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11-26-84 PC MinutesMINUTES OF THE GOLDEN VALLEY 80 PLANNING COMMISSION November 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, MN. Acting Chairman Prazak called the meeting to order at 7:00 P.M. Those present were Commissioners Leppik, McAleese, McCracken-Hunt, Prazak, Russell, Schmidt, and Singer. Also present were Mark Grimes, Planning and Redevelopment Director, Alda Peikert, City Planner, and Towhid Kazi, Planning Intern. I. INTRODUCTIONS OF NEW PLANNING COMMISSIONER AND NEW DIRECTOR OF PLANNING AND REDEVELOPMENT At the request of Acting Chairman Prazak, Ms. Peikert introduced the new Planning Commissioner, Mr. Omar Schmidt, and the new Planning and Redevelopment Director, Mr. Mark Grimes. II. APPROVAL OF MINUTES - OCTOBER 22, 1984 It was moved by Commissioner Leppik, seconded by Commissioner Russell and carried unanimously to approve the minutes of the October 22, 1984 Planning Commission meeting as recorded. III. SET DATE FOR INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT APPLICANT: Jim Lupient Oldsmobile Company LOCATION: 900 Pennsylvania Avenue South REQUEST: Approval of an automobile repair and reconditioning operation in an Industrial Zoning District Acting Chairman Prazak introduced this agenda item. It was moved by Commissioner Leppik, seconded by Commissioner McCracken-Hunt and carried unani- mously to set an informal public hearing date of December 10, 1984 for con- sideration of the Conditional Use Permit requested by Jim Lupient Company for an automobile repair and reconditioning operation at 900 Pennsylvania Avenue South. IV. INFORMAL PUBLIC HEARING - PRELIMINARY PLAT APPLICANT: John B. Goodman LOCATION: 600 Lilac Drive REQUEST: Approval of Preliminary Plat of Valley Village 2nd Addition Acting Chairman Prazak introduced this agenda item and asked staff to add any further comments. City Planner Alda Peikert reviewed the staff report. 1 Manning Commission Minutes - November 26, 1984 -2-8~ Commissioner Leppik inquired if rezoning of the portion of the easterly lot which is currently zoned as Open Development would be required. at the time of future development. Ms. Peikert stated that any new development on that lot will require rezoning. Acting Chairman Prazak then opened the informal public hearing and recognized Mr. Ross Fefercorn, Omni-Shelter, Inc. representing the proponent, Mr. John B. Goodman. Acting Chairman Prazak asked Mr. Fefercorn to explain briefly the reason for replatting. Mr. Fefercorn informed the Planning Commission that the proposed replatting will increase buildable area of the vacant parcel. He also stated that Omni-Shelter, Inc. is currently involved in market research on the possi- bility of either housing or office space development on the vacant parcel. Mr. Fefercorn also stated that there are no plans for any additional development on the apartment site.. Commissioner Leppik inquired about the proponent's letter requesting storm sewer assessment credit for floodplain area on the proposed preliminary plat of Valley Village 2nd Addition. Mr. Fefercorn stated that the timing of letter is purely coincidental and is unrelated to the replatting. He also recognized that the assessment may be adjusted only if the floodplain area is dedicated to the City. Acting Chairman Prazak opened the informal public hearing for public input. Ms. Selma Schwartz, 5201 Olson Memorial Highway, asked if the eastern portion of Lot 2 goes up to the White House Restaurant parking lot. Mr. Fefercorn stated that the easterly portion of the property line does not go as far as the White House Restaurant parking lot. Ms. Karen Lydon, 540 Cloverleaf Drive, inquired if it is common procedure to have a public hearing without a development proposal. Ms. Peikert stated that a development proposal is not required for platting. Ms. Peikert also stated that a future development proposal would likely require a public hearing. Hearing no one further, Acting Chairman Prazak closed the informal public hearing. It was moved by Commissioner McAleese, seconded by Commissioner Leppik and carried unanimously to recommend City Council approval of the preliminary plat of Valley Village 2nd Addition. V. INFORMAL PUBLIC HEARING - PRELIMINARY PLAT APPLICANT: Otto F. Dischinger LOCATION: 8330 Plymouth Avenue North REQUEST: Approval of Preliminary Plat of Dischinger Addition 1 8~ Planning Commission Minutes - November 26, 1984 -3- Acting Chairman Prazak introduced this agenda item and asked staff to add any further comments. City Planner Alda Peikert reviewed the staff