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06-23-97 PC Minutese7 Regular Meeting of the Golden Valley Planning Commission June 23, 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. The meeting was called to order by Chair Pentel at 7pm. Those present were Chair Pentel and Commissioners Groger, Kapsner, Johnson, McAleese and Prazak. Also present were Mark Grimes, Director of Planning and Beth Knoblauch, City Planner, and Administrative Secretary, Mary Dold. Approval of Minutes -June 10, 1997 Moved by McAleese, seconded by Groger and motion carried unanimously to approve the June 10, 1997 minutes as submitted with the rewording of a sentence found on Page Seven, Paragraph 6, second sentence. II. Informal Public Hearing -Rezoning Applicant: GBC partners, LLP (Gary and Connie Larson) Address: East side of Zane Avenue about 400 feet North of TH 55 Frontage Road Purpose: Rezoning of the property from Open Development to Industrial. The applicant is proposing to add this piece of land to the empty lot at 5828 Olson Memorial Highway in order to construct an office/warehouse on the site. Mark Grimes gave a brief summary of his staff report dated June 18, 1997. Grimes related to the Commission information on the applicants business, as an acoustical ceiling distributor and where the business is now located. Grimes told the Commission that in 1989 the property fronting Olson Memorial was rezoned by the City from Open Development to Industrial to allow for the construction. of a parking lot. The request was made by FluiDyne who occupied the building across from the subject property. Grimes commented that the parking lot was never constructed. Grimes continued his report by saying that the present owner of the vacant land, FluiDyne appeared before the Board of Zoning Appeals (BZA) this past winter seeking variances in order to construct a small office/warehouse building on the site. E'*, `3 Minutes of the Golden Valley .Planning Commission June 23, 1997 Page Two The BZA denied the variance requests and FluiDyne appealed to the City Council, who then approved the requests. Grimes said that the proposed building was never built. The owner, Len Frame, had intended to use the building for his business but then decided that the building would not work for his business. Grimes told the Commission that GBC Partners likes the area and Golden Valley, and would like to stay in the area. He said that the applicants are looking for a larger building. GBC are proposing to buy the property from Mr. Frame and the approximate 11,800 sq.ft. parcel to the north now owned by R.L. Johnson. The northern parcel would need to be rezoned and then the two properties consolidated in order for GBC's proposal to work. Grimes reviewed the zoning map of the City noting that this particular area has several different districts with Residential and Business and Professional to the east, Residential to the south (across Hwy. 55), and Industrial to the north and west. He told the Commission that the residential homes to the east pre-date the industrial buildings of the area in that they were built-sometime in the late 50's or early 60's. Grimes commented on the topography of the proposed land relative to the residential homes, noting the extreme difference from where the homes are to where the proposed building would be. He also commented on issues of noise and the structure of the building and how it would be viewed by the residents to the east. Grimes noted that the applicants have talked with each of the homeowners and reviewed its building plans and design. Director Grimes talked about the need for an additional 10 feet of right-of-way for Zane Avenue which makes the proposed lots only 108 feet in width. He said that the Subdivision Code requires all road right-of-ways in industrial areas be at least 70 feet in width; Zane Avenue right-of-way is only 50 feet in width. Chair Pentel asked staff that when the FluiDyne land was rezoned from Open Development to Industrial in 1989, if it was intended to be used as a parking lot. Grimes said that the owner, Len Frame, said it would be used only as a parking lot. Grimes continued to comment that today, employees from the existing business, on the west side of Zane, park their cars on the street because it is closer to the entrance of the building. Pentel asked staff the depth of the residential lots. Grimes commented 136 feet east to west, plus the street which is 60 feet in width. Pentel asked if the site plan indicates how deep the back yards are of the residential lots. Grimes said that the survey indicates that the houses are approximately 50 feet from the rear property line. r* ,>a Minutes of the Golden Valley Planning Commission June 23, 1997 Page Three Commissioner Groger asked staff if it is anticipated that these four single-family lots would ever be rezoned to Industrial and does staff have any idea of how these homes would be taken. Grimes responded that this area is not in a redevelopment district and at this point in time any development would be a private matter between a developer and the four home owners. He said that he believes that because this is such a small area for redevelopment, he doubted if the City would get involved. Grimes continued by saying that the land, where the four single-family homes are located, would have to increase in value in order for someone to want to develop; the market needs to catch up in order for a developer to want to develop this area. He believes that the single-family homes will remain for quite some time. Grimes said if the road east of the homes and single-family parcels were combined, the site could probably support a smaller office building. Groger noted that the businesses to east of the residential homes are nonconforming, and that if the single-family homes were redeveloped to an office building, there would be very long buildings along the frontage road. Grimes commented that many years ago buildings were allowed closer to the street than what is allowed today. Commissioner Kapsner commented that it seems that in the past, and now, the residents have enjoyed the island-liked area and