04-23-79 PC Minutes ����(�
MINUTES OF TdE GOLDEN VALLEY
PLANNING COMMISSION
Aprit 23, 1979
A regular meeting of the Golden Valley Planning Commission was held at 7:30 P.M.
on Monday, April 23, 1979 at the Civic Center, 7800 Golden Valley Road,
Golden Valley, Minnesota.
Chair Sehlin presided and the following members were present: Commissioners
Eastes, Edstrom, Herje, Hughes, Mindess, Polachek and Specktor. Also present
was Jon Westlake, staff inember.
Member absent: Commissioner Forster.
1 . APPROVAL OF MINUTES: It was moved by Polachek, seconded by Eastes, carried
unanimously to approve the minutes of the April 9, 1979 Planning Commission as
mailed.
2, WAIVER OF PLATTING ORDINANCE
App} icant: Gary Johnson
Location: 4540 Westwood Lane
Request: Add to Existing Parcel
Zoning: Residential
The request is to add a portion of land from the West Parcel (315 Natchez) to the
East Parcel (4540 Westwood Lane) . The reason for the shape of the triangular
parcel to be divided is the natural terrain blends more with the East Parcel
elevation and therefore has the appearance of being part of the East lot. Both
properties exceed the ordinance requirements for square footage.
Gary Johnson was present to answer questions concerning the request.
The Commission, after hearing the request of the proponent, noted that both lots
will still far exceed the requirements of the platting ordinance. The terrain
is such that the proposed division will look more natural as to where the
property lines should be.
It was moved by Mindess, seconded by Polachek, carried unanimously, to recommend
approval of the waiver of platting as described by Lot Surveyor's Company dated
April 3, 1979
Because the proponents of Items #3, 4, 5, and 6 were not present, it was moved
by Edstrom, seconded by Eastes, carried unanimously to proceed to Item #7.
7. NORTH WIRTH PARKWAY AREA
Rezoning of area for Commercial and Industrial to Industrial , Business and
Professional Office, Light Industrial and Industrial .
EXISTING ZONING DISTRICTS:
The entire site planned for redevelopment is presently comprised of three zoning
districts. These zoning districts and the permitted uses in these districfs
include the following:
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Planning Commission
April 23, 1979 page 2
Radio-Railroad: Located totally within the Minneapolis, North€ield �
Southern Railroad right-of-way and land owned by the
raitroad; West of lndiana Avenue - North of 8th Avenue.
The present District also includes all the land lying
West of lndiana Avenue North, an estimated 300 ft.
North of T.H. 55•
Uses permitted within this District includes uses of
a rail-transportation nature. For example, railroad
yards, switching yards, railroad tracks and right-of-
way, railroad shops, roundhouses and other uses speci-
fically designed to accomodate railway activities.
Industrial : Located in two somewhat isolated areas of the district.
The first and largest Industrial zoned land area lies
North of 8th Avenue North, East of Meadow Lane North.
The second and smaller of the two land areas lies
North of T.H. 55, West of vacated Ardmore Drive North
to the Minneapolis, Northfield � Southern Railroad
right-of-way.
Generally, permitted uses in this District include
those uses of a manufacturing nature. For example,
the compounding, casting, assembly and/or treating
of articles or materials.
Commercial : The existing Commercial Zoning District lies primarily
South of 8th Avenue North, East of Indiana Avenue North
and adjacent to the T.H. 55 right-of-way. Another 2 acre
(est.) parcel of land zoned Commercial lies West of
Indiana and East of vacated Ardmore Drive North,
approximately 300' North of T.H. 55•
Propo��:dr.�ezoning
The proposed conceptual rezoning of this tract of land would invotve the establish-
ment of three zoning districts which will emphasize a gradual blending of uses or
intensity of uses from West to East (railroad tracks to Wirth Parkway) .
The general rezoning proposed on the cons�ptual rezoning map would include the
following usesc
Heavy Industrial : Lying West of Indiana Avenue North, South of railroad
right-of-way and North of T.H. 55 excluding an estimated
2 acre tract of land lying East of Indiana Ave. , North
of T.H. 55.
