 feet in width and 10,000 square feet in area) , the two
lots would be less non-conforming than they presently are. In addition, only two
dwelling units would occupy these lots instead of possibly three dwellings which could
be allowed on the lots of record.
RECOMMENDATION
In view of the fact that the proposed waiver of City Subdivision Regulations would
allow for a much more harmonious and compatible land use development scheme, approval
• of this request can only benefit an older residential neighborhood with more orderly
planned "infill" housing. Therefore Staff would recommend favorable action by the
Planning Commission on this request, subject to the following conditions:
. Golden Valley Planning Commission
January 5, 1983
Page 2
That any easements for driveway access granted across Lots 136 and part of 135
be filed with the City Division of Zoning and Inspection and become a permanent
reference in that department's Street File.
MHM:kjm
•
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.
�
Revised : Jan. , 1982
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98i6 EAST SSth STREET,MINNEAPOLIS,MN 56417 7273484
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