04-08-74 PC Minutes 2�5
MINUTE.S OF THE GOLAII�T vALLEY
PLAI31dING OOA�'lISSION
Apri1 8, 197tt
� regular meeting of the Golden Valle� Planni�ng Commission was held at
7:34 ?.M. on Monday, April 8, 1974 at the Civic Center, 7800 Golden v�lley �a�,
Golden Va11ey� Minnesota.
Chairman John Sam�son presided and the following members were present:
Cammissioners Edstrom, Hughes, Hakala, Lundsgaard, and Sehlin. Carl Aa1.e,
Consu3tant, and Jon Westlake, staff inember, were also present.
Members absent: Comm3,ssior�ers Christiansen, Herje, and Leonard.
1. APPr"tQVAL OF MINUTES: N�7VED by Sehlin, seconded by Hughes, carrisd
unanimously, to appro�e the minutes of the March 2�, 19?!� Planning Commission
meeting as mailed.
Chairman John Sampson introduced newly-appainted Commission member Kathgrine
Hakala to the Flanning Commission.
2. PUBLS C IIJFbI�IATIONAL M�ETING - PLANNED U1�tIT �EVII,OPM'�l'T
P.U.D, #13 General Plans
Applicant: Cheyenne Land Company
Location: East of County Road 18 and North of �u.luth Street
Proposal: 160 Family Homes with Zero Lot Lines
This request was approved for coneept plans at a reduced densit� and wi�i�
certain el�anges in the site plan at the Januar� 1�, 197� Flazining Commission
meeting. The proposal at that time was far 172 homes (t� attached dwellin�
units} at a density`of 5•9 homes per gross acre on 29.32 acres of land.
Mr. Car1 Dale then reviewed the following report:
"1. A revised anc3 somewhat more complet� site development plan has been
submitted for review and approval. Primary changss are as follows:
a) The number of dWelling units has been reduced from 172 to 160
which results in a new gross density of 5.l� units per acre (5.7 units
per acre z�et excluding right of way �or future '�ul.uth Street);
this shaulc2 be considered a quite acceptable density for this type
of housing, location, and site characteristies.
b) As per recommendat3.on oP the Planning Commission, added open space
has be�n provided on �9uluth Street.
c) Ponding areas hane been rev3sed on the basis of soil tests and to
better eonforrn with plans for development of land adjacent to and
north of the site in question.
d) The swimming pool area has been moved to a more central location.
2. As o� the report for submission to the Planning Commission, the information
received so far is rather generalized. Whi1e we bslieve the general
concept plan to be aeceptable and improved over that commented upon in
the Planni.ng Report dated January 9, 197lt, information submitted to date
would seem incomplete and Iacking in sufficient detail to make any final
conelusions and recommendations. For example, no landscaping plans have
been submitted for review, not evsn a generaii�ed or schematic planting plan.
���
Planning Commission
Apri1 8, 297tt page 2
Landscaping is extremely important in a pro�ect of this nature - so much
so that i.n my opinion - it can me� the difference between a good project and
an undesirable one and consequently approva:t or denial by the community
governing body. Various other items of information calisd for by the
P'l.anned Unit �evelopment section of the Zoning Code are also missing although
these m�y be presented at the public haaring.
It is our opinion that the plans submitted to date are not complete for a
proper planning review and that no recommendation can be mafle at this time
other than to suggest that the general plan concept seems improved and
acceptable."
Mrs. Bev Sandbakken o£ the Trails Committee then rev�.ewed their suggestions
as follows with the Planning Commission:
1. permanent dedication of a minimum 150� strip along the entire eastern
barder of the development for a gresn belt and trail,
2. provision for the trail to be located around the west as well as the
east side of the pond, with a connecting bridge over the Creek to
provicie accessi and
3. retention of the present trees and shrubbery, or replacement where
losses occur, to provide buffering betwesn trail and nearby housing.