report. Acting Chairman Prazak inquired about the proposed lot size compared to the size of the surrounding lots. Ms. Peikert stated that the lot sizes are comparable with those of the surrounding lots. Commissioner McCracken-Hunt asked if the existing house meets the setback requirements. Ms. Peikert stated that the existing house does not meet the set- back requirement from the street but does meet the setback from side lot lines created ~y the proposed plat. Acting Chairman Prazak recognized Mr. Dennis Gonyea, Gonyea Investment Co., and asked for a brief overview of the proposed plat. Mr. Gonyea informed the Planning Commission that the proposed lot sizes are com- parable to those across Plymouth Avenue and do not require any variances. Mr. Gonyea stated that the park dedication fee is extremely high compared to those of other cities. He also stated that potential poor soils conditions of the property may reduce the value and that for comparable lots in other cities the land dedication fees is around $300 to $350 per lot. At the request of the Acting Chairman, Ms. Peikert explained that the proposed property was never platted before and that as such no dedication of land or fee payment was made to the City previously. Ms. Peikert suggested that the propo- nent write a letter to the Planning Department requesting a waiver of that por- tion of the park dedication fee that the proponent fees is justifiable and also providing any available information regarding decrease in property value due to poor soils conditions on the property. Mr. Gonyea then asked if the land dedication fee includes the value of the lot with the house. Ms. Peikert stated that the land dedication fee is based on the market value of the undeveloped land excluding the house structure. Acting Chairman Prazak stated that any questions regarding the appraised value of the undeveloped land should be directed to Mr. Robert Hanscom, Hennepin County Assessor's Office. Ms. Peikert again suggested that Mr. Gonyea write a letter to the Planning Department regarding the park dedication fee, which letter would be in included in the staff report to the City Council along with the Planning Commission recommendation. Ms. Peikert also informed The Planning Commission and the proponent that the Planning Department is in the process of preparing a park dedication policy. Acting Chairman Prazak asked staff if the City required 10% of the undeveloped land as land dedication in other instances. Ms. Peikert gave an example of a recently approved Planned Unit Development (PUD) in which case a park dedication fee equivalent to 10°~ of the market value of the undeveloped land was required. 1 1 1 a.... ~ ng ~ommi ssi on Minutes - November 26 , 1984 83 -4- Acting Chairman Prazak then opened the informal public hearing for public input. Mr. Warren J. Boyd, 1310 Castle Court, asked about the drainage to the western part of the plat and its impact on the neighboring lot. Ms. Peikert explained that the City Engineer has requested further information on the grading and drainage along the westerly border of the plat. Acting Chairman Prazak reaf- firmed that additional information about the drainage plan, as requested by the City Engineer, will be required before the City Council makes its final decision to ensure that planning for the westerly lot does not adversely affect the neighboring lots. Commissioner Singer commented that there could be legal recourse by the property owners if the drainage of the proposed plat caused problems to the surrounding lots. Hearing No one further, Acting Chairman closed the informal public hearing. Commissioner Singer described the proposed plat as a positive move creating small sized lots and thereby providing space for more dwelling units. Commissioner Leppik recommended that the Planning Commission include the park dedication fee in their recommendation and leave it to the proponent to challenge the amount. Ms. Peikert explained that if a request for partial waiver of the park dedication fee is received from the proponent, the staff could review the request in light of the proposed land dedication policy and make a recommen- dation to the City Council. She also said that the proposed park dedication fee is in accordance with the Golden Valley Subdivision Ordinance. It was moved by Commissioner Leppik, seconded by Commissioner McCracken-Hunt and carried unanimously to recommend City Council approval of the Preliminary Plat of Dischinger Addition subject to the following conditions: 1. Submittal prior to City Council consideration of the preliminary plat of a grading and drainage plan approved by the City Engineer. 