09-22-80 PC Agenda /,:'s'.:., •
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- Golden Valley Planning Commission
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'� September 22, 1980
i (Civic Center, 7800 Golden Valley Road)
; A G E N D A
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I. Approval of the -Minutes Septem6er 8, 1980.
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II . Report on the City Council Meeting - September 15, 1980.
�
ill . Report on the HRA Meeting - September 16, 1980.
' IV. Informal Public Hearing - Rezoning.
APPLICANT: City of Golden Valley
, LOCATION: Northwest Corner of Lindsay Street �
, and T.H. 100 frontage road. !
-<:`:�� �:�=�: REQUEST: Rezone from "(i-4) Institutional" to
� "Residential"
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i V. Informal Public Hearing - Rezoning
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! APPLICANT: ' General Mills, Inc. `
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' LOCATION: 9200 Wayzata Blvd.
REQUEST: Rezone from "Open Development" to ;
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"Industrial"
VI . Informal Public Hearing - Rezoning
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! APPLICANT: General Milis, Inc.
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� LOCATION: g200 Wayzata: Blvd.
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I REQUEST: Rezone from "Open Development" to
"Business � Professional Office"
� VI1 . Informal Public Hearing - Rezoning
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' APPLICANT: H. I . Enterprises
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�;.::;,-;;;; LOCATION: Southwest corner of�Winnetka Avenue � T.H. 12.
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REQUEST: Rezone from "Open Development" to "Comrt�ercial"
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f � V111 . Concept Plan Approval - PUD 30
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', APPLICANT: Henry Hyatt
'; LOCATION: Mendelssohn Avenue North
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; REQUEST: Concept Approval for PUD 30
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, IX. Generat Plan Approval - PUD 29
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I APPLICANT: United Properties
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� LOCATION: Rhode Island between Golden Valley
Road and Country Club Drive ;
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� REQUEST: General Plan Approval - PUD 29 i
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Minutes of the Golden Valley
� Planning Commission
September 8, 1980
A regular meeting of the Planning Commission was held at 9�30 p.m. on September
8, 1980, in the Golden Room at the Civic Center, 7800 Golden Valley Road,
Golden Va11ey, Minnesota. Chairperson Eastes called the maeting to order at
9:30 p.m.
Those present were Commissioners: Eastes, Edstrom, Hughes, Polachek, Sehlin,
and Thompson.
Commissioners Forster and Specktor were absent.
Also present was Martin Farrell , Assistant Planner.
I . Approval of the Minutes - August 25, 198�•
It was moved by Hughes, seconded by Thompson and carried unanimously to
approve the August 25, 1980 Planning Commission Minutes.
II . Report on the City Council Meeting - September 2, 1980.
Commissioner Hughes was scheduled to attend this meeting. Under the advise
� of Mayor Thorsen, Commissioner Hughes did not attend the Council Meeting.
It was then �ved by Hughes, seconded by Sehlin and carried unanimously
to cancel the scheduled October 13, 1g80 Planning Commission Meeting. The
reason for the cancelation was based on the fact that October 13, 1980 is a
legal holiday and it would be difficult to have a quorum on that evening.
Sue Eastes requested a volunteer to be on the Scattered Site Sub-committee
and meet on September 10, 1980 at 3:00 p.m. No mem6er could be present at
that meeting. Martin Farrell stated he would attend the meeting and report
back to the Commission.
iil . Set Date for Informal Heartn - P.U.D. 30.
APPLICANT: Henry Hyatt
LOCATION: Northwest Section of Golden Valley on Mendelssohn Av.
REQUEST: Concept Plan Approval
Martin Farrell recommended that the Planning Commission set Se�tember 22, 1980
as the date for the informal public hearing.
It was moved by Polachek, seconded by Thompson and carried unanimously to
set September 22, 1980 as the date for the informal public hearing.
IV. Set Date for Informal Public Hearing - Rezoning
• APPLICANT; Q. Petroleum
LOCATION: 8950 Olson Memorial Htghway
REQUEST: Rezoning from "Residential" to "Commercial"
Page 2
Minutes of the Golden Valley Planning Commission
September 8, 1980
•
It was moved by Thompson, seconded by Potachek and carried unanimousty to
set October 27, 1980 as the date for the informal public hearing.
V. Work Session
Sue Eastes initiated discussion regarding the size of the Planning Commission.
The general consensus was to keep the membership at 9 members. The reason
for this decision was because of the present work load cr�ated by various
other committees that the members are involved in.
The Planning Commission then reviewed the Conditional Use Section of the
Zoning Qrdinance.as it has been proposed.
Mart3n Farrell exptained that this would be a new Conditional Use section
that woutd appty to conditional uses in all of the zoning districts. it was
tfien moved by Thompson, seconded by Polachek, and carried unanirtrously to
approve the new Conditional Use Section of the Zoning Ordinance.
Both the Business and Professional Office and the Conditional Use Section
shall be sent to the Council for final approval .
The Planning Commission then reviewed the Recommendations from Golden Valley
Human Rights Commission for Section 8 Housing Management Plan. In general ,
• they thought that the Human Rights Commission has done a good job. 7hey had
the following questions regarding the three Phases:
1 . In the concept phase, who is to inform the Developer about a
Management Plan?
2. The second item under the Concept Phase should be rewritten to state,
"A representative from the Human Rights Commission sfiould attend the
Planning Commission's informal hearing on Concept Approval ."
3. Under Phase II , does "General Phase" refer to General Plan in a PUD?
4. Under Phase III , the second item should read as follows, "The HRC
reports to the Ctty Council that the Management Plan is approved by
the HRC prior to the developer requesting the signing of the PUD
contract or the issuance of a building permit in the case of a non-PUD.
Chairperson Eastes requested that these changes be forwarded to the HRC.
The Planntng Commission then discussed the Phase I Report by the Ualley Square
Commission. They had the following comments:
1 . The Bassett Creek be utilized as much as possible as a visual amenity
whenever possible.
2. Further development of a pedestrian walkway system again utilizing the
creek.
• 3. Positive steps should be taken to encourage traffic to use the ring
road under construction once it is complete.
4. Under Area F, item III , the Planning Commission would like to redevelop
the east side of Winnetka Avenue. Those businesses under item III
Page 3
Minutes of the Golden Valley Planning Commission
• September 8, 1980
should be considered for rehabilitation.
In general , they thought the Valley Square Commission had done a good job
and encouraged their future efforts.
It was then moved by Polachek, seconded by Sehlin and carried unanimously
to approve the Phase I Report by the Valley Square Commission.
The meeting adjourned at 11 :00 p.m.
Respectfully submitted,
Sue Eastes, Chairperson Martin Farrell , Recording Secretary
•
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• September 5, 1980
T0: Golden Valley Planning Commission
FROM: Martin Farrell
SUBJECT: Petition to Rezone - No. Z Fire Station
BACKGROUND � ANALYSIS:
The ubject property is located on the northwest corner o indsay Street
°and the T.H. 100 frontage road. Over the last 30 years the property has
}been owned by the City- of Golden Valley and used as a fire station. The �
�building located on the site is currently vacant and the City,no longer �
• �uses the property. 'f�e Ci ty-wotr}-d-1-f-Ife-ts-se-}-}--th-e�property and al low t e
srte�o-6e deve oped in a fashion conststent with the surrounding iand uses.
The site is approximately 1 .5 acres and currently zoned "(I-4) Institutiona�l/'".
e Ci ty i s act i ng i n t e role of t-he proponen an s request ng that---tl-ie""
property be rezoned to "Residential". This request is a direct result from
the recommendation made by the Planning Commission on July 23, 1979• The
minutes from that meeting are attached to this staff report.
• The site's surrounding land uses are as follows:
North: Detached single family homes
East: T.H. 100 (frontage road)
South: Double Bungalow units
West: Single Family home
Obviously, the area is primari )y residential in character.
� Traffic in the area is currently not a major problem. if a `more intense use
� were allowed, then a problem would be created. The intersection of Lindsaya
�- Street and T.H. 100 is not particularly safe�—JI'�iere�sn�-t-�-me-�-ge-l-ane anc�'
l�.uthhour��-t�af-�i-c-i-s--r.ba�^...°'°-.��r=r;-�-'F.H-:--�-9b f rom a dead stop.
The Comprehensive Plan designates the area as a "Limited Business" area. How-
eve-r;a--re-s'rd�en �a use wou ave l ess of-a def�men"ta-T impact on t�ie area
than would an office or a commercial use. Any residentiat structure built on
the site would have to conform to the rules and regulations established in the
Residential Zoning District. j
RECOMMENDATION: ,
I recommend that the Planning Commtsston gtve favorable conslde�atlon to this
rezoning petition and recort�nend approval� of the rezoning from "''�[-4� Institu-
tional" to "Residential".
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DATE: August 5, 1��0
T0: Chair Eastes and Members of the Golden Valley Planning Commission
•
The City of Golden Valley owns a parcel of property located on the northwest
corner of Lindsay and the Highway 100 frontage road. This property has been
used for over 30 years as a fire station. As a �esult of the approval by the
voters in June, 1978, of a bond issue, two new fire stations were constructed.
As a result of the availability of these two new fire stations, the City's need
for the station at Highway 100 and Lindsay has been eliminated. Therefore, the
City desires to sell this property.
On July 23, 1980, the Planning Commiasion reviewed this property and made a
recommendation that the property be uttlized for multi-family housing. Shortly
following the development of that recommendation by the Planning Cortxnission,
the City entered into discussion with the cities of Brooklyn Center, Robbinsdale,
New Hope and Crystal as to the feasibility of combining our Public Safety
dispatching operation. A study was conducted by the City's communication
consultant and the fire station site was found to be feasible for use for a joint
center. This informatlon was reviewed with the City Councfl , and the City
Council agreed to postpone any action on disposition of this property until
after a decision had been made as to its usefulness as a dispatch center for
the five communities. Subsequently, the five communities applied and received
law enforcement assistance administration funding to do a much more detailed
study as to the" feasibility of combining the dispatching operations of the five
cities. While the full report has not been completed, the section dealing
• with site selection has been reviewed with the five corrgnunities. After
reviewing all possible sites in the five communities, it was determined that
there are three othersites available which better suit the needs of a joint
dispatch center than the Golden Valley Fire Station site. The communities
are currently working on completing the study and a decision will be made .
as to whether to proceed with a consolidation project involving the five
communities.
I have provided this informatlon to the City Council and informed them that
the staff woutd recommend disposing of the property. 1 suggested to the
Council that the appropriate procedures for disposing of this property would
be first to determine the appropriate land use and then, following that
- determination, seek bids for the sale of the property.
I would even prefer if the property could be rezoned to a designated use
prior to seeking bids so that all bidders would be certain that the City
intended to accept bids for only one type of use. The City Council concurs
with this approach.
I would request that the Planning Commission review its earlier action
and initiate the appropriate steps for rezoning this property to a use to
be determined by the Planning Commission and Council .
Respectfully submitted,
� ��
� i ,�►..�.:�� -
eff Sweet
City Manager
JS/sap
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Planning Cortanission
JuIY 23, 1979 Page 4
• 3• GOLDEN VALLEY FIRE STATION N0. 2
Request: Determine Retaining the Structure and Consider Rezoning the Site.
Current Zoning is Institutional I-4 for City Use.
Location: 1001 North Lilac Drive
Status: The building and property currently function as a fire station
pending the available occupancy of the Northeast and Southeast
fire stetions under construction.
Once these newly constructed stations are functional , the site
in question will be abandoned, sold and possibly rezoned to
allow �edevelopment of the site to occur.
Zoned: Institutional (I-4)
Intent: On June 23, 1979 a site inspection was conducted to:
1) Determine the feasPbility of selling and retaining the
fire station structure to be adaptively used for an
alternative use (Light industrial-Business/Professional
Office use) , and
2) Determine whether or not the site should be rezoned as
Residential and have the statPon removed.
