02-22-82 PC Minutes ��
Minutes of the Golden Valley
Planning Commission
February 22, 1982
A regular meeting of the Planning Commission was held in the
Council Chambers of the Civic Center, 7800 Golden Valley Road,
Golden Valley, MN. Chairman Thompson called the meeting to order
at 7:00 p.m.
Those present were Commissioners Eastes, Forster, Leppik, Singer
and Thompson. Commissioner Polachek was not present.
Also present were Mike Miller, Director of Planning and
Redevelopment, and Alda Peikert, Assistant Planner.
I. Approval of Minutes - February 8, 1982:
It was moved by Commissioner Leppik, seconded by Commissioner
Eastes and carried unanimously to approve the minutes of the
February 8, 1982 Planning Commission meeting as recorded.
II . Set date for Informal Public Hearing - Rezoning:
APPLICANT: Red Sky Development, Inc.
LOCATION: Northeast Quadrant of intersection
of T.H. 100 and Glenwood Avenue
REQUEST: Change Zoning from Business and
Professional Office (B & PO) to Multiple
Dwelling (M-3)
Chairman Thompson introduced this agenda item, and Planning and
Redevelopment Director Mike Miller recommended that the Planning
Commission set a March 8, 1982 informal public hearing date.
It was moved by Commissioner Leppik, seconded by Commissioner
Singer and carried unanimously to set the date of March 8, 1982
for an informal public hearing to consider a request from Red Sky
Development, Inc. , Minneapolis, for rezoning of approximately
seven acres of land in the northeast quadrant of the intersection
of T.H. 100 and Glenwood Avenue from the Business and
Professional Offices to the Multiple Dwelling (M-3) Zoning
District.
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Planning Commission Meeting - February 22, 1982 Page -2
III . Referral from HRA to Planning Commission to Rev�ew
Amendment Valley Square Redeve opment Plan and Submit Written
p i n�`—i on to�A:
Chairman Thompson introduced this agenda item.
It was moved by Commissioner Singer and seconded by Commisisoner
Leppik to recommend that the City Council approve the proposed
modification to the Valley Square Redevelopment Plan for the
following reasons:
1. The proposed land use for the Busch Greenhouse property in
the Valley Square Redevelopment Plan rrrodification is com-
patible with surrounding land uses and is in conformance with
the proposed City of Golden Valley Comprehensive Land Use
Plan.
2. The land use proposed for the Busch Greenhouse property in
the Valley Square Redevelopment Plan modification enhances
the value of the land to the City and to the Valley Square
Redevelopment Project.
Director of Planning and Redevelopment Mike Miller answered
questions from Planning Commissioners concerning the amount of
City assistance requested by the potential developer of the Busch
property, City evaluation of the proposed property purchase price
and the amount of land cost write down requested, and the
developer's request for tax exempt financing in addition to land
cost write down 'financed by tax increment financing. Commis-
sioner Eastes expressed concern over the setting of precedent
for the use of both tax increment and tax exempt financing for
projects in the Valley Square Redevelopment Area.
The motion was passed unanimously.
IV. Consideration of °Special Use Permit":
APPLICANT: H. I. Enterprises, Inc.
LOCATION: 7901 - 7921 Wayzata Blvd.
REQUEST: To construct and operate a gasoline
service station and convenience food
store in a Commercial Zoning District.
Chairman Thompson introduced this agenda item and recognized the
proponent, Mrs. Beverly Kottas, President of H.I. Enterprises,
Inc. who was present.
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Planning Commission Meeting - February 22, 1982 Page -3
Chairman Thompson opened the meeting to questions of staff.
Commissioner Eastes asked what impact proposed upgrading of
Highway 12 would have on the proposed operation. Planning and
Redevelopment Director Mike Miller replied that the site plan had
been designed to accommodate any shifts in the service road
accompanying upgrading of Highway 12, that the designers had con-
sulted with the State Department of Transportation and that no
nonconforming uses would result from upgrading of Highway 12 in
accordance with current plans for I-394.
Commissioner Forster asked for verification that H.I . Enterprises
had received required variances from the Board of Zoning Appeals
(BZA) . Mr. Miller informed the Commission that the BZA has
granted the necessary variances, that the variances are valid
until June 1982 and that the variances will lapse if construction
is not commenced by that date.
