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09-26-83 PC Agenda GOLDEN VALLEY PLANNING COMMiSSION • (Civic Center, 7800 Golden Valley Road) September 26, 1983 7:00 P.M. AGENDA I . APPROVAL OF MINUTES - SEPTEMBER 1�, 1983 II . INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT APPLICANT: Gopher Oil Company LOCATION: 900 Mendel5sohn Avenue North REQUEST: Bulk stora�e and packaging of motor & lubricating oils in an Industrial Zoning District. III . INFORMAL PUBLIC HEARING - PUD AMENDMENT, PRELIMINARY DESIGN PLAN � APPLICANT: Colonial Acres Home, Inc. LOCATION: 5800 St. Croix Avenue REQUEST: Approval of Preliminary Design Plan for PUD #1*B, Covenant Manor, Amendment #2 IU. REPORT ON HRA MEETING - SEPTEMBER 13, 1983 V. REPORT ON BZA MEETING - SEPTEMBER 13, 1983 VI . REPORT ON CtTY COUNCIL MEETING - SEPTEMBER 20, 1983 � • • MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION September 12, 1983 A regular meeting of the Planning Cor�nission 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 Cor�nissioners Forster, Polachek, Prazak, Thompson and Tubman. Commisswioner Singer was not present at the beginning of the meeting. Commissioner Leppik was absent. Also present were Mike Miller, Planning and Redevelopment Coordinator, and Alda Peikert, Assistant Planner. I . Approval of Minutes - August 22, 1983 It was moved by Commissioner Forster, seconded by Cor�nissioner Tubman and carried unanimously to approve the minutes of the August 22, 1983 Planning Commission meeting as recorded. II . Reset Date for Informal Public Hearing - Rezoning � APPLICANT: International Development, Inc. LOCATION: 7700 Wayzata Boulevard REQUEST: Change Zoning from Residential to Business and Professional Offices Zoning District Chairman Thompson introduced this agenda item and noted the staff recommen- - dation of an October 10, 1983 informal public hearing date. It was moved by Commissioner Tubman, seconded by Commissioner Prazak and carried unanimously to reset to October 10, 1983 the informal public hearing date for consideration of rezoning of 7700 Wayzata Boulevard from the Residential to the Business and Professional Offices Zoning District. III . Set Date for Informal Public Hearing - Conditional Use Permit APPLICANT: Gopher Oil Company LOCATION: 900 Mendelssohn Avenue North REQUEST: Bulk storage and packaging of motor and lubricating oils in Industrial Zoning District � Planning Commission Meeting - September 12, 1983 Page 2 • Chairman Thompson introduced this agenda item and noted the staff recommen- dation of a September 26, 1983 infiormal public hearing date. Mr._ Mike Lien, M. C. Lien Realty Company, was present to represent the proponent. It was moved by Commissioner Polachek, seconded by Commissioner Forster and carried unanimously to set an informal public hearing date of September 26, 1983 for consideration of a Conditional Use Permit requested by Gopher 0i1 Company for bulk oil storage at 900 Mendelssohn Avenue North in an Industrial Zoning District. IV. Set Date for Informal Public Hearing - PUD Amendment Preliminary esign an APPLICANT: Colonial Acres Nome, Inc. LOCATIOPJ: 5800 St. Croix Avenue REQUEST: Approval of Preliminary Design Plan for PUD #1-B, Covenant Manor, Amendment #2 Chairman Thompson yntroduced this agenda item and noted the staff recorr�nen- dation of a September 26, 1983 informal public hearing date. Mr. A. James Van Vugt, Executive Director of Colonial Acres Healthcare Center, was present to represent the proponent. � It was moved by Commissioner Tubman, seconded by Commissioner Polachek and carried unanimously to set an informal public hearing date of September 26, 1983 for consideration of the Preliminary Design Plan of PUD #1-B, Covenant Manor, Amendment #2. V. Set Date for Informal Public Hearing - PUD Preliminary Design Plan APPLICANT: Pem Millwork LOCATION: 800 Mendelssohn Avenue� North REQUEST: Approval of Preliminary Design Plan for PUD #44, Pem Millwork Addition Chairman Thompson introduced this agenda item and noted the staff recommen- dation of an October 10, 1983 informal public hearing date. The proponent, Mr. Paul Hoover, was present. It was moved by Commissioner Forster, seconded by Cormnissioner Prazak and carried unanimously to set an informal public hearing date of October 10, 1983 for consideration of the Preliminary Design Plan of PUD #44, Pem Millwork. Corr�nissioner Singer arrived at the meeting. � Planning Commission Meeting - September 12, 1983 Page 3 • VI . Set Date for Informal Public Hearing - Conditional Use Permit APPLICANT: City of Golden Valley LOCATION: 2501 Rhode Island Avenue North REQUEST: Farmers Market in Commercial Zoning District Chairman Thompson introduced this agenda item and noted the staff recommen- dation of an October 10, 1983 informal public hearing date. It was moved by Co�nissioner Tubman and seconded by Commissioner Polachek to set an