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05-27-97 PC Minutes 1 Regular Meeting of the Golden Valley Planning Commission May 27, 1997 A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Tuesday, May 27, 1997. The meeting was called to order by Chair Pentel at 6pm. Those present were Chair Pentel and Commissioners Groger, Kapsner, McAleese and Prazak; absent was Johnson. Also present were Mark Grimes, Director of Planning and Development, Beth Knoblauch, City Planner and Mary Dold, Recording Secretary. Approval of Minutes - Mav 12, 1997 1 MOVED by Kapsner, seconded by Groger and motion carried unanimously to approve the May 12, 1997 minutes as submitted. II. Informal Public Hearing -- Amendment to the Comprehensive Land Use Plan Map Address: Portion of property located at 825 and 917 No. Lilac Drive Purpose: Change the Comprehensive Plan Map from Residential (Single-Family Low Density) to Industrial (Industrial, Terminal, Warehouse and Radio) III. Informal Public Hearing -- Rezoning Applicant: KQRS, Inc. Address: Portion of property located at 825 No. Lilac Drive Purpose: Rezone a portion of the property at 825 No. Lilac Drive from Open Development to the Radio and Television Zoning District IV. ,Informal Public Hearing --Minor Subdivision (Lot Consolidation) Applicant: KQRS, Inc. Address: Portion of property located at 825 and 917 No. Lilac Drive t- Minutes of the Golden Valley Planning Commission May 27, 1997 Page Two Purpose: Consolidate a portion of the property at 825 No. Lilac Drive with 917 No. Lilac Drive. The proposed piece of property will be used for parking. Chair Pentel asked Director Mark Grimes if it would be appropriate to review all three requests at one time and then make individual recommendations. Grimes said yes. Planning Director Mark Grimes explained to the Commission and audience the. procedure of reviewing the amendment first, the rezoning second and then the minor subdivision. Grimes showed the site plan and explained the requests by KQRS. He said that the Comprehensive Land Use Plan Map amendment is being requested in order to change the Plan Map from a Residential (single-family low density) use to an Industrial use (allows for radio uses in this category). Grimes told the Commission that in 1994, KQRS added another small piece of the Carson's property, to its property, for parking spaces and a garage. Because this site was so small, the Commission did not recommend to change the Comprehensive Plan Map. Grimes said that the proposed piece of property, which is directly south of the piece of land added in 1994, and the piece from 1994 should both be amended from Low Density Residential to Industrial on the Comp. Plan Map at this time. Director Grimes explained to the Commission that the proposed property, to be sold to KQRS, is currently zoned open development. He discussed MnDOT's plan to take the remaining portion of Mr. Carson's property at 825 No. Lilac Drive as part of the upgrading of Hwy. 100. He said that the remainder of the Carson property would be turned into a loop frontage system for access from the east side of Hwy. 100 to the west side of Hwy. 100. The center of the loop system will not be have any use other an open space or drainage. Grimes commented that City staff believe that this will be a "positive" road system that will benefit the City, businesses and residents. Grimes noted that based on MnDOT's proposed taking of the Carson property, approximately 24,000 sq.ft. will be available for KQRS to purchase, from the Carson's, to be used strictly as off-street parking. Grimes explained to the Commission that KQRS is requesting a rezoning of the property from Open Development to Radio and Television, which is the same 1 Golden Valley Planning Commission May 12, 1997 Page Three zoning as the existing KQRS campus. Grimes said that KQRS is not planning any new construction to its building. He noted that there is a very intense use of this building due to the added radio stations and an increase in employees. KQRS is planning to use the additional land for much needed off-street parking. Grimes talked about the proposed entrance to KQRS noting that it will be off the ring road instead of No. Lilac Drive when and if the new frontage road is constructed. MnDOT plans indicate this area will be built in 1999. He said that the majority of parking for this building is to the south. Grimes said that the MnDOT taking will make KQRS nonconforming. He said that the City does grant variances in an instance where there is a state taking for roadway. Grimes noted that when the "taking" occurs, the proposed property may come closer than the 35 foot setback requirement from a roadway. He said that the proposed lot will meet setback requirements today. Grimes talked about the minor subdivision noting that the ordinance requires all the property to be platted. He said that the replatting would result in two lots, one lot for KQRS and one lot for the remainder of the Carson property. Commissioner Groger asked if the existing parking meets current code requirements. He questioned whether the portion of the zoning code which calculates parking spaces per floor space is off because the parking on the site is extremely tight. Grimes commented that staff has seen where office buildings need more parking because there is more than one person sharing a 250 sq.ft. space within the building. He said that this could be the case for KQRS. Grimes said that KQRS did meet parking requirements. Commissioner Groger questioned staff exactly where the proposed property line and MnDOT roadway would meet. Grimes said that he believes that MnDOT will probably have some right-of-way on the west side between the road and property line. Commissioner Groger asked staff when would the City have a firm plan of what MnDOT is proposing; Grimes said this year. Groger questioned whether the Commission would be acting prematurely, approving this request