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01-24-77 PC Minutes � :�� MINUTES OF TNE GOLDE�1 VALLEY PLANNING COMMISSION January 24, 1977 A regular meeting of the Golden Valley Planning Cortmission was held at 7:30 P.M. on Monday, January 24, 1977 at the Civic Center, 7800 Golden Valley Road, Golden Valley, Minnesota. Chairman Ron Edstrom presided and the following members were present: Commissianers Forster, Herje, Hughes, Lundsgaard, Mindess, Sehlin, and Wagman. Also present was Jon Westlake, staff inember. Members absent: Commissioner Specktor. 1 . APPROVAL OF MINUTES: Consideration of the previous minutes was given at the end of this meeting at which time it was MOVEO by .Lundsgaard, seconded by Forster, carried unanimously, to approve the minutes of the January 10, 1977 Planning Commission meeting as mailed. 2. WAIVER OF THE PLATTING ORDINANCE Applicant: Mark Hurd Aerial Surveys, Inc. i.ocation: 345 Pennsylvania Avenue South Request: Divide and Combine Land into 7wo Lots Zoning: West 220' — Business & Professional Offices, East 300' — Open Development The request is to combine three parcels of land into two lots. The parcels are owned by Mark Hurd Aerial Surveys, Inc. and the Er�loyee' s Profit Sharing Trust. The West 220 feet is zoned Business � Professional Offices, and the East 200 feet is zoned Open Development. The reason for the request is that when the proponent added to his structure, which was approved by the Building 6oard of Review, he had to provide additional parking to meet the City� s parking requirements. Because of this, the proponent is requesting to combine the area of land directly to the south of the West parcel , which houses the Mark Hurd building. If the division is approved, the � new lot will exceed the required parking under the present Ordinance in relation to the structure. The east area of this site was discussed at the August 23, 1976 Planning Commission meeting with respect to rezoning the parcel from Open Devetopment to Business & Professional Offices. The proponent has been advised of the City' s Corr�rehensive Ptan which indicates an approximate 100—foot green area North of Laurel Avenue and East of Pennsylvania Avenue. The proponent intends to combine the small parcel of land in the Northeast corner of the parcel with the larger south lot to make one single east lot. The surrounding zoning was discussed by the Planning Commission. The area to the North, West, and Northeast is Zoned Residential . The City—owned land to the East is aoned Institutional , and the property to the South is Industrial . In dis— cussing the request the Planning Comnission noted that if the request were approved, the ingress and egress to the East parcel would run north and south through the belt. ��� Planning Commission January 24, 1977 page 2 In reference to this, an easement for access to the East parcel over the West parcel to Pennsylvania Avenue was discussed. The Planning Commission noted that if the division as submitted is approved, there will be more area for parking than the Ordinance requires in relation to the present structure; therefore, a green area could be provided North of Laurel Avenue. The Commission further pointed out that the requirements for parking in Business � Professional Offices in the new Zoning Code will be less than the present Ordinance. Gene Borness, representing Mark Hurd Aerial Surveys, Inc., was present for the request and explained that when they received approval from the Building Board of Review for an addition to their present structure in the summer of 1976, one of the conditions was that a combine with the adjacent property be executed for additional parking requirements. The proponent also stated that they are aware of the 100—foot green belt requirement. The following residents �:xpressed their concerns: Rhoda Jaffee, 420 Pennsytvania Avenue South, questioned the location of tMe access through the green belt and the location of the parking lot. Because of the Residential zoning to tMe North, Mrs. Jaffee asked if the Planning Commission was also considering zoning of the open parcel of the Mark Hurd property at this time, and expressed concern about possible access off Pennsylvania Avenue in front of her residence frcxn the East lot. Paul F. Jaffee, 420 Pennsylvania Avenue South, questioned how the required parking area and the 100—foot greenbelt area can be accomplished at the same time, and felt there is no quarantee that the next owner will want to develop the property, which could cause a conflict by parking in the green bett. It was moved by Lundsgaard, seconded by Wagman, carried unanimously, to recommend approval of the waiver of the Platting Ordinance with the condition that an approximate 100—foot green belt be given as an easement or dedicated along the South edge of both parcels of property. The Planning Comnission further recognizes that the green belt on the eastern parcel would require an agreement to allow a North—South access drive through the green area to Laurel Avenue. 3• PRELIMINARY PLAT — GOLDEN VALLEY ESTATES Applicant: David C. Bell Investment Company Location: 8301-8601 block of Plymouth Avenue Request: Divide North Area into Nine (9) Double Bungalow Lots Zoning: Open Development The Planning Commission reviewed a similar plat of this property by the same proponent at their November 22, 1976 meeting, and it was deferred to the December 13, 1976 Planning Commission meeti�g at which time the Commission denied the request, noting the City has no use for the south area of the site and that other alternate ways of platting the property and frontages shoutd be reviewed. The proponent has asked to be placed on this Planning Commission agenda for nine double lots with a larger open parcel to the South. Copies of the plat were recieved by the City Planning Department on the Friday before this meeting; however, in discussing how the proponent intends to re—design the plat, the following was noted: ,�".