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10-22-79 PC Agenda _ ... I i � GOLDEN VALLEY PLANNING COMMISSION I i �' AGENDA i MONDAY, OCTOBER 22, 1979 I � 7:30 PM � (CIVIC CENTER - 7800 GOLDEN VALLEY ROAD) I I � I . APPROVAL OF MINUTES - OCTQBER g 197g I i . II . INFORMAL PUBLIC HEARING - REZONING � - APPLICANT: M-R Services, Inc. � LOCATION: I 7350 Laurel Avenue ' REQUEST: Change Zoning to Institutional � PRESENT ZONING: Open Development � - - - � I 111 . PUBLIC HEARING - WAIVER OF PLATTING ORDINANCE ' APPLICANT: Carl � Lorraine Brask i LOCATION 1435 Kelly Urive ' i REQUEST: Divide one residential lot into two residential lots � IV. PRELIMINARY PLAT REVIEW i - -� � � APPLICANT: J.W. Gassner � � i LOCATION: Southeast corner of Winnetka � 23rd Avenue No. I � REQUEST: Replat�of Lakeview Terrace � ; V. REQUEST FOR BUILDING PERMIT - T.H. 12 MORATORIUM AREA I . � APPLICANT: James Lupient , LOCATION: T.H. 12 � Louisiana Avenue � I REQUEST: Construct an addition to existing service station I structure. , I VI . FINALIZE OPEN SPACE RECOMMENDATIONS TO CITY COUNCIL i � , i I � ; I � i � DATE: OCTOBER 16, i979 T0: GOLDEN VALLEY PLANNING COMMISSION FROM: MIKE MILLER, PLANNING � REDEVELOPMENT COORDINATOR SUBJECT: REQUEST FOR REZONING - OPEN DEVELOPMENT TO INSTITUTIONAL 7350 LAUR�L AVENUE BACKGROUND AND ANALYSIS M-R Services, Inc. , Edina, is requesting that the zoning of approximately 3.5 acres of land at 7350 Laurel Avenue be changed from Open Development �to Institutional . The purpose of their request is �to allow development of a 25,000 square foot building to be utilized as a Developmental Achievement Center and Work Activity Center for people who are classified as developmentally disabled. As indicated on the attached area map, the proposed site is located on the north side of Laurel Avenue which is presently undeveloped. Access to the property is via an easement fram Pennsylvania Avenue over the undeveloped right-of-way of Laurel Avenue. This access would have to be provided, and maintained • by the proponent until such t�me as Lauret Avenue is fully developed. It should also be pointed out that this site is located outside of the T.H. 12 Moratorium Area and therefore is not affected by the moratorium. AdJacent land uses, or zoning, include single family residential to the north, institutional (City ponding area) to the east, industrial development on the south, and business. and professional office (Mark Hurd Aerial Surveys) ' on the west. It is anticipated by the proponent the facility could accomodate approximately 120 students with a full and part time staff of 67. The students would be transported to and from the site by bus. Operating hours would be primarily from 8:00 AM to 4:30 PM, Monday through Friday. The proposed site plan shows the building located �in the approximate center of the site with parking in front adjacent to Laurel Avenue. A planted vegetative screen is planned along the north and east boundaries adjacent to the single family residential area. This same site was proposed for rezoning in April of 197g. At that time a different proponent requested a zoning change to Business and Professional Office. The Planning Commission re- commended denial of this request, noting that there was no pro- posal for the use of the property, just a concept idea. Other land uses for the site were discussed including a nursing home, • multipie dwelling and townhouses. Golden Valley Planning Commission M-R Services, Inc. � Page 2 • RECOMMENDATION In reviewing recent development patterns in this area, it is apparent that perhaps the most desirable land use for this site would be one that is regarded as transitional . Public ownership of the site would not be very practical since the City already owns all the land that it needs in the area. An institutional use, which is semi-public, could provide the type of transitionat use that would be most desirable. In essence, the proposed use is a small, private school with structured operating hours, and woutd generate less traffic than an office building or multiple- famity development. Adverse impact on adjacent tand uses would be minimal . I would recommend that the Planning Commission take favorable action regarding this request. • . .