07-22-74 PC Minutes ���
MINUTES OF THE GOLDEPJ VALLEY
PLANN IN G COMMISS IOPI
July 22, 1974
A reqular meeting of the Golden Valley Planninq Commission was held at 7:� P.M.
on Monday, July 22, 1974 at the Civic Center, 7800 Golden Valley Road, Golden Valley,
Mi nnesota.
Chairman Ron Edstrom presided and the following rr�mbers were present:
Commissioners Christiansen, Hakala, Herje, Hughes, Leonard, and Lundsgaard.
Also present were Carl Dale, Planner, and Jon Westlake, staff inember.
Merr�ers absent: Cormnissioner Sehlin.
1. APPRQVAL OF MII�UTES: M(IVED by Hakala, seconded by Hughes, carried unanimously,
to approve the minutes of the June 24, 1974 Planning Commission meeting as mailed.
2. PUBLIC INFORMATIO�IAL MEETING - PLANNED UNIT DEVELOPMENT
P.U.D. �14 Concept Plan
Applicant: Jack Galant
Location: East-West Service Drive of County Road #18
Proposal : 35 Taanhouse llnits
The 4.8 acre parcel is located soutF� of the east-west service drive of County Road #18,
west of the City park land, and north of King's Valley.
Mr. Carl Dale re viewed the Planning Considerations as foilows :
"1 . The aqplication is for concept plan approval for a 35 unit tawnhouse (condominium)
project on this 4.8 acre site currently zoned "Open Development". Rather n unerous
previous plans have been considered b,y the Planning Commission involving attempts
for approval of an apartment bui lding. Apparently, the developer has abandoned
the aaartment plan as beinQ financially unfeasible followin4 action by the City
to limit the hei ght and size (nu�er of dwel ling units) of the pro3ect.
2. The current propos al uvoul d i ncl ude seven groups of townhouse b ui 1 di ngs each
containi ng fi ve dwel l i ng uni ts ; this is a densi ty of seven (7) dwel l ing uni ts
per acre as opposed to a range of from 10.8 to nearly 18 in previous apartment
plan proposals . The current density proposal is within the range considered
acceptab7e �o the Planning Commission.
3. Considerable study has gone into the area reiated to various private development
proposals and in development of the Comprehensive City Plan; it would seem we11
established now that some form of townhouses under PUD with a density of up to
ei qht (8) dwel l i ng uni ts per acre woul d be cons is tent with the Ci ty's Land Use an d
Housing Policy Plans. Therefore, as a pure "concept" the proposed land use and
density would seem reasonak�le and in accord with the Municipal Development Plan.
4. While the eng eral land use concept seems satisfactory, we offer the follawing
comments for your consideration:
a) It is our opinion that townhouse developments can be bui l t up to 8 uni ts
per acre and still have sorr� reasonable amount of open green space although
certainly not abundant. It is difficult in this case to understand how the
site can actually provide nearly 68q open space (pond and green area) as
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Planning Corr�nission
Ju1y 22, 1974 page 2
indicated on the site plan; perhaps it can be done although we would like this
explained by the develoner.
b} It must be noted that the current plan has considerably less open green space
than previous apartment building plans, this results, of course, from e�angin�
building height and undergraund parking (vertical density) for a horizontal
spread. It is assumed, however, that neighborinq residents prefer a lower
profile develo�ment_(fior view) and consequently less green area. At this
point, it is difficult to assess the actual view that will result from this
project as currently planned.
c) While the p roject plan indicates adequate parking in terms of total s paces
to be available, we find it difficult to determine just where many of these
spaces are actually located. It would apaear that exterior parking
(especially for guests) would be impractical near many of the garages
since s�h parkinq u�ould block access to nearby garages. Perhaps the site
desi gner can expl ai n haw the proposed parki ng system woul d function.
d) It is assumed that the ponding a rea is and will be coordinated with the
residential PUD to the south as per requirements of the City Engineer.
It would seem however, that some building structures are quite close to
the proposed pond shoreiine. This may or may not be a problem.
e) Only one sizable and usable open space area is provided (near center of
project area) ; it shouid be determined if this is to be a landscaped area
or �roposed for a swimminq pool or other developed/active recreation area.
f) Building types and arrangerr�nts seem interesting although a fina1 jud�ment
as to their acceptability should await review of architectural plans and
site �pjan workability (especially as related to provision for guest parking) .
g) Traffic circulation patterns seem adequate but access problems could occur
if lanes become clogged with on-street parking.
5. S ummary � „ �
It is our opinion that townhouse type residential developmen t at a density of
seven (7) dwelling units per acre is an acceptable land use "concept" for this
area provided it can be demonstrated by the developer that the site plan
solution is practical, workab1e, and in the aub1ic interest. At this time,
and based upon the limited information available, it would seem that there
are serio� questiais as to the practicality of the site plan as presented;
for this reason, we cannot reco�nend concept plan approval at this tirne unless
the developer can answer questions raised in this report to your satisfaction.
There is no point to requesting more cor►�lete and detailed plans*until certain
basic functional q uestions are resolved.
*Fully dimensioned site plan, landscaping, pedestrian circulation , architectural
renderi ngs , etc.°
Mr. Dale then stated that since this Planning Report the proponent has tried to
adjust some of ti�e concerns indicated in the Planning Report, which they wi11 make
mentian of in their presentation.
