09-26-77 PC Minutes y`'1 ,
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MINUTES OF THE GOLOEN VALLEY
PLANNING COMMISSION
September 26, 1977
A regular meeting of the Gotden Valley Planning Commission was held at 7:30 P.M.
on Monday, September 26, 1977 at the Civic Center, 7800 Golden Valley Road,
Golden Valley, Minnesota.
Chair Sehlin presided and the following members were present: Comnissioners
Edstrom, Forster, Herje, Hughes, Mindess, Polachek, and Specktor. Also present
was Jon Westlake, staff inember.
Members absent: Comnissioner Wagman.
1 . APPROVAL OF MINUTES: MOVED by Forster, seconded by Polachek, carried
unanimously, to approve the minutes of the September 12, 1977 Planning Commission
meeting as amended as follows: Page 2, Item 4, add to first paragraph: The
Planning Commission requested that, in addition to the �epresentative of Colonial
Acres Homes, Inc. , the developer of and present owner of P.U.D. #1 and #1-A
attend the hearing and explain their relationship with the proponent.
2. PRELIMINARY PLAT
Applicant: Richard Neslund-King' s Creek
Location: 5915 Glenwood Avenue
Request: Plat Property into 40 Single Lots
Zoning: Residential
This is the parcel on which the Planning Commission and City Council granted
concept approval for P.U.O. #16-A. Because of the requirements, the proponent
has chosen not to proceed with the P.U.D. , but plat the property for single
family detached homes. The request by the developer at the February 14, 1977
Planning Commission meeting was to construct 56 dwelling units on 11 .6 acres
of land for a gross density of 4.8 units per acre. The City Guide Plan for this
area indicates a P.U.O. allowing approxirnately ap to 4 units for the Northwest
6 acres and up to 7 units for the Southeast 5 acres, or a total of 59 units.
If the property were platted in accordance with the Zoning Code it would allow
2.5 units per acre, or 28 units. The current proposal is for forty (40)
single family lots for a density of 3.6 units per acre.
The following is noted in reference to the plat:
a) A dedication of 7' for Glenwood Avenue.
b) A dedication of 35' for Laurel Avenue.
c) A dedication of 50' for open area along Laurel Avenue (City Comprehensive
Plan indicates approximately 100' ).
d) Dedication of 40' adjacent to the Minneapolis Northfietd & Southern Railway
property.
e) Dedication of property for Flood Plain - requires a review by the Department
of Natural Resources and the Bassett Creek Ftood Control Commission (Flood
elevation for this area is 861 � ). The Flood Plain area and open area
(Outlot A) amount to approximately 14% of the plat.
f) In reviewing the plat the minimum lot size is 6,000 square feet and the
average lot size is 8,350 square feet. The minimum lot width at the 25'
setback line is 52' .
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Ptanning Commission
September 26, 1977 page 2
g ) Uiscussion has taken place with the proponent about Lot 1 in the Southwest
corner for emergency access and a temporary cul de sac until the large parcel
to the West is developed.
h) Question the amount of buildable land left between Lots 10 and 11 on the West
side because of the culvert for drainage.
i ) Question build:able area of Lot 1 East of the proposed street and North of the
Flood Plain easement area.
j) If the plat receives preliminary approval , the next step would be to request
a variance of 10' to a front yard setback of 25' and a side yard variance
from the Board of Zoning Appeals.
Because of the utilities, flood plain, and street design, alot of the vegetation
will be lost due to grading on the site.
Chair Sehlin informed the Planning Commission of a letter from the Minneapolis
Northfield & Southern Railway with respect to the noise created by the rail use.
M essrs. Ron Basteir of McCombs—Knutson Associates, Inc. and Gene Brandstrom,
Architect, were present for the request. Mr. Basteir stated that because of the
flood plain, trailf Right of t•-�ay for streets, and some single f�nily off Glenwood
Avenue (one of P.U.U. requirements) , the proponents feel the property has to be
developed in a different manner. In considering the neighborhood, cost in develop—
ment of land, and the City' s Platting Ordinance, it was felt single family lots
would be the best approach. Because the P.U.D. indicates higher density on a
portion of the land, the City� s requirements, and the effect of the Railroad on
the East, the proponents arrived at 40 lots with a minimum width of 52' . The
present plan is that Richard Neslund would develop the property or control the
development. The proponents are presently planning a variation of four different
house styles with a square footage range from 900 to 1 ,450. They will be re—
questing a variance in the front yard of 10 feet and a 0' lot line on the side
yard, maintaining a 20' setback on one side yard and 2' on the other so all houses
would be a minimum of 22' apart.
(Commissioner Specktor arrived.)
