02-08-82 PC Agenda �_ - - . --- -- _ _. ._ _ _- __ _____ _.
I . .
, _ ---
GOLDEN VALLEY PLANNING COMMISSIOPJ '
, � FEBRUARY 8, 1982
(Civic Center 7800 Golden Valley Road )
� 7:00 P.M.
i
' AGENDA
'
I . APPROVAL OF MINUTES - JANUARY 25, 1982
i
II . SET DATE FOR INFORMAL PUBLIC HEARING - P.U.D. #30-B,
' MEDLEI( PARK TOWNHOUSES
i
APPLICANT: Bor-Son Construction Companies
� LOCATION: West of Medley Park � North of Kings
i Valley Townhouses
� REQUEST: Approval of General Plan of Development
for P.U.D. #30-8
, III . INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT
! APPLICANT: � Reinertson � Associates, Inc.
iI LOCATION: 5800 Duluth Street
REQUEST: Approvat of Conditional Use Permit to
erect a 4-story office building within a
i B � PO Zoning District
IV. INFORMAL PUBLIC HEARING - P.U.D. #33� NORTH IJIRTH PARKWAY
APPLICANT: M.A. Mortenson Company
LOCATION: Northeast Quadrant of intersection of
�
T.H. 55 and Meadow Lane
REQUEST: General Plan Approval without Concept Ptan
Approval
X. REPORT ON CITY COUNCIL MEETING - FEBRUARY 2, 1982
';
XI . REPORT ON PROGRESS OF VALLEY SQUARE COMMlSSION
� �
0
Minutes of the Golden Valley
• Planning Commission
January 25 , 1982
A regular meeting of the Planning Commission was held in the
Council Chambers of the Civic Center, 7800 Golden Valley Road,
Golden Valley, MN . Chairman Thompson called the meeting to o�rder
at 7 :00 p.m.
Those present were Commissioners Forster, Leppik , Moede, Singer
and Thompson. Commissioner Polachek was not present at the
beginning of the meeting. Commissioner Eastes was absent.
Also present were Mike Miller, Director of Planning and
Redevelopment and Alda Peikert, Assistant Planner.
I_ Approval of Minutes _ January 11 , 1982:
It was moved by Commissioner Leppik , seconded by Commissioner
Singer and carried unanimously to approve the minutes of the
January 11 , 1982 Planning Commission meeting as recorded.
II . Set date for Informal Public Hearing -
o�nd�i onTUse�erm�Tt:
• APPLICANT: Reinertson & Associates, Inc.
LOCATION : 5800 Duluth Street
. REQUEST: Approval of Conditional Use Permit
to erect a 4-story office building
within a B & PO Zoning District
Chairman Thompson introduced this agenda item, noted that the
proponent, Mr. Mark Reinertson , was not present, and reviewed the
staff recommendation for setting of an informal public hearing
d ate.
It was moved by Commissioner Singer and seconded by Commissioner
Forster to set an informal public hearing date of February 8,
1982 for consideration of the conditional use permit requested
by Reinertson and Associates, Inc. , to allow construction of a
building four stories in height at 5800 Duluth Street in a
Business and Professional Offices Zoning District.
�
� Planning Commission Meeting - January 25 , 1982 Page -2-
The Chairman asked whether there was any discussion on the
motion, and Commissioner Forster asked whether the proponent had
rec�ived City approval of tax exempt financing for the project.
Planning and Redevelopment Director Mike Miller replied that Mr.
Rein2rtson could not appear before the City Council with his
request for tax exempt financing until after receiving approval
of the conditional use permit required for his proposed building.
Commissioner Polachek arrived at the meeting.
The motion was passed unanimously.
Commisisoner Moede asked for an explanation of changes in Mr.
Reinertson ' s application during her absence on vacation. She
noted that at the last meeting she attended, Mr. Reinertson
requested a change in his proposal from a four story to a five
story building. Mr. Miller offered a history of Mr. Reinertson ' s
� subsequent switches from a five story building to a seven story
building and then back to a four story building due to problems
including necessity of obtaining new waivers from the Board of
Zoning Appeals (BZA) for anything other than a four story �
• building.
III . Informal Public Hearing _ P. U.D. #33, North Wirth Parkway:
APPLICANT: M. A. Mortenson Company
LOCATION : Northeast Quadrant of intersection
of T.H . 55 and Meadow Lane
REQUEST: General Plan Approval without
Concept Plan Approval
Chairman Thompson introduced this agenda item and called atten-
tion to the memorandum from Planning and Redevelopment Director
Mike Miller advising the Commission that the proponent, M. A.
