03-28-83 PC Agenda . � , --- -
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� GOLDEN VALLEY PLANNING COMMISSION
� + (Civic Center, 7s00 Golden Valley Road)
March 28, 1983
7:00 P.M.
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; AGENDA
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� I . APPROVAL OF MINUTES - MARCH 14, 1983
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' il . INFORMAL PUBLIC HEARING - PRELIMINARY PLAT
� APPLICANT: Independent School District #270 (Hopkins) '�
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; LOCATIfIN: 5400 Glenwood /�venue '
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REQUEST: Approval of Preliminary Plat of
j "Meadowbrook School Addition"
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III . INFORi1AL PUBLIC HEARING - REZONING
i APPLICANT: Independent School District #270 (Hopkins) i
� � LOCATION: 5400 Glenwood Avenue '
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REQUEST: Change Zoning from Institutional ( I-1 ) ,
to Business and Professional Offices
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� IV. REPORT ON CITY CQUNCIL MEETING - MARCH 15, 1983
V. REPORT ON MINNESOTA PLANNING CONFERENCE
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MINUTES OF THE GOLDEN VALLEY
PLANNING COMMISSION
� March 14, 1983
A regular meeting of the Planning Commission was held in the Council
Chambers of the Civic Center, 7800 Golden Valley Road, Golden Valley,
Minnesota. Chairman Thompson called the meeting to order at 7:05 P.M.
Those present were Commissioners Forster, Polachek, Prazak, Thompson and
Tubman. Commissioner Leppik was not present at the beginning of the
meeting. Commissioner Singer was absent.
Also present was Alda Peikert, Assistant Planner.
I . Approval of Minutes = February 28, 1983:
It was moved by Commissioner Prazak, seconded by Commissioner Polachek and
carried unanimously to approve the minutes of the February 28, 1983
Planning Commission meeting as recorded.
I I. Set Date for Informal Publ ic Heari ng - Prel imi nary P1 at:
APPLICANT: Independent School District #270 (Hopkins)
LOCATION: 5400 Glenwood Avenue
REQUEST: Approval of Preliminary Plat of
� "Meadowbrook School Addition"
Chairman Thompson introduced this agenda item. Dr. E. John Young, Director
of Business Affairs for Hopkins School District #270, was present to repre-
sent the proponent.
It was moved by Commissioner Tubman, seconded by Commissioner Forster and
carried unanimously to set an informal public hearing date of March 28,
1983 for consideration of the preliminary plat of "Meadowbrook School
Addition".
III. Set Date for Informal Public Hearing = Rezoning:
APPLICANT: Independent School District #270 (Hopkins)
LOCATION: 5400 Glenwood Avenue
REQUEST: Change Zoning from Institutional (I-1 ) to
Business and Professional Offices
Chairman Thompson introduced this agenda item. Dr. E. John Young, Director
of Business Affairs for Hopkins School District #270, was present to repre-
sent the proponent.
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Planning Commission Minutes - March 14, 1983 -2-
� It was moved by Commissioner Forster, seconded by Commissioner Polachek and
carried unanimously to set an informal public hearing date of March 28,
1983 for consideration of the request received from Hopkins Independent
School District No. 270 for rezoning of the former Golden Yalley School
District Administration Building located at 5400 Glenwood Avenue from the
Institutional (I-1) to the Business and Professional Offices Zoning
District.
IV. Annual Election of Officers:
Chairman Thompson opened the meeting to nominations for Planning Commission
officers.
It was moved by Commissioner Forster and seconded by Commissioner Polachek
to nominate Dave Thompson for the office of Chairman, Herb Polachek for the
office of Vice Chairman and Peggy Leppik for the office of Secretary,
It was moved by Commissioner Tubman, seconded by Commissioner Prazak and
carried unanimously to close the nominations. .
A vote was taken and it carried unanimously to re-elect Dave Thompson as
Planning Commission Chairman, Herb Polachek as Planning Commission Vice
Chairman and Peggy Leppik as Planning Commission Secretary.
� V. Discussion of Public Information Sheet on Role of the Planning
ommission•
Chairman Thompson distributed to Planning Commissioners copies of a draft
public information sheet which he prepared entitled "Planning Commission
Guidelines for Public Input".
Commissioner Leppik arrived at the meeting.
Following discussion, it was moved by Commissioner Tubman, seconded by
Comissioner Praaak and carried unanimously to approve the "Planning
Commission Guidelines for Public Input" for inclusion with mailed hearing
notices and for printing on the back of Planning Commission agendas for
distribution at Planning Commission meetings.