informal public hearing date of October 10, 1983 for consideration of a Conditional Use Permit requested by the City of Golden Valley for operation of a seasonal farmers market at 2501 Rhode Island Avenue North in a Cor�nercial Zoning District. Commissioner Tubman asked who would operate the proposed farmers market. Chairman Thompson replied that it was his understanding that the senior citi- zens would operate the farmers market if approved. A vote was taken, and the motion carried unanimously. VII . Informal Public Hearing - Rezoning • APPLICANT: Allan Bensman and Jerrold Winters LOCATION: 5400 Glenwood Avenue REQUEST: Change zoning from Business and Professional Offices to Institutional (I-3) Zoning District Chairman Thompson introduced this agenda item and recognized the proponents, Dr. Allan Bensman and Mr. Jerrold Winters, accompanied by Mr. Jim Morss, Korsunsky Krank Erickson Architects, Inc. , and Dr. E. John Young, Director of Business Affairs for Hopkins Independent School District No. 270. Mr. Jim Morss and Or. Allan Bensman made a presentation of the proposal to the Planning Commission. Mr. Morss stated that the proponents have no plans to alter the outside of the building. Inside remodeling will be minimal including painting, wallpapering and removal of some partitions. Dr. Bensman stated that the proposed Rehabilitative Health Center would offer rehabilita- tive medicine and health care to persons with physical disabilities and would not serve persons with drug or alchohol related problems. Dr. Bensman stated that the Rehabilitative Health Center proposed for the subject location has been in operation at Methodist Hospital and that he and his partner, Mr. Winters, have been associated for four years. Dr. Bensman said that addi- tional staff would include a physical therapist, an occupational therapist, a nutritionist and support staff. Dr. Bensman added that excess office space in the existing building would be leased to persons offering related services. � Planning Corrnnission Meeting - September 12, 1983 Page 4 � In response to a request from Cornnissioner Forster, Assistant Planner Alda Peikert explained the change in parking area required to bring the site plan into conformance with landscaped setback requirements. The proponents indi- cated willingness to make the recommended revision in parking arrangement. Chairman Thompson opened the informal public hearing for public input. Ms. Amy Kvalseth, 108 Turnpike Road, asked what the proponents intend to do if their practice grows beyond what can be acco�nodated in the existing building. Mr. Winters stated that the proponents would move to another building in that case. Mr. Morss added that the subject site does not provide sufficient area for a building addition. Mr. Charles Clark, 5405 Glenwood Avenue, stated that his home is across the street from the subject site and that he has lived there 15 years. Mr. Clark stated that he has watched three to four metamorphoses of the subject building and that his concern and that of his neighbors is future use of the building once it is rezoned to Institutional (I-3). Mr. Clark stated that if the pro- ponents requesting the zoning change should move out of the building, the neighborhood could be subjected to an Institutional use which they might not like as well . In response to Mr. Clark's concern, Chairman Thompsor� requested an explanation of uses allowable in the proposed Institutional (I-3) Zoning District. Planning and Redevelopment Coordinator Mike Miller explained that uses of potential concern to the neighborhood such as chemical dependency treatment centers are conditional uses requiring hearings and notification of • surrounding property owners. Proponents requesting a conditional use must satisfy the Planning Commission and City Council that the use will not have negative impacts on the neighborhood. Mr. Clark noted that Dr. Bensman stated that excess space would be rented to related businesses and asked for an explanation of what those related busi- nesses would be. The proponents, Or. Bensman and Mr. Winters, answered that space would be rented to physicians or counselors involved in the same type of rehabilitation services. Ms. Donna Homes, 5301 Glenwood Avenue, asked for confirmation of her understanding that any clinic dealing with chemical abuse would be required to come before the Planning Corr�nission and City CounciT again. The Commission and staff confirmed that this statement is correct. Mr. Larry Klick, 5415 Glenwood Avenue, stated that he lives across the street from the subject location and that his concern is traffic. In response to his questions, it was confirmed that all parking shown on the site plan currently exists and that there will be no addition of parking space. Mr. Klick stated a concern that currently proposed "downgrading" of the zoning will make it much more difficult