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11-28-88 PC Minutes MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION November 28, 1988 A regular meeting of the Planning Commission was held in the Council Chambers of the Civic Center, 7800 Golden Valley Road, Golden Valley,_Minnesota. The meeting was called to order by Vice Chair McAleese at 7:06 P.M. Those present were .Commissioners Leppik, Lewis, McAleese, and McCracken-Hunt. Commissioners Kapsner, Prazak, and Russell were absent. Also present were Mark Grimes, Director of Planning and Development, Beth Knoblauch, City Planner, and Gloria Anderson, Planning Secretary. I. APPROVAL OF MINUTES - NOVEMBER 14, 1988 It was moved by Commissioner Lewis, seconded by Commissioner Leppik, and carried unanimously to approve the minutes of the November 14, 1988 Planning Commission meeting as corrected. (The first paragraph of page 2 should read as follows: Commissioner Leppik asked how high the security fence would be and what type of exterior lighting would be installed. Commissioner Lewis asked whether or not the buildings would be sprinklered. The proponents said the fence would be six feet in height and the lighting system would be directed downward so that people using the facility could see; it would not be directed off the site.. They also stated that only the two-story building would be sprinklered in compliance with the .building code, and it was not required in the other buildings.) II. INFORMAL PUBLIC HEARING - AMENDMENT TO THE COMPREHENSIVE LAND USE PLAN APPLICANT: Parker & Associates LOCATION: 1950, 2000, 2010 AND 2020 Douglas Drive REQUEST: Amendment of the Comprehensive Land Use Plan Map to Change the Land Use Designation from Medium Density Residential and Semi-Public to Commercial Zoning District Designation III. INFORMAL PUBLIC HEARING - REZONING APPLICANT: Parker & Associates LOCATION: 1950, 2000, 2010 and 2020 Douglas Drive REQUEST: Rezoning from Single Family Residential and Institutional Zoning Districts to the Commercial Zoning District IV. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT APPLICANT: Parker & Associates LOCATION: 1950, 2000, 2010 and 2020 Douglas Drive REQUEST: Approval of a Conditional Use Permit to Allow Gasoline Dispensing in a Commercial Zoning District Minutes of the Golden Valley Planning Commission November 28, 1988 Page 2 Vice Chair McAleese introduced these three items and asked fora review of the staff's report to the Planning Commission. Director Grimes reviewed the proposal by Parker & Associates fora 21,000 square foot convenience center which would require changing the land use designation on the Comprehensive Land Use Plan Map, rezoning the property from residential and institutional to commercial, and obtaining a conditional use permit to allow for gas dispensing in connection with a convenience food store proposed at the center. He also indicated that a conditional use permit would be required for the day care portion of the center, but at this time there was not enough information available on the day care center to apply for the permit. He noted other uses proposed for the center would be a day care facility and other retail type businesses such as barber/beauty shop, dry cleaner, etc. Director Grimes also reviewed the past history of this property. Several developers had wanted to construct housing or offices but none of the projects could be worked out financially because of the size and value of the existing property and buildings. Commissioner McCracken-Hunt asked what control there would be over parking because of the different uses such as day care, convenience store, etc. Director Grimes said the parking would be based on retail commercial use. Commissioner Lewis questioned the fact that this would not create any additional traffic and had concerns about the stacking of cars. She also was concerned regarding the location of the pumps in relationship to the day care operation that was planned.- Director Grimes said this would be a neighborhood type center and would draw customers who already drive by this area on Duluth Street and Douglas Avenue. He noted. that the distance between the gas pumps and day care operation was sufficient and would also have to meet State regulations. Mr. Tom Loucks, Tom Loucks & Associates, Inc., is a land planner and was present to represent the proponent. He also introduced Mr. Gary Gandrud, corporate counsel for Parker & Associates. Mr. Loucks described the design and construction of the building and they felt it would fit in with the residential character of the neighborhood, providing a good transition from residential to the higher uses on adjacent properties. He said they would provide sufficient landscaping on the eastern boundary including a six foot fence to provide the best screening possible to the residential neighbors. He also noted that this type of center would draw traffic from cars already