The uses permitted in this Distriet would include those
of a manufacturing nature. For example, a use such as
the one presently located on the site (St. Regis Paper Co.)
or the Minneapolis, Northfield and Southern Railroad yard.
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Planning Commission
April 23, 1979 page 3
Light Industrial : Lying East of the proposed Heavy Industrial ]and use
area, this use would permit less intense manufacturing
activities. For instance, storage warehouses, manufac-
turing of electronic products, food packaging and
processing plants, and small-scale factories, etc.
It is suggested that the area owned by the Animal Humane
Society of Hennepin County be rezoned to Light lndustrial
for proper future land use. It is further suggested that
the following language be added to Section 6.02
Uses Permitted in the Light Industrial ;
No. 7 "Non-profit Animal Care Centers under the
auspices of a licensed ve�erinarian."
Business and
Professional Offices: Lying South and East of the Light lndustrial District,
this use prohibits any manufacturing or storage-warehouse
use. Permitted uses in this District are intended to
provide land on which building may be erected for the
purpose of providing offices where businesses can practice
their professions. These professions include activities
which do not include the sale or handling of products,
ware or merchandise stored on the site. The use is
intended to provide general office space only.
Conclusion
In summary, the overall conceptual rezoning pattern is one whieh safeguards the
Industrial zoned lands on the West to the phasing of lighter intensities to the
Northeast which is Business and Professional Office. The projected rezoning is
an effort to harmonize district uses between Industrial-Railroad on the West to
park property to the East.
Jess Sweet, City Manager, was present for the request.
Mr. Westlake informed the Commission that Leo Smiler of the Minneapolis, Northfield
& Southern Railroad and A1 Stensrud of the Animal Humane Society of Hennepin County
had contacted him about the proposed rezoning. Marshall Bernstein of Action
Electric questioned if their operation would fit into the Light Industrial Zoning.
A representative was also present from St. Regis Paper Company.
In reviewing the proposal the Commission discussed current uses in the area and
projected land uses. The Commission discussed the change to Section 6.02 allowing
non-profit animal care centers. The Commission noted that Action Electric is ,
involved in both commercial and warehousing.
It was moved by Herje, seconded by Edstrom, carried unanimously to recommend the
proposed rezoning as outlined on• the agenda paeket map, subject to an agreement
between the H..R.A.lCouncil that Action Electric can fit the Light lndustria}
zone and animal care centers be included in Light Industrial as detailed in the
Planning Report. The Commission feels that long-standing corporate citiaens such
as Action Electric should be allowed to continue to operate in the City, but the�
Planning Commission feels it is inappropriate to allow Commercial zoning in the
North Wirth Parkway Area.
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Planning Commission
April 23, 1979 page 4
3. PREl.I M I NARY PLAT - GOL.D�� V��-�.EY DEVELOPMENT
Applicant: Gittleman
Location: South of 6001 Glenwood Avenue
Request: Divide Parcel Into 18 Single Family Lots
Zoning: Residential
The Planning Commission discussed the March 12, 1979 Planning Commission minutes
noting the primary discussion was on drainage, the Turner parcel and enlargement
of the green area North of Laurel Avenue. The Commission noted no conclusion has
been reached on Outlot B and that the green area North of Laurel is still 60 feet.
Mr. Gittleman requested that with all due respect to the Planning Commission, he
would like to withdraw the request for traditional single family lots because of
the Planned Unit Development on the property to the East.
It was moved by Herje, seconded by Edstrom, carried unanimously to table the
preliminary plat at the request of the proponent.
4. PLANNED UNIT DEVELOPMENT - INFORMATIONAL HEARING
P.U.D. #16-B
Proponent: Cheyenne Land Company
Location: 5615 Glenwood Avenue
Request: Construct 41 Townhouse Units
Background
The 11 .6 acre property proposed for a housing development l +es East of and adjacent
to a parcel of land owned by the Gittlemen Corporation which is proposed to be
developed as a traditional detached single family housing project. Since the two
relatively similar proposals by two proponents on two adjoining parcels of land
should exist, if was suggested by the Planning Commission at their March 12, 1979
regular meeting that the two proponents coordinate their developments and propose
separate concept plans which address shared roadway, utilities and drainage patterns.
