04-12-76 PC Minutes ���a�i.
MINUTES OF THE GOLOEN VALLEY
PLANNING COMMISSION
April 12, 1976
A regular meeting of the Golden Valley Planning Commission was held at 7:30 P.M.
on Monday, Apri] 12, 1976 at the Civic Center, 7800 Golden Valley Road,
Golden Valley, Minnesota.
Chairman Ronald Edstrom presided and the following members were present:
Commissioners Christiansen, Herje, Hughes, Lundsgaard, Mindess, Sehlin,
Specktor, and Wagman. Also present was Jon Westlake, staff inember.
Members absent: None.
1 . APPROVAI OF MINUTES: MOVED by Lundsgaard, seconded by Christiansera,
carried unanimously, to approve the minutes of the March 8, 1976 Planning
Commission meeting as mailed.
2. WAIVER OF THE PLATTING OitDINANCE
Applicant: Ruth Thorness
Location: 3940 Glenwood Avenue
Request: Divide lot into two single family parcels
Zoning; Residential
The request is to divide a lot into two parceis. Each parcel will be approxi—
mately 180 feet in depth by 110 feet of frontage and wili contain approximately
18,700 square feet. If the division is approved, the City would require a
dedication of 10 feet for right of way for Roanoke Circle. When a permit is
requested for a home on the north lot a grading plan would be required because
the lot will require fill . Also, because of the fill , trees will be lost
on the site.
Mrs. Ruth Thorness was present for the request.
The Planning Commission in discussing the request noted that the rear lot line
of the parcets that had previously been divided in the area are offset from
each other. It was felt that even though the proposed rear lot line of the
proposed lot did not connect with the others in the area, the most lagical way
to divide the lot is in the center.
It was moved by Lundsgaard, seconded by Specktor, carried unanimously, to approve
the request for a waiver of the Platting Ordinance, subject to the following:
1 . A dedication of 10 feet for right of way for Roanoke Circle, a�d
2. A survey of the property, including new legal descriptions, prior to
being considered by the City Council .
3• PLANNED UNIT OEVELOPMENT — SET PUBLIC INFORMATIONAI MEETING
P.U.D. #18 Concept Plans
Proponent: B.T. & A. Construction Corr�any
Location: Northwest corner of Turners Crossroad � Laurel Avenue
� Request: Construct three—story Apartment Building Containing 72 Units
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Planning Commission
April 12, 1976 page 2
The request is to set a public informational meeting for a proposed apartment
building in the Northwest quadrant of Turners Crossroad and Laurei Avenue.
The Comprehensive Plan indicates a medium density for this area and a 180 foot
green belt on the Laurel Avenue side. This area is also indicated on the City
map as a possibte open space area. The City has appointed a Fire Station
Committee which is interested in the two parcels located on the eastern side
of the site as a possible fire station location.
Messrs. Richard Sacks and Theodore Goldman were present to give a brief
explanation of the request.
The Planning Comnission discussed the fotlowing with the proponent: the fire
station proposal , 100—foot green belt, a density range of up to 7 units per
acre, and whether the proponents had considered townhouses for the property.
Mr. Forester, Chairman of the Fire Station Committee, was present and stated
why the Committee had chosen a portion of this site as a possible location for
a fire station.
It was moved by Merje, seconded by Lundsgaard, carried to set May 10, 1976 for
a concept hearing for P.U.D. #18 and that Mr. Westlake is to report to the
Planning Commission on April 26, 1976 after discussing the P.U.O. Ordinance with
the City Attorney with respect to a proposal for a single structure. Prior to
the hearing the proponents should meet with the neighborhood to review the
proposal . Commissioner Sehlin abstained from voting because �he serves on
the Fire Station Committee.
4. REQUEST FOR REZCINING — 9145 MEDICIN€ LAKE ROAD
Proponent: R.C.E. Corporation
location: The South 15$ feet of Good Shepherd lutheran Church Property
Request: Rezone from Institutional (I-1 ) to Commercial
The City Council in May of 1974 zoned the rear portion of the parcel on which
the convenience center is located (2520 Nillsboro Ave. N.) from Open Development
to Commercial , Mr. Richard C. Ernst, who is the proponent in the present re—
zoning request, started construction on his convenience center in September
of 1974. The required parking at that time and presently is one parking space
per every 75 square feet of building area. Mr. Ernst is presently requesting
to add a two story addition to the convenience center and in order to meet the
parking requirements he is requesting to rezone the South 15� feet of the
Good Shepherd Lutheran Church property. The property is presently zoned
Institutional (I-1 ).
