09-13-82 PC Agenda GOLDEN VALLEY PLANtJING COMMISSION
! � (Covic Center, 7800 Golden Valley Road)
, September 13, 1982
7:00 P,M.
AGEtdDA
I . APPROVAL OF MINUTES - �AUGUST 23, 1982
II . SET DATE FOR INFORMAL PUBLIC HEARING - CONDITID�JAL USE PER!11T
, APPLICANT: Calvary Lutheran Church of Golden Valley
LOCATION: a10 Rhode island Avenue North
REQUEST: Approval for operation of a child day care
facility in an Institutional ( I-1) Zoning District ,
III . SET DATE FOR INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT
� APPLICANT: Cecelia Mary Constantine
'� � LOCATIOPJ: 8�40 7th Avenue North
,
REQUEST: Approval for operation of a dance studio in
a Light Industrial Zoning District
IV. SET DATE FOR INFORMAL PUBLIC HEARING - REZONING '
APPLICANT: Dale A. Clausnitzer
LOCATION: Northeast Corner of 23rd and Winnetka Avenues North
REQUEST: Change Zoning from Open Devetopment to Business
and Professional Offices
V. INFORMAL PUBLIC HEARING - P.U.D. #37, BRANDON TERRACE TOWNHOUSES
APPLICANT: Brad J. Jones
LOCATION: 528 Indiana Avenue North
REQUEST: Approval of Preliminary Design Plan for
P.U.D. #37 including 6 townhouse units
;
� VI . REPORT ON CITY COUNCIL MEETING - SEPTEMBER 7, T982
, V11 . RESCHEDULING OF OCTOBER 11 , 19a2 COLUMBUS DAY MEETING DATE
Minutes of the Golden Valley
Planning Commission
August 23, 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 7:00 p.m.
Those present were Commissionere Forster, Polachek, Singer, Thompson
and Tubman. Commissioner Prazak was not present at the beginning of
the meeting. Commissioner Leppik was absent.
Also present were Mike Miller, Planning and Redevelopment Coordinator,
Alda Peikert, Assistant Planner, and Jeff Sweet, Citq Manager.
I. Approval of Minutes _ August 9� 1982:
It was moved by Commissioner Polachek, seconded by Commissioner
Forster and carried unanimously to approve the minutes of the August
9, 1982 Planning Commission meeting as recorded.
II. Set Date for Informal Public Hearing - P.U.D. #37 Brandon Terrace
Townhouses:
APPLICANT: . Brad J. Jones
LOCATION: 528 Indiana Avenue North
• REQUEST: Approval of Prelimina.ry Design Plan for P.U.D.
��37 including 6 townhouse units
Chairman Thompson introduced this agenda item and noted the staff
recommendation of a September 13, 1982 informa.l public hearing date.
The proponent, Mr. Brad Jones, was present.
It was moved by Commissioner Forster, seconded by Commissioner Tubman
and carried unanimously to set an informal public hearing date of
September 13, 1982 for consideration of the Preliminary Design Plan
for PUD �37, Brandon Terrace Townhomes.
III. Review and Discussion of the Report of the Valley Square
Commission to the Housing and Redevelopment Authority:
Chairman Thompson introduced this agenda item and noted that the role
of the Planning Commission in the case of the Valley Square Commission
Report to the HRA is to review the report and to offer comments to the
HRA, not to make a recommendation concerning approval or disapproval of
the report. Chairman Thompson invited Commissioner questions or com-
ments on the Valley Square Commission Report.
Co�isioner Singer expressed interest in the written comments and
response to comments on the Valley Square Commission Report and asked
�
Planning Commission Minutes of August 23, 1982 -2-
•
whether the Commission is totally satisfied that existing businesses
in the Valley Square Redevelopment Area can be adequately compensated
for loss of business resulting from the Redevelopment Pro3ect.
Chairman Thompson showed Commissioners the three relocation studies
completed by Von Klug and Associates and stated that the HRA would
provide existing businesses with all compensation benefits required by
law plus an additional sum to each benefit recipient as recommended in
the relocation studq.
