Loading...
05-22-78 PC Minutes ��� MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION May 22, 1978 A regular meeting of the Golden Valley Planning Commission was held at 7:30 P.M. on Monday, L�Iay 22, 1978 at the Civic Center, 7800 Golden Va11ey Road, Golden Valley, Minnesota. Chair Sehlin presided and the following members were present: Commissioners Edstrom, Forster, Mindess, Polachek and Specktor. Also present were Carl Dale, Planner and staff inember Jon Westlake. Members absent: Commissioners Herje and Hughes. 1. APPROVAL OF MINUTES: MOVED by Mindess, seconded by Edstrom, carried unanimously to approve the minutes of the April 24, 1978 Planning Commission meeting as mailed. 2. PLANNED UNIT DEVELOPMENT-INFORMATIONAL HEARING P.U.D. ��18-A Concept Plan Proponent: Sachs, Friedell, Latz & Goldman Location: Laurel Avenue 170' West of Turners Crossroad Request: Construct Three Story Apartment Building Containing 65 Units Commissioner Edstrom indicated that one of the proponents is technically an employer, and Commissioner Mindess indicated he has done consultant work for the proponents; therefore, both Commission members withdrew from this request. Chair Sehlin informed those present that there is not a quorum present for this item but the Commission will hear the planning report, proposal, and eomments from citizens present. The same proponent was previously before the Planning Commission in April of 1976. The property at that time included the fire station site for a total of 5.63 acres. The proposal was for 72 units, or 12.8 units per acre. The Comprehensive Plan indicates a 100-foot green belt from Laurel Avenue to Pennsylvania Avenue. This shouid be re-evaluated because of the type of develop- ment on Laurel Avenue between Turners Crossroad and the railroad on the West. Also, the proposed City trail system meanders through the Hamman-Neslund property from Glenwood Avenue to Laurel Avenue with the main thrust of the system going West to the ponds west of Jersey Avenue. Carl Dale, Planner, then reviewed the Plann3.ng Repart a� ;�ollows; "1. The proposal is to develop a 65 unit apartment bu3.lding on 4.5 acres o£ land with a resultant density of approximately 14.4 dwelling un�ts-per acre. The site is zoned for "Open Development" and is current'ly vacant wa.th limited vegetation of environmental value. 2. The Comprehensive Municipal Development Plan indicates the site and general area as having potential for "Planned Unit Development Residential" of "Medium" density (in general meaning townhouse or "patio" type housing of approximately eight (8) dwelling units per acre) . ��-� Planning Commission May 22, 1978 page 2 3. Existing land use adjacent to and near the site is as follows: a) Industrial to the south (acrass Laurel Ave.) . b) Two comparatively small homes (one older) and vacant land to the west (between site and railroad) . c) A City fire station site (undeveloped) and one home adjacent and to the east. d) Adjacent and to the north is a 1-family home on a rather large lot without direct access to a public street. Further to the north is an apartment building and a Church. Single family homes on Turners Crossroad adjacent to and near the site are located on lots much larger than required or generally existing in the community; depending upon the desires of the lot owners, re-subdivision and additional development is possible. 4. At this time, the application is for concept consideration and approval only which involves the basic issues of land use, density,, and conformity to the Comprehensive City Plan. If the concept plan is approved, site development plan details along with additional required plans and information will be reviewed and conditions drafted for inclusion in a PUD Permit. 5. It must be noted that townhouse or similar housing types, if developed on the site at eight (8) units per aere, would result in a comparatively poor structural coverage to open spaee ratio; spread out buildings and parking would leave much less land open than would the current proposal (nearly 60% open, green space) with three stories and underground parking (a good plan feature and normally given a density "credit") . It is also noted that townhousing at eight (8) units per acre is generally considered "high" density for that type of housing while apartments at 14 units per acre (with underground parking) is considered "low" density multiple housing. Large amounts of suburban apartment development is at 12 units per acre but without underground parking and a less favorable percentage of retained open, green space. 6. While plan details are to be considered later if concept approval is granted, at least two aspects of the site plan should be discussed at this time: a) It should be determined now if there is a desire or a reasonable potential for re-subdivision and further development on adjacent land to the west, north, and east of the site; if so, considerable site planning coordination will be required (especially for access) . b) Building height averages about 30 ft. and the "bulk" is relatively large. It is our opinion' that these are satisfactory from an envi- ronmental viewpoint due to building locations, natural and distance visual screening, adequate setbacks, and other planning considerations (no judgement is made here, however, of building architecture) . c) We would also add here that the site planner has done a good job of design with respect to setbacks, screening, fire protection access, pedestrian circulation, and other City requirements. 7. Unlike many development proposals in Golden Valley, this plan would seem to present no traffic or parking problems of any significance. �� Planning Commission May 22, 1978 page 3 8. While it is our opinion that the plan concept is in general conformity to the intent and purpose of the Comprehensive Municipal Plan and the proposed PUD would be a satisfactory and even desirable modification to the existing neighborhood. environment, study and consideration should be given to potential site plan detail conflicts with potential future re-subdivision and develop- ment of adjacent land. While the desires and opinions of adjacent land owners �s important at this time, so too should thought be given to possible future changes in ownership and desires and opinions. It would be good public land use policy to consider the need for a cooperative plan developed by the affected and abutting land owners. Concept plan approval should be granted only if it is deterACined that the apartment PUD will not be in conflict with future development on adjacent