It has been pointed out to Mr. Ernst that a rrrore logical request wauld be to
rezone the west portion of the Church property contiguous to his property to
Commercial . The following points are noted with respect to zoning the south
end of the Church property to Institutional :
1 . The Institutional zoning acts as a buffer between the Commercial and
Residential .
2. The areas south and east of the proposed zoning request are zoned Residentiat .
3. If the zoning were approved for Commercial , at some time in the future if
the church decides to sell their property, the buyer would have a good case
for Commerciai zoning lying between Commerciat and Medicine Lake Road.
Because of the Commercial influence, the church may decide to sell and relocate.
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P)anning Commission
April 12, 197b April 12, 197b
4. The Coremercial zoning if approved would make a stronger influence to zone
the properties that abut the parcel that are Residential to a higher use.
5• The Comprehensive Plan indicates a semi—public facility for the Church
property—which it is presently zoned and used as.
6. The present zoning of the properties suggests the current zoning guidelines
of graduated use from Residential to Institutional to Commercial .
If the request for rezoning is approved, the proponent would have to apply for a
wa'�ver of the Ftatting Ordinance so that the parcel could be separated from the
Church property and be combined with the commercial property to the East.
Also, the proponent is applying to the Board of Zoning Appeals for two waivers—
the first �af which is a variance for 25 feet of green area on the south of his
present property, inctuding the parcel that is before you for consideration.
The second waiver is to allow the proposed two—story addition to come within
22 feet of the Church property. The Zoning Ordinance requires a 50 foot setback
for a structure adjacent to Institutional .
Richard C. Ernst, the proponent, was present to explain the request and reviewed
the history of the parcel showing a site plan and the type of variance he re—
quested at that time. Mr. Ernst further stated that he was anticipating �he
passing of the new Zoning Ordinance which would allow a relaxation of the
Commercial parking requirements and thus allow a larger structure on the property.
The present proposal for Stage II is to build an addition 50' x 125' . Because
of the terrain the addition will vary from one story on the north to two stories
toward the south of the structure. The upper level will be occupied by doctors,
dentists, etc. The lower level will house such services as cleaners, hardware
stores, etc. The plan is to blacktop approximately 120 feet of the area requested
for rezoning and leave the remaining area for expansion of future parking.
The Planning Corrmission during discussion recalled the original request when the
proponent requested reioning the south 1�2 of the parcel that contains th� con—
venience center. In considering the present request the Commission reviewed
the area, including the current land use and what the Corr�rehensive Ptan
indicates for the area.
It was moved by Herje, seconded by Sehlin, carried to deny the request to rezone
from Institutional (I-1) to Commercial . In denying the request the Planning
Commission pointed out the following:
1 . It does not comply with the Corr�rehensive Plan.
2. Commercial zoning does not fit the graduated use pattern lying between
Residential and Institutional .
3. Concern for Commercial zoning adjacent to a future park area.
4. Approving the rezoning would co�ound the problem of over use of land
area and the proposed addition would need variances.
5. Items 1 — 6 as listed in the Ptanning Report.
Comnissioner Mindess abstained from the discussion and voting-because the
proponent is a client.
Item #3 of the motion is referring to the property south of the rezoning request
which is owned by a private individual and zoned Residential . It is indicated
on the Comprehensive Plan as park land.
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Planning Commission
April 12, 1976 page 4
5• PUBLIC WORKS DISPOSAL AREA—Request by Council to Review the Area East of
Boone Avenue and South of Plymouth Avenue
This particular site is one of the sites the ad hoc committee chose for a public
works disposal area in their report to the Planning Commission on August 26, 1974.
The needs and uses of the site will include storage of black dirt, sand, salt,
gravel , fill , storage of seasonal equipment, trees and brush for chip processing,
and disposal area for concrete, asphalt, and street opening materiats.
The Planning Commission received a copy of the Park and Recreation Commission
minutes of March 25, 1976 granting approvat of the site for City use. Also, the
Planning Commission was informed that the Environmental Commission had met earlier
this evening and approved the site. The Planning Comnission received a copy of
a memo from the City Manager dated March 4, 197b to the City Council in reference
to the proposal .
