07-11-83 PC Agenda � GOLDEN VALLEY PLANNING COMMISSION
(Civic Center, 7800 Golden Ualley Road)
July 11 , 1983
7:00 P.M.
AGENDA
I . APPROVAL OF MINUTES - JUNE 27, 1983
II . RESET DATE FOR INFORMAL PUB.LIC HEARING - REZONING -
APPLICANT: International Development, fnc.
LOCATION: 770Q. Wayzata Boulevard
REQUEST; Change Zoning from Residential to Business
and Profes�i'onal Offices Zoning District
Iil . S.ET DATE. FOR CNFORMAL PU6.LlC H.EARf.NG � PUD PRELt-MfNARY DESiGN PCAN
APPLI�CANT: Rob.ert Sankfl
LQCATION: 56�5-5625 Olson Memori�al Hi�ghway
REQUEST: Approval of Preliminary Design Plan for
� PUD #41, Valley 41ood
I.V. INFORMAL PUBLfC HEARING �- PRECI.MINARY 'PLAT
APPLfCANT: CoureY, �ch�i;nn, Kvda;dek_ and McRp6e,rts, P..q,
LOCATION: 2Q6. Sunnyri�dge Lane.
REQUEST: Approval of Pretiminary Plat of "Tolg Addition"
V. INFORMAL PUBLIC HEARIN6 - PUD PRELIMINARY DESIGN PCAN
APPLICANT: Coto Corporation
LOCATION; 812 Lilac Drive. North
REQUEST: Approval of Prel `iminary Desi�gn Plan for
PUD #42, North. Li:lac Dri`ve Addi tion
V1 . REPORT ON CI.TY COUNCIL MEETI:NG - JUC1� 5� ��9..83
Vil . UPDATE ON VALLEY SQUARE REDEVELOPMENT PROJECT
�
� MINUTES OF THE GOLDEN VALLEY
P LANNING COMMISSION
June 27, 1983
A regular meeting of the Planning Comnission 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 7:00 P.M.
Those present were Co mnissioners Forster, Leppik, Polachek, Prazak, Thompson
a nd Tubman. Comnissioner Singer was not present at the beginning of the
meeti ng. .
Also present were Alda Peikert, Assistant Planner, and Glen Olson, Director of
Public Safety.
I . Approval of Mi nutes - June 13, 1983
C hairman Thompson pojnted out two corrections to be made to the June 13, 1983
Planning Comnission minutes. The minutes should be corrected to read that
Vice Chairman Polachek called the meeting to order, and the minutes should be
signed by. Vice Chairman Polachek. It was rtroved by Comnissioner Polachek,
seconded by Comnissioner Forster and carried unanimously t� approve the June 13,
1983 Pl anni ng Comni ssi on mi nutes as corrected.
� I I. Set Date for Informal Publ i c Heari ng - Prel i mi nary P1 at
APPLICANT: Courey, Schwinn, Kodadek and McRoberts, P.A.
L OCATION: 206 Sunny ridge Lane
REQUEST: Approval of Prel i mi nary Pl at of "Tol g Addi ti on"
Chairman Thompson introduced this agenda item and noted the staff recomnen-
dation of a July 11, 1983 informal public hearing date. Mr. John Waldron was
p resent to represent the proponent, Courey, Schwinn, Kodadek and McRoberts, P.A.
It was moved by Comnissioner Leppik, seconded by Comnissioner Prazak and
carried unanimously to set an informal public hearing date of July 11, 1983
f or consi derati on of the prel i mi nary pl at of "To 1 g Addi ti on".
III. Set Date for Informal Public Hearing - PUD Preliminary Design Plat
APPLICANT: Coto Corporation
L OCATION: 812 Lilac Drive North
REQUEST: Approval of Preliminary Design Plan for PUD #42,
North Li lac Drive Addition
�
Planning Comnission Minutes - June 27, 1983 2
� Chairman Thompson introduced this agenda item and noted the staff recomnen-
dation of a July 11, 1983 informal public hearing date. Mr. Kaye Westerlund,
The Builders Studio, Inc. , was present to represent the proponent, Coto
Corporati on. -
It was moved by Comnissioner Tubman, seconded by Comnissioner Polachek and
c arried unanimously to set an informal public hearing date of July 11, 1983
f or consideration of the Preliminary Design Plan of PUD #42, North Lilac Drive
Addition.
Commissioner Singer arrived at the meeting.
IV. Reset Date for Informal Public Hearing - Rezoning
APPLICANT: International Development, Inc.
L OCATION: 7700 Wayzata Boulevard
REQUEST: Change Zoning f rom Residential to Business
and Professional Offices Zoning District
C hairman Thompson introduced this agenda item and noted the staff recomnen-
dation of a July il, 1983 informal public hearing date.
