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05-22-00 PC Minutes . - . e . Regular Meeting of the Golden Valley Planning Commission May 22, 2000 A regular meeting of the Golden Valley Planning Commission was held at the Golden Valley City Hall, Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota on Monday, May 22, 2000. Chair Pentel called the meeting to order at 7:00 P.M. Those present were: Chair Pentel, Commissioners Eck, Shaffer, Groger, and Hoffman; absent were Rasmussen and McAleese. Also present were Director of Planning and Development Mark Grimes and Recording Secretary Heidi Reinke. I. Approval of Minutes - May 8, 2000 Pentel noted a change on page 4, section B. The statement reads, "Pentel commented... The code does not require enough information to be brought to the Commission. It is not enough information for the Commission to make a decision." This comment would be better stated as follows, "The Planning Commission could make a better decision with more information at the PUD stage." MOVED by Eck, seconded by Shaffer, and motion carried unanimously to approve the May 8, 2000 minutes with the above corrections. n. Informal Public Hearing - Conditional Use Permit (No. 83) Applicant: Rick Anderson (Rico's Kickboxing Club) Address: 1200 Mendelssohn Avenue North, Golden Valley, Minnesota Purpose: To allow by Conditional Use Permit a kickboxing business as found under the Industrial Zoning District - Conditional Uses - Section 11.36, Subd. 4(A) All conditional uses as provided for in the Light Industrial Zoning District - See Light Industrial Zoning District - Conditional Uses, Section 11.35, Subd. 4(K)- Health, fitness and/or exercise facilities, including dance studio, gymnastic training, weight lifting studio, aerobic exercise and gymnasiums. Director of Planning and Development Mark Grimes stated the request by Rick Anderson. Anderson is proposing to lease an existing building at 1200 Mendelssohn Avenue North to house his business, Rico's Kickboxing Club. He currently operates this same business at 725 Winnetka Avenue North in the Tower Square strip mall in Golden Valley, and is relocating to accommodate the "Area B" re-development that has been recently approved by the City Council. He showed the zoning map and pointed out the location of the proposed Kickboxing Club. Grimes said the City Code requires a Conditional Use Permit for this type of use in the Industrial zoning district: "Health, fitness and/or exercise facilities, including dance studio, gymnastics training, weight lifting studio, aerobic exercise and gymnasiums." Grimes said the building in which he plans to operate is an office/warehouse building with approximately 51,000 sq.ft. The business would use a space of approximately 4,500 sq.ft. The Kickboxing Club requires a small amount of parking, to allow for a maximum of 17 persons at one time. Most classes would be held in the evening; and therefore, would not conflict with parking from other businesses. The Code requires five parking stalls for the Club. The overall site has 135 parking spaces. This amount of parking Minutes of the Golden Valley Planning Commission May 22, 2000 Page 2 is more than adequate for the tenants of the building. Mr. Anderson indicated that parking is located in . the front and behind the facility. The parking lot on the north side of the property does not meet setback requirements; and therefore, is considered non-conforming. However, according to Section 11.90, Subd. 2, of City Code relating to non-conforming uses, this is not an issue since the building footprint is not proposed to be changed. Grimes stated that Staff has noted four recommendations for approval, as follows: 1. The paved asphalt parking area shall be the only location where motor vehicles may be parked. No parking shall be allowed within the required landscape area. 2. Any signage for the building must meet the signage requirements of the City's Inspections Department. 3. All other applicable local, state, and federal requirements shall be met. 4. Failure to comply with one or more of the above conditions shall be grounds for revocation ofthe conditional use permit. Pentel inquired about the signage limitations for this area. Grimes replied the proposed window signage is permitted and hopes it will be done tastefully. He noted that there is several of these types of use e throughout the Industrial district and seems to be quite successful. Rick Anderson, 17800 19th Avenue North-Plymouth, presented his proposal for the Kickboxing Club. The hours of the club include: weekday classes in the evenings, beginning at 5:45 P.M., on Saturday at 9 A.M., and will be closed on Sunday. The signage will follow the stipulations of the City Code. He has a clientele that will follow the Club to the new location. Chair Pentel opened the informal public hearing; seeing and hearing no one; she closed the informal . public hearing. Shaffer commented that parking should not be an issue, due to the hours of operation. MOVED by Groger, seconded by Hoffman, and motion carried unanimously to allow by Conditional Use Permit a kickboxing business at 1200 Mendelssohn Avenue