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03-08-82 PC Agenda �: ;r �_. GOLDEN VALLEY PLANNIPJG COMMISSION MARCH 8, 1982 • (Civic Center, 7800 Golden Valley Road) 7:00 P.M. AGENDA 1 ,: APPROVAL •OF •MI�NUTES - FEBRUARY 22, 1982 1 J. SET DATE f0R I NFORP�44L RUBL I C HEARI N& - REZON I NG APPLICANT: 6681 Group Partnership LOCATION: 6681 Country Club Drive REQUEST: Change Zoning from Business and Professional Offices to Institutional (I-3) ffl . SET DATE FOR INFORMAL PUBLIC HEARING - P.U.D. #34, GOLDEN VALLEY LUTHERAN COLLEGE APPLICANT: Golden Valley Lutheran College � LOCATION: 6125 Olson Memorial Highway REQUfST: Approval of General Plan of Development without Concept Plan Approval for P.U.D. #34 iV. SET DATE FOR INFORMAL PUBLIC HEARING - P.U.D. #35, BUSCH SITE OFFICE ' WAREHOUSE APPLICAPdT: Kraus-Anderson Realty Company LOCATION: Northeast Quadrant of the lntersection of lOth Avenue North and Boone Avenue North REQUEST: Approval ofi General Plan of Devetopment without p Concept Plan Approval for P.U.D. #35 V. IAiFORMAL PUBLIC HEARING - REZQNING APPLICANT: Red Sky Development, Jnc. � LOCATIONs Northeast Quadrant of Intersection of T.H., 100 and Glenwood Avenue REQUEST: Change Zoning from Business and Professional Offices to Multiple Dwelling (Pi-3) • � PAGE 2 � i AGENDA I VI . INFORMAL PUBLIC HEARING - P.U.D. #30-B, MEDLEY PARK TOWNHOUSES APPLICANT: Bor-Son Construction Companies LOCATION: West of Medley Park and North of Kings Valley Townhouses REQUEST: Approval of General Plan of. Development for P.U.D. #30-8 VII . CONSIDERATION OF PROPOSED REUISIONS TO ZONING ORDINANCE 1 . Commercial Zoning District 2. Open Development Zoning District VIII . REPORT ON CITY COUNCIL MEETING - MARCH 2, 1g82 • • Minutes of the Golden Valley � Planning Commission February 22, 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 order at 7s00 p.m. Those present were Commissioners Eastes, Forster, Leppik, Singer and Thompson. Commissioner Polachek was not present. Also present were Mike Miller, Director of Planning and Redevelopment, and Alda Peikert, Assistant Planner. I . Approval of Minutes _ February 8, 1982: It was moved by Commissioner Leppik, seconded by Commissioner E astes. and carried unanimously to approve the minutes of the F ebruary 8, 1982 Planning Commission meeting as recorded. II. Set date for Informal Public Hearing _ Rezoning: APPLICANTs Red Sky Development, Inc. • . LOCATIONs Northeast Quadrant of intersection of T.H. 100 and Glenwood Avenue REQUEST: Change Zoning from Business and , P rofessional Office (B & PO) to Multiple Dwelling (M-3) Chairman Thompson introduced this agenda item, and Planning and Redevelopment Director Mike Miller recommended that the Planning C ommission set a March 8, 1982 informal public hearing date. It was moved by Commissioner Leppik, seconded by Commissioner S inger and carried unanimously to set the date of March 8, 1982 , f or an informal pablic hearing to consider a request from Red Sky � • Development, Inc. , Minneapolis, for rezoning of approximately seven acres of land in the northeast quadrant of the intersection of T.H. 100 and Glenwood Avenue from the Business and Profess3onal Offices to the Multiple Dwelling (M-3) Zoning District. � '. Planning Commission Minutes of February 22, 1982 -2- � - III. Referral €rom HRA to Planning Commission to Review Amendment Valley Square Redevelopment Plan and Submit Written Opinion to HRAs Chairman Thompson introduced this agenda item. I t was moved by Commissioner Singer and seconded by Commisisoner L eppik to recommend that the City Council approve the proposed modif ication to the Valley Square Redevelopment Plan for the f ollowing reasonsz 1 . The proposed land use for the Busch Greenhouse property in the Valiey Square Redevelopment Plan modification is com- p atible with surrounding land usea and ia in conformance with the proposed City of Golden Valley Comprehensive Land Use Plan. 2 . T'he land use proposed for the Busch Greenhouse property in the Valley Square Redevelopment Plan modification enhances the value of the land to the City and to the Valley Square Redevelopment Project. � Director of Planning and Redevelopment Mike Miller answered questions from Planning Commissioners concerning the amount of C ity assistance requested by the potential developer of the Busch p roperty, City evaluation of the proposed property purchase price and the amount of land cost write down requested, and the developer's request for tax exempt financ3ng in addition to land cost write down financed by tax increment financing. Commis- s ioner Eastes expressed concern over the setting of precedent f or the use of both tax increment and tax exempt financing for p rojects in the Valley Square Redevelopment Area. The motion was passed unanimously. IV. Consideration of "Special Use Permit"a APPLICANT: H. I. Enterprises, Inc. LOCATION: 7901 - 7921 Wayzata Blvd. REQUESTs To construct and operate a gasoline s ervice station and convenience food s tore in a Commercial Zoning District. Chairman Thompson introduced this agenda item and recognized the p roponent, Mrs. Beverly Kottas, President of H.I . Enterprises, Inc. who was present. � Planning Commission Minutes of February 22, 1982 -3- e Chairman Thompson opened the meeting to questions of etaff. C ommissioner Eastes asked what impact proposed upgrading of H ighway 12 would have on the proposed operation. Planning and Redevelopment Director Mike Miller replied that the site plan had b een designed to accommodate any shifts in the service road accompanying upgrading of Highway 12, that the designers had con- sulted with the State Department of Transportation and that no nonconforming uses would result from upgrading of Highway 12 in accordance with current plans £or I-394. Commissioner Forster asked for verification that H.I. Enterprises h ad received required variances from the Board of Zoning Appeals (BZA) . Mr. Miller informed the Commission that the BZA has granted the necessary variances, that the variances are valid u ntil June 1982 and that