07-23-79 PC Minutes 1;i�
MINUTES OF THE GOLDEN VALLEY
PLANNING COMMISSION
�uly 23, 1979
A regular meeting of the Golden Va11ey Planning Commission was held at 7:30 P.M. on
Monday, July 23, 1979 at the Civic Center, 7800 Golden Valley Road, Golden Valley,
Minnesota.
Vice Chair Forster opened the meeting, after which Chair Eastes presided and the
following members were present: Commissioners DeSautels, Edstrom, Levy, Polachek,
Sehlin and Specktor. Also present was Jon Westlake of the City staff.
Members absent: Commissioners Herje, Hughes and Thompson.
1 . APPROVAL OF MINUTES: It was moved by Sehlin, seconded by Forst�r, carried
unanimously to approve the minutes of the July 9, 1979 Planning Commission meeting
subject to recording DeSautels as absent.
2. PLANNED UNIT DEVELOPMENT #24
Applicant: Halley Land Corporation
Location: Southeast Quadrant of Plymouth � Boone
Proposal : Construct Five 2-family Homes on 2.4 Acres of Land
Request: General Plan Hearing
The proposal is to construct five 2-family homes on 2.4 acres of land currently
zoned �pen Development. The approximate density of this proposal will be 4. 16
housing units per acre. The proposal allows adequate land to be set aside for open
space and green areas.
Background
The proponent has chosen the General Plan Approval rather than the Concept Plan
because of the size of the proposal .
At the regular meeting of the Planning Commission held July 9, 1979 Mr. Francis
Hagen, spokesman for the development, briefly explained the site plan and structural
design of the development and answered questions raised by Commission members.
Setbacks
The proponent has designed the development in conformance with the setback and green
area zoning code requirements, as specified for a residential area..
p 35' setback is to be provided along the adjacent public streets and a 60' setback
is provided along the South side of the development adjacent to the railway to serve
as a buffer.
The proponent has situated the structure in a manner which takes advantage of the
available open space and natural features. Part of this was a result of the required
setbacks, drainage, and soil conditions. The proponent, sensitive to these land use
factors of sound development practices, has proposed a development compatible to
the local topography.
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Planning Gommission
Ju1Y 23, 1979 Page 2
Drainage
The drainage patterns designed by the proponent will carry urban runoff away from
the structures and property on all four sides of the property.
The r�orth and west and southeast portions of the property wil } direct runoff onto
the public streets and into the City storm sewer system. The southern and eastern
portions of the property will utilize the drainage ditch lying along, the east border
of the property and the 66" reinforced concrete pipe culvert running parallel to
the southern boundary of the property.
The existence of large open landscaped areas and a lack of impervious surfaces will
serve to effectively handle runoff without ponding.
Surrounding Land Uses
North: Industrial (General Mills}
Public Street (Plymouth Avenue)
South: Railway (Minnesota-Northwestern Railroad)
East: Residential (Proposed detached single family)
West: Industrial Zoned' (City Natural Area)
Pub} ic Street (Boone Avenue)
The proposed development with its proposed use and density will serve to provide
a transitiona} use of land between the Industrial areas ta the Northwest, South-
west and the proposed detached single family units to the East of the property. This
blending land use approach wi11 minimize the land use conflicts between Industrial
and Residential (low-density) uses.
Landscaping
The proponent has stated in a previous meeting and noted on the Landscape Plan the
commitment to preserve all significant vegetative stands on the property. Speci-
fically shown are the poplars located along the drainage ditch and two large poplars
located on the northwest portion of the praperty.
Also, to minimize the visual intrusion of the railway on the units, a cluster of
vegetative plantings are proposed south of the 4 units lying closest to the railway.
Street Pattern and Access
The proposed development is located south of Plymouth Avenue and east of Boone Ave-
nue North. Direct access to six units clustered in the Northeast portion of the
property will be provided off of Plymouth Avenue with access to the four remaining
units located in the southwest portion of the property provided along Boone Avenue.
The two driveways are approximately 20' in width. These two points of entry to
the units will provide the required access necessary to insure adequate arrival
of emergency vehicles directly to the homes.
Proposed for the single family development lying east of the proponent's property
is an internal street pattern extending south off of Plymouth Avenue and elbowing
west at a right angle until it dead-ends just east of the proponent's property.