Commissioner Singer noted recent articles on overbuilding of office
space in the Twin Cities Metropolitan Area and questioned the recom-
mendation in the Valley Square Commission Report for increased office
space. Chairman Thompson pointed out that the recommendation is based
on a number of consultant studies and that actual construction of
office space would not occur until a developer with a viable pro3ect
has concluded a development agreement with the HRA. City Manager Jeff
Sweet informed Commissioners that studies show the Twin Cities
Metropolitan Area office market to be segmented and that while the
I-494 area is overbuilt, there is additional capacity for office space
in the immediate Golden Valley area.
Commissioner Forster asked whether tax increment financing is
necessary in order to accomplish the Valley Square Redevelopment
� Pro3ect or whether there would be developers willing to accomplish the
redevelopment without tax increment financing. Mr. Sweet stated that
he feels tax increment financing is necessary in order to finance the
acquisition of land with existing buildings and clearance of that land
for new development. Mr. Sweet pointed out, and Chairman Thompson
confirmed, that Golden Valley is well within guidelines set by
Hennepin County for use of taz increment financing.
Commissioner Prazak asked whether a fair number of businesses existing
within the Valley Square Redevelopment Area can be relocated within
the area following redevelopment. Chairman Thompson and Mr. Sweet
reviewed efforts made in the planning for the area to offer oppor-
tunities for relocation of existing businesses within the redeveloped
area and at the same time noted that certain existing businesses can-
not be accommodated in the redeveloped Valley Square Area.
Chairman Thompson summarized the discuasion with the statement that
the Planning Commission will report to the HRA that the Planning
Commission reviewed the Valley Square Commission Report to the HRA and
has no negative comments.
Commissioner Polachek stated that he felt Chairman Thompson should be
commended for his work as Chairman of the Valley Square Commission,
and Chairman Thompson said that he felt the entire Valley Square
Commission should be commended and that they had served the HRA and
the City well.
�
Planning Commission Minutes of August 23, 1982 -3-
• IV. Discussion and Recommendation of the Proposed Amended Valley
Square Redevelopment Plan:
Chairman Thompson introduced this agenda item and noted that State
Statute requires that the HRA submit the proposed amended Valley
Square Redevelopment Plan to the Planning Commission for its opinion
prior to HRA approval of the Plan. Chairman Thompson pointed out that
the Valley Square Redevelopment Plan is less specific than the Valley
Square Commission Report in details such as square footages of various
uses in order to provide for fle$ibility in implementation of the
Redevelopment Plan which is a legally binding document.
City Manager Jeff Sweet reviewed the proposed amended Valley Square
Redevelopment Plan pointing out which sections are taken from the
current Valley Square Redevelopment Plan and which sections have been
revised.
In response to a request from Commisisoner Prazak, Mr. Sweet and
Planning and Redevelopment Coordinator Mike Miller reported on deve-
loper interest in the Valley Square Redevelopment Area.
Co�i.ssioner Tubman asked the time achedule for the Valley Square
Redevelopment Pro3ect. Mr. Miller stated that development is expected
to start within the next year and that construction activity could
• begin in the spring and summer of 1983.
Chairman Thompson concluded the discussion with the statement that the
Planning Commission will notify the HRA that the Planning Commission
reviewed the proposed amended Valley Square Redevelopment Plan and has
no ob3ections to HRA approval of the amended Plan.
Mr. Sweet complimented Chairman Thompson on the outstanding job he has
done as Chairman of the Valley Square Commission, expressed the opi-
nion that he has represented the Planning Commission well on the
Valley Square Commission, and expressed appreciation of the leadership
he provided to the Valley Square Commission. Chairman Thompson in
turn expressed appreciation of the support provided by Mr. Sweet as
HRA Director and staff to the Valley Square Commission.
Coffiissioner Prazak asked for an explanation of the role of the Valley
Square Commission from this point forward. Chairman Thompson and Mr.
Sweet explained that the role of the Valley Square Commission will be
to review development proposals received in each phase of the redeve-
lopment project and to comment to the ARA on which proposals best
carry out what the Commission envisioned for the Valley Square
Redevelopment Area. Mr. Sweet noted that the recently revised City
PUD Ordinance provides that any parcel within a redevelopment area may
be developed as a PUD and that the Planning Commission may expect to
�
Planning Commission Minutes of August 23, 1982 -4-
• review a number of PUD proposals in con3unction with the Valley Square
Redevelopment Project.
V. Report on HRA Meeting _ August 10, 1982:
Commissioner Singer provided the Planning Commission with a report on
the August 10, 1982 HRA meeting.