to "upgrade" the zoning if desired in the future. Mrs. Nemet, 5423 Glenwood Avenue, stated that she and her husband share the concerns expressed by the two previous speakers. � Planning Cor�nission Meeting - September 12, 1983 Page 5 • Mr. Malcolm Blumenthal , 25 Lawn Terrace, offered a welcome to the proponents as neighbors. Mr. Blumenthal stated that he had a couple of quick questions, beginning with the number of parking spaces. Mr. Morss stated that there are 47 parking spaces provided on the subject site. Mr. Blumenthal asked how much of the space within the building would be rented out compared to that occupied by the proponents. Dr. Bensman stated that there is one office area 200 to 300 square feet in size which the proponents intend to rent out and that the proponents would occupy 8000 square feet of space. Chairman Thompson closed the informal public hearing. Chairman Thompson reviewed the staff recor�nendation for approval with one con- dition related to rearrangement of parking space to provide required land- scaped setbacks. Commissioner Tubman stated that she thought it should be made clear that the condition calls for a reduction in the number of parking spaces rather than for additional parking. Commissioner Prazak asked whether the proponents would be required to remove existing blacktop within the required landscaped yard area. Mr. Miller stated that the proponents would be required to replace with landscaping the existing blacktop within the required landscaped yard area. It was moved by Commissioner Singer, seconded by Cor�nissioner Polachek and carried unanimously to recommend City Council approval of the rezoning of 5400 Glenwood Avenue from the Business and Professional Offices to the Institutional (I-3) Zoning District to allow clinic use conditional upon revision of the . site plan prior to submittal to the City Council to show proper landscaping of required front and rear yard areas and provision of parking adequate to meet Zoning Code requirements without encroachment into required landscaped yard areas. VIII . Waiver of the Platting Ordinance APPLICANT: Chester Bird Post No. 523 LOCATION: 200 Lilac Drive North REQUEST: Lot Division for transfer of property from American Legion to Breck School Chairman Thompson introduced this agenda item, and Planning and Redevelopment Coordinator Mike Miller explained the proposal and staff recormnendation. Chairman Thompson recognized Mr. Lyndon McMurtry, Business Manager for Breck School , who was present to represent the proponent. Commissioner Tubman noted the staff recommendation that Breck School be encouraged to plat the school property and asked at what point Breck should be required to plat. Mr. Miller explained that although the purpose of the currently requested property division is to allow transfer of additional pro- perty to Breck School , the proponent is Chester Bird Post No. 523. The City � Planning Commission Meeting - September 12, 1983 Page 6 • could require only that the American Legion Post plat the Legion property into two lots, not that Breck School plat the School property. Cor�nissioner Tubman observed that if Breck School intends to acquire additional property as available, there could be future acquisitions with the other party always the proponent as in the current case. It was moved by Commissioner Tubman, seconded by Commissioner Prazak and carried unanimously to recommend City Council approval of the waiver of the Platting Ordinance requested by Chester Bird Post No. 523 to allow transfer to Breck School of a 50 foot strip o`f property. IX. Review of Official City Zoning Map to Accompany Miscellaneous mendments to t e ity o m ng r �nance Chairman Thompson introduced this agenda item, and Planning and Redevelopment Coordinator Mike Miller provided the Planning Commission with a review of the proposed City of Golden Valley Official Zoning Map prepared to accompany the proposed Miscellaneous Amendments to the City Zoning Code. It was moved by Commissioner Polachek, seconded by Commissioner Forster and carried unanimously to recommend City Council approval of the City of Golden Valley Official Zoning Map in conjunction with the Miscellaneous Amendments to the City Zoning Code which the Planning Commission previously recommended for approval . � X. Report on City Council Meeting - September 6, 1983 Commissioner Polachek provided the Planning Commission with a report on the September 6, 1983 City Council meeting. XI . Discussion of Accessory Housing Questionnaire Commissioner Tubman distributed to Planning Commissioners copies of the questionnaire drafted by the League of Women Voters for the Accessory Housing Survey. Commissioner Tubman reviewed for the Planning Commission the purpose of the questionnaire and requested that Commissioners individually review the language in the questionnaire and contact Peggy Leppik