05-23-77 PC Minutes �`�:'��i_
MINUTES OF THE GOLOEN VALLEY
PLANNING COMMISSION
May 23, 1977
A regular meeting of the Golden Valley Planning Commission was held at 7;30 P.M.
on Monday, May 23, 1977 at the Civic Center, 7800 Golden Vatley Road,
Golden Valley, Minnesota.
Vice Chair Wagman presided and the following members were present: Commissioners
Edstrom, Forster, Herje, Hughes, Mindess, Polachek, and Specktor. Also present
was Jon Westlake, staff inember.
Members absent: Chair Sehlin.
1 . APPROVAL OF MINUTES: MOVED by Forster, seconded by Potachek, carried
unanimously, to approve the minutes of the May 9, 1977 Planning Commission
meeting as amended: Page 1 , third paragraph from bottom of page, change to read
as follows: The Council made no definite finding that the bus garage would fall
under Section 7.03 Item 2Q of the Industrial Zoning Code. There was only some
individual Council expression of feeting.
2. 1�JAIVER OF THE PLATTING ORDINANCE
Applicant: Charles Burmeister
Location; 6505 Btenwood Avenue-65Q4 Western Avenue
Request: Divide off the South 100'
Zoning; Residential
The proposal is to divide off the South 140 feet of part of Lot 81 . The property
owner is deeding 40' for the Right of Way of Western Avenue, leaving a lot depth
of lOn feet and a widfih of 124 feet. The square footage of the new lot would be '
12,400. The remaining North parcet will be a targer parcel because of the
location of the house and providing a rear yard.
Charles 8urmeister was present for the request pointing out that he may build
on the new lot or sell the parcel . The playhouse on the iot wiii be rer�roved.
The Planning Commission in reviewing the request noted the present lot has street
frontage on two sides. The tot is 100 square feet less than the minimum re—
quirement. The proponent is proposing to dedicate 40' of Right of k�ay, and the
Planning Corr�nission discussed 40 feet of Right of Way vs 30 feet of Right of Way
noting the Comprehensive Plan presently indicates the arterial street to be
Glenwood Avenue in this area.
It was moved by Edstrom, seconded by Forster, carried unanimously to recommend
approval of the waiver of the Platting Ordinance as submitted, subject to the
deeding of the 40 feet of Right of Way for Western Avenue.
3. PLANNED UNIT DEVELOPMENT—SET INFORMATIONAL HEARING
P.U.D. #20 Concept Plan
Proponent: Elmer Ginkel Construction Company
Location: 270' West of Ensign Avenue on Medley Lane
Request: Construct 8 Townhouse Units
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Planning Commission
May 23, 1977 page 2
The proposal is to develop the 2—acre site as a planned unit development for
8 townhouse units, which will be rental units. The Comprehensive Plan indicates
Park and Public Open Space for this parcel of land. In reviewing the P.U.D..
procedure, the proposal should be reviewed by the Park and Recreation Corrmission
early in the P.U.D. process because of the land use on the Comprehensive Plan and
proposed devetopment of the park in this area.
Mr. James Cooperman, Architect representing the property owner, asked that an
informational hearing be scheduled.
It was moved by Specktor, seconded by Mindess, carried unanirrbusly to schedule
an informational concept hearing for P.U.D. #20 on June 13, 1977. The Planning
Corrxnission, among other requirements, will be looking at the internal traffic
pattern, egress and ingress to the site, an elevation concept of how the units
will blend with the terrain, dimensions of the structures, property lines, and
parking area to be shown on the plot plan. The developer is to meet with the
neighborhood prior to the June 13, 1977 Planning Commission meeting. The
Commission also requested that the developer meet with the Park and Recreation
Corrmission because of the Comprehensive Plan and adjoining park property. In
regard to the Park and Recreation Commission meeting, the Planning Commission
asks that if the minutes are not available for the June 13, 1977 Planning
Corr�nission meeting, that as a suggestion a representative of the Park and
Recreation Commission could attend that Planning Ct�mnission meeting.
4. PRELIMINARY PLAT—GOLOEN VALLEY ESTATES
Applicant: Graham Development Company
Location: 8300-8500 Plymouth Avenue (Lots 3��+� � 5 Busch' s Meadow Rcres)
Request: 34 Single Family Lots
Zoning: Open Development
Commissioner Mindess removed himself from the table because the proponent has
been a client of his on other projects.