��T:��_�r�, •. - • ' ' . . � . . . � ��..��IlI'� • ' ��• f �'�+' : �'t' �•,t. •• ,. .•�`s"'� .. . , � �•:�,'q• NuilOJ:l � �• � ��`'' f M��n� �. � ',R'`A1 ��. ` �.. I•� � �. � � � ...- :nd I'� Iir tL �1�1 . 11'/� . ��l Hlr� .• V`�L Y� : • f � i��• ��'I� �. � • •. � . �� • • � • • � �:� •��'rA�,�rt��3 - y� �;� /;.:. �� •� ��'. • . • �'Z� •�,•�'4' �� :� �l , �:/I*�.� '' �'��• ��. '��'� �I: � � •., � -� � • � � . , ��i• .i�•�� ; * •� � ��. �� •' ��Zt�•' : • ' �• ~•�� ►.� "• .•.�:'..' 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' ' % '�� _ '. --_ r,¢�IANOLG.4PPL0).-._ :' , � N � �R�, ' .;��• NC. � N ;•i' � ' ' �� ' '�'Z�f '20�. 20� �/38=� - - �79' � � • . . �� `. s_, � . i..��,E� . . ��1�.�s/i�T`� � v� -. . i,vEw.9y - - . - ' LA`�L /4_ __' - �''� • � /5'�S.9,viT/lit% S�WG2 �R � �ss —,v— � DATE: October 16, 1g79 T0: Golden Valley Planning Commission FROM: Mike Miller, Planning � Redevelopment Coordinator SUBJECT: Request for Waiver of Platting Ordlnance 1435 Kel ly Drive • BACKGROUND AND ANALYSIS This request by Carl and Lorraine Brask, 1435 Kelly Drive, involves a proposed div�sion of one large residential lot into two smaller residential lots. The property in question is presently zoned for single family residential , and there is an existing single family dwelling located on the easterly one-half of the property. The parcel lies south of Otympia Street and north of Plymouth Avenue, extending from Kelly Drive to Oregon Avenue (See attached area map) . As indicated on the attached map, and lot division sketch, the sub- Ject property has frontage on two streets. � it is apparent that this property is part of an older sub- division of larger lots that have been subdivided into smaller lots � in a piece meal 'fashion over a period of years. 06viously, it would have been a better planning decision if this block could have 6een repiatted at the time when the neighborhood was just begiRning to develop. At that time a more uniform lot arrangement could have been developed, avoiding the irregular front and rear tot 1ines that presently exist. The proposed lot division would create two lots which would both meet all minimum zoning requirements for single family dwellings. The east parcel , which already has a dwelling located on it, would be 100 feet in width and 162 feet iong (16,200 square feet in area) , and the west parcel (presently undeveloped) would be 100 feet wide and 142 feet long (approximately 14,244 square feet in area) . RECOMMENDATION While it is obvious that the proponent(s) of this request desire to create a devetopable residential lot as a result of this lot division, the primary planning concern in this case should be the correction of a platting mistake which occurred some time ago. If this block were proposed for platting today; lots with double frontage would not be allowed. Since the other lots within the block have been re-subdivided over the years, it would serve no useful purpose to attempt to replat the block at this time. Perhaps the most practical solution afi this time would be to correct the problem and approve the variance to the platting ordinance. In • recommending approval , I would remind the Planning Commission that this case should be regarded as an exception to the rule, dictated for the most part by less than desirable platfing decisions in the past. � .r a. , � �, u 11 !C N N 6� . �I N r�,,, � ' � - � N N •... � � W O O J 'a" � 'C Q � � C O C iv � �o � C� � a� a�i ° — a� a a` lC � L ] V O = y Z � � �. d p� r y .o+ � C � C C C � O d d d ' ° E d E o � - � a� Y a� � � .�n��rQ �c �7�N � � _ � � � � � � � � ��, � � � � � .� � ,� o �v o eo — �o � {uawase3 AeOtl 'If S m i L ,� � t �° o " N(/}!l ---- 17'9D1 - - NOtll v q� o+ p v+ +-� ,n —SS— , C .0 C C ,,,, '� d �___ ;'�'�01 - , — — — — — — '` �p ,«''_ = '_ p ev C � '�� i � � a� "'' � "~ 7 �n �^ . C . .