with any comments or suggestions. The meeting was adjourned at 8:25 P.M. Respectfully submitted, avid hompson, Chairman Margaret Leppi , Secretary � • T0: GOLDEN VALLEY PLANNING COMMISSION DATE: SEPTEMBER 21 , 1983 FROM: MIKE MILLER, PLANNING � REDEVELOPMENT COORDINATOR SUBJECT: INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT, 900 ,MENDELSSOHN AVENUE NORTH The Gopher Oil Company, Minneapolis , has applied for a Conditional Use Permit to allow bulk storage and packaging of motor and lubricating oils within an Industrial Zoning District. The site in question is located at 900 Mendelssohn Avenue North (Lot 1 , Block 1 , Standard Oil Third Addition) . Surrounding zoning to the .nor�.h, east, and south is Industrial . Adjacent land uses include undeveloped property to the north, Medicine Lake Bus Lines to the east, and a Northwestern Bell Telephone Company office building to the south. The site in question was formerly used by the Standard Oi1 Company for the same purposes as Gopher Oil Company wishes to carry on. Gopher Oil Company intends to purchase this site and building from Standard Oil . The City Fire Marshal and City Building Inspector have both inspected the structure on the site. The bulk oit storage tanks are located inside the building. Gopher Oil Company has been advised by the Director of Zoning and Inspections that it will be necessary for the applicant to install a fire suppressing sprinkler system in the • building, and such system shall be in comptiance with all applicable City codes and requirements. This sh�ll include the installation of appropriate, approved, safety panels in the roof as deemed necessary by the Fire Marshat and City Building Inspector. Since it is the intent of Gopher Oil Company to include their offices along with the bulk storage and packaging operation, the existing site plan for this location does not conform with minimum zoning requirements. The applicant is proposing to continue to use the modified site pian as shown on the attached Sheet No. l , which ' does not meet minimum parking requirements of the existing City Zoning Code. It is the applicants contention that this site plan wi11 adequately serve their nee�s for parking and truck storage for some time to come. Attached Sheet No. 2 shows a site plan that would meet all minimum zoning requirements , including parking requirements. The applicant has informed Staff that they will go to the Board of Zoning Appeals (BZA) to seek approval of their use of the site plan shown on Sheet No. l , on the basis that itwill adequately serve their needs, and that if addi�ional parking should be needed in the future there is sufficient room on the site to do so. Inasmuch as the land use proposed is similar if not identical to that use which preceded it, and the location is properly zoned for such use, it would be fhe recom- mendation of Staff that the Planning Commission give favorable consideration to this request for a Conditional Use Permit for Gopher Oil Company at 900 Mendelssohn Avenue North. Staff further recommends that the following conditions be made a part of any action approving a Conditional Use Permit for Gopher Oil Company: • Golden Valley Planning Commission � September 21 , 1983 Page 2 1 . That the applicant accept and implement all requirements and recommendations of the City Fire Marshall , and the City Building Inspectorc 2. That the Conditional Use Permit shall allow only the bulk storage and packaging of motor and lubricating oils as stated in fihe application, and shall not include the bulk storage, packaging and/or blending of any other chemical substances than those included on the Conditional Use Permit application. 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MN 55414-3699 (612) 375-9393 September 15 , 1983 THE HONORABLE PtANNING COMMISSION City of Golden Valley Civic Center 7800 Golden Valley Road Golden Valley , MN 55427 Gentlemen : Subject : Application of Gopher Oil Co . for Conditional Use Permit Regarding Liquid Storage at 900 Mendelssohn In that section of the application requesting description of operation of business , the applicant set forth that the business operation was bulk storage and packaging of motor and lubricating oils . Further explanation of the business operation is as fol - lows : � Gopher intends to use the tanks and the equipment at the existing facility in very much the same manner as the tanks and facilities were used by Amoco . Gopher is an independent distributor of lubricating oils and greases for the companies depicted on the bottom of this letter . Gopher receives product by semi -truck and by straight truck , usually in 55-gallon barrels and also receives bulk product by railroad tank car -- usually 20 ,000 gallon tanks . Most of the material coming into Gopher is by rail , rather than by truck . Gopher removes the oil from tfie railroad tank car and transfers the material into the tanks on the inside of the building . That material may then be mixed with other material (blended ) and then put into either a 55-gallon barrel or packaged into 2Y2 gallon plastic containers , or one gallon containers , or one quart cans . For instance , 20 ,000 gallons of Bright-Stock oil may come in by rail ; Gopher would put that into the inside tanks and then draw off portions to be mixed or blended with other additives , so that the end product would be a multi -viscosity 1OW40 oil . The 1OW40 oil would then be put into 2'h gallon plastic containers by machine , and then into cardboard cases , and then loaded on to a truck for delivery . � Chevron � .