This parcel of land was previously before the Planning Comnission at their
November 22, 1976, December 13, 1976 and January 24, 1977 meetings. At the
January 24, 1977 meeting the Planning Cormnission denied a request for 9 doubte
bungalow lots. The previous request was for 13 double lots. Predominant concerns
at these meetings were road pattern and utilization of the land.
In this area of the City there is a range of lot sizes in reviewing the platted
areas to the Northwest, Northeast, and to the East. One advantage of the varying
lot sizes is that it atlows for flexible housing design. In this proposed plat
somE of the concerns of the Planning Commission have been answered, such as
utilization of the land, lot access not being solely to Plymouth Avenue, and an
improved design of the plat.
The planning report on this request covered the area bounded by Boone Avenue on
the West, the tree farm on the East, Plymouth Avenue on the North, and the
Minnesota Northwestern Railroad on the South. Along with the report the Ptanning
Commission received a copy of the preliminary plat. The proponent, Mr. Graham,
stated that his firm has been unable to include the owner of Lot 2 Busch' s
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P 1 anni ng Corrunni ssi on
May 23, 1977 page 3
Meadow Acres in the Platting; therefore, the boundary of the plat before the
Planning Corrmission at this meeting is Plymouth Avenue on the North, the tree
farm on the East, the Minnesota Northwestern Railroad on the South, and East
of Lot 2 Busch' s Meadow Acres.
The Comprehensive Plan indicates a ptanned unit development for this area with up
to 4 units per acre. The present proposal which is on 11 .7 acres of land in—
cluding the streets would be 2.90 units per acre. If the Planning Commission grants
approval to the request, two items should be included in the rr�tion: 1 ) land
dedication or cash in lieu of, and 2) rezoning the area from Open Development
to F�esidential .
Messrs. Tom Graham of Graham Land Company, and Frances Hagen, Engineer, were
present for the request. Mr. Graham explained that even though they did not have
the westerly parcel—which they have been trying to secure— the plat shows how the
total area can be developed with 40 single family lots. Because of not being able
to secure the totat land, the plat can be re—designed by constructing a cul de sac
on Castle Court, and at the time the west property is developed the cul de sac
could be removed and the road extended through the west parcel . Outlot A on the
plat would be combined with the adjoining lot to the west making a sufficient lot
when that area is platted. Considering the soil conditions, the majority of the
vegetation will be lost on the site and the development costs will be very high.
The proponent will reforest along the railroad which will help in selling the lots.,
The proponent stated that their business is land development, and they have had
inquiries from builders who are interested in this area.
(Cor►xnissioner Herje arrived during presentation by proponent)
The following residents were present and voiced their concerns: Rodney A. Howell ,
1301 Zealand Avenue North, feels this plat is much better than the previous pro—
posed plats. Mrs. Harvatin, 1310 Castle Court, stated that in visiting with
neighbors she found them to be more in favor of this plat than the previous proposals.
The Planning Commission in discussing the revised plat referred to lot sizes in the
plat, noting the majority of the lots were substandard lots. Outlot A should be
eliminated by readjusting lot lines of Lots 5 — 10 of Block 2 and a cul de sac
being designed at the end of Castle Court. The proponent asked if the southern
lots on the site could be adjusted slightly for more square footage by moving the
street (Castle Court) further North. Some Co�nission members discussed philosophically
that whether in platting they should adhere to the standards of the Zoning Code,
whether new plats should blend with lot sizes in the area, whether areas, because
of configuration, when divided should allow more lots than the present ordinance
altows, condition of soil , streets, railroads, abutting land use, vegetation, etc.
should have an effect on lot size.
The adjusted plat provides for 34 single famity detached lots on 11 .7 acres of land.
The plat would contain two cul de sac streets with a 60' Right of Way. The westerly
street could be continued to Boone or Plymouth Avenues in the future.
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Planning Commission
May 23, 1977 page 4
Because of the varying frontages and lot sizes the following statistics are given:
BLOCK 1 Lot 13 �35' - 13,5�� sq. ' Lat 15 85' - 11 ,475 sq. ft.