• Site Observations and Background .
The lot size of the site is approximately 65,340 sq. ft. (1 .5 acres) and is situated
in an area primarily residential in character. The site currentiy has adequate
drainage provided.
The field inspection revealed the following st�uctural information about the station:
Building Materials: Block Walls
Bar Joice Ceiling in Garage
Interior: 3 Garage Stalls
3 Offices
Hallway
Kitchen (small)
Basement Under Office Area
The site's surrounding land uses include:
NORTH: Detached Single Family Units (Large Lots)
SOUTH: Lindsay Avenue (Local Street)
3 Double Bungalows (Under Construction)
� WEST: Single Family Units
. EAST: North Lilac Drive (T.H. 100 Service Road)
T.H. 100 (Intermediate Arterial)
J T ' �
Planning Cornrnission
July 23, 1979 Page 5
• Site Recommendations
�
1) The adopted Comprehensive Plan for the City proposed this site to be developed
as Business oriented land use. However, the past actions and circumstances
sur�ounding the future use of the fire station and property to the South has
changed since the Comprehensive Plan was adopted. Subsequently, it is the
opinion of the Planning Department that the site not be retained as an Instit-
utional Zaning Dtstrict. Rather, it is suggested the property be redeveloped
and reioned to a use which will conform to the site's surrounding land uses.
Possible options include:
Rezone Use
Residential Single Family (Low-Density)
Residential Single Family (Med-Density)
" The type of living unit would depend on teh permitted density. However,
a townhouse, double bungalow or detached single family design would be an
appropriate use of the land. The area could house a mixture of double units
and single family.
2) It is recommended that the existing fire station structure not oniy be sold
but removed (demolished) based on the following factors:
• a) The architectural design of the station does not conform to the design
of the development occurring around the site. The building has visual
impact for surrounding property owners.
b� The land and location of the site is more valuable to a developer than
the aged buitding which would require a substantial investment to adapt
and renovate.
3) In conjunction with efforts to rezone this site in question, the area to the
north should also be given some determination for future use. This conclusion
was based on the present condition of the area, age of housing stock (single
family) and a prime locational factor for a future alternative use or density
in the area.
4) If the Fire Station No. 2 site were developed residential , its use would conform
and blend with the adjacent land sues to the north, west and south.
5) If developed residential, it is suggested that proper screening, berming, land-
scaping and extended setbacks be required by a developer to protect the inhab-
itants from the heavy noise volumes and traffic flows generated on T.H. 100.
6) A cul-de-sac road for the property could be designed to provide for future
division of Lots 2 and 3 Hipps Addition. .
The Commission, in discussing the planning report and reviewing the surrounding land �
use, felt the best use of the property should be residential mid-density because of �
. the single family atmosphe�e to the North, West and double units now under construc-
tion to the South.
� - r
� Planning Commission
�uly 23, 1979 page 6
It was moved by Edst�om, seconded by Forster, carrted unanimously to recort�nend
• that the structure be removed because of the age, condition and residential
atmosphere around the property.
It was then moved by Edstrom, seconde� by Specktor, carried unanimously to
recommend that hte property be rezoned from Institutional i-4 to Residential .
4. GENERAL �
a) Letter - Housing Policy
Chair Eastes reviewed a letter from Mayor Hoover regarding the City Housino Policy
The Gortmission will consider the Housing Policy ationg with the current study of the
housing section of the Comprehensive Plan.
b) Letter - Neslund, Gittleman Property
Chair Eastes reviewed a letter from Mayor Hoover with respect to the June 18, 1979
Cou�cil meeting in reference to the denial of P.U.D. �16-B and 1{23.
c) Letter - I�ventory Report on Open Space
Mayor Hoover addressed a letter to Chair Eastes regarding a consultant's inventory
of open space in Golden Valley. Chair Eastes asked that each member of the Plan-
ning Commission be provided with the report so the Commission can respond to the
Council with respect to the report.
• d) Correspondence to City Council
Ctiair Eastes discussed a letter to be sent to the City Council for a meeting to
be held on Tuesday, July 31st between 7 P.M. and 9 P.M. in reference to:
1) Reorganization of the Planning and Inspection Department
2) Gittleman-Neslund property at Laurel Avenue
3) T.H. 12 Moratorium
4) Update - North Wirth Parkway Area and Valley Square Area.
e) Work Session - Comprehensive Plan
The Commission briefly discussed the Comprehensive Plan. The Housing Committee of
the Planning Cammission set their next meeting to be held after the meeting with
the City Council on Tuesday, July 31 , 1979.
There being no further business to come before the meeting, it was on motion,
duly seconded, adjourned at 9:45 P.M.
� Sue Eastes, Chair A1 DeSautels, Secretary
� September 8, 1980
T0: Golden Valley Planning Commission
FROM: Martin Farrell
SUBJECT: �Petition to Rezone - General Mills, Inc.
(9200 Wayzata Blvd.)
BACKGROUND � ANALYSIS:
The request arises on the part of General_M_L11s_,_.in� The-r-eq-d��s
far the �rezoning of approximately 30.3 acres of land currently zone
"Open Development '-to a�rr-�!'Industrial" zoning district.' e address
ar-ba su �ect propert �s=970b-17ayzata B v . an__oth s_Ltes_are
directly adjacent to the corporate headquarters of General Mills�,
Currently, "approximately 12.3 acres located on the northeast corner
of Wayzata v . an oun y oa are zon_e 'Open Development"1 Eo.
the purpo��s of this ce�ort, these 12.3 acres witl be referred to as
�Parcel A.�`Also zoned "Open Development" are approximately 18 acres of
�Tan�tocate-d d�i�rect-ty�sat�-b-o#--Be�t-y-C--roctre-r-Br=we-betwee�n�out�tq--i�oa
18 an e_B�ookvte�r Goa-f-G �pu.�p�ses of th i s report,
these�8 acres wili be referred to as Parcel B. ,
•
Parcel A does not have any structures built on it and General Mills
4does not have any plans for future construction on the si —7` ere
�-a-sc-efl�-e-�errd--an-d-afiso a r-o�t at prov i des access to T.H. 12
situated on the site. The area is nicely landscaped and provides an
aesthetic front yard for the main office building. Under the current
zoning, the only allowable uses woutd be "Any building, structure,
improvement or premises may be erected, established, altered, enlarged,
used, occupied or maintained in the Open Development District under
the provisions of the Zoning Code for the purposes permitted in the
Residential District, under the same restrictions applicable to the
Residential District.''
iven the present zoning, Genera i ou e severety restricted
i f they ever wanted to develop the property. Aa 1--�-�e-�-and---to--the north,
eas�t ari�d--south-�-s-zerre-d--i-n-dcrstri-a-fi:-fihe-west-�rn border of the pro�e_ct,y
is Coun�y.�toad_]81 The Comprehensive an ca 1 for "Limited BusinessJ'�
for both parcel s A and B. fiF►-eref�,��-���--r-��e�t-ed--rezon i ng wou 1�"d�
e-ma n consistant w►t-��surrounding land uses, as well as the Compre-
hensive Plan.
Aceess to�he�s�i-te-is�r_ov1_ded�y T N- ��._ Accord i ng to t e ates p ans
j�or I-394, part of the site will eventually be taken for public right-of-wa .
Bea�ing this in mincl,-tTie probability o any future eva opment on Parce
A is increasingly u�likely.
�
Page 2
September 8, 1980
Memo regarding Petition to Rezone - General Mills, Inc.
•
Parcel B consists of approximately 18 acres and is currently the '
location of a service station and maintenance building. �furrent�y,
e sfrrrcture-e�ri-sts-as-a---}ega�-norrcon-€arr�i-�---��� -Re-ze�-ing the
property would make the station a conforming use of the land. All
of the land to the south of Parcel B is zoned "Industrial" and the
property to the north is under consideration to be rezoned to Business
and Professional Office. The Comprehensive Plan designated the property
as a "Limited Business" area. Therefore, rezoning Parcel B would remain
consistant with the surrounding land uses, as well as the Comprehensive
Plan.
Part of the site is used as a parking lot and access to the lot is
from Betty Crocker Drive. Betty Crocker Drive is primarity used for
travel to and from General Mills and traffic is not a problem.
Approximately one half of Parcel B was part of Parcel #4 looked at by
the Planning Commission in their Open S�ace Report. �tta-cfied is the
ectron-of--t-he-r-eport ffiat ea t witTi -t�7-e st"te:-farc'el #4 includes
the east section of Parcel B and the property directly east of the
existina office buildin�• At the time the Open Space Report was written�
the City had no interest in acquiring the property.�
RECOMMENDATION: `
• The primary reason for Generat Mills, Inc. requesting an "Indnstrial"
rezoning is to create a consistant zoning district with all of their
property south of Betty Crqcker Drive under one zoning category. Parcel
B is already used as an industrial use. General Mills has no plans to
develop any structures on either of these'two parcels in the near future.
I think that their rezoning petition is a reasonable request and recommend
that the Planning Commission give favorable consideration to their petition.
� .
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� OPEN SPACE REPORT
December 13. 1979
Page 3 �
�
RECOMMENDATION: The area along Bassett C�eek has a very high value as a passive
natural a�ea. In view of the present stewardship of the land, it is felt that
public acquisition wou�d be unnecessary. However, the Planning Cortraission does
st�ngly recornnend that this property be included in a long-range Master Plan
by General Nflls. Inc. along with Parcel 1�2.
PARCEI fi� . ,d�d �'�OJf-�{. e,� �-�TY C�OCt�E� �1 •
�
lying south of Parcel /3 and east of the Ceneral Mills Mome Offices. this
site is a tow� relativety fiat tract of tand. Again, �a indicaticn has beer.
�eceived by the Lity Officers as to the future deveiopment ststus of this
property.
PROPERTY OI�INfRSHIP: Ce�eral Mills. Inc.
• ACREAGf: 43.$�
ACC�SSESSIBILITY (Pt): 800ne Avenue North • Betty Crocker Drive
T.H. 12 (Mest bound lane)
� fRESE1IT IONING: ~ tndustrtal
SURROUNDING LAND USE: liorth - Open Deveicpment
. South • Public Htghway (Siate) .
East • Institutional
Yest • Open Development. Industrtai
RECOhtMENDATION: General Mills, Inc. has again indicated tfiat for the time being
it intends to �etaPn this site as a passive natu�al area. As with the previous
two sites, the Planning Conmission does not feel the need for public acquisition.
However. when consideri�g the posslbie .future development of this site, tt be-
comes eve� rtbre imp�rative that the City Council request the development of a
Master Plan by General Mills, Inc. in order to better judge future land use
impact.
PARC— E—_ ' '
Lring esst of Vinnetka avenue and South of the Valle D'or ta+nhouse
development� this =ite is located between dedicated land to the north_and
City oMmed i�nd tc the �outh. 7'he a�ea Ass the pctenttal to terve the irook-
view Recreation area •s s �sut�ai extension. T�e �Ite is he�viiy �rooded Nith
iow t�rrain and isoTated ponds.
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` September 12, 1980
T0: Golden Valley Planning Commission •
FROM: Martin Farrell
SUBJECT: Petition to Rezone R General Mills, t�c�
�9200 Wayzata Blvd.)