�.i i i�. i i p7 � ,�, ,� y .� .�..q � � °EA. � � " �w X N O K •L O � � i i ; � ; 2 N�' W �� L U si � � y = � � o z �. 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S DATE: October 16, 1979 T0: Golden Valley Planning Commission FROM: Mike Miller, Planning � Redevelopment Coordinator SUBJECT: Preliminary Plat - Replat of Lakeview Terrace BACKGROUND AND ANALYSIS The original ptat of Lakeview Terrace, located at the southeast corner of the intersection of Winnetka and 23rd Avenue North, was approved by the City Council on June 19, ig77. However, the sub-' division has never been deveioped. Zoned residential , Lakeview Terrace originally contained six lots with a short cul-de-sac serving the southerly portion of the plat (see exhibit A) . It was the lntent at that time to develop Lots 1 and 2 for double bungalows, and build single family dwellings on the remaining � four lots. None of the lots or the cul-de-sac (Lakeview Court) were ever developed primarily due to the high development costs resulting from poor soil conditions. Soil borings on this site at that time indicated that while the soils would support either single family, or double bungalow • units, it would be necessary to either dredge or sink piling to support the structures. It has been estimated by consulting engineers th�t pilings would have to be driven to a depth of approximately 30 feet or more to support the dwelling units. • This 2.5 acre site is bordered on the west and south by residential zoned land. The area to the east is aoned institutional , being a City-owned ponding area. To the north, along 23rd Avenue, the land is presentty zoned Open Development and adjoins a light industrial zone district further north on Winnetka. Ownership of this property has changed hands since 1g77. It is the intent of the current owner to replat the property into four large lots, vacating Lakeview Court, and, if approved, developing all four .lots with double bungalow units. In con- sideration of the traffic conditions on Winnetka and proximity to the intersection with 23rd Avenue, the proponent proposes to utilize common driveways to cut down on the curb cuts on both Winnetka and 23rd Avenue North. The proponent feels confident that the high development costs can be justified if the property can be developed with double bungalow units. If the replat of Lakeview Terrace were approved, the density would be the same as the original plat (3.2 units per acre) . The replat provides for four lots rather than six (see exhibit B) . Lots � 1 and 2 would each be 18,755 square feet in area, while Lots 3 and 4 would each contain 34,760 square feet (0.8 acre) . However, while each lot in the replat would meet, or exceed the minimum lot area requirements for double bungalow development, they fall slightly short of the required minimum lot width requirements of 150 feet. Golden Valley Planning Corrtmission Lakeview Terrace Replat � Page 2 • _. Lots 1 and 2 are 137.5 feet in width, and Lots 3 and 4 are 126.4 feet wide. However, all of the lots exceed the minimum standards for single family development. If the replat of Lakeview Terrace is approved it will be necessary for the proponent to request a variance from minimum lot width requirements from the Board of Zoning Appeals before development of double bungalow units could proceed. RECOMMENDATION A closer review of the original plat of Lakeview Terrace reveals that it would not have been a practical development. Construction, and future maintenance, of Lakeview Court with utilities would have been very costly to the City. The soil conditions create develop- . ment problems. However, the primary land use decision here is a question of what should be done with the property. If not developed for residential purposes, the property could be proposed for com- � mercial , or industrial use, necessitating rezoning, etc. The Comprehensive Plan calls for the property, and adjacent neighborhood . to be developed for low density residenttal use. The proponent is well aware of the higher cost of development. Therefore, 1 feel that it would be the best land use decision to encourage residential development of this property. i woutd recommend approval of the pre- liminary plat of the replat of Lakeview Terrace, and approval of • its development for double bungalow units, with common driveways. • � • g a 23 RD • AVE. . > ? :��qs � � �,Bea� —-- — - . � � . �—t2•—. , � , �_w � , �, � � ' ° m � . g�• j 6T _� 100 �902 I � I �� i O ! 