Mrs. Virginia Levy caf the Golden Valley Open Space Commi.ttee then reviewed
their report as fol�.ows:
"The Open Space C�mmittee appreciates having had the opportunity to meet with
a representative of the construction compan,y and review his plans. The
group �as also visited the site of the proposed duplexes. The Open Space
Committee considers the wooded valley in the southeastern corner of the
denelapment to be one o£ the most scenic nature areas in this section of
Golden Valley, with a hillside of old oak trees up to t�ro feet in diameter,
and with muskrats and pheasants. A trail is to pass through it connecting
the f'l.at Medley Park area sith the densely papulated area to the south. For
these and other reasons the area has been designated an important part of
the Golden Vallay Greenbelt in the Open Space �mmittee's report. The
Committee is most concerned about the builder�s p].ans to fill this val.�.ey
with soil, roads, anrl a eonsiderable number of duplexes.
The Committee sees no reason w2�y the destruction of this aalley should be
allowed. The builder is proposing a plan with a net density of $.7 units
per acre. (We feel that the 'I�.iluth Street right of way should not be can-
sidered part af the permanent open space for this area.) This is far too
high a density, On the advice of a professional planner, the Open Space
Cammittes recommended in its report a density of no more than � units
per acre.# The Flarzning Commiss�.on members themselves, according to the
minutes of January l�t, 197�t, have previously recommended a density of
four un3.ts per acre for this site. The Corn�nittee also notes that a 1973
# correct general range is up to appro�matelq 5.7 units per acre.
���
Planning Commission
Apri1 8, �97�t pa�e 3
Citizens League regort states that densities of no more than three w13.ts
per acre inside the �qlt beltline will contain a11 anticipated growth through
the year 2000.
The purpose of allowi.ng a planned unit development in a residential neighbor-
haod such as this is t,o save land Por open spaae by clustering housing units.
Allowing a builder to cover PUD land with duplexes and destroy the finest
open space dcaes nat "accomglish t1�3.� purgos�e Pr�visian c�� adequate large o�sn
spae� �s especi�lly critical. in a comgl.�� of this sor�. Here sca n►uch of.th�
Q" e�a 1. d is 'n sma1.1 areas betwesn buildings that one easily gets a congested
c�osed�n fee�ing.
Preservation of the wooded valley in the southeast corner can easily be
accornplished by the elim�nation of the southeast arm of duplexes--16 units
in a11. Many of these units are in a low area with poor soil and are presum-
abl�r anwang the most marginally profitable to build on in terms of construction
costs. �f.imination of these 16 units reduces the net density to 5.1 units
per acre--still a very high density. (This is 1��5 units divided by 2$ acres--
the acreage with the T?vluth Street ri,ght of way excli�ded.) This lower density
would be more in conf4rmity with the surrounding neighborhood, whi.ch has a density
of � uni.ts per acre to the south,, and only 2.s units per acre to the east.
In addition, the valley would provide a buffer to shield the homes to the east
from the duplexes.
The committee understands that some dre�dging is proposed in the southe�st pond
to provide additional water storage. 3�redging has already disturbed t�e land
to the north. In order to preserve the natural environment, we feel that no
dredging shouZd be done in the southea�t corner. If this area is prese�ved,
as we recommend, it wi11 serve as a natural starage area in the event of a
fload. And if additional storage area is needed, pond 2 can be en7.arged to
provicie it.
We believe that a formal agreement should be made between the landoramer� the
dupZex association� and the City to preserve the wooded valley and the trail
corridor in perpetuity. We do not feel that preservation of this valley will
impose a financial. hardship upon the builder. As a return on his investment,
the builder will retain title to the whole area� '
__ _ which will appreciate in value considerable over the years.
In addition, the lease holder will receive, at $6� per month per unit, over
$100,�00 per year even with the reduced number of units we suggest. And if
the same policy is used here as was used at Westbrooke in Hi�pkins, the land
lease price wil]. increase with the price of the home each time the home is sold.
In summary, we strongly recommend that permission for this construotion not be
granted until better pronision is made for the protection of the wooded valley
in the southeast corner. The Planning Commission sought and commended the
Open Space Committee's report. Now it will be up to the Planning Commission
to implement this report.t�
Mr. Burt Brown reviewed the March 26, 197l� Park and Recreation Commission
minutes wi.th respect to this request.
