03-08-82 PC Minutes 55
Minutes of the Golden Valley
Planning Commission
Ma rch 8, I 982
A regular meeting of the Planning Commission was held in the Council Chambers
of the Civic Center, 7800 Golden Valley Road, 6olden Valley, MN. Chairman
Thompson cal led th'e meeting to order at 7:00 p.m.
Those present were Comm'issioners Forster, Leppik, Polachek, Prazak and
Thompson. Commissioners Eastes and Singer were not present.
Also present were Mike Miller, Planning and Redevelopment Coordinator, and
Alda Peikert, Assistant Ptanner.
I . Approval of Minutes - February 22, 19$2:
It was moved by Commissioner Leppik, seconded by Commissioner Forster and
carried unanimously to approve the minutes of the February 22, 1982 Planning
Commission meeting as recorded.
Chairman Thompson welcomed new Planning Commission member Gary Prazak.
II . Set Date for Informal Public Hearing - Rezoning:
APPLICANT: 6681 Group Partnership
LOCATION: 6681 Country Club Drive
REQUEST: Change Zoning from Institutional (I-3) to
Business and Professional Offices
Chairman Thompson introduced this agenda item and noted the staff recommendation
for an Apri1 l2, 1982 hearing date. P1r. Steven Coddon, TIPTON Real Estate
and Business Brokerage Corporation, was present to represent the proponent.
It was moved by Commissioner Polachek, seconded by Commissioner Leppik and
carried unanimously to set the date of April 12, 1g82 for an informal public
hearing to consider the request from the 6681 Group Partnership for rezoning
of 6681 Country Club Drive from the Institutional (I-3) to the Business and
Professionat Offices Zoning District.
III . Set date for Informal Public Hearing - P.U.D. #34, Golden Valley Lutheran
College:
APPLfCANT: Golden Valley Lutheran College
LOCATION: 6125 Olson Memorial Highway
REQUEST: Approval of General Plan of Development
without Concept Plan Approval for P.U.D. #34.
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Planning Commission Minutes of March 8, 1982 Rage 2
Chairman Thompson introduced this agenda item and noted the staff recommendation
for a March 22, 1982 hearing date. Present to represent the proponent were
Dr. Bernt Opsal , President, Golden Va11ey Lutheran College, and Mr. Jim
Husnik, architect with Hammel Green and Abrahamson, Inc.
It was moved by Commissioner Leppik, seconded by Commissioner Forster and
carried unanimously to set the date of March 22, 1982 for an informal public
hearing to consider the General Plan of Development for PUD #34, Golden
Valley Lutheran College.
IV. Set date for lnformal Public Hearing - P.U.D. #35, Busch Site Office
Warehouse:
APPLICANT: Kraus-Anderson Realty Company
LOCATION: Northeast Quadrant of the Intersection of
lOth Avenue North and Boone Avenue North
REQUEST: Approval of General Plan of Development
without Concept Plan Approval for P.U.D. #35
Chairman Thompson introduced this agenda item and noted the staff recommendation
for a March 22, 1982 hearing date.
It was moved by Commissioner Polachek, seconded by Commissioner �e-pik and
carried unanimously to set the date of March 22, 1982 for an informal public
hearing' to consider the application from Kraus-Anderson Realty Company for
General Plan of Development approval of PUL� #35, Busch Office Warehouse.
1/. 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 Professionat
Offices to Multiple Dwelling (M-3)
Chairman Thompson introduced this agenda item and verified that the proponent
was represented. Copies of a tetter from the Minneapolis, Northfield and
Southern Railway, expressing concern over proximity of the proposed residential
development to the railroad line as a potential source of noise disturbance,
were distributed to Planning Commissioners.
Staff answered questions from Commissioners concerning location of the flood-
plain on the subject site, elevation of the site in re1ation to Highway 100,
landscaping of the floodplain and normal pond elevation in relation to the
proposed building.
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Planning Commission Minutes of March $, 1982 Page 3
Chairman Thompson recognized the representatives of the proponent, Mr. Don
Erickson and Mr. Vern Watten of Patch Erickson Madson Watten, lnc. , Architects.
Mr. Erickson presented the proposal , explaining that the proponent, Red Sky
Development, Inc. is a partnership of his architectural firm and the developer.
Mr. Erickson covered the history of development of the project, problem site
characteristices , preliminary traffic information, and positive features of
the proposed development. Mr. Erickson stated that preliminary traffic
information provided by the proponent's traffic consultant indicated that
the proposed condominium units would generate 5• 1 trips per day per unit
for a total of approximately 400 trips per day for the 80 unit building.