The updated King Creek Concept Plan represents a revision to the previous concept�
plan originally approved by the Planning Commission on October 23, 197$ and denied
by the City Council . At that time, the proponent proposed J 8 townhouse units and
6 detached single family units (42 total living units) . The motion to approve
subject to various planning considerations was based on the premise that the
l0 acre parcel of land (Gittleman Corporation) abutting the proponent's property
would not be developed for some unknown period of time.
Since the situation and past events surrounding each separately owned parcel of
land has changed, the following modifications and/or alterations were conducted
by the proponent on the concept plan.
Internal Roadway Pattern
The concept plan delineates a 60' wide right-of-way road transecting the proposed
development in a north-south direction. It also shows the winding road eventually
joining the proposed road on the adjacent property. This connection is located
230' North of Laurel Avenue on the western boundary of the property.
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Planning Commission �
April 23, 1979 page 5
The propanent has also provided 7 off-street parking stalls (10 x 20) for
guest parking.
External Streets
The plan shows a dedication of 35' for Laurel Avenue. The County may require a
dedication of more right-of-way off Glenwood Avenue.
Setbacks
The proponent has provided a 100' green area corridor between the actual develop-
ment area and Laurel Avenue. This green area corridor extends approximately
420' along the southern boundary line of the property. In addition, a minimum
50' green area is shown to be provided along the eastern edge of the property
adjacent to the Minneapolis, Northfield & Southern Railroad right-of-way.
The concept plan has a proposed setback of 25' for all living units having
frontage along the proposed public street.
The green area shown along Glenwood Avenue will be a minimum of 45 feet from curb
to'b�ilding.
Drainage
The proponent appears to devote nearly 1/3 of the site's total acreage to open
space. This is primarily a result of the required green area of the development,
but also because of the space ,needed to carry and store urban runoff. The pro-
posed drainage system would utilize fihe existing channel and flood plain, but
also would require the use of ponding. The proponent has designated the ponding
area as the park on the east-central portion of the property.
Recommendations
If the Planning Commission grants concept approval the following should be con-
sidered for Council review:
1) The location and size of pond to be constructed.
2) Setback of buildings from established Flood Plain Zone.
3) Elevation of buildings (foundation) .
4) Landscaping techniques and methods on bank of drainage channel .
5) Roadway elevation as it passes through proposed development.
6) Some lot lines could be readjusted on the single family area to the
East of the Hamman property.
7) Question if single family dwelling area to be in the homeowner
association.
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Planning Commission
April 23, 1979 page 6
8) The Engineering Department is still concerned about snow plowing and
snow storage because of the width of the driveway and snow storage area.
Land use has basically been determined from preliminary hearings and the Compre-
hensive Plan, however, since this is a new P.U.D. , the Planning Commission should
also look at density and the P.U.D. approach for the property.
The following observations were voiced about the proposal . Mr. Glen Eiden of
345 Brunswick Avenue South felt the density is too high, and that the P.U.D.
brings an element of change to the neighborhood. Mr. Leland LeBlanc, 225
Brunswick Avenue South, said he would like to see the property platted.
Mr. Gittleman felt the plan is workable.
Mr. Ron Bastier of McCombs, Knutson and Associates reviewed the revised plan with
the Planning Commission, showing more single detached houses and an area for
off-street parking.
The Planning Commission, in discussing the request, pointed out that because of
the withdrawal of the Westerly plat, there is a problem with utilities and the
street pattern.
Mr. Gittleman requested that the proposal be delayed to the May 14, 197g
Planning Commission meeting and that by the April 30th agenda cut-off, he would
have a proposal ready that would blend with the Neslund site. Mr. Bastier
indicated he would agree to this if the two engineering firms could work together.
It was moved by Herje, seconded by Hughes, carried unanimously to table
P.U.D. #16-B until May 14, 1979.