BACKGROUND � ANALYSIS: �
The request arises on the,�aart of General Mills_,_I_nc�� The request is for the
r_ezonla�o�a��xoxima.#�e_Ly_1 39 acres of 1 and cu rrent 1 y zoned "Open Deve 1 opmen "
to a "Business � Professional Office" zoning distr�_ict. j�e aztctress-of the
su ject property is 9200 a-InT-yzeta �91v�. The site is 'i-Toc"ated directly north
of Betty Crocker Drive. General Mills, Inc. corpora�te headquarters are
located to the south of Betty Crocker Drive. '�
Currently, the 39 acre site is vacant and zoned "Opet� Devetopment". Bassett
Creek runs through the sout end of the site and there is a scenic trail
running along the creek. It is General Mills intent to leave the creek in �
its present form. They also do not have any plans for corporate expansion on �
the property at this time. �General Mills, Inc. has �fiscussed the possibility
• of enter ng a lease agreement with the City of Golde� Valley that woutd
allow the construction of four basebalt diamonds on jthe west end of the
subjec_t__pro�_exty_JUnder the proposed "Bus i ness � Profess ional Off i ce" zon�g
�district, baseball fields would be a conditional use.y-Ftor�ve�er-,--i�efore�the
�base�all fields coufid-be�• ''�-��T;-�u��aa.-p4i-�-}$-r�roofid-jiave to go through the
application process for a Conditional Use Permit. I
, The surrounding land uses vary a good de.al . The are� south of Betty Crocker
i'�.ve i 5 Z---one�-'�Open Deve ropme�n-t'�Eiu� s e t ng pet i t oned to be rezoned to
"I.ndustrial". The actual use of the area to the sou fi is and fias 6een
industrial since 1957• County� Road 18 borders tFi� st side of the su6ject
property. Brookview Golf Course is directly eas.t of the site and is zoned
"(I-4) Institutional". The property to the north is diversely zoned into 4
different zoning districts. Starting at the west en of the land north of
the subject property and moving east, the land is zo ed ''Industriat",
"Multiple Family (M-1)", "Residential", and "Busines � Professional Office".
If the site is rezoned, then the setback requirement would have to be met
according to each zoning district.
=The ompre ensi an esignates the majority of th subject property as
"L�mited Business",�u' the exception being the area around Bassett Creek.
e-Eompre�e-n-s-i-ve-�Plan designates the area around Ba sett Creek as "Natural
Area".
Therefore, a "Business � Professional Office" zoning district would not be
�
Page 2
• September 12, 1980
Memo regarding General Mills Petition to Rezone
inconsistant with etther the Comprehensive Plan or the surrounding land uses.
This particutar site was looked at by the Planning Commission in their. Open
',S ace Repo t. Attached to this report �s a copy of the Planning Commiss� rr s
-repnrt--reg�rding this site (Parcel #3) • General Mills plans regarding the
property have not changed since the Open Space Report was written. 1
�-One of the major drawbacks to the site is that the malority of the site is in J;
the flood plain. If, at some future date, General Mills does wish to developj
�he si_______te, a qreat deal of soi 1 correction would be necessary. I=A�so, any —'
evelopment within the f`T-oo�-p�a�n would require� Special Use Permi�through
the Board of Zoning Appeals. `
RECOMMENDATION
Originally, .General Mills, Inc. requested that this property be rezoned to
"Industrial". The reason for this request was so all of their property in
Golden Valley would be under one consistant zoning district. After several
meetings and consultations between General Mills and City staff, the rezoning
request was changed to "Business and Professional Office". This use wouid
be more acceptable and more consistant with the surrounding area. I do not
. see a problem with the rezoning request. General Mills has stated that the
only ptans they have for development in the near future are the ball fields.
It was the Cfty of Golden Valtey that requested the recreational use of
General Mills property originally. Also, any future development would again
come under scrutiny by the City through the flood plain ordinance.
Given the .aforementioned considerations, I recommend fihat the Planning Cort�nission
give favora6le constderation to the rezoning petition.
�
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,� �. OPEN SPACE REPORT
December 13, 1979
• Page 2
PROPERTY OWNERSHIP: A. Mary W. Prazak
B. General Mills
� ACREAGE: A. .88
B. 51.77
ACCESSIBILITY (Pt.) : A. Ensign/Duluth
B. Flag Avenue North - Naper Stt�eet
�
: PRESENT ZONING: A. Industrial
' B. Industrial/Business � Professional Office
SURROUNDING LAND USE: A. North - Residential
South - Industrial
East - Residential
West - ReSidential/Institutionat
RECOMMENDATION: Future land use decisions relative to this large tract of land
wFll have a very significant impact on the stability and quatity of the surround-
tng� neighborhoods. The owner of this parcel , General MiTls, inc., had indicated
to the Planning Cortmission that they have no immediate plans to further develop
this property.
It is the �ecommendation of the Planning Commission that:
A. General Mitls� Inc. continue to maintain the current open
space status of the northern portion of Parcel �2.
� B. With �espect to long-range planning considerations, the
City Council should request that General Mills, Inc. pre-
pare a Master Plan for the devetopment of this prope�ty,
submitting such pian to the City for �eview and comnent as
well as for inclusion in the City's long-range comprehensive
planning strategy.
- � PARCEL #3 - A'� �Io'E'f+l � �`�Y ��K'E� ��''.
Lying within the southwest quadrant of the City this site affords to the
Cortmunity a very attractive open space. Presently, no security practices
have been implemented by the owner and no immediate plans to develop the
site have been indlcated by the owner. Again, as in the case with Parcel
#2, a t�ail runs through the property adjacent to the Bassett Creek
corridor,
PROPERTY OWNERSHIP: General Miils, Inc.
ACREAGE: ' 39•18
PRESfNT ZONING: Open Development
`- SURROUNDING LAND USE: North - Residential � i`ndust�Tal,=6usiness/Prof. Office
• South - Industrial . Public street
• East - Public Street, Instituti�onal � .
. � West - Public Highway (County�
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September 12, 1980
• T0: Gotden Valley Planning Cort�nission
FROM: Martin Farrell, Assistant City Planner
SUBJECT: Rezoning Petition - H. I . Enterprises (7901-21 Wayzata Btvd.)
The re es�a_r_i�es_o�e part of Beverly Kottas, the owner and future
developer of the proper y. The petiti- �o�t�i.e�ezo.c��:g-" -o�-ap=$r�xy-ma-t�1y
2/� 3 of an acre of land currently zoned "Open Development" to a "Commerc_ial'�
zoning distri tc The address of the subiect praaert�is 7921 Wayzata Blvd.�
and is located on the tsouthwest corner of Winnetka Avenue and Wayzata Blvd:
The s i te i s j ust west t"vr `�esetit-s i'te of-t-he Ban=Ban�Oi_t—Compan� The
ang Bang Oil site is approximatety 1 3 of an acre and is zoned Commercial .
t the � l
pre t tLme there iS alresidential building located on the subject '
property_The proponent plans to tear down both the residential structure �
and the Bang Bang Oil service station� \The pro�onent wrn�1�I���n,�y�op the �
entire one acre site as a conveni�ence �od store, service station and a possibl;�
reta i 1 use. ------ ----- �
The property west of the subJect property is zoned "Business and Professionat
Office". The area south of the site is St. Louis Park. T.H. 12 borders the
site on the north and as previously stated, the site to tbe-e.as�i_s�oned
• "Co �cial ." The Comprehensive Plan d'esignates the area as a "High Densi y 9
area. Therefore;`�tire�rezo�rn-g-reqtre�-t wou-l�-be-consis ant with both the surroundin
� uses and the Comprehensive Plan.
Access to the site is and still would be from Wayzata Blvd. The proposed use
would generate tnore trafftc than the present use. However, this projected
increase should not be significant enough to cause a problem with traffic.
�Th��ate�s�p-repe -� frnm ti,� Minnesota Department of Transportation would require r
�obtaining a small ortion of the site for right of way purposes. , owever, the
r i g�i t o way a rea wou 1 d not e a si gn i�'i can t amt�nn�t-an-d--cvo�ufid-on'�y i nvo 1 ve a
small strip of iand along the northwest end of the lot.
The prop no ent has proposed to tear down the existing structures and build one �
� structure approximately 6,700 square feet. (A ser—v�e s-tat�on woufid-be�fie
primary use of th_e_�t_tucture an �ere wou d be three service bays for auto
repair. A quick mart is proposed as part of the service station, as well a .
approximately 3,000 square feet that would be used as retail space. �r'�tre p oposal
d afiso-ha�re�ro� 4' x 40' pump i s 1 ands w i th canop i es. �e-�umps-'wou 1 d run
parallel with Wayza�a-Bfiv . an wou ave-to-b-e--se-�bacic-�35' from the property
line.
Staff does not object to a commercial use of the property. �However the propose
` deve 1 opmen t i s an ove r use of the 1 an d. �-fih-i s�a�rt�crrfiar�-s-i'te cou 1 d no�sappa-r'-1�.+'
•
Page 2
September 12, 1980
H. I. Enterprises Rezoning Petition
, �the
• _pr_o�osed use. Fi�st of alt_,_� the structure is too large for the site and
� would require a number of setback variances. �Setback variances woutd be
requ re or-the f ron t;�sTde and re�r-yard�s: These wou 1 d�_av��o�e-ob�a�-n-e.d,
thxaugl�the Boat�o�-Zo�-g�p�ea-ls_�_.�ecoadl-y the proposed structure would '-�
�equ i re approx i ma�E1K_$D___pa�kS r,a c__e?res,_dp�+-r-�g-ar�-the--�w�+he r of emp l oyees. .
�The proposeT�a r or�`for a total of 14 �paces. Another parking vartance would
e-re q-a-i-�e�-f-�om_th�__B.ZA-.
Water and sewer are not currently provided to the site by the City. Therefore,
a minimum size holding tank of 1 ,000 gallons would have to be instalted by the
proponent.
A service station is allowed in a Commercial zoning district only as a special
�use.�her.e.£o�e_,�any proposal involving a serviceystation will require a
' S� pecial Use Permit:�he��i'ty-Coun-ci-l-won-ld--have fo approve a servi-ce-s-�a�ti-e�
as a SpeciaT U es before any building permits would be issued.
Recommsndation
The� proposal , as it is su mitte , is a gross over use of the subject proper y.
The�s not en�ovgh�-arrd-a�a=F--1-ab a-e-������-a--reta-i- use a ftac�ie�to t e ser_v_i ce
station. � A s e station combined with a quick mart could be located on J�'
t``�ie site provided the development was scaled down. �Vatu�al�an �variances
�a�-wo�ck�e�-Yeq-u i-red-woufid--fiave to be obta i ned through the BZA. A1 so, the
City CouJ ncil�would have to approve a Special Use Permit for a se�vice station.
• From a strict zoning standpoint, I do not have any objection to a ommerciaT--�;
use on e--sTte`i-f`the devel_O�ment can �et the zoninq or�nance'_-s���e�= a�r�--
regulations. would recommend that the Planning Commission give favorable �
consideration to the rezoning request and i further recommend approval of the/
rezoning petition. � _ _
�_ - ,
�The Planning Commission should note that the proposed development is an over-
`use of the site and favorable consideration of the rezoning request does not
�mean approval of the proposed project. - — --
�
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p�mises zdjo�.�ir.; a F.e�C�:�'�1 or C�en ��ti elc�-�� 2aair.� .
. �istrict, reo��i..-ed sics �r.d rezr yz.�-cs,s.'-.a?]. bs �o� less t�.*�
� ' � 100 Seet iZ de�t,.�i �.;d j�d`�.i:. Ia t,� czse o� prz-uses ad3oi^.:r.g
• . a I�ail.tiple, BLSi�ess & Proi,essc:�sl 0:'!':ce or I�s�i��ional
. Zoain� Dis`�rjcj,,s, re_^_�:=-�e� �:de and rEa: ya.�cs �2�11 bti nct 3ess -
. � than 50 feet _.*� ce�t�: 4�ia �Yatr.. I� t.':fl case o� pre-;s�s adjo:�n-
- � �r:g a Ca.w,�rcia..l, Li:::� �.�..�;.� � �.�_ •�� : p � Es3
1.-1� ?Ii�1...�•T.:�,_ p 3C�0
• Rail.--oad Zca��►g �is�:=a�s, ree�::.:ed �ide zz:d rea�� }��d� s�+�11
be not less fI-.a.� �U fee� +,z Cep� cr �.zdth. G�ae-2-� of tue
• requii�ed sice �d re�� ,r�s, as rean:r�d �.o:: �r.a lo� +ize,
_ � �Ac1u � �`!t1�C2DE'� $.^.G� rZ�L�C3 �.^. e-�;+- '.. s..�s'f' �+ .�
• . 3n eccordar.ce �.z�h Secticz 13.02 of t.� Z�;�d as a ..� � ..cne
. . . ��, Csde.
