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09-08-97 PC Minutest. 1 Regular Meeting of the Golden Valley Planning Commission September 8, 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 Monday, September 8, 1997. The meeting was called to order by Chair Pentel at 7pm. Those present were Chair Pentel and Commissioners Groger, Johnson, Martens, and McAleese; absent were Kapsner and Prazak. Also present were Mark Grimes, Director of Planning and Development, Beth Knoblauch, City Planner and Mary Dold, Recording Secretary. Approval of Minutes -August 25. 1997 MOVED by McAleese, seconded by Johnson and motion carried unanimously to approve the August 25, 1997 minutes with the following two corrections: Page Six, Paragraph 4: Delete noted words as follows: Commissioner McAleese commented on the narrow issue of the rezoning and believes it is appropriate. McAleese said that he attended the City Council meeting of July 15, ~-~h~s r°nr.nc~ °rJ +h° m f r n +h° nrnn c~irJ +h.~+ h° io nn+ c~ ~r +s1~~.~-~,.~ „Ta#~e~e,-,-Sze,-~~~,~e~-#~~ ,-e +"° icci ~° of nn~i^": McAleese said that he would vote against the rezoning at this time, that looking at the simple planning standpoint of rezoning makes sense, but believes there are other development issues. The paragraph was corrected as follows: ... McAleese said that he attended the City Council meeting of July 15 and had originally agreed with the City Council's decision but has reconsidered. He said that ... Page Six, Paragraph 5: Change "vote of 6-2" to "vote of 4-2" II. Informal Public Hearing -- Amendment to Conditional Use Permit No. 71 Applicant: Hennepin County Property Services Address: 7151 Madison Avenue West (Formerly Known as 7155 Madison Avenue West) Minutes of the Golden Valley Planning Commission September 8, 1997 Page Two Purpose: Amendment to the Conditional Use Permit (C.U.P.) dated June 3, 1997, which would allow for the proposed residential facility to be approximately 800 sq.ft. larger than permitted by the original C.U.P. Director Mark Grimes told the Commission that Hennepin County would like to pull this agenda item, to be reviewed at a future Commission meeting. MOVED by Groger, seconded by McAleese and motion carried unanimously to continue this item to a future Planning Commission meeting. III. Informal Public Hearing -- Amendment to the Comprehensive Land Use Plan Map Applicant: Colonial Acres Home, Inc. Address: 5650 and 5800 St. Croix Avenue Purpose: Amend the Comp Plan Map for a portion of the subject property from Industrial (Radio) to Residential (High Density) and a portion of the subject property from Residential (Medium Density) to Residential (High Density) IV. Informal Public Hearing -- Rezoning Applicant: Colonial Acres Home, Inc. Address: 5650 and 5800 St. Croix Avenue Purpose: Rezone the proposed property from the Radio and Television Zoning District to the M-3 Multiple Dwelling (6-story maximum height) Zoning District and the existing property from M-1 to the M-3 Multiple Dwelling Zoning District City Planner Beth Knoblauch asked the Commission if it would be okay to report on both the Comprehensive Land Use Plan Map amendment and the rezoning of the above mentioned properties because the items were similar in nature. The Commission agreed. Knoblauch reviewed a colored site plan pointing out the requests by Colonial Acres. She told the Commission that the area surrounding Covenant Manor has a general mix of uses of office, retail and apartments. City /~_'•`~' Minutes of the Golden Valley Planning Commission September 8, 1997 Page Three Planner Knoblauch. said that the amendment to the Comp Plan Map was for both the proposed building and existing building, noting that the existing building was a housecleaning item in that the Comp Plan Map shows this building as medium density and it should be high density. She continued saying that the Comp Plan Map shows the proposed structure as having an industrial use of .Radio which is inappropriate for the proposal. She said that anything over 12 units per acre should be high density. Knoblauch told the Commission that the proposed property does not have access to any streets, that the easement along Cobacabana is being used presently. She said that it makes sense to join these two properties. Knoblauch also talked about the City's Livable Community commitment noting that this is a state mandated program and communities that participate are to provide housing of affordability and density. She said that Golden Valley can use this project as part of its goal to meet the density portion of the Livable Communities Act. City Planner Knoblauch proceeded to review the rezoning request commenting that the rezoning is similar to the Comp Plan Map amendment. She said that the existing site of Covenant Manor is zoned M-1 which has a maximum building height of three stories. This building is five stories. She said