Selling prices of the proposed condominium units are expected to be $85,000
to $95,000. Mr. Watten emphasized tfie ideal location in proximity to the
downtown area and noted that the ponding and landscaping contemplated would
enhance the site.
Commissioner Leppik questioned the proponents concerning provision of tot lots and
protection of children from dangers of the pond, railroad tracks and highway.
The proponents replied that such considerations will be analyzed in detail
by a marketing expert.
Chairman Thompson recognized Planning and Redevelopment Coordinator Mike
Miller, who presented the following points:
1 . Storm drainage from planned future upgrading of Highway #12 to �-39� �i11
be channeled onto the subject property and there will , therefore, be
more storm water on this site in the future than is evident at this time.
2. The application under consideration is a zoning change to the F1ultiple
Dwelliny (M-3) Zoning District, which would allow for a building up to
six stories in height and for any density allowable in the P1-3 Zoning
District, which would be considerably greater than the 80 units proposed
by this proponent.
3. The only access road to the subject s+ te is a highway service road owned
and maintained by the Minnesota Department of Transportation (MnDOT) .
The City will be unable to respond to calls for snowplowing and other
road maintenance. lt has been observed that parking at the adjacent
American Legion Club overflows onto the service road during Legion functions
�t this time resulting in an aTready congested situation on the road.
4. The neighborhood surrounding the subject site is not a residential neighbor-
hood. Further evidence of the nonresidential character is contained in
the letter from the Minneapolis , Northfield and Southern Railway expressing
concern over noise disturbance generated by the railroad usage.
5. Staff has never endorsed the proposed project. Staff procedure calls for
presentation of a recommendation at the time of the informal public hearing
and not prior to that time.
Commissioner Leppik questioned both Mr. Miller and the proponent concerning
arrangements for maintenance of the access road. Commissioner Leppik asked
Mr. Miller whether future runoff from �-394 could alter the flood elevation
at the subject site, and Mr. Milter replied that alteration of the flood
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Planning Commission Minutes of March 8, 1982 Page 4
elevation is not anticipated. In response to a question from Mr. Watten,
Mr. Miller explained that required provision for and treatment of floodplain
and storm water are re�ulated by existing floodplain elevation determinations,
the City Floodplain Ordinance and the Bassett Creek Management Plan administered
by the Bassett Creek Flood Control Commission, all of which are in existence
and remain unchanged, and therefore, the City is not imposing on the property
owner unexpected or undue requirements in connection with flood and storm
water management.
Chairman Thompson opened the informal public hearing to comments from the
public.
Mr. John Winston, attorney representing Breck School adjacent to the east of
the subject site, expressed support for the staff report and opposition to
the rezoning request due to impacts on storm water retention areas and due to
adverse visual impact. P1r. Winston expressed the opinion that it is unreason-
able to change the zoning of the subject property to suit one developer.
Commissioner Forster asked Mr. Winston how Breck School would feel about
location of an office building on the subject site. Mr. Winston replied
that it would depend on the proposed office building and that he would be
concerned about a five story office building as well .
Mr. Erickson responded to Mr. Winston by stating the intent of the proponent
to extend rather than limit storm water ponding area on the site and added
that the proposed five story building would not be imposing due to location
on low ground.
There was no one else present who wished to speak on this agenda item, and
Chairman Thompson closed the public hearing.
Chairman Thompson called for discussion from the Commissioners . Commissioner
Leppik commented that the Comprehensive Plan specified long term office use
of the subject site and that she feels the site is best suited to office use.
She explained further that she feels the site is unsuitable for residential
development due to close proximity to the highway and railroad line. Com-
missioner Leppik concluded that she can see no overwhelming justification
for changing the zoning. Chairman Thompson agreed that he had heard no reason
for changing the zoning.
It was moved by Commissioner Leppik, seconded by Commissioner Forster and
carried unanimously to recommend that the City Council deny the request frorn
Red Sky Development, Inc. for rezoning of a 7. 12 acre parcel of land within
the northeast quadrant of the intersection of T.H. 100 and Glenwood Avenue
from the Business and Professionat Offices to the Multiple Dwelling (M-3)
Zoning District for the following reasons :
l . Proposed Multiple Family Residential use of the subject site is not in
accordance with the proposed Golden Valley Comprehensive Plan.
2. Office use specified by the current Business and Professional Offices
zoning of the subject site is more compatible with surrounding land uses
than the proposed Multiple Family Residential Use.
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Planning Commission Minutes - March 8, 1982 Page 5
3. Proposed construction of 80 condominium units on the subject site repre-
sents overdevelopment of the site, due to constraints imposed by the flood-
plain, storm drainage ponding requirements and limited access.