Mortenson Company , had requested that consideration of PUD #33 be
withdrawn from the agenda and that the infor�al public hearing be
rescheduled for Monday , February 8, 1982. Mr. Miller informed
the Commission that the proponent had modified the site plan for
PUD #33 and that he would distribute copies of the revised site
plan as soon as the Commission set a hearing date.
�
• Planning Commission Meeting - January 25 , 1982 Page -3-
Mr. Mark Reinertson , proponent for the previous agenda item,
arrived at the meeting. Chairman Thompson informed him that an
informal public hearinonditionalFuseuperm8t requestd been set for
consideration of his c
Chairman Thompson opened the meeting to discussion of the M.A.
Mortenson agenda item, and Commissioner Forster asked Mr. Miller
the reasons for use °lanationDofrthedreasonstfor use� ofttheMPUD
Miller offered an exp
procedure.
Mr. Chester Yanik, General Manager of Development for M. A.
Mortenson Company , was present to represent the proponent and
answer questions. The Commissioners did not have any questions
of the proponent.
It was moved by Commissioner Polachek , seconded by Commissioner
Singer and carried unanblic5hearingeontthedGeneralFPlanao 8�
1982 for an informal pu
Development for PUD #33 .
� IV . Informal ��Public Hearing _ Preliminary Plat of "Teacher
on .
APPLICANT: Taco Bell , Westmont, I11 .
LOCATION : 2480 Winnetka Avenue North
REQUEST: Approval of Preliminary Plat
Chairman Thompson introduced this agenda item and announced that
Planning and Redevelopment Director Mike Miller received a
telephone call the day of the meeting from Mr. Larry LeMieux,
Regional Real Estate Manager for Taco BenotifyingaMrP1Millertthat
represent the proponent at the meeting,
Mr. LeMieux was snowbound in Madison , Wisconsin, and would be
unable to attend the hhathe9hearing4inShis9absencehe Planning
Commission proceed wit
Chairman Thompsondo�onsdeakeonuthis agenda9itemheandwChairmane
p resent who wishe p
Thompson closed the hearing.
�
• Planning Commission Meeting - January 25 , 1982 Page -4-
It was moved by Commissioner Moede and seconded by Commissioner
Leppik to recommend that the City Council deny approval of the
preliminary plat of "Teacher Addition" due to land use and zoning
discrepancies and potential nonconformities , due to the fact that
approval would be contrary to the spirit and intent of both the
City Platting Ordinance and the City Zoning Ordinance, due to the
fact that approval of the plat would in no way benefit the
Community , and due to the fact that approval of the plat would
not be a good land use decision.
Chairman Thompson opened the meeting to discussion of the motion ,
and Commissioner Singer stated he had received the impression
that the proponent did not desire plat approval but needed a
ruling. Mr. Miller advised the Commission that he had been
informed by Mr. LeMieux at the time of his telephone call the day
of the meeting that the proponent was interested in the former
Arthur Treacher' s Restaurant building. Mr. Miller speculated
. that the proponent may have an agreement with the Teacher' s
Federation and require a denial of the proposed plat in order to
get out of that agreement.
The motion was passed unanimously.
� V . Report on BZA Meeting _ January 12 , 1982:
Chairman Thompson provided the Planning Commission with a report
on the January 12 , 1982 Board of Zoning Appeals (BZA) meeting.
Chairman Thompson reported that the BZA granted waivers to Jim
Lupient Oldsmobile Company for reduced setbacks at Jim Lupient
Car Rentals and to Bor-Son Construction Company for reduced
garage requirements for the subsidize'd portion of Medley Park
Townhouses.
�
• Planning Commission Meeting - January 25 , 1982 Page -5-
YI . Report on HRA Meeting _ January 12 , 1982:
Chairman Thompson and Commissioner Leppik both attended the
Januar.y 12 , 1982 HRA meeting and offered a report. Commissioner
Leppik reported on progress of the South Wirth Redevelopment
Pro�ect as an item of interest to the Planning Commission , and
Chairman Thompson reported on developments in the Valley Square
Redevelopment Pro�ect.
VII . Report on C�ty Council Meetin _ January 19, 1982 :
Chairman Thompson announced that there had been no Planning
Commission representative at the January 19, 1982 City Council
meeting and, therefore, that there would be no report on the
meeti ng.