the proposed site is zoned Radio and Television which is not suitable for the project. Knoblauch said that the existing and proposed sites should be rezoned to M-3 (maximum of 6-stories). Chair Pentel asked the Commission if they had questions for staff. None were asked. Applicant Dan Biersdorf, 33 So. 6th Street, told the Commission that City Planner Knoblauch had spelled out in her memo and presentation any concerns. Biersdorf said that the proposed parcel is an island in itself and that the policy of the City is not to have these kinds of situations. Chair Pentel opened the informal public hearing; seeing and hearing no one, Chair Pentel closed the informal public hearing. Commissioner Groger asked staff what kind of impact this development would have on the Hwy. 100 project in that the frontage road is being taken on the west side of Hwy. 100. He also wanted to know if staff knew if any parking would need to be removed from the shopping center because of the Hwy. 100 project. Knoblauch said that the shopping center would be spared of any taking of parking. Grimes commented that the Cobacabana apartments, to the east of Covenant Manor, would be losing some parking along the frontage road. Chair Pentel commented that this is a logical amendment to the Comprehensive Land Use Plan Map, and rezoning of the properties makes. sense. ~, `~.~ y. Minutes of the Golden Valley Planning Commission September 8, 1997 Page Four Commissioner McAleese said that the Comp Plan Map amendment and rezoning only make sense with a P.U.D. and would be voting in favor of the proposals because the P.U.D. would come before the Commission as the next item. MOVED by Groger, seconded by McAleese and motion carried unanimously to recommend approval to the City Council to amend the Comprehensive Land Use Plan Map for a portion of the subject property from Industrial (Radio) to Residential (High Density), and a portion of the subject property from Residential (Medium Density) to Residential (High Density). MOVED by Groger, seconded by Johnson and motion carried unanimously to recommend approval to the City Council to rezone the proposed property from the Radio and Television Zoning District to the M-3 Multiple Dwelling (6-story maximum height) Zoning District and the existing property from M-1 to the M-3 Multiple Zoning District. V. Informal Public Hearing -- Amendment to the Preliminary Design Plan -- P.U.D. No. 1B, Covenant Manor Colonial Acres Applicant: Colonial Acres Home, Inc. Address: 5650 and 5800 St. Croix Avenue Purpose: Review of an amendment to the Preliminary Design Plan, P.U.D. No. 1 B, Covenant Manor Colonial Acres City Planner Knoblauch reviewed a color site map of what is existing on the Covenant Manor site today and what is being proposed. She said that the applicant is proposing to add to the site a new canopy over the front entrance of the existing site, a loading dock, garages, a new 6-story wing onto the north side of the existing building and relocate a 4-stall garage behind the proposed building. Knoblauch briefly talked about the eligibility of the application and the original P,U.D. She said that the Covenant Manor site was originally suppose to be an office building but Covenant Manor asked to have the density changed. She reviewed the "Standards and Criteria for PUD's" noting the eight points, of which some are not required until General Plan review. She briefly talked about the landscaping requirements saying that it would be impossible for the applicant, with <'~~~. 4 Minutes of the Golden Valley Planning Commission September 8, 1997 Page Five today's planting requirements, to plant the amount of trees required. She suggested that the City may want to consider whether there are off-site landscaping improvements that the applicant could make in exchange for the reduced on-site requirements. Knoblauch continued her review of "Planning Considerations" talking about the Existing PUD Boundary, Maximum Approved Dwelling Units, Existing Parking, Zoning, Park Land, Livable Communities and Engineering/Construction Issues. She talked about the number of existing units commenting that some have been combined and some are being used as guest units. Knoblauch requested from the applicant new interior plans so that staff could have an accurate count of rooms which will then let staff determine the number of parking spaces required. She talked about the number of parking spaces on the site and believes the applicant has met this requirement. City Planner Knoblauch noted that there are substantial built-in variances but if previously approved variances are looked at and what is being requested now, there is not much difference. She talked about the residential and commercial uses on the site saying that the commercial uses are accessory to those who live there and that these uses do not constitute a strong variance in this case. Knoblauch talked