���
P7anni.ng Commi.ssion
Apra.2 8, 197�t page 4
Messrs. Jim Hawks� Planner for Centurion Company, Richard Knutson of MeCoombs
Knutson, were present for the request. Mr. Hawks stated they are pro�osing
$0 structur�� whieh wi11 contain 160 dwell.�ng units. It is estimated this
will add appro�mately 320 ta 370 new residents to the commun3.ty.
There wi.11 be basically seven types of units. Each unit wi11 2�ave a double
attaehed garage, two guest parking spaces, out�ide patia, and central air
conditioning. Utilities wi1.I be underground, and 60 units wi7.1 hava baseme�ts.
The comman area will incl.ude a swimmi.ng pool., two tennis court�, and an
interior trail s��tem. The pro�on�nt wil�. provide an easement far a City trail
systern.an the eastern.edg�. .Ther.��-a�e 29�3:acre� of l�d''witt� a .rtensi�y;:of
5.? units per acre. The open area is 69%, blacktop area is 17�, and building
coverage is 15�. Mr. Hawks then reviewed the transportation analysis, e�cterior
materials of the units, floor plans, and a gener�li�ed land�cape p1an. The
price range of the unit�s is $2t�,9Q0 far one-bodroom unit� to $t�6,000 for a
three-bedroom unit ��h fu11 basement. Mr. Hawks then discussed the financing
of a unit for a prospective buyer. Mr. Knutson reviewed the proposed plat,
drainage, utilitiss, and ponding areas.
The following resi�dent� indirated their concerns as follows: Mr. Larson,
993b Elgin Place, questioned density, traffic fZow, and ponding. Mr. St. Maris,
7lt�0 Ridgeway Road, questioned the height of the unit,s� cost of remaining
uz�its if some were eli.mi.nated, and what basis is used to determ:ine density.
Mrs. Medeck, 2�3a �ns3.gn Ave. N., requewted more tenni� caurts. Mrs. The�rsen,
2625 '�a1e Crest Raad, woul.ci 13.ke t,o see a larger natural area on the eastern
end of the site, and the units seem to tight. Mr. W.elch� 9� Elgin P1ace,
and Mr. Hanson, 9050 El�in Place, would like to see a 15� foot easement on
the eastern edge of the property for open space.
The Planning Commission in discussing the proposal tallced considerable about
how a prospeetive buyer �uld qualify to gurchase a uni.t dependin� upan 3ncome'
down payment, etc. Tlze Flanning Commissi.on agreed wwi..th the oth�r committee
reports presented in reference to a larger open area on the eastern edge of the
site. The Commi.ssion also felt the plans on landscaping, trail system, details of :
the particular units on such things as the privacy fence, patio area, etc. were
not complete enough £or raw�..ew. Also, the City staff d3.d not receive some of
the materi.al. that is be3.ng pr�sented at this meeting in time for their review.
After further discussion it was moved by Seh].in, seconded by Hughes, tc> table
the request until further information is suppli.ed and there should be a
reduction in the number of una.ts down to 145 to 15Q and these sh�u2d be removed
from the eastern side of the+ proposal. Upon vote being taken by ro11 cal.l, the
follo�ri.ng qoted in favor thereof: Lundsgaard, Sehlin, Iiughes, and Hakala. The
following voted against the same: Edstrom. The motian carried.
3. REQtTEST FOR REZOIJING
Conwenieace Center
Medicine Lake Road and Hil�,sbaro Avenue
Open �evelopment to Commercial
�g��
Planning Cammission
April 8, 197�t Page 5
The proponent i� requesting to rezone two parcels of land lying 250 feet south
of Medicine Lake Road and east and west of Hillsboro Avenue. The north 2�0 feet
is present2y zoned Commercial.. There are no plans for the west parcel, except
a possible restaurant. The proponent is proposing a convenienee center for
the eastern parcel which will include a 7-11 store and other commercial
businesses. The Planning Commission discussed the proposal and the January 14,
197?� Planning Commission mi.nutes regarding this request. The request does
conform with tha Comprehensive Plan; however, there was discuss3.on about rezoning
the west parcel at this time because of no specific plans for the parcel. The
waivers that the Board of Zoning Appeals will be considering on the eonvenience
center at their April 9, 197lt meeting were also reviewed.