C omni ssi oner Leppi k questi oned staff on the advi sabi li ty of setti ng three
informal public hearings for the same meeting. Assistant Planner Alda Peikert
� reported that representatives of the proponent on this item had not yet sub-
mitted to staff revised application materials.
I t was moved by Comni ssi oner Leppik, seconded by Comni ssioner Prazak and
c arried unanimously t� defer action to reset an informal public hearing date
f or consideration of rezoning of 7700 Wayzata Boulevard until the proponent
h as submitted to staff both documentation of efforts to coordinate with the
Minnesota Department of Transportation on right of way acquisition for the
I-394 Project and a site plan revised accordingly.
M s. Peikert noted that staff received on June 24, 1983 a petition from neigh-
boring property owners opposed to the proposed rezoning and that staff would
inform the proponent of receipt of the petition.
V . Consi deration of Proposed Amendment to Comnerci al Zoni ng Di stri ct
ection of Zoning Ordinance
P rovision for Massage Parlors, Saunas, etc.
C hai,rman Thompson introduced this agenda item and recognized Director of
Public Safety Glen Olson who was present to expiain the proposed Sauna
0 rdinance and answer questions. Mr. Olson provided the Planning Comnission
with an explanation of the background and purpose of the Sauna Ordinance.
i
Planning Comnission Minutes - June 27, 1983 3
� Co�nissioner Leppik pointed out the date of August 1, 1982 contained in
Section 867:00 of the proposed Sauna Ordinance as a deadline for issuance of
n ew licenses under the Sauna Ordinance. Mr. Olson explained that the date had
b een used in early drafts of the Ordinance and should be revised. Mr. Olson
indicated that he would bring to the attention of the Office of the Gity
A ttorney the need for revision of the date in question along with .other revi-
sions including correction of references to the Police and �ire Departments to
read Public Safety Department.
C.orrenissioner Tubman questioned two provisions of the Sauna Ordinance in terms
of whether they would withstand court tests. First, the exception in Section
8 67:90 of health and sports facilities from requirements of the Ordinance
c reates a di spari ty between fees charged f or sports and heal th faci l i ti es
a nd fees charged for facilities subject to the Sauna Ordinance. Secondly,
C o�nissioner Tubman suggested that Section 867:70 concerning causes for revo-
c ation, suspension or nonrenewal of licenses should be redrafted to clarify
that certain behaviors on the part of owners, managers or employ ees are rele-
v ant only if they occur on the premises of the licensed establishment. It was
s ug gested that the Of fi ce of the Ci ty Attorney be requested to revi ew these �
t wo sections of the Sauna Ordinance from the viewpoint of possible court
c hallenge and that rationale for resulting provisions of the sections be
established. Mr. Olson indicated that he would bring Planning Comnission
reservations concerning these two sections to the attention of the Office of
the Ci ty Attorney.
It was moved by Comnissioner Forster and seconded by Comnissioner Polachek to
� recor�nend that the City Council approve the amendmeht to the Zoning Code
drafted by the Ci�y Attorney providing for massage parlors, saunas and similar
u ses as permitted uses in the Co mnercial Zoning District Section of the Zoning
C ode conditional upon concurrent passage of the proposed Sauna Ordinance pro-
viding for licensing of such establishments. The motion included the recom-
m endation that the Office of the City Attorney make corrections including
revision of the date in Section 867:00 of the Ordinance and that the Office of
the City Attorney review Section 867:90 excepting health and sports facilities
a nd Section 867:70 listing grounds for revocation and report to the City
C ouncil prior to Ci�y Council consideration of the Sauna Ordinance. The
motion was passed unanimously.
VI. Report on National APA Conference Sessions on Accessory Housing
C hairman Thompson introduced this agenda item and called on Comnissioners
L eppik and Tub�n to report on National APA Conference sessions on accessory
h ousi ng.
C ort�nissioner Leppik reported that she attended a National APA Conference
s ession which concentrated on means of implementing an accessory housing ordi-
n ance once a commu nity decides that it wants to institute such an ordinance.
C omnissioner Leppik noted that the City of Golden Valley has not yet reached
the point of decision on whether to institute an accessory housing ordinance
a nd suggested that the information received at the Conference session would be
� h elpful if and when the City does reach the point of wishing to adopt such an
o rdinance.
Planning Comnission Minutes - June 27, 1983 - 4
• Con�nissioner Tubman reported that she attended an APA Conference session which
p rovided an overview of what is happening across the country in accessory
housing. Comnissioner Tubman shared with Planning Comnissioners the following �
p oints covered in this session:
1 . It is desirable that a community adopt an ordinance provision
dealing specifically with accessory housing.
2. Licensing is recommended over the Conditional Use Permit alter-
. n ative as the preferable procedure for dealing with accessory
a partments. License fees may cover the costs of providing
regular inspection. .
3. Wi thout a pri or survey to determi ne cononu ni ty need and
tol erance for accessory hou si ng, an ordi nance may not wi thstand
a court test.