The residents expressed th�ir views as follows: Mr. Eiden, 345 Brunswick Ave. S. ,
stated the plan is an improvement over previous plans and is in favor of lower
density and single family, questioned the Platting Ordinance, lot sizes, minimum
house size, and referred to previous meetings, and felt this plat could set a
precedence. Mr. LeBlanc, 225 Brunswick Ave. S. , said the proposal is better than
previous proposals, would like to see less units, and questioned why the Planning
Commission cannot change its mind and allow single f�nily lots rather than a
planned unit development. Mr. Levy, 240 Brunswick Ave. S. , felt this is a better
proposal than the previous one.
The Planning Cornrnission in discussing the plat reviewed the lot sizes, lot area,
drainage, flood plain, vegetation to be tost, and grading on the site, and also
explained to the people present why the area was clarified as a P.U.D. — which
was to provide open space by cluster housing, allowing for redaced utility costs
and making a better living environment. The Planning Commission referred to a
residential plat approved by the Commission in the spring of 1977� to the south
of Plymouth Avenue and East of Boone Avenue because it was the same size and
required considerable site work.
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Planning Comnission
September 26, 1977 page 3
It was moved by Herje, seconded by Hughes, carried unanimously, to recommend
denial of the plat for 40 single family lots, noting the following; 1 ) The
lots are 100% substandard, 2) Other lots in the area are considerably larger,
3) Trail off Laurel Avenue is 50' (plan indicates 100' ) 4) Inadequate addressing
of the Flood Plain, 5) Lack of a traffic study, and 6) Emergency vehicte access.
3• NORTHERST QUADRANT OF TURNERS CROSSROAD AND T.H. #12
a) T.H. #12 Frontage Road Re—location
b) Applicant: Harry Eldon Gerrish Associates
1 ) Waiver of the Platting Ordinance
5140 T.H. #12 Service Drive
for proposed Denny' s Restaurant on the West lot and
Victoria Station Restaurant on the East lot
Nr. Westlake informed the Planning Cornmission that the proponent of Item b) asked
to withdraw their request; therefore, Item a) also will not be discussed.
c) Applicant: Wendy' s of Minnesota
Location: 1161 Turners Crossroad
1 ) Request to Rezone from Qpen Development to Commercial
2) Waiver of the Platting �rdinance — Divide Parcel into Two lots
3) Special Use Permit — Wendy' s Restaurant (West Parcel )
TURNERS CROSSROAO PARCEL — Rezoning
The request is to rezone the parcel from Open Development to Commercial . The
zoning to the South is Commercial , to the West is Comnercial and Industrial , to
the North is Institutional (I-3) , and to the East is Multiple (M-1 ) . The
Comprehensive Plan indicates a high density multiple use for this property. The
reason for this is to somewhat blend the Commercial and Industrial uses to the
nursing home and apartment use to the North and East. It should be noted that
the land use/environmental problem is one of finding a proper t�ansitional use
between the heavier and lighter uses. In reviewing the zoning request, one of
the primary concerns is the Commercial use contiguous to the zoning and land use
to the North and East. Some ways to approach this would be: a) A strong
planting—screening plan to the North and East, and rezone the East parcel to a
Business & Professional Offices use, and b) Having a single use on the parcel so
more landscaping could be permitted.
Waiver of Platting
Both parcels would dedicate 22' of Right of Way for the service drive.
W est Parcel — Wendy' s Restaurant
With the dedication of 22' of Right of Way for the service drive the lot width
on Turners Crossroad would be 128' of frontage with a depth of 330� .
A) Variances needed:
1 ) Waiver of green area and structure of 15' to a setback of 20'
(Required 35' ).
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Planning Commission
September 26, 1977 page 4
2) Waiver of 26 parking spaces for a total of 39 on—site spaces
(65 spaces required) .
East Parcel — Retail Sales
With the dedication of 22' of Right of Way the depth of this lot is 128' and the
frontage is 180' . It could support a structure containing 1500 square feet
(30' x 50' ) with the following variance: 1 ) Waiver of landscaping and structure
for 7' to a setback of 28' (Required 35' ) •
Special Use
Wendy' s Restaurant is classified as a Class II Restaurant and falls under Section
5•�3 (a) Special Use Permit of tMe Commercial Zoning Code. The criteria estab—
lished by the Ordinance under Section 5.03 (A)—(2) is as follows:
(a) the proposed use will not cause traffic hazards or congestion
(b) adjacent residentially zoned land will not be adversely affected
because of traffic generation, noise, glare or other nuisar�ce
characteristics.
(c) existing businesses nearby will not be adversely affected because
of intrusion of additional traffic or nuisance characteristics.
The questions raised should be answered in the discussion on rezoning the property.