the variances wili lapse if construction is not commenced by that date. Commisisoner Leppik asked about accessiblity to the proposed gas s tation and convenience store from upgraded Highway 12. Mr. M iller explained that the station would be accessible from the s ervice road. ' Chairman Thompson opened the meeting to questions of the propon- . e nt. Commissioner Leppik asked when the proponent plans to s tart construction. Mrs. Kottas replied that H.I . Enterprises intends to begin construction on the project by April 15, 1982. Commissioner Leppik asked for the reasons H.I . Enterprises has delayed construction to date. Mrs. Kottas said that the primary consideratio� was affiliation with their gasoline supplier, Mobil O il, and that they did not receive a commitment until Fall 1981 and felt it was too late in the season to begin construction. In response to further questions from Commisisoner 'Leppik, Mrs. Kottas explained that the convenience store would have no affi- liation with a grocery chain but would compare to a Tom Thumb S tore, that Mobil Oil will be the gasoline supplier only and have no interset in or control over the convenience food store, and n that H.I. Enterprises hopes to be in business long enough prior t o upgrading of Highway 12 to have an established clientele not affected by reduced accessiblity, but that the operation will be f lexible and could be changed from a food store to automobile p arts business as an alternative if £uture conditions warrant. Chairman Thompson asked Mr. Miller whether the special use permit would be affected by future alteration o£ the operation from a f ood store to an automotive parts business. Mr. Miller explained that the special use in this case is the gas station use while retail sales are a permitted use in the Commercial Zoning District. � Planning Commission Minutes of February 22, 1982 -4- . � - Therefore, a change from a food store to an automotive parts business would not involve the special use permit. It was moved by Commissioner Forster, seconded by Commissioner E astes and carried unanimously to recommend that the City Council g ive favorable consideration to the Special Use Permit requested by H.I. Enterprises, Inc. , to construct and operate a convenience store/gasoline service station at 7901-7921 Wayzata Boulevard in a Commercial Zoning District subject to the following conditions:- 1 . That neither the Special Use Permit nor any building permit b e issued until the properties at 7901 and 7921 Wayzata B oulevard have been combined into one parcel; and 2 . The existing residence at 7921 Wayzata Boulevard be removed w3thin 90 days of completion of construction of the new f acility. V. Distribution of ro osed rev3sions to Zonin Ordinance for — Planning Commiss on consideration: 1 . Institutional Zoning District � 2 . Commercial Zoning District 3 . Open Development Zoning District Chairman Thompson asked whether Planning Commissioners wished to p roceed with review and action ori revised sections of the Zoning Ordinance or desired additional time for study prior to taking act3on. It was suggested that the Planning Commission review one of the three sections and schedule review of the other two sec- t ions for a future meeting. Planning and Redevelopment Director Mike Miller answered questions from Cor�nissioners concerning rationale for inclusion of lodge halls and private clubs in the Institutional Zoning District, rationale for designation of permitted and conditional u ses within Institutional Zoning Districts, and rationale for reducing side and rear yara building setback requirements in the Institutional Zoning District. It was moved by Commissioner Eastes, seconded by Commissioner Leppik and carried unanimously to recommend City Council approval of the revised Institutional Zoning District Ordinance. Chairman Thompson directed that the revised Commercial and Open Development Zoning District Ordinances be placed on the agenda of the next Planning Conuaission meeting. � Planning Commission Minutes of February 22, 1982 -5- • VI. R_ eport on HRA Meeting _ February 9, 1982: Chairman Thompson, who represented the Planning Commission at the F ebruary 9, 1982 HRA meeting, postponed his report on the meeting u ntil the next Planning Commission meeting. VII. Report on City Council Meeting _ February 16, 1982: In the absence of Commissioner Polachek, who represented the Planning Commission at the February 16, 1982 City Council meeting, Chairman Thompson and Planning and Redevelopment Director Mike Miller provided the Pianning Commission with a report on the February 16, 1982 City Council meeting. VIII. Report on Valley Square Commission Meeting _ February 18, 19$2s Chairman Thompson provided the Planning Commission with an update on the work of the Valley Square Commission. The meeting was adjourned at 8s30 p.m. � Respectfully submitted, David Thompson, Chairman � .�� srr� C ity of �`�� e�� r 1� � � � �a�� ; '' � DEPARTMENT OF PUBLIC WORKS '°' � ,, o � � m w � � MEMO inspectton D A T E: MARCH 3� 1982 T O: GOLDEN VALLEY PLANNIN6 COMMISSIOP� F A O M: ALDA PEIKERT, ASSISTANT PLANNER 8 U 6 J E C T: SET DATE FOR INFORMAL PUBLIC HEARING - REZONING - 6681 COUNTRY CLUB DRIVE Application has been received from the 6681 Group Partnership for rezoning of the former Elks Club located at 6681 Country Club Drive • from the Institutional (I-3) to the Business and Professional Offices Zoning District. Staff suggests that the Planning Commission set April 12, lgB2 as the informal public hearing date for consideration of rezoning of 6681 Country Club Drive. AP;kjm • . i�� Civic Center,7800 Golden Valley Rd.,Golden Valley Minnesota,55427, (612) 545-3781 ��.�, a�� sf,,�et Clty of , �� '.�s � .