C hairman Thompson advised Planning CQmnissioners that he was requested by City
Council member Mary An derson to ask for two Planning Comnissioners to serve on
a subcommittee to be made up of two City Council members, two Planning
C ommission members and two League of Women Voters members to provide input
i nto the League of Women Voters survey on accessory housi ng. Comni ssi oner
Leppik explained to the Planning Comnission the survey contemplated by the
League of Women Voters. The purpose of the League study wi 11 be broader than
the Ci ty's purpose, but Ci�y o3ectives may be i ncorporated i nto the League
,• s tudy. The purpose of the subcommittee will be to define objectives so that
each organization will be able to obtain what it needs and wants from the sur-
vey.
C ort�nissioner Leppik reported that both she and Comnissioner Tubman are working
on the League of Women Voters Housing Comnittee and would not be appropriate
c andidates for the subcommittee. Comnissioners Forster and Prazak volunteered
to serve on the subcommittee.
VII. Report on City Council Meetings - June 7 and 21, 1983
C hairman Thompson provided the Planning Comnission with a report on the June 7,
1983 Ci ty Counci 1 meeti ng, and Comni ssi oner Forster provi ded the P1 anni ng
Comnission with a report on the June 21, 1983 City Council meeting.
VIII. Report on HRA Meeting - June 13, 1983
Assistant Planner Alda Peikert provided the Planning Cortmission with a report
on the June 13, 1983 meeting of the Housing and Redevelopment Authority (HRA).
IX. Report on BZA Meeting - June 14, 1983
C ommissioner Polachek provided the Planning Comnission with a report on the
J une 14, 1983 meeti ng of the Board of Zoni ng Appeal s (BZA).
�
Planning Comnission Minutes - June 27, 1983 5
• X. Update on Valley Square Redevelo ment Project
Chairman Thompson provided the Planning Comnission with a report on the
progress of the Valley Square Redevelopment Project.
X I. Report on Meeti ngs of the Ci tizen Advi sory Comni ttee on the 1983
o s i Appropriat on
C omnissioner Prazak, who served on the Citizen Advisory Comnittee established
t.o make a recommendation to the Hennepin County Board of Comnissioners on use
of the additional appropriation available under the 1983 Jobs Bill, provided
the P1 anni ng Comni ssi on wi th a report on meeti ngs of the Comni ttee.
C omnissioner Prazak reported that the Co mnittee met on three occasions to
review proposals amounting to $7 million for the $1 million in funds. The
recomanendation prepared for the County Board placed heavy emphasis on projects
likely to result in permanent jobs and on projects with no alternative sources
of funds.
• XII. Information Letter on Sale of Olson School
Assistant Planner Alda Peikert distributed to Planning Comnissioners for their
i nformation a letter including background information prepared by the City
M anager in response to Robbinsdale Independent School District notification of
intent to sell the Olson Elementary School property.
. The meeting was adjourned at 8:50 P.M.
Respectfully submi tted,
avid Thompson, Chairman Margaret Lepp� , Secretary
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• T0: GOLDEN VALLEY PLANPJING COMMISSION DATE: JULY 6, 1983
FROM: ALDA PEIKERT, ASSISTANT PLANNER
SUBJECT: RESET DATE FOR 1NFORMAL PUBLIC HEARING - REZONING OF 770Q WAYZATA
BOULEVARD TO BUSINESS AND PROFESSIONAL OFFICES ZONING DISTRICT
The proponent, .international Development, Inc. , located in Winnfpeg, Canada,
requests rezoning of eight single family residential lots located to the north
of Highway 12 between Sumter and Rhode Island Avenues South to the Business and
�Professional Offices Zontng District to allow construction of a g500 square
foot office building. •
The Planning Gommisston on Jwne 13, 1983 set an informal public hearing date `
of June 27, 1983 for consideration of the original rezoning request. At the
request of Mr. A1 Stobbe, representative of the proponent, the informal public
hearing was postponed to allow time for coordination with the State Department
of Transportation on acquisition of right. of way for t-394 as recommended 6y
the City Engineer.
The proponent has submitted a revtsed site olan �ased on expected [�3g4 righ.t
of way requirements along with a letter explaining the status of ri:ght of way
acquisition by the State Department of Transportation. [t i.s suggested that
the Planning Commission reschedule the informal public 6.eari:ng for consideratton
� of rezoning of 7700 Wayzata Boulevard for th.e July �27, 1Q83 Planni:ng Commission
meeting.
�
. T0: GOLDEN VALLEY PLANNING COMMISSION DATE: JULY 6, tg83
FROM: ALDA PEIKERT, ASSISTANT PLANNER
SUBJECT: SET DATE FOR INFORMAL PUBLIC HEARING - PRELIMINARY DESIGN PLAN FOR
� PUD #41 , VALLEY WOOD
Mr. Robert Sanko, owner and occugant of one unit within an existing double
bungalow located at 5615-5625 Olson Memorial Highway southwest of the intersection
of Highway 100 with Highway 55 (Olson Memorial. Highway) , requests approval of
the Preliminary Design Plan for PUD #41 , Valley Wood, which proposes zero lot
line divison of the double bungalow to allow sale of the second unit.