have not anticipated any kind of pressure to change. Grimes said that the property owners like living in this area but there are concerns with noise from Tennant and odor problems from another industrial use in the area which has been remedied. He commented that recently one of the single-family homeowners bought one of the four homes in this area and knew about its surrounding uses. Applicant, Connie Larson (GBC Partners) came forward to answer questions. Pentel asked Ms. Larson to confirm that she had an existing business on Zane Avenue. Larson commented that she and her husband now occupy space at 1150 Zane Avenue and their business is known as Twin City Supply. Commissioner Kapsner asked the applicant about the noise that would be generated from the business. Larson said she runs a distributing business and the trucks used in this business now run on Zane Avenue so no additional traffic or noise would be generated. Pentel asked the applicant about the height of the building. Larson noted that the height of the building would be 22 feet on the outside. There was some question as to whether this footage was accurate. After review of the plans, it was noted that the building height would be 29 feet. Chair Pentel opened the informal public hearing. ,. Minutes of the Golden Valley Planning Commission June 23, 1997 Page Four Jim Trettil, 5802 Olson Memorial Highway believes that a building cannot be placed on the site due to the lot size. He said he was upset about FluiDyne originally having the lot rezoned to industrial for parking and then earlier this year wanted to put up a building. Trettil talked about FluiDyne receiving variances for a building they wanted to occupy and now finds out that someone other than the owner, is proposing a different building for the site. He had hoped that the industrial lot and single-family lots would all be taken one day and believes that this development will cause his property value to decrease. Trettil talked about the noise coming from the Tennant Company. Georgia Goodman, 5804 Olson Memorial Highway, commented that her biggest concern is the steep hill behind her house and the possibility of erosion. She said that she requested from the City a variance some 20 years ago and was denied which caused hard feelings. Goodman said she moved to this area because she could afford the house. She would hope that there would be some preservation of trees on this site. Chair Pentel closed the informal public hearing. Pentel informed the audience that the City Council granted variances for FluiDyne to construct a building on the proposed site in the winter of 1997. Commissioner Prazak asked what the elevation is between the homes and the proposed building. Pentel said between 15 to 25 feet. Grimes review the survey noting the elevations. Prazak asked if the top of the building would be even with backyards of the single-family homes. Pentel answered that the top of the building would be above the back yards. Grimes briefly talked about the proposed building height. Grimes said that he could asked the City Engineer that if the homes were removed could this land somehow be lowered to that of the proposed lot. He felt that it would be very difficult to develop a site that consisted of the proposed land and the single- family homes no matter how it was approached. Pentel commented that she represented the Planning Commission on the Board of Zoning Appeals (BZA) when FluiDyne requested variances for a building it was proposing. She said she finds it difficult to support a rezoning that will become a nonconforming lot. Kapsner asked Grimes when taking into account the existing variances, and with the additional 10 feet of right-of-way, could a building be built on the site today. Grimes said that a smaller building proposed by Mr. Frame could be built right now according to the previous variances granted. Minutes of the Golden Valley Planning Commission June 23, 1997 Page Five Commissioner Johnson asked staff the likelihood of the small 11,800 sq.ft. parcel, to the rear, would ever be developed on its own. Grimes commented that it is unlikely. Kapsner commented that the proposal is not an ideal situation but it does work on the proposed land. He said he doesn't see the proposed land being added to any other business in the area; and therefore is inclined to go along with the request knowing the BZA will hear a request from the applicant for variances. Groger commented that it is difficult to separate the required variances from the rezoning request. He said that he would save judgment to the BZA and believes that the rezoning makes sense because it is consistent with the area. Johnson said that she agreed with Groger that the proposed 11,800 sq.ft. piece of land to the rear should be rezoned. Commissioner McAleese commented that he would prefer to see a residential use but agrees that at an engineering standpoint, it would not be feasible. He agrees with his fellow commissioners that the proposed small piece of land should be rezoned to Industrial. Prazak said that he also supports the rezoning noting the reasons already given. He sees no use for this small piece of land by itself. MOVED by Groger, seconded by Johnson and motion carried by a vote of 5-1 (one seat vacant) to recommend approval to the City Council for rezoning of the property from Open Development to Industrial. III. Informal Public Hearing -Subdivision Applicant: GBC Partners, LLP (Gary and Connie Larson) Address: 5828 Olson Memorial Highway and the north 100 foot Lot Purpose: Consolidate the vacant lot located at the Northeast Quadrant of Zane Avenue and the Olson Memorial Frontage Road with the lot located directly to the north which is approximately 11.,800 sq.ft, in area. The applicant is proposing to construct an office/warehouse on the site. Director Mark Grimes gave a brief summary of his report noting that the request was for a full subdivision procedure because a portion of the proposed land is unplatted. Minutes of the Golden Valley Planning Commission June 23, 1997 Page Six He said the proposed land is 1.2 acres in size (Lot 1 = 44,000 sq.ft. and Parcel 2 = 11,800 