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Sor alie ,t`311i*�� s t—�� S`�3"_—��'^ �e �j dy-� ar.d�pr�^:i�s
• . �. � b _cr.s s = '+ r�et L•.c fa11.�-.►-��ng requi.��*��r.ts:
� �� �'�.G.�� a�a 1+0� p►�'��re w'1'f.:• ' , , .
_ ' (1} Biaild�.:�, Se�bacL s s}+�.7.1 be as reci,ired L,-�d�r Szc�ions �.0�
. • and •
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. . �. . � (2� Pur� �slands. ?a �et�^.iil�g �,},� reruired �+s��,�ce �o� ' . . -
- . � etreet ri�;.0.-:.3� �.�� rcad l��.s, j� cE��e=1�a� o_
, - . � . �aaline p�..�s s.zll b� �e_-�d �o be rs..� of t�e g_so?i*�e .
. � .� �er�ice st�;tic� L�;ld:r.g or s�sc'�«e. -
..i . . .
• .._ �3� ?�^_t�dt�. ?�a �:i^.i�a lo� �,i�th E�a11 be 125 fee� Pt th� �
. , reguired Srcr.�--�ard se��ac:t.
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�'1° d1S�^.C2
. � . . . � of drir�.r� �r�� si,��ee� :;��erszc;.?c� �rzil aot be lass �.�
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. . �.iJ��Z'$��r 1r1 .�. � $L..~�Q Ir �� . �' �' •a w � .e 1�� w...
- - •� c�e. „f li.e, p.�Ti.,ed, hc�ever, �'�.��,,
- . . . . �� �. �.f� jn the opu:ion of y'i.s':8 Vi��.2a8 r'�.��i^ee=, r=es`^.t ar f�::��:re �
.- . ' . . traS�ic ccad��icas •«�r:z„*�t �*eat�r disj.,�.r.css, sac.'� �eate: .
- _ �. • r�i.at�nces a�ha71 be reqv.ired. . - . . .
. . • _ • . t2y �l�Sinir.a� Djst�nce Eet;.•e� Drise-��ays. The n3r.i�, + � distaace �
- - - . : . . be�reea drivec.•ays s'za�1 be t�en�-Si:e (25} Seet at the carb
_ � .. � eat. . . .
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8treet a�11 be fo rri�e-w�y angle t,o�
' � . �' . �proved �'five (�;5) de�ees u.*�less other�ise � �
. . by t`�e 4illa e . .
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. • � ��) l:inir.�.� Distance P��.zea L�rive�zy a�3 � A�3aceat Prcpe_--�•.
. . - . .. I�bn.i,n�.3 dista.�ce be�•ae� dri:e�� a.^.d zd�acat prc,-�erty � . .
� - , .
� , eha]1 be Si4e (5� �eet at the curb cut. • �� -
+.�- : ''• . - ' � � ,. . � � . • . . .
_ • ,' • '• , • , ' � . , • : c . '. � •' ' . � ' � •,•y ' ' . • .
, � _ , , �. . • • � ..
. . . , , � . . .
. � C. Landscaping� ScreEning and Gtirbin�:
(1) Screening. A solid s�reen shall be erected and maintair�ed �
. •� • aiong all property li�es separating the si�� �from any
Institutio�al, Residential, Open Developnent� f.'�ltiple
• � � . D4i�lling� or Business and Professional Office District. .
. . . , The Screening required by this Section shall consist of a
_ so2id fence� vrall or s�lid evergreen plantinos, not less
' . • than five (5) feet ncr s�are than seven (?) fee� in heig�t
, . . or equivslent vis�al barrier as appr�ved by the SLperinten- �
. � dent of the Building Departmsnt.
. All waste �aterial� debris, refuse, 3unk o: damaced vehicles
. . � shall be kept in an enclased tuilding or a.�-ea co,:nletely
. screened from public streets and a�jacent pro�erty.
(2) Landsca�ing. A mini^�.�m twenty (2�) fo�t landscaped yara
' . shall be provided and �33nt�ined alcr� sll pu�lic streets
and a Iandscaged ya:d sr.all be previded and ma�ntaine�
• along all side ar.d rQar ysr3s as reyvire3 in Sec�iens 5.Q5 .
' and 7.05. � • ,�
� � (3) Trash Enclosures. There s}�all be providEd r�ithin ��he
screened ar�a for eve.ry se.�vice s:atiez� a receptazle
' oanstructe� of solid no�-car.�ust�ble caterial aad sr.easur-
��_ � ing at least six (6) feet by six (6) feet by four (4) feet.
. .
� • (4) Guard P.ails. Ylhen a gasol?ne service station is adjacent
� to a Cor,caercial� Lig:�� 3ndustrial� o: Ind��s�r�al prcper�y,
_ there shall be proviced and �ain�ai;ed a bu.�er type of .
. fence approxinately eightz2n (16) in�hes high or a curb
betk�een the gasoline filling sta�ion and the adjacent
property exce�t at enj,rances betvreen adjacent properties.
(5� Curbs. Inte:ior curbs shall be constr�cted ari*,hin the
� property lines to separate driving and parking s��rfaces
. , from Iandsc2ped areas. Interior curbs requi:ed by this
Section shall be a normal six (6) inches in height.
�6) Surfacing. ?he entire site on w'.�ich the service station
� is located� other than that devoted te buildin�s and .
- - . stzvctures or landscaped areas, s!�all be surfa�ed with �
� _ tonc.rete or bitum�nous surfacin� to control dust and -
- . � provide adequate drainage� and such surfaces shall be
designed to �eet the re�airenents of a mir�:�u� four (4)
� - ton axle :oad.
. . . . .
_ •(?) Lighting. All outdoor illunination shall be prov:ded wit'�
_ � lenses� i•eflectors� or shades� w�i.h will eoncentsate th� .
• light upon the premises so as to prev�nt glare or direc�
'. . . says of light thErefror,► fsom being visible upon any adjacent
� . highway or strEet o: any privste property occu�ied fer res-
_. ' , idential puiposes. Na flashing lights shall be permitted�
• . • . . .
. � •, . •. • • ' .
-
. •
. _ . -
. - . : . . . .
� • � • .. . • _
a@G� ��vl
� � � • D. Paiking. .
� • ' : � � �1) Required Outside Parking Spaces. A mini�m of four (4) �
� outside parking �paces shall be proviced for each ser-
� � vice stall� a Qini,r�:n of one (1) outside parking space
shall be provide� fos evesy tt.� (2) er.cloyees� and a
' ' minimut� of one (1) ou�side par'r,in� s�ece shall be pro- . •
•• • vidrd for each tv.�o truck or sirailar vehicle. .
- • (2) Location ot Outside Parking. All outside pa=king �aces
• • shall be located to �he side or r�ar of the �air s�r�c�u:�,
. � shall be clearly ma:ked on i,.he pave�:ent and shall be ident-
� ' ified or� the site plan. -
, � • E. Rental� Sales and Storage. ?he rental, selling or s�orage o:'
commodities shzll be conduc�ed in confo:r.:�nce Vri�n t�� TE�:IlI'2-
' ments of the Zoning Code fer t'�e par�;cv1�= zening distric� �n
. ruhich the gasoline se=v:ce station is located. (Ord. t�o. 2I�,
' • 11/2f 65) . . •
� . .
- . � ' Sect;on 5.07. Outs�ce Stosa�e ar.3 S�les end !';-±?c��li��r=_1 ':L:-se*_�o
.� ' . . Sites. Outside sto:age and sales on ho�icultural nLrse:y siies sn�l'
_ - meet the folloti:�ing r�quireraents: � , . _ .
(a) Setbacks of outside sales and sto:age areas shall be the s:s:e
, as required for a cor�rercial bvi?ding.
, � � (b� Outside sales snd storage sha?1 be 1=�ite� to nu:sery stock �ha� � �
earu�ot be gro�:n in a b��ilding. The storage an3 sa?es of O v:�1G=
� , . eamrn�dities such as� b��t not li�ited to� :i=�ti.rood� s�nd� o= scd�
. shall be conduc�ed wi�hin a building or sir�il�r er.clos�re �.'r.:ch '
� ' � shall conpletely screen this ac�ivi�y from public streets and
' . � - adjacent proper�y. . .
� �c) The outsid� sterage or sales of r•ursery stock shell be cond��c�ed
� � . ' at the side �r rear ef the build;ng and in an area co.�].etel}�
� . acreened frora public streets.
(d� Outside storage and sales of nursesy stock shall be pe�:it�ec
. . ' � only as an accessory to a princi�al building on thz pro�er�y
, and not as tlze sole use of the propprty.
' � � , (e) ?he acreening required in this sect=on shall car.sist of a solid
� . fence or vrall not less ti�an :ive (5) feet nor raore �hsn seven
� � . • ' . (7) feet irr height and/or svch additional or equivaler.t v:s���l
. . barriers� in�luding piantings� as is required and �p :ove� by
. � . � the Yillage �uilding Inspector. (Ord. No. 230� 6/7�6)
• • • . .
- • �, 'Section 5.08. Car ti��ashes. The Bu3lding and P:emises for Car plashes
� � � ahall meet the follozr,:ng require�ents: ' •
: . . . .
• . . . � . . . .
. � �bd. (a) Setbacks and lot require..^�entss ' • ' '
. � � . . . • . . - . � . .
� ' ' • � � ' � •• • . . � ' �� ' • . : . .
. . . . � . , ,
, , • . : .r . . • •� .�, • .
. . . � � , . . .
. � , . . . • . ' ' � .
September 15, 1980
• T0: Golden Valley Planning Commission
FROM: Martin Farrell
SUBJECT: Concept Apprmval - P.U.D. 30
Henry Hyatt, the proponent, is requesting) Concept Plan Approval for a pro-
posed P1 anned Un i t Devel opment on_a_pa.rcefi of-fiarrd--a-pvto�ci_ma=tefi� 3•03 acres.�
�T_he_sixe_i_s�o�ated in the`northwest corner of the City on Mendelssohn
�Avenue North.
The proponent is proposing the construction of 37 unit development. Henry
Hyatt, who is associated with the Technical Ass s-tatrce-C-or orat on or
�Hous�n has �pplied for funding through HUD s Section 8 Rental Assistance
�P rog ram. At ac e s a e s c ri-p�ti-on-o-��-he-�eEt-i-an-8-tto�si-ng as s�`s an�-- ce`
Program and letters from the Metropolitan Council regarding the proponent's
request for Section 8 funding.
_he_proposa L�.�.s to build� l2 three bedroom units,' 23 two bedroom units� and
2 one bedroom, hand i capped un i ts, fio..r__a__total o�� 37 dwel 1 i ng un i ts. �The ent i re
s e is .03=-a-cres n size. )This would give the site a density of one u-nit-�
�per 3,65o sq. ft. , or, 12.2 units per acre.� -- �
• Attached are densi�tv fiaur_es of other housing developments cur.reotly located
in Golden Valley. �Density becomes relative to each individual development.]
In this particular case, ensity is a ma�or prob-i-em:-�'�--"`- " - w --� e
develo ment�as o�osed to a several story developme�� Therefore, a great
deal of the three acre si$e is occupied by either townhouse structures,
garages, or parki ng surfa�e. T«,=-�-;}�re-ry Yi tt e o ep n space avai lable for
-e-ap-rrrg:-fin-fact-,rtfie staff report from the Parks and Recreation Depart-
ment has the following two comments:
!'1 . With the number of children expected to live in t e project, �`
the Tot Lot should be expanded., - - - —'
�edestrian paths should be incorporated throughou---t the�%
Iproject and link up with the trail to Medley Park." � -�
The site is zoned both "Commercial" on the east and "Open Development" on the
west. The subject property is directly west of what began as P.U.D. 14.