VIII . Representation at CDBG Planning Area Citizen Advisory
� �omm ttee Meeting �anuar�� �Z:
Chairman Thompson informed the Commission that the Community
Development Block Grant (CDBG) Planning Area One Citizen Advisory
� Committee (PACAC) had scheduled a meeting for Thursday, January
28, 1982 and would be reviewing an amendment to the City of
Golden Valley CDBG Program for funding of the Ewald Redevelopment
Pro3ect. Chairman Thompson explained that he would be unable to
attend the PACAC meeting due to a conflict that evening and asked
whether another Planning Commission member would be able to
attend the meeting to represent the City of Golden Valley . There
was no other Planning Commissioner able to attend the meeting.
Chairman Thompson said that he would inform the Hennepin County
CDBG staff representative that Golden Valley would be unable to
send a representative to the meeting.
IX. Report . on Olson School Neighborhood Committee Meeting _
J anuary�0��2:
Commissioner Polachek attended a January 20, 1982 meeting of the
Olson School Neighborhood Committee and provided the Commission
with a report on that meeting. Commissioner Polachek reported
that potential uses of the former Olson School discussed at the
m'eeting included leasing to the Groves Learning Center for
children with learning disabilities , use as a cable television
studio, and use as a school district headquarters building.
O
. Planning Commission Meeting - January 25, 1982 Page -6-
X . Discussion of Preparation of Planning Commission Minutes :
Commissioner Moede suggested that the Planning Commission minutes
should be less copious and should cover only main points and
actions rather than recording selected conversations , both due to
time and paper costs and due to the fact that it is difficult for
Commissioners to speak openly if comments are recorded selec-
tively rather than consistently .
Planning and Redevelopment Director Mike Miller pointed out that
all meetings are taped for the record and that the tapes are
available for a limited period of time.
Commissioner Leppik stated that she appreciates the copiousness
of the minutes and prefers to see all points included, although
it is not necessary to identify Commisisoners who made points .
The Commission further discussed Commisisoner Moede' s suggestion
but did not take any action on the matter.
` The meeting was ad�ourned at 7 : 50 p.m.
Respectfully submitted,
Dav d Thompson, Chairman Mona Moede, Secretary
�
• T0: GOLDEN VALLEY PLANPdING COMMISSION DATE: FEB. 2, 1982
FROM: MIKE MILLER, PLANNING � REDEVELOPMENT COORDINATOR
SUBJECT: SET DATE FOR INFORMAL PUBLIC HEARING - P.U.D. #30-8,
MEDLEY PARK TOWNHOUSES
,
Bor-Son Construction Companies, Inc. have submitted an. application for approval of
the General Plan of Development for Medley Park Townhouses (P.U.D. #30-B) . This
Planned Unit Development consists of 8.5 acres of land located West of Medley Park
and North of Kings Valley Townhouses in the Northwest corner of the City. The
project in question proposes to provide 64 units of townhouses, 30 of which would
be Section 8 subsidized rental units for low and moderate income families. In
order to properly follow through on this application, and to provide sufficient
time to properly review the P.U.D. plans, I would recommend that the Planning
Commission set Monday, March 8, 1982 as the date for an informal public hearing on
this matter.
•
MHM:kjm
•
� T0: GOLDEN VALLEY PLANNING COMMISSION DATE: FEBRUARY 2, 1982
FROM: ALDA PEIKERT, ASSISTAPJT PLANNER
SUBJECT: INFORMAL PUBLIC HEARING - COP�DITIONAL USE PERMIT -
5800 DULUTH STREET
The proponent, Reinertson and Associates, requests approval of a conditional use
permit to allow construction of a four story office building at 5800 Duluth Street,
located in a Business and Professional Offices Zoning District. Section l0.Og1A of
the revised Business and Professional Offices Zoning District Section of the City
Zoning Ordinance, adopted May 7, 1g81 , allows buildings and structures exceeding
three stories in height only as conditional uses.
The proposed buiiding is a four story professional and medical office building,
the first story of which will be entirely parking. In addition, a three level
parking ramp is proposed adjacent to the building on the east.
- The building height was previousl:y approved as a waiver by the Board of Zoning
Appeals (BZA) under provisions of the former Business and Professional Offices
Zoning District Section of the Zoning Code. The BZA, on February 12, 1980,, granted
Reinertson and Associates waivers of height, parking, setback, yard, and maximum
• lot coverage restrictions in the previous Zoning Ordinance, conditional upon Reinertson
granting the City a trail easement along Bassett Creek across the west side of the
property. The waivers lapsed when Reinertson and Associates failed to execute
the easement document and proceed with construction within a one year period after
granting of the waivers.
