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10-26-98 PC Minutes,: ~-> ~-, _~ 1 Regular Meeting of the Golden. Valley Planning Commission October 26, 1998 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, October 26, 1998. The meeting was called to order by Chair Pentel at 7pm. Those present were Chair Pentel and Commissioners Groger, Johnson, Kapsner, Martens, and Shaffer; absent was McAleese. Also present were Mark Grimes, Director of Planning and Development and Mary Dold, Recording Secretary. Approval of Minutes -September 28,1998 MOVED by Johnson, seconded by Groger and motion carried unanimously to approve the September 28, 1998 minutes as submitted. Informal Public Hearing -Subdivision Applicant: Honeywell, Inc. Address: 1885-1985 Douglas Drive, Golden Valley, Minnesota Purpose: To subdivide the existing property into three lots Director of Planning and Development, Mark Grimes, explained Honeywell's request to subdivide its existing one lot into three lots. He reviewed a colored map and then the preliminary plat showing where the three lots would be situated. Grimes said that Honeywell's prime purpose for the subdivision is to market Lot 1 because they no longer need this portion of land. The little league field sits on proposed Lot 1. Grimes further explained that the City has entered into discussions to acquire Lot 1 or portions of this lot. If the City does not succeed in its negotiations, Honeywell can sell to a potential buyer for an industrial use. Grimes continued his review by noting that Lot 3 is for drainage purposes and that his memo noted that this lot would be deeded to the City, but after preliminary discussions with the applicant, this area of ponding would be given to the City by easement. Grimes next reviewed the northeast area excluded from the plat. He said that there are some title issues that need to be resolved before this area can become part of the plat and the City Attorney suggested that the plat go ahead without this small area, but within some set time period the plat be amended to include this area. Grimes said this area is about one acre in size and could possibly be developed, but does not believe this is Honeywell's intent. Grimes said that when the City looks at subdivisions, it is concerned with various issues such as city sewer and water readily available to the site. In this case, city sewer and water can serve Lot 1. He said when Lot 1 is developed, ponding would be required and grading plans would need to be reviewed to show that it would not have an adverse impact on the surrounding properties. ~.~~., Minutes of the Golden Valley Planning Commission October 26, 1998 Page 2 Grimes told the commission the City has submitted to the County plat information as required. He said they may ask for additional right-of-way in order to achieve a 50-foot wide Douglas Drive. Staff has not yet received these comments. Grimes made final comments regarding staff recommendations for approval of the subdivision request. He said Condition No. 1, regarding the inclusion of the northeast area onto the Honeywell plat be done at this time, can be revised to read that Honeywell amend its plat within the next year or two to include this area. Grimes commented that Sandburg Road is now shown on the plat as dedicated by easement and said all streets should be dedicated on the final plat. He reviewed Condition No. 5, noting that the existing parking area on Lot 1 be removed because it would be in violation of the side yard setback. He added that there is adequate parking on the main campus now. Chair Pentel noted the applicant submitted detailed drainage for Lot 1 and a portion of Lot 2 and asked if the drainage from Lot 2 was adequate for Honeywell's current drainage needs. Grimes said that he had talked with City Engineer Jeff Oliver who felt that a detailed drainage plan for Lot 2 was not needed for this submission. Grimes added that if the Council requests this information, staff would have the information gathered, but would take a significant amount of time to prepare. Commissioner Martens asked if the existing pond would serve Lot 1. Grimes commented that Lot 1 would need its own ponding. Martens asked about regional ponding. Grimes commented that this could be looked at to determined if regional ponding could be accomplished by increasing the depth of the existing pond. He said it is the intent of Honeywell to sell off Lot 1, and they may not want runoff from this lot going into the pond. Grimes believes there would be adequate space on Lot 1 for ponding. Commissioner Kapsner asked Grimes to expound on the City's thought for excepting the ponding area from Honeywell because it then becomes the City's responsibility. Grimes said that the City has an easement to put stormwater runoff into the pond. He said he talked with the City Engineer who said that there has not been any maintenance with this pond, but in the future the City is looking at providing stormwater maintenance. Grimes told the commission that he had learned from Mr. Rousseau, from Honeywell, that they are draining the plant's cooling water into the pond and staff will need to study this issue some more. He questioned whether the City would want to get involved in this situation with the pond and cooling water. Pentel noted that property at the northeast corner had once been a gas station and asked if the tanks had been pulled. Grimes said the tanks were puffed at the time of demolition. He said that there are test wells throughout the Honeywell site, including Lot 1 and the site is continuously monitored under MPCA order. Martens asked whether park dedication was still a necessity when the owner is also dedicating street property and pond property. Grimes said the City has the right to ask for a dedication of ~.... Minutes of the Golden Valley Planning Commission October 26, 1998 Page 3 up to 10% of the land or 10% of the value of the undeveloped land. He said he has talked with the City Attorney and. Park and Rec Director concerning the need for a park dedication and could request also a storm ponding dedication. Pentel asked Grimes if he knew the size of the little league field. Grimes said he believes it is approximately 2+ acres. Commissioner Groger commented that it makes sense to separate Lot 3 (ponding) if it is given to the City. He questioned what would happen to this piece of property if it were not given to the City, could it some day be developed. Grimes commented that the City now has a perpetual easement over this portion of land and the City would have to vacate it in order for someone to develop it. The commission and staff discussed whether Lot 3 needed to exist. John Rousseau, representative for Honeywell, said because there is an existing easement over the ponding area at the southeast corner and saw