about the lot area in that the proposed addition would almost double the count of what is there now, but when the entire site is averaged together, it isn't quite as bad. She said that the proposed structural lot coverage would be 36%, where 35% is the normal lot coverage for this type of site. City Planner Knoblauch once again review the colored site plan pointing out setback areas that would not be met, specifically mentioning areas that have no greenspace at all. Knoblauch told the Commission that she has not yet received a recommendation from the Open Space and Recreation (OS&R) Commission regarding park land. She said that last year, when the applicant had brought forth a rezoning request, the OS&R talked about not taking land but would be in favor of a cash payment. Knoblauch suggested that the Commission could recommend that the applicant clean up St. Croix Park in lieu of a cash payment or park space within the development. Knoblauch talked about the Livable Communities program and how the proposed new 6-story residential facility would affect the City's goals. She said that the existing portion of Covenant Manor has already been included in the Livable Minutes of the Golden Valley Planning Commission September 8, 1997 Page Six Communities information. Knoblauch said that four of the six benchmarks apply to this development with a positive impact on housing and multi-unit density and a negative impact on owner/renter mix and no clear assessment on ownership affordability. Knoblauch commented on the EngineeringlConstruction issues saying that the Inspections Department has not identified any particular construction issues at this stage. She said that Engineering had supplied staff with a memo, but they did not see any serious issues, but noted that the applicant will need to submit some follow- up information. Knoblauch told the Commission that staff recommends approval of the proposed amendment to Covenant Manor P.U.D. No. 1-B subject to staff recommendation. Chair Pentel asked staff about the number of units on the site. Knoblauch said there are 130 units in the existing building and 134 proposed for the new building. 1 Commissioner Martens asked staff if Covenant Manor units are rental vs ownership. Knoblauch said that based on the up-front endowment, it would seem that the units are home ownership. Chair Pentel asked about the antennae at the east side of the Springgate Shopping Center which had been recently put up, and can the City expect more of these. Knoblauch commented because there was no expansion of the building footprint there was no expansion of a nonconformity, and she said yes more antennas could be put up. Commissioner Groger commented on the previous addition in 1984 where it has always looked as though the building was unfinished and very close to the north property line. Knoblauch said that she believes that the Covenant Manor has had an option to buy the proposed sight for sometime and that may be why the existing building is so close to the property line. Groger asked about the driveway to the rear of the proposed building and if there has been an agreement worked out with Byerlys for this use. He said that he thought there was an existing easement agreement with the medical building more toward the northwest side of the existing site. Knoblauch commented that it looks as though it is a new entrance. She said she was unsure whether the tower site had an assess agreement with Byerlys. Knoblauch commented that staff was happy to see the access to the north of the proposed building as she is sure the Fire Department would also approve of this access. Minutes of the Golden Valley Planning Commission September 8, 1997 Page Seven Chair Pentel asked where the trash receptacles would be placed. Knoblauch reviewed the site plan and the site of the receptacles. Pentel asked how the refuse trucks would get into the site. Knoblauch said the applicant could respond to this question. Commissioner Groger commented on the enclosed four-stall garages against the lot line at the rear of the proposed structure, noting that one of the office buildings to the west would be fairly close to this structure. He asked staff if they had a measurement from the closest office building to the proposed four-stall garages. Knoblauch said that she was unsure how close the building was to the proposed garages, but would check on this. Commissioner Johnson asked staff what they were considering for off-site landscaping. Knoblauch said that staff is suggesting aclean-up of the St. Croix Park and the path through the park. Commissioner Martens asked if there was any opportunity of putting landscaping on the existing site vs. the proposed site. Knoblauch said that .most of the landscaping on the existing site is around the original wing. She said that she was not an expert on landscaping regarding how many trees or shrubs could go in and