VI. Report on BZA Meeting _ August 10, 1982:
Commissioner Polachek provided the Planning Commission with a report
on the August 10, 1982 BZA meeting.
VII. Report on C3ty Council Meeting _ August 17, 1982:
Commissioner Prazak provided the Planning Commission with a report on
the August 17, 1982 City Council meeting.
The meeting was ad�ourned at 8:10 p.m.
• Respectfully submitted,
Daeid Thompson, Chairman Margaret Leppik, Secretary
�
� T0: GOLDEN VALLEY PLANNING COMMISSION DATE: SEPTEMBER 8, 1982
fROM: ALDA PAIKERT, ASSISTANT PLANNER ,
SUBJECT: SET DATE FOR INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT
FOR CALVARY CHILD CARE CENTER TO BE LOCATED AT B10 RHODE ISLAND
AVENUE NORTH IN AN INSTITUTIONAL ( I-1) ZONING DISTRICT
Calvary Lutheran Church of Golden Valley has applied for a Conditional
Use Permit for operation of a child day care facility to be located at 810
Rhode Island Avenue North in an Institutional ( I-1) Zoning District.
The proposed location of the Calvary Child Care Center is the southerly
of three houses remaining on the east side of vacated former Rhode Island
Avenue North.
It is suggested that the Planning Commission set September 27, 1982 as the
date for an informal public hearing on this Conditional Use Permit request.
. AP:kjm
.
• T0: GOLDEN VALLEY PLANNING COMMiSSION DATE: SEPTEMBER 8, 1982
FRO��: ALDA PEIKERT, ASSISTANT PLANNER
SUBJECT: SET DATE FOR INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT
FOR MARY CONSTANTINE'S DANCE STUDIO TO BE LOCATED AT 8840 7TH
AVENUE NORTH IN A LIGHT INDUSTRIAL ZONING DISTRICT
The proponent, Ms. Mary Constantine, has applied for a Conditional Use
Permit for a dance studio in an office warehouse building located at 8840
7th Avenue North in a Light industrial Zoning District. Ms. Constantine's
application follows Planning Commission and City Council approval of a
Zoning Amendment initiated in response to her request which provides for
dance studios as a Conditional Use in the Light Industrial Zoning District.
It is suggested that the Planning Commission set September 27, 1982 as
the date for an informal public hearing to consider this Conditional Use
Permit application.
•
AP:kjm
•
•
T0: GOLDEN VALLEY PLAN�JING COMMISSION DATE: SEPTEMBER 8, 1982
FROM: ALDA PEIKERT, ASSISTANT PLANNER
SUBJECT: SET DATE FOR INFORMAL PUBLIC HEARING - REZOtdING OF NORTHEAST
CORNER OF 23RD AND WINNETKA AVENUES NORTH FROM THE OPEN DEVELOPMENT
TO THE BUSINESS AND PROFESSIONAL OFFICES ZONING DISTRICT
�
The proponent, Mr. Dale A. Clausnitzer, requests rezoning of a 2.06 acre
parcel of vacant land located on the northeast corner of 23rd and Winnetka
Avenues North from the Open Development to the Business and Professional
Offices Zoning District to allow construction of a medical office building
to be known as Midland Medical Center.
It is suggested that the Planning Commission set September 27, 1982 as
the date for an informal public hearing to consider this rezoning request.
•
AP:kjm
�
• T0: GOLDEPJ VALLEY PLANNING COMMISSION DATE: SEPTEMBER 8, 1982
FROM: ALDA PEIKERT, ASSISTANT PLANNER
SUBJECT: INFORMAL PUBLIC HEARING - PUD �37, BRANDON TERRACE TOWNHOUSES
The proponent of the Preliminary Design Plan for PUD #37, Brandon Terrace Townhomes,
Mr. Brad J. Jones, proposes a PUD consisting of six townhouses on a parcel of land
slightly over one half acre in size located on the southeast corner of Indiana
Avenue North and t�he service road on the south side of Highway 55. The property
comprises four originally platted lots, of which the northerly tot is 53 feet wide
and the other three lots are 40 feet wide each. The parcel is the site of the former
Wirth Park Baptist Church which is no longer functional . Existing buildings on the
site include the former church building located on the southernmost lot and an
associated residence located on the adjacent lot to the north and extending over the
lot line onto the next lot tothe north. The proponent of PUD #37 contemplates removal
of the existing church building and residence to be followed by medium density
residential redevelopment of the site.