P.U.D. 14 was started and a few townhouses were constructed, but the project
was never completed. Kings Valley Patio Homes - P.U.D. 18 is directly south
of the proposed d_ev_elo.pme�t}-Zh.er_e_t_s_s_om�Commerc i_a 1 act i vi ty to the north
of the stte. iThe Comprehensive Plan has designated the area as a Planned-r
Unit Development. "There ore the proposed use wou e very cons"rstant-�-ith
` otfi t� ompre ensive Plan and the surrounding land uses.
There is also a definit� ne�ed for rental units n Golden Valley However, if
we are to encourage a Setit"ron-8--Renfa-l-�rojec��ve--mc�s�-a�te�t�to keep the
� development in character with the rest of the City.
September 15, 1980
Page 2
Concept Approval - P.U.D. 30
•
The purpose of the P.U.D. Ordinance is to, "encourage, preserve and improve
the health, safety and general welfare of the people of the City of Golden
Valley by encouraging the use of contemporary land planning principles and
coordinated cort�nunity design.
The Planned Unit Development (PUD) is hereby created in recognition of the
economic and cuitural advantages that will accrue to the residents of planned
community development of sufficient size to provide related areas for variaus
housing types.. ."
��It is the intent of this section to provide a means to allow design flexi-
�"bility by substantial variances from the provisions of the zoning code '
��, including uses;set=becks, height, and similar regulations, but not includin,�
�arking requirements, off-street loading, necessary screening and the li�e.*'�
�:The P. . :-U��in ce oes a ow evia �o`n� e zoning or inance, u�t- '
�ertain regulations are written for good reason and they should not be totally
�-rreglected: , n s par ctl--u�ar pro�ect,—�if it were not a P.U.D. there wou _'
tely seventeen set- ac , parking and density variances th�t would
be re uired. I have a particularly hard time justifying all of these variances
�under the P.U.D. ord i nanee.l-�he s-i-t�e-'r�not Ya-rge erough-�o-o r;�.:-{:r� *�s %
�proposect-develo�me,nf:�The development wour�-wo-�-k-b-�t e were fewer
welling units. � — - - '
. The Engineering Department reviewed the plans and the following cortunents were
made regarding the design considerations for P.U.D. 30:
SANITARY SEWER:
Public Sanitary Sewer is available along the east property line of the
site. The developer will be responsible for constructing a sewer system
accordPng to City standards to serve the entire`site. The sewer should
be constructed on easements provided to the City for operation and maint-
enance of the sewer. All sewer lines must be approved by the PCA and
MWCC prior to constructlon. ,
� WATERMAIN:
A 12" Watermain is avaitable adjacent to the site on the frontage road.
The developer will be responsible for constructing a water system according
to City specifications. The water system shall tnclude all necessary
appurtenances as required for fire control .
STORM SEWER:
No public storm sewer is available on the site. All surface drainage
must be dfsposed of in a way that will not adversely affect the adjacent
property owners.
�
September 15, 1980
Page 3
Concept Approval - P.U.D. 30
e
STREETS:
Al1 streets within the development will be private streets. The
travelway shall be designed for 7 ton axle loading. Access sfiown
from the stte at the curve in the frontage road should be eliminated.
Because of the curvature of the road and the sight restrictions to
south, there shouid not be any driveway access on the cu�ve in tfie
frontage road.
The Fire Marshal also reviewed the site plan and recommends the location
of several fire hydrants around the site. Further comment on fire protection
will be forthcoming when the proponent submits application for General Ptan
Approvai .
LIf the proponent fiollows through the P.U.D. process, I recommend that a �
management plan be established before he comes back to the Planning Commissio�
tfor General Plan Approval . This. management plan would have to be reviewed ,
�an� d approved by the Human Rights Commisrston. �
RECOMMENDATION
'Th�, e subj'ect property is a good location for a townhouse development. As -
• p evfously stat�llthere is a definite demand for additional rental units within/�
4 -�o en arTe� � Section 8 Development could conceivably be built on the site.
�-Mewe�e-�,—i do not feel that the proposal is a good design, and given the
aforement�i one�siaerat i ons,�I wou 1 d recommend den i a 1 of � oncep pprova
for P.U.D. 30. �
J
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�rossroads
evelopment
Corporation PUD �30
BASIC INFORMATION
GOLDEN VALLEY FAMILY flOUSING
Rental housing to be financed by the Minnesota Housing Finance Agency
' (1�3FA) with rental assistance for up to 100% of the residents from the
Section 8 Housing Assistance Pay�nts Program. Approved for fuading on
preliminary basis by 1�iFA, HUD and Metro Council.
27 townhouse dwellings with the following characteristics:
Number Unit Tqpe Approx. Siae Sq. Ft. Est. Unassisted Rent
2 1 BR - Handicapped 600 $485
23 2 Bedroom 950 $525
12 3 Bedroom 1200 $575
In addition, residents will pay for all heating and electric costs.
Parking proposed at 2 spaces per unit -- .5 space per unit covered ($25
• ' per month rental) and 1.5 space per unit uncovered. This varies from nor-
mal. zoning standards.
Water, sanitary and gas readily available to site. Storm sewers do not
' serve site and storm water handling must be developed.
All townhouses will feature fully equipped kitchens, separate dining rooms,
carpeting in all rooms, extra half baths in the three-bedroom units, kit-
. chen and bath exhausts, patios, iadividually controlled furnaces and air
conditioniag sleeves, bathroom vanities and ceramic tile showers, master
T.V. antenna system, pre-wired telephone connections, smake detectors and
fire extinguishers, double glazed insulated windows, and drapery rods or
window shades.
Suite 2148
�8 N.LaSalle Street
hicago,Illinois
60601
Telephone
{312)726-0083
Housing Developments in Golden Valley
. Entire Dover Hill Project:
Total number of dwelling units = 234
Total area of the site = 13.6 acres
Density = 1 unit per 2,532 square feet of land (17.2 units/acre)
Total number of interior parking spaces .= 132
Total number of exterior parking spaces = 166
2�
Covenant Manor Con�regate Housing Project:
Total number of elderly units = 105
Total area of the site = 3. 14 acres
Density = 1 unit per 1 ,303 square feet of land (33•4 units/acre)
*Total number of parking spaces - 67
The management firm contends that only one out of every three units
possess an automobile.
*Figure is taken from the parking
variance granted by the BZA on 5/9/78
Kings Valley Patio Homes - P.U.D. 18:
• Total number of dwelling units = 160
Total area of the site = 30 acres
Density = 1 unit per 8,167 square feet of land (5.3 units/acre)
Total number of interior parking spaces = 320
. Laurel Estates Apartment Building:
Total number of dwelling units = 65
Total area of the site = 4.5 acres
Density - 1 unit per 3,016 square feet of land (14.4 units/acre)
Total number of interior parking spaces = 77
Total number of exterior parking spaces = 65
�
Proposed Section 8 Housin Project - P.U.D. 30:
Total number of dwelling units = 37
Total area of the site = 3.03 acres
Density - .1 unit per 3,65o square feet of land (12.2 units/acre)
Total number of interior parking spaces = 18
Total number of exterior parking spaces = 61
79
�
SECTIOr 8 HOUSING ASSISTANCE PAYMENT PROGRAM - NEW CO�STRUCTIOr A1CD
SUBSTAATIAL REHABILITATION*
�
administering agency: United States Department of Housing and Urban
Development (HUD)
legislative 2uthorization: Housing and Co�unity Development Act of
1974, Title II as amended [42 U.S.C. 1437]
t��pe of assistance: Rental payment subsidies
brief description: Section 8 Ivew Construction and Rehabilitation is a
rental subsidy program under which lower-income families pay 15-
25 percent of their income for either newly-constructed or sub-
stantially-rehabilitated units, with flUD funds paying the remaining
- rent up to a market level defined by HUD. Developers, upon HUD
project approval, receive a commitment in terms of the percentage
of total housing units that will be available for eligible progra..
participants upon project completion.
f�..l�ii1F Sc,urc_: +.:�:i£T'i'!$SiORfll appropriations
• Fu:.aing asc;::::: �_^�,762,000 for FY 1976 available through the Minnesota
Housing Finance Agency (MHFA) ; $5,442,000 for FY 1976 available
=h`.'OL'^o� :�:� I:ITD area office; $9,245,000 for FY 1977 - the total
allocation for Section 8 Nek and Existing Housing Programs (figure
includes a set-aside of $1,000,000 for Section 8 Construction to
be available through the Farmers Home Administration 515 Program
and $1,665,000 for the joint Section 8/202 Program)
allocation of funds: Refer to the Section 8 Distribution Plan. (See
"for further information")
program initiation: 1974
program completion: Indefinite
proiected number of units: 2,207 (FY 1977) �
*This program can be used in combination with Rural Rental Housing -
Section 515 (p 14 ) and Section 202 - Elderly and Handicapped (p 37 ).
•
9
eligible uses: The program provides funds for housing assistance pay-
• ments to owners of new rental housing units or substantially-re-
habilitated units so that eligible families can obtain standard
units at rznts that they can afford. The program pays the owner
tre differeace between the rent for a unit and 15-25 percent of
the family's income. Rents may not exceed the HUD-designated
fair market rents (the rent needed to obtain a modest unit with -
suitabie amenities).
eligibility requirements:
Developer: Any public or private entity, including a public housing
and redevelopment authority (HRA), that has .the legal right to
lease or sublease new or rehabilitated rental units may participate
in the program.
Tenant: Any family whose income does not exceed 80 percent of the
median income for the area (either the Standard Metropolitan Statis-
tical Area or the county), with adjustments for swaller or larger
families, may participate in the program. However, HL'� W�; ea:_�1_��
Lil�I72t �r �owEr income limits based on high construction costs,
• uzusuall_: :.��Y, oc low local incomes, or other factors. Initially,
30 percent of the units must be rented to very low income families
(�nc;,�.:.s �zlow 50 percent of the area median income) . The term
"family" includes elderly, handicapped, disabled, or displaced
individuals.
process description: There are two project development processes avail-
able to interested developers: 1) development proposals may be
submitted directly to the HUD area office when the developer is
seeking private financing or financing under the HUD pzcgrams sLCh
as S�ctior. 202; or 2) development proposals may be submitted to
the Minnesota Housing Finance Agency (MHFA) when the developer is
seeking permanent financing from the agency with�ut federal mort-
gage insurance. The 1�iFA.submits Section 8 applications and pro-
posals to the HUD area office on behalf of developers.
HUD area office: After receiving its allocation of contract authority
under Section 8, the area office publishes invitations for pre-
. li�inary proposals. Interested parties obtain a Developer's Packet
ln
from the HUD area offfce and submit a preliminary application. Pro-
posals that indicate an intent to finance a project with FHA mort-
� �:�ge ir�surance must meet the market and site acceptability criteria
of the applicable insurance program. The area office reviews the
proposals and invites final proposals from developers with accept-
� able preli.minary applications. Upon final approval, an Agreement
� - Er.�e: ir.to Housing Assistance Payments Contract is executed prior
to s�art of construction.
_':��r���o;a H�using Finance A ency: Under this process, MHFA receives
a set-aside of Section 8 contract suthority from HUD. Developers
submit proposals for permanent financing and Section 8 assistance
of new multi-family units directly to the N�iFA. After the MfiFA
has determined the pro3ect to be feasible, I�iFA submits an appli-
cation for Section 8 assistance to the HUD area office for review.