�� Ir� �� ; � � � � � DEPARTMENT OF PUBLIC WORKS .. m � � � ,� MEMO Inspection D A T E: MARCH 3, 1982 T O: GOLDEN VALLEY PLANNING COMMISSION F A O M: ALDA PEIKERT, ASSISTANT PLANNER 8 U 6 J E C T: SET DATE FOR INFORMAL PUBLIC HEARING - P.U.D. #34, GOLDEN VALLEY LUTHERAN COLLEGE Golden Valley Lutheran College has submitted an application for General Plan of Development approval without Concept Plan approval for P.U.D. #34, Golden Valley Lutheran College. Development proposed at this time � includes the following additions to existing facilities on the College campus located at 6125 Olson Memorial Highway: A cafeteria addition to an existing building, construction of a new dormitory and commons building, and construction of a new parking lot. Staff suggests that the Planning Commission set March 22, 1982 as the informal public hearing date for consideration of the General Plan of Development for P.U.D. #34, Golden Valley Lutheran College. AP:kjm i � Civic Center,7800 Golden Valley Rd.,Golden Valley Minnesota,55427, (612� 545-3781 ��,A � . ��i�9 sf,,ee City of �'b I's r � � .''�'� � �� . �/' ; � m � s DEPARTMENT OF PUBLIC WORKS � - � ,� MEMO Inspectlon D A T E: MARCH 3, 1982 °T O; GOLDEN VALLEY PLANNING COMMISSION F R O M: ALDA PEIKERT, ASSISTANT PLANNER 8 U B J E C T: SET DATE FOR INFORMAL PUBLIC HEARING - P.U.D. #35, BUSCH SITE , OFFICE WAREHOUSE Kraus-Anderson Realty Company is applying for General Plan of Development approval without Concept Plan approval for P.U.D. #35, Busch Site Office Warehouse. The P.U.D. site is the Busch Greenhouse property consisting • of 10.04 acres northeast of the intersection of Boone Avenue North with lOth Avenue North. Proposed development includes three office warehouse buildings " for a total of 118,587 square feet of office/warehouse space. Staff suggests that the Planning Commission set an informal public hearing date of March 22, 1982 for consideration of the General Plan of Development for P.U.D. #35, Busch Site Office Warehouse. AP:kjm • . i^i Civic Center,7800 Golden Valley Rd.,Golden Valley Minnesota,55427, (612) 545-3781 ��:�, �� sr,,ee C ity of Q�a ,� �_ _ � r :`'� � �I��c ��r� � � � � m ' � � DEPARTMENT OF PUBLIC WORKS � � � MEMO Inspection D A T E: MARCH 3, 1982 T O: GOLDEN VALLEY PLANNING COMMISSION F A O M: ALDA PEIKERT, ASSISTANT PLANNER S U B J E C T: INFORMAL PUBLIC HEARING - REZONIN6 FROP� BUSINESS APJD PROFESSIONAL OFFICES TO MULTIPLE D4JELLIPJG (M-3) ZONItJG DISTRICT - NORTHEAST QUADRANT OF T.H. 100 AND GLENWOOD AVENUE The proponent, Red Sky Development, Inc. , Minneapolis, requests rezoning of 7.12 acres of land within the northeast quadrant of the intersection of T.H. 100 � and Glenwood Avenue from the Business and Professional Offices to the Plultiple Dwelling (M-3) Zoning District for proposed construction of an 80 unit condominium building on the site. The proposed building is five stories in height consis,ting of four stories of condominium dwelling units constructed over an enclosed parking garage on the ground level . The Comprehensive Land Use Plan map in the City of Golden Valley's proposed Comprehensive Plan specifies ultimate land use for the subject site as Limited Business, which is office use. Surrounding zoning and land uses are compatible with long term office use as specified in the Comprehensive Plan and with current Business and Professional Offices zoning of the site. The two parcels to the southeast along the Highway 100 service road are zoned Business and Professional Offices. The adjacent Business and Professional Offices parcel to the southeast is occupied by the American Legion Club, a one story structure situated up against high ground to the southeast so that the Club building appears approximately the same height as the hillside. The Business and Professional Offices parcel to the southeast of the Legion Club is the site of a small two story office building built on low ground again close to a steep hillside to the east. Property beyond this office building on the north side of Glenwood and properties south of Glenwood Avenue are zoned Residential and occupied by single family homes. • � Civic Center,7800 Golden Valley�id.,Golden Valley Minnesota,55427, (612) 545-3781 ��.��-.�,w � RE: Northeast Quadra�t of T.H. 100 and Glenwood Avenue March 3, 1982 Page 2 Property to the north of the site is Single Family Residential separated by the railroad line and further set apart by a change to a higher elevation. Storm drainage ponding required on the northern portion of the subject site will serve to increase separation from the Residential neighborhood to the north. Breck School is located to the east of the subject site, and zoning is lnstitutional (I-1 ) . Property across Highway 100 from the site is also Institutional (I-1) occupied by Meadowbrook School , with two office uses fronting on Glenwood, the former School District Headquarters Building and the Boy Scouts Building, both two story structures. The proposed five story 80 unit condominium structure is incompatible with the surrounding area both from the standpoint of use and from the standpoint of intensity. The current Business and Professional Offices zoning is more compatible with the office uses to the southeast, especially in the case of the American Legion Glub, which involves evening activity potentially disturbing to residential development but not in conflict with daytime office use. Other land uses in all four quadrants of the intersection of Highway 100 and Glenwood Avenue are low in profil•.e, all one or two story, with the office uses directly to the southeast particularly unobtrusive due to location adjacent to hillsides. By contrast, the proposed structure is • five stories in height in a highly visible open area of relatively flat ground. Compared to the proposed 80 unit condominium development, other land uses in the Highway 100/Glenwood Avenue intersection area are of relatively low intensity, a mix of single family residential with office or institutional uses which have limited hours of operation. The proposed devetopment conforms to restrictions contained in the Multiple Dwelling Zoning District section of the City Zoning Ordinance in terms of number of dwelling units, number of parking spaces and yard requirements, but the density is high when site constraints are taken into account. Total site area meets Ordinance requirements for 80 dwelling units, the proposed site plan provides the required number of off street parking spaces and 12 more garage spaces than required, and building and parking setbacks are in conformance with the Ordinance except at one point where parking along the Highway 100 frontage appears to be �only 32 rather than 35 feet from the right-of-way line. Density figured in terms of the tota} site of 7. 