without having the final layout which would reveal the setbacks. Grimes commented that MnDOT has not made an official offer to buy the Carson property. He said that MnDOT is aware of KQRS's offer to buy the proposed site and that the design of the road is acceptable to KQRS. Grimes said that MnDOT is confident that this will be the design with some changes. Golden Valley Planning Commission May 27, 1997 Page Four Director Grimes briefly talked about the regional trail system, which is being proposed on the south side of the railroad tracks. Mark Steinmetz, President and General Manager for KQRS, said that he has a great appreciation to be in Golden Valley. He said that KQRS's need for additional parking is due to the expansion of personnel. within the building, due to adding another station. Chair Pentel asked if all the proposed parking spaces would actually be used. Mr. Steinmetz commented that not all the parking spaces would need to be used, but at times when guests are invited to the station, there may be a need for additional parking. He continued by saying that the mornings are usually the busiest because of the number of personnel on site working the morning broadcast. Steinmetz noted that he does not want his employees parking in the fire lane. Chair Pentel asked about the landscape plan and the number of plantings needed to screen the parking lot for the adjacent property owner at the rear of the KQRS building. She said that she was concerned about seeing only five trees and that they were not looking well. Chair Pentel also commented on the general trash on the property pointing out the bus signs and KQRS signs leaning against the garage. She said that she was disturbed to see piles of rock in the wetland area. Mr. Steinmetz commented that a spring clean up is done every year. He is aware of the trash area which does not have a cover over it and that it does need to be moved to another area on the site. Steinmetz said that the trash area is open and when the wind picks up, trash goes flying. He also commented that the garbage company has not been doing a very good job. He said that he would look at where the signs are placed and if there is a problem he would take care of the matter. Chair Pentel opened the informal public hearing. Alan Blomquist, 5535-37 Lindsay Street, commented that he looks directly at the parking lot from his property. He said that he didn't realize that when the request was made in 1994 for a portion of Mr. Carson's property, that so many trees would be destroyed. He believes that the previous parking area has brought more people to KQRS and onto his property. He said that the trash is very noticeable and that a poor job was done when the pine trees were planted. ~. Golden Valley Planning Commission May 27, 1997 Page Five Blomquist believes that the value of his land will decrease if the proposal is approved. He said that he has two decks which overlook the property. The pine trees are very small at this time and do little to block the parking lot and asphalt from his view. Commissioner Kapsner asked Blomquist how far his structure was from the property line. Blomquist thought about 30 feet. Renee Bergquist, 5620 Lindsay Street, asked if the wetland would be involved in this proposal and was concerned about more antennas placed in the wetland. She asked how KQRS employees would get into the parking lot when the road was closed for construction. John Carson, 825 No. Lilac Drive, introduced himself and his wife Helen as owning the proposed property.. He said he was unclear about the portion of property which KQRS was proposing to buy from him because the hearing notice he received, with an outline of the proposed property, does not match what he agreed to sell to KQRS. Mr. Steinmetz and Mr. Carson dismissed themselves and reviewed the plan for consensus. Kristen Patrick, 5537 Lindsay Street, questioned why the Commission would make a recommendation without first having MnDOT's final plan. Commissioner Groger asked staff if KQRS needed the additional parking. Grimes commented that KQRS is buying the property now, otherwise MnDOT will need to do two transactions of sale, one for the Carson property and then a sale of a portion of the Carson property to KQRS. Director Grimes told the Commission that the proposed development would remain outside the wetland. He said that some trees will have to be removed to make way for the parking lot, and continued by saying that the City does not have. a tree preservation ordinance. Pentel asked Grimes what distance would need to be maintained between the parking lot and the wetland. Grimes responded that there are elevations noted on the plan and this will notify KQRS. the distance that will need to be maintained. Commissioner Prazak asked staff if the wetland could handle more runoff from the proposed parking lot. Grimes commented that the wetland is very large and can handle the extra runoff. .~.~-z Minutes of the Golden Valley Planning Commission May 27, 1997 Page Six Chair Pentel asked if the entrance into KQRS is changed, would the trash area need to be moved. She also inquired if a landscape plan for the new parking lot had been submitted. Grimes told the Commission that landscape plans are reviewed by the Board of Building Review (BBR). He said that because this is a simple parking lot, the BBR may not have to review any plans. Grimes also commented that he believes that KQRS would want to save as many trees as possible. Commissioner Prazak asked staff to recite to the audience and television viewing area the process that the applicant must go through for approval of these requests. Grimes said that the Commission will make a recommendation to the City Council. The City Council would review the requests shortly thereafter at one of its regular scheduled meetings. He continued by saying that the driveways would be reviewed by the engineering department or inspections. Grimes ended