North. III. Informal Public Hearing - Rezoning e Applicant: SVK Development, Inc. Address: 2205-2209 Winnetka Avenue, Lot 1, Block 1, and Outlot 1, Marimac Addition and Outlot 1, Anderson's Addition Purpose: Rezone the subject properties from single-family residential R-2 (Two-Family) which would allow for the construction of townhomes on the vacant land and rezone the existing duplex at 2205-09 Winnetka Avenue North IV. Informal Public Hearing-Preliminary Design Plan Review for Golden Meadows Addition, Planned Unit Development (p.U.D.) No. 89 Applicant: SVK Development, Inc. . . - . Minutes of the Golden Valley Planning Commission May 22, 2000 Page 3 Address: Lots I and 2, Block 1, and Outlot I, Marimac Addition and Outlot 1, Anderson's Addition- Purpose: To allow for the construction of two-family townhomes on the vacant portions of property for the subject Golden Meadows Addition, P.U.D. No. 89. Director of Planning and Development Grimes presented the request by SVK Development for a P.U.D. that would include one existing single-family home, one existing two-family home and the future construction of five duplexes with a total of 10 units. He said there are 2.73 acres in the proposed PUD area, and since the proposal is primarily for two-family dwellings, the underlying zoning must be changed from Single-Family Residential to R-2 (Two-Family). Grimes said the five two-family homes with 10 units are "for-sale" homes. He said the existing single- family home at 2125 Winnetka Avenue was recently moved to its present location by SVK Development. It will soon be on the market for sale as a single-family residence. The existing two-family home at 2205- 2209 Winnetka Avenue was recently purchased by SVK. The proposed PUD would create a new, smaller lot for the existing two-family dwelling. Grimes stated that the General Land Use Plan Map that was approved by the City Council in 1999 designates this area for Low-Density residential uses. The Plan indicates that low density residential is 0- 5 units per acre. Because the proposed PUD would have less than five units an acre, the General Land Use Plan does not have to be amended for this use. There is an industrial/commercial area that exists north and east of the intersection of 23rd and Winnetka. This area includes the Public Storage site, northeast of the proposed PUD. There are four two-family buildings located along the east side of Winnetka Avenue, across from the proposed PUD. These units were built in the early 1980's as part of a small PUD. This is about the same time the existing two-family home, within the proposed PUD, was constructed. The four double homes along the east side of Winnetka directly abut only one single-family home to the south. Grimes said that the existing single-family homes, located on the block, are about 12,000 to 15,000 sq.ft. in area. The homes on the surrounding blocks have similar lot sizes. He explained the history of the block. e Grimes stated that the proposed rezoning would allow, through the PUD process, ten additional housing units that would have access from Valders. It is estimated that these ten units, accessed by Valders Avenue, would generate 100 additional trips each day. The local street system has the capacity to handle the additional traffic. However, those homeowners, along Valders between 23rd and Winnetka Heights Drive, would experience 100 additional trips with some going north and some going south on Valders. . Grimes said staff is generally not in favor of cul-de-sacs. However, this is a unique situation where a cul- de-sac provides for the best access solution for either double-homes or single-family homes. Staff does not recommend access to this development from Winnetka Avenue. The County Public Works Department is opposed to providing access to this development from Winnetka A venue due to high traffic counts on Winnetka Avenue. Grimes stated that this development helps the City to meet one of its Livable Community goals. The proposed townhomes would start at a selling price of $250,000. Golden Valley has a need for this type of housing, a maintenance-free living situation. He suggested the Commission address how to make this development more compatible with the neighborhood. Minutes of the Golden Valley Planning Commission May 22, 2000 Page 4 Pentel said that none of the proposed townhomes around the cul-de-sac meet the 35- foot setback. The . houses on the southern portion may meet the rear setbacks. A variety of these homes do not meet the side yard setback. Grimes commented that four single-family homes could be accommodated in the proposed PUD area. Because a cul-de-sac is required, the lots have to be reduced. Pentel noted that all units have to be sprinkled and a fire hydrant needs to be provided per the memo from the Deputy Fire Marshal. She noted the proposed storm water holding pond on the north side. Groger commented that Valders has a 50-foot right-of-way, and the new street would be 28 feet wide. Grimes noted that the City is leaning towards narrower streets, which slow traffic and are more pedestrian friendly. Groger said that he is concerned about the lack of