10-09-79 PC Agenda ^ --- _
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. GOLDEN VALLEY PLANNING COMMISSiON �
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� � AGENDA ;
; TUESDAY, OCTOBER 9, 1979 '
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- 7:30 PM ;
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� I. APPROVAL OF MINUTES - SEPTEMBER 24, 1979 �
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; II . INFORMAL PUBLIC H�ARING - REZONING ;
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� _ _ APPLICANT: Bertelson Brothers, Inc. ;
LOCATION: 5612 Olson Memorial Highway '
REQUEST: Change Zoning to Light Industrial
PRESENT ZONING: Commercial �
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' III. INFORMAL PUBLIC HEARING - WAIVER OF PLATTING ORDINANCE I
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APPLICANT: Dorothy M. Anderson �
LOCATION: 245 Paisley Lane �
I � REQUEST: Divide one residential lot into two residential
lots.
� IV. SET DATE FOR INFORMAL PUBLIC HEARING - REZONING i
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APPLlCANT: M-R Services, Inc. I
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I LOCATION: 265 Feet east of intersection of Pennsylvania � i
� Laurel on Lauret Avenue. I
REQUEST: Change zoning to Institutional !
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I PRESENT ZONING: Open Development ;
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I V. SET DATE FOR INFORMAL PUBLIC HEARING - WAIVER OF PLATTING ORDINANCE I
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APPLICANT: Cart � Lorraine Brask �
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� _ LOCATION: 1435 Ketly Drive �
. REQUEST: Divide one residential lot into two residential
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V1 . PLANNED UNIT DEVEL'OPMENT #24 '
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APPLICANT: Halley Land Corporation �
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LOCATION: Plymouth Avenue � Boone Avenue North
REQUEST: Approval of Revised Site Plan
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GOLDEN VALLEY PLANNING COMMISSION AGENDA
OCTOBER 9, 1979 �
PAGE 2
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� VI1. FINALIZE OPEN SPACE RECOMMENDATIONS TO CITY COUNCIL
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� VIII. DISCUSSION ITEM - PUBLIC FACIU TIES COMPQNENT OF COMPREHENSIVE PLAN
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� Committee Asslgnments �
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• DATE: October 1 , 1979
T0: Golden Valley Planning Commission
FROM: Mike Miller, Planning � Redevelopment Coordinator
- SUBJECT: Request for Rezoning - Bertelson Brothers, Inc.
BACKGROUND AND ANALYSIS
Bertelson Brothers, Inc. (Office supplies and furniture) is located
off of T.H. 55 in the northwest quadrant of the intersection of Highways
55 and 100 (see attached area map) . Access to the property is via a service
drive adjacent to T.H. 55. The subJect property is presently zoned Com-
merical , with the property to the north zoned Industrial , and Light In-
dustrial to the east. The property adjacent on the west is zoned Business
and Professional Office. Adjacent land uses include an office building
on the west, Gleco Realty office on the east, and the G.H. Tennant
Company on the north.
At the present time, the Bertelson Brothers property is occupied
by a 15, 727 square foot building utilized as an office/warehouse and
' store facility. Approximately 84i of the existing building is used
for office/warehouse use, with the remainder being retail floor space.
• Total land area owned by the proponent equals 75,265 square feet (1 .72 .
acres) . The existing building occupies 20.9 percent of the available tand�
area. Future plans call for an addition to the north end of the exist-
ing structure of approximately 5,000 square feet. This would increase
land coverage to 26.6 percent.
The primary reasons for requesting a zoning change from Commerical to
Light Industrial are parking requirements and proper designation of
principal land use. Under the present Commerical zoning designation,
the Bertelson Brothers property would be required to have one (1)
parking stall for every 75 square feet of gross floor area. This would
require the present site to provide 270 parking stalls covering 99,360
� square feet of land area (2.28 acres) . With the construction of a
5,000 square foot addition, 67 additional parking stalls would be re-
quired increasing the parking area requirement to 124,016 square feet
(2.84 acres) . Presently, available off-street parking on this site
is approximately 4D stalls. By utilizing all available land area for
parking when the addition is constructed, there could be room for
approximately 95 parking stalls.
If the property were zoned Light Industrial , parking requirements
would be altered to one stall for each 400 square feet of gross floor
area for warehouse; one stall for each 150 square feet of gross floor
area for office; and one stall for each 75 square feet of gross floor
area for retail use. Utilizing this formula, the maximum number of
. parking stalls needed after adding a 5,000 square foot addition would
be 95.