The site is a single parcel tocated in the southeast corner of two Municipal
State Aid streets—which are Boone and Plymouth Avenues. The Minnesota Western
Railroad abutts the south of this property. The area to the west and south of the
property is zoned Industrial . The lot directly to the west of this parcel has
been deeded to the City by General Milts. A large area to the south of this
property houses an Industrial Park, and the area directly south of this parcel
contains Busch' s greenhouses and his residence—which has been on this site prior
to the area being developed into an Industrial Park. The undeveloped area to
the east of the site is zoned Open Oevelopment, and the Comprehensive Ptan
indicates a Residential P.U.D. for this property—the reasons for this being
the soil conditions and the graduation of uses between the single family
residentiai to the north of Plymouth Avenue and the Industrial Park to the south
of the Minnesota Western Railroad. The property to the north of the parcel in
question is zoned Residential and is estabtished as such by single family de—
tached houses. The terrain;: to the north of the site ranges from about four feet
high an the east to approximately 35 feet higher on the west.
Characteristics of the site are as follows:
The site contains approximately 9b,100 square feet and slopes to the east which�
is approximately 6 feet lower than the inter�section of Boone and Plymouth Avenues.
The railroad track on the south end of the site is of value especially in the
future because of the type of use the City is proposing for the property. The
soil in certain areas of the site is poor. The parcel contains some trees—
mainly on the west side of the parcel . The present structures on the site are
a home, garage, and shed, all of which are in need of repair. 7he Compresensive
Plan indicates the use of this parcel as Resi,dential P.U.O. If the City pur—
chased the property, the proposed zoning category should be Institutional (I-4}
which is the classification that applies to City owned property.
Because the site lies between Residential and Industrial uses, it is a transitionat
site. By proper berming and landscaping the use as proposed could be screened
with speciat emphasis on the North and East.
Ic� �'evie�wing the site it may be felt that the parcet directly ,to the east
should be considered by the Cauncii also in 'their negntiations if they decide
on thi s parti cul ar si te. 4!i th the two �rarcel s there woul ct be mcyre fl exi bi 1 i ty
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Planning Commission
April 12, 1976 page 5
on the site for the proposed use and it would also provide a larger area for a
buffer—especiatly for the areas to the North and East.
Commissioner Hughes stated he is very familiar with this area because he resides
near the area, and fihe residents in the area generally feel they would like to
see, for example, a well planned townhouse proposal which extends from the tree
farm west to Boone Avenue. If the site were chosen at Boone and Plymouth Avenues
it might harr�er the potential for a well laid out development on the remaining
open land.
In looking at the soil borings for the area the better land seems to be the parcel
the City is considering. The land to the North is higher; therefore, it would
be difficult to provide adequate site screening. Commissioner Mindess indicated
that the Valley Square Committee wouid like to see a different site other than
the Civic Center area and if the Planning Commission approved this site, h� has
some recommendations regarding the operation of the site. The Planning Commission
discussed the use of the site, operation, landscaping, berming, its effect on the
area, and the location of the site in relation to the high terrain to the north.
The Commission in discussing the request did not take into consideration whether
the site would support the proposed operation because the Corrmission did not
know the total needs the site would be used for.
It was moved by Herje, seconded by Wagman, carried to recommend to the City
Council that they look for a more suitable location for a public work disposat
area—preferably an area that is not in a residential neighborhood and does not
have higher terrain adjacent to it. Also, the site does not conform with the
Comprehensive Plan. Commissioner Christiansen voted nay.
6. SUGGESTED CHANGES AND MINOR ADDITIONS TO THE PRESENT ZONING CODE
Because the new Zoning Code has not yet been adopted, the following items and
changes should be added to the present Code. The changes as suggested would
help upgrade the present Ordinance. The senior members of the Planning Commission
are well aware of the lack of parking the present Zoning Code has in relation
to restaurants and the definition between a fast food and a sit down type of
restaurant. The changes refer to types of restaurants, parking, lot size, and
minor changes in the present Zoning Code.
Items A through 0 are taken from the proposed Zoning Code and inserted into the
present Code. The changes as listed below include the Planning Commissior�s
suggestions:
A. That the following definitions be added to Section 12.00 (Definitions)
o� the _pr�sent Zoning Code
1 . Restaurants (Class 1) , Traditional Restaurant—Food is served to a
customer and consumed by him while seated at a counter or table.
Cafeteria—Food is selected by a customer while going through a
serving line and taken to a table for consurt�ption.
