04-09-90 PC Minutes~,
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MINUTES OF THE GOLDEN VALLEY
PLANNING COMMISSION
April 9, 1990
A regular meeting of the Planning Commission was held at the Golden Valley Fire
Station No. 2, 400 Turner's Crossroad So., Golden Valley, Minnesota. The
meeting was called to order by Secretary, Commissioner McCracken-Hunt at
7:05P.M.
Those present were Commissioners Leppik, McAleese, Kapsner, McCracken-Hunt,
Lewis and Russell. Absent was Prazak. Also present were Mark Grimes, Director
of Planning and Development, Beth Knoblauch, City Planner and Mary Dold,
Secretary.
I. Approval of Minutes - March 26, 1990
Commissioner Leppik requested on page two, line two, the word "will" be changed
to "would".
It was moved by Commissioner Kapsner, seconded by Leppik and carried unanimously
to approve the minutes of the regular March 26, 1990 Planning Commission
Meeting.
II. Informal Public Hearing - Pace Laboratories
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Applicant: Pace Laboratories
Address: 1710 Douglas Drive No.
Request: 1. Amendment to the City's Comprehensive Land Use Plan
2. Rezoning of the property at 6155 St. Croix Avenue
3. Consolidation of the property at 6155 St. Croix Avenue
with the existing Pace Laboratories
Secretary McCracken-Hunt introduced this item and asked staff for an overview of
this item.
Mark Grimes, Director of Planning and Development gave a brief summary of this
request. He began by stating the applicant's three separate requests: 1)
Amendment to the City's Comprehensive Land Use Plan changing the designation of
the property at 6155 St. Croix Avenue (existing small apartment building) from
high density residential uses to office uses. 2) A rezoning of the property at
6155 St. Croix Avenue, from M1 Multiple Dwelling to Business and Professional
Offices. 3) A consoli-dation of the property at 6155 St. Croix Avenue with the
existing Pace Laboratories site to form a single parcel of land.
The intent of Pace Laboratories is to remove the small apartment building and
use that area for additional parking and landscaping. The company then expects
to build a two-story office addition at the south end of the existing Pace
facility.
Minutes of the Golden Valley Planning Commission
April 9, 1990
Page Two
Mr. Grimes told the Planning Commission that there are a couple of issues to be
considered: First, would the use of the property for office uses be incon-
sistent and detrimental to the area. Second, The elimination of this apartment
building would reduce the amount of modest cost housing in the City; this
apartment building is one of the oldest in the City. Third, the new parking
area would be accessed from St. Croix Avenue or Douglas Drive. The majority of
the users of this parking area would use St. Croix Avenue and the neighbors in
the area may be concerned about parking problems and regarding the additional
traffic on St. Croix.
Mr. Steve Vanderboom, President of Pace, introduced the architect, John Pope.
Mr. Pope displayed the site plans for this project which showed the incor-
poration of the apartment site in Pace's campus lab and the two-story office
addition.
Secretary McCracken-Hunt opened the public hearing.
Hoon Ge; 1428 W. Constance Drive, stated his concern that as the business grows
there will be more toxic waste and fumes. Also has a concern if an employee
would dump something down the sewer and the effect it would have on the neigh-
borhood.
Mr. Vanderboom stated that Pace Laboratories is in compliance with the environ-
mental agencies. .They have never had a problem with an agency or an incident on
site regarding a chemical spill. He also stated that there is a potential for
any employee to dump something down a drain but the amounts that Pace receives
are so small that there would be no danger if this should occur.
Eugene Wiebesic, 6145 St. Croix Avenue, is concerned about the value of pro-
perty, that it has decreased and will it decrease more?
Mr. Grimes stated that he is unable to make a judgement regarding property
values.
Secretary McCracken-Hunt closed the public hearing.
Commissioners Lewis and McAleese stated their concern for low to moderate income
housing in Golden Valley and the removal of the apartment building.
MOVED by Russell, seconded by Leppik to recommend to the City Council approval
of the Amendment to the Comprehensive Land Use Plan. Four voted yes, one voted
no and one abstention.
MOVED by McCracken-Hunt, seconded by Kapsner to recommend to the City Council
approval of the rezoning of property at 6155 St. Croix Avenue. Four voted .yes,
one no and one abstention.
MOVED BY Kapsner, seconded by McAleese to recommend to the City Council approval
of the consolidation of property at 6155 St. Croix Avenue. Five voted yes and
one abstention.