} ""` Golden Valley Ptanning Commission
Bertelson Brothers, lnc. , Request for Reaoning
Page 2
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- It is quite obvious that in this case the princQpal land use
is office/warehouse, and is rrrore properly ctassified as Light
Industriat . The retail portion of the present iand use is not
_ typical of a commercial/retail use where there is a heavy over-the-
counter sales operation. While over-the-counter sales take place,
the bulk of the retail activity is via a shipping operation
Should the present use 'be discontinued, it would not be conducive
- to good land use principals to allow a commercialfretail use to be
' established there. As already pointed out, there i's not sufficient
area to handle parking for any moderate to heavy traffic generator.
_ In addition, the service road access will be limited in the future
when the entrance from the service road onto Highway 55 is eliminated.
Also, adjacent land uses would not be compatible with a commercial/
retail situation. Adjacent properties are more compatible with a
light industrial land use sttuation. •
RECOMMENDATION
it is the desire of Bertelson Brothers, Inc. to remain at
• their present location and continue to expand their operation.
This is a significant land use in the Community. However, without the
appropriate zoning classification this land use cannot be substantially
�mproved or expanded. Therefore, I would recortanend that the Planning
Comtnission consider favorabte action on this zoning change request.
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• DATE: October 1 , 1979
T0: Golden Valley Planning Commission
FROM: Mike Miller, Planning � Redevelopment Coordinator
SUBJECT: Request for Waiver of Platting Ordinance
245 Paistey Lane
BACKGROUND AND ANALYSIS
Dorothy M. Anderson, 245 Paisley Lane, is requesting a waiver from
the Platting Ordinance that would allow the subdivision of one residential
lot into two residential lofs. The subject property is located on the
northwesterly extension of Paisley Lane kno�rn as Ski Hill Road. This
single family residential neighborhood lies north of Glenwood Avenue,
and south of, as well as adjacent to, the Lutheran Bible College. The
surrounding neighborhood is characterized by large lots with substantial
single family dwellings and well landscaped yards. Most streets in this
neighborhood are rather narrow allowing adequate room for two-way traffic,
but little or no room 'for on-street parking. Ski Hill Road itself is
quite narrow, providing access to three existing single fiamily dwellings,
one of which is located on the subject property. The attached area
map shows a small cul-de-sac at the northerly termination of Ski Hill
Road. However, the attached sketch of the proposed lot division will
� show that the cul-de-sac has not been constructed and the narrow pave-
ment ends at the driveway entrances to Lots 2 and 3. In addition, a fire
hydrant is located at the edge of the pavement within the cul-de-sac.
As previously stated, the proposed subdivision would create two residential
lots. Parcel "A" would be 90 feet in avidth and approximately 200 feet
deep. It would contain 18,276 square feet. Access to Parcel "A" would
be by means of an easement 15 feet wide and 62 feet in length connecting
the parcel to Ski Hill Road. This easement is also intended for utility
access to the parcel . Parcel "B" would be the larger of the two lots
with 35,104 square feet, with an average depth of close to 200 feet and
a width of approximately 175 feet at the building set-back line. This
parcel has a substantial single family dwelling located on it. The drive-
way serving the existing dwelling will intersect, and somewhat overlap
the driveway easement from Parcel "A" at a point where Ski Hill Road
terminates. The driveway from the single family dwelling located on
Lot 2 also intersects Ski Hill Road at tMe same point (see Lot Division
sketch) . If approved, this would create a situation whereby three
separate driveways would enter onto Ski Hill Road at the same point,
creating an unusually wide curb cut.
In reviewing this metter, the City Engineer has indicated that,
if approved, it would be imperative that the City build the cul-de-sac
as shown on the sketch. This will necessitate moving the .fire hydrant
and water line. Since the right-of-way will only allow for a 35 foot
� turning radius it would be necessary to either acquire additional right-
of-way or easements altowing the pil,ing of snow on the adJoining yards
during the winter months in order to keep the wide driveway cut open.