Chairman Thompson confirmed with staff that the "Planning Commission
Guidelines for Public Input" should be referred to the City Council for
review as requested at the February 28, 1983 joint Planning Commission/City
Council meeting.
VI. Report on City Council Meeting = March 1, 1983:
Chairman Thompson provided the Planning Commission with a report on the
March 1, 1983 City Council meeting.
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Planning Commission Minutes - March 14, 1983 -3-
• VII. Report on HRA Meeting = March 9, 1983:
Commissioner Tubman provided the Planning Commission with a report on the
March 9, 1983 Housing and Redevelopment Authority (HRA) meeting.
VIII. Report on PACAC Meeting _ March 1, 1983:
Commissioner Prazak provided the Planning Commission with a report on the
March 1, 1983 organizational meeting of the Community Development Block
Grant (CDBG) Planning Area Citizen Advisory Committee (PACAC).
Commissioner Prazak reported the the PACAC has scheduled meetings beginning
April 4, 1983 to review proposed CDBG Year IX programs from individual
c ort�nu ni ti es.
The meeting was adjourned at 8:45 p.m.
Respectfully submitted,
David Thompson, Chairman Margaret Leppik, Secretary
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T0: GOLDEN VALLEY PLANNING COMMISSION DATE: MARCH 23, 1983
FROM: ALDA PEIKERT, ASS�STANT PLANNER
SUBJECT: INFORMAL PUBLIC HEARiNG - PRELIMINARY PLAT OF "MEADOWBROOK SCHOOL
ADDITION"
Hopkins Independent School District #270 requests approval of the preliminary
plat for "Meadowbrook School Addition", which proposes division of the
Meadowbrook School site into two lots separating the former Golden Valley School
District Administration Building located at 5400 Glenwood Avenue from the Meadowbrook
School building located at 5430 Glenwood Avenue. Hopkins School District #270
acquired Meadowbrook School and the former administration building at the time
that the Golden Valley School District merged with Hopkins School District #270.
Hopkins School District has leased the former administration buildinq for office
use, and the building is currently occupied by the American and Twin Cities Diabetic
Foundations. The purpose of the proposed plat is to allow the School District to
sell the former admininstration building.
The Golden Valley Ptanning Commission in July 1981 recommended conditional approval
of a previous preliminary ptat prepared for "Meadowbrook School Addition". The
• School District did not proceed with final platting and sale of the former adminis-
tration building at that time. Conditions placed on the previous preliminary plat
approval included rezoning of the former administration building parcel from the
Institutional ( I-1) to the Business and Professional Offices Zoning District,
provision of additional riqht of way for County Road 40 (Glenwood Avenue) as required
by Hennepin County and donation of land or payment of cash in lieu thereof for
park purposes as required by the City Subdivision Regulations..
In response to the first of the conditions previously recommended, Hopkins School
District has this time submitted a rezoning petition for processing concurrently
with the plat petition. Any recommendation for approval of e.ither the preliminary
plat or the rezoning should be conditional on approval of the other.
In order to meet the second of the previous conditions, the preliminary plat
has been revised to provide an additional seven feet of right of way for County
Road 40 (Glenwood Avenue) as specified by Hennepin County. The Hennepin County
Department of Transportation has reviewed the revised preliminary plat and finds
Yhe right of way acceptable. The proposed plat abuts a state highway, Highway 100,
and also requires review by the Plinnesota Department of Transportation (MnDOT)
not yet completed. Any recommendation for approval of �he preliminary plat should
be conditional upon compliance with recommendations of MnDOT.
Regarding donation of land or payment of cash for park purposes as required by
Section 440:80 (2) of the City Subdivision Regulations, Hopkins School District #270
requests a waiver of the park dedication requirement. A copy of the School District
letter requesting the waiver, which accompanied the preliminary plat application,
• is attached. Based on the fact that use of the school and former administration
0
Golden Valley Planning Commission
March 23, 1983
Page 2
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building will not change with the proposed plat and based on the fact that
Meadowbrook Schoal playground facilities and open space will remain in school and
community use, staff concurs with the waiver request.
Proposed Lot l of "Meadowbrook School Addition", the former administration building
parcel , exceeds the 100 foot width requirement for lots in the Business and
Professional Offices Zoning District, but does not meet the one acre minimum lot
area requirement. The proposed lot is 34,204 square feet or .785 of an acre.
Any recommendation for approval of the preliminary plat should be conditional upon
waiver of the minimum lot area requirement.
The new lot tines proposed for "Meadowbrook School Addition" create nonconformities
in terms of setbacks to buildings, parking and drive. The required front setback
from the street right of way to buildings is 35 feet. Provision of additional
right of way for County Road 40 (Glenwood Avenue) as required by Hennepin County
results in inadequate front setbacks both to the former administration building
at approximately 27 feet and to the school building at a�proximately 29 feet.
