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01-27-86 PC Minutes188 MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION January 27, 1986 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 Prazak called the meeting to order at 7:00 P.M. Those present were Commissioners Kapsner, Leppik, McAleese, McCracken-Hunt, Prazak and Russell. Also present were Mark Grimes, Director of Planning and Development; Alda Peikert, City Planner; and Gloria Anderson, Planning Secretary. Commissioner Lewis was absent. I. APPROVAL OF MINUTES - JANUARY 13, 1986 It was moved by Commissioner Leppik, seconded by Commissioner McCracken-Hunt and motion carried unanimously to approve the minutes of the January 13, 1986 Planning Commission meeting. II. INFORMAL PUBLIC HEARING - REZONING APPLICANT: Michael Sharp LOCATION: 2502-04, 2520-22 and 2530-32 Florida Avenue North REQUEST: Approval of Rezoning from Residential Zoning District to Two-Family (R-2) Zoning District III. INFORMAL PUBLIC HEARING - PRELIMINARY PLAT APPLICANT: Michael Sharp LOCATION: 2502-04, 2520-22 and 2530-32 Florida Avenue North REQUEST: Approval of Preliminary Plat of "Michael Sharp Addition" Chairman Prazak. introduced these two items and asked staff fora review of the request for the rezoning and preliminary plat. Director Grimes explained that Mr. Sharp was requesting approval of rezoning and the preliminary plat in order to construct three twin homes on three parcels of land. He stated that the rezoning to R-2 would be consistent with the Comprehensive Plan as it would not change the density of the area and that the twin homes would be similar in value of other homes in the area, and indicated that the homes would be rented out or the owner would live in one side and rent out the other side at this time. Director Grimes stated that at a later date the property could go through the PUD process and each side could be sold. Staff suggested upgrading of Florida Avenue with a cul-de-sac to improve access. 1 1 19 1 1 1 Planning Commission Minutes January 27, 1986 Page 2 Chairman Prazak asked if the City Engineer would recommend upgrading of Florida Avenue even if the lots were used for single family dwellings and whether the homes would have individual utilities. Director Grimes stated staff would still recommend upgrading of the street and that there would be separate utilities for each side of the homes. Commissioner Russell asked why the street had not been improved previously and had questions about the easements. Staff did not know the reason for the street remaining a gravel. road but the City did have easements to improve it. The cul-de-sac would all be on the east side taking land from one of the lots proposed for development. Commissioner Leppik asked if six single homes could be built on these lots rather than three doubles. Director Grimes stated that due to the dimensions of the lots, only three single homes could be built. Mr. Michael Sharp, proponent, was present to answer questions. He stated that each unit would have their own utility service, and that these were quality homes with a price range of over $100,000. Mr. Sharp said that he felt this was the best use of the vacant land. Commissioner Leppik asked if Mr. Sharp had looked into constructing single family homes and whether or not he had purchased the property hoping to build double homes. Mr. Sharp said he had not considered building single family homes, that he was planning to purchase the property for construction of double homes which he specializes in. He stated the purchase of the property was contingent upon rezoning from the Residential to Two-Family Residential Zoning District. Chairman Prazak opened the informal public hearing. Mr. Bill Haldy, 6435 Medicine Lake Road, presented a petition signed by nine surrounding property owners who opposed the rezoning. He stated that Florida Avenue could not handle any more traffic and access to Medicine Lake road was very difficult. Mr. Haldy also had concerns with upkeep of proposed double homes and said the neighborhood did not want double homes built in their neighborhood. Mr. Lowell Thompson, 2501 Florida Avenue North, has lived across from one of the parcels for ten years. He stated this is an effort to put too many families in a small area and felt that three single family homes would be more appropri- ate. Mr. Thompson had concerns about the development going in and then being forced to pay for road improvements and also the drainage of the lots. Chairman Prazak indicated that staff recommended the drainage plans be approved by the City before the property is developed. 