The proponent, Mr. Sanko, originally submitted a letter requesting consideration
of zero lot line division of his existing double bungalow under provisions of
the PUD Ordinance. City staff requested an opinion from the Assistant City
Attorney concerning application of the PUD Ordinance to the subject proposal .
Based on the opinion of the City Attorney and upon comparison of the duplex
in question to the definition of townhouses in Section 15:03 Paragraph 4. of the
PUD Ordinance, staff determined that the proposal may be considered under the
townhouse provision in the PUD Ordinance. A precedent for zero lot line division
of existing double bungalows using the PUD Ordinance was set in the approval
of PUD #36, Lakeview Terrace, which allowed zero lot line division of four
existing double bungalows located on the southeast corner of 23rd and Winnetka
• Avenues North.
Following notification of the staff determination that his request could be
processed under the PUD Ordinance, Mr. Sanko submitted a full application for
PUD Preliminary Desi.gn Plan approval �
Staff suggests an i:nformal public heari:ng date of July 25a �983 for consideration
of the Prelimi,nary Desi.gn Plan of �PUD #41 , Valley Wood.
Attachments;
7 . Apri l 5, �983 Le.tte-r frem Al le.n D. 8a.rnard
2. Secti.on 15;Q3 Paragrapfi 4, of the PUD Secti:on of th$. Zqni;ng Code.
�
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JwaiES D.OzsoaT E.JosE�z LeFa� III
.ARCHZBALD SPEICCBR ATTORNEYS �T LAW PAT,RZCS B.HESCICESSY
ROHERT M.SBARE ¢�¢O IDS CENTER GRECiORY D. SOIII,E -
ROHER2' L.CROSITY C872252IIoE K..SOLSO
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CHARLEB C.BEROV282
� ROHERT J. Fi.ax.eoax
' � �3896-1994J �
Apr.i1 5, 1983
Ms. Alda Peikert
Assistant City Planner
City of Golden Valley
7800 Golden Valley Road
Golden Valley, NIl�1 55427
Dear Alda:
A quick review of the definition of a "townhouse" in
§15:03 of the PUD Ordinance reveals that the proposal by the owner of
the double bungalow probably fits the definition. I suggest you look
at that and perhaps talk to Mike Miller about it. Unless there is
�ome hang-up with the peculiar lay-out of the structure, the PUD Ordinance
ought to apply.
Very truly yours,
Allen D. Barnard
ADB/arr
•
� C[�,PT'IIt 15 s PLAIIJID UiJtT DhVF1DPMIIJr .�
�� • Secti� 15:01. Short Title. Zhis Ordinance may be knawn ar►d
referred to as the C ty of Golden Valley Planned Unit Develqxrent
(PUD) Ordinanee, exaept as referrecl to herein as "this Ordinanoe"
or "this Chapter". '
Section 15:02. Pu se ar�d Intent. The purpose of this '
Ord�.nan�' ce 3s t� encourage, presezve and iRprave the health,
eafety and general welfare of the peo��le of the City of Golden
� . Valley by eneouraging the use of oonte�orazy 7.arrd planning prirr-
cipl� and eoordinated eoim�unity design.
P lanned Unit Develognent (PUD's) are created hereby in reoogni- �
. tion of the eoonamic and cultural advarrt.ages of plannec]
comn�ni.ty-type develognents of sufficient size to provide re]ated
areas for various housing types, retail and sezvice activities,
industrial operations, recreation, school, public facilities, and
other uses of land. Zhe PiID procedure is designed to be used
where designation of a single use zoning district• or applicatioc�
of standard zoning code requiremertts to a develognent are tm
riyid for practical a,pplication.
I t is the iritent of tlzis Ordinance to provide an optional methoc3
of land use regulations which permit design flexibility by
substantial variances fron the pravisions of the zoning oode,
� including uses, set backs, height, parking requirements, and
simiiar regulations.
Section 15:03. Definition of Plaruied Unit Developrnerits. Plannec]
Unit Develognents are defined for purposes of thi.s Ordinance to
include only the follvwing:
1. Develognents havirg two or rrore principal
u ses on a single parcel of land;
2. Develognents havir�g tw� or m�re principal
s tructures on a single parcel of laryd;
3. Apa,rtment projects involving a nulti-use
structure, such as an apartment builcling
with retail at grouru3 floor level;
4. Zbwntnuses which for purposes of this
Ordinanee are defined as single family,
attached dwelling units on separate par-
cels of land which are oonstructed oon-
t iguous to oa��e ariother arid separated b� a
bearing Mrall or walls. SUch c�ielling
. �
. Section 15:03 Oc>n't.