no need to create a separate lot for it. He added that Honeywell does not pay taxes on this easement area. Groger asked Rousseau if he could guarantee that nothing would ever be constructed on the northeast corner of the property. Rousseau said Honeywell has not developed any plans for this site. He noted that Douglas Drive is the front door into Honeywell and if the property should be developed some day, it would be done well because it's a reflection on Honeywell. Pentel asked Rousseau if any of the parking spaces were needed on the proposed Lot 1. Rousseau said no that there are approximately 2300 parking spaces available with 2000 employees. He said that there is adequate parking now, and if needed, additional land is available that could be developed into parking spaces. Chair Pentel opened the informal public hearing. John Marudas, 1940 Maryland Avenue North, is concerned about the subdivision and how Lot 1 could be developed to the south near the railroad tracks. Grimes explained where the lots would be created by reviewing the preliminary plat. He noted there is a significant drop at the south end of proposed Lot 1 so it would be doubtful if much land could be developed near the railroad tracks. Keith Heimer, 6405 Hampshire Place, said his property is located south of the pond and has concerns about ponding on the site. He asked what was in the cooling water and where the cooling water goes that comes from Honeywell once it leaves the pond. Mr. Rousseau said the cooling water is clean well water that is pumped out of the ground, circulated through cooling equipment and then goes into the pond. Honeywell has a permit from the MPCA and Corp of Engineers for the cooling water to go into the pond. He said that samples are taken of the water and reviewed on a yearly basis and no chemicals are in the water. Grimes said the water eventually goes. into Bassett Creek. 1 ~,3 Minutes of the Golden Valley Planning Commission October 26, 1998 Page 4 Pentel asked if the pond has been dredged or sediment removed from it. Grimes said no maintenance has been performed on this pond. Pentel commented on a Surface Water Management Plan that said this pond should be maintained so it continues to be a good holding pond. Mr. Heimer talked about the number of ducks that habit this pond and is concerned about the amount of droppings and the environmental impact this may have on the surrounding area. He said he would like to see information on this for health concerns. Mr. Heimer said he was concerned about the traffic that comes onto Douglas Drive from Honeywell and by adding another entrance, it would make it even worse. He was also concerned about contaminants from the old gas station and questioned if the soil had been examined. He feels that if contaminants exist, they would migrate to the ponding area. Grimes said that when the tanks on the gas station site were removed in the 1980's, he was not sure whether the MPCA monitored this. He added that Mr. Rousseau said the MPCA on a yearly basis monitors the ground water in this area. Pentel asked if Lot 1 is created, where would the access be located. Grimes said that Honeywell would probably not want an easement over its main campus because of security issues and that he believed access would be onto Sandburg Road. Pentel closed the informal public hearing. Pentel said she was concerned with the platting requirements regarding the boundaries at the northeast corner and then the ponding area at the southeast corner. Grimes commented that Lot 2 and Lot 3 boundaries are clear. The commission should decide whether Lot 3 be included in the platting process, it can go either way. He also said staff has not received the County's comments so these comments, along with the final park dedication comments, would need to be addressed at the council level. Grimes said the northeast corner would be made a part of Lot 2, the main campus, and a specific time should be included in the conditions as to when this should occur. He added that Honeywell has owned this property for a number of years and doubts Honeywell would develop it. He said the City does not have a limited size for development in its Industrial district, so this piece of land could be developed, but believes an acre in size is a bit small for development, especially if the property is on a corner and the property across the street is zoned single-family. The front setback for the proposed property would be even greater. Martens asked staff if Lot 3 should be .included and asked about past policy. Grimes said it doesn't make much difference and was surprised when the plat came in with the pond on its own lot because the City usually gets an easement over this type of use. Groger said it would be his preference to include the existing ponding area with Lot 2. Pentel agreed that Condition No. 6 be striked (creation of Lot 3), but questioned Condition No. 1 concerning the time frame to include the northeast corner into the Honeywell plat. Martens asked if this approach could be taken. Grimes commented that the City Attorney suggested this course of action, that it be included in the plat within a particular time period. ~~ -._~ F3`~r~ Minutes of the Golden Valley Planning Commission October 26, 1998 Page 5 MOVED by Martens, seconded by Groger and motion carried 6-0 (one commissioner absent) to recommend to the City Council approval of the subdivision of the Honeywell Addition with the following conditions: 1. Honeywell add the property found at the northeast corner of the plat, which measures 216 feet by 262 feet, to the final plat within one year of plat approval by the council. 2. If requested by Hennepin County, Honeywell shall dedicate additional right-of-way for Douglas Drive. 3. All drainage and utility easements required by the City Engineer shall be shown on the final plat. 4. All streets shall be dedicated on the final plat. 5. Prior to approval of the final plat, the parking lot shown on Lot 1 shall be removed. The parking area at the west end of Lot 2 shall be modified in order to provide for the required 10-foot sideyard setback from its west property line. 6. The subdivision is subject to park dedication requirements as outlined in the Subdivision code. The amount of the park dedication shall be determined prior to the final plat being approved by the City Council. 7. An easement shall be shown on the final plat over the southeast corner (pond) as described in the existing easement document in the City's file. Reports on Meetings of the Housing and Redevelopment Authority. Citv Council and Board of Zoning Appeals Director Grimes reported on the October 20 City Council meeting regarding the Xenia Avenue extension. IV. Other Business No other business was presented. V. Adjournment Chair Pentel adjourned the. meeting at 7:50pm. 1