parking on the small cul-de-sac. If anyone has a party or social gathering, people will have to park in front of the homes on Valders. Grimes said the townhomes would have two-car garages, and the driveway has the width for another two cars for parking. He added the cul-de-sac has space for 3-4 parked cars. Groger noted that most of the single-family lots in the neighborhood are typically 100 feet in width. He _ said it seems odd to allow someone to move a house into the neighborhood that does not meet the standards of the neighborhood. Grimes said the lots meet the minimum lot size requirement. Dick Curry, SVK Development, presented the proposal. There is room for nose-in parking along the cul- de-sac. There are also several areas where there could be additional parking. The development is not very dense according to MET Council standards. . Curry described the type of architecture construction of the townhomes. The layout and style would be similar to the housing complex of 72 units in St. Louis Park. He showed an elevation of the twin homes. He noted the front gives the appearance of a single-family home, which is compatible with the neighborhood. The units provide housing for those that do not want to, or cannot do, outdoor maintenance. SVK Development currently owns and maintains the subject properties. Curry said the units would sell from $225,000 to $300,000. Pentel inquired about restoration on the existing townhome. Curry said these two units require a great deal of renovation. He said interior would be done first and then exterior work would begin. Curry added that this property would remain as rental property. - Chair Pentel opened the informal public hearing. Kathleen Thorsell, 2041 V alders Avenue, said that she is not opposed to having a development in this area. She has lived in Golden Valley for 34 years and was always aware ofthe possible construction ofa street with single-family homes. She is in favor of affordable housing, but was surprised with the proposed price of these homes. She visited the development in St. Louis Park, which was attractive. Thorsell said that the additional traffic generation causes some concern. She does not feel that this development fits into the character of the neighborhood. Edward Muszynski, 7925 23rd Ave North, voiced concern about the creation of a storm water holding pond behind his home. He believes the resale value of his home will decrease if a pond is created. He . Minutes of the Golden Valley Planning Commission May 22, 2000 Page 5 . also visited the development in St. Louis Park. He noted that there was virtually no on street parking in the development. He is not in favor of the development. Curry mentioned, in response to a question, that the rental property could possibly be transformed into a triplex. Grimes noted that the PUD would have to be amended if another unit were added. Michael Jorgenson, 2200 Valders Avenue, is concerned with the traffic situation. He said there would be no room to park on the 28-foot wide street and would prefer a street with access to Winnetka Avenue rather than a cul-de-sac. The proposed homes are not complementary to the existing neighborhood. He also visited the development in St. Louis Park and felt that there was a lack of parking. Curry said that he lives in the development in St. Louis Park. There are nose-in stalls for parking and very seldom does he see a problem with parking. e Scott Kevitt, SVK Development, said the driveways should accommodate four parked cars. SVK will follow the City Code as to orientation of the houses on the sites. SVK would also follow the City guidelines for on-street parking. John Blythe, 2140 Valders Avenue, voiced concerned with the unmet setbacks. He would like the neighborhood to remain single-family housing. He is also concerned with the additional traffic generation. . Susan Stenson, 2225 Valders Avenue, voiced concerned with the increase in traffic and appearance of the neighborhood. Joy Gerber, 2135 Valders Avenue, moved into the area in 1965. The developer seems to be asking for the exception to the rule on all issues for the development. The City has a code for a reason. The buildings do not fit into the layout of the neighborhood. e Pat Harmon, 2050 Valders Avenue, said that Valders drops down in elevation and the land is swampy in the proposed area. She inquired how the developers plan to build on the swampy ground. Pentel said the builders use cut and fill. Kevitt said the townhouses would be built slightly higher, at 3 feet above the curb. The houses on the south side would not be a total walkout, but would be "look-outs" where the lower level would have windows, not a door. The units on the north side are higher. Shirley VanLasberg, 8130 23rd Avenue, stated concerns about the additional traffic generation. More accidents are occurring in the area. The additional traffic will only add to the increase in accidents. She is also concerned about the water table on the property. In the past, the high water table has dissuaded people from buying the land. She inquired if the ponding would fully address the problem. Jan Fritze, 2105 V alders