� units shall be contained within one struo-
. ture arr3 shall be of the raa }�use type in
contrast to nultiple c�velling apartment
etnactures. They sha].l also have separate �
entrances to frrnt and rear yarr3s; �-
5. Develognents havir�g two or rn�re principal �
use structures located on two or �re lats
either in s�ngle or rrultiple vwnership,
prwided the cunbined area totals two or
- more acres ar,d the plan subr�dtted includes
the entire area`� to which the planned unit
will apply; .
6. Parcels within redevelognent areas which
have 'been establishe8 pursuarit to
Minnesota Statutes Sections 462.411 -
462.716, and all acts amer�datory thereof.
A develognertt may qualify as a Planned Unit Develognent only upai
application in a000rd with the procedures contained herein and an
appropriate determination by the City Oouncil.
Section 15:04. Applicability of Zoning Code. Planned Unit
Develognents may be excluded from certain ather requirements o�
the Zoning Ca3� arid this prc3inance prwicling that the wnditiazs
contained herein are can}�lied with. ZYie granting of a PUD pe,Y�nit
� c3oes not alter the existing zoning district classificatirn of a
parcel in any marmer; haaever, once a PUD use permit has been
9ranted for a p�arcel, building permits shall not be issued for
that parcel which are not in c�anforn�ance with the Building Code,
with all other applicable ordinances ar�d wit]z the approv+ed PIID
� use permit unless the perrt►it has been amerrled, cancelled or
modified.
Section 15:05. Inte retation of Section. Wheiever a question
a r ooncerning the irrt.erpretation of any portioai of this
Ordinance, the Planning Comnission shall ascertain all facts aon-
cerning the question arr3 forward all data ar�d a reoomren�datiw� to
the City Cbuncil for determir�ation.
Section 15:06. St_ ar�d Criteria for PUD Permits.
1. General Starrdards. Wh� oonsidering ari
. a,pplication for a PUD ,pernut, the City
Council shall eor�sider the advioe and
. reo�rrmier�dations of the Staff of the
�
• T0: GOLOEN VALLEY PLANNING COMMISSION DATE: JULY 6, 1983
FROM: ALDA PEIKERT, ASSISTANT PLANNER
SUBJECT: INFORMAL PUBLIC HEARING - PRELIMINARY PLAT OF "TOLG ADDITION"
The law firm of Courey, Schwinn, Kodadek and McRoberts, on behalf of the property
owners, requests approval of the Preliminary Plat for "Talg Addition," which
p�oposes division of a parcel of approximately two and one half acres located
at 206 Sunnyridge Lane into six single family residential lots. One single
family residence currently exists on the pro.perty and would be accommodated on
one of the six lots. The remaining five newly created lots would be vacant
lots available for single famity residential developm�nt.
The six proposed single family lots all exceed the Zoning Code minimum lot
size requirement of 10,000 square feet and minimum Tot wi.dth requirement of
80 feet. Lots range in size from 12,700 square feet to 24,440 square feet for
the lot with the existing home. Lot widths range from 86 to 107 feet.
The proposed street layout completes a previously planned loop of Roanoke
Circle connecting Meadow Lane to Sunnyridge Lane and meets the approval of the
City Engineer. Provision for extension of Roanoke Circle through tbe subject
property was made at the time of approval of Russell 's Wirth Park Addition
directly to the south.
� Sewer and water are available to the proposed subdivision. The City Engineer
suggests that petition for extension of these utilities into tbe subdivision be
coordinated with final plat approval .
Tfi.ere. are two �tems, both. connected wi:th. drai;nage, wh_i:ch_ sh�uld be. made.
conditions of Preli.minary Plat approval 6y� t�.e Ci'tp� Counci�l ., Fi,�-�t, tFi.e.
drainage plart submitted with the Preliminary Plat was incomplete. The City
Engineering Department requires infiormation on drainage of the northeasterly
portion of the proposed subdivision, and this information requirement should
be sat'rsfied prior to City Council approval of tF�e Preliminary Plat. Secondly,
the standard six foot drainage and utility easements required along side and
rear property tines should be added on the final plat.
Staff suggests that �the Planning Commission recommend City Council approval of
the Preliminary Plat of ''Tolg Addition" provided the City Engineer receives
a satisfactory drainage plan prior to City Council action and subject to the
. condition that six foot drainage and utility easements along side and rear
property lines must be added on the final plat.
Attachments:
1 . Site Location Map
2. Preliminary Plat
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�
DATE: July 6, 1983 .
T0: Golden Valley Planning Commission .
FROM: Alda Peikert, Assistant Planner
SUBJECT: INFORMAL PUBLIC HEARING - PRELIMINARY DESIGN PLAN FOR PUD #42
� NORTH LILAC DRIVE ADDITION
The proponent, Coto Corporation, requests approval of a Preliminary Design
Plan for PUD #42, North Lilac Drive Addition, which proposes division of
the former Holiday Motor Hotel property located at 812 Lilac Drive North
into three separate parcels for separate ownership.