� The density proposed for the Brandon Terrace Townhomes Development, which places
six residential units on a half acre of land, is equivalent to 12 units per acre.
This is on the highest end of the medium density range of 5 to 12 units per acre
established by the adopted City of Golden Valley Housing Policy. The highest of
� the medium density range would seem of questionable compatibility with a surrounding
single family residential neighborhood. However, the single family neighborhood
surrounding the subject site is comprised of homes on small lots at a density of up
to 8 units per acre. One half block to the east, also bordering on the Highway 55
service road, is the South Wirth Development site for which a condominium complex
of 60 units is planned on a five acre site.
The proposed Preliminary Design Plan for PUD #37, Brandon Terrace Townhouses,
includes both setback and parking variances . The six dwelling units proposed are
all two bedroom units of approximately the same size. However, the two end units are
one story in design stepping up to the four taller and narrower two story units
centrally located within the six unit building. Walkout basements give the appear-
ance of greater height from the west, the Indiana Avenue side of the site. At
the same time, proposed grading reduces the existing high elevation of the site
to the level of adjacent property to the south. Setback variances incorporated into
the Preliminary Design Plan for PUD #37 include 7 feet off the required 35 foot
front yard setback from Indiana Avenue North for 28 feet, 10 feet off the required
35 foot front yard setback from the Highway 55 service road for 25 feet, and 5 feet
off the required 15 foot side yard setback on the south for 10 feet.
The Preliminary Design Plan includes three detached double garages providing a single
garage space for each unit. Access is by means of a drive from the Highway 55
service road to the east or back side of the units, and there are 12 outside parking
spaces located along the drive adjacent to the garage area, wtiich amounts to provision
�
RE: Informal Public Hearing - PUD #37, Brandon Terrace Townhouses
• September 8, 1982
Page 2
di two outside parking spaces per unit. The parking requirement under the Golden
Valley Zoning Ordinance is one garage space for each one bedraom dwelling unit with
an additional half garage for each additional bedroom, plus one outside parking
space for each dwelling unit. The requirement for the proposed Brandon Terrace
Townhomes Project of 6 two bedroom units is 9 garage spaces and 6 outside spaces. The
Preliminary Design Plan as proposed requires a variance of 3 off the required
number of 9 garage spaces for 6 garage spaces, but offers 6 over the required 6
outside parking spaces for 12 spaces.
The setback variances could indicate overbuilding of the site. However, the setbacks
are compatible with those in the surrounding neighborhood. Residences in the
immediate vicinity of the subject site appear to be as close as five feet from side
property lines. Considering the fact that this is a private residential redevelop-
ment project involving removal of a relatively substantial existing buildings and
considering the small lot character of the surrounding neighborhood, the setback
variances proposed to accommodate six units are acceptable. The project as proposed
provides adequate off street parking, and staff feels the replacement of 3 required
garage stalls with 6 extra outside parking spaces is an allowable variation in
view of the flexibility afforded by choice of the PUD option.
City of Golden Valley Engineering, Building, Public Safety and Parks and Recreation
• Department staff reviewed the Preliminary Design Plan for PUD #37, Brandon Terrace
Townhomes, as required under provisions of the PUD Ordinance. Staff of these
Departments find the PUD Preliminary Design Plan acceptable as proposed except for
cautions from the City Engineer concerning drainage and erosion control . The City
Engineer states that "drainage away from the units and garages is critical". In
order to ensure proper drainage, the City Engineer requires verification of proper
grading by a Registered Engineer or Land Surveyor. In addition, the City Engineer
requires installation of concrete curb or curb and gutter on all bituminous areas
for control of surface water, provision of additional drainage control at the south-
east corner of the site to prevent drainage of surface water over the curb onto
adjacent property, and provision of an erosion control plan prior to approval of
the PUD General Plan of Development. The City Fire Marshal specifies posting of
fire lanes after completion of construction.
Based on proposed improvement of the subject parcel with suitable residential
redevelopment and based on compatibility of the proposed project design with the site
and the surrounding residential neighborhood, staff suggests that the Planning
Commission recommend City Council approval of the Preliminary Design Plan for PUD
#37, Brandon Terrace Townhomes, which proposes six townhouse units at 528 Indiana
Avenue North, subject to the following conditions:
1 . Certification by a Registered Engineer or Land Surveyor that site grading is
completed in conformance with grading plans included in the PUD General Plan
of Development approval .