1 I 6BL ��- � � � � � i Ii � �' 0 IB,�50 £vQ. FT. � � . i . , $; - . � ! I . � t _.� � �e.BOO �e F�. � � 1 ; _ i�5 , . ..�-9va�. � # � . , Q � / / � � - ' ` 3 ` � � � 1� i �L la,800 bQ. FT. i : i 'i I. 1 \�-90b � i � � �• .i ! � � 100 25 {I, I 99 . � • � " I', i . / (9�b.�) _ �1 8 9. i 3�8.9 8� � I ' ��1178� I i �a � W . � I , i 75 (90�G� � I` 1 � I ' � _i ° 4 _ • I � ' . 12,800 6Lt. 7 r �9f0 •. � � � I �5,�i5D h4• FT. R ,� � � I . . Z � � !� �.V\ � I ( �9�2 !I 14�800 bQ. FT. \ I ' � ',I' \ � . \ 3 � � � �' \ - --- - � � I I �a►a— � ' � -- � 0 � � � � v I � � � � i � � ` . � 103 1'12 � � /aim i ' ,�-- " a a I � � `� � �� O� S D N 1 { a D \ 1 912 9? � ' A D�' � �� 9�� 9 ° �� 6� � \� �xa��sl r A ' I �� .\ \\\ . — � . \ � � � ; �— � i . ; i I . � � LAK�V��uv T�eat��e� DESIGNED CHECKED 1 HENEBY CERTIFY iNAT THIS PLAN WAS 7REPAflED BV ME OH UNOER MV OINEGTSUPERVISION AND THAT 1 Ald A OULY PEGIS7ER� . . • ED L4ND U11R YO¢ UN N TNE WS GF THE�ATE F s.s� . DRANfN APPROVED • A1INNESOTA� _ � � �_ _ � � I�A..f�ASdOC 1lIUI ITC�IIV ��` a � a � � � , � 23RD AVE. � . . i.vv=aaa.so � .—i,z"—, , , , ,_W � � 36" > S T — - -/37.50- - — � — --/37.50--. - ;� '� I � ��= �f/ � I ' I � . 3 � I � � Z � . i � � � � , � I � ._ ..... ; W � ..... . . ; 1 � 1 Q ; � � _ � -/3 .S0 - - --/37.S0-- � - 2 7S.00- - -- - _ i ; ;..,..... .:_, � � .... .. . .. 1 _ _ _ _ 1 � � ::; �: - � ' I _ 3 0 , ... .. . . . � � z � .... . r � . . _ _ ____z7SOO_ _ _ _ _ � o � W � � � o� z � � . . _ . � ! . o � ._ , � - I a � � : :...:..:.. e.;. ii ..... . • 1 , I I � - _ _ - --z . — - - - - . I . 1I E��„� Q � . p�•pe�r�a I��z o� L�a��vi�w T��we� - UESIGNEU CHECKED I MEREBY CEXfIfV THAT TMIS PIAN WAS VfltPAHED BY h1E OX UNOERMV DIRECTSUPERV1510NAND THAT I AM A DULV FEGISTER� ED I.d ND SURV YOR UNOEN THE LANJS OF THE bTA OF DRAWN APPROVEU b1�NNE$OTA. _ �y _r�� McCOMBS-KNUTSON ASSOCIATES, ! � DATE: October 16, 1979 . T0: Golden Valley Planning Commission FROM: Mike Miller, Ptanning � Redevelopment Coordinator SUBJECT: Request for Building Permit - T.H. i2 Moratorium Area James Lupient BACKGROUND AND ANALYSIS On September 17, 197g the City Council adopted an ordinance amending the City Zoning Code which declared a moratorium on development within the Trunk Highway 12 area. The moratorium witl remain in effect for one year. It is the purpose of the moratorium to control development within the T.H. 12 corridor while decisions are being made regarding the future of the highway and the comprehensive planning efforts within that area so that the benefits of proper planning will not be lost, to prevent the co- mmingling of incompatible uses, and to preserve the status quo pending revision of the comprehensive plan so that the City will ' not be impaired in its ability to effectuate the purposes and goals of the City's planning efforts. • The ordinance creating the moratorium reads, in part, as . foltows: "Section 17:02 Restrictions on the Granting of Permits and Applications. No building permits, re-zoning ap- plications, conditional or special use permits, variances or other authority for additional development within the T.H. 12 Area of the City shall be granted for any pur- pose which would be inconsistent with the intent of this •Ordinance or the purposes of the proposed amend- ed comprehensive plan for the T.H. 12 area and amend- ments to the Zoning Code for the T.H. 12 Area, which would tend to frustrate the implementations of these planning efforts. All applications for development within the T.H. 12 Area shall be