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Minutes of the Golden Valley Planning Commission
April 9, 1990
Page Three
III. Informal Public Hearing _ Dr. Dennis Nelson/Vetmark, Inc.
DBA TT About Pets - Conditional Use Permit
Applicant: Dr. Dennis Nelson/Vetmark, Inc.
Address: 5667-5677 Duluth Street
Request: Consider a request for a Conditional Use Permit to operate
an outpatient veterinary clinic as part of a pet shop and
pet care center at the Springgate Shopping Center.
Secretary McCracken-Hunt introduced this item and asked staff for a brief sum-
mary of the request.
Beth Knoblauch, City Planner, presented this item and reviewed her findings.
Dr. Dennis Nelson, a Doctor of Veterinary Medicine and president of Vetmark,
Inc. would like to open a combined pet facility at the Springgate Shopping
Center. The facility will include a pet and pet supply shop, a pet grooming
operation and an outpatient veterinary clinic. The zoning code lists veterinary
clinics and pet grooming facilities as conditional uses in the Commercial Zoning
District.
Commissioner Russell was concerned with the parking facility being overused and
Mr. Grimes stated that there was adequate parking.
Dr. Dennis Nelson, applicant gave a brief narrative of the franchise. There are
a half-dozen facilities of this kind in the United States. There have been no
problems with odor or noise and the franchise goes to great lengths to have the
odor and noise levels under control. Dr. Nelson stated that waste materials are
placed in plastic bags and deceased animals were frozen down and waste people
disposed of them.
Commissioner Lewis asked about surgery for pets and would these animals stay
overnight. Dr. Nelson stated that this has not been addressed. The majority of
emergencies will be handled by staff and after-hour emergencies will be handled
elsewhere. There may be an occasion for an animal to stay overnight.
Secretary McCracken-Hunt opened the public hearing. Seeing and hearing no one
she closed the public hearing.
The applicant also stated that all animals are restrained in cages. The walls
where the cages are will be made of such a material that they can be disinfected
easily.
Commissioner McAleese stated his concern that the tenants in the shopping center
be made aware that a pet facility of this kind has asked to rent space. The
applicant stated that he would let them know.
MOVED BY Leppik, seconded by Lewis and carried unanimously
to recommend to the
City Council approval of a Conditional Use Permit to operate a Veterinary Clinic
and Grooming Center at the Springgate Shopping Center.
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Minutes of the Golden Valley Planning Commission
April 9, 1990
Page Four
IV. Informal Public Hearing -Jim Lupient Oldsmobile - Conditional Use
Permit
Applicant: Jim Lupient
Address: 825 Louisiana Avenue
Request: Consider a request for a Conditional Use Permit to operate
an Isuzu dealership for up to two years while the accessi-
bility of the existing Isuzu dealership is impaired by
adjacent highway construction.
Secretary McCracken-Hunt introduced this item and asked staff for a brief sum-
mary. Beth Knoblauch, City Planner, presented this item and reviewed her
findings. Mr. Lupient of Lupient Oldsmobile Cb. is requesting permission to
move his existing Isuzu dealership from 7000 Wayzata Boulevard to the former Mr.
Steak site on Louisiana Avenue because of interference from MnDot construction
efforts on the Louisiana Avenue overpass of I-394. Because of the temporary
nature of the proposal, and the business hardship imposed by the I-394 construc-
tion. The Applicant has requested that site requirements not be as comprehen-
sive as for a permanent use.
Ms. Knoblauch also gave a brief summary of her findings. She stated that staff
prefers to consider this request for its potential long term impacts rather than
limiting it to the requested two years because there is no way to know right now
whether the applicant might want to come in for an extension once the two years
are up. Such an extension would be permissible under City Code.
Doug Sailor, 7100 Wayzata Blvd. was the representative for Mr. Lupient. He gave
a brief statement of why they would like to move.
Secretary McCracken-Hunt opened the public hearing. Seeing and hearing no one
closed closed the public hearing.
MOVED by Kapsner, seconded by Russell and carried unanimously to recommend to
the City Council approval of a Conditional Use Permit to operate an automobile
dealership at 825 Louisiana Avenue South, without a two-year termintion date.
V. Re orts on Meetin s of the Housin and Redevelo ment Authorit Cit
Counci an Board o oni,ng __ppea s
CommFSS-ion Kapsner repori;ed on the City Council meeting at which the subdivision
was discussed.
No other reports Were given.
VI. Other Qusiness
fro new business.
VII. Adjournment
The meeting was adjourned by the secretary at 9:30P.M.
Linda McCracken-Hunt, Secretary