believes there is some opportunity. Commissioner Groger commented that the landscaping looks quite nice now, and the removal of the garages along St. Croix Avenue would be an improvement. Chair Pentel asked if the parking was adequate now. Knoblauch said that staff has not heard of any complaints. She said that Director Grimes has been over there several times and noted that the parking has always been full, but not overflowing. Chair Pentel talked about the existing landscaping on the east side along Cobacabana being very minimal and asked staff if this could be an area of off-site landscaping improvements. She questioned staff about plans for the parking lot on the Cobacabana site. Knoblauch said that she was unsure about the parking plans and added that this would be an area that could be used for off-site landscaping. Commissioner Johnson asked whether there was a danger of residents parking on other property if parking was not available at Covenant Manor. Knoblauch commented that there is an existing agreement with the Bassett Creek Office Plaza for evenings, weekends and holidays. She continued to say that she does not believe that there would be an overtlow onto the Springgate parking lot. 1 Minutes of the Golden Valley Planning Commission September 8, 1997 Page Eight Commissioner Groger noted that after the removal of the garages along St. Croix the parking lot will be quite close to the road. He questioned staff on whether there is any provisions to residents for long-term storage of RVs or boats. Knoblauch said she is not aware of any provisions but the Commission could recommend that there be no long-term storage of recreational vehicles. Commissioner Johnson asked staff what its understanding was of the purpose for the guest units. Knoblauch said she was unaware of the units until she reviewed the floor plans. She said that Covenant Manor residents use these units for visitors. Dan Biersdort introduce John Howl, campus administrator for Covenant Manor. Mr. Howl gave a background on Covenant Manor and a vision for the future. Dan Biersdorf commented on the whether the units are home ownership or rental. He said that Covenant Manor is a continuing care facility with a entrance fee and monthly maintenance fee for residents. He said that many services are included in the fee. Biersdort said that residents pay tax on a homestead tax basis so it would be more ownership than rental. Biersdort told the Commission that an easement has been obtained from the owners of the Byerly's property to use for service and emergency vehicles. Biersdort also commented that there is an easement with the office building for the existing site. Architect Rick Moore said trash removal would occur from its current location for the west building. The proposed addition's trash containers will be at the north end of the building and be picked up using the driveway through Springgate. Moore said the trucks would use the service drive through the shopping center. Knoblauch asked if the trucks would enter at the north service road and pick up at the proposed site and existing building; Moore said that was possible. Mr. Moore commented on the greenspace to the north, east and south sides of the properties. He said the intent is a screening type landscaping for the site and would mainly be working on the new screening areas that need to be developed. Chair Pentel asked if there were plans for snow removal. Moore said most of the snow would be removed. Chair Pentel asked what kind of pedestrian access there would be between the proposed site and Springgate Shopping Center. Moore commented that there would be an internal walkway through the proposed building to a door leading over to the shopping center. i.3 i~ Minutes of the Golden Valley Planning Commission September 8, 1997 Page Nine Mr. Moore reviewed color renderings of the site noting that the intent was to make the site more friendly, with more character. He talked about the exterior of the addition and courtyard area. Chair Pentel asked to revisit the issue of RV's and boats asking if parking garage stalls would be available for long-term storage of boats. Moore commented that there are some stalls in the parking garage that would be more usable for long term storage because of the difficulty to maneuver a car in and out, but has not really discussed the storage of recreation vehicles. He said that if these vehicles were to remain outside, they would try to store them on the northwest corner of the site. Commissioner Groger asked how many of the current residents have vehicles. John Howl said about one half of the dwelling units have cars. He said there is a demand and every once in awhile they may have to park outside until something opens up. Howl said about one-third of the cars are leaving the site on a daily basis and there is a car that takes residents to doctor's appointments. Commissioner