The side and rear yard building setback in the Institutional Zoning District,
which applies to proposed Lot 2 comprising the school building and grounds, is
50 feet, of which 25 feet next to the property line must be landscaped. The building
setback is inadequate in two locations, and the landscaped setback area is inadequate
in one location. The school buitding is approximately 42 feet rather than the
• required 50 feet from the west line of Lot l , the former administration building
parcel . An existing garage structure on Lot 2, the school and grounds, in
approximately 5 rather than 50 feet from the north property line of Lot 1 . The
school access drive on the east side of the property touches the east property line
of Lot 1 without provision of the required 25 foot landscaped setback area.
The side and rear yard building setback in the Business and Professional Offices
Zoning District proposed for Lot 1 , the former administration building parcel ,
is 30 feet when adjacent to (nsitutional zoni.ng, of which 15 feet adjacent to the
property line must be landscaped. The setback from the west line of Lot 1 to
existing bituminous parking area is approximately 2 feet rather than the required
15 feet. The proponent plans a r.edefinition of the parking area to provide additional
required parking space and to possibly provide additional setback to parking, but
does not anticipate meeting the 15 foot landscaped setback requirement.
A summary listing of noncon�ormities in setback proposed by the preliminary plat
of "Meadowbrook School Addition" is as follows:
l . Inadequate front setback to the former administration building on Lot 1
(27 rather than 35 feet) .
2. Inadequate front setback from Glenwood Avenue to the school building on
Lot 2 (29 rather than 35 feet) .
3. Inadequate side setback from the new property line to the school building _
(42 rather than 50 feet) .
� 4. Inadequate setback from the new property line to the garage structure
(5 rather than 50 feet) .
Golden Valley Planning Commission
March 23. 1983
• Pa9e 3
5. Inadequate landscaped setback from the new property line to the school access
drive (0 rather than 25 feet) .
6. Inadequate landscaped setback from the west property line of Lot 1 to
the parking area for the former administration building (2 rather than 15 feet) .
Staff inet with representatives of the proponent, Hopkins School District #270,
to discuss options for deating with the setback nonconformities incorporated into
the proposed preliminary plat of "Meadowbrook Schoot Addition". Rather than
adjusting lot lines, relocating drive and parking area, and removing or relocating
the garage structure, the proponent intends to apply to the Board of Zoning Appeals
(BZA) for setback variances to accommodate the preliminary ptat as proposed. Any
recommendation for approval of the preliminary plat should be conditional upon
the granting of variances for all setbacks which do not comply with requirements
of the City Zoning Ordinance.
Staff also pointed out to the proponent that if the east access drive to the parking
area behind the former administration building is to be used after the property is
sold, a driveway easement over the property maintained in School District ownership
will be required. The proponent determined that closing of the drive would be
� preferable and stated that a letter will be provided to the City committing the
proponent to closing of the access drive.
Staff suggests that the Planning Commission recommend City Council approval of the
preliminary ptat for "Meadowbrook School Addition" subject to the following conditions:
l . Rezoning of Lot 1 , the former administration building parcel , from the
Institutional (I-1 ) to the Business and Professional Offices Zoning District.
2. Review of the proposed preliminary plat by the Minnesota Department of
Transportation (MnDOT) and compliance with any MnDOT recommendations.
3. Waivers from the Board of. Zoning Appeals (BZA) for lot area and for building,
parking and drive setbacks which do not meet requirements of the City Zoning
Ordinance.
4. Closing of the east access drive to the former administration building parking
a rea.
Staff suggests that the Planning Commission recommend that the City Council waive
the land donation or payment of cash in lieu thereof for park purposes required
by Section 440:80 (2) of the City Subdivision Regulations based on no change in
land use and based on maintenance of school playground and open space in school
and community use.
Attachments:
• 1 . Site Location Map
2. Detail from Proposed Preliminary Plat
3. March 1 , 1983 Letter Requesting Waiver of Park Dedication Requirement
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ADMINISTRATIVE .OFFICES
1001 HIGHWAY 7
HOPKINS, MINNESOTA 55343
�OPKINS DR. E. JOHN YOUNG
SCHOOL .�` Director of
DISTRICT � Business Affairs
March 1 , 1983
Planning Department _
City of Golden Valley
7800 Golden Valley Road
Minneapolis, MN 55427
ATTENTION: Mike Miller
Purpose of this letter is to re uest a waiver of the park dedication
requirements of Section 440:80 �2) of the City Subdivision Regula- �
tions as related to the preliminary plat under consideration by the
Planning Departmertt.