2. Restaurants (Class 2) , Fast Food Restaurants—Customers order and are
served their food at a counter or take it to a table or counter where it
is consumed. However, a number may take the food outside to eat in an
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Planning Commission
April 12, 1976 page 6
� automobile or off the premises. Drive-In Restaurants—Most customers
consume their food in an automobile regardless of how it is served.
Carr� Out and Delivery Restaurant—Food is prepared for consumption
off the premises only. ��
B. Define in Industrial as an allowed use Class I Restaurants (presently
allawed— requires updated definition)
C. Define in Comnercial as an allowed use Ciass I and II Restaurants (presently
allowed—requires updated definition)
D. The following changes be added to Section 13.00 regarding Parking:
1 . Restaurants (Class 1 ) , Cafes, Bars, Taverns, Night Clubs. At least
one (1 ) space for each two and a half (2 ��2) seats based �n capacity
design.
2. Restaurants (Class 2). At least one (1 ) parking space for each thirty—
five (35) square feet of building area or one (1 ) parking space for
each three (3) seats based on capacity design, whichever is greater.
3. Parking Spaces. Each individual parking area shall be not less than
ten (10) feet wide and twenty (2Q) feet in length, exclusive of an
adequately designed system of access drives.
a. Determination of Areas. A parking space shall not be less than
300 square feet of standing and maneuvering area per vehicle.
Items E & F are in the present Zoning Code, but are being suggested for changes
to be consistent with the rest of the Zoning Code:
E. Change green area setback requirement in Section 10.06 (Business &� Professional
Offices) to 35 feet rather than 20 feet.
F. Change green area in side yard setback of Section �.06 a—(2) to 10 feet
rather than 5 feet.
The Planning Commission also discussed setting standards for minimum lot size
in heavier use districts; however, it was decided to discuss this further at
a later meeting.
It was moved by Herje, seconded by Specktor, carried unanimously to approve the
suggested changes for the present Zoning Code as listed above.
7. CAPITAL LONG—RANGE IMPROUfMENT COMMITTEE
Chairman Edstrom asked Comnissioner Herje, who is a member of the Capital< Long—
Range Improvement Committee, to review a letter from the Committee sent to the
Planning Commission. The Comnission is to respond back to the Committee with
respect to a questionnaire that was included with the tetter. Mr. Westlake
was asked to see that each Commission member receive a copy of the corres—
pondence and the Planning Commission will discuss the questionnaire at their
next meeting.
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April 12, 1976 page 7
8. REPORT FROM NOMINATING COMMITTEE-1976 OFFICERS OF THE PLANNING COMMISSION
Commissioner Christiansen, Chairman of the nominating committee consisting of
Commissioners Lundsgaard, Sehlin, and Christiansen, stated they had met and
submit to the Planning Comnission the following recorrmendations for the officers
of the Planning Commission for 1976: re—appoint Ronald Edstrom as Chairman,
re—appoint Oonald Hughes as Vice Chairman, and re—appoint Kathryn Merje as
Secretary.
Commissioner Christiansen requested a motion to nominate Ronald Edstrom as
Chairman. It was so moved by Mindess, seconded by Lundsgaard. Mr. Christiansen
called for nominations three times and hearing none, it was moved by Lundsgaard,
seconded by Specktor that nominations be closed and that a unanimous ballot be
cast for Ronald Edstrom as Chairman.
Comnissioner Christiansen requested a motion to nominate Donald Hughes as
Vice Chairman. It was so moved by Herje, seconded by Mind�ss. Mr. Christiansen
called for nominations three times and hearing none it was moved by Specktor,
seconded by Lundsgaard that nominations be closed and that a unanimous bal�at be
cast for ponald Hughes as Vice Chairman.
Commissioner Christiansen requested a motion to nominate Kathryn Herje as Secretary.
It was so moved by Wagman, seconded by Lundsgaard. Mr. Christiansen called for
nominations three times and hearing none it was moved by Edstrom, seconded by
Mughes that nominations be closed and that a unanimous ballot be cast for
Kathryn Herje as Secretary.
9• ALTERNATES Td BOARD OF ZONING APPEALS-1976
The Planning Commission was in agreement to appoint the foliowing alternates to
the Board of Zoning Appeals for 1976: lst Alternate—Warren Lundsgaard,
2nd Alternate—Kathryn Herje, 3rd Alternate—Peggy Specktor.
There being no further business to come before the meeting, it was on motion
duly seconded, adjourned at 11 :05 P.M.
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Cha rman Ronald ds rom S c etary K ryn erj