S r: ?`�
Planning Comrmssion
July 22, 1974 page 3
Mr. Forest Russell of Nanson and Russell and Mr. Gerald Allen of Critera Architects
were present to review the project with the Planning Co�rrissian. Mr. Russell
referred to the site and surrounding land, includinq �ses which provided a base
to achieve the site design elements such as roof lines of units, elevation,
orientation of units, and extensive landscaping on the site. The access to this
parcel is at the northwest corner of the site. ThQ concept proposal is for
35 uni ts to be sol d, fi ve of wF�i ch wi 11 have t�vo t�edrnoms, thi rteen - two bedroom
pl� d�n, and seventeen - three �edroom. The site wi 11 have 50 open parking spaces
and 57 enclosed parkinq spaces.
Mr. Russel l then expl ained how they have adjusted the garages and open parking
in consideration of the Plannina Report. The proposal contains the follawing
percentages: ?_3� water, 17q huilding, 15% parking, and 45q green area, In answer
to the Planning Report these percentages are accurate to within a f�r percent
as stated,
Mr. Gerald Allen theri explained how the area and terrain of the parcel was
taken into consideration in designing the units and landsca�inq, including the
pond, and also how the particular cluster of units were designed with people in
mind. The units wi 11 be stucco with a heavy roof texture. There are three
basic types of units : a short L, 'straight, and a long unit to give an interesting
vari ety.
The foilowing residents were present and voiced their opinion:
Mrs. Janet Duebner, 242Q Cavell Avenue, questioned the setback of 15 feet
between the buildings and the north �roperty line which would not be adequate
to also support a trail . Also, the density is too strong. Mr. Dave McCunn,
893(1 23rd Avenue North , questioned haw the development will relate to the park.
Woul d 1 i ke to see a pers pecti ve of how the parcel rel ates to the s urroundi n g
property.
(Corrrnnnissioner Lundsgaard arrived at 8:45 P.M.)
The predominant points disc�sed by the Planning Commission regarding the
proposal were: The exterior parking area for the residents of the planned unit
development and the guest parking, some of the units were as close as 10 feet
to the pond wi th a floor el evati on of 8 to 10 feet hi gher than the pond, the
closeness of the units to the north property line, noting that this area will
also be utilized for a trail , questioned the landscaping as indicated on the
concept plan. Also, the June 10, 1974 Planning Corrannission minutes were reviewed
with respect to this proposal regarding design of the development, type of
development, etc. , and that the material as submitted is not enough of a perspective
ta approve the densi ty of 35 uni ts.
Moved by Co[rnnissioner Leonard to reco�nend approval of the concept plan for
P.U.D. #14. Motion died for lack of a second to the motion.
It was then rrroved by Herje, seconded by Christiansen, carried unani�usly, to table
this request ta the next regularly scheduled Pl anning Corrnmssion meeting, and that
the Planning Corr�nission asked the proponent to return with a more accurate detailed
site plan, including workable parking areas and a more definite location of the
buildings ,
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Planninq Corrr�nnission
July 22, 1974 page 4
3. WAIVER OF THE PLATTING QRDI�JArJCE
Rona 1 d Gra�r (2 Res i dent i al 1 o ts)
18�1 and 1831 Maryl and Avenue North
The request is to add 7 feet of frontage by 22 feet in depth to Lot 3 Block 2
Melody Manor from Lot 2 Block 2 Melody Manor. The lots if divided will remain
7arge enouqh s till in frontage and square footage to meet the present Ordinance.
requirements. The reason for the request is that the location of the house on
Lot 3 overl ooks the corner of the property � Lot 2.
Mr. John Matsen of 1831 Maryland Avenue North was present for the request and
stated he is selling his house and the real estate agent and prospective buyer
are aware of this proposed change.
It was moved by Lundsgaard, seconded by Christiansen, carried, to recommend
approval of the waiver of the Platting Ordinance as described.
4, MINOR CONSTRUCTICIP� ADJUSTMENT - DOVER HILL, P.U.D. #8 (FAMILY UNITS)
The City Council on October 16, 1972 approved P.U.D. #8 and on July 15, 1974
approved the plat for P.U.D. #8 (Dover Hill} , Mr. Otto Schmid was present to
bring the Planning Commission up to date on the project and also informed the
Planning Com�mssion of a slight chanae to make the bedrooms in the family units
larger by using dead space in the hallways. This change was reviewed and approved
by the Bui 1 di ng Board of Revi ew at thei r July 18, 1974 meeti ng.
5. GEPdERAL
Location of Parcel of Land in Golden Valley for Public Wo rks Disposal Are a
Mr. Jon Westl ake revi ewed wi th the Pl anni ng Commiss ion the Ci ty Counci 1 mi nutes
dated July 1 , 1974 regarding the publ i c works property use south of T.H. 55 and
east of Winnetka Avenue. Th� Council is requesting that the Planning Comnission
make a study to find a public works disposal area. Mr. Westlake then referred
to a letter by the City Manager as to the type of use for such a parcel .
The Planning Commission discussed the problem and then heard concerns expressed
by residents wha live adjacent to the present disposal site, They are
Mr. and Mrs . Israel of 424 Winnetka Ave. N, and Mrs. Spangler of 410 Winnetka Ave. N.
The Planning Commission discussed ways of proceding with this charqe after which
it was moved by Hughes , seconded by Herje, carried unani mo�ly, to establ ish a
subcommi ttee consisti ng of a member of the P1 annin� Commi ssi on, Envi ronmental
Commission, and Park and Recreation Commission to work together with the staff
and have a recommendation for the August 26, 1974 Planning Corr�nission meeting
regardi ng si tes for a publ i c works di spos al area.
Commissioner LEonard is the representative of the Planning Commission to serve
on this subcomrm ttee.
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Planning Commission
July 22 , 1974 page 5
There being no further business to co� before the meeting, it was on moti�,
duly seconded, adjourned at 9:55 P.M.
Ch ai an Ron dst om Secretary Kathryn Ner�e