Mr. R. C. Ernst was present to answer questions regarding the request.
Mr. W�illiam Rademacher, 1901 Pennsylvania Avenue, was present as a concerned
resident and stated that the County will be taking right of Way from this
property, and there is already a sma11 service type grocery store approximately
1�0 feet weRt of this proposal.
It was moved by Lundsgaard, seeonded by Hakala, carried unaniir►ous3y to
recommend approval of �he request for rezoning the two parcels from t)pen
Development to Commercial.
�, GLII�t�A HILLS ARFA STU�7C
The Chairman of the Planning Commission asked if any additional thoughts
should be added to the Advisory Committee�s report regarding the Glenwood Hill.s
area study. C€»m�missioner Hakala noted that Mr. Van Hauer had stated the Hospital
was having an overall concept plan for the Hospital property prepared and this
may bs available to the firm that is doing the stndy for the City. The
Glenwood Hills Neighborhood Association had completed their report which was
distri.buted to the Planning Commission. Mr. Smith, 2080 Mary Hills �rive,
stated that if any of the Commission members had questions about their repart,
they could contact any one of the five residents that chose not to serve on
the Advisory Committee.
Mr, Jahn Bergly from Nason Wehrman Chapman and Associates was present to
receive the input from the Planning Commission regardin� the Glenwood Hi11s
area study. Mr. Sampson indicated to Mr. Bergly that i.n; addition to the report
from the Advisory Committee and the Glenwood Hills Neighborhood Association,
the Plann3.ng Commission may have additional comments, but �h�*se if any would
be in the very near future.
�. TREVILLA OF (�LDIld VALLE1t - REQUFST REZOIJING AND STftEET VACATIOhi
(a) Rezoni.ng
?545 Country Club �ive
(�th Avenue South to T.H. #S5)
Business and Professional Offices to institutional (I-3}
�'�C�
�lanning commi.ssion
Apra.l 8, 19?!� �age 6
This request was present�d to the Planning Commi.ssion on January ll�, and
March 25, 197ls. The Planning Commission in reviewing these minutes again
raa�sed the following concerns: �. . The height of the builcii:ng in rel3tion
to being placea 3� feet from the east pro�erty line. 2. The long wa3:1
eff'ect of the structuure on the east side {approxi.mately 55� feet long}.
3. The haight of the bu�.ld�.ng off the the xi�hWay 55 sicie. Becauas of
ponding no landscaping aids such as berming, trees, and evergresns could be
used prope�ly to help reduce the appearan�e of height of the building. Also,
the Plarining Commission disciissed the consideratian c�f additiona.l �and which
may allow for a re-ad�ustment of the proposed building and improve the dc�nsity,
green are3, and the park2ng. This could be accomp�.ished, for inst3nce, by
remaving the ?�ause that Skyline �resentl.y owns on :thode Island Avenue and
making it part of th� dPvel.ogment.
Messrs. Paul Pink, Architect from �ingold-Pink Architects, and Iienry Nielse�
and R. Stenski #'rom Trevilla o�' Golden Va].l.ey were present. Mr. Pink stated
they have talkee3 to the adjo�.ning praperty owners about the purahase of
additianal prop�r�y and found the p.rice of propert;� very hi�h. Two families
had lived there for a number of years and they do no+.. want to moqe. �lso, the
cost of purchasing th� additi�n�l land would haqe to be added to the cost af
the units. In answer to the he�zght problem, a more extensive landscaping plan
has been done, which i�Srr. Pi�k explained. �1.so, the separation between the
a�artment bu�.lding and the proposed structure is 11Q feet. Mr. Pink then
reviewed a revised tr�ffic r�port.
It was then moved by I,undsgaard, seconded by Sehl.in, carried unanimously, to
recomtnend appraval. o:� the r�quest for reznn�ng on Lot l�7 which is pr�esently
zoned ppen 33eve1onment, Lot 2 of �kyline Plaza which is presently zoned
Bu�iness and Prof.essional Offices, and the eastern portaon of propased
vacateci �th Avgnue North to Institutional {I-3)• Also, the maximum amount
of landscaping shou�.d be utilized to of'fset the k�eight of the �our story
building and the plan shnul.� indicate the size and type of species.