Groger asked about clean up of the park vs. lieu of cash. Howl said that he would work with the City on this. Commissioner Johnson asked about the guest units. Howl commented that there is only one guest unit and it is used to accommodate residents needs vs, staying in a hotel. He said that there is a time limit on its use and a rents! fee. Commissioner Martens asked what percentage of new residents came from the existing base of Golden Valley. Howl commented that a market study shows that a majority of the population would be coming from a 7-10 mile radius and would also see residents coming from members of the Evangelical church. Knoblauch asked Mr. Howl if he could let the Council know where the existing residents come from. Mr. Howl said that he could. conduct a study for this information. Howl said a number of residents come from out of state who want to move closer to family. Chair Pentel opened the informal public hearing. Frank Newcomb, resident of Covenant Manor, told the Commission that he moved from Michigan. He had. analyzed several retirement areas and found this setting to be very unique, a jewel in the City. Newcomb believes the quality of life will increase if the proposal is approved. John Cole, resident of Covenant Manor, said that he has lived here since 1989. He served on the Design Development Commission for the last two years bringing in resident input, working with the architect and staff. Minutes of the Golden Valley Planning Commission September 8, 1997 Page Ten Jody Humphrey, resident of Covenant Manor, told the Commission that she had come from Santa Barbara to be near family. She said that she has found Covenant Manor to be a delightful and quiet place to live, and that she spends her money in Golden Valley. Chair Pentel closed the informal public hearing. Commissioner McAleese asked the applicant for clarification whether residents would be able to use the driveway on the east side of the site to access the driveways through the office park and shopping center instead of using St. Croix Avenue. Moore commented that one could physically use this access. He said that the access to the north of the proposed building could also be used but because of the garage entrance/exist and the parking area to the front of the site, it may not be a convenient route. He suggested that Mr. Howl talk with the residents to discourage this route. McAleese said that he didn't think it would be a problem either but because there are two separate easements onto other properties involved and if a problem would occur that Covenant Manor would handle it. 1 City Planner Knoblauch asked what was happening with the swimming pool. Moore said that the existing pool is being converted to a dining area and a new pool. Chair Pentel commented that she is pleased with the way the site looks and the participatory design process. She does. believe the site is very tight and lacks greenspace, but people who are purchasing the apartments are aware of these concerns. Commissioner Groger said that this was good planning for a difficult spot to put residential because of the surrounding office and shopping areas. He said that he has one reservation which is the building at the very north end with no setback area and would rather not see it located there, but this being a very tight piece of property, there may be no alternatives. Groger supports the overall proposal and believes this is a good .use for the site and for the City, but would like to see alternatives to the storage building. Knoblauch said that staff would check to see where the office building is located to the lot line. Moore said that the building could be moved down a little to put in some landscaping. Groger commented that it is an improvement having the garage at the rear instead of the front. Commissioner Johnson said that she was excited about the proposal and believes this is a good site. She was glad to have heard that the residents had input 1 ~} Minutes of the Golden Valley Planning Commission September 8, 1997 Page Eleven concerning the development. Johnson said that she would like to see St. Croix Park cleaned up, which would benefit the entire community, as a park dedication. She said that she was happy to see this proposal which helps the City make some headway toward the City's Livable Community goals. Commissioner Marten agreed with Johnson's comment on park dedication. He commented that the plan was a good one which achieved density in a suburban location without intruding on other peoples rights or activities. Commissioner McAleese said that he supports the proposal and it would be a nice addition to the community. He said that he is concerned with traffic using the driveway to the Springgate Shopping Center, but believes that this can be handled internally. He said he was also concerned with the outdoor storage of recreational vehicles and does not want to see