��,� � ,. � �� � � V ��«�� �; �/ � • �� Yuro�nE � i H� TEJ(ACO ��� K�fl�lO��. ��� � � . 825 Thornton St. S.E., Mpis. MN 55414-3699 (612) 375-9393 GOLDEN VALLEY PLANNING COMMISSION - 2 - September 15 , 1983 The Gopher operation will be pretty much the same as the Amoco operation , except that because Gopher blends Bright stock , which comes by rail , Gopher anticipates that most of its incoming traffic will be by rail rather than by motor vehicle . Also , Gopher anticipates that its volume will not be as great as Amoco , and , therefore , the traffic volume of outgoing vehicles will be less than Amoco . Fred Bame , who is the President of Gopher , is significantly more familiar with the day-by-day operations of Gopher than I . Fred will be at the meeting of September 26 , 1983 , and will be pleased to answer any further questions you have whatsoever , and to give you any information which you might ask for in connection with the proposed use of Gopher . Thank you for your anticipated cooperation . Very truly yours , . i G 0 P H E .-O�i1 C 0. - � � ` �� �' ,f { '�._ �� f%� U�---�' y : ic ar H . Fu a i � Its 5ecretary RHF : LQ cc : CONSTRUCTION DESIGN ARCHITECTS 3519 West 89th Street Bloomington , MN 55431 ATT : Fran Schuck i � CAevron . � � � ,•■►. ��!�!!�� _ •� • PM���i05 � .� � � . ` � `��; \�ij�j1�' � �S!!!?� '� O r��vE , , � TEXACO � � ���� �WQ��. 5��11 � Hi Ori CONSTRUCTiVE DESIGN, ARCHITECTS F.FRANCIS SCHUCK,AIA 35'I 9 WEST B9TH STREET-BLOOMINGTDN,MINNESOTA 5543'I [6'1 2l 635-2007 • September is, 1983 The City of Golden Valley 7800 Golden Valley Road Golden Valley, Minnesota 55427 Attentions Michael H. hiiller Planning and Redevelopment Coordinator Res Conditional Use Permit for 900 Nlendelssohn Avenue North Dear Sir: Regarding the ConditionaZ Use Permit for the subject property, two site plans have been submitted with the application. Site Plan No. 2 is submitted to demonstrate compliance with the parking requirements based on gross floor area of the building. Site Plan No. 1 is intended to show the parking of automobiles and trucks to provide for the Applicant's actual emplcyee and visitor's parking needs at the present time. • This plan will provide ample parking for present needs without increasing the amount of hard surfaced area, thus holding to a minimum the amount of storm water run-off. This Site Plan also shows existing and proposed landscaping. It is understood by the Applicant that this proposed Site Plan No. l shall be submitted to the Board of Zoning Appeals for review and approval. Yours truly, CONSTRUCTIVE DESIGN ARCHITECTS ---_`_'._-----,..� � r��: F. 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' . . #_ �t,i� � '` . ��s.y' � _ �� . p � �♦ � w o r « �+ a e L • � i"€ . . � M . � . _'"''�"'"°"""""` ` REMODELING w StT PLAN aais �, ,..�...�..�►.......�.. �M �'°�"'�"�"�����" 1sOPHER OtL GO 6UILDING _ -GOPHER OIL CO._._____ .Mr.+�er..r►w..�w r r - 9 �. �� ,�,;k� � CONSTRUCTIYE DESIGN v�.r. —�"100 MLpDLLlieNy AVINU� MO. � . 11! TNO<NTOM ��ttiil s.c - ANCNITECTS S � -F-� - � OOLO�.N J►llf.Y�, MIMNI�OTA _ AIMYLa}OLIl. M/NM1107A Y1�Re�N�f�tIRT I . °� i taar�qte� wwoora • .. ._.'' _' - . 1 . . � T0: GOLDEN VALLEY PLANNING COMMISSION DATE: SEPTEMBER 21 , 1983 fROM: ALDA PEIKERT, ASSISTANT PLANNER SUBJECT: INFORMAL PUBLIC HEARING - PRELIMINARY DESIGN PLAN FOR AMENDMENT TO PUD #1-B, COVENANT MANOR The proponent, Colonial Acres Homes, Inc. , has submitted a Preliminary Design Plan for an amendment to PUD #1-B, Covenant Manor, an existing 96 unit senior citizen residence located at 5800 St. Croix Avenue. The PUD amendment proposes addition of a connected second building which would comprise two levels of covered parking, 28 additional living units for a total of 124 units, and an auditorium and exercise room. According to the proponent, original plans for Covenant Manor contemplated a devel- opment of at least 120 units required for economic viability. The building approved as PUD #1-B in 1978 and occupied in 1981 was scaled down to the existing 96 units , but communal facilities including kitchen and dining facilities are sized to accommodate the proposed 124 units. The entrance and reception area of the existing