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07-11-83 PC Minutes MINUTES OF THE GOLDEN VALLEY 225 PLANNING COMMISSION . � July 11, 1983 A regular meeting of the Planning Commission was held in the Council Chambers of the Civic Center, 7800 Golden Valley Road, Golden Valley, Minnesota. Chairman Thompson called the meeting to order at 7:05 P.M. Those present were Commissioners Forster, Leppik, Polachek, Prazak, Singer and Thompson. Commissioner Tubman was absent. Also present was Alda Peikert, Assistant Planner. I. Approval of Minutes - June 27, 1983 It was moved by Commissioner Leppik, seconded by Commissioner Polachek and carried unanimously to approve the minutes of the June 27, 1983 Planning Commission meeting as recorded. II. Set Date for Informal Public Hearing - Rezoning APPLICANT: International Development, Inc. LOCATION: 7700 Wayzata Boulevard REQUEST: Change Zoning from Residential to Business and Professional Offices Zoning District Chairman Thompson introduced this agenda item and noted the staff recommen- dation of a July 25, 1983 informal public hearing date. Mr. A1 Stobbe, local representative of the proponent, and Ms. Donna Treichel , Coldwell Banker, were present. It was moved by Commissioner Polachek, seconded by Commissioner Forster and carried unanimously to reset the informal public hearing on rezoning of 7700 Wayzata Boulevard to the Business and Professional Offices Zoning District for the July 25, 1983 Planning Commission meeting. III. Set Date for Informal Public Hearing - PUD Preliminary Design Plan APPLTCANT: Robert Sanko LOCATION: 5615-5625 Olson Memorial Highway REQUEST: Approval of Preliminary Design Plan for PUD #41, Valley Wood Chairman Thompson introduced this agenda item and noted the staff recommen- dation of a July 25, 1983 informal public hearing date. Z 2� Planning Commission Minutes - July 11, 1983 -2- It was moved by Commissioner Polachek, seconded by Commissioner Singer and carried unanimously to set an informal public hearing date of July 25, 1983 for consideration of the Preliminary Design Plan of PUD #41, Valley Wood. IV. Informal Public Hearing - Preliminary Plat APPLICANT: Courey, Schwinn, Kodadek and McRoberts, P.A. LOCATION: 206 Sunnyridge Lane REQUEST: Approval of Preliminary Plat of "Tolg Addition" Chairman Thompson introduced this agenda item and recognized Mr. John Waldron from Courey, Schwinn, Kodadek and McRoberts, P.A. , who was present to repre- sent the proponents. Chairman Thompson asked whether there were questions of staff, and Commissioner Prazak asked whether the proposal was the same as originally submitted or whether it had been changed in response to staff direction. Assistant Planner Alda Peikert stated that the proposal was as received with the formal applica- tion, but that she understood that previous inquiries had been made to the Engineering Department and that the proposal was drawn to correspond to Engineering direction. Chairman Thompson called on Mr. Waldron to make a presentation for the propo- nents. Mr. Waldron described the proposed plat and the background for pre- paration of the proposal . Mr. Waldron stated that the proponents originally prepared a cul-de-sac design and would prefer a cul-de-sac to a through street, but that the City Engineering Department directed development of a through street connecting Roanoke Circle to Sunnyridge Lane. Commissioner Leppik asked Mr. Waldron whether Roanoke Circle currently ends with a cul-de-sac considering the half section map which shows an extension from the cul-de-sac to the subject property. Mr. Waldron explained that the pavement ends with the cul-de-sac but that right of way is reserved for possible street extension. Mr. Bill Webster, 4007 Roanoke Circle, offered a drawing which he had prepared showing the existing cul-de-sac. Mr. Webster explained that the reserved right of way is currently maintained as lawn by the two homeowners on each side of the right of way. Commissioner Leppik asked whether the cul-de-sac right of way would revert to the adjoining property owners if the cul-de-sac were abandoned. Ms. Peikert replied that the cul-de-sac would remain right of way as platted but that it could be used as lawn in the same manner as the right of way reserved for street extension is currently maintained as lawn. 227 Planning Commission Minutes - July 11, 1983 -3- Commissioner Forster asked the rationale for completion of a loop street extending Roanoke Circle to Sunnyridge Lane. Ms. Peikert replied that the two main considerations are street maintenance and emergency vehicle access. Ms. Peikert added that the street extension conforms to plans for a through street provided for by means of reservation of right of way at the time of