In addition, the cul-de-sac as now layed out is too small to allow
� ` �` GOLDEN VALLEY PLANNING COMMISSION
. REQUEST FOR WAIVER OF PLATTING - 245 PAISLEY LANE
" PAGE 2
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standard snow plow or street maintenance equipment to turn around. The
lack of sufficient room to manuever equipment within the cul-de-sac will
result in increa_sed tirt� to plow, or maintain the cul-de-sac and there-
fore, increase the City's cost for routine maintenance.
This neighborhood is a very pleasant neighborhood with large lots and sub-
, stantial homes. It is highly unlikely that there wi11 ever be other sub-•
divisions with large lots developed in Golden Valley in the future due
to current land costs. The large, spacious, and well landscaped lots
provide a rather distinctive character to this neighborhood. In addition,
the homes appear to be well located with rather generous setbacks. '
Indiscriminate subdivision of these existing lots will have a detrimental
effect on the neighborhood as a whole. This particular lot division is
� - not well planned with respect to the layout and character of the exist-
ing neighborhood. Lot divisions of this type can only serve to encourage
piecemeal division of other lots in the neighborhood serving only in the
haphazard disruption of a well developed area.
RECOMMENDATION
The waiver, or variance, of the Platting Ordinance should be a
� relatively rare exception rather.. than the rule. A variance is justified
when there is a resonable hardship resulting from such physical aspects
as topography, soil conditions, or drainage problems. Economic hard-
ship, or convenience, are not justifiable reasons for granting a variance.
- � If this lot division were being submttted as a plat, it would be un-
acceptable in terms of lot layout. The Platting Ordinance clearly states
that:
"Each new subdivision becomes a permanent unit in the basic
physical structure of the future community, a unit to which
the future community will of necessity be forced to adhere.
Piecemeal planning of such subdivisions will bring a disastrous
� disconnected patchwork of plats and poor circulation of traffic. . ."
This is the established poticy of the City of Golden Valley. If proposed
plats must conform to this policy, smaller lot divisions should also ad-
here to this policy. If not, the ordinance is meaningless. Therefore,
based on the backgro�Fnd and information stated above, 1 recommend that
the Planning Commission deny this request of a waiver to the Platting
Ordinance.
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QA7E: October 1 , 1979
• T0: GOLDEN VALLEY PLANNING COMMISSION
FROM: MIKE MILLER, PLANNING � REDEVELOPMENT COORDINATOR
SUBJECT: SET DATE FOR INFORMAL PUBLIC HEARING - REZONING
M-R SERVICES, INC.
BACKGROUND
. Attached, for your reference, you will find an area map showing
the location of the proposed zoning change. M-R Services, Inc.
proposes to construct a 25,000 square foot, single story building.
This building would be used as a "Development Achievment Center and
Work Activity Center" for people who are classified as developmentally
disabled (retarded) . A small section of the proposed structure would
be two stories. It would contain offices, classrooms, bathrooms and .
work activity areas along with some storage.
The site in question is located on the north side of Laurel
Avenue, approximately 265 feet east of the intersection of Pennsylvania
Avenue and Laurel Avenue. Laurel Avenue is not developed in this
area. However, the proponent does have access by means of an easement
providing access from Pennsylvania Avenue until such time as Laurel
Avenue is developed.
• I would recort�nend that the Planning Commission set October 22,
1979 for an Informal Pubiic Hearing date on this matter.
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DATE: October 1 , 197g
T0: GOLDEN VALLEY PLANNING COMMISSION
FROM: MIKE MILLER, PLANNING � REDEVELOPMENT COORDtNATOR
SUBJECT: REQUEST FOR WAIVER OF PLATTING ORDINANCE
CARL � LORRAINE BRASK
BACKGROUND
Carl and Lorraine Brask are requesting a waiver from the
Platting Ordinance that would allow them to subdivide one
= residential lot into two residential lots. The property in
question is located at 1435 Kelly Drive, and lays between
Kelly Drive and Oregon Avenue. The parcel that would front
on Kelly Drive presently has a single family dwelling located
on it. The lot that would front on Oregon Avenue is undeveloped.
Both parcels are zoned residential.
I would recortnnend that the Planning Commission set Monday,
� -0ctober 22, 1979 as the date for an informal public hearing on
this matter.
�
l
PLANNED UNIT DEVELOPMENT #24
�
APPLICANT: Halley Land Corporation
LOCATION: Southeast Quadrant of Boone Avenue North and
Plymouth Avenue
PROPOSAL: Construct five 2-family dwelling units on 2.4
acres of land (Midtown) .