�,'r�� Planning Commission January 24, 1977 page 3 1 . The property owner of the most westerly parcel is not going to join in the platting. 2. The lot size and frontage wili remain the same as the previous plat for the first five 'lots. 3. Areas of bad soil will be indicated by the devetoper. 4. A street is proposed at Zealand Avenue to intersect with Plymouth Avenue, which will extend into the property; however, the length of the street is not known because it is not known how the rear parcet witl be developed. 5. Because of not having a plat for review at the time the agenda was sent out, a request such as this would not be placed on the agenda if the Planning Cortmission had not been familiar with the plat from two previous meetings. The plat before the Cornmission is not complete, but it is felt as a concept plat there is enough information to indicate to the developer the Ptanning Comnission� s feelings. Don Strobel of David C. Be11 Investment Company and the devetoper from Howard Sybrant � Sons, Inc. were present for the request. The proponent, Don Strobel , stated that economically it is not possible to build single family dweltings mainly because of the questionable soil conditions. The following residents expressed their concerns: Mrs. Lewis Harvatin, 1310 Castle Court, asked if their plan was to build nine double dwellings now and develop the back of the property at a later time. Mrs. Harvatin stated the surrounding neigh— borhood was very concerned with the future development of this entire area. The Planning Commission in reviewing the plat referred to the December 13, 1076 Planning Commission minutes, noting the proposed lots on the eastern area of this plat are the same as the previous plat, which has a frontage of 103 feet for double bungalows. The square footages range from 18,500 to 20,600. The Planning Comnission discussed with the proponent the possibility of a mixture of singte famity and double units. The Planning Commission expressed concern as to how the back portion of this property would be developed or the possibility that the nine lots would be developed with the remaining property left undeveloped if financial or economie problems should arise. It was felt by some of the Commission members that a total plan of the entire area should be developed. Comnissioner Mindess indicated that if the plat were approved, he would like to see specific plans which woutd include a turn-around feature in each lot so that backing onto Plyrr�uth Avenue would be avoided, location of the trail along the south side of Plymouth Avenue, location of an alternate trail plan, and landscape plans which would have to be approved by the Building Board of Review. The Park and Recreation Commission minutes of Oecember 9, 1976 were reviewed with respect to this request. It was moved by Lundsgaard, seconded by Sehlin to recommend denial of the pre— liminary plat on the basis that only two of the nine lots proposed would meet the zoning requirements for the stated and intended use, which is double bungalow lots, without waivers from the Board of Zoning Appeals. The Planning Corrmission further discussed the above motion at which time it was noted that as the Cort�rehensive Plan indicates, a planned unit development for the entire parcel would be desirabte. �� �. Planning Commission January 24, 1977 page 4 Upon vote being taken by roll call , the following voted in favor of the motion: Forster, Hughes, Lundsgaard, Mindess, Sehlin, and Wagman; and the following voted against the same: Herje. The motion carried with 6 aye votes and 1 nay vote. 4. HOUSING ANO COMMUNITY DEVELOPMENT BLOCK GRANT It was moved by Herje, seconded by Wagman, carried unanimously, to forward to the City Council the report in reference to suggestions for future capitol expendi— tures �for the community as submitted to the CLIC Comnittee. 5. GENERAL City Council Requests Planning Cornmission to Review 2000 Mary Hills Orive for a Double Bungalow Lot disregarding the Lot Size Chairman Edstrom explained to the Commission that the Council is a�king that the Planning Commission corrment on the appropriateness of the site (only) located on the Northeast corner of Mary Nills Orive and Golden Valley Road for the use of a double bungalow. The Planning Commission held discussion. Corrmissioner Hughes stated that he felt there were basically two factors involved: that is, the elevation of the lot is high, which ties the parcel elevation—wise and use—wise to the single family area to the North and East, and the lot provides a view over the Health Centrat area to Sweeney Lake. This use would establish a precedence effect for requests for other two family dwetlings in this area. Commissioner Herje felt this lot is a suitable location for double dwellings because of the church across the street on the west side, the medical center on the opposite side of Golden Valley Road, the elevation of the lot, and is therefore in favor of placing a double bungalow on this lot. It was moved by Herje to advise the Council that the Planning Commission, disregarding lot size, finds this lot to be suitable for a double dwelling because of the heavier uses such as the church and medical center loeated adjacent to this lot. The motion died for lack of a second. It was moved by Lundsgaard, seconded by Sehlin to advise the Council that the Planning Commission does not feel this lot, located in an area of single family homes, would be a suitable location for a double dwelling, access from Mary Hilts Drive is conducive for single family homes, and the future of Golden Valley Road is still under consideration. The motion carried with Commissioner Herje voting no. The Planning Commission noted that after the hearing on the Co�rehensive Pian by the City Council the Commission will be reviewing the proposed Zoning Ordinance, and the Section on two family dwelling units will be reviewed. There being no further business to come before the meeting, it was on motion, duly seconded, adjourned at 10:15 P.M. _.w.. � . C i man Ron dstr Secretary K thr n H je