Reinertson and Associates returned to the BZA on May 12, 1981 , and was granted waivers
of setback, yard and maximum lot coverage requirements contained in the revised
� Business and Professional Offices Zoning District Section of the City Zoning Ord-
inance. Although plans for the proposed building were not altered, due to the inter-
vening ordinance revisions, the setback and lot coverage waivers differ from previous
waivers and the parking waiver is no longer necessary. As already noted, the four
story building height now requires a conditional use permit rather than a waiver.
Plans for the building proposed by Reinertson and Associates provide for 156 parking
stalls, which did not meet Ordinance requirements under the former Building and
Professional Offices Zoning District ratio of one parking space per 150 square
feet of gross floor space. The gross floor square footage of the proposed office
building is 25,226 square feet, and the parking requirement under the former Ordin-
ance was 163 parking spaces. In the revised Business and Professional Offices
Zoning District Section of the Ordinance, the parking requirement has been reduced
to one parking space per 250 square feet of gross floor space. The parking require-
ment for the subject office building under the new Ordinance is 101 spaces. In
addition, parking stall width has been reduced from the 10 feet shown on the proposed
plans to g feet.
�
�� � .
RE: Informal Public Hearing - Conditional Us� Permit - 5300 Duluth Street
• February 2, 1982
Pa ge 2
The proponent, Mr. Mark Reinertson, considered adding one or more stories to his
office building based on the fact that he had excess parking space for a four story
building. However, increased height would require application for new waivers from
the BZA because building setback requirements increase with additional height.
Under these circumstances, Mr. Reinertson decided to proceed with his original
request for a four story buitding with the understanding that building height
and design may not be altered subsequently without renewed application for waivers
and for a new conditional use permit. At the same time, however, the proponent
chose not to revise his parking layout in accordance with reduced parking require-
ments in the revised Ordinance.
The waivers granted by the BZA on May 12, 1981 , were again conditional on provision
of the trail easement along Bassett Creek as approved by the City Park and Recreation
° Director and the Open Space and Recreation Commission. Reinertson and Associates
subsequently executed an easerr�nt document granting a 50 foot easement along
Bassett Creek across the west side of the property, which will provide access to
the City property along Bassett Cr�ek to the north of the site.
Surrounding land uses include the City park property already mentioned to the north
along Bassett Creek. Property to the west is single family residential , but is
• separated by Bassett Creek and a street. The property to the east is zoned Business
and Professional Offices. South of this site across Duluth Street is a PUD including
three story office buildings in Bassett's Creek Plaza and the five story Covenant
Manor senior citizen residence.
Staff suggests that the Planning Commission recommend conditional approval of a
conditional use permit for Reinertson and Associates altowing construction of a
four story office building at 58fl0 Duluth Street in a Business and Professional
� Office Zoning District, based on the fact that the proposal is consistent with an
earlier approval and based pn the fact that the proposed building is compatible
with surrounding land uses. The approval should be subject to the fotlowing
conditions:
l . The building may not exceed four stories in height and may not exceed 50 feet
in height as indicated on plans submitted with the conditional use permit
application.
2. The building and parking structure design must conform to plans submitted with
the conditional use permit application.
� - AP:kjm
Attachments:
1 . Site location map
2. Building elevation
3. Site plan
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T0: GOLDEN VALLEY PLANNING COMMISSION DATE: FEB. 2, 1982
FROM: MIKE MILLER, PLANNING AND REDEVELOPMENT COORDINATOR
SUBJECT: P.U.D #33 - NORTH WIRTH PARKWAY
BACKGROUND AND ANALYSIS
M.A. Mortenson Company, developer of the North Wirth Parkway Redevelopment Project,
is requesting approval of a Planned Unit Development (P.U.D.) consisting of three
office buildings and a parking structure on approximately 9.08 acres of land.
The site in question is located within the Northeast quadrant of the intersection
of Meadow Lane and T.H. 55 (see attached map) , adjacent to Theodore Wirth Park.
This request for P.U.D. approval is. for General Plan Approval without Concept
Plan Approval . This option is provided for by the P.U.D. Ordinance at the discretion
of the proponent.