Lot 1 125' - 12,000 sq. ' Block 2 Lot 16 80' - 11 ,�00 " "
Lot 2 85� - 10i62'$ " Lot 1 75� - 12,236 sq. ' Lot 17 90� - 12�1Ei0 '� �'
Lot 3 " - 10,625 " Lot 2 85' - 11 ,550 sq. ' Lot 18 80' - 12,000 " "
Lot 4 " - 10,625 " Lot 3 " _ 12,320 " Lot 19 " _ 15,220 " "
Lot 5 " - 10�350 �� Lot 4 88' - 11 �200 " Lot 20 " - 11 �180 " "
LOt 6 " - 1],500 " LOt 5 120' - 12,180 " Lot 21 " - 11 ,050 '' "
Lot 7 " - 13,225 " Lot 6 10]' - 11 ,255 " LOt 22 " - 11 ,050 " "
Lot 8 " - 15�000 " Lat 7 120' - 1�F�fi00 " Lot 23 " - 11 �050 " "
Lot 9 " - 11 ,000 " Lot 8 110' - 14,000 " Lot 24 95' - 11 ,700 " "
Lot 10 95� - 12,000 �� Lot 9 105' - 12,760 "
Lot 11 87� — 11 ,475 " �ot to 90� — 11 ,�375 "
Lot 12 8S' - 11 ,475 " Lot 14 135' - 13,500 "
Lots 5 - 10 Block 2 will be increased in size because of eliminating Outlot A and
Lot 18 - 24 made slightly larger.
It was moved by lierje, seconded by Edstrom, carried unanimously to recommend
approval of the revised plat for 34 single family lots, subject to the following:
1 ) Planning Commission to receive a copy of the revised plat, 2) Providing a
cul de sac on Castle Court, and Outlot A to be eliminated, 3) Land dedication
or cash in lieu of.
It was moved by Herje, seconded by Forster, carried unanimously to recommend that
Lots 3,4, & 5 Busch' s Meadow Acres be rezoned from Open Development to Residential .
It was then moved by Herje, seconded by Hughes, carried unanimously that the
Planning Commission recommend to the City Council that Lot 2 Busch' s Meadow Acres
be rezoned from Open Development to Residential .
5• PLANNED UNIT DEVEIOPMENT-SET INFQRMATIONAL HEARING
P.U.D. #14-A General Plan
Proponent: Jack Galant
Location: 2400 Hillsboro Ave. North
Request: Construct Remaining 28 Units
The request is to catl a general plan hearing to construct the remaining 2$ units.
The Planning Commission has had several concerns regarding the pr.o3ect under Phase I,
such as landscaping, construction of the pool , pool building, and rental of the
units vs sale of 'the units. h1r. Westlake referred to a letter he had received
from the City Attorney which indicated that because of the wording of the Use Permit
it was felt Mr. Galant could rent the units in Phase I; however, in the second phase,
because of contract zoning, the llse Permit could be changed to require the developer
to seli the units. This condition could not be placed on the buyer. Regarding the
other concern of the Planning Commission, as a suggestion a construction order com-
ponent including landscaping could be attached to the Use Permit. The phasing of
construction would also be delineated on the plan and tied to a bond (Example:
Area A shown on the plan would have to be completed by September 1 , 1977).
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Planning Corrmission
May 23, 1977 page 5
Present to request the informatior�al hearing were Messrs. Jack Galant, owner,
and Forest Russell , Landscape Architect and Jerry Al1en, Architect.
The Planning Corrrnission set June 13, 1977 for the informational hearing and re—
quested a copy of the changed landscape plan. The Planning Corrrnission atso
requested that portion of the previous minutes be included with the agenda material ,
including the apartment proposal by Mr. Galant on this site, and a construction
order component with respect to bonding.
6. APPROVAL OF REVISED PLANNIN6 COMMISSION BY LAWS
The Ptanning Coremission thanked Commissioner Mindess for his input on the By Laws.
It was moved by Edstrom, seconded by Polachek, carried unanimously to approve the
By Laws dated May 1977.
7. GENERAL
(a) Information from City Attorney
When requesting information from the City Attorney the procedure was discussed as
to how to receive the information in writing so the Planning Com�nission may rule
on a particular issue without a longer than necessary time delay. The Commission
noted that the request for an opinion should go to the City Council first.
(b) Report from Board of Zoning Appeals
Vice Chair Wagman indicated the action taken by the Board of Zoning Appeals at
their May 10, 1977 meeting regarding variances requested on the Northwest corner
of Douglas Drive and Golden Valley Road and the Southwest corner of Douglas Drive
and Medicine Lake Road.
7here being no further business to come before the meeting, it was on motion,
duly seconded, adjourned at 9:45 P.M.
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Robert lJagman, Vice hair �illiam Forster, Secretary
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