190 Planning Commission Minutes January 27, 1986 Page 3 Mr. Arne Larson, the owner of property at 6601-6621 Medicine Lake Road, said that perhaps the City should look at this area as a whole to be developed for multiple dwellings and to improve access. Mr. Richard Marshall, 2531 Douglas Drive, recently purchased his home as he liked the open area behind him. He felt that if is presently zoned for single family dwellings, it should remain so. Mr. Al Herlitz of Edina Realty stated that the best way to justify the cost of the land is to build doubles, and that this area was rental area with other double homes nearby and apartments across Medicine Lake Road. He felt the new homes would be an asset to the neighborhood. Mr. Wayne Thomas was present to speak for his mother Ruth Thomas who lives at 2511 Douglas Drive. He wanted to know if they would be rental units. Mr. Sharp stated he had built several other double homes in Golden Valley which were rented and well maintained. Chairman Prazak presented a letter from Mr. Raymond Dressel, 2508 Florida Avenue North, which stated his opposition to the rezoning and building of double homes. The informal public hearing was closed. Commissioner Kapsner asked if anything could be done with the intersection of Florida Avenue and Medicine Lake Road to make access easier. Commissioner Leppik stated she felt the plans for the double homes were very nice and well thought out but that building them would seem inconsistent with the character of the neighborhood. She could see no reason to change the zoning when it seemed no attempt had been made to sell the lots for single family dwellings. Chairman Prazak felt that if the parcels were feasible for single family dwellings, it would have already been developed. Commissioner McCracken-Hunt said she would be more comfortable if these doubles were on Medicine Lake Road or Douglas. She also felt that no matter what happens with this proposal, it is inevitable that the road will eventually be upgraded and any drainage problems resolved. Commissioner Russell asked how long the property had. been on the market. Mr. Herlitz stated it had been on the market for about one year. Commissioner Russell stated she was uncomfortable with any decision being made that would so clearly affect the people already there and change the neighbor- hood. 1~1 Planning Commission Minutes January 27, 1986 Page 4 Chairman Prazak felt this would not be a significant change because of the quality of the units and was in support of the proposal. Commissioner McAleese tended to agree with Chairman Prazak. He felt the plans were nice but rezoning would not guarantee that this plan is representative of what would be built. He stated the street was unpaved and narrow and there were traffic problems, and he could not see putting additional traffic on the street as it now exists and would vote not to rezone the property at this time. Commissioner McAleese agreed with Mr. Larson, that the. potential is there to rezone this area to a higher density and that maybe the City should take a more active role in changes. He recommended the staff include this area in the Comprehensive Plan study. Commissioner Russell stated she too felt the plans were very nice and if these doubles were not built, the potential was. there fora higher density. development. It was moved by Commissioner Leppik, seconded by Commissioner McCracken-Hunt and motion carried to recommend City Council denial of the request by Michael Sharp to rezone the property at 2502-04, 2520-22 and 2530-32 Florida Avenue North from Residential to Two-Family (R-2) Zoning District. Chairman Prazak voted against the motion. It was moved by Commissioner Russell, seconded by Commissioner Kapsner and motion carried unanimously to recommend City Council approval of the Preliminary Plat of Michael Sharp Addition. It was moved by Commissioner McAleese, seconded by Commissioner Kapsner and motion carried unanimously to amend the motion for approval of Preliminary Plat of Michael Sharp Addition to be subject to the following conditions: 1. A cul-de-sac be platted in Lot 1, Block 2 to provide property access. The cul-de-sac should be designed with approval of the City Engineer. 2. Drainage and utility easements be provided along the perimeter of each lot (except. along Florida Avenue). 3. A 30-foot wide street and utility easement be provided along Florida Avenue North. 4. A drainage scheme be approved by the City Engineer. 