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03-26-84 PC Minutes1 ~ MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION March 26, 1984 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 Forster called the meeting to order at 7:00 p.m. Those present were Commissioners Forster, Leppik, McAleese, Prazak and Tubman. Commissioners Russell and Singer were absent. Also present was Alda Peikert, Assistant Planner. I. ANNUAL ELECTION OF OFFICERS Chairman Forster introduced the annual election of officers and opened the meeting to nominations. It was moved by Commissioner Leppik and seconded, by Commissioner Prazak to nomi- nate Commissioner Forster for the office of Chairman. It was moved by Commissioner Prazak to nominate Commissioner Leppik for the office of Vice Chairman. Commisisoner Leppik declined the nomination, stating that she could not make the time commitment to serving on the Board of Zoning Appeals (BZA). Commissioner Leppik asked whether Commissioner Prazak would be interested in the office, and Commissioner Prazak stated that his time is already committed as representative to the Community Development Block Grant (CDBG) Program Planning Area Citizen Advisory Committee (PACAC). It was moved by Commissioner Leppik and seconded by Chairman Forster to nominate Commissioner Tubman for the office of Vice Chairman. Commissioner Tubman expressed interest in BZA membership as tying in with her legal background. It was moved by Chairman Forster and seconded by Commissioner Leppik to nominate Commissioner Prazak for the office of Secretary. There were no further nominations, and Chairman Forster closed the nominations for Planning Commission offices. A vote was taken on the slate of nominations, and it carried unanimously to elect Commissioner Forster as Chairman, Commissioner Tubman as Vice Chairman, and Commissioner Prazak as Secretary of the Planning Commission. II. APROVAL OF MINUTES - FEBRUARY 27, 1984 It was moved by Commissioner Prazak, seconded by Commissioner McAleese and carried. unanimously to approve the minutes of the March 12, 1984 Planning Commission meeting as recorded. 1 III. INFORMAL PUBLIC HEARING - REZONING APPLICANT: John J. Day LOCATION: 1300-1304 Gettysburg Avenue North REQUEST: Rezoning from Residential (Sinyle Family) to Two Family Residential (R-2) Zoning District to allow construction of a duplex Chairman Forster introduced this agenda item and recognized the proponent, Mr. John Day, who was present. Chairman Forster then explained the heariny procedure and opened the meeting to questions of staff. Chairman Forster confirmed with Assistant Planner Alda Peikert that this request previously appeared before the Board of Zoning Appeals (BZA) in 1978 but that it has not previously been before the Planning Commission. Ms. Peikert explained that procedure changed from a variance procedure to a rezoning procedure with the establishment approximately three years ago of the Two Family Residential (R-2) Zoning District. Commissioner Prazak asked whether there are other duplexes in the immediate area of the subject property. Ms. Peikert replied that she is not aware of any others besides the existing double adjacent on the east owned by the proponent. Chairman Forster called on the proponent, Mr. John J. Day, to present his propo- sal. Mr. Day began with the statement that it is his understanding that construction of four doubles is approved for a location on the other side of Plymouth Avenue and to the east. Ms. Peikert confirmed that the Midtown Planned Unit Development (PUD) located southeast of Boone Avenue North and Plymouth Avenue several blocks to the east of the subject site calls for ten units in five duplexes, one of which is already existing. Mr. Day offered background on his rezoniny request stating that he obtained BZA approval for a duplex at the subject site in 1978 but did not proceed with construction at that time due to unfavorable financing conditions. Mr. Day explained that he did not realize that approval for a duplex lapsed and that a new procedure is required until he applied for a building permit. Mr. Day stated that he now definitely plans to proceed with construction, and he showed his building plans to the Planning Commission. Commissioner Prazak asked the price range of the proposed duplex. Mr. Day replied that the price range would be approximately $55,000 to $60,000 per unit, but that he plans to rent the units. The duplex will be constructed in such a manner as to allow future zero lot line division if desired, but intent at this time is single ownership of the entire duplex. Commissioner Leppik asked the reasons for developing the subject lot for a duplex rather than for a single family residence and whether the proponent has tried to sell the lot for single family development. Mr. Day replied that he seeks approval of a duplex due to the large lot size, the greater appraised value and desire to make use of the lot as investment property. Mr. Day stated that he has not tried to sell the lot for single family or any other use. Chairman Forster opened the informal public heariny for public input. 