building would also serve residents of the connected new building. At the same time, the auditorium and exercise room in the new building would serve residents of both buildings, adding amenities for existing as well as additional occupants. The � proponent ex�ects the proposed new building to necessitate the addition of only two new staff persons, one additional housekeeper and one additional maintenance person. The proponent explored the possibility of acquiring adjacent land for construction of additional units, but found buildable land unavailable. The proposed amendment calls for construction of the cannected second building within the current Covenant Manor site on land currently occupied by garages and parking area. The lost parking space is replaced and expanded with the provision of covered parking on the first two levels of the proposed new building. The total existing site area is 2.92 acres, and density with the total 124 units proposed would be 42.47 units per acre. This density figure is high for the City of Golden Valley but is not without precedent. It compares with a density of 53.73 units per acre for the Calvary senior citizen complex which contains a total of 200 subsidized apartmentand cooperative units on a site of 3.722 acres. A preced:ent for the proposed building height also may be found in existing senior citizen buildings in Golden Valley. The height of the proposed second building is six stories measuring 64 feet, which is higher than the existing five story Covenant Manor building measuring 54 feet. The Calvary Square Apartment and Calvary Center Cooperative buildings are seven and eteven stories in height as a comparison. The 122 unit DoverHi1J senior citizen apartment building is seven stories in height. The proposed new building is set back on the site adjacent to the north property line bordering the Northwestern College radio tower site, which in turn is adjacent to Springgate Shopping Center. The only neighboring residential development is across St. Croix Avenue. The proposed building addition is located 106 feet back from the ` St. Croix Avenue right-af-way, as compared with a 60 foot front setback for the existing building. In addition, there is a garage building along the front of the Covenant Manor property which would serve as further separation between residential across the street and the proposed new building. Golden Valley Planning Commission � September 21 , 1983 Page 2 Total building coverage on the site with addition of the proposed new building approaches the maximum building coverage allowable under the Multiple Dwelling District section of the City Zoning Code. Proposed lot coverage is 32•2 percent, and the maximum permitted is 35 percent. Landscaped area after substraction of an additional 20 percent allocated to interior streets and parking remains at 47.5 percent or approximately half of the site, which is substantial . Therefore, proposed lot coverage is acceptable, but the site would be developed to the maximum allowable and no further additions could take place on the existing Covenant Manor site. The proposal includes a variance of building setback from the north property line. Required landscaped side or rear yard adjacent to any zoning district other than Residential is 25 feet. The proposed new building is placed 5 feet from the property line adjacent to the Northwestern radio tower site. The proposed new building replaces a currently existing garage structure located 12 feet from the north property line. Reasons provided by the proponent for requesfing the setback variance include provision of maximum building setback from the residential neighborhood across St. Croix Avenue and need for parking space in front of the building. The proponent further contends that the adjacent radio tower site is essentially open space and that landscaped yard on the north side is therefore unnecessary. The proponent has � expressed the desire to acquire the radio tower site for addition to the Covenant Manor site if it should become available in the future. The proponent has also mentioned willingness with permission from the owner to landscape the radio tower site as an enhancement to the Covenant Manor site. Staff feels that the setback variance requested is not objectionable in light of current use of the adjacent property to the nor,th and also looking ahead toward potential future uses of that property. Staff suggests that the proponent address landscaping on the north and possibly extending onto the radio tower site as part of the landscape plan required with the General Plan of Development. A second variance incorporated into the proposed PUD amendment, a variance actually continued from the.previous PUD approval , is a waiver of parking space requirements contained in the Multiple Dwelling District section of the Zoning Code. A waiver of parking space requirements