10-23-78 PC Minutes ��
MINUTES OF THE GOLDEN VALLEY
PLANNING COMMISSION
October 23, 1978
A regular meeting of the Golden Valley Planning Commission was held at 7:30 P.M.
on Monday, October 23, 1978 at the Civic Center, 7800 Golden Valley Road,
Golden Valley, Minnesota.
Chair Sehlin presided and the fallowing members were present: Commissioners
Eastes, Edstrom, Forster, Herje, Hughes, and Polachek. Also present was
Jon Westlake, staff inember.
Members absent: Commissioners Mindess and Specktor.
1 . APPROVAL OF MINUTES: The approval of the minutes was deferred to the
end of the Planning Commission meeting at which time it was MOVED by Forster,
seconded by Polachek, carried unanimously to approve the minutes of the
September 25, 1978 Planning Commission meeting as mailed.
2. PLAT - GOLDEN VALLEY STATE BANK ADDITION
Applicant: Golden Valley State Bank
Location: North of Golden Valley Road - West of Vermant Avenue
Request: Divide Property into °Two (2) Lots
Zoning: Commercial
The request is to plat a parcel of land present}y zoned Commercial into two (2)
lots. The proposed plat is called Golden Valley State Bank Addition and is
located west af Vermont Avenue, south of Bassetts Creek, and north of Golden
Valiey Road. The plat contains dedication of Right of Way for Wisconsin Avenue
which will be a North-South street running on the west side of the plat. Maren Lane
is a dedicated Right of Way running East-West through the plat connecting with
Wisconsin Avenue. The dedication of Right of Way is less on Wisconsin Avenue south
of Maren Lane because the street will curve to the west. The current North-South
Vermont Avenue north of Golden Valley Road will be vacated. The proposed street
realignment and platting fits the overall plan of the Valley Square area.
Golden Valley State Bank plans to construct their building on Lot 1 Block 1 of
this plat, which contains 2.4 acres. Lot 1 of Block 2 contains 2.3 acres.
Mr. Bailey Seida of Harry S. Johnson Companies, Inc. , representing the proponent,
pointed out the proposed plat meets the Gity requirements for platting the
property. The dedication area for street Right of Way has been reviewed by the
City Engineering Department. The reason the land is being platted is that the
land is torrence. The Torrence Land Department of Hennepin County will not accept
long metes and bounds descriptions. Also, because of dedication of City
Right of Way, the City would require the property to be platted.
The Planning Commission in discussing the plat noted the lots were of sufficient
size to house commercial operations. The irregular shape o� Lot l Block 1 was
discussed and also whether there was a proposed use for Lot 1 Block 2. The
Commission discussed the variances that were granted by the Board of Zoning Appeals
for the construction of the new bank on Lot l Block l noting the proposed plat
coincides with the plan approved by the Board of Zoning Appeals. The proposed
road pattern fits into the overall Valley Square Plan, and the Commission noted
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Planning Commission
October 23, 1978 page 2
that Vermont Avenue will eventually be vacated and become part of the bank
and Hennepin County Coop Seed property.
It was moved by Forster, seconded by Hughes, carried unanimously, to recommend
approval of the plat as submitted and known as Golden Valley State Bank Addition.
3. P.U.D #16-A Revised Plan
Proponent: Cheyenne Land Company
Location: 5615 Glenwood Avenue
Request: Construct 42 Living Units
The proposal has been revised since receiving concept approval at the September 11 ,
1978 Planning Commission meeting, which includes the Planning Report. The
revised concept proposal is to construct 18 duplex units and 6 single family units.
The total number of living units with the duplexes and single family will be 42.
This results in a density of 3.6 units per acre on approximately 11 .6 acres of
land.
Interior Street Plan
A) The present proposal is to dedicate all Right of Way for public streets.
B) Because o�F the design of the interior street pattern, it will tie in
with the large open parcel to the west of this property.
C) The plan provides for a 10-foot easement for an emergency access to
Laurel Avenue.
D) The interior streets have a Right of Way of 50' . The current ordinance
requires a 60-foot Right of Way.
E) The driveways for the double units are approximately 32' at the street
apron. This wiil make it difficult for snow plowing, especially in
the cul de sac area because the driveways are so close to each other at
the street apron.
l . Majority of snow when plowing the streets will fall on the driveways.
2. City's policy af plowing the entire City prior to plowing the
second time to curb width will require two removals of the same
snowfall in the driveway area.
F) Because of the number of driveways into the cul de sac there can be
no on-street parking.
G) Each unit will contain a double garage with two non enclosed parking
spaces. This does not seem adequate, especially in the cul de sac
area, for guest parking.
H) Dedication of street Right of Way besides the interior streets includes
7' for Glenwood Avenue and 35' for Laurel Avenue.
The plan provides a 100-foot green area along Laurel Avenue and a minimum of 50'
of open area along the MN & S Railway. The single family lots range from a footage
of approximately 50' to 180' and square footage range of approximately 7,750 to
16,200. Because of the terrain of this property, the terrain of the abutting
property and the Flood Plain, the City has asked the developer to provide pro-
posed elevations for the street and the units. This will then indicate if the
plan as proposed will be functional with respect to utilities, street grades,
Flood Plain, and how much of the existing terrain and vegetation will be disrupted.