•
RE: Informal Public Hearing - PUD #37, Brandon Terrace Townhouses
September 8, 1982
• �a9e 3
2. Installation of concrete curb or curb and gutter on all bituminous surfaced
areas to control surface water.
3. Provision of additional drainage control in the southeast corner of the site
to prevent drainage of surface water over the curb onto neighboring private
properties.
4. Submission of an erosion control plan acceptable to the Engineering Department
prior to City Council approval of the PUD General Plan of Development.
5. Posting of fire lanes as approved by the City Fire Marshal following completion
of construction.
AP:kjm
• Attachments:
1 . Site Location Map
2. Application for Planned Unit Development Preliminary Design Plan
•
�
Revised : Jan. , I982
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�IT1f �1F 801.DEN YALLE1f
0 � � �1PPLICATI�1 FOR CONSIDERATION
of
PLANNED UNIT DEVELOPMENT ORDINANCE •
, Date of�Application 6/1/82
�°�
_ fee Paid-�'oo, � 6-7—�Z
- : =�� � :: .:. � � ` • .ee�. rX 1Y7�/
Applicant
���; Jones Brad J. • � 377-5239
ast rst Initial one
Address: 4205 Olson Mem. Hwy. Golden Valley NGV 55422
Humber an Street City � � State Zip Code
�tner .
��; Same as Above . � •
ast irst Initia hone
�Address: �
� Nu er a Street C ty State Zip Code
3treet Location of �'roperty in Question:
� 528 Indiana Ave. No.
legal Description of Property: �
Lots .133, 134, 135, and 136 Gienwood Addition, Golden Valley, MN
Hennepin County, Minnesota - _
Name and Address of Property Owners ilithin 3D0 feet of the Property (Attach to Application):
Type of �ppllcation:
Concept P�an (Fee-�150.00) �6eneral Plan (fee-�150.00)
� �eneral fian �►ithout Concept an pproval (Fee-�250.00� �
; �ype of Proposal: �
� t�ll �lrea � �Large or �omplex Area
:� : �PP��C��e �tty �rdinance �lurtber :�'�U.D. . _ :Section 15:07
- :_„� �_� , _ .
�resent:toning �of �ro�rty: 'Single fami�.y Residence
-�res�t Use af �roperty: Wirth �ark 8aptist Church .
� ; Tawnhomes
' ' �roposed-Use of:�''aAe*�Y
t �? _-- -�.�_>-' ��;;� _ .. _
Structures: �wnber _�jrpeTownho�nes�Iei�t 35 ft. Nu�er of Stories 1 and 2
e �tecreational facilities �example. tennis oourt) None
�Iwnber of People intended to iive or �rork on premises: adults 12 Nshiidren 6 _
i�h�mber�f off-street parking spaces proposed: aot enclosed 12 -enclosed 6
Total Acres of Lan� 1n P.U.D. 21,142�.�.. Acres excluding dedication of, for example,
�City streets In di ana Av. No. Oet�i ty 12 �.
nu er o un ts acre � 27.5�
Indicate the following Data by per ie3n%tages: Area covered by Structures 5830 s.f.
llrea tovered by �utside Parki�g 2740�,�. Area covered by Interior Streets None
59.5�
Area Landscaped �, 572+ Area left Natural None Ponding Area None
�:F.
I fiereby deciare that all statements nade 1n this uest a on the additi na1 materia
are true.
� ��
� treo n ate
�
• ignature of r rty Da e
FOLIOWING TO SE fIILED OUT 8Y THE OFFICE OF THE CITY 0 60LDEN VAL •
ON E BY
p cation i awn or �ce ed
ldnnin Commission Action
r and Recreation omm ss on Action
� nv ronmenta anm ss on ction
er Cortmiss on
er onmission
cat on on ounc en a
acent roperty rters ot i -
Council Action
. Planning Comnission Recam�endations
On this day of , 19 , this petition was (approved)
(disapproved sub3ect to the following conditions:
/kti� by the City
On this day of 19 , t�e 6olden Va11ey City Council
� (approve sapproved� t is pet t on s ect to tFi�'1lowing conditions:
5/75