RV's parked outside at all, but is aware that people may have RV's parked outside right now and that some kind of time frame could be worked out to move these vehicles. McAleese said that this qualifies as a development for a P.U.D. He said he believes with what has been said about landscaping and park dedication and does not have a strong position on whether it is paid in cash or maintenance of a park. McAleese said he agrees with staff's recommendation setting the maximum of 246 units and including the interior floor plans be included as part of the recommendations. He did asked staff about the reinforcement for ponding on the roof and who would oversee this. Knoblauch said that it would be the Inspections Department. McAleese said he would be interested in finding out the mix of the neighborhood. Rick Moore said that there would be three detention storage ponds, two underground and one on the roof which have all been .calculated out. MOVED by McAleese, seconded by Groger and motion carried by a vote of 5-0 (two commissioners absent) to recommend approval to the City Council for an amendment to the Preliminary Design Plan, P.U.D. No. 71, Covenant Manor Colonial Acres subject the following recommendations: • waiving of the PUD landscaping requirement set out in City Code Sec. 11.55, Subd. 5.B.7, on condition that the applicant continue to pursue the off-site landscaping options discussed at the informal public hearing -- any landscaping so provided should be shown on the final plans and be allowed to count toward the City's landscaping standards for multi-unit residential construction, so that the proposal comes as close to meeting the full standards as is practical under the circumstances; ,~~ R, a Minutes of the Golden Valley Planning Commission September 8, 1997 Page Twelve • inclusion of the information "P.U.D. No. 1-B" as part of the plat title; • specific reference in the amended permit to both the maximum number of permitted units for the entire building and the number of units reserved for guest use; • anew provision in the amended permit to limit and ultimately phase out any outside storage of boats or recreational vehicles of any kind -- residents who are now using outside storage may be allowed to continue doing so, but only in areas not visible from the street, and new residents should be informed up front .that they may not store their boats or other recreational vehicles anywhere on the lot except in the underground garage area; • anew provision in the amended permit to limit the two northerly driveways across the adjacent office and shopping center properties for service and emergency access only -- if at any time the City or adjacent property managers notify Covenant Manor that a problem has developed from over-use of those driveways, Covenant Manor should be prepared to take action as necessary to discourage or preclude residents and guests from routinely using the driveways as a "short cut" between the Covenant Manor entrance and Duluth Street; • any site plan modification that can reasonably be accommodated in the area of the relocated four-stall detached storage garage, to minimize its visual impact on the adjacent office building to the west; • submittal of an updated set of floor plans identifying uses throughout the entire building; • a park dedication contribution as required by City Code, with the preferred option being to contribute labor and equipment toward such activities as the clean-up of adjacent St. Croix Park or the maintenance of the nearby Bassett Creek trail segment rather than making a cash payment; • acceptance of staff's interpretation of the development's characteristics for Livable Communities evaluation purposes, and finding that the proposal does make a positive contribution toward Golden Valley's Livable Communities commitment; and • all requirements and comments set out in the Engineering Department memo dated August 29,1997. 1 Minutes of the Golden Valley Planning Commission September 8, 1997 Page Thirteen VI. Reports on Meetings of the Housing and Redevelopment Authority, City Council and Board of Zoning Appeals City Planner Knoblauch told the Commission that the Golden Valley HRA approved the resolution for condemnation of the properties in west area of Golden Hills. Chair Pentel reviewed the Board of Zoning Appeals meeting she attended on August 26, 1997. Director Grimes informed the Commission about a realtor looking to buy the single- family homes across Hwy. 55 from Golden Valley Commons for a higher density use. VII. Other Business Chair Pentel talked to the Commission about the landscaping on the Shaper Property and is investigating the type of seed mix to be used. City Planner Knoblauch told the Commission to expect to have to workshop session at the next meeting on technical background for the Land Use Plan. VIII. Adjournment Chair Pentel adjourned the meeting at 9:20pm. 1