5. REQUEST FOR REZONING
Applicant: Mark Hurd Aerial Surveys Employees Profit Sharing Trust
Location: 735o Laurel Avenue
Zoning: Open Development
Proposal : Business & Professional Office
In answer to the Planning Commission motion (see January 8, 1979 Planning Commission
minutes) the following information is provided:
Status of Laurel Avenue
The February 5, 1979 Council minutes indicate the Mayor is to send a letter to
the Planning Commission which basically indicates communication should be sent
to the Council under separate letter. The Council asked the Manager to respond
to the Chair of the Commission, which is as follows:
"The City Council on June 19, lg 78 authorized the staff to move forward
with acquisition of the right-of-way for construction of Laurel from
Pennsylvania to Turner's Crossroad. The Council did not specify a date
for future construction since that is somewhat dependent upon the current
planning efforts �hich are under way relative to T.H. 12."
Qnfc�r��..,ti.r.;rj �ror;� E.he �;i *�� Ennir-,c���r
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Planning Commission
April 23, 1979 Pa9e 7
Information from the City Engineer
On August 25, 197$ the City Council entered into an agreement with Mark Hurd, Inc.
that provided for use of the public right-of-way as a private driveway to serve
the property located easterly of the present Mark Hurd Aerial Surveys property.
The agreement was made to allow development of the parcel prior to construction
of Laurel Averrue by the City. It is the intent of the City to postpone the
construction on that part of Laurel Avenue until decisions have been made
regarding ultimate storm sewer construction and any upgrading of T.H. 12.
A part of the overall storm drainage system, the City has purchased approximately
17 acres of land adjacent to Laurel Avenue and South of Cortlawn Avenue. This
will complete our storage needs for this area.
A traffic survey on Pennsylvania Avenue at Ridgeway Road and at Laurel Avenue
indicates a use on the street higher than a typical residential street, but
much lower than a normal colleetor type street, over a 48 hour traffic count
period. The reason for this is the lack of North-South access between T.H. 55
and T.H. 12.
Concept Site Plan
The proponent has provided a concept site plan which indicates the site wi_11
house a structure of approximately 36,000 square feet and required parking of
approximately 240 parking spaces.
Conclusion
The agreement between the City and the Employees Profit Sharing Trust allows access
to the property by a driveway. The Couneil , by entering into the agreement, has
chosen to allow the access to the property off of Pennsylvania Avenue. Even
though the City has the right-of-way for Laurel Avenue between Louisiana Avenue
andPennsylvania Avenue, the d�cision to open Laurel Avenue depends upon further
direction on T.H. 12 and storm sewer for this area. As far as the City purchasing
this property, the City has really completed their need for storm storage in this
area by the purchase of 17 acres. The basic question before the Commission now is
the consideration of the land use.
Messrs. Gene Bormer and Brad Janzen were present to represent the request.
Mr. Bormer explained the surrounding land uses and how the request for Business
� Professional Office would act as a transition between the residential to the
North and Industrial to the South. The topography of the parcel lends itself
to the design of an office structure to blend with the residential to fhe North.
It is felt that the site could house a building of 3b,000 square feet, which
would require 225 parking spaces. Assuming it was a general office building, it
is estimated that the site would generate 11 .7 trips per 1 ,000 gross square feet,
or 421 movements per day.
The following residents voiced their concerns as follows: Mr. Stephen Bard of
440 Quebec Avenue South felt that the reason for the request is to make the
property more profitable and salable, and that the area is basically residential
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Planning Commission
ApriT 23, 1979 page 8
North of Laurel and Commercial/industrial South Laurel . Mr. Martin Schwartz,
175 Maryland Avenue South feels Laurel Avenue is a natural border in the area
between residential and non-residential uses. Ms. Rhoda Jaffe of 420 Pennsylvania
Avenue South referred to traffic concerns. Mr. Elstad, resident of Laurel Avenue,
supported open space for the site.
The Commission, in discussing the request, noted there is no proposal for the use
of the property, just a concept idea. The Commission reviewed the current traffic
count taken on Pennsylvania by the City, and future street patterns in the area.
The Commission discussed the changes that future streets may have on land use in
the area. Other land uses for the site were discussed, such as nursing home,
multiple, and townhouses.
It was moved by Herje, seconded by Mindess, carried unanimously to recommend
denial of the request, noting that the request is not in accordance with the
Comprehensive Plan and no extenuating circumstances have affected this area since
the passing of the Comprehensive Plan.
The Planning Commission further unanimously recommends that the Comprehensive Plan
designate a residential P.U.D. for the property, rather than the residential as is
now indicated.