Avenue, inquired about the current code setbacks versus what is being proposed. Grimes said that there is a 35-foot setback from the street. The proposed homes have a 15-foot setback from the street. The side yard requirement is 15 feet. Most of the lots could meet the side yard setbacks. The rear setback equals 20% of the lot depth. The lots seem to meet the rear setback. . Mark Thorsell, 2041 Valders Avenue, said that he was denied a I-foot setback in the past. The proposed architecture is not congruent or complementary with the existing neighborhood. He is not opposed to developing the area, but the architecture and density is not complementary to the neighborhood. The Minutes of the Golden Valley Planning Commission May 22, 2000 Page 6 existing multiple dwelling is proposed to be rented. Most of the dwellings in the neighborhood are owner . occupied. His last concern is with the lack of parking for the development and along V alders Avenue. Karin Glasgow Van Vleet, 8071 Winnetka Heights Drive, stated a concern about the proposed density of the development. She would like the neighborhood to remain single-family. It is a quiet residential neighborhood without lots of traffic. Grimes commented that the developer has committed to the construction of the street. He said that a sidewalk had not yet been proposed. Grimes stated the City Engineer has prepared a report regarding the engineering issues of the development. The drainage will go into the pond. There are existing storm sewers to the north and east. Run off would be directed to the pond and then into the storm sewers. If single-family homes were put into this area, the pond would have to be created. Joy Gerber, 2135 Valders Avenue, inquired if the cul-de-sac would be large enough to accommodate emergency vehicles. Grimes said the Public Safety Director and City Engineer have reviewed this issue. The cul-de-sac will be large enough to accommodate fire trucks, emergency vehicles, garbage trucks and recycling trucks, with cars parked along the side. e Pentel told the audience the City Council would review these items at its meeting of June 20. She said those property owners who received a notice for the Planning Commission meeting would also receive a notice for the City Council meeting. She added that despite the Commission's decision, the applicant could take the proposal forward for Council consideration. Pentel said the Commission is responsible for reviewing the preliminary design phase and make recommendations to the City Council. Jim Gerber, 2135 Valders North, stated his concern for the resale value of their homes. . Chair Pentel closed the informal public hearing. Pentel stated that the rezoning and Preliminary Design Plan would be voted on separately. Groger said that rezoning was a difficult issue. He questioned whether the properties could be ~ appropriately zoned in the R-2 district for multiple-family housing. If the street provided access onto W' Winnetka, there would be less impact to the residential neighborhood to the west. This proposal was reminiscent of the discussion for a proposal of double bungalows on three lots along Winnetka, which was voted down. He is in favor of encouraging a variety of housing types throughout the City. The City also has the obligation of protecting and enhancing existing neighborhoods. The subject property has single-family homes on three sides. It would be a disservice to the existing neighborhood to change the character of the area by allowing a multiple-family housingto be built. Hoffman agreed with Groger's statements. After hearing the neighbors' concerns, he also cannot support the issue. Eck stated that the traffic issue is not a serious issue. The additional 100 trips would be spaced over 12- 16 hours; and therefore, it would amount to a small number of additional trips per hour. He believes that this proposal is not in the character with the existing neighborhood. Shaffer said that this parcel may never get developed. If the area were to stay single-family, a developer might not be able to support the cost of building a new street for the density of the area. However, the . Minutes of the Golden Valley Planning Commission May 22, 2000 Page 7 . proposal is too dense for the neighborhood. The double homes may cause some problems for the neighbors. By rezoning this area, the City would be promoting spot zoning. He is not in favor of the rezoning. Pentel said that she agreed with other members of the Commission. The rezoning would be spot zoning. She cannot support the rezoning. The proposal does not seem appropriate for this neighborhood. MOVED by Groger, seconded by Hoffman, and motion carried unanimously (5-0, two commissioners absent) to deny the rezoning of the subject properties from single-family residential R-2 (Two-Family). MOVED by Shaffer, seconded by Eck, and motion carried unanimously (5-0, two commissioners absent) to deny the Preliminary Design Plan forGolden Meadows Addition, P.U.D. No. 89 that would allow for he construction of 10 townhome units on the subject property. V. Informal Public Hearing - Preliminary Plat e Applicant: City of Golden Valley Address: That