12-11-78 PC Minutes ��
MIPJUTES QF THE GOLDEN VALLEY
PLANNING COMhiISSION
December 11 , 1978
A regular meeting of the Golden Ualley Rlanning Commission was held at 7:30 P.h1.
on Monday, Oecember 11 , 1978 at the Civic Center, 780� Golden Valley Road,
Golden Valley, Minnesota.
Vice Chair Forster presided and the following members were present:
Commissioners Eastes, Herje, Hughes, Mindess and Polachek. Also present was
Jon Westlake, staff inember.
Members absent: Chair Sehlin and Commissioners Edstrom and Specktor.
1 . APPROVAL OF MtINUTES: It was moved by Polachek seconded by Hughes,
carried unanimously to approve the minutes of the November 27, 1978 Planning
Commission meeting as mailed.
2. DISCUSSION - SCATTERED SITE NOUSING
Council Person Mary Anderson and Jeff Sweet, City Manager, were present to
meet with the Planning Commission to discuss the possibility of utilizinq the
scattered site housing program for future Planned Unit Develapment and
residential develo pment.
The Planning Cornmission indicated that in Planned Unit Development they have
applied the housing policy. However the developer has always indicated some
type of problem with the policy or asked to be released from the Housing Policy.
This year the City has been involved in selecting of sites for scattered site
housing. The thought of the Planning Cornrnission is to see if scattered site
housing could become part of the Planned Unit Development housinq �olicy. �
The Commission was reminded that the scattered site housing program is a rental
program. There are two home ownership programs which are Minnesota Housing Finance
Agency Affordable Nome program and a Federal program called 235. These
programs are for home ownership for low and moderate income. Another option
in housing may be the use of the local Housing and C anmunity Development funds.
The Commission discussed the problem of constructiny the low-cost units to
represent their price. It was felt by some in the discussion the only real way
to lower costs for market rate housing would be to allow stronger density,
reduce the size of the units and have less amenities in the Planned Unit
Develo�ment. The other �roblem is increasing density does not necessarily
guarantee a low priced home.
Some of the thoughts in this discussion can be applied at the time the Planning
Commission receives the housing policy from the Council . Council Person Anderson
indicated the Council is open to any workable ides to lower the cost of housing.
The Council realizes the complexities and we are open to looking at alternatives.
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Planning Corr�nission
December 11 , 1978 Page 2
3. PUBIIC 4dORKS STORAGE AND DISPOSAL AREA
SITE LOCATION
The location of the proposed site is described as lots 1-6 of Parcel 86189,
Plats 500-1000-1500-2(1Q0-2500-3004, of the Rauenhorst Addition iVo. 2
All lots are located totally within School District No. 274
(Hopkins School District).
Total ground area for the six lots is approximately 358 ,1OQ square feet
or 8.22 acres.
The pro�osed site is an estimated 1 mile from the City of Golden Valley's
Civic Center complex.
LAND USE
The parcel of property under consideration is presently vacant and
undeveloped. It's ownership lies in the hands of Rauenhorst Development
Corporation (Expressway Properties Tncorparated} 494Q Vi�kin� Drive, Suite 424 ,
Minneapol is, Minnesota 55435.
The property is currently zoned "light industrial ".
The property's surrounding land uses include:
NORTH: Chicago-Northwestern Railway
SOUTH: lOth Avenue North and light industrial
zoned property across lOth Avenue North
(Undeveloped).
Pillsbury Company Building
EAST: Light Industrial and industrial property
presently undeveloped.
WEST: Hennepin County Road No. 18 (intermediate arterial) .
TOPOGRAPHY
The site is primarily composed of wetland-lowland relief with minor
variations of slope and soil . The ground surface is relatively level .
The soil compasition is "peaty-muck" (PA), approximately 20 feet
in depth with underlying sand deposits. The available moisture
capacity in a soil of this type is very high. Also, soil with
this moisture capacity tends to limit the building suitability
of the land.
ACCESS
Access to the proposed site would be provided by lOth Avenue North.
Tn addition, the proximity of the site to Co. Rd. 18 Hro uld serve
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Planning Commission
Dec�nber 11, 1978 Page 3
to provide easy access to other arterials, thus allowing City
Vehicles to reach all areas of the City quickly. The Plymauth Avenue
(13th Ave.) intersection with Co. Rd. 18 is the entrance and exit for
this site onto a major thoroughfare.
The presence of a railway lying adjacent to the northern
boundary of the proposed site could be utilized to transport various
storage materials and bulk deposits directly to the storage site and
facility.
ENVIRONMENTAL IMPAC7
The anticipated use for the site will be compatible with the
surroundin� land uses. There would appear to be no adverse impacts
generated from the use or from surrounding uses.
The low terrain and high ground Nrater table characteristic of the
property's parent soil should be given strong consideration upon
City approval of a site plant.
In addition to the factors abave, the following noise, air and traffic
impacts were found to be minimal and wielded little or no impact on the
proposed deposit site.
1 . Noise levels would not increase
2. Air quality would remain constant and within
air quality requirements.
3. Traffic volumes would remain low on lOth Avenue
North
Since the proposed site is not located within a designated environmentally
sensitive and/or protected area, the site is not subject to mandatory
protection as open space.