4. The proposed five story condominium structure is incompatible with surrounding
development in rerms of height.
5• Noise level due to close proximity of Highway 100 and the railroad line
to the subject site is too high for residential use.
VI . Informal Public Hearing - P.U.D. #30-B, Medley Park Townhouses :
APPLICANT: Bor-Son Construction Companies
LOCATION: West of Medley Park and North of Kings
Valley Townhouses
REQUEST: Approval of General Plan of Development for
P.U.D. #30-8
Chairman Thompson introduced this agenda item and reviewed preV.i,ous City Council ,
Housing and Redevelopment Authority (HRA) , and Board of Zoning Appeals
(BZA) approvals connected with the proposed project.
Chairman Thompson afforded Planning and Redevelopment Coordinator Mike Miller
the opportunity to speak to the amenity package as requested in the staff
report. Mr. Miller reported that the proponent rectified the absence of
washers and dryers in individual rental units. Although the proponent
previously agreed to provide washers and dryers in each rental unut, plans
submitted with the PUD General Plan of Development application did not
include this provision. Mr. Miller drew attention to revised floor plans
provided by the proponent which include washers and dryers in each individual
rental unit.
Chairman Thompson recognized the representatives of the proponent, Ms. Betty
Kaelke, Project :Manager with Bor-Son Construction Companies and Mr. Bill
Hennemuth, architect with Reike Carroll Muller Associates , Inc.
Ms. Kaelke gave a brief presentation of the proposed project General Plan of
Development and answered a question from Commissioner Leppik concerning
emergency vehicle access.
Chairman Thompson opened the informal public hearing to comments from the
public.
Mr. Steve Wells, 2228 Kings Valley Road East, expressed concern over lack of
contact with the Kings Valley Homeowners by the developer, preservation of
wildlife habitat, and failure to integrate subsidized units with market rate
housing within the project. Mr. Wells asked for an explanation of the BZA
role in the PUD process. Mr. Miller offered an explanation of the PUD process
and the roie of the BZA in granting parking waivers.
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Planning Commission Minu,tes .- March 8, 1982 Page 6
Mr. Dennis Rock, 2404 Hillsboro Avenue No. , representative of the Galant
Homeowners, stated that concerns of the Galant Townhouse residents have been
met as best they could be and that he thinks the proposed Bor-Son project is
bringing the best possible use of the land.
Mr. Bruce Duffy, 2304 English CircTe, requested assurance that storm water
drainage provisions included in the proposed project will alleviate basement
flooding problems experienced at his residence in Kings Valley. Mr. �liller
informed Mr. Duffy that the proposed drainage plan had been worked out to
the satisfaction of the City Engineer.
In response to questions raised by the public, Mr. Hennemuth explained the
proposed drainage system for the project and proposed plans for preservation
of wildlife habitat on the subject site. Ms. Kaelke reported that inte-
gration of the subsidized rental housing with the market rate ownership units
is impossible due to separate managements and separate mortgages.
There were no other persons who wished to speak on this agenda item, and
Chairman Thompson closed the informal public hearing.
Chairman Thompson called for discussion by the Commissioners. Commissioner
Leppik stated that overall she feels the proposed General Plan of Development
is a very good plan.
. It was moved by Commissioner Polachek and seconded by Commissioner Forster
to recommend that the City Council approve the General Plan of Development
for PUD #30-B, Medley Park Townhouses. Chairman Thompson suggested an admend-
ment to the motion providing that if drainage from the project adversely
affects neighboring property, the developer shall correct the situation.
Commissioner Leppik suggested a second amendment to the:motion providing
for design of at least one garage unit in the rental portion of the project
for handicapped accessibility and for priority availability of that garage
unit to a handicapped resident of the handicapped dwelling unit. Commis-
sioners Polachek and �orster accepted the two suggested amendments to the
motion, and the rr�tion as amended was passed unanimously.
UII . Consideration of Proposed revisions to Zoninq Ordinance:
1 . Commerciat Zoning District
2. Open Development Zoning District
Chairman Thompson suggested deferral of consideration of revisions to the
Zoning Ordinance due to absence of two Planning Commission members and due
to the fact that the one new member of the Planning Commissi�n could probably
make use of additional time for review. Other Commissioners concurred with
this suggestion.
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Planning Commission Minutes - March 8, 1982 Page 7
UIII . Report on City Council meeting - March 2, 1982:
Chairman Thompson provided a report on the March 2, 1982 City Council meeting
and on the March 8, 1982 meeting of the City Council/Planning Commission
Subcommittee.
The meeting was adjourned at 9:00 p.m.
Respectfully submitted,
�,..� °�'—� � �
David Thompson, Chairman