The street is designed to serve only those homes proposed on the adjacent property
and was not extended into the proponent's property because of the soil . AlsoS the
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Plannin� Cot�mi�sic�n
3uly 23� 1979 P�ge 3
placement of a street through the proponent's property would have limited the amount
of open space available to the developer.
Recommendations
1) The proponent should ensure the vegetative stands lying along the East boundary
of the property are retained.
The proponent and future adjacent developer should coordinate their landscape
plans to retain the existiing vegetation along their adjacent barder.
2) Based on the sound planning practices and conformance with all app] icable codes,
it is suggested the proposed development receive General Plan approval .
Present for the request were Messrs. Michael Gair, planner and Francis Hagen, engineer.
Mr. Gair indicated there wi1T be a homeowners association formed and each unit is to
be sold. The units are 24 x 42 with a tuck-under double garage and parking for two
additional cars outside of each unit. The upper leyel contains two bedrooms, living
room, dining, kitchen and bath for a total of 1000 square feet. The lower level con-
tains a family room, laundry, 1/2 bath, future bedroom and garage. Total living area
on this level is 480 square feet. Exterior materials are wood and brick. Each unit
has a deck and patio area. The driveway areas and landscaping were then reviewed.
Mr. Hagen discussed the soil condition with the Commission and the problems they
may encounter in the site preparation.
The Commj�ssion, in discussing the request, felt the site layout, land use and density
is excellent. The l0i land dedication was discussed with the possibility of utilizing
some of the land as open space. The Commission, in reviewing the site plan, discussed
a road through the property connecting the area to the east with Plymouth Avenue. The
plan under consideration does not do this. Also discussed was emergency access for
police and fire. The Commission felt that additional parking should be added for
guest parking. The Commission discussed the housing policy in length as it pertains
to this P.U.D. lt was the general fee} ing of the Commission not to apply the housing
policy because of the marginal soil on the site, which adds to the housing cost
because of soil because of soil preparation. The Commission discussed ways of reduc-
ing the cost of the units, but noted with only five buildings it would be difficult
because they would all be under construction at the same time. Ways to reduce the
cost were discussed such as not finishing the lower level or only roughing in the
1/2 bath in the lower level . The Commission further indicated it is not the size of
the P.U.D. but because of the soil why the housing policy was not recommended.
It was moved by DeSautels, seconded by Edstrom, carried unanimously to recommend
approval of the general plan for P.U.D. #24 for five double units, subject to:
1) Adding additional parking areas for guest parking for the development. Also,
add a condition to the use permit that these areas are for guest parking, not
for storage of vehicles or recreation equipment.
2) Reduce the price of two of the units such �� the two units located in the
Southwest corner of the site.
3) Use permit.
4) {ndicate on the �Final landsc�ping plan size and type of plants and vegetation
to be saved and denote the area to be sodded.
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Planning Commission
,1uly 23, 1979 P,�ge 4
3• GOLDEN VALt�EY FIRE STATION N0. 2
Request: Determine �etaining the Structure and Consider Rezoning the Site.
Current Zoning is lnstitutional I-4 for City Use.
Location: 1001 North Lilac Drive
Status: The building and property eurrentTy function as a fire station
pending the available occupancy of the Northeast and Southeast
fire stations under construction.
Once these newly constructed stations are functional , the site
in question will be abandoned, sold and possibly rezoned to
a1Tow redeveiopment of the s+te to occur.
Zoned: Institutional (I-4)
Intent: On June 23, 1979 a site inspection was conducted to:
1) Determine the feasibility of selTing and retaining the
fire station structure to be adaptively used for an
alternative use (Light lndustrial-Business/Professional
Office use) , and
2) Determine whether or not the site should be rezoned as
Residential and have the station removed.
Site Observations and Background
The lot size of the site is approximately 65,340 sq. ft. (1 .5 acres) and is situated
in an area primarily residential in character. The site currently has adequate
drainage provided.