Upon approval of the application and after preparation of a more
�Ptaiied proposal, I�iFA submits the development proposal to HUD
for review, with certification that the proposal meets Section 8
-^^t:i���•=��5. LIpOn f�nal approval, an Agreement to Enter into
• Housi.ne Assistance �ayments Contract is executed between MHFA,
_.-� �.:�.t� :� the project, and the HUD area office.
r--^�r��^ a�co�plishments: FY 1976: 1,516 units processed by the Minne-
sota Housing Finance Agency; 1,152 units processed by HUD area
office under Section 8 New Construction; 460 units processed under
joint Section 8/202 funding.
io: i� �ther information:
see: Housing and Development Reporter, Section 30; 24 CRF 880;
Section 8 Distribution Plan, in Minnesota Housing Needs, Housing
Resources and Housing Resource Distribution Plans, (Office of
Local and Urban Affairs, Minnesota State Planning Agency, and
Minnesota Housing Finance Agency, Octotober, 1976); Housing Assis-
tance Payments Program New Construction Processing Handbook, HUD
Handbook RHA 7420.1.
contact: HUD area office at (612) 725-4801; and the Minnesota
Housing Finance Agency at (612) 296-7608
�
11
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July 31 , �980 �� '��IN C�T,Y•'� .
30U I��rtro 5�.����rc� ';uildi�;•
i�J.Llt�t }�:i.l]�,.�•�llllln`;!/�.El JriJ(11
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�M. J. Tero, Director
Multifamily Development
Minnesota Housing Finance Ageney
333 Sibley - Suite 200
5t. Paul, Minnesota 55101
�
FE: MH�A No. 80-077
' Metropolitan Council Referral ��ile No. 8605-i
Dear Mr. Tero:
At its meeting on July 2�4, 1980, the Metropolitan Couneil considered
the above project. This eonsideration was based on a report of the
Human Resources Committee, Referral Report No. 80-153• A copy of
this report, which was adopted as presented, is attaehed.
The Couneil finds this projeet, as submitted, is positively
consis�ent with areawide plans and goals. •
�� � Also attached are copies of letters from the Metropolitan Waste
Control Co� ission and the Metropolitan Transit Commission com-
ment�r� on �his project.
Sincey°?ly,
METROPOLITI�N COUNCIL
2�"
Char��s R. WLaver �
, . Chairman
, �
CRW:Emp �
� Enclosure
1
cc: John Euenger, Deputy Director, Multifamily Development, HUD
' Technical Assistance Carporat�on for Housing /
Jeff Sweet, Mana.ger, City of Golden Valley �
Richard J. Dougherty, Chief Administrator, MWCC
• Hugh C. Faville, Senior Transportation Planner, MTC
� Wayne P�elson, Metropolitan Council Staff
;
t
�
. �
An A[t�nc:y Cr!•:1t.f'.d� •C.i�rciinatr t h�� Ylannui�and DevPlopment of t.he1'�1'in Citie�Mcstx����oliLar..',i•ec�Comprisin,
. . . r�,.. .
uur.a.�. rvv .a�.�.a �y� ....... ....��.�w�. :� v��.... �.���► . .�""___ __ __ __
s • �U '
� REPORT OF THE HUMAN RESOURCES COMMITTEE
.• REFERRAL REPORT N0. 80-153
• � . 1
To: Metropolitan Council
Subject: Housing Referral, Golden Valley Family Housing, .
. Golden Valley, Mn. , Referral 8605-1 �
Date: July 24 , 1980 •
At its meeting of July 24 , 1980, the Human Resources Commi�tee
discussed the Golden Valley Family Housing referral. At the ..
meetirig, staff amer.ded the last sentence of the sixth p�ragraph
of the Comments section. The revision will be incorporated in
the report to the Minnesota Housing F'inance Agency.
, Recommendation "
� That the Council approve the amended report and comments to the
�iinnesota Housing Finance Agency as follows : "This proposal as
submitted is positively consistent with �areawide plans and goals. "
� � I Respectfully submitted, "
Joan Campbell, Chairman
. • .
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Name of Project: �ol�en Vallev Familv Iiousin� Council File rlo. 8605-1
Ap�lican�: Teclznical�,�lssistance Corporation for Hsrict. Funded by: P�iIIFA •
Municipali�y: Golden Valley County: FIennepin Council District: 10
•. � DescriPtion of Project:
Program (Subcl. 221d4., Section S; etc. ) : Section 8 .
Number and Ty�e of Units: Section 8, 32 units (20-2AR; 10-3BR; 2-4BR)
Purchase Price or Monthly Rental: Not avai�.a�l
II . .Proposed Project Will be Located Within:
1976-1980 Urban Service Area 1981-1990 Urban Service 11rea
Freestanding Gro�vth Center Rural Town Ctr. Rural Service Area
III.Relation to Local Comprehensive Plan and Review by Local Comm,unity:
' Yes Nc�
, Local comprehensi.ve plan reviewed by Counci� . . . . . . . �
L,ocal comprnhensive plan found consistent. . . . . . . . . _X
Project compatible with Ioca1 comprehensive plan . . . . . h
Project reviewed by local planning _�ommission . . . . . . ;{
All necessary municipal approval granted . . . . . . . . . X �
IV. Availability oF Services to Site:
1 �
Sewer Service (Central X Individual ) „
ttiater Service � (Central X Individual )
Pietro high�aay system entrance within three miles . . . . . X ___
t�lass transit within l;2 mile . . . . . . . . . . . . . . . :;
• . Par�k l�rea within 1/2 to 1 mile . . . . . . . . . . . . .. . X
� Shopping centers:
. Neighborhood (grocery, drug, laundry, gas) within 1/2 mi X
Co�nmunity (variety, clothin�, restaurant) within 2 mi . . l;
Regional ctr . (diveraified services) within 10 miles . . Y �
Day Care within f3 to l0 miles . . . . . . ' . . . . . . . X
fIealth L'are facilities within 30 minutes . . . . . . . . . X
V. School ca��,city adequate to accomrnodate additional
enrollment created l�y proposed development . . . . . . . . �
. .
VI. nQvelopment- Wil.l Advei`snly Affect the FolZawing Foiicies �r tiystems:
Yes No
Environmen�a.l . . . X Development rramework. . X
� Transportation. . . X 1lirports . . . . . . . . X
Sew�r . . . . . . , x Other Impacts . . . . . Y
Parks & Ope.n Space.
VII .Diversity oE Housing Type and Costs:
Will project serve most urgent needs of low- and moderate- �
income gro��i,? . . . . . . . . . . . . . . . �:
. . . .
� Will project serve to diversify housing costs in community?�
Will �roject serve to diversify housing type in community? :i�
•*See Comments
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� File .No. 8G05-1
Comments -
� � Golden Valley Family Housing is a proposec3 32-unit townhouse
development to be built on 3.03 acres in Golden Valley. The
� development will consist of 20 two-bedroom �units, 10 three- .
bedroom units and two four-bedroom units all of which will be '
subsidized through the Section 8 Program. Proposed rnonthly
rents have not yet been specified by HUD.
• • Golden Valley' s comprehensive plan has not yet been reviewed by
the Metropolitan Council. This proposed development is
compatible with its current comprehensive plan, however , it has
not been r.eviewed by the city's planning commission or received
� all necessary municipal approvals. -�
- The proposed site location is convenien��y accc:,sible t� most
necessary and desirable residential services. Central sewer and
water will be provided and Metropolitan int�erceptor and
treatment capacity is adequate. _Highways, parks, healtt�,
. shopping and daycare facilities are available nearby and the �
development will be adjacent to an MTC bus route. The affected
school district does have the capacity to handle any increased .
enro�.lment caused by the development.
No nega4:ive impact on the environment or metropolitan services '
is anticipated iF the proposal is implemented. Air traffic is
not• likely to detrimentally affect the intendeci residential site
• . use. It should be noted that no graciing, surface drainage or
� soil suitability information was provided for this review.
Consequently, although n� problems are anticipated, any related
iSsues regarding this site could not be evaluated within the
scope of this review. � �
It is likely that noise levels will exceed state and federal
standards for this resiclential development near County Rd. 18.
It is the policy of the Minnesota Department of. Transportation
� and the Federal Highway Administration not to provide noise
abatement for� new development;'constructed adjacent to a major
transportation facility. The development shoi�lc� analyze the
situation and provide any necessary measures to mitigate traffic
noises such as earth berming. Mn/DOT will provide guidance in
' this area upon request.
Accordin� to the Council' s 1980-1983 Subsidized Fiousing Al10- '
cation Plan, Golden Valley has a three year allocation which
will supPort the development of 67 units (34 family, 6 large-
family, and 27 elderly} . During the present allocatian plan
period no new or exis�ing subsidized units l�ave been approved in
Golden Valley. Altho��gh the number of large family units
� �proposed in this c3evelopment exceeds the city' s allocation plan
goal, the project size is consistent with the overall family
goal for Golden Valley.
• ,
' S +
The project is intended to meet the needs of low- and moderate- .
. .income people and will provide diversity in the type and cost of
• housing available within the comrnunity. �
' Recommendation
This proposal as submitted is positively consistent with
areawide plans and goals.
' DP135n
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Mr. John Rutford
. Referral Coordinator �
f�letro Counci 1
� 300 Metro Square Building
St. Paul , MN 55101 .
� Re: Metropolitan Council Referral File Na. 8605-1 �r
�
� Dear P1r. Rutford:
� ' f rmation
The t�letropolitan Waste Control Commission has rev�ewed the �n o
� submitted for the proposed Golden Valley Family Housing to be located
in the City of Golden Valley. ,
Because there is adequate capacity within the hletropolitan Disposal
� System the Correnission has no objection to this subdivision provided
! ! it is indicated in the City's full comprehensive plan.
� � Sincerely, ' �
-'�
•�
� Ric ard J. D gherty
Chief Administrator
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�' `��'" 801 American Center Bu.ilding St. Paul, Minnesota 55101 612/221-0939
� � .
July 28, 1980 �
Mr. John Rutford
Referral Coordinator
� Metropolitan Council
7th & Robert Streets
!i!'
St. Paul, NID1 55101
Dear Mr. Rutford:
The MTC has reviewed Technical Assistance Corporation's N�iFA Section 8 application for
Golden Valley Family Housing (Metro Council file #8605-1) .
Because of the impact such development will have on the transportation network,
the NiTC requests that existing and future transit needs be considered by the
developer. �
Enclosed, find a stmunary of the existing transit status of the site in question.
Assistance in planning for transit will be provided, if requested, by the Transit
- Development Department, 221-0939. Two publications available from this agency
� which may be helpful are, "Standards for the Design and Maintenance of Bus Related
Road �mprovements" and "Model Code for Transit Improvement."
Please let us know if we can be of further assistance.
Sincerely,
L . �
Hugh C. Faville .
Se:��or Z�ran���n;rtaticn Planner
HCF/DR/sm
� Enc.
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September 17, 1980
.
T0: Golden Valley Planning Commission
FROM: Martin Farrell '
SUBJECT: General Plan Approval - PUD 2g
BACKGROUND � ANALYSIS:
United Properties, th,e proponent aod�developer of the subject property,
' ---r�qaes���ng��;General Plan Approval fp'�La pra�osed Planned Unit Develop-
ment on a par�e�-o�---la��app�oxtmateT� 2.6 acres. The site is located
on Rhode Istand Avenue between Golden `V�al�ey-Roa and Country Club Qrive.
The request for General P1a__n Ao��o�al_ r _ses on the part of United Pro�erties
because of a somewhat unique situation� �On June 18, 1979, the City Council �
approved a rezoning of the subject property from "Commercial" to "Business "'
and Profess i onal Off i ce." ,Pr'ror-to-that'-approvafi� ithe P1 ann i ng Commi ss ion``
a-d-afiso give�approval to the rezoning at their May 30, 1979 meeting. - -
At that time, Mr. Boyd Stofer, representing United Properties, was quoted
as saying, "We also have an agreement for forty parking stalls an the Calvary
Lutheran Church parkLo_g_]_o�aa.d_tb��w�l-b.�-ab-1-g--�-o-us_e our parkina lo�ox�,
• S�.__�le intend to rent to business types of tenants and not, for examplei
� a doctor which has a high turnover of traffic.�"
Th__erefo_r_e,_wi_th_theJintention that the use of the property would be strictly
�basirtess and profiessional offices, the anning Commission voted to approve
t the rezon i ng�
�
The proponent then had to go to the Board of Zoning Appeals for a number of
zoning variances. Waivers were then granted by the BZA for the following
sections of the Zoning Ordlnance:
10.04 Heigh� for two additional stories over the one story allowed.
10.05 �� �� for 15 feet off the reqwired 35 feet setback along the
_ �-=�� North lot line to a distance of 20 feet from said lot
line to the proposed structure at its closest point.