The westerly parcel , Lot 1 of the proposed subdivision, includes the main
restaurant/motel building of the former Holiday Motor Hotel proposed to
remain in restaurant/motel use including dining roans, bars, second floor
banquet facilities and 17 motel rooms. The proponent stated that the motel
rooms will probably be made available on a contract basis for use by the
General Motors Training Center located across the street from the restaurant/
motel . A letter from the Manager of the General Motors Training Center
expressing interest in use of the motel facilities is attached.
� The central parcel , Lot 2 of the proposed subdivision, encanpasses the five,
one-story motel unit buildings of the former Holiday Motor Hotel . The main
building on this parcel is currently attached to the restaurant/motel
building. Separation will be achieved by removal of two motel units, between
the two buildings. Conversion to residential-office condaniniums is pro-
posed for the one-story former motel buildings on the central parcel . The
proponent explains the residential-office condaninium concept as essen-
tially office use but allowing for a combination of residential with office
to accommodate specialized needs. The example given was of a potential
buyer whose main office is located in another state but who wishes to main-
tain a branch office in the Twin Cities area. This user desires sleeping
accommodations in conjunction with his branch office located at the subject
site.
The southeasterly parcel , Lot 3 of the proposed subdivision, divides off
for separate ownership a two-story former motel unit building. This
building is proposed for conversion to residential-office cond aninium use in
the same manner as the buildings located on proposed Lot 2. A former out-
door swimming pool facility has already been removed from a location to the
north of this buil di ng, and the addi tion of parki ng requi red to accommodate
the conversion to office use is proposed to replace the swimming pool .
The proposed PUD incorporates parking variances on all of the three parcels
and numerous building and parking setback variances both due to existing
situations and due to addition of proposed new lot lines and improvements.
�
Memo to Gol den Val l ey Pl anni ng Comni ssion
• July 6, 1983
Page 2
Parking provided on Lot 1 is 11 spaces short of the number of spaces
requi red by Ordi nance. The requi rement is 187 spaces, of which �i17 are for
the main dining areas and two bars, 17 are for the motel rooms, and 55 are
associated with the second floor banquet facilities. The number of spaces
p rovi ded i s 178, and i t shoul d be noted that a substantial proportion of
, the spaces provided are located an inconvenient distance from the restaurant/
motel bu i 1 di ng. Th e 1 ot 1 i ne f or Lot 1 i s drawn to take i n a narrow stri p
of land along the northern boundary of the site previously acquired from
the railroad. Parking is proposed along this narrow strip of land to
acco�nodate the restaurant/motel parking requirements. The proponent
acknowledged that a parking attendant may be required to facilitate use of
the parking space proposed.
The proponent suggests an arrangement for use of office parking on Lot 2
available during evening and weekend hours to make up the 11 space defi-
ciency on Lot 1. This would accommodate the banquet facilities used evenings
and weekends. The proponent also reports a verbal agreement with the
General Motors Training Center allowing use of the Training Center parking
lot by the restaurant during evening and weekend hours. The use of the
motel rooms by the Training Center could further reduce the need for
p ark i ng space.
. According to calculations shown on the PUD Preliminary Design Plan, no
parking variance is required on Lot 2. The proponent indicates a need for
47 spaces and 47 provi ded. However, scal i ng of the bu i 1 di ng footpri nts on
the site plan reveals that gross square footage is greater than indicated
i n the calculations. The parking requirement based on gross square footage
is approximately 54 spaces.
A similar disparity is evident in parking calculations for Lot 3. The
ratios shown on the Preliminary Design Plan exclude conference area from
the calculations, and actual scaling of the building footprint indicates
exclusion of further area. While the information on the Preliminary Design
Plan shows 54 spaces required and 55 provided, the require�nt based on
gross fl oor area accordi ng to Ordi nance i s a mi nimum of 68 spaces. Accurate
i nformation on gross floor area is required from the proponent in order to
determine the exact parking requirement.
Setback variances on Lot 1 i nclude waiver of the total 35 foot front set-
back to the building from Holiday Lane and to parking from Holiday Lane and
from the Highway 100 right of way on the west. One corner of the building
is on the Holiday Lane right of way line, and the parking extends to the
right of way l,ines on the south and west. These are currently existing
c ondi ti ons.
�
Memo to Golden Va11ey Planning Comnission
Q J uly 6, 1983
Page 3
Setback variances proposed as the result of new lot lines and improvements
on Lot 1 include waiver of the total 10 foot setback from the north pro-
perty line to parking to allow parking up to the railroad property and
waiver of the total 10 foot setback from the property line with Lot 2 to
allow a joint parking area across the lot line.