by saying that the request before the Commission is rather simple because it is only for a parking lot. 1 Commissioner Prazak asked where the current parking lot is located. Grimes said off of Lilac Drive. Chair Pentel noted that there are two entrances into KQRS, one near No. Lilac Drive and then one further into the property which includes the handicapped parking. Knoblauch added that more parking is located to the southwest of the building. Chair Pentel asked if any other property would be taken by MnDOT. Grimes commented that two or three lots along the frontage road would be taken. Alan Blomquist commented to the Commission that it would have been nice, when the last parking lot was constructed, if trees could have been spared. Chair Pentel asked staff about the lighting on the site. Kristin Patrick said that the lights are on 24 hours a day but they are not aware of them. She said they are more aware of the traffic going through the parking lot. Commissioner Groger asked how far the existing KQRS building will be from the new road. Knoblauch answered that it would be close but could not give a definite answer. Commissioner Kapsner asked how many lanes Hwy. 100 would be after construction. Chair Pentel answered six lanes. c Minutes of the Golden Valley Planning Commission May 27, 1997 Page Seven Commissioner Prazak commented that he doesn't see any reason to oppose the requests. Chair Pentel asked the Commission to hold off on deliberations until the informal public hearing was closed. Chair Pentel asked staff to confirm that in 1994 the Commission did not need to amend the Comp. Plan Map. Knoblauch said that was correct because the proposed parcel was so small and would barely be visible on the Comp. Plan Map. Commissioner Prazak asked staff that if there would be any changes made by MnDOT, would this change the parking lot configuration. Knoblauch answered no, that it would not infringe on what is being proposed. John Carson and Mark Steinmetz clarified to the Commission that the portion of land being proposed is what Mr. Carson agreed to. Mr. Carson said that he has no objection and believes that this is a business venture between the two of them. Chair Pentel closed the informal public hearing. Commissioner Kapsner asked if a condition could be added for beefing up the landscaping. Chair Pentel questioned whether KQRS actually needs the proposed 40 parking spaces. She continued by saying that with a smaller parking area extra land could be used for screening along the railroad track. Grimes commented that this condition could be placed on the minor subdivision. Chair Pentel asked for three separate motions. MOVED by Prazak, seconded by McAleese and motion carried by a vote of 4-1 (one commissioner absent, one vacancy) to recommend approval of the amendment to the Comprehensive Land Use Plan Map from Residential (Single- Family Low-Density) to Industrial (Radio). Commissioner Groger commented that he had no problem with amending the Comp. Plan Map and rezoning the property, but said that he is against the minor subdivision request because of the setback issues. He said that he believes that there are substantial setback problems now and would like to see MnDOT's final plan before taking action. Groger said he would vote against all three requests. ~~~. Minutes of the Golden Valley Planning Commission May 27, 1997 Page Eight Commissioner Kapsner said that he would vote in favor of the requests in lieu that the property already exists. He said there have not been substantial problems on the site with the neighbors and because the property is small, by not approving the requests it could cause an undue hardship if KQRS is not allowed to expand its parking lot. He also commented that staff has noted that MnDOT has said that they would not need to cross the property line. MOVED by Prazak, seconded by Kapsner and motion carried by a vote of 4-1 (one commissioner absent, one vacancy) to recommend to the City Council approval of the rezoning of a portion of the property located at 825 No. Lilac Drive from Open Development to the Radio and Television Zoning District. Chair Pentel commented that she would like to see berming between the KQRS property and the MnDOT land and would like to see fencing between KQRS and the properties to the north along the parking lot. She said that she was nat convinced that KQRS needed 40 parking spaces which would eliminate the removal of some trees. Commissioner Prazak suggested that KQRS construct the parking lot in two phases, allowing for additional parking now and expanding later if needed. Pentel suggested that trees could be planted on the existing greenspace. Director Grimes questioned the Commission on how many conditions the City could place on the minor subdivision request. Grimes commented that there is no place in the code that says that this piece of land cannot be used for a parking lot. He said that KQRS wants more parking and in the past the City has been in favor of businesses who could supply more parking. He is not in favor of placing more parking on the site than what is needed. MOVED by Prazak, seconded by Kapsner and motion carried by a vote of 4-1 (one commissioner absent, one vacancy) to recommend to the City Council approval of the minor subdivision with the following recommended conditions: 1. KQRS berm the parking area along the east side; 2. Landscaping be added on the north side, taking into account the neighbor's concerns which could include fencing; and 3. KQRS should not put in any more parking spaces than needed, at this time. V. Reports on Meetings of the Housing and Redevelopment Authority, City Council and Board of Zoning Appeals No reports were given. r 3 Minutes of the Golden Valley Planning Commission May 27, 1997 Page Nine VI. Other Business No other Business was discussed. VII. Adjournment MOVED by Groger, seconded by McAleese and motion carried to adjourn the meeting at 7:05pm. 1 1