Commisisoner Leppik asked about accessiblity to the proposed gas
station and convenience store from upgraded Highway 12. Mr.
Miller explained that the station would be accessible from the
service road.
Chairman Thompson opened the meeting to questions of the propon-
ent. Commissioner Leppik asked when the proponent plans to
start construction. Mrs. Kottas replied that H.I . Enterprises
intends to begin construction on the project by Apri1 15, 1982.
Commissioner Leppik asked for the reasons H.I . Enterprises has
delayed construction to date. Mrs. Kottas said that the primary
consideration was affiliation with their gasoline supplier, Mobil
Oil , and that they did not receive a commitment until Fall 1981
and felt it was too late in the season to begin construction. In
response to further questions from Commisisoner Leppik, Mrs.
Kottas explained that the convenience store would have no affi-
liation with a grocery chain but would compare to a Tom Thumb
Store, that Mobil Oil will be the gasoline supplier only and have
no interset in or control over the convenience food store, and
that H.I . Enterprises hopes to be in business long enough prior
to upgrading of Highway 12 to have an established clientele not
affected by reduced accessiblity, but that the operation will be
flexible and could be changed from a food store to automobile
parts business as an alternative if future conditions warrant.
Chairman Thompson asked Mr. Miller whether the special use permit
would be affected by future alteration of the operation from a
food store to an automotive parts business. Mr. Miller explained
that the special use in this case is the gas station use while
retail sales are a permitted use in the Commercial Zoning District.
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Planning Commission Meeting - February 22, 1982 Page -4
Therefore, a change from a food store to an automotive parts
business would not involve the special use permit.
It was moved by Commissioner Forster, seconded by Commissioner
Eastes and carried unanimously to recommend that the City Council
give favorable consideration to the Special Use Permit requested
by H.I . Enterprises, Inc. , to construct and operate a convenience
store/gasoline service station at 7901-7921 Wayzata Boulevard in
a Commercial Zoning District subject to the following conditions:
1. That neither the Special Use Permit nor any building permit
be issued until the properties at 7901 and 7921 Wayzata
Boulevard have been combined into one parcel ; and
2. The existing residence at 7921 Wayzata Boulevard be removed
within 90 days of completion of construction of the new
facility.
V. Distribution of proposed revisions to Zoning Ordinance for
�Tannin"�omm si sion consi era ati n —
1 . Institutional Zoning District
2. Commercial Zoning District
3. Open Development Zoning District
Chairman Thompson asked whether Planning Commissioners wished to
proceed with review and action on revised sections of the Zoning
Ordinance or desired additional time for study prior to taking
action. It was suggested that the Planning Commission review one
of the three sections and schedule review of the other two sec-
tions for a future meeting.
Planning and Redevelopment Director Mike Miller answered
questions from Commissioners concerning rationale for inclusion
of lodge halls and private clubs in the Institutional Zoning
District, rationale for designation of permitted and conditional
uses within Institutional Zoning Districts, and rationale for
reducing side and rear yard building setback requirements in the
Institutional Zoning District.
It was moved by Commissioner Eastes, seconded by Commissioner
Leppik and carried unanimously to recommend City Council approval
of the revised Institutional Zoning District Ordinance.
Chairman Thompson directed that the revised Commercial and Open
Development Zoning District Ordinances be placed on the agenda of
the next Planning Commission meeting.
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Planning Commission Meeting - February 22, 1982 Page -5
VI. Report on HRA Meeting - February 9, 1982:
Chairman Thompson, who represented the Planning Commission at the
February 9, 1982 HRA meeting, postponed his report on the meeting
until the next Planning Commission meeting.
VII . Report on City Council Meeting - February 16, 1982:
In the absence of Commissioner Polachek, who represented the
Planning Commission at the February 16, 1982 City Council
meeting, Chairman Thompson and Planning and Redevelopment
Director Mike Miller provided the Planning Commission with a
report on the February 16, 1982 City Council meeting.
VIII . Report on Valley Square Commission Meeting - February 18,
�$� — —
Chairman Thompson provided the Planning Commission with an update
on the work of the Valley Square Commission.
The meeting was adjourned at 8:30 p.m.
Respectfully submitted,
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avi o pson, C a man