� Setback variances on Lot 2 also include both those resulting from existing
condi ti ons and new waivers resul ti ng from.positioni ng of new lot li nes and
installation of new parking area. Existing nonconformities in setback
i ncl ude bu i 1 di ng setback of only 2 rather than 35 feet f rom the Hol i day
Lane right of way line, parking setback of only 10 rather than 35 feet from
the Hol i day La ne ri ght of way 1 i ne, and bu i 1 di ng setback of only 15 rather
than 30 feet from the east property line. Proposed new variances r�sult
f rom pl acement of the 1 ot 1 i ne di vi di ng Lot 2 f rom Lot 1 on the north, wi th
the buiding only 2 rather than 10 feet from the proposed new lot line and
the lot line running through the joint parking area requiring waiver of the
10 foot setback requi rement.
On Lot 3 there are again numerous existing nonconforming setbacks as well
as one proposed waiver for installation of new parking area. The building
i s only 8 rather than 35 feet from the Holi day Lane ri ght of way li ne, only
� 4 rather than the required 20 feet from the south property line, and only 5
rather than the required 30 feet from the east property line. Existing
p arki ng i s 5 rather than the requi red 35 feet from the street ri ght of way,
and the proposed new parking north of the buiding is also only 5 feet from
t he road ri gh t of way.
The purpose of the proposed PUD is to allow reuse of an existing facility
which is no longer an economically viable operation in the former motel/
restaurant use. The existing facility is alrea�yr nonconforming with
respect to parking requirements and landscaped setbacks, and the existing
nonconformi ties have created numerous problems in the past. The shortage
of parking on this site and the Jax site to the south has resulted in �
p ark i ng on the street and f urther congesti on on an al rea�y narrow street.
S now pl owi ng i s di ffi cul t due to the narrowness of the street, and the
numerous access drives to the former motel units are blocked at the time of
snowplowing. The site provides no space for snow storage, and removal of
snow from the area is required. The Fire Marshal has expressed on numerous
occasions concern over fire equipment access into the area due to the
general congested nature of the layout. The proposed PUD Preliminary
D esi gn P1 an perpetuates the probl em of overbu i 1 di ng of the site and adds to
the number of variances. In addition, the lot divisions proposed are con-
voluted and confusing as a result of efforts to approach accomnodation of
parking requirements for each lot. The point is that the generally poor
a nd overcrowded 1 a�yout resul ts from an attemp t to make use of an exi sti ng
f aci 1 i ty wi th numerou s i nherent p robl ems.
e
Memo to Golden Yalley Planning Comnission
• J u ly 6, 1983
Page 4
Staff feels that conversion of the motel units to office condominium use
represents an improvement in terms of use within this area. Daytime office
u se of the motel uni ts bal ances i n terms of hou rs wi th eveni ng and weekend
restaurant use and could alleviate somewhat the traffic and parking
c ongesti on i n the area. Sh ort of removi ng the exi sti ng bu i 1 di ngs, the PUD
� proposal may be the best solution possible in a generally poor situation.
Y i ewed i n thi s manner, Staff i s i ncl i ned to 1 ook favorably upon the pro-
p osed PUD #42 Prel imi nary Desi gn Pl an. -
On top of a site alreaa�y overcrowded and yet deficient in parking, a
response from the Ci�y Park and Recreation Department requests dedication
of a 50 foot trail easement along the northern boundary of the property to
acco►�nodate a pl anned future regi onal trai 1. A copy of the recomnendati on
from the Park and Recreation Department is attached. The trail is in the
planning stage in the subject area and has met with a number of problems,
not the least of which is lack of cooperation on the part of the railroad.
W hile early acquisition of trail easements is preferable and acquisition
without condemnation is advantageous, it is clear that the trail easement
requirement would put an end to proposed PUD #42. If it is determined that
the proposed PUD is the best possible use of the existing former Holiday
Motor Hotel facility at this time, it would be necessary to waive the trail
• requirement for the present. Implementation of trail plans appears uncer-
t ain at this point in time, and the situation on the subject site may
change again before the trail is actually constructed.
E ngineering Department concerns include parking on the street, pratection
of a-n exposed portion of the watermain, and surface water drainage. The
City Engineer recommends that the street be posted for no parking for the
e ntire street f rontage along the subject site. Sewer and water service to
the PUD site are adequate, but there is a problem with an exposed portion
of watermain located in the area of a stairwell next to the boiler room on
the north side of the long building on Lot 2. Th e watermain has frozen at
thi s poi nt i n the past. Th e Ci ty Engi neer suggests that the stai rwel l be
e nclosed or that the proponent find another solution to the potential
freezing problem. The Ci�y Engineer has cort�ared the proposed surface
w ater drainage plan to site conditions and finds that additional drainage
measures are required. A revised drainage plan which meets the approval of
the Ci ty En gi neer i s requi red.