Because of questions raised by those present regarding the frontage road, the
Planning Commission asked that they be brought up to date with what has transpired
in the area. The City in the past has discussed different proposals to re—locate
the service drive with the City of St. Louis Park, the Highway Department, and
the property owners� to pull the traffic back from the intersection of T.H. #12
and Turners Crossroad because of the amount of traffic, stacking, and turning
movements. St. Louis Park, for approximately two years, has been in the process
of developing a plan called Diversified Development District on which the City
Council of St. Louis Park will hold a public hearing October 17, 1977•
Golden Valley has discussed the North side at different times in previous years,
and approximately 1 1�2 years ago the Council met with property owners to develop
a plan in the area; however, because of the different views of the property owners,
no decisions were made.
Present Frontage Road:
The present frontage road runs parallel with T.H. #12 to the intersection of
Turners Crossroad and T.H. #12. Because of traffic, turning movement, and
stacking for the semifore, vehicles use the shopping center parking lot. If
the open area, now zoned Commercial , is developed with the present frontage
road it will add to the congestion in the shopping center or cutting through the
apartment comptex to the north or using Circle Down, which connects to the
T.H. #12 frontage road.
Proposed Frontage Road Re—Location:
There are three different proposals to re—locate the frontage road to channel the
vehicle movement to the North allowing for easier access to Turners Crossroad.
One of the proposals may include a segment of the southerly property of the
apartment cor�lex. The easier it is to go to and from the commercial area to
Turners Crossroad, the less traffic may filter to the residential area to the
n�rtheast.
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Planning Commission
September 26, 1977 page 5
The time to design a frontage road is while the land is still open. An example
of this is the plat approved this summer by the Ptanning Corrmission located in
the Northeast quadrant to T.H. #55 and Douglas Drive. The re—location of the
frontage road is timited in the Turners Crossroad and T.H. #12 area because
of development and land use.
The Planning Commission then referred to the agenda listing the requests as
Rezoning, waiver of the Platting Ordinance, and Special Use. It was moved by
Edstrom, seconded by Specktor, carried to discuss the Special Use Permit first.
Present for the request were Messrs. Peter Crook, owner of Wendy' s Restaurant,
Wally Kolsrud, real estate agent, Tom Erickson, Attorney, and Skeets Held,
property owner. Mr. Crook referred to letters regarding their operations in
other communities, employment in their operation, and the operation itself.
Mr. Erickson explained the history of the property and referred to a Minnesota
Supreme Court case with respect to the property in 1963• Mr. Erickson then
referred to the plan, noting proper landscaping could be done to provide a buffer
to the North and East. It was also felt that by moving the Commercial one lot
north, it could stay within the guide lines of the Comprehensive Plan. Mr. Kolsrud
referred to a meeting he had with the City to develop a frontage road plan and
land use. Skeets Held reviewed the history of the property and referred to meetings
on re—location of the frontage road. �
The residents expressed their concerns as follows: Mr. Severson, 5221 Circle Down,
referred to I-394 and also stated there are too many restaurants in the area,
and the use should blend with the nursing home. The Commercial lot to the East
is too smatl and should have been left as a park to buffer the properties.
Mr. Kaitz, 5201 Circle Down, felt traffic would use Circle Down, property should
be for office building. Resident at 5311 Circle Down felt traffic now is �rse
than Time Square in New York. Mr. Goldman, apartment owner at 5311 Circle Down,
expressed concern for the use next to the nursing home, people driving through
his apartment area, and there are too many restaurants in the area. Mr. Shapiro,
5231 Circle Down, stated traffic is too heavy now considering the children in the
area, and this is not a good location for fast food. Mrs. Brown, 5120 Circle Down,
referred to Item (a) of the criteria for special use permits and asked about
notification. Mr. Itman, 5300 Circle Down, expressed concern about traffic and
use next to the nursing home.
The Planning Commission in discussing the request noted the question is the use
on the land. The Commission discussed the traffic generated by the use in relation
to traffic already an Turners Crossroad, operating hours of the proposed use, and
peak hour traffic. The Commission in reviewing the dedication of Right of Way for
road questioned if the road solution would add more than normal traffic to the
area because of the use. The Commission expressed concern about the variance of
parking spaces in relation to the Ordinance.
It was moved by Edstrom, seconded by .Polachek, carried unanimously, to deny the
request for a Special Use Permit, noting the proposed use would substantiatly
and adversety affect adjacent residential uses and increase traffic hazard
and congestion in the neighborhood.
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Planning Commission
September 26, 1977 page 6
It was moved by Herje, seconded by Edstrom, carried unanimously, that the
Planning Comrnission discuss with the City Council after the October 17, 1977
St. Louis Park hearing on their development to the South and that the City of
Golden Valley discuss the North side because of the small arriount of remaining
open land, traffic , road pattern, and tand use. The Commission asked that the
Chair notify the Coc�ncil by letter with respect to the above, including the
City Engineer.