sq.ft.). He said that if the City Council approved the rezoning of the property, both pieces would then be zoned industrial. Grimes talked about the issue of an additional 10 feet of dedication of right-of-way for Zane Avenue. He pointed out according to the Subdivision Code, Zane Avenue is required to be 70 feet in width. At present there is a 25 foot easement on either side for a total of 50 feet of right-of-way. Another 10 feet would need to be added to the east side from the proposed subdivision. Grimes said that he has talked with the City Engineer which was also his recommendation. Grimes briefly talked about the lot being only 108 feet in width after the right-of-way dedication. He noted the applicant would be appearing before the BZA to resolve setback issues. Grimes talked about the grade and elevation of the proposed land and believed that many trees would have to be removed. He reminded the Commission that the City does not have a tree preservation program but would hope- that as many trees as possible would be saved, especially along the east side as a buffer to the single-family residences. Grimes commented that the Board of Building Review would review the applicant's plans, including landscaping. Grimes said that based on the Planning Commission's action of rezoning the smaller parcel, consolidation of the two pieces of property makes sense. He believes something could be built on the consolidated land, if not the building being proposed, which is acceptable to most of the neighbors according to the applicants. Grimes commented that the applicant will need to supply a grading plan before the proposal goes before the City Council. He said that MnDOT has been sent the required information for review, because it abuts a county road, but doubts if they would have any comments. McAleese asked Grimes to review his five conditions found in the staff memo. Grimes reviewed the conditions. He commented on the site plan noting that more ideal placement of the southern driveway would be placed farther away from the Olson Memorial frontage road. He said that Zane Avenue on the east side may need to be marked as a "no parking" zone. McAleese asked if the additional 10 feet on the proposed land would be by easement or right-of-way. Knoblauch said code requires it to be by right-of-way. Connie Larson, applicant, talked about her family's business in that it is a good business for their surrounding neighbors, for Golden Valley and for themselves. She told the Commission that she met with the neighbors. She talked about. meeting with the residential neighbors and knows of their concerns. Ms. Larson ^s ,el,;::~ Minutes of the Golden Valley Planning Commission June 23, 1997 Page Seven said that the her business has been in Golden Valley for 22 years, that it is a family business and that they are concerned about its customers, business and those around the business. Ms. Larson talked about the building plans and the design of the building noting the portion to the rear which would help shield the business trucks from the single-family residents. Chair Pentel opened the informal public hearing. Jim Trettil, 5802 Olson Memorial Highway, asked the applicant when they found out the land was for sale. Larson commented that she never considered the vacant FluiDyne land until a Realtor told her about the smaller parcel to the rear of the FluiDyne lot. She knew about the property being for sale sometime in March or April of this year. Larson also said that she was looking for a piece of land to build a building large enough to allow the business to expand. Trettil commented that, when FluiDyne was proposing its building, parking was a concern. He said that the building now being proposed is larger with more employees. Larson explained that they took the building being proposed by FluiDyne and extended it by 100 feet in length. Larson told the Commission that she had read through the BZA minutes and was aware of the residents concerns and that was one reason for the way the building was designed. She talked about the parking situation and that the business only has nine employees, that most of the building would be used for storage of their product. Larson said that most of the materials are delivered by truck, although their is some walk in traffic. She said trucks deliver about three times a day and that the business trucks would be parked inside the building at night and on weekends. Chair Pentel closed the informal public hearing. MOVED by McAleese, seconded by Kapsner and motion carried by a vote of 5-1 (one seat vacant) to recommend to the City Council approval of the Preliminary Plat subject to the five conditions as follows: 1. The Commission recommend approval of the rezoning of the north lot of this consolidation from Open Development to Industrial. 2. The final plat indicate an additional ten feet of right-of-way for Zane Avenue. 3. A grading and drainage plan be submitted for review and approval by the Engineering Department. Minutes of the Golden Valley Planning Commission June 23, 1997 Page Eight 4. The comments of MnDOT be received prior to final plat approval. 5. All driveway cuts to Zane Avenue be approved by the Engineering Department. IV. Reports on Meetings of the Housing and Redevelopment Authority, City Council and Board of Zoning Appeals A. Update on Medley Hills Townhome Development. City Planner Knoblauch updated the Commission on Medley Hills Townhome Development. She said that Hennepin County would not allow another driveway on Medicine Lake Road. Knoblauch said that the developer would be looking at placing the driveway on Ensign closer to Medicine Lake Road and place it between the houses. B. Hennepin County Bike Trails City Planner Knoblauch told the Commission that the proposed Hennepin County bike trail has been delayed for two years but the Schaper property bike trail would probably be built. V. Other Business A. Discussion of State-Mandated Comprehensive Plan update City Planner Beth Knoblauch reviewed her staff memo to the Planning Commission. VI. Adjournment Chair Pentel adjourned the meeting at 8:35pm. ~~ r mi ie John on, Secretary 1