12 acres is 11 .24 units per acre. This falls in the upper end of the medium density range of 5 to 12 units per acre established by the adopted City Housing Poticy, but in practice is relatively high for the City of Golden Ualley. Approximately half of the subject site is below the 100 year flood elevation and within the floodplain, which means that development must be concentrated on a buildable site area of only 3.56 acres. If only the portion of the site above flood elevation is considered in figuring density, the density is 22.48 units per acre. Development of the subject site will also be restricted by storm water ponding • requirements. The City's South Fork Storm Drainage Plan, a drawing of which is attached, calls for more storm water ponding capacity on the subject site than RE: Northeast Quadrant of T.H. 100 and Glenwood Avenue • March 3, 1982 Page 3 now exists or is indicated on the proposed site plan. Any developer of the site � will be required to provide a storm water retention pond on the northern portion of the site. Pond specifications are a storage capacity of 35 acre feet and normal water elevation of 830.5, which will necessitate extensive excavation. A further stipulation for any development on this site will be minimum floor e1evation of 844 for any structure. Both the nature and intensity of the use of the subject site are further constrained by limited access to the site. The only access is the Highway 100 service road, Lilac Drive, connecting this site, the Legion Club and the small office building to the southeast to Glenwood Avenue. This access road presents a problem in two respects: 1) There is potential for congestion at the point of entry onto Glenwood Avenue, as well as for additional traffic congestion on Glenwood and on the Highway 100 access ramps. 2) The service road is owned and maintained by the Minnesota Department of Transportation (�1nDOT) . Although the City will inevitably receive complaint calls concerning road maintenance, the City will have no authority to use City equipment on the road or to order MnDOT maintenance of the road. Although any development of the subject site will necessarily add to traffic con- • gestion at the Highway 100/Glenwood Avenue intersection, it is the opinion of City Planning and Engineering staff that an office use would be preferable to the proposed Multiple Family Residential use due to the limited hours of an office use andtiie�opportunity to control traffic to a certain extent by the use of staggered business hours. For purposes of assessing traffic impact of the proposed 80 unit condominium building, the City Engineer suggests use of an average daily figure of 8 trips per unit, which would mean an additional 640 trips per day generated at the subject site. The City Engineer suggests that a traffic study be required prior to approval for the subject site of any development approaching the intensity of the proposed condominium project. Staff suggests that the Planning Commission recommend that the City Council deny the request from Red Sky Development, Inc. for rezoning of a 7.12 acre parcel of land within the northeast quadrant of the intersection of T.H. 100 and Glenwood � � Avenue from the Business and Professional Offices to the Multiple Dwelling (M-3) Zoning District for the following reasons: 1 . Proposed Multiple Family Residential use of the subject site is not in accor- dance with the proposed Golden Valley Comprehensive Plan. 2. Office use specified by the current Business and Professional Offices zoning of the subject site is more compatible with surrounding land uses than the proposed Multiple Family Residential use. • RE; Northeast Quadrant of T.H. 100 and Glenwood Avenue . March 3, Tg82 Page 4 3. Proposed construction of 80 condominium units on the subject site r'epresents overdevelopment of the site, dus to constraints imposed by the floodplain, storm drainage ponding requirements and limited access. 4. The proposed five story condominium structure is incompatibie with surrounding development in terms of height. AP:kjm Attachments: l . Site Location Map 2. Site Plan � 3. South Fork Storm Drainage Plan . °�,r � 1 ^��n ` :�. `' .' -r - ti,. �a- �..- `� �; ,-- ----- --'��' �...�. 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Scal� VOL 16AF .....,, ..... a��`�� s j�,ee� C ity of , �� a�� +A � ,��. � , m � � DEPARTMENT OF PUBLIC WORKS � � � MEMO Inspection D A T Es MARCH 2, 1982 � T O: GOLDEN VALLEY PLANNING C0�IMISSION P Fi O M: MIKE MILLER, PLANNING � REDEVELOPMENT COORDINATOR S U 6 J E G T: GENERAL PLAN OF DEVELOPMENT - P.U.D. #30-B, MEDLEY PARK HOUSING BACKGROUND Following an informal public hearing on July 13, 1981 by the Planning Commission, the City Council conducted an official public hearing on August 18, 1981 and • subsequently approved the Concept Plan for P.U.D. #30-B, and at the same time set down guidelines for the development of the General Plan. (See attached City Council Minutes for August 18, 1981 .) The proponent for this project, Bor-Son Construction Companies, Inc. has now submitted General Plans of Development for P.U.D. #30-8 and is requesting approval of same. A complete set of these plans was provided to each Planning Commission member on January 25, 1982 for review. Also attached to this Staff report is some background information provided by the proponent to be used in reviewing the General Plan of Development. As a recap of what this project involves, the site in question is ]ocated in the North- west corner of the City, West of Medley Park and North of the Kings Valley townhouse development. Consisting of 8.5 acres of land, the proponent proposes to