approval of the plat to the south of the subject property, Russell 's Wirth Park Addition. Commissioner Forster asked when Russell 's Wirth Park Addition was approved. Mr. Robert Russell , developer of Russell 's Wirth Park Addition, was present and informed the Commission that his plat was approved in 1972. Mr. Russell confirmed that a through street to Sunnyridge Lane was contemplated at that time. Chairman Thompson opened the informal public hearing for public input. Mr. Bill Webster, 4007 Roanoke Circle, stated that the main point is that all of the neighbors would much prefer a cul-de-sac off of Sunnyridge Lane to a through street extended from Roanoke Circle. Mr. Webster stated that the through street design would be more costly and that it would be a poor choice aesthetically. Concerning cost, Mr. Webster listed the following points: 1. The expense of removing the existing cul-de-sac at the end of Roanoke Circle and extending the driveways of the two homeowners on the cul-de-sac. 2. The necessity for relocation of a fire hydrant at a cost of approximately $2500. 3. Necessity for an eight foot high retaining wall along a distance of approximately 100 feet due to differencs in grade. 4. Creation of an unmarketable low lot which will be 14 feet lower than the street. 5. The possibility of creating a greater number of lots with a cul- de-sac design rather than a through street design. 6. The expense of construction of a street on poor soils. Mr. Webster concluded his remarks on expenses with the statement that the through street design would cost three to four times construction of a cul-de- sac design. Mr. Webster added that the through street design is aesthetically inferior due to the steeper grades and due to the removal of trees. Dr. Anatol Lysyj, 4004 Roanoke Circle, stated that he is opposed to the through street for the following reasons: 1. Dr. Lysyj understands that t�e grade change would require a change in the elevation of the street in front of his house and �i�� Planning Commission Minutes - July 11, 1983 -4- that this would put his garage at a different elevation in relation to the street. 2. Snowplowing inconvenience is not reason enough to eliminate a cul-de-sac. Dr. Lysyj states that he pays taxes which support in part the Engineering Department and road maintenance. Dr. Lysyj offered his driveway for turnaround space for snowplows if needed. 3. Dr. Lysyj stated that he is frequently away at night and that his wife feels safer from robbery or intrusion on a cul-de-sac than on a through street. 4. Dr. Lysyj stated that the through street would destroy a part of his property and lower the property value. Dr. Lysyj concluded that all the neighbors in the area prefer a cul-de-sac design for the proposed development and that he sees no use in having this number of unhappy Golden Valley citizens. Mr. James Garfunkel , 200 Sunnyridge Lane, questioned whether the proposed lot widths meet zoning requirements. It was confirmed that all lots in the pro- posed subdivision meet zoning requirements for size and width. Mr. Garfunkel stated that his concerns include the loss of huge trees unique to the area and problems with drainage in the area. Mr. Ron Balazs, 4011 Roanoke Circle, stated that his concern is for the visual aspect of the area which is beautiful . Mr. Balazs questioned the need for a loop street. Mr. Dave Morley, 4006 Roanoke Circle, stated that his background is in archi- tecture and planning and that Mr. Webster made some excellent points concerning soils and elevations. Mr. Morley added the following points in support of a cul-de-sac rather than a through street design: 1. The change in elevation will add to developer and builder problems and possibly to drainage problems. Several neighbors in the area already have problems with water in their basements. 2. The cul-de-sac design would increase property values and therefore property taxes, which would pay the increased maintenance expenses. 3. Ease of street designation or maintenance is not adequate reason to insist on a through street design. Mrs. Daria Lysyj, 4004 Roanoke Circle, stated that the City required a large size cul-de-sac at the end of existing Roanoke Circle specifically for the accommodation of snowplows and that it should be adequate. Ms. Mary Gooderl , 4015 Roanoke Circle, stated that one reason given for the through street design is the need far twa entries for public safety purposes. On the other hand, it has been noted that there is a higher probability of robbery where there are two access points. visua��lyt�ieryds�teep'andltha�ai�kwou�d�c��ar�yt�ie expenshves�o�ons�ru��r� is 229 Planning Commission Minutes - July 11, 1983 �5- through street. Mrs. Pedersen stated that it seems