2. Payment prior to final plat approval by the City Council of land dedication fees in the amount of $4,000.00. VI. INFORMAL PUBLIC HEARING - PUD AMENDMENT PRELIMINARY DESIGN PLAN APPLICANT: Country Club Surgical Associates Limited Partnership and AMI Ambulatory Centres, Inc. LOCATION: 6681 and 6701 Country Club Drive REQUEST: Approval of Preliminary Design Plan for Amendment to PUD #39, West Metro Surgical Center, to allow addition to office use in medical building Acting Chairman Prazak introduced this agenda item and asked staff to add any further comments. City Planner Alda Peikert reviewed the staff report. 84 ~~anning Commission Minutes - November 26, 1984 -5- Acting Chairman Prazak then recognized Mr. David Cremons of Stolpestad, Brown and Smith representing Country Club Surgical Associates Limited Partnership and AMI Ambulatory Centers, Inc. Mr. Cremons gave a brief overview of the proposed change of use at the site and informed the Planning Commission that there is potential for sale of the building to an insurance company which will occupy 60% of the space for their office use and the remaining 40% of the space will be for medical office use. Three of the current tenants will move at the end of the year to make space available for the insurance company. Commissioner Leppik asked about the sale of the building to the insurance com- pany and how it affects the relationship with AMI. Mr. Cremons replied that AMI has consented to the proposed amendment. He also stated that AMI will con- tinue to operate the Surgical Center which is on a separate lot and has no problem with the office building next door. Commissioner Leppik asked about the change in ownership of the PUD. Ms. Peikert explained that the change in ownership does not in any way change the conditions of the PUD permit. Acting Chairman Prazak then reviewed the traffic analysis done by Mr. James A. Benshoof, Benshoof and Associates, indicating that the proposed change in land use would reduce the total volume of traffic generated by the office building and surgical center. Commissioner Leppik asked why the space at the medical building could not be leased out. Mr. Cremons replied that the use of the building specifically for medical offices limited the pool of potential tenants. Acting Chairman Prazak then opened the informal public hearing. Hearing no one, Acting Chairman Prazak closed the informal public hearing. It was moved by Commissioner McAleese, seconded by Commissioner Schmidt and carried unanimously to recommend City Council approval of the Preliminary Design Plan for and Amendment to PUD #39, West Metro Surgical Center, to allow the addition of office uses in the medical clinic building at 6681 Country Club Drive. VII. REPORTS ON CITY COUNCIL MEETINGS - NOVEMBER 7 AND NOVEMBER 20, 1984 Commissioner Leppik and Commissioner McAleese provided the Planning Commission with reports on the November 7 and November 20, 1984 City Council meetings respectively. VIII. REPORT ON HRA MEETING - NOVEMBER 13, 1984. Commissioner McCracken-Hunt provided the Planning Commission with a report on November 13, 1984 meeting of the Housing and Redeveloment Authority (HRA). Commissioner McCracken-Hunt also informed the Planning Commission that the HRA meetings will be held at 4:30 p.m. on the 2nd Tuesday of the month. 1 1 1 u~~~~ ~ Fey ~uumi ~ ssi on Minutes - November 26 , 1984 _6 85 City Planner Alda Peikert asked the Planning Commission whether they wish to con- tinue to send representatives to HRA meetings considering the early time and con- sidering that the new Planning and Redevelopment Director will attend the HRA meetings. 1 The Planning Commission reached a consensus that representatives of the Planning Commission will continue to attend the HRA meetings. IX. REPORT ON BZA MEETING - NOVEMBER 13, 1984 Acting Chairman Prazak provided the Planning Commission with a report on the November 13, 1984 meeting of the Board of Zoning Appeals (BZA). X. SELECTION OF ALTERNATE REPRESENTATIVE TO DECEMBER 4, 1984 CITY COUNCIL MEETING Commissioner McCracken-Hunt and Commissioner Leppik agreed to attend the December 4, 1984 and December 17, 1984 City Council meetings respectively. XI. RESCHEDULING OR CANCELLATION OF DECEMBER 24, 1984 PLANNING COMMISSION MEETING It was moved by Commissioner Russell, seconded by Commissioner McAleese and carried unanimously to cancel the December 24, 1984 meeting. Respectfully submitted, The meeting was adjourned at 8:20 P.M. Gary Prazak, Acting Chairman Margaret Leppik, Secretary 1