develop a total o�F 64 dwelling units, 30 of which would be Section 8 rental town- house units for low and moderate income families. The remaining 34 dwelling units ° - (26 townhomes and 8 condominium units) would provide "owner-occupied" housing for middle income families on a market rate basis. Existing land use adjacent to the site is comprised of a public, City park on the East, a residentia] townhouse development on the South, Mendetssohn Avenue and County Road 18 on the West, Commercial-retail services to the North, and the Galant Patio Townhouses develop- ment to the Northeast. The site will provide 1 .5 acres of ponding area (two ponds) for storm water drainage. In addition, the site will offer three tot lots, a basketball court and walking trails providing access to Medley Park. Approximately 21 pereent of the site will be covered with buildings, with about 5 percent of the site to be used for open • parking. Nearly 74 percent of the site would be utilized for landscaped open space, roadways and ponds. Civic Center,7800 Golden Valley Rd.,Golden Valley Minnesota,55427, (612) 545-3781 �� _ � RE: General Plan of Development - P.U.D. #30-B, Medley Park Housing . March 2, 1982 Page 2 Attached you will find a copy of the site plan as it appeared at the time of Concept Plan Approval . The site plan which appears in the General Plan of Development which the Planning Commission received on January 25, 1982 differs slightly from the Concept Plan site plan. Changes were necessary to attempt to comply with the guidelines for development of the General Plan as set down by the City Council on August 18, 1981 when approving the Concept Plan. (See attached City Council Minutes for 8/18/81 .) A zoning variance was granted by the Board of Zoning Appeals to allow 15 single car garage spaces and 15 uncovered parking spaces provided with electric plug ins for auto engine heaters for the rental units in place of the number of covered (garage) units normally required by the Zoning Ordinance. A central northerly entrance has been provided, allowing access to both the Galant Patio Townhouses and the Medley Park project providing for a safer means of ingress and egress to Hillsboro Avenue. The through street system originally proposed in the Concept - Plan has been changed to prevent normal through traffic circulation resulting slower, safer, traffic movements. However, emergency vehicles will still be aliowed through travel throughout the entire site. Rearrangement of the northerly rental units providing a more southerly exposure has been accomplished as a site plan change which also has provided for more landscaped open space. The amended site plan aiso provides for one additionat tot lot than the Concept Plan, along with • the addition of a basketball court for older children and adults. The Planning Commission will recall that part of the amenity package included provision of individual washers and dryers for each rental unit as well as each sales unit. However, the plans provided to the Planning Commission do not show these amenities in the rental units, but do show a common laundry room. The attached Memo from the proponent explains the error in design and consideration, and also provides a solution to the matter. Also attached you will find a "Land Use Analysis" originally provided to the City Council when they considered a City subsidy for this project. The analysis is both valid and pertinent, and therefore I ask that you seriously consider its meaning and impact. ` I have also attached for your reference a letter from a representative of the Galant Patio Townhouses group endorsing the project as affected neighbors. RECOMMENDATION As stated and supported thus far, it is quite obvious that this will be one of the most significant land use decisions that the City of Golden Valley will ever make. Simply put, this is the right land use in the right place at the right time. If the City is serious about implementing its housing policy, which the Planning Commission drafted, then this is the proper land use decision. If the City and the Planning Commission is at all serious about seriously attempting to attain stated � housing goals and objectives, then this is the proper land use decision. I would therefore, recommend that the Planning Commission give favorable consideration to P.U.D. #30-8. I would ask the Planning Commission for the opportunity to address thc matter of the amenity package verbally on March 8, 1982. Regular Meeting � � �August 18, 1981 Member Stock�anintroduced and read the following resolution and moved its adoption: RESOLUTION (Authorizing execution of a new Community Development Block Grant Joint Cooperation Agreement with Hennepin County ) The Motion for the adoption of the foregoing resolution was seconded by Member J��ason and upon vote being taken �hereon the following voted in favor thereof: Johnson, Mitchell , Stockman and Thorsen, and the following voted against the same: none, whereupon said resolutio was declared duty passed and adopted, signed by the Mayor and her signature attested by the City Clerk. Brookview Vehicle Usage Policy MOUED by Mitchell , seconded by Johnson and carried to authorize the Golf Operations Manager to receive a $150 per month car allowance, and the Greens Superintendent to take City car home when his presence is necessa ry back at work. for night watering during the golf season. Funding Consortium Proposal - "Partners for Progress" MOVED by Mitchell , seconded by Johnson and carried to receive and file the funding •consortium proposal for "Partners for Progress" and refer to the Human Rights Commission for their recommendation for the Council , and request the presence of Barbara Bailey along with a representative from the Human Rights Commission when the recommendation is made to the Council . Announcements of Meetings � The Communications Subcommittee will meet at 3=3� P.M. at City Hall on August 25th. Member Stockman will attend the District 281 meeting on August 20, at 8:00 P.M. THE MAYOR CALL A TEN MINUTE RECESS AT 