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Planning Commission
October 23, 1978 page 3
Mr. Ron Bastier of McCoombs Knutson Associates, 9ne, pointed out the reason for
the revised plan is that they feel this plan is much more logical for the site
because of lesser density, provides for more open space, and the neighborhood is
more comfortable with this pTan vs the previous plan. The plan provides for aii
public streets. The units are low profile, and �re one story in height with brick
exterior. There are six different styles of units and different variations of
trim for each of the six styles. Because of the price of the units on this
particular housing project, the proponent is requesting a variance not to con-
struct the low priced units as prescribed by the City's housing policy. Mr. Bastier
indicated they would be willing to remove a unit for a total density of 40 units
to resolve the snow removal problem, and the parking problem, and which would
provide a snow storage area. Mr. Bastier further stated he is aware of the items
in the Planning Report and feels they can be worked out in the general plan stage.
The following residents expressed their concerns as follows:
Mr. Eiden, 345 Brunswick Ave. S. , favors this plan over the previous proposal ;
however, still concerned about density. Mr. LeBlanc, 225 Brunswick Ave. S. ,
feels this plan is more favorable over the previous proposal .
The Planning Commission in discussing the request noted there have been several
variations of the proposal on this parcel by Cheyenne Land Company. Again, the
Commission at this stage is basically concerned about the density and lanei use.
However, because of the amount of discussion at other meetings an this parcel of
land, more advanced stages are becoming involved in the concept stage. The
Commission reviewed the motion and the suggestions after the motion in the
September 11 , 1978 Planning Commission minutes noting the four-plex units have
been eliminated. In reviewing the single family lots it was asked if the size
of the parcels could be adjusted to allow the lots to be approximately the same
size. Mr. Bastier pointed out that to arrive at the diversity in housing styles
it was better to allow for a varying lot size.
The Commission questioned why the developer wanted a release from the City's
housing policy and discussed turn over of the low cost units in Planned Unit
Developments. The Commission then discussed the idea of deveioping another
alternate for the scattered site housing program, which is to develap a working
plan of utilizing scattered site housing in new residential developments. The
Commission, realizing because of the different levels of government' and require-
ments involved in scattered site housing, noted this cancept may not be feasible.
The Commission felt in reviewing the plan the proponer�t wi11 have to provicie
answers on snow plowing and additional guest parking. The Cpmmission �'urther
noted that in the cul de sac area, with the wide driveways, there is a lot Qf
bituminous area. Special attention should be given to this area when the general
plans are developed regarding snow storage, landscaping, and esthetics.
It was moved by Herje, seconded by Forster, to recommend approval of the revised
P.U.D. #16-A which is for 18 duplex units and 6 single family units, subject to:
1 . Providing for off street parking other than what is the open area in frant of
the garage units. The propanent to provide a working snow removal program,
including designating snow storage areas on the site.
2. A density range of up to 42 living units. -
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Planning Commission
October 23, 1978 page 4
3. Consideration of City Housing Policy. The Commission would like the Council
to be aware that the proponent is not including in the plan a provision for
implementation of the City's Housing Policy.
4. Adhere to the City trail plan for this area.
5. Easements provided to supplement the street Right of Way to allow a minimum
width of 60' .
6. Individual design of the units.
The motion carried with Commissioner Edstrom voting nay.
lt was then moved by Herje, seconded by Polachek, carried unanimously, that the
Planning Commission request that the City Council consider the possibiTity of
funds for scattered site housing to be used in the new development as part of the
total overall housing program.
4. GENERAL
(A) Plat - Schut Valley Wood Addition
The Planning Commission was informed that the request for waiver of the Platting
Ordinance that was recommended for approval at the September 25, 1978 Planning
Commission meeting will proceed to the City Council as a preliminary plat because
of the surveying firm having problems in describing the property with a met�s and
bounds description. The proposed plat is identical to the request approved by the
Planning Commission to waive the Platting Ordinance; however, the processing is
somewhat different.
(B) North Wirth Parkway Redevelopment Plan
The Planning Commission discussed the letter sent to Chair Sehlin dated
October 20, 1978 from Mayor Hoover regarding the Planning Commission presentation
at the October 16, 1978 City Council meeting in reference to the North Wirth
Parkway Redevelopment Plan public hearing. The letter responded to the comments
the Planning Commission presented at the hearing.
Commissioner Edstrom reviewed the presentation that he presented to the Council
at the public hearing.
(C) Correspondence - City Council
Chair Sehlin reviewed two letters from the Council - one referring to Car1 Dale's
report on open space to the south of Vallee D'Or, and the other speaking of
Bonus Community Development Block Grant funds which could be used to facilitate
a change over of an existing apartment building to condominiums.
There being no further business to come before the meeting, it was on motion,
duly seconded, adjourned at 9:30 P.M.
Jody Sehlin, Chair Mervyn Mindess, Secretary
NO PLANNING COMMISSION MEETING - November 13, 197$