{b) Street Vacation - East Segment of Fifth Avenue North
In c�nnection with the rezonzng request above, it was moved by Lundsgaard, �
seconcied by Sehl.i.n, carriPd unanimously, to recommend approval of the
vacation af the east segment of �th Avenue, subject to:
1. Meeta.ng the C�.ty rsquirements and specificata.ons for the �.ew
road with access on the Skyline apartment parcel which is
directl.y to the east o.f the pro�ect.
?_. Reqizire a 50 foot right of way with a 30 foat travel way.
3. ��quire curb and gutter.
!t. Require a replatting of the property because of the dividing
and combining of Iot lines inaludi.ng vacati�n of the street
right of way and proposed new right of way,
�. Some areas o�' the propertg wil�. be used for ho2ding areas
(ponding areas) when rainfa3l exceed a certaa.n amount in a
specific periad of ta.me. Therefore� those areas require a �
different type of la.ndscaping, but there should be an agreement
with a landscaping plan on file so that once the City deve3ops
� ��.
Planning Cormnissian
Apri1 8, I97�t page ?
a starm sewer in this area, these areas would be adjusted in
accordance with that landscaping g2an.
6. The Planning Commission further recommends that a path cannect
the two patios on the east side and extend in front of the
bu�.Idings on the south connecting t,o the parkang areas.
6. WA,�VER OF THE PLATTING ORDINANCE
Richarc3 �empsey (two Residential lots)
21t2$-2lt38 Kewanee Way
The request is to diviae Lot lo (50►) and Lot 11 (including 25� of vacatecl
GZen Lane) {75�) Blocic 5 �elphian Heights Third Unit into twa lots 62.� feet
in width. Because af the drainage problem on the property� the �hgineering
�3epartment is requesti.ng a 15 foot easement for storm sewer extending North
from the eenter o£ vacated Glen Lane. Mr. �empsey was present for the request.
St was moved by Lundsgaard, seconded by Sehlin, carried unanimously, ta
recommend approva�. of the �raiver of the Platting ardinance, subject to a
1� foot storm sewer easement for the City and the elevation of the proposed
house to be approved by the Engineering Department.
7. SUGG�2ED RF�OI�'IWGS - SOUTH OF OOUNTRY CLUB DRIV&; & EAST OF RI�7DE ISLAND
The City is suggesting certain rezonings since the Flanning Commission recommended
approval of rezoning for Trevilla of Golden Valley (Item ��). These ar�as as
Iisted below are in the vicinity of Trevilla of C#olden Va1Zey.
1. Lot 7 and Block 1 Cottage Grove - Residential to Institutional (I-3)
(Trevilla of Golden Valley)
2. Lot !�$ Auditor�s Subdivision No, 322 - �pen Development to Residential
3• �•T-�.S• �935 Tract A - Open �evelopment to Residential
4. R,L.S, �}93� Tract B - Open Development to Institutional (I-3)
It was moved by Lundsgaard� seconded by Sehlin, carried unanir�usly, to
recommend �proval of the rezonings as listed above.
8. REPORT FRQM PLANNING a?PR�iISSION I�MIATATING �MMITTEE
Commissioner Lundsgaard stated that the nominating committee has one addi-
tional individual to contact before their report w�11 be ready for the Planning
Commission. Mr. Westlake also reminded the Planning Commission of the
selection of three Planning Commission members to serve as alternates on the
Board of Zoning A�pea:ts for this calendar year.
9. TRANSZT (�?�IITTEE
Mr. John Sampson read a memo from the City Manager stating the City Council is
in the process of appointing a committee to investigate and make recammendations
on transit options for Golden Valley. The Council, in addition t�o appaintments,
���
Planna.ng Commission
A�ril 8, 197I� page $
would like a representative of the Planning Cammission to serve an this
committee. The Planning Commission appointed Commissioner Haghes to serve
on this committea.
There being no further business to come befora the meetin�;, it was on motion,
d�il.y seconded, ad journed at ll:ss P.M.
. .
Chairman John Sampson Se retary on rom