granted by the Board of Zoning Appeals (BZA) on May 9, 1978 for the existing building allowed provision of 22 covered and 45 open parking spaces for the 96 residential units, a ratio of approximately .7 spaces per unit. The waiver was granted based on documentation that senior citizen residen- tial buildings require less parking. Covenant Manor currently provides more than the parking space specified under the waiver with 40 resident use garage spaces and 39 open spaces for a total of 79 parking spaces. This provides an existing ratio of .82 spaces per unit. The proposed number of spaces with the new building is 73 resident use garage spaces and 30 open spaces for a total of 103 spaces. This main- tains approximately the same ratio at .83 spaces per unit. Under the revised PUD Ordinance a parking variance may be approved in conjunction with the PUD approval without a separate appearance before the BZA as required at the time of the orginal PUD approval . Staff suggests that the proposed parking variance is reasonable in • light of the fact that proposed parking provisions maintain the current ratio which appears adequate to serve the existing building. Golden Valley Planning Commission � September 21 , 1983 Page 3 The Preliminary Design Plan for the proposed amendment to PUD #1-B, Covenant Manor, has been reviewed by the City Engineering, Zoning and Inspection, Public Safety, and Park and Recreation Departments as required by the PUD Ordinance. The City Engineer finds the plans satisfactory except for the sanitary sewer connection to the new building. The City Engineer stipulates relocation of the six inch sanitary sewer connection directly into the sanitary sewer line to the east of the building instead of into the manhole slightly to the north. The Director of Zoning and Inspection finds the Preliminary Design Plan acceptable but notes that no architectural plans are provided at this stage in the PUD approval process. The City Fire Marshal notes that fire hydrants available to service the site are adequate but suggests a fence opening for access to the hydrant on the east side of the proposed addition. The Fire Marshal requires sprinklering of the entire proposed new building including parking levels and specifies location of the Fire Department connection for the sprinkler system and standpipes on the northeast corner of the building. The review from the Park and Recreation Department is provided by the City Senior Citizen Coordinator, who calls attention to the importance of sidewalk connections , to possible addition of picnic tables , to need for design flexibility in the auditorium and exercise room, to need for adequate play apparatus for visiting children in the adjacent park, and to need for adequate bus turning radius in the � entrance drive. The proposed new building will connect through use of the existing building entrance with all existing walks, which include a walkway to the Springgate Shopping Mall and a walkway to a new crosswalk to a bus shelter across St. Croix Avenue from the entrance. Suggestions for outdoor picnic tables and for design flexibility to accommodate a maximum number of activities in the auditorium and exercise room have been passed on to the proponent for consideration. The City park adjacent to the Covenant Manor site to the west includes one picnic table, benches, a deck over Bassett Creek, and play apparatus including four swings , a slide and a climbing structure. The Park and Recreation Department review cautions that additional units at Covenant Manor could result in crowding of the play equipment by visiting children. The situation should be monitored by the proponent and coordinated with the City Park and Recreation Department. The question of tour bus access to the front entrance was reviewed with the City Engineer. The City Senior Citizen Coordinator mentioned that occasional tour buses serving senior citizen buildings are unable to negotiate the turnaround provided at the building entrance and are forced to back out of the drive. The City Engineer confirms that the turning radius is inadequate to accommodate large tour buses and states that the space required for buses would be prohibitive. It is the opinion of staff that the area required for a bus turnaround at the entrance is not warranted by the limited number of times tour buses serve Covenant Manor during the year. Staff suggests that the Planning Commission recommend City Council approval of the Preliminary Design Plan for PUD #1-B, Covenant Manor, Amendment #2, based on an acceptable site plan and based on conformance with the Planning Commission Recom- � mendation for Implementation of the Housing Policy, which encourages provision of additional senior citizen housing in Golden Valley. The approval recommendation should be subject to the following conditions: Golden Valley Planning Commission � September 21 , 1983 Page 4 l . Relocation of the six inch building sanitary sewer connection directly � into the sanitary sewer line to the east of the building instead of into the manhole slightly to the northeast. 