7:20. The meeting was again called to order at 7:30 P.M. Public Hearing - Concept Plan Approval - P.U.D. 30-B - Borson Construction Mr. Don Jacobson - proponent - representing Borson made proposal summary to the Council. Mike Miller - Golden Valley Planning Coordinator was present to make the staff's recommendation, stating that they would recommend the proJect that Mr. Jacobson outlined and presented to the Council . Mr. Herb Polachek of the Planning Commission presented the Planning Commission's irecommendation of the project. The Mayor opened the meeting for public input and persons present to do so were afforded the opportunity to express their views thereon. • Regular Meeting - August 18, 1g81 � Public Hearing - Concept Plan Approval - P.U.D. Number 30-B (Borson Construction)- cont'd. Bruce Duffy - 2304 English Circle - opposed, asked for assurance of water problems due to drainage would be resotved 6y placing this project on the property. ile also stated that availability of increment financing could change this proposal. Steve Wells - 2228 Kings Valley Rd. E. - opposed, referred to Council action in November 1980 stating that the plan has not significantly changed since then. Joan Levine - 2203 Kings Valley Rd. - opposed - spoke to parking concerns on the service road. The Mayor closed the public hearing. Loweil Odland - City Engineer responded to Council questions regarding drainageo Also answered questions regarding ingress and egress of property. He stated that no parking would be allowed on service road. MOVED by Johnson, seconded by Mitchell and carried to give concept approval for P.U.D. 306, Borson Corporation subject to the following guidelines for devetopment of the generat plan: 1) meet the parking requirements under our present muttiple dwelling zoning � code (per bedroom basis) 2) minimum of one garage per unit 3) consideration for integration of the subsidized and market rate units 4) that drainage problems be addressed in such a way that drainage does not negatively impact neighboring property 5) that specific attention be given to traffic and safety as far as pedestrian and public safety vehicles in particular 6) that the Management Plan go through the usual procedure of approval by the Human Rights Commission 7) amenities be given priority over density . BOR-SON CONSTRUCTION COMPANIES � 2001 Kiqebrew Drive Pnst Office 8ox�1611 Minneapolis, MN 55440 [612]8548444 January 25, 1982 GENERAL DEVELOPMENT PLAN REQUIREMENTS FOR PUD 30-B Golden Valley, Minnesota Land Use Component 64 units of housing are proposed on 8. 5 acres of land. The units are both rental and ownership: 8 - 1 bedroom ownership units 26 - 2 bedroom ownership units 22 - 2 bedroom rental units � 7 - 3 bedroom rental units 1 - 4 bedroom rental unit Also, included is 1.5 acres of drainage ponds to provic7e the City with area-wide water retention capabilities. Three tot lots are located on the site. The total square footage of the site is 370,260; 35,470 of which will be used for rental units and garages, 42,928 of which will be used for ownership units and garages, 18,360 of which will be used for open parking, 65,340 for drainage ponds and 208,162 as open space and roadways. ' The objectives, principles and standards used in the formulation of the land use are: 1. To provide affordable housing for families from a broad • economic spectrum to meet City stated goals. 2. To provide water retention ponds to manage surface water run-off from the area to the north and east to give added protection for residents to the south. GENERAL CUNTRACTOF� CANSTRUCTION MANAGER9 INVESTMENT PROPERTIES DEVELOPMFTIT � � PUD 30-B Golden Valley Page 2 ' � January 25, 1982 • - 3. To emphasize interior green space and site function for families. 4. To accent the buildings to the interior activity areas. 5. To orient buildings to relate to solar advantages where possible. 6. To limit "cut through" traffic on the west portion to emergency vehicles only to promote safety. Circulation Component Entrances and exits are situated on the safest ingress and egress points available to the site. Because the eastern and southern boundaries are land locked, access is limited. The northern interior roadway system for the ownership portion of the site was plannec] to meet the request of the homeowners to the � north (Galant Patio Homes) . They specifically requested no . through traffic in front of their homes; however, there will be an emergency vehicle access easement created at the eastern boundary of their property. The balance of the roadway system is coincident with the existing utilities servicing future c]evelopment for the area. The interior roadway on the rental portion was plannec] to limit "cut through" traffic, balance the use of entrances, promote safety (especially for children) , and promote the use of the southeastern entrance, thereby eliminating traffic congestion at the northern entrance. The existing entrance to the Galant Patio Homes will be removed and consolidated at the recommendation of the City staff. The area will be relandscaped. .This entrance is not of good design. The new consolidated entrance from the north access road � will eliminate two entrances on Hillsboro which would be too close to each other. An easement agreement wi11 be prepared and executed to allow Galant residents access. ., . � PUD 30-B Golden Valley „ Page 3 January 25, 1982 • Population Component - There will be 7.5 dwelling units per acre, 78,334 sq. ft. of garages, and 18,360 sq. f t. of open parking. The average occupancy of 64 units is estimated to be 3.13 persons per unit, using MHFA guidelines. All unit sizes are within the Metropolitan Council' s General Floor Area Ratio to Occupancy Standard. The Met Council's "generous floor area" is 885 sq. ft. f or 3 to 4 person occupa cy, Bor-Son floor area average is 1,011 sq. ft. for 3 to 4 person occupancy. The Met Council "generous . average" is 1,105 sq. ft. for 5 person occupancy, Bor-Son average is 1,090. (From Advisor Standards for Land Use Re ulation, Metropolitan