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03-23-92 PC Minutes~~° MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION March 23, 1992 A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chamber, 7800 Golden Valley Rd., Golden Valley, Minnesota. The meeting was called to order by Chair McAleese at 7:03p.m. Those present were: Johnson, Kapsner, Lewis, McAleese and Prazak; Groger absent. Also present were Mark Grimes, Director of Planning and Development; Beth Knoblauch, City Planner; and Mary Dold, Secretary. I. Approval of Minutes - March 9, 1992 MOVED by Kapsner, seconded by Johnson and motion carried unanimously to approve the March 9, 1992 minutes as submitted. II. Informal Public Hearing - Subdivision Applicant: 2.2 Inc. (John Sirny) Address: Ridgeway Road and Western Avenue, Golden Valley, Minnesota Request: To divide a parcel of land at Ridgeway Road and Western Avenue into eight single-family residential lots. Chair McAleese .asked staff for a brief report. Beth Knoblauch, City Planner, reviewed her report with the Planning Commission. .She discussed Mr. Sirny's variance request for a smaller cul-de-sac (50 ft. radius/100 ft. diameter right- of-way vs. the regulation 60 ft. radius/120 ft. diameter right-of-way). The smaller cul-de-sac would require a variance from the subdivision code. The sub- division has adequate land to allow the regulation size cul-de-sac. Staff has not found a hardship for a variance. It is an attractive subdivision plan that will be a benefit to the City. The Fire Chief and the Director of Public Works are concerned about snow storage and fire truck maneuverability with a small cul-de-sac. Mr. Sirny did not submit a written request for a variance at the time the preliminary plat was submitted. (The Board of Zoning Appeals is not involved with subdivision variances.) The City Council may grant a variance if it finds that the three conditions outlined in the subdivision code are met. John Sirny, representative for 2.2 Inc. talked about his project. He is planning extensive landscaping throughout the subdivision with blue spruce, red pine and river birch. Mr. Sirny reviewed a drawing with the Commission showing the required cul-de-sac area and the cul-de-sac area he is requesting. He feels the required cul-de-sac area is a hardship. He contacted a number of communities to look at what is being done concerning cul-de-sac area and he saw a wide range of cul-de-sac right-of-ways. He does not feel that a fire truck backing out on a short stub like he has planned would be detrimental to the lives, safety and public welfare of the community. Also, he has talked with residents who live on an 80-foot cul-de-sac and they have had no problems (ie. Nevada and Oregon Avenues to the south). He feels the radius of the cul-de-sac is not the issue for snow storage but the distance between driveways becomes the critical issue for snow capacity. t. ~ =¢ Minutes of the Golden Valley Planning Commission March 23, 1992 Page Two Mr. Sirny commented that he had not submitted a written statement for a variance because he wanted to share the information verbally at the Planning Commission meeting. Mr. Sirny said he would accept the Chair's summary of the variance request. Chair McAleese requested that a written request be available when this agenda item goes to the City Council on April 14th. Commissioner Prazak asked Mr. Sirny about the amount of off-street parking to the residents on the cul-de-sac. Mr. Sirny commented that cars could be stacked in the driveway. Mark Grimes commented that parking is allowed on cul-de-sacs during daylight hours. Chair McAleese opened the informal public hearing. Susan C. Hageman, 7405 Ridgeway Road, lives to the north of the proposed develop- ment and would like to see the cul-de-sac made smaller so the proposed new homes would be farther away from the rear setback line and existing homes. The prop- erty in question has been undeveloped and the farther the homes are away from hers, the better. Chair McAleese closed the informal public hearing. Commissioner Lewis asked about the public safety issue. Mark Grimes commented that staff has met several times with the Fire Chief and Director of Public Works and talked about the code which specifically states the required cul-de-sac size. The City Council can issue a variance if they feel there is a hardship and place restrictions on such things as the location of mail boxes, hydrants and drive- ways. Chair McAleese asked the Commission to discuss the issue of the subdivision itself. Chair McAleese feels the subdivision meets all the requirements and looks very nice. Commissioner Kapsner sees no problem with Mr. Sirny naming the street whatever he would like. Chair McAleese then brought back the issue of the variance. He can see why the applicant would want a smaller cul-de-sac but does not feel there is any flexi- bility in the zoning code -- no unusual hardship and the applicant is not deprived of a reasonable use of the land. He would vote against the variance but for the subdivision. Commissioner Kapsner agreed with Chair McAleese -- doesn't feel there is a detri- ment to the applicant with the larger cul-de-sac. Feels the ordinance that was redone in '88 is good and does not feel the Commission should relook at the ordi- nance to permit small cul-de-sacs. Commissioner Lewis doesn't feel that a hardship is present and the Commission should abide with the requirements of the code in regard to the cul-de-sac. Commissioner Johnson supports the subdivision request but not the variance. Commissioner Prazak asked staff how the Commission should communicate to the Council, if we choose to do so, that we are comfortable with a 90' diameter paved cul-de-sac. Beth Knoblauch commented that the Commission could state that they +~: `~'~ ~. Minutes of the Golden Valley Planning Commission March 23, 1992 Page Three approved the subdivision and approve a variance for a 90 ft. diameter, paved area cul-de-sac. (The subdivision code requires a paved area of 100 ft. in diameter with a 120 ft. diameter of right-of-way.) However, a hardship must be indicated. Commissioner Johnson asked if a variance could be granted if conditions are not met. Mark Grimes commented that if the cul-de-sac footage is in question then change the ordinance. Commissioner Lewis asked how long it would take to redo the ordinance. Mr. Grimes said about 2 to 2 1/2 months and a rehearing on this particular sub- division for Mr. Sirny. Chair McAleese commented that tonight the Commission is duty-bound to vote on the subdivision itself (no controversy regarding this item, especially if the cul-de- sac meets code). The Commission is duty-bound to vote on what the applicant has submitted and the variance he has requested. If the Commission goes beyond this it would be more in the form of direction or advice to the Council. Some Commissioners felt that the smaller diameter might be reasonable considering the short, overall length of the cul-de-sac and the requirements that could be placed on curb cuts to help minimize the problem of snow storage. MOVED by Lewis, seconded by Kapsner and motion carried unanimously to recommend to the City Council approval of the subdivision which would divide a parcel of land at Ridgeway Road and Western Avenue into eight single-family residential lots with the cul-de-sac meeting code requirements. MOVED by Johnson, seconded by Lewis and motion carried unanimously to recommend to the City Council denial of the variance as requested by the applicant for an 80' paved area and the 100' right-of-way as i t does not meet any of the three conditions for a variance. Chair McAleese commented that he concurs with what Commissioner Prazak said about living with the 90' paved area. He said that if there were a hardship, he would vote for the variance as long as other requirements of the zoning and subdivision code were met. III. Re orts on Meetings of the Housing and Redevelopment Authority, City ounce an Boar o oning Appea s Mark Grimes reported on the HRA meeting of March 17 regarding the Ewald Dairy Site and having Habitat for Humanity designated conditionally as the developer of the site. IV. Other Business V. Adjournment Chair McAleese adjourned the meeting at 8:25p.m. n Lewis, cr tary