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09-11-06 PC Minutes e Regular Meeting of the Golden Valley Planning Commission Sept ember 11, 2006 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 11, 2006. Chair Keysser called the meeting to order at 7 pm. Those present were Planning Commissioners Cera, Eck, Keysser, Kluchka, McCarty, Schmidgall and Waldhauser. Also present was Planning Intern Aaron Hanauer and Administrative Assistant Lisa Wittman. Director of Planning and Development Mark Grimes was absent. 1. Approval of Minutes August 28, 2006 Joint Planning Commission/Environmental Commission Meeting MOVED by Waldhauser, seconded by Schmidgall and motion carried unanimously to approve the above referenced minutes as submitted. August 28, 2006 Planning Commission Meeting McCarty referred to the second paragraph on page three and stated that the word "designed" should be "designing". e MOVED by Eck, seconded by McCarty and motion carried unanimously to approve the above referenced minutes with the noted correction. 2. Informal Public Hearing - Subdivision SU12-11 and Subdivision Variances - 5609 Olson Memorial Highway Applicant: Matt Pavek Address: 5609 Olson Memorial Highway Purpose: The Subdivision would create four separate lots in order to construct four new homes. Hanauer explained that the applicant, Matt Pavek, is proposing to subdivide the property located at 5609 Olson Memorial Highway into four single family lots. He referred to an aerial photo and explained that the subject property is currently three separate lots but the 5609 Olson Memorial Highway property is the only one that has street access. He stated that this property was used as a tree service business until 2000 and in 2005 a different developer proposed a PUD for this site that would have allowed for eight homes to be built but that proposal was withdrawn before it received Council approval. e Minutes of the Golden Valley Planning Commission September 11, 2006 Page 2 . Hanauer explained that Pavek decided not propose this as a PUD but rather a subdivision. One reason is that it will be easier to come closer to meeting subdivision regulations, rather than the PUD regulations. Hanauer referred to the site plan and explained that all of the proposed lots will exceed the 10,000 square foot area requirement however, only one of the lots has street access so they will share a private driveway which will require a variance from the Subdivision ordinance. Hanauer stated that the applicant is also requesting variances from the Subdivision ordinance to allow Lot 3 to be 75 feet in width instead of the required 80 feet and Lot 4 to be 74 feet width instead of the required 80 feet. Hanauer stated that each lot will be custom graded and since this project is under two acres in size a stormwater pond is not required but it will require a review and comments from the Bassett Creek Watershed Commission. He stated that the homes on Lots 2, 3 and 4 will be required to have fire suppression systems installed and this project will also require a development agreement. He added that staff is also recommending that there be no future Zoning Code variances allowed on any homes being built as a part of this Subdivision. Peter Knaeble, Terra Engineering, Applicant, gave the Planning Commission a rendering of the proposed subdivision and explained that he has been working with City staff since May on this subdivision proposal. e Knaeble stated that most of the staff concerns have been resolved such as increasing the driveway width from 14 feet to 16 feet with no parking signs on both sides. He stated that they had a neighborhood meeting and did studies regarding the median lot size in the area and that what they are proposing is consistent with the surrounding properties. He referred to the existing trees on the property and stated that they are proposing to save 12 to 13 more trees than what was proposed by the previous developer in 2005. He referred to the site plan and clarified that they are not requesting variances from the side yard setback requirements as originally proposed. They will be following the 12.5 foot side yard requirement for all of the lots. He added that he expects the homes to be in the $400,000 to $600,000 range and that this proposal will be a good transition between the older homes to the east and the newer homes to the west. Keysser asked if rain gardens were discussed as an option when planning this project. Knaeble stated that since the area is less than 2 acres they are not required to meet any water quality requirements. Waldhauser asked about the size of the homes, including the garage space. Knaeble said he didn't know that information yet because the homes will be custom built but he thinks they will be in the 2,400 to 2,800 square foot range with either two or three car garages. Keysser asked if there will be one builder for all four homes. Knaeble said that is what they would like to do. e Minutes of the Golden Valley Planning Commission September 11, 2006 Page 3 e Waldhauser asked if it was correct that the access driveway will be on Turners Crossroad. Knaeble said that was correct and added that he would like the new homes to have Turners Crossroad addresses. Keysser said that it seems like a nuisance for the homeowners at 5605 Olson Memorial Highway to have to change their address. Knaeble said it would be easier to market them and easier to find them with a Turners Crossroad address. Cera asked who would be responsible for the maintenance of the common, private driveway. Knaeble said the driveway would be maintained by all four property owners and that a deeded access and perpetual maintenance agreement will be filed for all four properties. Keysser asked if there is going to be a homeowners association. Knaeble said no, just the perpetual maintenance agreement for the driveway. Keysser opened the public hearing. Laurie Heilman, 5605 Olson Memorial Highway, stated that she likes this plan and it makes more sense to her than the plan proposed in 2005. She added that she wouldn't have a problem changing her address to a Turners Crossroad address and that she would like the Planning Commission to move this proposal forward. e Seeing and hearing no one else wishing