land or that re-subdivision and further development on adjacent land is not desired or otherwise feasible." Mr. Sachs, property owner and proponent, stated he has met with approximately 14 residents in the area with respect to the project. The proposal is for a 65 unit rental three story apartment building with 84 parking units under the building. The present plan is for 36 two-bedroom apartments and 29 one-bedroom apartments. The number of outside parking spaces is 65. The land area is 4.5 acres with a density of 14.4 units per acre. The area, covered by structures is 14.6%, interior streets coverage is 9.6%, outside parking coverage is 16.4%, landscaped area coverage is 49%, and area left natural is 10.4%. Proponent Robert Latz in his comments to the Planning Commission indicated that he felt the Commission could take action even if a quorum was not present. Clarence Green of 300 Turners Crossroad, also owner of 5740 Laurel Avenue and a land locked triangle-shaped parcel to the northwest of the site, stated he had always understood that all property North of Laurel Avenue would be residential; therefore, a road would be constructed to give access to the land locked triangle of land. It was moved by Specl�tor, seconded by Forster, carried unanimously, to table the request to the June 12, 1978 Planning Commission meeting to allow the proponent to meet with the contiguous property owners to determine what solutions can be worked out for the large parcels of land adjacent to the project, including the land locked parcel. The Planning Commission noted the City staff would be available for expertise with respect to the aforesaid. 3. WAIVER OF PLATTING ORDINANCE Applicant: West Suburban Builders, Inc. - Earl E. Wilson Location: 1005-1015 Wisconsin Avenue South Request: Divide Parcel into Two (2) Lots Zoning: Residential The request is to divide a large lot into two parcels. The current lot has a frontage of l98' on Wisconsin Avenue and 164' on Wayzata Boulevard. The square footage is 22,173. The other residential lots in this area meet or exceed the current Ordinance requirements, except the frontage on Lots 6,7, & 8, Acridge Addition. C ��.� Planning Commission May 22, 1978 page 4 The proposed lot division is as follows: Parcel I - Lot is larger than the proposed interior lot because of setbacks. Type of Lots Corner Lot Frontage: 164' - at street Right of Way (Ordinance requires 100') Square Footage: 11,938 (Ordinance requires 12,500) Zoning: Residential Parcel II - Smaller of the two lots. Type of Lot: Interior lot Frontage: 9D' at 35' setback line (Ordinance requires 100') Square Footage: 10,235 (Ordinance requires 12,500) Zoning: Residential Mr. Earl E. Wilson, property owner, was present pointing out that the present lot is quite large for a single family home. Mrs. Gustafson, 1030 Wisconsin Ave. S,, questioned whether the proposed lots were of sufficient size for houses, which way the house would face, and what type of setback would be required on the proposed lots. Mr. Sutherland, 1100 Wisconsin S. , questioned if the lots would be of sufficient size to contain the types of homes deseribed by Mr. Wilson. The Planning Commission in discussing the xequest noted this area is a small pocket of residential adjacent to office use on both sides, including T.H. 4�12 to the north, and that it probably will not be far in the future that this area will come before the Commission by a developer for a heavier use. It was moved by Edstrom, seconded by Folachek, carried unanimously, to recommend approval of the waiver of the Platting Ordinance as stated above. 4. REQUEST FOR REZONING Applicant; Jean Poole Location: 610 Ofitawa Avenue North Request: Rezone to light Industrial Zoning: Commercial The request is to rezone a parcel with a frontage of 100' and 180' in depth from Commercial to light Industrial. The property to the north is zoned Industrial, to the south is Commercial, to the east is light Industrial, and to the west is Commercial. The proposed land use would conform to the City Comprehensive Plan which is Industxial. The lot does not lend itself to a Gommercial zoning because of its size in relation to parking requirements for 'Commercial and its location. The current uses of the properties to' the East of Ottawa Avenue are offices, ware- housing, and manufacturing. `!�. Planning Commission May 22, 1978 page 5 The proposed office warehouse plans, although sketchy, indicate a two story building (30' x 60') with a basement for storage. The first floor would house offices and the second floor is shown on the plan as a workshop area. Attached to the rear of the structure is a three car garage. If the zoning is approved, the groponent wi11 have to finalize the building plans and develop a landscape plan prior to appearing before the Building Board of Review. The structure is within the height and green area requirements of the City Code. Parking on the site plan can be rearranged to meet the Code, which is ZI parking spaces. The present site plan indicates 20 spaces. The difficulty in developing the total _parking on the site will be because of the higher terrain on the east end of the site. J. Poole, Presiden of Minnesota Communication, located at 629 France Ave. N. , Golden Valley, stated they would like to construct a new building and re-locate their business at 610 Ottawa Avenue North. Minnesota Communications is a telephone that provides paging services by a computer that co�trols signals. Because of their connection with Bell Telephone, they would like the same ex- change; therefore, it limits the area where they can re-locate. They do minimum repair of their equipment and no manufacturing. A computer will comprise most of the work area, The employees vary from 8 to- I4. They will do no transmitting from this location so they do not forsee any tower at this location. The Planning Conunission in discussing the request asked Mr. Poole about his operation, nating that a tower would not be allowed in the light Industrial Zoning District. The Commission discussed the number of emgloyees in relation to the on site parking, and surrounding land uses presently in the area. The Commission noted that because of the terrain on the east end of the site the parking lot will be difficult to develop. It was moved by Forster, seconded by Mindess, carried unanimously to recommend approval of the rezoning request from Commercial to light Industrial. There being no further business to come before the meeting, it was on motion, duly seconded, adjourned at 9:00 P.M. Jody Sehlin, Chair Mervyn Mindess, Secretary f