5. All existing utility easements in the area should be identified on the Final Plat. 1 192 Planning Commission Minutes January 27, 1986 Page 5 IV. INFORMAL PUBLIC HEARING - PUD #51 APPLICANT: United Properties, Inc. LOCATION: 8300 - 8450 Golden Valley Road REQUEST: Approval of Preliminary Design Plan of PUD #51, Mallard Creek Apartments V. INFORMAL PUBLIC HEARING - PUD #52 APPLICANT: United Properties, Inc. LOCATION: 8500 Olson Memorial Highway REQUEST: Approval of Preliminary Design Plan of PUD #52 to Allow .for Construction of a 10-Story Office Building Chairman Prazak introduced these items and asked staff fora review. Director Grimes reviewed the requests by United Properties for approval of PUD #51 and PUD #52 which propose development of the Reiss Greenhouse site into a 122-unit apartment building and a ten-story office building. He noted that there were 237 parking spaces provided on the plan for the apartments. City ordinances require 286 parking spaces but Director Grimes felt this would not be a problem as the parking ratio is consistent with other developments of this type. Commissioners had questions regarding the pedestrian walkways, trails, parking and height of the office building. Mr. Tom Bisanz was present and reviewed the site plan, answering questions from the Commissioners. Chairman Prazak opened the informal public hearing. Seeing and hearing no one, the hearing was closed. It was moved by Commissioner Leppik, seconded by Commissioner McCracken-Hunt and motion carried unanimously to recommend City Council approval of the Preliminary Design Plan of PUD #51 to allow construction of a 122-unit apartment building at 8300-8450 Golden Valley Road subject to the following conditions: 1. The walkway easement be provided and a connection made with Wisconsin Avenue which is acceptable to City staff. 2. The sidewalk in front of the apartment be used by the public and maintained year around by the developer. 193 Planning Commission Minutes January 27, 1986 Page 6 3. The City receive proper easements for the storm drainage system, the pond and entire flood plain along Bassett Creek. The easements should be approved by the City Engineer. 4. The City receive proper easements for the sanitary sewer system with approval of the City Engineer. 5. The drainage plans receive approval of the Bassett Creek Commission. 6. All utility plans be approved by the City Engineer. 7. .The City receive a ten-foot wide utility and sidewalk easement .along Golden Valley Road and Wisconsin Avenue. It was moved by Commissioner Leppik, seconded by Commissioner Russell and motion carried unanimously to recommend City Council approval of the Preliminary Design Plan of PUD #52 to allow construction of a ten-story office building at 8500 Olson Memorial Highway subject to the following conditions: 1. A landscaped yard of 35 feet shal Valley Road right-of-way line and 2. The landscape plan submitted with shall detail special treatment of Road to the parking structure and parking area. be maintained between the Golden surface parking area. the PUD General Plan of Development limited setbacks from Golden Valley from Wisconsin Avenue to surface 3. All information required for the preliminary and final plats shall be provided with the PUD General Plan of Development.. 4. The plat submitted with the PUD General Plan of Development shall specify the plat name including the PUD number. 5. The plat shall include easements for watermains as required by the City Engineer to provide for City maintenance of watermains to hydrants. 6. Ten-foot utility or sidewalk and utility easements shall be provided along all property lines on the plat. 7. There shall be no planting of trees in utility easements, and a ten- foot clear height shall be maintained to tree overhand in utility easements. 8. The development shall comply with all requirements and recommendations of the Bassett Creek Water Management Commission. 9. The office building and the enclosed garage shall be sprinklered. 194 Planning Commission Minutes January 27, 1986 Page 7 10. At least one siamese connection for fire safety equipment shall be installed on the north side of the office building near one of the two hydrants located at the west and east ends of the building. 11. A wall hydrant shall be located in the parking ramp on the south side of the office building, and standpipes shall be provided in the parking ramp with the number. based on square footage as determined by the City Building Official. 12. The development shall comply with all requirements and recommendations of the City Engineer, City Building Official and City Fire Marshal. VI. REPORT ON HRA MEETING - JANUARY 14, 1986 Commissioner Kapsner attended the January 14, 1986 meeting of the Housing and Redevelopment Authority (HRA) and gave a report to the Planning Commission. VII. REPORT ON CITY COUNCIL MEETING - JANUARY 21, 1986 Commissioner McAleese attended the January 21,.1986 City Council meeting and gave a report to the Planning Commission. VIII. REPORT ON BZA MEETING - JANUARY 14, 1986 1985 Commissioner Leppik represents the Planning Commission on the Board of Zoning Appeals and gave a report on the January 14, 1986 meeting. IX. APA NATIONAL PLANNING CONFERENCE It was moved by Commissioner Leppik, seconded by Commissioner Kapsner and carried unanimously to appoint Commissioners McAleese, McCracken-Hunt and Russell to attend the APA National Planning Conference in Los Angeles April 5 through 9, 1986. The meeting was adjourned at 9:30 P.M. Respectfully submitted, Gary Prazak, Chairman Linda McCracken-Hunt, Secretary 1 1 1