• 3 � for 14 feet off the required 35 foot setback along the
�� - � � South lot line to a distance of 21 feet from said lot
�.� ; line to the proposed structure at its closest point.
� ' for waivers of that portion of the green areas of
the West parking lot as shown along the North and
South lot lines as determined by the building setback
variance.
� � for waivers of that portion of the green areas of
the East parking lot along the North and South lot
lines as determined by the building setback variance.
Page 2
September 17, 19$0
• General Plan Approval - PUD 29
�
13.01 (7) �for 48 parking spaces off the required 266 spaces to
a total of 218 spaces on the site as determined by
net rentable area of the proposed building.
Since that time, United Properties receLved building permits and have�neared
'completion of the three story office building. They have now come bac�k-�o
�� e�i_t�r-and-ha�e�requested that the Fifth Northwestern Bank be allowed to
, occupy the first floor of the building and construct a drive-in facility on
��the west s i de of the bu i 1 d ng. Th i s wou�d-cause a mufiti i p1e use-tTiat�s nof
addressect in tfie-"Business and Professional Office" section of the Zoning
Ordinance. The Planned Unit DeveJ.opmen.�__Section of the Zoninq Ordi�a.RCe
specifical_l��a�s; "Plenned Unit Developments shall include all developmer�ts
ha Iv ng two or more princ'��a L_u_ses or structures on a single parcel of����:�`�
United Properties have requested to by-pass Concept Approval and request direct
General Plan Approval . The nature of the request is conducive to such action.
�As_p�evi ously stated, the 1 a.n__d_ris--,zv�ed_ "Bus i ness � ro ess i ona f i ce'� and
`la f i nanc i al i nst i tut i on i s not a permi tted use. -�-��-��=,� ^-�.:�;.^se�---!!�t,ts-'rrress
an3�Profess on�l--6ffice �r i.nance, a financia institution would be allowed
as a "Conditional Use," but a drive=i_r�b,ank facility would not be allowed.
he surrounding land uses are as, follow5:
�--,
North: s Area is zoned "Institutional" and is the current site of
• Calvary Lutheran Church. Also, PUD 26 is proposed as a 200
unit Senior Citizen mid-rise building.
� �,E� "Business � Professional Office" district
f outh Single family residences and an institutional use.
West Qpen area zoned �`Gommercial'-'�
�The Compre ensive Plan designates the area as "Limited Business." As an
��ffice building, the use is not inconsistant with the surrounding land use ,
�or the Comprehensive Plan. However, a financial use with a drive-in facility
would not be consistant and could place undue hardships on the surroundirlg_-
`` 1 and uses. ; — -
�---
�'he ma�__Qr_or bo lem with the proposal is--one� a wo e ra ic related.
"�The propone�-F�as made great efforts to design a workable solution for the i'
r i ve-i n fac i 1 i ty. The�-have-wo�-tced-�v-i ttr-both--the-arch-i--tects and-t-he C i ty J
staff attempfing�- o design a drive-in facility that would not create a
traff i c problem. � Ur�i te rap�r-�i-es-e-vefl- i c consul t i ng f i rm
�to wri te a--�raff-i-c-�nd parki ng analys i s for the projec�-. A copy of-the report
i-s--at-�-ache�- — ----ti
The report derives four alternatives for the design of the drive-in facility.
United Properties has elected to su6mit Alternative 2 as thetr request.
�
Page 3
September 17, 1980
� Generat Plan Approval - PUD 29
tAlternative 2 is as follows : j
"Alternative 2 - The drive-in is on the west side of the building.
Traffic would flaw from north to south with an entrance from
Golden Valley Road and an exit to Country Club Road."
"With this alternative the number of lanes. in the drive-in would be
reduced from six to five. The facility would be located on the west
side of the building with the exit directly onto Country Club Road.
See Figure 2. An advantage of this alternative is that traffic leaving
the drive-in would have direct travel routes tn all directions. If
the intersection of Country Club Road and Rhode Island Avenue becomes
signalized, it is possible traffic stopped for the signal could,
during peak traffic ftow periods, block the exit from the Bank.
However, ,considering peak traffic volumes for Country Club Road,
the 90' distance from the Bank exit to the intersection is reasonable
by normal traffic standards.
Nonetheless, stacking space for 8 cars has been provided in the drive-
in bank area for cars leaving the bank, thus eliminating�any possible
back up on city streets."
The above was taken from the traffic analysis report and will be the alternative
• that this report will address.
�Of the four alternatives, the Engineering Department feels that this proposalJ
is the best. However, this is not to imply that it is a good layout and;
design. The drive-in facility creates a number of problem�.— --"`
L — — — — -- -
After discussing �the proposal with various members of the City staff, I would .
like to express the foltowing concerns related directly to the drive-in
facility:
1 . Golden Vailey has spent a good deal of time and energy in the
extension of Rhode Island Avenue through lOth Avenue. This was
dorie to create a ring road around the Valley Square area and alteviate
traffic on Winnetka Avenue. Future traffic on Rhode Island is
projected at 8,500 vehictes per day and at some future date there
may be a traffic signal on Country Club Drive. Establis6ing a
drive-in bank facility so close to a potential busy intersection
would create stacking problems atong Country Clu6 Drive.
2. The City's Engineering Department feels that any drive-in facility
design would be better located on the east side of the building.
The bank has indicated that this would be a problem because of
the design of the building. The Engineering Department cannot
recommend approval of any drive-in facility located on the west side
' of the building.
• 3. This is one of the first projects in the Valley Square Redevetopment
District and it should set a precedent as a good and successful
de�elopr�nt. Staff feels that a drive-in facility would not be a
suitable use at this location.
Page 4
September 17, 1980
� General Plan Approval - PUD 2g
4. It is staff's opinion that the building was not designed for such
a use. The addition of the drive-in bank was an after thought
and the building was designed strictly as an office use.
5. The project has already received a parking variance from the BZA
and the drive-in woutd eliminate .an additional 32 parking spaces.
This would again have to go to the BZA for approval . The original
parking plan was based on an office use. Not only would the
drive=in facility replace 32 parking spaces, the use by a financial
institution of the main floor would generate more pedestrian
traffic than an average office use.
6. Staff feels that it would be in the best interest of both the
City of Golden Valley and the Fifth Northwestern Bank to leave
the existing structure as it was originally designed, for business
and professional offices, and strongly encourages the bank to
relocate in the Valley Square area to a site that would be more
suitable.
RECOMMENDATION
Based on the aforementioned considerations, I recommend that the Planning
. Commission not give favorable consideration to the request and recommend
denial of PUD 2g.
,
•
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Traffic and Parking Anatysis
. VALLEY S.QUARE OFFICE CENTER/
FIFTH NORTHWESTERN BANK
Golden Valley, Minnesota
Prepared For:
UNITED PROPERTIES
Hamm Building �
St. Paul , Minnesota 55102
� Prepared By:
BATHER-RINGROSE-WOLSFELD-JARVIS-GARDNER, INC.
2829 University Avenue S.E.
Minneapolis, Minnesota 55414
September 15, 1980
• �
CONTENTS '
• � . Paqe
INTR4DUCT I ON . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Background . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A f ternat i ves Cons i dered . . . . . . . . . . . . . . . . . . . . . 1 .
TRAFFI C I SSUES . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
ALTERNATI VES FOR ACCESS . . . . . . . . . . . . . . . . . . . . . . 2
Alternative 1 - Drive-in on West Side, Entrance from Golden
Vailey Road, Exit to Rhode Island Avenue . . . . 2
Alternative 2 - Drive-in on West Side, Exit to Country
CI ub Road . . . . . . . . . . . . . . . . . . . . 5
Alternative 3 - Drive-in on West Side, Entrance from Country
CI ub Road . . . . . . . . . . . . . . . . . . . . 5
Alternative ,4 - Drive-in on East Side . . . . . . . . . . . . . . 6
Conclusions . . . . . i . . . . . . . . . . . . . . . . . . . �. . 6
PARKI NG ANALYS I S . . . . . . . . . . . . . . . . . . . . . . . . . . 12
• Go I den Va I 1 ey Zon i ng Ord i nance . . . . . . . . . . . . . . . . . 12
Parking Requirements to� Valley Square Office Center . . . . . . 12
Comparison with Requirements in Other Cities . . . . . . . . . . 13
Conclusions . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
APPENDI X . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
Zoning .Ordinances in Other Cities . . . . . . . . . . . . . . • . . 14
� . .
� INTRODUCTION
• Background �
The Valley Square Office Center has recently been constructed on a site
between Golden Vailey Road and Country Club Road, and just east of Rhode
Island Avenue in Golden Valley. This office building has a gross floor
area of �40,000 square feet and a net leaseable area of 33,000 square feet.
. Two parking areas have been constructed on this site, an area east of the
building with 146 parking spaces and an area west of the building with 32
' parking spaces. In addition, arrangements have been made tor perpetual use
of 40 parking spaces in the church parking area on the north side of Golden
� Valley Road. �
It is now proposed to use 5,000 square feet, net leaseable area, for a bank
facility f or the Fifth Northwestern Bank. The bank facility would aiso
include a six-lane drive-in service on the west side of the building.
The major issues relative to the use of this site for a bank are concerned
with �access to and from the drive-in facitity and the effects upon parking
supply and demand. .
Alfiernatives Considered
Three alternative layouts for the bank drive-in were considered. These are
as foliows:
• • Aiternative 1 - The drive-in is on the west side of the building.
Traffic passing through the drive-in would flow from north to south
� with an entrance from Golden Valley Road and an exit on to Rhode
Island Avenue. ,
• Alter.native 2 - The drive-in is on the west side of the building.
Traffic would flow from �orth to south with an entrance from Goiden
Valley Road and an exit to Count�y Club Road.
• Alternative 3 - The drive-in is on the west side of the building.
Traffic passing through the drive-in would flow from south to north
with an entrance from Country Club Road and an exit to Golden Valley
Road.
• Alternative 4 - The drive-in is on the east sic�e of the buiiding.
TRAFFIC ISSUES
. Golden Valley is planning some significant changes in the street system in
� the vicinity of the Valley Square Office Center. Some of these changes
• �aill occur in the near future, others may not be implemented for a number
of years. Therefore, access to and from the Valley Square Office Center
�must be considered from the standpoint of both the existing and future
street system. The major planned changes are as follows:
� • Rhode island Avenue is planned to be extended northerly from Golden
, Valley Road. This extension will cross the railroad tracks and then
1
curve westerly to intersect Winnetka Avenue north ot the railroad
tracks. This work is scheduled for const�uction in the near future. '
• • The long-range plan is to close Golden Valley Road west of Rhode
. Island Avenue. This is a future action that has not been programmed
at present.
- • After Rhode Isiand Avenue is extended, traftic volumes will increase
on this street. It is expected that volumes at the Country Club
� � Road intersection will eventually reach a level where a stgnal is
warranted at this intersection.
�he major concerns expressed by the City staff regarding access to.and from
the proposed drive-in are as follows:
• The exit from the drive-in must pr.ovide for reasonable routes in all
directions from the site without requiring ditficult or hazardous
driving maneuvers or unreasonably long adverse t�avei distance.
• The entrance to the drive-in must provide for convenient access to
the drive-in and enough on-site storage for vehicles should be
provided so that the queue of waiting vehicles wouid not extend into �
. a public street.