travelling on Duluth and Douglas. Questions from the Commissioners concerned access from the east to the center, the .type of lighting that would be used and hours of operation. The proponents stated there would be no access on the east side of the building, the lighting would be directed downward, not off the property, and that some of the lighting would have to be kept on during night hours for security purposes. Mr. Loucks indicated that hours of operation of the convenience store/gas pumps would depend on the owner/operator of the store. ' ,d Minutes of the Golden Valley .Planning Commission November 28, 1988 Page 3 Commissioner Lewis asked if the proponents had signed purchase agreements with the current property owners and if so, would finalization of the purchase depend on their ability to obtain rezoning and a conditional use permit. Mr. Loucks said yes to both questions. Commissioner Leppik was concerned with the close proximity of the gas pumps to the residences to the east. She felt there would be negative impacts from fumes and noise. Mr. Loucks indicated that if the gas pumps were moved to the west side, there would be a problem with traffic circulation. Commissioner McAleese asked what would happen to the space designated for the day care center if it were not put in. Mr. Loucks noted it would probably revert to retail space. Mr. Gandrud stated that a day care center would go in at this location and was willing to make it a condition of approval if necessary. Vice Chair McAleese opened the Informal Public Hearing. Ms. Elinor Snodgrass, 1945 Brunswick Avenue North, stated she was the owner of the property being purchased at 2020 Douglas. She said she had been told there would be only 3 gas pumps on the property, and that 5 pumps was too many. 1 Mr. Joe Mastrian, 2101 Brunswick Avenue North, expressed his concerns regarding traffic, hours of operation and snow removal. He also stated there were several other convenience stores already in the neighborhood and that they had problems with teenagers hanging around. Mr. Mastrian felt this parcel would be better suited to the Business and Professional. Offices Zoning District. Mr. Bob Parzyck, 2005 Brunswick, stated he had heard the Mobil station across the street was going to be converted to a Super America store and station. He also asked if there would be any restaurants in the center and also had concerns about who would maintain the buffering along the east of the property, access to the property, and older houses being eliminated from the market for young, first time home buyers. Ms. Helen Brown, 2000 Douglas Drive, felt there already was a lot of traffic and noise along this intersection and that this convenience center would not make it any worse. She did not feel the young people caused any serious problems. Mr. Robert Fields was present to represent Croix Oil Company of Stillwater, the owner/operator of the Mobil station across the street at 1910 Douglas Drive. He indicated they would be bringing in a proposal for a Super America convenience store at this location and felt there would be too many gas pumps at this location. Mr. Paul Snodgrass, 2010 Douglas Drive (one of the homes being purchased by the proponent), said the homes along Douglas being purchased are older homes and the upkeep is tremendous and that this is a good opportunity for the owners to sell them. He feels the developers are conscientious and will provide an improvement to the property. Minutes of the Golden Valley Planning Commission November 28, 1988 Page 4 The Informal Public Hearing was closed. Commissioner McAleese asked the proponent their plans for snow removal. Mr. Loucks said they would remove it the same as any other business would. Director Grimes noted that there were large setbacks which would provide for snow storage. Commissioner Leppik asked if there could be any control over the hours of business as she was concerned that it would be a 24 hour convenience store with lights on and noise all night. Director Grimes said the only things that could be restricted would be the gas pumps .through the conditional use permit. Moved by Commissioner Leppik, seconded by Commissioner McCracken-Hunt to recom- mend City Council approval of the request for an amendment to the Comprehensive Land Use Plan Map to change the use designation of the property at 1950, 2000, 2010 and 2020 Douglas Drive from Medium Density Residential and Semi-Public to the Commercial Zoning District Designation. Commissioner Leppik stated she felt the change in the land use designation was appropriate in this case. Commissioner McAleese said he felt the current designation was not a good designation but was uncomfortable changing it to Commercial. Upon vote taken, the vote was unanimous to recommend City Council approval of the land use designation change. Moved by Commissioner Lewis, seconded by Commissioner McCracken-Hunt to recom- mend City Council