REQUEST: Approval of Revised General Plan of Development
BACKGROUND
On July 23, 1979 the Planning Commission unanimously approved the
proponent's original general plan for P.U.D. #24 subject to the
conditions below:
1) . Providing additionat on-site parking stalls for
guest parking use only.
The Use Permit should state that these guest
parking stalls remain open for guest parking
and not be utilized for vehicle storage or
recreational equipment.
� On August 6, 1979 the City Council called for a Public Hearing for
P.U. D. #24 Generai Plan Approval - September 4, 1979•
On September 4, 1979, Mike Halley, the developer, requested that the
Public Hearing be deferred until October 15, 1979• According to the
proponent, adjustments had to be made to the proposed platting
and devetopment configuration based on soil test results submitted to
the developer by Subterranean Engineering, inc. for a residential
development of the type and density proposed.
General Soil Composition Findings:
1) . Soil deposits at test holes #2-5 consisted primarily of well
decomposed peat, and highly organic•clay silt with organic
sandy silt at test hole #1
2) . The soil composition in the northeasterly section of the
site (test holes 3, 4 � 5) were found to be weak and
highty compressible, and totally unsuitabte for foundation
and floor slab support.
3) . The soil composition of the site's south and southeast
sections have partial consolidation but should have the
upper layer (top soil) removed. This section of the site,
using foundation and construction practices to safe guard
`
P.U.D. #24 - Halley Land Corporation
Page 2
� _.
• a structure's stabilit , is buildable round.
Y 9
The proponent having been informed of the unsuitable soil conditions lying
in the northeast section of the site decided to redesign the preliminary
plat and site p1an.
PROPOSAL
Density: 5 Buildings - 10 units (4.16 units/per acre) .
Access: Boone Avenue (101 feet south of Plymouth and 117 feet
north of Minnesota Northwestern Railway right-of-way) . `
Parking: 2 Stall per unit plus 8 exclusively used guest parking
� stalls.
Site Plan: 5 Buildings will be clustered within the south and south-
east area of the site and will be served by a single
• 18 foot driveway off of Boone Avenue.
The northeast sectian of the site (20%) will be devoted
to natural open space based on the soil conditions and
� natural drainage patterns.
Setback: A minimum 35 foot setback will be adhered to for each
building.
. DRAINAGE
Based on an analysis conducted by the City's Engineering
Divison, it was determined that the overall flow of the
site's runoff is acceptable. However, the City does
recommend the placement of a catch basin with sump in
place of the proposed sodded swale.
Also, The City will require a ten foot easement along
the Southern boundary of the site to allow space for
a proposed 60" RCP storm sewer and a ten foot easement
along the easterly boundary to provide the necessary
space needed to permit drainage and utilities.
The City also suggests the driveway be an easement
for drainage and utilities only and not access based
' on the width of the driveway and resulting ma�ntenance
problems. .
' If the proponent agrees to a drainage and utility
easement, this will also require and easement
. around the proposed hydrant.
P.U.D. #24 - Halley Land Corporation
� pa9e 3
►
• UTILITIES
If the proponent plans to bury the electrical services,
etc. , it is recommended that an easement (10 foot) be
provided along the east and north boundary lines with
utilities placed on the proposed development site and
not along street right-of-way.
LANDSCAPING
_ The site which will undergo construction will be properly
landscaped and screened with plantings capable of tolerating
inclement weather conditions.
The remaining area of the site will be retained in its
natural state.
_ RECOMMENDATIONS
1) . The revised development plan reflects a more realistic
approach to the site's potential to be developed based on
isolated incidents of poor soil suitablity.
The City's Planning Staff recommends that the Commission
• approved the revised general plan of the developrnent.
2) . The Planning Staff recommends that a condition be
added to the use permit stating that the vegetation stands
lying to the north and east of the proposed devetopment
be retained as shown on the general ptan of the development.
3) . Parking lot and driveway should be curbed to protect
the ad,jacent green areas from excessive erosion.
4). It is recommended that the developer provide a catch
basin and sump in place of the proposed sodded swale.
, 5) • Staff recommends the developer allav a ten foot
drainage easement along the east and south property
lines in order for the City to provide storm sewer
facilities.
6) . Staff recommends the driveway area of the proposed
development be designated a drainage and utility
easement.
7). Sewer (sanitary) provided to the site should be
constructed of vitrified clay.