2. Sprinklering of the entire new building including the parking levels. 3• Location of the Fire Department connection for the sprinkler system and standpipes on the northeast corner of the building in proximity of the fire hydrant. 4. Construction of an opening in the existing fence on the east property line to provide access to the fire hydrant on that side. 5• Attention on the }andscape plan submitted with the General Plan of Development to landscaping treatment of the five foot setback and radio tower site on the north side of the building. � AP:kjm Attachments: 1 . Site Location Map 2. PUD Preliminary Design Plan application 3. Preliminary Design Plan (full sized sheets distributed previously) � 1 • � �• f!! • �...................f��.......... ...-f► � � +� '� R Of � _� �"j 4� ..... �� �R; ���, . • tai �s� �� � ' •4 � s � '�� r�•� �..:. - i4.•� 1 M . 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Iti T � . : •,• .i � . ftj.t � k e � _ .;� �'~��� e �u . lf•��, . ai . LCT 2 AUOis� �4L 1� � ; � � • O � U!. . 3�6 �� � ' s • �. � � ' � ' • t .j , ` ; � �� ' o° � re r��n •: Y �6 • -O � � � • � •i cc„� � � o0 e � L 1 � � . wJ R �n� � lOT AUO!� ��� ; � sys� ' � » 1t � � � �4s ~ �' �o � •".�: � � '�" �� • e � , �• � .�.`�is 4� � s �f , I � • ; t �, � � .�'� 1� � �s « � �� {�'�� l�i.l! 11�N , !1•• �l ` s W ' F ��a � � , " . � � �� �� ��. �, J ,, „ �sy �o � �, '�'x-t": _ —,��.i� ►� ` ' E .� � � � ' c�i3oi '1' .� i ; � M"M � • , , •' �, _�� 1 " • J � L�L � T w � s.� - .. +� � �• `, �� o . t ' W is� ►1�'��.� i ` � �. .. ;i � � � .�� . c 3�00) P.U.D. NUMBER: CITY OF GOLDEN VALLEY . • APPLICATION FOR CONSIDERATION OF PLANNED UNIT DEVELOPMENT ORDINANCE PRELIMINARY DESIGN PLAN DATE OF APPLICATION: 8-8-1983 FEE PAID RECEIPT N0. ($100.00) APPLICANT NAME: Colonial Acres Home , Inc . PHONE N0. 544-1555 ADDRESS: 5825 St . Croix Ave. Golden Valley , MN . 55422 Number � Street City State Zip Code PROPERTY OWNER: Same PHONE N0: ADDRESS: Same Number � Street City State Zip Code STREET LOCATION AND/OR ADDRESS OF PROPERTY IN QUESTION: 5800 St . Croix Ave . LEGAL DESCRIP?ION (Attach separate sheet if necessary) : � See Attachment - NAME AND ADDRESS OF PROPERTY OWNERS WITHIN 500 FEET OF THE PROPERTY IN QUESTIOPJ: (Attach to Application along with an area Half-Section Map) TYPE OF PROPOSAL: SMALL AREA: LARGE OR COMPLEX AREA: X RESIDfNTIAL: X COMMERCIAL: INDUSTRIAL: BUSINESS � PROFESSIONAL OFFICE: INSTITUTIONAL: MIXED USE: REDEVELOPMENT AREA: PRESENT ZONING OF PROPERTY: The present use complies with M-3 PRESENT USE OF PROPERTY: Retirement Housing • PROPOSED USE OF PROPERTY (Attach Additional Pages if Necessary) : • Additional 28 units of Retirement Housing and two levels structured Parkin�g 1 Exist Concrete Bearin Wall w/ Precast floors and STRUCTURES: NUMBER 1 NP W TYPE g 4+ 2 Parking brick veneer HEIGHT 53' NUMBER OF STORIES AMENITIES AND/OR RECREATIONAL FACI L ITI ES (i .e. Tenni s Court, pool , etc. ) Exercise Room - Communit Room resen New 5 NUMBER OF PEOPLE INTENDED TO LIVE OR WORK ON PREMISES: ADULTS : 166 CHILDREN: NUMBER OF OFF-STREET PARKING SPACES PROPOSED: ENCLOSED (Garage or Parking Ramp) 7� NON ENCLOSED 30 TOTAL ACRES OF LAND IN P.U.D. 2 • 9� DENSITY; (Number of Units per Acre) 4 2 .4 6 • INDICATE THE FOLLOWING DATA BY PERCENTAGES: AREA COVERED BY STRUCTURES: 32 . 2 � AREA COVERED BY OUTSIDE PARKING: 4 i AREA COVERED BY OUTSIDE PARKING: � AREA COVERED BY INTERIOR STREETS: 16 q AREA LANDSCAPED: 4 7 . 5 � NATURAL AREA AND/OR OPEN SPACE 0 °� PONDING AREA: � i ZONING VARIANCES: _ � SEE ATTACAED ) List below all variances from the standard zoning requirements that will be requested as part of this P.U.D. , and the justification for granting said variances (Attach Additional Sheets, if needed) . I HEREBY DECIARE THAT ALL STATEMENTS MADE IN THIS REQUEST, AND ON ADOITIONAL MATERIAL, ARE TRUE. � � __r,� ,/� /,_� �_ �_ � S�ghature of Appli�` nt � Date �,,�'�'��c.r-a/�`v �� Signature of Applicant Date ZONING VARIANCES • 1 . Rear yard setback for 25' to 5 ' site is not deep enough to allow normal apartment parking arrangements within the given setbacks . It aiso allows for maximum front yard setback across from single family residences . The building is single loaded and backs up to an open radio tower site . Any open space on this side would be useless . 2. Parking requirements are 108 garages and 131 open spaces - this proposal is providing 75 garages and 30 open spaces . A variance of 33 garages and 101 open spaces is requested . This type of retirement housing has proven that the proposed quantity of parking is sufficient . The above variances are based on an M-3 zoning , which the present use would comply with . � .