Subdivision of the Meadowbrook Elementary School site was requested
in order to sell the District #275 Administration Building located
on Glenwood Avenue.
� The balance of the school site will be retained for school purposes
as an operating elementary school unit of District #270. Plans are
to continue operation of the school , and no further subdivision of
the site is contemplated. Since the building and site is the property
of the community, our position is that a waiver of the regulation is
in order and will serve the interest of the cammunity. Additionally,
there will be no change in land use because of the subdivision or
future sale of the Administration Building. The open space needed for
elementary school plan area will continue in the present use pattern
for students as well as correnunity use.
Request the Planning Corrunission take action to grant a waiver of land
or payment of cash, in lieu thereof, in this matter related to Meadowbrook
School Addition based on continued use of the land for public purposes as
an elementary school and community playground area.
E. J UNG
DIRECTOR flF 8U5 NESS AFFAIRS
�
AN AFFIRMATIVE ACTION EMPLOYER
•
T0: GOLDEN VALLEY PLANNING COMMISSION DATE: MARCH 23, 1983
FROM: ALDA PEIKERT, ASSISTANT PLANNER
SUBJECT: INFORPIAL PUBLIC HEARING - REZONING OF 5400 GLENWOOD AVENUE FROM
THE INSITUTIONAL (1-1 ) TO THE BUSINESS AND PROFESSIONAL OFFICES ZONING
DISTRICT
Hopkins Independent School District #270 requests rezoning of Lot 1 of the
proposed "Meadowbrook School Addition", site of the former Golden Valley School
District Administration Building located at 5400 Glenwood Avenue, from the
Institutional (I-1 ) to the Business and Professional Offices Zoning District.
The rezoning petition is submitted in conjunction with a preliminary plat for
"Meadowbrook School Additiort", which proposes separation of the former administration
building from the Meadowbrook School site. Processing of the two applications is
taking place concurrently, and any recommendation for approval of either the
rezoning or the preliminary plat should be conditional on approval of the other.
The proposed rezoning of the former administration building will not alter previous
and current use of the building for office purposes under Institutional (I-1 )
zoning. Hopkins School District #270 acquired the former administration building
at the time of inerger of the Golden Valley and Hopkins School Districts but does
� not have a use for the building. The building has been leased for office use by
the American and Twin Cities Diabetes Foundations. The purpose of the proposed
platting and rezoning is to allow the School District to sell the building for
continued office use without restriction to offices in the Institutional zoning
category.
The proposed Business and Professional Offices zoning is compatible with surrounding
zoning and land uses. Prbposed Lot 1 of "Meadowbrook School Addition" is surrounded
on three sides by Lot 2, the Meadowbrook School facility and grounds. To the east
of the plat is the Boy Scouts of America office building zoned Business and
Professional Offices. To the south separated by Gtenwood Avenue is an established
single family residential neighborhood zoned Residential .
The proponent submitted a parking plan with a previously proposed preliminary
plat for "Meadowbrook Schooi Addition" reviewed by the Planning Commission in July
1981 but never finalized. The previous parking plan illustrated provision of 36
parking spaces, the number required to accommodate the 8820 square foot existing
building at the office ratio of one parking space for every 250 square feet of gross
floor area. The parking plan did not provide for adequate landscaped setback from
the proposed west property line to drive and parking. The proponent is preparing
a revised parking plan to provide the required 36 parking spaces with maximum land-
scaped setback from the west property line but does not expect to be able to meet
the 15 foot Ordinance requirement. It is the intention of the proponent to request
a waiver from the Board of Zoning Appeals (BZA) for the setback on the west side to
drive and parking. Any recommendation for approval of the rezoning should be conditional
• on provision of a parking plan which illustrates adequate space for 36 parking stalls
and conditional on provision of the required landscaped setback to drive and parking
or granting of a setback variance.
.
Golden Valley Planning Commission
March 23, 1983
• Page 2
Staff suggests that the Planning Commission recommend City Council approval
of the rezoning requested by Hopkins School District #270 of Lot l , Block 1
of the proposed "Meadowbrook School Addition", the former administration building,
from the Institutional (I-i ) to the Business and Professional Offices Zoning District
based on no change in actual land use and based on compatibility with surrounding
land use and zoning. Approval should be subject to the following conditions:
l . Approval of "Meadowbr�k School Addition".
2. Provision of proof of space for 36 parking spaces.
3. Provision of the required 15 foot landscaped setbacks to parking and drive
or granting of setback waivers by the Board of Zoning Appeals (BZA) .
AP:kjm
` Attachments:
1 . Site Location Map
2. Detail of Lot 1 , Block 1 , Meadowbrook School Addition
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