�
P.U.D. #24 - Halley Land Corporation
,� Page 4
►
. 8) . If driveway drainage and utility easement exists, the
City recommends a fire hydrant easement be provided
around the hydrant.
- 9)• If electrical and other delivery systems are piaced
underground staff recommends they be placed within a ten
foot easement off the public street right-of-way.
•
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DATE: October 1 , 1979
T0: Golden Valley Planning Commission
FROM: Mike Miller, Planning and Redevelopment Coordinator
SUBJECT: Finalizing Open Space Recommendations to City Council
Each member of the Planning Commission is urged to review the "
written Staff Report on the privately owned open space sites. It
is also suggested that Commission members review the minutes of the
last meeting relative to the discussion on this matter. The sub-
committee selected to confer with General Mills, Inc. , relative to
Sites 2, 3 and 4 will make their report to the Comnission at the
October 9, 1979 Planning Commission meeting.
. As a matter of clarification regarding the questionable market
value of the Prazak property (.88 acres) located on site 2, it was
determined upon further investigation that this particular site
presently supports a residential structure. Subsequently, the
property is no longer being considered as open space land. For
those of you who questioned the over inflated market value of this
property, your assumptions were valid and the planning staff suggests
• you delete this property from the Open Space Analysis Report.
The purpose of this agenda item is to formulate a report
to the City Council. Aerial photos of each site are available
for review in the Pianning Office, and will also be on display
at Monday night's meeting. If any Commission member has any
questions relative to this project, please do not hesitate to
call me (545-3781 , extension lg6) , or stop by my office.
�
� DATE: October 1 , 1979
T0: GOIDEN VALLEY PLANNING COMMISSION
- FROM: MIKE MILLER, PLANNING � REDEVELOPMENT COORDINATOR
SUBJECT: PUBLIC FACILITIES COMPONENT OF COMPREHENSIVE PLAN
By now, alt Commission members should have received a copy
of the Public Facilities Plan.
It is suggested that you begin::your review as soon as possible
as the docurr�nt is fairly targe and there is a great deat of ground
to cover. Final Committee assignments witl be made at the October
� g, ig79 Planning Commission meeting. Work sessions will b.egin in
October.
• .
. � °
T0: Planni�g Comn,ission
• FROM: Robert R. Hoover, Mayor
DATE: October 1, 1979
RE: Acqusition of Middle School Property
The City Council has been considering the possible acquisition of the Golden
Valley Middle School property from the Golden Valley School District for use
as a Senior-Community Center. The City Council , after many months of delib-
eration, determined that the City would not pursue t�e acquisition of the
Middle School for use as a Senior-Community Center. The City Council did
reserve the right to consider possible acqyisition and use of the indoor
swimming pool , auditorium and athtetic field.
Given the fact that the Golden Valley School district will soon be merging
with the Hopkins school Dis.trict and that both the Middle School and High
School properties will be vacant and up for sale, the City Council feels it
would be appropriate to have the Planning Commission study that area for
determination as to a future appropriate use. The City Council would
further request that the Plann ng Comm ss�on consider d�veloping criteria
for evaluating potential land uses rather than sa���f�8-�t�hl� u_•
� This approac wou provi-de the greatest assistance. and guidance to the
school boards in their deliberation over possible purchasers of the property.
Mike Miller, Planning and Redevelopment Coordiantor, can provide you with
• information on potential criteria. '
We would like to have this report by February 1 , 1979•
D���'s : .
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� T0: Chairperson, Sue Eastes and Planning Commission
FROM: Robert R. Hoover, Mayor
DATE: October l , 1g79
RE: Tax-exempt ,Financing Policy
The City Council has determined that it would be worthwhile to refer to the
Planning Commission, a proposed amendment to the City's tax-exempt financing
policy. The staff wtll review with the Planning Commission, background on
tax-exempt financing in general and more specifically, the City's current
po1icy. '
The Council wishes the P]anning Commission to consider the following amend-
ment: Shoutd tax-exempt financing be permitted in the development of vacant 7
parcets where the zoning ctassification is of a hlgher use than is permitted iCX��� '
under the Comprehensive Plan. This would be limited specifically to either
commerciat office or industrial uses.
The City Council used this amendment as a possible additional implementation
toot for the Comprehensive Plan. The Councii would like a report back from
the Planning Commission after the first of the year.
.
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