Council 1977) . Subdivision Desi n Com onent � The principle purpose in subdivision is to show difference in housing types and mortgages (Lot 1 - MHFA rental, Lots 2 and 3 - FHA ownership) . The ownership port�on was divided into two lots to create the most advantageous construction timing. Services and Facilities Component The objectives, principles and standards utilized in the design of the services were in accordance with the City of Golden Valley' s specifieations for utility design recommended by the City Engineer. Ownership of the main utilities will be by the City, with the exception of the individual building services. Easements will be dedicated to establish ownership by the City. Maintenance of mains will be by the City per City standards, except building • services which will be by the owner per City standards. No unusual or extraordinary systems were designed (i .e. , lift stations) which would effect operation of the facilities. i ► � PUD 3 0-B Gold en Valley - • Page 4 January 25, 1982 � The retention ponds are a cooperative design by the City Engineer and our Engineering Consultant to meet government requirements, and project needs. Necessary easements for City control and servicing of these ponds will be dedicated to the City. Construction Order Component Construction on the rental portion shall begin on or before June 1, 1982. Construction time will be 6 months, and the project will be completed by December 1, 1982 barring strikes or adverse weather which are outside control of the builder. Construction on the ownership portion shall begin by July l, 1982. Projected construction time is 10 months. 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'�`��;. �N Y�! w��vfiv_^�•�i� �� + ° � +' D � ;� \��```gGGU� �� Y a'' , ��'/��``� � J1�� K�;,1 �?•` -€•�.\\��!'/s.:-i� r � I �f�:. _ - ;�� __�'�t_ � �I ��.'�;.- ✓�.c ;';'¢�,_ � �I ' ��' (� � �1 '�,;!�i;' "" ', y�� '�11� L�\ �`�', I „, �l�'� � - �: �, rii, i�� rs: - ;� � �; �� :��ii_ �� # �I � ..� � t,,r ,IaF � "s;s�:, ' �. �\ �cJ/ rc �: \ •'`�// �, ' p r��. :.�r.`�,•` �'�.. � �•� ' ;�� 11� ? ♦ \ � � - =— ;�'s:; �� ' �P�- ��'.. � � � �� , y?�j� \ � -�.. � . ,'�, '��` �4„ �.%�} .y�. + � � � 'ft�' �h.` �!` �� n� �,�'V� - Z � � Y � �f� ��. . � � �� . . � :�: � _�.,,`� - : � ;��, .� _ �- ,.a . � � � -: ♦ � —.� , ,, .,`� �� _ �:�r �_��. . �,`� Q► �, �,� - � �� ... •, , � � �� r�� _�;7,_ ; , � , �: .�:.. �� ,,,:: ��-.;, � _ , , .,�ex _ _�� ,;. _,�% ��; � � .4=�� . ,�� —�—_—��;- ;,�� \;i; , � ��- „, ��:: �� \ , :, g �;;�� ``�( � � ��i� ; '11 a. , � �,` �4r�- � °p,�; rn . �� .c�.�TYi��tih ll� `� ��\T. ��.�� . �.�uw� '��4'' �i.!M1."�f �� `�� , = ^�4 � •� �'��'�c'isi,a�� . � ` ' ' � � � � � BOR-SON � CONSTRUCTION COMPANIES • 2001 Killebrew Drive Post Office Box 1611 Minnea MN 55440 6 poCis, ( 12]854-8444 February 23, 1982 T0: Mike Miller, Golden Valley Pla ing par FROM: Don Jacobson, Bor-Son Comp ie � SUBJECT: Medley Park PUD, Washers an Dryer , Rental Units You have requested a washer and dryer instal ation for each rental unit at Medley Park. The Section 8 and State Finance Housing Program currently does not provide for them and this agency specifically ask that they not be provided. A separate laundry room facility is recommended by them for projects of this type. We did not, therefore, include the laundry equipment in the units • for the current plans under consideration by the Planning Commissi.on for the f inal PUD. In light of your strong recommendation concerning this issue, we are ac]vising you that the plans have been modified to provide for hook-ups for washers and dryers in each unit. We will be meeting with the State Agency staff next week to gain their acceptance of a washer and dryer installation for each unit and the elimination of the separate laundry f acility. We will adjust the plans to show these changes and furnish you with a copy of the revised plans. I will also advise the Council concerning this moclification. It was not our intent to disregard your directive, but to resolve a matter where there were conflicting policies between agencies having a critical interest in both the planning and the financing of the project. Please accept our apology for this misunderstanding. We will do everything humanly possible to see that washers and dryers are provided. � GENER�4l.(�NTRACTOFIS t�NSTFiUCTION MANAGERS INVESTMENT PROPER'T16 DEVELOPM�VT • T0: MAYOR THORSEN ANQ MEMBERS OF THE GOLDEN VALLEY CITY COUNCIL FROM: MIKE MILLER, PLANNING S REDEVELOPMENT COORDINATOR SUBJECT: MEDLEY PARK TUWNHOUSES - P.U.D. #30-B DATE: JANUARY 2$, 1982 LAND USE ANALYSIS: Bor-Son Constructian .Companie�s is proposing to develop a Planned Unit Development (PUD) consisting of 8.5 acres', of land located in the Northwestern corner of the City immediately north of the! Kings Valley Townhouse development and west of Medley Park. The proposed developmejnt, known as Medley Park Townhouses, would provide a tatal of 64 townhouse units, 30 of which would be Section 8 subsidized rental units for low and moderate in'come families. The remaining 3�+ units would be owner- occupied for moderate and mid'dle-income familes. In Golden Vailey undeveloped land, as we all are keenly aware, is extremely scarce. Therefore, land use decisions effecting undeveloped land must be made judiciously. When these parcels are proposed for development the desired land use goals and objectives of the City of Golden Valley should be weighed very carefully as part • of the decision making process. In keeping with previously stated objectives and goals (City of Golden Valley Housing Policy-January, ig81 , and the Golden Valley Comprehensive Plan-1981 currently under review by the Metropolitan Council) , complies with the City's expressed goal of providing a variety of housin,g opportunities to people within all income groups, and utilizing all available funding sources to provide such opportunities. The Medley Park Townhouse project', would provide more housing opportunities to lower income families than any othe�r development project since the Dover Hill