� The PUD Prel imi nary Desi gn P1 an revi ew provi ded by the Ci ty Fi re Marshal
s tipulates posting of fire lanes and addition of building sprinkler. The
Fire Marshal notes that the newer portion of the restaurant/motel building
on Lot 1 is sprinklered, but that the older westerly portion of the
building does not have sprinkler protection. The Fire Marshal states that
the sprinkler system should be extended to cover the older portion of the
bui 1 di ng. In addi ti on, the Fi re Marshal recorrrnends that the two-story
• building on Lot 3 be sprinklered. The only additional comnent from the
Fire Marshal is that additional exit locations from buildings may be
required depending on the manner in which the former motel units are
divided up into separate condominium occupancies. Plans for interior remo-
deling will require coordination with the Fire Marshal.
� Memo to Golden Valley Planning Comnission
J uly 6, 1983
Page 5
I n concl u si on, Staff feel s that the concept proposed i n the Prel�i mi nary
Design Plan for PUD #42 for office condominium conversion may be the best
u se of the property possible at this point in time. In the long run, staff
would like to see removal of possibly the southeasterly building and con-
version to parking to accommodate the other existing uses on the subject
� site and on the ad,jacent Jax restaurant site. This suggestion has been
made to both the current proponent and to former owners of the property but
might more appropriately be made to owners of Jax.
W hile the concept proposed may be appropriate, Staff still has some reser-
vations about the site plan. Additional information is required concerning
g ross floor areas in order to accurately assess the extent of parking defi-
ciencies. Following preparation of new calculations of parking requirements,
S taff suggests that the placement of lot lines around and through parking
a reas be reassessed in terms of convenience of parking to buildings. In
a ddi ti on, the Ci ty En gi neer wi shes to coordi nate wi th the prop onent on
reworki ng of the drai nage pl an.
S taff suggests that consideration of the Preliminary Design Plan for PUD #42
b e continued to allow further refinement of the PUD site plan, upgrading of
the drai nage pl an, and exp 1 orati on of the possi bi 1 i ty of el i mi nati ng some
• of the building space to relieve overcrowing of the site.
AP:ga
Attachments: 1. Site Location Map
2. PUD Preliminary Design Plan (enclosed separately)
3. June 6, 1983 Letter f rom General Motors Training Center
4. June 23, 1983 Memorandum from Program and Policy
Superintendent, Park and Recreation Department
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Consumer Relations&Servfce Staff
June 6, 1983 .
� ' .
. �:
Mr. Corky S1ack
Mr. Tom McCauley
Coto Corporation
812 North Li1ac Drive
Golden Valley, MN. 55422
Dear Corky and Tom,
We, at General Motors Training Center, were please to learn
that you have acquired the Holiday Motor Hotel . Your idea
of condoing some of your project certainly has merit.
We were also pleased to learn that part of the main building
will continue to be used as a motel . The out-of-town dealer
students found the Holiday very convenient and conservatively
priced. We feel that the students that have used the Holiday
� in the past w911 continue to do so in the future. We have
printed your address and telephone number on the back of our
monthly train3ng schedule for the dealer convenience and we
will continue to do so in the future, unless otherwise
dictated.
We trust our future neighbor relationship will continue as it
,
was with the previous owners of the Holiday.
Corky and Tom, we are pleased for you and wish you every
success for the future. .
Sincere1y, .
C. M. Hewett, Manager
General Motors Training Center �
CMH:Ih
�
Generai Motors Training Center 800 North Lilac Drive Minneapolis,Minn�ota 55422-4681
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c�ty of Goide� vaiiey ..
Mlemorandum
.To s A1da Peikert — City Planner
� Frcm a Program and Policy Supe�intendent
Date t June 23,1983
Subject s PUD #42 No�th Lilac Drive Addition •
In my review of the Preliminary Design P1an for PUD �42, North Lilac
Orive Addition, I have the following concerns from the Park and
Recreation Department.
The Hennepin County Park Reserve D9strict has ident9fied the adjacent
railroad and right of way as a future regional trailway. This would
be a cooperative project between the City and County. A11 planning
� of tra;t has indicated the need for easeme�ts or use of public tands
held by the City along the railroad tine. The plan 3ndicates less than
thirty (30) feet from the �ortherly pa�king lot and the embankrnent of
the �ailroad bed.
I would recarmend that the n�anber of pa�king stalls be reduced to allow
dedication of a minimum fifty (50) foot corridor to �un along the base
of the embankment.
A second concern is the need for additional landscaping along this
same northerly line of the property. This shoutd be designed in a way
that futu�e tra3ls would be screened from this cortmercial area.
I recomnend that Bob Close be consulted to review this plan for land—
scape needs within a trails a�ea.
If you wish to further discuss these conce�ns, please contact me at Ext.
143. .
�������� �
Charles Corlett
Park and Recreation Oepartment
� �
Civic Center,7800 Golden Valley Rd.,Golden Valley Minnesota,55427, (612) 545-3781 '�!':�.