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06-26-89 PC Minutes~~ ~. MINUTES OF THE OLDEN VALLEY PLANNING OQVMISSION June 26, 1989 A regular meeting of the Planning Commission was held in the meeting room of the Golden Valley Fire Station #3, 3700 Golden Valley Road, Golden Valley, Minnesota. 'The meeting was called to order by Chair Prazak at 7:00 p.m. Those present were Commissioners Kapsner, Leppik, Lewis, McAleese, Prazak, McCracken-Hunt, and Russell. Also present were Mark Grimes, Director of Planning and Development, and Beth Knoblauch, City Planner. I. APPROVAL OF MINUTES - June 12, 1989 It was moved by Commissioner Kapsner, seconded by Commissioner McAleese and carried unanimously to approve the minutes of the regular June 12, 1989, Planning Commission Meeting. II. INFORMAL PUBLIC HEARING - MINOR SUBDIVISION APPLICANT: Robert & Peter Knaeble LOCATION: 6945 Glenwood Avenue REQUEST: Approval of a Minor Subdivision to Create an Additional Single Family Residential Lot Behind the Existing Lot. Chair Prazak introduced this agenda item and asked City Planner Knoblauch for an update and"overview of this request, City Planner Knoblauch showed a map of the property and th'e surrounding area. She stated that tike property to the south had minor subdivisions a couple of'years ago. This request is for a back lot split and both of tike lots will be larger than the 10,000 sq, ft, required lot size. The; lot also meets all of the city's zoning requirements. There was an issue regarding the proposed and existing driveway serving-the pro- perty in back of the lot. The applicant had the lot surveyed as to where the existing driveway was and where the lampposts we're located on the property. The applicant is willing to give a 3 ft, easement that will allow the 1 ft. overlap in the driveway and the lights to fall within the eastment. The proposed corridor would be 23 feet and this would still meet .the setback requirements. City Planner Knoblauch stated that there were other smaller lots in the area and that it was not felt it would affect traffic. It was, therefore, the staff's recommendation to approve this request. Commissioner Leppik asked the standard width of a single car driveway. City Planner Knoblauch stated that the standard is 14 feet, however, they have allowed driveways as small as 9 feet. 1 '~ ,~ Minutes of the Golden Valley Planning Commission June 26, 1989 Page 2 1 Conmissioner McCracken-Hunt asked if anyone in the Engineering Dept, was con- cerned about another driveway meeting Glenwood and Harold. It was stated that there were no concerns. Commissioner McAleese asked if there were any front setback requirements for Lot #2. City Planner Knobluach stated that the ordinance is not specific about-back lots but says that the front is the portion nearest the street. Mr. Becker in the Zoning and Inspection Department will have the final authority over applying 'the ordinance when a building permit is applied for. Further discussion was held on positioning of the house on the lot. Chair Prazak asked to hear from the proponent. Co-Proponent Peter Knaeble showed a sketch of the existing home and the surrounding area. He stated that they meet the City zoning requirements. He also emphasized that they exceeded the minimum lot size requirements. The front- lot will be 13,600 sq, ft and the back lot is over 16,000 sq, ft. The proponent has talked with the three adjacent neighbors and the only one that had a problem with the subdivision was the neighbor to the south. This neighbor is concerned about the overlap in the existing driveway. Proponent stated that they had the existing driveway surveyed and it was found to overlap their property by 1 foot. They are proposing a flat easement whereby the neighbor could use and maintain existing driveway and lamps (two of which are on their property). They are proposing to subdivide-the property and pro- bably will sell it to a builder for the purpose of building another house. He stated that typically driveways are 12 feet wide and that if the driveway were to be centered, it would allow for 5 feet on either side. He stated that the relationship of the proposed home and the existing homes would be a 97 foot distance between them. This is substantially more than bet- ween existing homes. Commissioner Leppik asked if there has been any discussion of sharing a driveway. Proponent stated that there have been preliminary discussions with the neigh- bor about sharing the driveway; but they are not considering this as part of the project. Chair Prazak opened the informal public hearing. Henry Lazniarz, 6935 Glenwood Avenue, presented to the Commission written com- ments from his neighbors regarding this minor subdivision. He stated that the neighbors were opposed to this subdivision. He also presented the Commission with a written copy of his statement. Minutes of the Golden Valley Planning Commission June 26, 1989 Page 3 Mr. Lazniarz requested that this application be denied. He felt it violated the City Code because it was a corner lot and as such should be platted 20 ft, wider than the required minimum lot width as required by the City Code. He also requested that no variances be granted. Mr. Lazniarz stated that there are many mature trees on this site that would have to be cut down, also City Fire and Police services could no longer be easily dispensed to a problem in someone's back yard, and it would create a crowded and unusual appearance. He stated that each of the 20 neighbors that he talked to opposed this sub- division including the neighbor to the east of the property. The neighbors felt it would lower their property value and take a pleasant place and make it into an unpleasant one. City Planner Knoblauch stated that the subdivision ordinance does not apply to minor subdivisions. Wider corner lots are in the subdivision ordinance. She