Loading...
05-10-93 PC Minutes~~ MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION May 10, 1993 A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chamber, 7800 Golden Valley Road, Golden Valley, Minnesota. The meeting was called to order by Chair McAleese at 7:05 PM. Those present were Commissioners Groger, Kapsner, Lewis, McAleese, Pentel and Prazak; absent was Johnson. Also present were Mark Grimes, Director :of Planning and Development; Beth Knoblauch, City Planner; and Mary Dold, Secretary. I. Approval of Minutes - April 12, 1993 MOVED by Lewis, seconded by Pentel and motion carried unanimously to approve the April 12, 1993 minutes :as submitted. II. Info-rural Public Hearing - Preliminary Plat Applicant: Golden Valley Housing and Redevelopment Authority (HRA) Address: Valley Square Redevelopment Area C (Bounded by Winnetka Avenue, Golden Valley Road, Rhode Island Avenue and Olson Memorial Highway Request: Subdivide the block into two lots III. Informal Public Hearin g - Planned Unit Development Applicant: Craig C. Avery Company (CCAC) Address: Approximately three acres at the northeast corner of Area C (Golden Valley Road and Rhode Island Avenue) Request: Construct a 72-80 unit assisted-senior living facility Mark Grimes, Director of Planning and Development, told the Commission that the two public hearings go hand-in-hand and he would be reporting on the Preliminary Plat and Planned Unit Development (PUD) as one but the Commission should vote separately on each request. He briefly related to the Commission that the HRA now owns all of Area C and continues to lease properties on a short term basis. Mr. Grimes commented that the preliminary plat would create two lots (one for the an assisted senior living facility and the remainder of the block for retail .uses). Mr. Grimes talked about the designation of Craig C. Avery Company as developer for the approximate three acres at the northeast corner of the block for an assisted senior living facility for which he will need to obtain a P.U.D. Permit. He talked about five significant points regarding the preliminary plat which are outlined in his memo to the Planning Commission dated April 30th. Chair McAleese asked if the overhead utilities along Country Club Drive and Rhode Island would be buried. Mr. Grimes stated that the utilities would be buried or relocated along Golden Valley Road but this would have to be negotiated with the Utility Company. 1~ Minutes of the Golden Valley Planning Commission May 10, 1993 Page Two Commissioner Prazak was concerned if the City was cutting off other development opportunities by making this area only two lots.. Mr. Grimes commented that the larger portion of Area C is approximately 8 acres which is adequate for development. Mr. Grimes continued his review for the P.U.D. and commented that this application would be for a 72-80 unit assisted .senior living facility which would be developed by the Craig C. Avery Company and they would be working with the proposed partner, Walker Methodist, who would own and maintain the site. There would be 28 parking spaces available which the developer feels is sufficient. Walker has a similar facility at 7400 which as 1/2 .space or less per unit. Staff recommends approval of the Preliminary Plat and the P.U.D. which is consistent with the redevelopment plan and the HRA' housing goals. Chair McAleese asked staff why CCAC .was seeking a PUD Permit. Mr. Grimes stated within a redevelopment district, a developer may choose to go through the P.U.D. process. This process allows some flexibility in the planning process which is a benefit to both the developer and the City. Commissioner Groger voiced his concern about the expected loading docks to the west of the assisted living facility when the area is redeveloped for commercial uses. He said 10 feet on the west side of the lot was not much of a buffer. Mr. Grimes said there is some concern about where loading docks would be located. Staff will be addressing this issue when the commercial area is developed. Commissioner Pentel was concerned with the orientation of the building setting north and south rather than east to west like the 7400 York Avenue building in Edina. Arvid Elness, architect on this project, reviewed several drawings of the building. Mr. Elness asked the Planning Commission that whoever would be the developer for the remainder of the block take into consideration the small setback on the west side of the building and require the area to be landscape appropriately. He said an enclosed drive-thru was not planned in this building because of the limiting factor of floor height with emergency vehicles. He said that because of the underground utilities in the County Club Drive right-of-way it may be difficult to erect a front covered drive-thru. The building may have to be shifted slighting to allow for such a covered entry. Commissioner Pentel asked Mr. Elness about the area size of the porches along the dining area in the rear of the building and if these could be made larger. Mr. Elness said he would review the area size at the Edina facility and survey how much this space is used. Craig C. Avery, designated developer, briefly commented on what assisted living housing is and how it would fit into the Valley Square area. Chair Prazak opened the informal public hearing. Mr. John Paulson, owner of the Valley Square Office Building, questioned the widening of Rhode Island Avenue and Golden Valley Road. Once he was informed that no right- of-way would be taken from the east side of Rhode Island Avenue Mr. Paulson felt comfortable with the proposed use of this area. Ms. Bev Kottas, H&I Enterprises and owner of the gas station at the corner of Golden Valley Road and Winnetka Avenue asked the Commission to keep in mind the need for a gas/service station for this area and is in favor of the development. ~: Minutes of the Golden Valley Planning Commission: May 10, 1993 Page Three Chair McAleese closed the informal public hearing. Chair McAleese asked what the cost is to the City for this development. Mr. Grimes commented that the HRA has been buying property within this development and along Winnetka Avenue for the redevelopment process. CCAC is proposing to buy the lot from the HRA for about $300,000 ($4,000 per unit constructed). Commissioner Prazak asked if the CCAC property would generate taxes. Mr. Grimes stated that taxes will be paid on this property. Commissioner Pentel questioned the adequacy of parking. Mr. Grimes commented that a condition would be added to the PUD Permit stating that if the Director of Zoning and Inspections says there is inadequate parking, the green space to rear of the building could be converted to parking spaces. CCAC said they would review the parking at the 7400 York Avenue facility in Edina, and if they have errored in the amount of parking needed, they will add more parking spaces to the site. MOVED by Pentel, seconded by Kapsner and motion carried unanimously to recommend to the City Council _approval for the Preliminary Plat of: Valley Square 5th Addition which would create two lots, of which the northeast corner lot would be acquired by CCAC to be used for an assisted senior lining facility. MOVED by Prazak, seconded by Groger and motion carried unanimously to recommend to the City Council approval for the Planned Unit Development Permit with the added con- dition that ,if the Director of Zoning and Inspections: feels more parking is required that CCAC provide parking at the rear of th:e building and a report supplied reviewing the southerly orientation of the porches. IV. Acknowledgement of the Oasis Mental Health Program Annual Report Chair McAleese acknowledged the Annual Report submitted by the Oasis Mental Health organization. V. Re orts on meetin s of the Housin and Redevelopment Authority, City Council and Board of Zoning ppea s Mark Grimes and Warren Kapsner reported on the meetings they attended. VI. Other Business Beth Knoblauch, City Planner, told the Commission that the final two houses of Habitat for Humanity would be built in 1992. The sponsors of these two houses are General Mills and Pillsbury. VII. Adjournment Chair McAleese adjourned the meeting at 8:40 PM. c`"'._ J n ewes, ecretary 1