As the Planning Commission is probably well aware, this redevelopment project has
been underway since 1979 under the auspices of the Golden Valley Housing and
Redevelopment Authority (HRA) . Having selected M.A. Mortenson Company as the
developer, the HRA subsequent sold the g.08 acres to the developer for redevelop-
ment purposes. The proposed redevelopment plan called for the construction of
• three Business and Professional Office buildings, and was later amended to include
a parking structure. Initially the City Council granted certain zoning variances
allowing the three office buildings to be located on a single parcel of land,
specifying maximum height, and modifying minimum off-street parking requirements
among other things. However, none of the zoning variances granted in Ig79 addressed
a possible fourth building or parking structure. Therefore, when the developer
decided to proceed with inclusion of a parking structure it was determined that this
entire project lent itself more properly to being a P.U.D. and should probably
be treated as such.
M. A. Mortenson Company now proposes a complete P.U.D. approach to the North Wirth
Parkway Redevelopment project. The P.U.D. as proposed would be developed in two
phases. Phase I includes three office buildings, two-stories, six-stories and four-
stories respectively, plus a two-level (including basement) parking structure
capable of parking 458 vehicles with an additional 373 on-site parking stalls,
along with 59 parking stalls provided within two of the office buildings. The
second and final phase of the proposed P.U.D. includes additionai stories to the
first two office buildings, providing structures four-stories, eight-stories and
four-stories respectively (see revised Site Plan) , and a three-level parking
structure. When Phase II is complete the parking structure would be capable of
handling 734 vehicles, thus providing off-street parking for 1 ,166 vehictes. Off-
street parking requirements for this project according to the provisions of the
Business and Professional Office Zoning District of the City Zoning Ordinance calt
for 1 ,146 parking stalls. It is estimated that when the project is completed and
occupied, there will be about 1 ,200 employees on site.
•
• P.U.D. �#33 - North Wirth Parkway -2- February 2, 1g82
M. A. Mortenson Company now proposes a complete P.U.D. approach to the North Wirth
Parkway Redevelopment project. The P.U.D. as proposed includes three office
buildings, two of which will be four stories in height (51 feet) and one building
eight stories in height (102 feet) . The parking structure will include three levels
(35 feet) and is designed to accommodate 892 vehicles. In addition, there will also
be 254 on-site parking stalls elsewhere on the site, including limited parking in
the lower levels of the three office buitdings. In total the proponent proposes
1 ,1�6 off-street parking stalls to accomrnodate an estimated 1 ,200 employees on site.
Of �he 395,434 square feet contained within the proposed P.U.D. site, it is estimated
tha� 41 percent of the land area would be covered with buildings or structures,
and120 percent would be covered by outside parking facilities . Also, the proponent
esti'mates that 34 percent of the site would be landscaped. (see revised Site Plan)
While the proposed use of the site, and the existing zoning, is Business and
Pro�essional Office, the site was originally a deteriorating residential neighbor-
hood with some neighborhood commercial land uses tncluded. Other adjacent land uses
. and zoning include Theordore lJirth Park to the East (institutional) , single family
residential to the South across T.H. 55, Industrial to the West, and Industrial to
the North as well .
The plans as submitted by M. A. Mortenson Company for P.U.D. #33 have been reviewed
� by the City Engineer, Department of Parks and Recreation, Department of Public
Safety, and the Division of Inspections. A review of the City Engineer indicates
no objections or problems relating to the plans as submitted. The acting Director
of Parks and Recreation has stated that the location has the amenity of the existing
trail through Wirth Park. The Park and Recreation Department has no plans for
development of park or additional trails in this area, and therefore can see no
need for land dedication for these purposes. A review by the City Fire Marshall
indicates no objection to the P.U.D. plans as submitted other than to emphasize
the need for dry stand pipes to be located on each floor of the parking structure
for fire fighting purposes. The Inspection Division has also stated that they can
find no objection to the P.U.D. plans as submitted.
In conclusion, it should be noted that the proposed land use is consistent with
both the existing and the proposed Comprehensive Plan for the City of Gotden Valley.
RECOMMENDATION
It is quite apparent that the North Wirth Parkway Development lends itself quite
well to the Ptanned Unit Development concept of land use. The Development is not
only a good land use decision, both from a neighborhood as well as a Community
benefit standpoint, but it appears reasonably well designed from the standpoint of
building location, open space and landscaping. Therefore, I would recommend that
the Planning Commission consider favorable action on P.U.D. �33, P�orth Wirth Parkway.
I would also recommend that should the City Council approve this P.U.D. that such
approval be conditional on the propoent, M.A. Mortenson Company amending their
• developer's agreement with the HRA to properly reflect the changes permitted by
the P.U.D.
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