a simple solution to build a cul-de-sac. Mr. Richard Morley, 4006 Roanoke Circle, made the point that there are already many other existing cul-de-sacs in the City at this time. Mr. Morley stated that those who choose to live on a cul-de-sac do so for the quiet area and lack of traffic. Mr. Ray Pedersen, 4013 Roanoke Circle, stated that the proposed development is the new enterprise going in and that it is the one which must be disrupted. The current residents are the old enterprise and wish to maintain the area as it is. Chairman Thompson closed the informal public hearing. Commissioner Forster asked for confirmation that the cost of street construc- tion is paid by the developer. Ms. Peikert stated that the expense of street construction is paid by the developer or assessed to the new property owners and that it is not a cost to the City. Chairman Thompson asked the proponent whether cost estimates have been done on the street construction. Mr. Waldron replied that he assumes estimates have been made but that he did not have that information. Commissioner Singer stated that with the City of Golden Valley completely developed, this could be the last cul-de-sac approved. Commissioner Singer recommended that the proposal be sent back to the developer for preparation of a new plan with a cul-de-sac design. Commissioner Polachek expressed concern over the steep grade of the proposed through street and stated that the grade would constitute a good basic planning reason for turning down the proposed through street design. It was moved by Commissioner Singer, seconded by Commissioner Polachek and carried unanimously to continue the informal public hearing to allow the pro- ponent time to coordinate with the City Engineering Department on preparation of a preliminary plat design utilizing a cul-de-sac based on the following findings: 1. A through street would result in poor land use. 2. A through street would ill serve the property to be developed as well as the surrounding property. 3. The cul-de-sac option is preferable to the through street option based on both aesthetic and engineering considerations. Mr. Waldron asked about timing of a return to the Planning Commission and whether it would be necessary for the Planning Commission to take action to set a new hearing date before the proposal is heard again. � ��o P1 anni ng Commi ssi on Mi nutes - July 11, 1983 -6- It was moved by Commissioner Forster, seconded by Commissioner Leppik and carried unanimously to amend the motion to continue the informal public hearing until the August 8, 1983 Planning Commission meeting. V. Informal Public Hearing - PUD Preliminary Design Plan APPLICANT: Coto Corporation LOCATION: 812 Lilac Drive North REQUEST: Approval of Preliminary Design Plan for PUD #42, North Lilac Drive Addition Chairman Thompson introduced this agenda item and recognized Mr. Kaye Westerlund, The Builders Studio, Inc. , who was present to represent the propo- nents. Chairman Thompson called on Assistant Planner Alda Peikert to expand on the staff recommendation. Ms. Peikert reviewed the staff recommendation for con- tinuance based on parking and drainage concerns and answered questions from Commissioners. Commissioner Leppik questioned whether the Planning Commission has options other than acceptance of the proposed reuse of the former Holiday Motor Hotel facilities short of forcing removal of buildings. Chairman Thompson stated that the Planning Commission always has the option of denying a proposal . Chairman Thompson called on Mr. Westerlund to speak for the proponent. Mr. Westerlund described the proposal and then specifically addressed the issues of parking and the proposed regional trail . Mr. Westerlund explained that the parking located to the back of the restaurant on the north side of the site would primarily support the banquet facilities and would be required on banquet occasions only. Mr. Westerlund informed the Commission that the north property line of the subject site is 50 feet from the centerline of the railroad track and that the proposal therefore does not eliminate the trail possibility. In response to Commissioner questions concerning proposed resi- dential condominium use in conjunction with the office condominium use, Mr. Westerlund explained that the residential use is contemplated in association with office use only. A drop down type bed arrangement would be added to office units where desired to provide sleeping accommodations for office con- dominium owners maintaining offices in the Twin Cities but having their prin- cipal offices and residences in another city. Commissioner Prazak asked whether the staff concerns could be handled as con- ditions of an approval recommendation. Ms. Peikert