approval of the rezoning of the property at 1950, 2000, 2010 and 2020 Douglas Drive from Residential and Institutional to the. Commercial Zoning District. Commissioner McAleese stated he was against the rezoning, that he feels the commercial use of this property was not appropriate. He stated he did not think there was a need for a convenience center at this site and was also concerned with the traffic. Upon vote taken, the vote was 3 to 1 to recommend City Council approval of the rezoning for the above described property. Commissioner Leppik indicated she was not happy having gasoline pumps this close to a residential property and that she was also concerned with the number of cars, lighting, noise and fumes. She was against this conditional use permit request as she did not feel it was the proper use for this site. Commissioner McCracken-Hunt said her concerns were not for the fumes but the additional lights and noises it would create. Commissioner Leppik asked the proponent if there would be a problem in limiting the length of the pump island to 60 feet rather than 80 feet. ;.;. d.; Minutes of the Golden Valley Planning Commission November 28, 1988 Page 5 Mr. Loucks stated. that a 60 foot pump island would be acceptable. Moved by Commissioner Lewis, seconded by Commissioner McCracken-Hunt to recom- mend City Council approval o f a condit ional use permit to allow the dispensing of gasoline at a convenience store on the property located at 1950, 2000, 2010 anal 2020 Douglas Drive in a Commercial Zoning District subject to the following conditions: 1. The pumps shall be located as shown on the plan prepared for Parker & Associates by Tom Loucks & Associates, Inc. dated August 30, 1988 and on file with the City of Golden Valley. 2. There shall be a pump island not longer than 60 feet (20 feet being removed from the residential side). 3. At least a six foot high fence shall be constructed along the east property line as shown on the plan referred to above.. 4. The pump plans shall be reviewed and approved by the City's Fire Marshal. 5. Failure to comply with one or more of the above conditions of approval shall be grounds for revocation of the Conditional Use Permit. Commissioner McAleese stated he would vote against the conditional use permit request as he feels it will generate more traffic and is not the best use for the property. Commissioner Leppik stated she disagreed with staff that the property values would not be affected by this use. She feels the gas dispensing would have a negative impact on the neighborhood. Upon vote taken, the motion failed on a vote of 2 to 2 to recommend City Council approval of the conditional use request. V. INFORMAL PUBLIC HEARING - I-394 OVERLAY ZONING DISTRICT ORDINANCE This item was introduced by Vice Chair McAleese and reviewed by Director Grimes. Commissioner McCracken-Hunt asked the Director how the public had been notified of this meeting. Director Grimes said the New Hope-Golden Valley Post had run an article regarding the informal hearing. The Informal Public Hearing was opened. Mr. David Olson was present to represent the TwinWest Area Chamber of Commerce. Mr. Olson said they were in general agreement, that it was necessary to have this ordinance and supported it. He noted that they had a number of suggestions for revision which had been written out in a letter dated November 14, 1988 to Mr. Bill Joynes, City Manager, (on file with the City of Golden Valley) which he briefly reviewed. Minutes of the Golden Valley Planning Commission November 28, 1988 Page 6 Mr. Glenn Brown, 611 Sumter Avenue South, stated he was a homeowner in this area and had concerns with traffic. The Informal Public Hearing was closed. Commissioner McAleese stated he had a number of concerns and questions which he would like dealt with by the City Attorney. He said he would write out his comments and submit them to the Planning Department to forward to the City Attorney. Commissioner McAleese stated he would like a copy of the letter from the TwinWest Area Chamber of Commerce. Commissioner Leppik asked if property owners could be notified when D level was attained so there would be some warning system before the E level was reached. Moved by Commissioner Leppik, seconded by Commissioner McCracken-Hunt, and motion carried to continue the discussion on the I-394 Overlay Zoning District Ordinance until the Planning Commission meeting on December 12, 1988. VI. REPORT ON NOVEMBER 15, 1988 CITY COUNCIL MEETING A report on the November 15, 1988 City Council meeting was given. VII. LEVEL IV BOARD AND LODGING FACILITIES Director Grimes stated the Planning Commission would have to look at the Zoning Code with regard to allowing Level IV Board and. Lodging facilities in Golden Valley. This item will be discussed along with the City Council and Human Rights Commission at the December 12, 1988 Planning Commission meeting. The meeting was adjourned at 10:03 P.M. 1