VISUAL INTRUSIO�!
If the proposed use is developed on the site there would
apprear to be no adverse visual impact on the site and its intended
use nor would there be an impact on the sites surrounding land uses
since the surrounding properties are zoned industrial and subject to the
same zoning ordinance requirements a nd standards.
SECURITY
Proper screening and fencing would be necessary to uphold
the security of the property from vandalism and theft.
Planning Commission
December 11 , 1978 Paqe 4
ECONOh1IC CONSIDERATI�NS
The total assessed market value of the proposed storage and deposit
site as of 1978 was:
$258,800.QQ
The breakdown of assessed rnarket value by individual lot is listed
below:
QLK 1 , Lot 1 : $17,7Q0.00
BLK 1 , Lot 2: $22,300.Q0
aLK 1 , Lot 3: $44,40�.00
BLK 1 , Lot 4: �36,3nQ.00
ELK 1 , Lot 5: $44,200.00
BLK 1 , Lot 6: �93,900.00
TOTAL $. 25$,80Q.00
The revenue generated by the existing property and the 1978 base tax
was �10,689.82. UJith the added special tax for utilities t�e total
revenue comes to �14,443.72 a year.
Tax revenues per lot are listed as follows:
1978 BASE TAX SPECIAL TAX (UTILITIES� + BASE TFlX
Lot 1 $ 728.65 $1 ,405.60
Lot 2 918.73 1 ,774.64
Lot 3 1 ,828.39 2,302.74 `
Lot 4 1 ,529.71 2,087.76
Lot 5 1 ,819.35 2,377.40
Lot 6 3,864.99 �,495.5�
TOTAL 10,689.82 r �14,443.72
SITE COP�FOR�iANCE WITN COt1PRENEl��SIVE DEVELOPMEfdT PLAN
The 1977 Comprehensive �evelopment Plan for the City of Golden Valley states:
" . .it is anticipated that the remaining vacant land
designated on the plan as industrial will remain so
developed. "
-p. 18, (Industrial )
Furthermore, the location of the proposed storage site lies within one of
five general areas to be developed industrial . These five areas were
determined largely because of existinq land use patterns and zoning
determinations. The five dinustrial districts can be found in the Land
Llse Chapter of the Comprehensive Plan.
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Planning Commission
December 11 , 1978 Page 5
Mr. Jeff Sweet, Manager, exp�a�ned the problem of f�nding an adequate site for
the storage and disposal of publ ic ►�rks materials has 6een a problem for �he
community. In June of 1974 the City Council first considered discontinuing
the use of the area in the southwest quadrant of Hwy. 55 and 4Jinnetka Ave.
as a publ ic works disposal site. Fol lowing this a corr�nittee was appointed
by the City Council to try to locate another site. The committee consisting of
members of the Planning Commission, Park & Recreation Corranission and
Environmental Corr�ission met several times, however, a site was not clearly
identified, The Council after decided to pursue the Boone and Plymouth site.
A Public fiearing was held by the Council and the site was rejected. Currently
the City is continuing to use the corner of Hwy. 55 and Winnetka as a disposal
site for public works materials and the Civic Center parking lot for the
storage of public works materials. Those options are rapidly coming to a close
for continued use. Therefore, a proposal was presented to the City Council
on November 1 , 1978 that the City acquire the site that is owned by Rauenhorst
. Corp. located north of lOth Avenue and east of County Road 18. This site is
approximately one mile from the Civic Center Complex, and we anticipate
it would be adequate for public works needs. The site has approximately 20 feet
of peat which is an advantage to the City. Another strong advantage to the
site is that in the future the City may have to ship materials out by rail,
which this site has.
The Commission in discussing the site questioned what will happen to the peat
that is removed. 7he Commission was informed the current plan is to contaet
one af a number of firms that specialize in black dirt for its removal . The
Commission questioned if stockpiling was planned for the site because of the
site's graphic location in the community. Point being raised for example,
in taking materials for use in the eastern edge of the City. Have other sites
been reviewed that are more centrally iocated. Mr. Sweet indicated different
sites have been reviewed but after further detailed study it was found they
were not suitable. The Planning Commission questioned if the City can regulate
the route of travel of materials being transported to and from the Site.
The Commission then reviewed the surrounding land uses, noting the area
is an Idustrial Park and is prograrr�ned as such on the Comprehensive Plan.
It was moved by htindess seconded by Poiachek carried unanimously that the Planning
Corrr�nnission recorrrenend approval of the propased public works storage site located
North of lOth Avenue and East of County Road 18, subject to the following
conditions:
1 . That traffic routes of loaded vehicles to and from the site
be restricted to specific streets.
2. The present public works areas to be abandoned must be properly
dealt with ta be visua�ly pleasing.
3. The proposed disposal site must be securely fenced and perhaps have
a visuai barrier around it to minimize its impact on the
surrounding pro�erties.
4. If the City purchases the property, the site should be rezoned to
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Rlanning Commission
December 11 , 1978 Page 6
Institutional (1 -4).
There being no further business to come before the meetinc�, it was on
motion, duly seconded, adjourned at 9:5� P.M.
Vice Chair Forster Mervyn Mindess Secretary