stated that the drainage question could be handled as a condition requiring preparation of a drainage plan acceptable to the City Engineer prior to City Council action on the Preliminary Design Plan. Ms. Peikert added that although the extent of parking deficiencies is unclear due to use by the proponent of incomplete square footage figures, it is clear that parking is deficient on all three 231 Planning Commission Minutes - July 11, 1983 -�- proposed parcels and it is also clear that there is no remaining space for the provision of additional parking on the site. Ms. Peikert suggested that the Planning Commission has the option of accepting the proposed reuse of the existing buidings based on the clear understanding that all three proposed parcels and uses are deficient in parking space. Commissioner Polachek questioned the proponent on the availability of General Motors Training Center parking. Mr. Westerlund stated that the Manager of the General Motors Training Center has given the proponents verbal permission to make use of General Motors Training Center parking during evening and weekend hours. Mr. Westerlund explained that General Motors is unable to supply a letter formalizing the agreement because such a letter would have to come from General Motors Headquarters and would involve liability which General Motors is unwilling to accept. Chairman Thompson opened the informal public hearing for public input. Mr. Bill Kozlak, 1550 St. Croix Circle, introduced himself as the owner of Jax restaurant located adjacent to the subject property on the south. Mr. Kozlak stated that he favors the proposed reuse of the former Holiday Motor Hotel property based on his opinion that the proponents are proposing the best possible use for a difficult piece of property. Mr. Kozlak admitted that Holiday Lane is a narrow street but pointed out that all traffic on the street is destination traffic rather than through traffic. Mr. Kozlak aske� that Planning Commissioners note that he is advocating the continuation of com- petition for his own business, but stated that he feels the proposed reuse of the property is in the best interests of the City of Golden Valley. Mr. Sidney Robin, 921 Toledo Avenue North, stated that he feels the proposal represents good use of the property but that he has the following concerns: 1. Overextension of the property to serve too many uses. 2. Noise from the parking area on the north side of the site. 3. Access to Highway 100 from the service road. Mrs. Sandra Robin, 921 Toledo Avenue North, stated that she is interested in assurance that the hedge screening the north property line will remain and stated that she would like to see the possibility of a trail . Mrs. Robin added that she also is concerned about the number of parking spaces located on the north side of the site and the possible noise from the parking. Chairman Thompson closed the informal public hearing. It was moved by Commissioner Prazak, seconded by Commissioner Forster and carried unanimously to recommend City Council approval of the Preliminary Design Plan of PUD #42, North Lilac Drive Addition, based on the finding that the proposal is the best possible use of the subject existing buildings and ���, Planning Commission Minutes - July 11, 1983 - 8-- accepting the proposed variances as necessary to reuse of the existing buildings. The recommendation for approval is subject to the following conditions: 1. Posting of no parking on the entire Holiday Lane street fron- tage along the subject site. 2. Provision for protection to the satisfaction of the City Engineer of an exposed portion of watermain. 3. Posting of fire lanes as recommended by the City Fire Marshal . 4. Extension of the sprinkler system in the newer portion of the restaurant/motel building on Lot 1 to the older portion of the building and installation of a sprinkler system in the two story building on Lot 3. 5. Preparation of a drainage plan acceptable to the City Engineer. 6. Conclusion of access and maintenance agreements for joint parking areas to be approved by the City Attorney prior to approval of the PUD General Plan of Development. 7. Residential use only in conjunction with office use and not �s a separate use in the residential/office condominium buildings on Lots 2 and 3. VI. Report on City Council Meeting - July 5, 1983 Commissioner Forster provided the Planning Commission with a report on the July 5, 1983 City Council meeting. VII. Update on Valley Square Redevelopment Project Chairman Thompson provided the Planning Commission with a report on the progress of the Valley Square Redevelopment Project. The meeting was adjourned at 9:55 P.M. Respectfully submitted, David Thompson, Chairman Margaret eppik, ecretary