6. REQUEST FOR REZONING
Applicant: United Properties - Westwood Office Park
Location: 8401-8441 Wayzata Boulevard
Zoning: Residential to Business � Professional Office
Proposal : For Expansion of Parking Lot
Present Zoning Category: Residential and Industrial -
Proposed Zoning Category: Business and Professional Office from
a portion of the Residential
General Shape of Site: A �emi-triangular shaped Tract of Land
Legal Description of Site: Area 25' West of the East line of Westwood
Lake Office Park Addition
Explanation of Request
The proponent and owner of the property, United Properties, has petitioned that
.7 acres of land presently zoned ResidentiaJ be rezoned Business and Professional
Office. The current use of the property is va-ant, open land. The proposed use
of the property, should it be rezoned, will be the expansion of the existing
parking lot facility located to the West of the proposed site and also owned by
United Proper�ies (Westwood Lake Office Park; lndustrial Zoning District) .
The rezoning would provide an estimated 61 additional parking stalls for employees
and clients of the Office Park.
According to the proponent, the rezoning is necessary in order that additional
parking space be provided to accomodate the demand. Apparently, current parking
is not sufficient to meefi this demand and subsequently, the Wayzata Boulevard
service road serves the Office Park as an on-street parking facility.
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Planning Commission
APr� � 23, 1979 pa9e 9
Surrounding Land Uses
North: Public Facility; T.H. 12/Wayzata Boulevard Service Road
South: (Southeast) Residential ; Landscaped Part of Office Park Land
West: (Southwest) Industrial ; Westwood Lake Office Park Parking Lot
East: Residential ; Landscaped Part of Office Park Lands
The proposed rezoning, should it be approved, would create a zoning split. This
rezoning would leave a belt of residential zoned land to the North and East of
the proposed site in question.
The reason the belt of Residential is left adjacent to Wiscons+n Avenue is the
developer is indicating he will not need additional parking and by the land
remaining Residential it cannot be used for parking and therefore the 75' green
area will be protected. If in the future the Residential area developes into
an office park, the Residential area adjacent to Wisconsin Avenue should be rezoned
at that time.
The plan ind�cates the parking area will contain a bituminous surface with a curb
for protection of landscaping. Additional plantings are also proposed to enhance
the existing plantings.
If, after discussion, the Planning Commission feels the request should be approved,
the staff suggests that the office park now zoned Industrial be rezoned to
Business and Professional Office.
Mr. Jerry Growe, Vice President of United Properties, stated the reason for the
expansion is that more on-site parking is needed. We will provide more landscaping
as shown on the plans, and leave a 25 foot Residential zoned area along Wisconsin
Avenue so no parking can come within 75 feet of Wisconsin Avenue.
The following residents voiced their concerns as follows: Mr. Robert Sutherland,
1100 Wisconsin Avenue, that the proposal conflicts with residential . Mr. Earl Wilson
of West Suburban Builders expressed concern for two new residential homes he is
building on Wisconsin Avenue. Mr. Donald M. Johnson of 110$ Wisconsin Avenue South
felt that the reason there is parking on the service drive is it is shorter to
walk to the building, but that there is adequate space in the parking lot.
The Commission, in reviewing the request, noted there is a small pocket of Residential
remaining in this area that most likely, in the future will be some type of office
use. Because of the influence of surrounding land use, this area requires special
consideration. The extension of the parking lot in this area does affect the
Residential to some extent.
It was moved by Herje, seconded by Mindess, carried unanimously to recommend denial
of the request for rezoning, noting there are other alternatives on the site
that should be explored for the expansion of the parking lot.
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Planning Commission
April 23, 1979 page 1�
8. PLANNING COMMISSION MEMBERSHIP
Because of the newly created Planning Commission, which will start on April 3, 1979
the Commission expressed their appreciation to Commissioner Mindess for the fine
work he has done while serving on the Planning Commission. The Commission asked
the Chair to send a letter of appreciation to Commissioner Mindess.
There being no further business to come before the meeting, it was on mofiion,
duly seconded, adjourned at 11 :00 P.M.
Chair Sehlin Secretary Mervyn Mindess