to speak, Keysser closed the public hearing. Schmidgall stated that he supported the previous proposal for this property and this plan has several improvements. He said it would be a shame to see this property land locked and not being used. Keysser stated that he knows that the City Council has concerns about giving variances to the Subdivision Code. Schmidgall said he knows Golden Valley tries to stay away from "flag" lots but if this proposal isn't approved the only other choice for this property is to build one house. Keysser said he is a little uncomfortable with the subdivision variances being requested but he is willing to support this proposal because it is a unique lot. Cera stated that he has mixed feelings about this proposal because there are many lots that could become "flag" lots once subdivided and that makes him a little nervous. Eck said he likes the way the houses are proposed to be laid out. He said he knows that staff has said no more "flag" lots but this proposal is a little different than one house being stuck behind another. He said if this property is going to be utilized in any way this proposal seems reasonable. Waldhauser said she would also support this proposal because she doesn't see any other way that the land can be practically used. e Minutes of the Golden Valley Planning Commission September 11 , 2006 Page 4 . McCarty said he also like the proposed layout of the homes but questioned if the floodgates will be open by allowing this "flag" lot. He asked what they are going to do when the next person comes in wanting to do the same thing. Hanauer stated that one difference with this property is that it is three separate lots now and that others would be requesting to subdivide one lot. Kluchka said he has a concern about limiting the size of the proposed homes. He asked what types of tools the City has to make sure these new homes don't dwarf the homes around it. He asked how the City can ensure that Lots 3 and 4 don't get sold as one lot in order to build one big house on it. Keysser agreed that could be a risk. Schmidgall said he was slightly worried about not using Olson Memorial Highway addresses because it is a part of Golden Valley's history. Cera referred to condition number five in Mark Grimes' staff report and said he would like the word "setback" taken out and that it just read that there will be "no variances allowed". Knaeble said he wouldn't have a problem requiring all of the lots meet the City's zoning requirements. He asked the Planning Commission if they could make a recommendation regarding changing the address to Turners Crossroad addresses instead of Olson Memorial Highway. Schmidgall said he thinks that is outside of the Planning Commission purview. e MOVED by Eck, seconded by McCarty and motion carried 6 to 1 to approve the subdivision request and the request for variances from the subdivision code with the following conditions. Cera voted no. 1. The Preliminary Plans for Maywood Green dated 8/18/06 shall become a part of this approval. These plans were prepared by Terra Engineering. 2. The recommendations of City Engineer Jeff Oliver, PE, found in a memo to Mark Grimes, Director of Planning and Development and dated September 1, 2006 shall become a part of this approval. 3. The recommendations of the Chief of Fire and Inspections Mark Kuhnly found in a letter to Peter Knaeble, PE, of Terra Engineering and dated August 16, 2006 shall become a part of this approval. 4. A Subdivision Agreement will be required prior to approval of the final plat that will include the recommendations found in the memos from City Engineer Jeff Oliver, PE, and Chief of Fire and Inspections Mark Kuhnly. 5. The Subdivision Agreement will also include a requirement that deed restrictions be developed that will state that no variances be allowed after the lots in the subdivision are created. 6. A park dedication fee determined by the City Council will be paid prior to final plat approval. e . e e Minutes of the Golden Valley Planning Commission September 11, 2006 Page 5 3. Informal Public Hearing - Minor Subdivision/lot Consolidation SU11-08 - 5730 and 5750 Duluth Street Applicant: Local Government Information Systems (LOGIS) Address: 5730 and 5750 Duluth Street Purpose: The Lot Consolidation would combine two separate lots into one new lot in order to allow for the expansion of the existing building. Hanauer referred to a site plan and stated that the properties involved in this proposal total 1.5 acres. He referred to an aerial photo of the site and discussed the seven variances what were granted when the LOGIS building was originally constructed. He explained that the City requested that the building be moved back on the lot further away from Duluth Street. Hanauer explained that when this project is finished there will be 125 parking spaces and that the access driveway to the 5730 property will be eliminated. He added that the Bassett Creek Watershed Commission will be reviewing this proposal and a revised utility plan has been requested by staff. Kluchka asked if the drainage would be going into Bassett Creek and not to the existing pond located on the property. Hanauer stated that the drainage will go to an underground vault and then into to the existing pond. Cera asked if the north line of the proposed new building addition would follow the same line as the existing building. Hanauer said that the new building addition will follow along the same line as the existing and that LOGIS will be going to the Board of Zoning Appeals in September. Cera referred to the site plan and questioned the landscaped area along Duluth Street. Hanauer explained that the whole 35-foot front setback area is supposed to be landscaped, but LOGIS is asking for a variance for the parking lot to be located to within nine feet of the front property line along Duluth. Keysser noted that Hanauer's staff report said that the existing retaining wall will be reconstructed and asked if the new one will be the same height and style as the existing wall. Steve Irwin, Pope Associates, Architect for the project, stated that they will have to rebuild the retaining wall in order to accommodate the new building, but it would be the same height and style. Cera