referred to the Planning Commission - upon request of the applicant. The Planning Com- mission shall make findings relative to the particular application and state its reasons for the�action taken on the application. In making a determination that a proposed use is inconsistent with the pur- poses of this Ordinance,the Planning Commission shall consider, but not be limited to: � "(1) � the extent to which further detailed study is needed to determine the appropriate location for such pro- posed uses; � Golden Valley Planning Commission James Lupient Page 2 • "(2) The likelihood that the proposed use in in a particular location within the T.H. 12 Area will be prohibited by the pro- visions of a proposed Zoning Ordinance - or amended comprehensive plan for the T.H. 12 Area; "(3) extent to which the proposed use would require the development or modification - of streets and/or utilities which may be affected by the upgrading of T.H. 12. Thereafter the Planning Commission shall submit its recommendations to the City Council for its -consideration and determination. The City Council then may refer any matters it desires additional con- sideration of to the various other boards and cort�nissions of the City for their recommendations. However, the City Council shall be the sole and final judge of whether an application is inconsistent with the intent of this Ordinanc� or the purposes of the proposed amended comprehensive plan for the Trunk Highway 12 Area. " • Fn accordance with the provisions of� xhis ordinance, James Lupient of Jim Lupient OldsmobiTe Company_ is requesting permission to construct a 30 X 48 foot addition on to an existing service station structure at the north- east corner of T.H. 12 and Louisiana Avenue. It is proposed that this structure be temporary in nature, �and be used to house car washing and � preparation equipment that is presently housed elsewhere on the Lupient property. Presently this equipment is housed in a building located at the northwest corner of Louisiana Avenue and Market Street. The equip- ment must be relocated to make room for construction a a new Japanese restaurant on the corner of Louisiana Avenue and Market Street. Co- . incidentally, a building permit was issued for the restaurant prior to the effective date of the moratorium. The car washing, waxing, and cleaning facility is used by Jim Lupient Oldsmobile exclusively for new and leased cars, and is not open to the general public. The intended functions of the addition to the service station building would be the same functions that �re presently being performed in the building to be removed from the restaurant site. Both locations are within the moratorium area. Although the structure to be renovated is a service station building (see attached area map and site plan) it is no longer used for that purpose. Presently, the structure is used as part of the leasing operation of Jim Lupient Oldsmobile Company and would probably continue to be used for that pur- - • pose in addition to the car wash. If approved, � it ts the intent of fihe applicant that this car wash facitity would be a temporary use until such time as the future of the T.H. 12 corridor is determined. At that time the applicant maintains that a more permanent location for the car wash facitity would be found. Golden Valley Planning Commission James Lupient Page 3 i RECOMMENDATIONc It is apparent from the information provided by the applicant that this is not an expansion of an existing land use. Rather it is the temporary relocation of an existing use within the moratorium area. Therefore, the Planning Commission could make a finding that the pro- posal is not inconsistent with the purpose and intent of the T.H. 12 ' Moratorium. As long as the use is regarded as temporary and is not developed as an elaborate, permanent facility and is not open to the general public, 1 wouTd recommend that the Planning Commission make a favorable determination in this matter. 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