area bounded by Glenwood Avenue on the South, vacated Turner's Crossroad on the East (west of Meadowbrook School), and the former Soo Line Railroad on the West and North. Purpose: The plat would create one lot, including right-of-way for Xenia and Glenwood Avenue. . Director of Planning and Development Mark Grimes presented the proposal of a plat that would create one lot, including right-of-way for Xenia and Glenwood Avenue. The City of Golden Valley is proposing a consolidation of properties that it owns west of Meadowbrook School near the intersection of Glenwood Avenue and Xenia Avenue. The consolidation would create one e lot with right-of-way for the existing Xenia Avenue and Glenwood Avenue. The total size of the area to be consolidated is 3.8 acres. The one lot that would be created is 1.4 acres in area. The area to be consolidated currently consists of 7 parcels and the west half of vacated Turners Crossroad north of Glenwood Avenue. Grimes stated that the properties that make up the consolidation were purchased by the City of Golden Valley in 1998 and 1999 for construction of Xenia Avenue, north of Glenwood Avenue. This property is currently designated on the Comprehensive Plan for Schools and Religious Facilities. The proposal would eliminate the property lines and eventually be part of a subdivision. Grimes said the purpose of replatting the property is to "clean-up" any title issues. This should present for a smooth transition for the creation of a plat for the proposed P. U.D. to be submitted by the Hopkins School District. An unusual point of interest is the large right-of-way for Xenia Avenue. Pentel said that the right-of-way is for the City to do maintenance along the property. Grimes noted the City should receive an application from the School District shortly for the creation of two lots and the construction of an addition on the property owned by the City. The Preliminary Design Plan will then be presented to the Planning Commission for review. Grimes said there are some issues . regarding setbacks and drainage. Minutes ofthe Golden Valley Planning Commission May 22, 2000 Page 8 Hoffman inquired if the Public Works Department felt that there was enough property to create a . legitimate lot. Grimes said that the lot on the west side of Xenia is very narrow. It will be added to the street right-of-way. Chair Pentel opened the informal public hearing. Rod Wooten, 5600 Loring Lane, inquired why the public notification is only for 500 feet. He is concerned with the increased traffic flow. Grimes said the City's requirement is to notify those property owners within 500 feet ofa proposal. Pentel said she would take his name and address of Mr. Wooten and notify him when the PUD proposal comes to the Planning Commission for review. Chair Pentel closed the informal public hearing. Shaffer stated that he was in favor of the replatting. MOVED by Shaffer, seconded by Eck, and motion carried 4 to I (two commissioners absent) to approve the Preliminary Plat that would create one lot including right-of-way for Xenia and Glenwood Avenue. VI. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals, and other Meetings e Shaffer attended the Board of Zoning Appeals meeting. He said one ofthe issues was for a front yard setback. He believed that the Board acted correctly when not granting the variance because all the houses in the neighborhood line up at the same distance from the street. He said the applicants were asking for an 8- foot variance. Shaffer said the variance would have given more character to the neighborhood, but the Board voted against the proposal due to the code's requirement of a 35-foot setback and no hardship issue. . Grimes said the City staff beginning discussions on revising the City's zoning code and would begin with the Residential zoning district. He suggested that a decrease in the amount of the front setback to 25 or 30 feet may be looked at. Groger attended the Sidewalk Committee meeting. The Committee talked about a proposed sidewalk along Douglas Drive, south of Duluth Street. The proposed sidewalk could stretch all the way to Highway e 55, where a trail begins. A top priority for the Committee is to create uniform crosswalks along Highway 55. These sidewalks could have similar design features, striping, and signage. Eck attended the City Council meeting. The Council approved the Kings Valley Preliminary Design Plan amendment. Hoffman attended the Laurel/Winnetka meeting. There were two proposals for the meeting. Eck noted that the next meeting for Laurel/Winnetka is on Wednesday. They will address the redesign for Laurel and Pennsylvania Avenue. The objective is to get traffic off of Laurel A venue prior to Winnetka Avenue. . . e . e . Minutes of the Golden Valley Planning Commission May 22, 2000 Page 9 VII. Other Business Pentel said the City wants a Planning Commission representative for the task force on the Sheriffs property. McAleese and Pentel have been on the Housing Task force. One of them would like to be the Task Force representative. The Commission members agreed to this request. VIII. Adjournment The meeting was adjourned at 9:00 P.M.