asked if the entire 35-foot front setback area were to be landscaped how much parking would be lost. Irwin said they would lose a whole row of parking. Hanauer added that his memo stated that the required amount of parking would be 58 spaces. That is incorrect they really need 113 parking spaces and LOGIS has additional parking demands when they have training classes at their site. Minutes of the Golden Valley Planning Commission September 11, 2006 Page 6 . Kluchka asked if LOGIS is concerned about people using their lot for overflow parking if the park and ride lot adjacent to them were to be full. Mike Garris, representing LOG IS, said that could be an issue but it would really take an effort to mistake the LOGIS parking lot for a park and ride overflow parking lot. Waldhauser asked the applicant if they really need the 125 parking spaces they are proposing and if their current lot is fully used as it is. Garris said LOGIS currently has 41 employees and there are 51 parking spaces. He said when their Board Members come to the site and when training is happening it is very hard to find a parking space. He said they have an arrangement with MnDOT for overflow parking for large meetings, but he thinks the 125 parking spaces being proposed will be filled several times a year. Kluchka asked if more staff is proposed to be added. Garris said there would be some new staff added. Schmidgall said it seems that 125 parking spaces would be appropriate. Cera asked about the percentage of impervious surface. Irwin said there will not be a large increase in the amount of impervious surface because there is currently a building and a parking lot covering most of the 5730 property. . Keysser opened the public hearing. Seeing and hearing no one wishing to comment, Keysser closed the public hearing. Waldhauser said she is concerned about the amount of parking. She said the existing LOGIS building is nicely landscaped and that more parking would virtually take up the whole space and leave no room for plantings at all. Keysser asked about width of the parking aisles. Irwin said the parking aisle widths are per City requirements. Keysser suggested making the drive aisle width narrower in order to get more green space along Duluth Street. Irwin stated the emergency vehicles need to have access to the site and along Duluth Street there is a distance of green space so there is a buffer. He added that the whole area along Duluth Street in front of their site will be fully landscaped. Kluchka said he shares the concern about the landscaping and that he'd like to make a compromise in order to get more landscaping. Keysser suggested they add requiring more landscaping as a condition of approval. Kluchka suggested language to encourage the maximization of landscaping as a condition of having a parking variance. Cera said he would like to make the words stronger. McCarty said the word "maximize" is too arbitrary. Waldhauser said that large "green" islands within the parking lot would also be good. Garris added that LOGIS added significantly more landscaping than what was required when their original building was constructed. e Schmidgall said he would be willing to cut the applicant some slack because the existing area to the west is very nicely landscaped. e 1. 2. 3. 4. e 5. 6. 4. e Minutes of the Golden Valley Planning Commission September 11, 2006 Page 7 Kluchka said his hope is to keep that landscaped area going and encourage the same as other sites in the area improve their properties. Cera suggested that the applicant show the Board of Zoning Appeals a color rendering of how the proposed landscaping will look. Kluchka said he would like to see an increase to the landscaping along the street. Kluchka asked about bicycle racks and stated that any opportunity for public art would be appreciated. MOVED by McCarty, seconded by Kluchka and motion carried unanimously to approve the request for a Minor Subdivision/Lot Consolidation for the properties located at 5730 and 5750 Duluth Street with the following conditions: The final plat will be consistent with the preliminary plat prepared by the applicant and submitted with the subdivision application dated August 10, 2006. The comments in the memo from City Engineer Jeff Oliver, PE dated September 1, 2006 shall become a part of this approval. The comments in the memo from Deputy Fire Marshal, Ed Anderson dated August 15, 2006 shall become a part of this approval. Comments from Hennepin County regarding this Lot Consolidation shall become a part of this approval. A photometric plan showing the proposed outdoor lighting shall be submitted before final plat approval. The front setback area along Duluth Street shall be fully landscaped. Informal Public Hearing - Conditional Use Permit #113 - 2500 Mendelssohn Ave. N. Applicant: Lena Enterprises, LLC (Stephen Saunders) Address: 2500 Mendelssohn Ave. N. Purpose: The Conditional Use Permit would allow the applicant to install a drive-through window in the existing building located in the Commercial Zoning district This proposal was tabled at the applicant's request. It will be on the September 25,2006 Planning Commission meeting agenda. --Short Recess-- Minutes of the Golden Valley Planning Commission September 11 , 2006 Page 8 e 5. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings No reports from other meetings were given. 6. Other Business Keysser reminded the Commissioners that he would like to meet with the City Engineer, Jeff Oliver to discuss drainage/stormwater issues. Wittman stated that Oliver is not available on Monday nights until the beginning of December. Keysser stated that he did not want to wait until December to meet with Oliver and asked the Commissioners about other nights during the week that could work with them. Keysser stated that he would like the subdivision/intill discussion to continue at their next meeting on September 25 and at that meeting he would like to establish the goals for this study. He added that would like to have their report submitted to the City Council in December. Hanauer stated that the Outdoor Lighting Ordinance will also be ready to go on the September 25,2006 agenda for a public hearing. 7. Adjournment e The meeting was adjourned at 8:45 pm. e