went on to discuss the minor subdivision ordinance. She stated that the subdiv- sion ordinace outside of this section is not applicable to this property. It is a minor subdivision. Mr. Lazniarz stated that the minor subdivision part of the City Code tries to make it easier on Golden Valley residents to begin the subdivision process. It does not state that the people do not have to meet the regulation. Further discussion was held on the Zoning Ordinance requirements. Greg Bauer, 6925 Glenwood, stated he was opposed to the addition for several reasons: 1) It will be crowded; 2) There are other undeveloped lots in Golden Valley; we don't have to subdivide; 3) Opposed to additional driveway; 4) Doesn't feel it serves the public interest. Rod Dolan, 150 Kentucky, stated that he felt the subdivision would lower pro- perty values. Chair Prazak asked Mr. Lazniarz how this proposed the subdivision on his own property in 1987. Mr. Lazniarz stated that in his case he had taken good. In this case it is taking a good situation Proponent Knaeble stated that they will lose only vice will not be adversely affected. He also did go down. subdivision was different from a bad situation and made it and making a bad one. a few trees and that fire ser- not feel property values would Chair Prazak closed the informal public hearing. Chair Prazak stated that there are other houses in the area the same size. Commissioners discussed further this minor subdivision. _~:1 Minutes of the Golden Valley Planning Commission June 26, 1989 Page 4 Commissioner Leppik would like them to look into sharing the driveway to save the trees. Commissioner McCracken-Hunt stated that there is over 6,000 sq, ft, of buildable area within the setbacks in lot #2. The house could be set on the lot a number of ways and still have better distance between other houses than some of the existing houses. She had no objection to this subdivision. Carrnissioner McAleese is in favor of the minor subdivision. He felt it would be unfair to deny this request after having allowed the Lazniarz subdivision to go through. He stated, however, that he has some concerns about the minor sub- division code. He also has a problem with the setbacks of the buildable area on this new lot. He felt that we should clarify the 15 ft, setback on the east side of the property as to whether it has to run from the easement or from the edge of the property. It was moved by Commissioner McAleese, seconded by Commissioner Leppik and motion carried unanimously to recommend to the City Council approval of a Minor Subdivision to create an additional single family residential lot behind the existing lot at 6945 Glenwood Avenue. III. INFORMAL PUBLIC HEARING - PRELIMINARY DESIGN PLAN FOR AMENDMENT #1 'DO PUD #34, OLDEN VALLEY LUTHERAN OOLLEGE APPLICANT: Minnesota School and Resource Center for the Arts LOCATION: 6125 Olson Memorial Highway REQUEST: Approval of the Preliminary Design Plan for an Amendment to PUD #34 to Allow Operation of the Minnesota School and Resource Center for the Arts Chair Prazak introduced this agenda item and asked Director Grimes to give a brief overview, Director Grimes reviewed some of the background on the Luthe-ran College Site. It appears that Norwest Banks (trustee of the GVLC) has a tem- porary user for the property. The Minnesota Center for Arts Education has signed a three year lease for the Minnesota School and Resource Center for the Arts to occupy the school for at least one year with an option to renew for the next two years, unless Norwest Bank finds another buyer. There will only be 135 11th grade students the first year and 270 11th and 12th grade students the second year. The high school students will be well super vised both during the day and night. 1 -~ Minutes of the Golden Valley Planning Commission June 26, 1989 Page 5 Students living on campus with cars must park their cars and use them only for transportation to their homes on weekends and holidays. Most community students will be bussed. There will be substantially less traffic on site than when it was a college. They will be taking the gymnasium and cutting it into two parts to make small theaters for on site productions.. However, only one of these theaters would be used at time, with seating for 250 people. There are 346 parking spaces on site which will be more than adequate for the proposed uses of the site. Director Grimes also covered .the improvements that the Arts School would be making to the property. The state will keep the site well maintained. The staff recommends approval of the amendment to the PUD. Chair Prazak asked to hear from the proponent, Jim Undercofler, Executive Director. Mr. Undercofler stated that the 3 year lease has a one year guarantee so that if the property were to sell they would at least operate there for the first year.. He stated that :they would occupy Delta Dormitory and the main building but not the other three buildings. As part of the lease, however, they would assume security for the entire property. 1 Proponent .covered .some the rennovations that were necessary to bring the school up to code for grades K-12. He stated that they have the ability to sublease with the approval of the trustees. They would not sublease to anyone that did not have an arts orien- tation. Proponent also went over the activities that would be taking place on the site. He stated that it was. a two year Arts High School which was limited to 135 11th graders and 135 12th graders. The first year there would only be 11th graders. He stated the agency owns property in downtown St. Paul and it is their intent to lease this property and then leave it and move to St. Paul. Commissioner Lewis asked if they had a long range plan to purchase this site if they don't get the money to build in St. Paul. Proponent stated that the Board favors the downtown location. Commissioner Leppik asked how they would divide the boys and girls in the dormitory. 