17 ~~ Mr. Paul Lantto, 1301 Gettysburg Avenue North, introduced himself and his wife, Gerry, and stated that they live directly across the street from the subject lot. Mr. Lantto stated that Mr. Day approached him with plans for a duplex several years ago and that he signed a waiver application for Mr. Day at that time. However, he said that he now has concerns including the proposed rental use of the property, upkeep of the property and the low elevation of the subject lot. Mr. Lantto related that an attempt was previously made to build a house on the subject site but was abandoned due to water problems and that he has a water problem in his own basement. Asked to address the question of low elevation, Mr. Day explained that the pro- posed duplex would be two levels on a slab without a basement and would have drain the all around as discussed with the City Building Inspector. Mr. Lantto elaborated on his concern for the rental use of the property, stating that he wishes to protect his own investment. Mr. Lantto stated that the existing double owned by Mr. Day to the east of the subject site originally had perfect renters who maintained the property but that the situation has deteriorated. There are trucks and vans parked on the lawn, the garage doors are not kept up, and there are always windows out. Chairman Forster closed the informal public hearing. Commissioner Leppik asked the proponent whether he lives in the adjacent duplex, and Mr. Day replied that he does not live in the duplex and that it has been rented for ZO years. Commissioner Leppik asked whether the proponent uses an agency to handle rental or personally handles the rental. Mr. Day answered that he rents the units out himself and that he lives in Robbinsdale and checks the location regularly. Mr. Day stated that he was unaware of problems mentioned by Mr. Lantto and thought he had two good couples in the duplex. He stated that there had been an overhead door problem which was recently repaired and that he also had the gutters repaired recently. Commissioner Forster asked about soils problems. Mr. Day stated that he had the soils tested by Twin City Testing and could make the soils report available to the City Building Inspector. Commissioner Tubman asked whether hearing notices were sent to all neighboring property owners, and Ms. Peikert confirmed that hearing notices were sent to all property owners within 500 feet of the subject property. Commissioner Leppik stated that she is reluctant to spot zone for duplex use based on the desire of an owner to make additional revenue. However, in view of the existing adjacent duplex and of Industrial use across the street, she is not opposed to this rezoning. Commissioner Prazak expressed a preference for the Planned Unit Development (PUD) process allowing zero lot line division for separate ownership rather than rental in a single family neighborhood, but stated that it sounds as though this change could still occur in the future. Commissioner Tubman stated that she feels the proposed duplex is appropriate at the subject location because it is compatible with surrounding uses. Commissioner McAleese stated that he is concerned about the rental aspect of the proposal, but notes that Mr. Day appears willing to cooperate with the City and with neighbors on maintenance of the property. Commissioner Tubman asked the proponent whether he owns other residential pro- l,~l perties. Mr. Day stated that he owns one single family home in the Camden area but that his other property holdings are nonresidential. Commissioner Tubman speculated that marketing of a new double on the subject lot would provide added incentive for maintenance of the adjacent existing double. Mr. Day added the suggestion that development of the subject lot should be an enhancement to the neighborhood as compared to the current vacant lot. Commissioner Tubman asked the proponent whether he has given consideration to a maintenance contract on the two properties together. Mr. Day replied that he has not considered this option but could do so. It was moved by Commissioner Prazak, seconded by Commissioner Tubman and carried unanimously to recommend that the City Council approve the request received from Mr. John J. Day for rezoning of the vacant lot located at 1300 Gettysburg Avenue North from the Residential (Single Family) to the Two Family residential (R-2) Zoning District to allow construction of a duplex. IV. REQUEST FOR WAIVER OF THE PLATTING ORDINANCE APPLICANT: Ridgewood Properties, Inc. LOCATION: 135 and 155 King Creek Road REQUEST: Lot Division to allow transfer to 5 foot strip to adjacent lot Chairman Forster introduced this agenda item and recognized Mr. Paul Oberstar who was present to represent the proponent. Mr. Oberstar introduced himself as an officer in Ridgewood Properties, owner of both properties involved in the lot division and consolidation requested. Mr. Oberstar briefly explained the reason for the Request for Waiver of the Platting Ordinance. It was moved by Commissioner Leppik, seconded by Commissioner McAleese and carried unanimously to recommend that the City Council approve the waiver of the City Platting Ordinance requested by Ridgewood Properties, Inc. to allow transfer of a flue foot strip of land from 135 King Creek Road to 155 King Creek Road. V. REPORT ON CITY COUNCIL MEETING - MARCH 22, 1984 Commissioner Prazak provided the Planning Commission with a report on the March 22, 1984 City Council meeting. The meeting was adjourned at 7:45 P.M. Respectfully submitted, G. William Forster, Chairman Gary Prazak, Secretary 1