ALTERNATIVES FOR ACCESS TOJFROM DRIVE-IN
Following are discussed.the three access alternatives previously
� identified:
' Alternative i
This �Iternative is shown on Figure 1. The drive-in is located on the west
side of the building, near the south side. The entrance is from Golden
Valley Road and the exit is to Rhode Island Avenue. A curbed median would
be used on the exit to prevent traffic from entering onto Country Club
Road. AIl traffic from the drive-in would be forced to go northbound on
Rhode Island Avenue as it left the Bank. A yield sign would be used so
that traffic from the .drive-in would be required to yield to any traftic
approaching from the south on Rhode Island or turning right from Country
Ciub Road. A '�No Turn" sign should be installed at the nose to prohibit
vehicles trom turning south on Rhode Island Avenue.
. ,
The future t�affic volume anticipated by the City on Rhode Island Avenue is
approximatel�y 8,500 vehicles per day. Based on this daily volume, the
estimated peak hour traffic would be 425 vehicles per hour, northbound.
With an operating speed of 30 miles per hour, the average headway between
� vehicles would be 8.5 seconds or 374 feet. This would provide acceptable
gaps in the traffic flow on Rhode island Avenue to permit traffic from the
Bank to enter safely and without causing undue interference to traffic on
. Rhode Island Avenue. As traffic volumes reach the forecasted level on
Rhode Isiand Avenue, a signal is expected to be warranted at the Country
Club Road tntersection. This signal would create gaps in the no�thbound
• traffic which would also facilitate the movement of trafflc from the drive-
in onto Rhode Isiand Avenue.
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The Institute of Transportation Engineers has published the results�of sur- .
veys of trip generation characteristics for a variety of land uses.�� The
. ftndings for drive-in banks are listed below: �
NUMBER OF �EXIT TRIPS FROM DRIVE-IN
� BANKS DURING PEAK STREET HOUR
• . Observed Trip Rate
� � Average 26 Vehicles/Hour/Window �
Maximum 40 Vehicles/Hour/Window
, Minimum 19 Vehicles/Hour/Window
BRW has conducted counts at drive-fn banks in the Twin Cities area. At one
facility, with six windows in Roseville, the �ate of exiting vehicles was
found to be 31 vehicles per window during the peak hour.
The Northwestern Bank considers the average service time at the window to
be approximately 3 minutes. This would convert to 20 exiting vehicles per
hour per window. Based on the data listed above, the number of trips that
would leave the bank "to enter Rhode Island Avenue is forecasted to be
120-180 vehicles per hour. There is no problem expected even it the higher
volume occurs. There would be storage between the drive-in windows and the
• entrence into Rhode Island Avenue sufficient to stack 8 vehicles. This
would provide adequate storage for vehicles waiting for an acceptable gap
in the traffic on Rhode Island Avenue.
Traffic leaving to go north on Rhode Island or east on Goiden Valley Road
could do so very conveniently with the exit plan on Alternative 1. If
Golden Valley Road is closed west of Rhode Island Avenue, traffic destined
for TH 55, Country Club Road, or wanting to go south would be accommodated
less directly. The most convenient routes for these trips would be to turn
east on Golden Valiey Road and then drive through the Valley Square Office
Center parking area east of the office building. Usually this recircu-
lation of traffic through the parking area would not be considered
desirable. However, in this case the only traffic doing this would be
trips from the bank drive-in. The volume making this maneuver would be -
small; and since the trips are site-generated, they would be locai to the
parking area. At drive-in banks situated in large shopping cent�ers access
to and from the drive-in facilities requires travel through adjacent
parking a�eas. These trips do� not create any special problems. The
expected recirculation of trips through the east parking lot at Valley
. Square Office Center is not expected to adversely effect the operational
safety of this parking area. Travel speed in any parking lot must be main-
-tained at a prudent level in order to insure safety. The shortest travel
routes for trips from the site in each direction are shown an Figures 3-6.
. These routes are based on the assumption Goiden Valley Road is ciosed at
Rhode Island Avenue.
. �� Trip Generation, Institute of Transportation Englneers
4
9
If Golden Valley Road rematns open some drivers leaving the bank would want '
• to turn west on Goiden Vailey Road at the Rhode island i�tersection. This
would provide a convenient route to the west and also to the south on
Wi�nnetka Avenue. On Alternative 1 there is approximately 170 feet between
the '�nose" at the bank exit and the south side of Golden Valley Road.
Drivers wanting to go west on Goiden Valley Road would need to cross the
outside lane on Rhode' Island Avenue and merge into the inside northbound
, lane in order to turn left at Golden Valley Road. Considering the traffic
volumes expected on Rhode Island Avenue and the expectations for a signal
at Country Club Road, these would be sufficient traftic gaps to permit dri-
vers to maneuver into the inside fane to turn left at Golden Valley Road.
If drivers found it difficulfi to merge into the left lane, they woutd have
to alternate routes through the parking area just as would be the case with
Golden Valley Road closed.
Alternative 2
With this alternative the number of lanes in the drive-in would be reduced
from six to five. The facility would be located on the west side of the
buiiding with the exit directiy onto Country Club Road. See Figure 2. An
advantage of this alternative is that traffic leaving the drive-in would
have direct travel routes in all directions. If the intersection of
Country Club Road and Rhode Island Avenue becomes signalized, it is
possible traffic stopped for the signai could, during peak traffic flow
periods, block the exit from the Bank. However, �considering peak traffic
volumes for Country Club Road, the 90' distance from the Bank exit to the
intersection is reasonable by normal traffic standards.
• Nonetheless, stacking space for 8 cars has been provided in the drive-in
bank area for cars leaving the bank, thus sliminating any possible back up
on city streets.
Alternative 3 �
With this alternative the direction of traffic flow through the bank drive-
in is reversed. Traffic would enter from Country Club Road and would exit
onto Golden Valley Road. There are two major problems with this concept:
• If a signal is installed at the Country Club Road intersection,
westbound traffic waiting during a red phase couid block the
entrance to the d�ive-in. Three wa(ting cars wouid block trips from
_ the west from entering the drive-in.. These vehicles could then
biock other eastbound vehicles on Country Club Road. During peak
traffic flow period this could cause major operation problems in the
Count�y Club Road/Rhode island Avenue i�tersection.
� � • There is a possibility that in the future when the Country Club
- Road/Rhode Island Avenue intersection is signallzed that chan-
nelization wiil be constructed on Count�y Club Road. This would
consist of curbed median extending east of the intersection. This
would prevent left turns into the drive-in. The entrance to the
drive-in should accortmodate in-bound traffic from both directions.
• �
� 5
Because of the two considerations Ilsted above, it was decided that this '
� alternative would not be feasible.
Alternate 4
� With this alternative the drive-in facility would be located on the east
side of the building. Due to banking operations, user identiftcation, and
security requirements, this aiternative is not feasible.
Conclusions
it is requested that AI#ernative 2 be approved although either Alternatives
1 and 2 a�e acceptable to the Bank.
•
•
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PARKING ANALYSIS •
� Gotden Valiey Zoninq Ordinance
The Golden Valley Zoning Ordinance states that the off-st�eet parking for
an office building exceeding 30,000 square feet should be one space per 200
square feet of gross floor area.
' Parkinq Requirements for Valley Square Office Center
The parking spaces originaily provided at the Office Center are as follows:
East Parking Area 154 spaces
West Parking Area 32 spaces
,Parking on Church Lot 40 spaces �
TOTAL 226 spaces
With the proposed construction of the drive-in facility the west parking
area would be eli�minated. This would reduce the total parking by 32 spaces.
A tota.l of 194 spaces would then be provided. Based on the Golden Valley �
Zoning Ordinance, the Valley Square Office Center must provide a minimum of
200 parking spaces; a shortage of 6 spaces.
However, many municipalities give credit for the parking of vehicles
waiting to go through the drive-in facilities. The theory behind this cre-
dit is that the bank user is '�parking" while waiting to be serviced and �
• that the square footage occupied by the tellers is used in the calculation
of parking need. If credit for the 30 stacking spaces is given, the total
spaces provided would be 224. As stated before according to the Golden
Valley Zoning Ordinance, the Valley Square Office Center must provide a
minimum of 200 parking spaces. Under this situation an excess of 22 spaces
would be provided.
Gross Area Calculation
The Golden Valley Ordinance requires oft-street parking of 1 space for each
200 square feet of gross area in � multi-tenant building.* However, due to
the elevator shaft, mechanical shatts, and mechanicai/service areas, only
95� (at a maximum) of the building can be occupied or considered as gross
area. This would mean that the gross area of Valley Square Office Center
. is really 38,000 square. feet. ( In actual fact, the usable area of Valley
Square Office Center is 33,000 square feet or 83� of the total area of
40,000 square feet).
The parktng requirement for a 38,000 square•foot building is 190 cars and
� 194 are provided. Therefore, on this basis, the parking compiies. with the
ordinance of the City.
* Nofie: This ordinance has been adopted by Planning Comnisslon but not
approved by City Council.
�
12
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Comparison with Requirements in Other Cities •
. The zoning ordinances tor suburban communities neighboring Golden Vailey
have been compared to illustrate the range of .acceptable parking
requirements.
COMPARISON OF PARKING SPACE REQUIREMENTS
Office Building Size: 40,000 Sq. Feet, Gross Floor Area
33,000 Sq�. Feet, Net Leasable Floor Area
ZONING ORDINANCE REQUIREMENTS Parking
Floor Area per Definition of Spaces �
City Parkinq Space Floor Area Required
Golden Valley 200 sq. ft. Gross Fioor Area 200
St. Louis Park 200 sq. ft. Net leasabie 165 •
(f or public purpose)
Edina 200 sq. ft. Net leasabie 190
� (95� of gross)
Chanhassen 300 sq. ft. � Gross 134
Braoklyn Floor Area ; Gross 191
Center � .0005 Floor
• A�ea + 190
Crystal 500 sq. ft.+4 Gross 82
Burnsviile 200 sq. ft. Net usable 165
Conclusions
Aith�ough the parking provided for the Valley Square Offlce Center would be
less than specified by the Zoning Ordinance, the supply is expected to be
adequate for the following reasons:
• Most bank customers park for a short time, therefore each parking
space is available for a considerable number ot bank customers.
• Many of the bank custamers would use the drive-in and would not park.
� • Bank employment per floor area is less dense than in most other
types ot offices.
• The number of parking spaces provided would meet the requirements in
a number of other cities.
• In case there were an occasional unusally high demand, some of the
� excess demand could overflow into the Church parking lot.
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APPENDIX . •
� Zoning Ordinances in Other Cities '
St. Louis Park - For offices. having 20,000 or rrrore square feet of floor
area the Code requires "at least one parking space for each 200 square feet
or traction thereot of floor area." The term "tioor area" is further
defined as the floor area of the vacious floors of a structure measured to
' the center of all partitions, except those areas primarily for non-public
purposes including but not limited to dead storage, building maintenance,
office or building management, toilets or rest rooms, window show cases,
d�essing rooms or for building utilities.
Edina - Code requires '�one space for each 200 square feet of tloor area."
The floor area computation does not include stairwelis or mechanical rooms,
in addition credits are given for inefticient buildings having large
hallways, large entrances, or a large amount of common space.
Chanhassen - Code requires one off-street parking space be provided for
each 300 square feet of gross fioor area within the prtncipal structure.
Brooklyn Center- For office buildings 20,000-220,000 square feet in size
the following , formula is used: �
Gross Floor Area
(.0005 Gross Floor Area + 190)
� Crystal - Code requires 4 spaces plus one space for 500 square feet ot
floor area over 1,000 square feet. Fioor space is deflned as the gross
floor area of the specific use.
Burnsville - The code states that "office buildings and professionai offi-
ces having 6000 square feet of floor area, banks, savings institutions must
have,at least one parking space for each 200 square feet of floor area.'�
Fioor area is defined as net usable floor area exclusive of haliways, uti-
Iity space, and storage areas. �
• � .
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