The field inspection revealed the following structural information about the station:
Building Materials: Block Walls
Bar Joice Ceiling in Garage
Infierior: 3 Garage Stalls
3 Offices
Hallway
Kitchen (small)
Basement Under Office Area
The site's surrounding land uses include:
NORTH: Detached Single Family Units (Large Lots)
SOUTH: Lindsay Avenue (Local Street)
3 Double Bungalows (Under Construction)
WEST: Single Family Units
EAST: North Lilac Drive (T.H. 100 Service Road)
T.H. 100 (Intermediate Arterial)
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Planning Commi��ion
July 23, 1979 Page 5
Site Recommendations
1) The adopted Comprehensive Plan for the CPty proposed this site to be developed
as Business ori.ented land use. However, the past actions and circumstances
surrounding the future use of the fire station and property to the South has
changed since the Comprehensive Plan was adopted. Subsequently, it is the
opinion of the Planning Department that the site not be retained as an lnstit-
utional Zoning District. Rather, it is suggested the property be redeveloped
and rezoned to a use which will conform to the site's surrounding land uses.
Possible options include:
Rezone Use
Residential Single Family (Low-Density)
Residential Sin�}e Family (Med-Density)
The type of living unit would depend on teh permitted density. However,
a townhouse, double bungalow or detached single family design would be an
appropriate use of the land. The area could house a mixture of double units
and sing°le. family.
2) It is recommended that the existing fire station structure not onTy be sold
but removed (demolished) based on the foltowing factors:
a) The architectural design of the station does not conform to the design
of the development accurring around the site, The building has visual
impact for surrounding property owners.
b) The land and location of the site is more valuable to a developer than
the aged building which would require a substantial investment to adapt
and renovate.
3) In conjunction with efforts to rezone this site in question, the area to the
north shauTd a}so be given some determination for future use. This conclusion
was based on the present condition of the area, age of housing stock (single
family) and a prime locational factor for a future alternative use or density
in the area.
4) If the Fire Station Mo. 2 site were developed residential , its use would conform
and blend with the adjacent land sues to the north, west and south.
5) lf developed residential , it fs suggested that proper screening, berming, land-
scaping and extended setbacks be required by a developer to protect the inhab-
itants from the heavy noise volumes and traffic flows generated on T.H. 100.
6) A cul-de-sac road for the property could be designed to provide for future
division of Lots 2 and 3 Hipps Addition.
The Commiss'ton, in discussing the planning report and reviewing the surrounding land
use, felt the best use of the property should be residential mid-density because of
the single family atmosphere to the North, West and double units now under construc-
tion to the South.
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1.��A-�
Planning Commission
�uly 23, 1979 Page 6
It was moved by Edstrom, seconded by Forster, carried unanimously to recommend
that the structure be removed because of the age, condition and residential
atmosphere around the property.
I"t was then moved by Edstrom, seconded by Specktor, carried unanimously to
recommend that hte property be rezoned from Institutional I-4 to Residential ,
4. GENERAL
a) Letter - Housing Policy
Chair Eastes reviewed a letter from Mayor Hoover regarJing` the .City: Housi-ng `Policy
The-Comm i ss i on .�v i:l] cons i der `�he Haus i ng Po 1 i cy a 1 ong �a i th the cu�-rer�t'�tudy of the
housing section of the Comprehensive Plan.
b) Letter - Neslund, Gittleman Property
Chair Eastes reviewed a letter from Mayor Hoover with respect to the June ]8, 1979
Council meeting in reference to the denial of P.U.D. #16-B and #23.
c) Letter - Inventory Report on Open Space
Mayor Hoover addressed a letter to Chair Eastes regarding a consultant's inventory
of open space in Golden Valley. Chair Eastes asked that each member of the Plan-
ning Commission be provided with the report so the Commission can respond to the
Council with respect to the report.
d) Correspondence to City Council
Chair Eastes discussed a letter to be sent to the City Council for a meeting to
be held on Tuesday, July 31st between 7 P.M. and 9 P.M, in reference to:
1) Reorganization of the Planning and Inspection Department
2) Gittleman-Neslund property at Laurel Avenue
3) T.H. 12 Moratorium
4) Update - North Wirth Parkway Area and Valley Square Area.
e) Work Session - Comprehensive Plan
The Commission briefly discussed the Comprehensive Plan. The Housing Committee of
the Planning Commission set their next meeting to be held after the meeting with
the City Council on Tuesday, July 31 , 1979.
There being no further business to come before the meeting, it was on motion,
duly seconded, adjourned at 9:45 P.M.
Sue Eastes, Chair A1 DeSautels, Secretary