It was moved by Specktor, seconded by Polachek, carried unanimousty, that a copy
of the Section of the Ordinance referring to the use permit should be attached
to the use permit application.
4. PRELIMItdARY PLAT
Applicant: Schleget Construction Company
Location: Southeast Quadrant of Winnetka Avenue North and 23rd Avenue N.
Zoning: Residential
The proposed plat is located to the south of 23rd Avenue and east of Winnetka Avenue.
The plat contains a total of six (6) lots—two of which are proposed as double
bungalow lots on the north end of the plat.
Lot 1 located in the north end exceeds the requirements for a double lot. Lot 2,
which is the other double lot, has a square footage of 18,550 (the Ordinance
requires 18,75o square feet). The remaining single f�nily tots exceed the
Ordinance requirements, except Lot 4 which has a frontage of approximately 95'
and Lot 5 which has a frontage of approximately 90' .
The Comprehensive Plan indicates a Residential use for this area, and the site is
currentty zoned Residentiat . If the plat is approved, the next step would be a
variance from the Board of Zoning Appeals with respect to the double lots.
Th e Planning Commissirn in discussing the plat with Mr. Bob Ridgeway noted if the
South lot line of Lot 2 were moved approximately 1 .5' further soufih, it would
meet the requirements for a double lot in square footage.
It was moved by Hughes, seconded by Edstrom, carried unanimously, to recommend
approval of the plat as submitted, subject to Lot 2 meeting the square footage
requirements for a double lot.
5. WAIVER OF THE PLATTING ORDINANCE
Applicant: First National Bank of St. Paut
Location: 8960 Golden Valtey Road
Request: Divide Single Parcel into Three (3) Lots
(East parcel for LeBistro Restaurant)
Zoni ng: Corrxnerci al
T:he request is to divide an L—sk�aped parcel which is zoned Commercial into three (3)
lots. The property has not been involved in the 10� dedication.
Parcel A — East Parcel on Golden Valley Road. This parcel would have a
frontage of 200' and a depth of 330� . The proposed use of the property
is LeBistro Restaurant. The parking plan exceeds City Ordinance
requirements for a Class I restaurant.
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Planning Commission
September 26, 1977 page 7
Pa�cel B — West Parcel on Golden Valley Road. This parcel has a
frontage of 179' and a depth of 330� .
Parcel C — North Parcel off Decatur Avenue. This parcel has a
frontage of 234' with a depth of 620' .
Present for the request were Messrs. Ron Manning, real estate agent, Wilson Montgomery,
Architect, and Neil Breman and David Harrisch of LeBistro Restaurants.
The Planning Commission discussed the type of restaurant and reviewed the site
plan including the parking layout. The Commission also questioned if this property
had previously been involved with the Land Dedication Ordinance.
It was moved by Herje, seconded bq Mindess, carried unanimously, to recomnend
approval of the waiver of the Platting Ordinance as re�auested.
(Commissioner Herje left the meeting.)
6. PLANNED UNIT DEVELOPMENT — SET INFORMATIONAL HEARING
P.U.O. #21 General Plan
Proponent: Minneapolis Elks Lodge
Location: 6681 Country Ctub Drive
Request: Allow a Commercial Restaurant to Operate in Present Restaurant
Area of Building
The Elk' s Lodge because of financial problems is asking that the restaurant area
of the building be open to the public. An Institutional aoning would not allow
this, and Corrmercial zoning would not fit the land use in the area. The only
alternative the Elk' s Lodge has open would be the P.U.D proeedure.
Mr. Ringsrud was present to request that an informational hearing be set for the
Elk's Lodge.
It was moved by Specktor, seconded by Forster, carried unanimously, to set
October 11 , 1977 at 9:3� P.M. to hotd a hearing for general plans for P.U.D.#21.
The Planning Commission asked that prior to the hearing date, the proponent is
to meet with the neighbors to inform them of their request. One of the concerns
expressed by the Planning Commission will be the entertainment, with respect to
noise and parking probiems.
7. CHANGES IN P.U.D. ORDINANCE
Because of procedural changes in the time proeess and the addition of the Use Permit
to the P.U.D. Ordinance, the Council asked that the P.U.D. Ordinance be revised
to include the Use permit with a definite time sequence. The proposed P.U.D.
Ordinance change also include some m�nor changes.
After reviewing the proposed changes it was moved by Specktor, seconded by Edstrom,
carried unanimously, to recommend approval of the changes as submitted in
Ordinance form.
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P 1 anni ng Comni ssi on
September 26, 1977 page 8
There being no further business to come before the meeting, it was on motion,
duly seconded, adjourned at 11 :40 P.M.
Jody Sehlin, Chair G. Willi�n Forster, Secretary