1 r° v~ Minutes of the Golden Valley Planning Commission June 26, 1989 Page 6 1 Proponent stated that the boys would be on the first floor and the girls would be housed on the second floor for the first year and then the boys would be on one side and' the girls on the other side in the second year. He also stated that they would be well supervised. Teachers would be housed on the third floor of the dormitory. Director Grimes stated that he would like to put a limit on the number of stu- dents -they could house and not limit the number of buildings they could use. Is is beneficial to use more of the buildings so that they do not deteriorate. Further discussion was held on how the school will be financed. It was stated that the school would be financed strictly by the state. Commissioner Russell asked who would bear the cost of boarding the students. Proponent stated that the taxpayer would bear the cost, however, the students will have to work five hours a week for the school doing various jobs around: the site. Proponent gave some background on the Arts Program. He stated students would go through a state-wide screening process that would look at their creative thinking ability, school records, recommendations, and interest. There is a requirement to have good geographic presentation. Two-thirds of the students for the first year are from outside the metro area. If a student leaves during the school year, they will not be replaced. He stated that student selection is very impartial. Director Grimes asked if the school received credit for the improvements they are making to the buildings. Proponent stated that they were putting in about $400,000 worth of improvements and if their lease were terminated after the first year Norwest would have to give them the $400,000. It is reduced each year after that. Chair Prazak opened the informal public hearing. Bill Nord, 420 Edgewood, stated that he was very positive about the new school. He would like to see the maintenance of the school be of a quality nature. Also, he would like to see the cars parked up in the front lot and not in the back parking lot. Proponent stated that the back parking lot would not be used. Bill Nord, 420 Edgewood, asked if they have a specific option to buy this pro- perty at a given price. He felt that perhaps we should not be looking at this as a temporary thing for just two or three years. 1 Minutes of the Golden Valley Planning Commission June 26, 1989 Page 7 1 Proponent stated that they do have the option to buy for $4,250,000.00. John Paulson, 320 Edgewood, stated that he was concerned about the driveway going out from the lower level parking lot out onto Edgewood Avenue. It is not a public road and there is not open access to the school. The primary reason for the driveway was to provide for emergency access. He is not opposed, but would like to see the school properly maintained. Director Grimes stated that the driveway would be used only as an emergency access. Duke Hamilton, 6401 Westchester Circle, stated he has concerns regarding the control of the students coming and going. He also had concerns regarding the maintenance of the property. Commissioner Leppik asked what was the maximum number of students the school anticipated. Proponent stated that the legislature set the number of students that could be enrolled. The school would like to add a 10th grade probably in 1993. Eventually the school is looking at around 450 students. Deloris Anderson, 6454 Westchester Circle, asked how many students would be boarding. She also stated that she felt it was a great idea for this site.. Proponent stated that 95 students would be boarding with three supervisors. The informal public hearing was closed. It was moved by Commissioner Kapsner to recommend to the City Council approval of the Preliminary Design Plan for an Amendment to Pt1D #34 to allow operation of the Minnesota School and Resource Center for the Arts at 6125 Olson Memorial Highway . Director Grimes asked that something be put in the P1JD in order for the school to sublease the property to other arts related groups. The motion was amended to read, "Recommend to the City Council approval of the Preliminary Design Plan for an Amendment to PUD #34 to allow operation of the Minnesota School and Resource Center for the Arts at 6125 Olson Memorial Highway. The School shall be able to sublease the property to Arts Related Organizations that are consistent with the purpose of the school. The motion was seconded by Commissioner Russell and carried unanimously. 1 Minutes of the Golden Valley Planning Commission June 26, 1989 Page 8 Commissioner McAleese wanted some wording in the amended PUD to protect the neighbors from the school using the Edgewood parking lot. He wanted some wording that the school would only use this parking lot for overflow parking. Director Grimes stated that he did not want'to throw out the College Permit and stipulate that it could only be used for a High School of the Arts. He wanted to keep it so that it could be used for both a college and a High School of the Arts so it has some flexibility for another college institution. He stated that another college could operate it within the same scope as the Lutheran Bible College. I V . APPOINT MEMBER `Ili HOUSING TASK FORCE PROJDCT Chair Prazak read a memo from Mayor Anderson requesting a member be appointed to the Housing Task Force Project. Commissioner McAleese will be the main designee and Commissioner Kapsner will be an alternate. V. REVIEW OF PROPOSED REVISED MINOR SUBDIVISION REGULATIONS The Commissioners reviewed"the staff report on minor subdivisions prepared by City Planner Knoblauch. Further discussion will be held at the next Planning Commission meeting. The meeting was adjourned at' 10:00 p.m. 1