subsidized family rental housing project�� became a reality. Not only does this proposed project comply with the Citiels housing goals, but it is also harmonious with other significant objectives of thel City of Golden Valley. The project is a medium density residential development (7.5 idwelling units to the acre) which is in keeping with the two adjacent townhouse developments (Galtant Patio Townhouses and Kings Valley . which has a density of 5 unit's to the acre) . In keeping with the City's concern and desire for adequate open space and amenities for all residential developments, but with emphasls on housing developments for low and moderate income families, the proposed Medley Park Townhouse project would provide approximately 5� percent of tFte 8.5 acre site in landscaped open space including three tot lots, a basket- ball play area, walking trails, and two storm water retention ponds. • • � RE: Medley Park Townhouses - P.U.D. �30-B January 23, 1982 Pa ge 2 Aesthetic quality as well as quality design has been provided to this proposed development upon suggestion by the City. The average occupancy of this pro- posed development is estimated to be 3.13 persons per dwelling unit, using Minnesota Housing Finance Agency (MHFA) guidelines. All unit sizes are within the Metropolitan Council 's General Floor Area Ratio to Occupancy Standard. The "Met" Council 's "generous floor area" is 885 square feet per dwelling unit for three to four person occupancy. �ledley Park Townhouses floor area average is 1 ,011 square feet for three to four person occupancy (from Advisory Standards for Land Use Regulation, Metropolitan Council , 1977) • Whenever decision-makers are involved in Land-use decisions that can effect the overall Community as well as the immediate neigborhood, it is important to consider what might happen if a proposed development did not occur. in this case, the 8.5 acre site would probably remain undeveloped for the immedtate future due to an adverse economic climate. Housing for low and moderate income families will no longer be possible in the foreseeable future inasmuch as the program underwhich the Section 8 rental units are proposed is being out by the Federal government. Ultimately the property would be proposed for some type of development. Likely development proposals could include an office development complex, or a more intensely developed multi-family residential develop- � ment ( a condominium type development) . Without subsidy there would be no incentive to provide housing for low and moderate income families. Viewing the economic climate, both present and future, a residential condominium development would not only require a very high density but would probably offer houscng to people in the upper income groups. As land costs, development costs and construction costs escalate the rr�re intensively developed the site will have to be to be economical to the devetoper. The end result would be greater building coverage, greater density, higher population ratio, considerable traffic congestion, dramatically less aesthetics, little open space, and a very less pleasing development. All of this, needless to say, would have a rather adverse impact on the two adjacent town- house developments presently in place. In conclusion, this proposed project at this time is a good land use decision if the City wants: 1 . Housing for lower income families; 2. To preserve the medium density nature of the existing neighborhood; and 3. Retain aesthetic and open space considerations regarded as an important development standard in the City of Golden Valley. � MWM:kjm �--_ �' � , . January 28, 1982 Mr. Don A. Jaa�bson Director of Develognent Bor-Son Cbnstruction Canpanies 2001 Killebrew Drive P.O. Box 1611 Minneapolis, Minnesota 55440 Dear Mr. Jacobson; Thank you for taking the time Z�,iesday e�v�zir�g to drive out and meet with the manbers of the Galant Patio Z'cx�nzhane Association. There were mis-underst�ndings and just plain o�nfustion as to what the requested Easern�nt Agreene�t for ' I,�t 7 really meant. By your answering our questions about the eas�nts and the werall devela�nt thmugh the use of the current PUD plans, I feel that yoia did a fine job in relieving the ooncerns of the group. At this po3nt in time, I believq that it is in our best interests to see Bor-Son proceed �with the development of Medley Park Hi11s. I can't speak for my neighbars, but in listenting to then, I don't hear any other objections. I . feel that Bor-Son has listen to our ooncerns, that they have made sc��e ooncessions where possible, and that Bar-Son is doing the best they can in blending the Galant, Kings Valley, � and Medley Park develo�ients together. On behalf of my wife Vicki and myself, your presence was greatly appreciated. Thank you for �zg. �� `��,�,"�, - . Dennis A. Rock 2404 Hillsboro Avenue North Golden Valley, NAT 55427 � . �c: Mayor Rosanary Th�rsen � ��.� S��,e@ f C ity of r �'c� �� c ��r�e a � # �� , � � 1 DEPARTMENT OF PUBLIC WORKS � w m y A� , MEMO ! Inspection � � O A T E: PIARCH 3, 19g2 � � T O: GOLDEN VALLEY PIANNING COMMISSION � ; F A O M: ALDA PEIKERT, ASSISTANT PLANNER 8 U 6 J E C T: REVISIONS TO THE CITY ZONING ORDINANCE At the last Planning Commission meeting held February 22, 1982, the Planning Commission reviewed and acted on one of three proposed revisions of chapters of the Zoning Ordinance. Remaining chapters distributed for • the February 22, 1982 meeting but not reviewed at that time are as ' follows: l . Commercial Zoning District 2. Open Development Zoning District � Hopefully, time permitting, the Planning Commission will be able to � review and take action on at least one, if not both, of these chapters ; of the Zoning Ordinance at the t4arch 8, tg82 meeting. Please refer to highlighted copies of the above chapters distributed with the February 22, � 1982 Planning Commission agenda. � 9 � f Y a . � . z e AP:kjm � { a � � � f � � � � � R �^� $ Civic Center�7800 Golden Valtey Rd.,Golden Walley Minnesota,55427, (612) 545-3781 ��--�� t � . ....��