1976 Planning
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" . .
, AGENDA
PLANNING COMMISSION
November 2, 1976
I. CALL TO ORDER - 7:30 p.m.
2. ROLL CALL .
3. Presentation of Petition in Regard to Comprehensive Plan Changes
at 42nd/#18.
PUBLI C HEAR I NGS
4. Case 76-62 (Continued from 10-19-76) - Special Use Permit _
Rental Trucks - 6113 West Broadway - Robert Sylves-
ter, Petitioner.
5. Case 76-70 (Continued from 10-19-76) - Sign Plan - Variances _
Poste Haste Shopping Center
6. Case 76-73 Change in Apartment Project - Variance in Parking _
6007-6051 West Broadway - John Fischer, Petitioner
7. Case 76-74 Rezoning, PUD, Variances - Townhouse/Apartment
Project - Wisconsin Av~nue,Bass Lake Road area _
Boisclair Corporation, Petitioner
8. Case 76-75 Construction Plan Approval - Taco Bel I - Pennsyl-
vania/Bass Lake Road - Heskin and Associates,
Petitioner
OLD BUSINESS
9. Review of Animal CI inic On Wisconsin/Bass Lake Road
ON-GOING BUSINESS
10. Discussion of Comprehensive Plan - First Hearing Results and
Problem Areas
COMMITTEE REPORTS
II. Report of Codes and Standards Committee
12. Report of Land Use Committee
13. Report of Design and Review Committee
14. Report of Special Committee on Boulevard Encroachments
NEW BUSINESS
15. Review of Counci I Minutes of October 12, and 25, 1976
16. Approval of Commission Minutes of October 19, 1976
17. Additionql Comments/Suggestions from Commissioners, Staff and
Pub 1 ic
18. Announcements/Miscellaneous
19. Adjournment
,>-
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October 28, 1976
TO: Planning Commission
FROM: City Manager
SUBJECT, November 2, 1976 Agenda Items 9 and 10
.
Item 9 - Animal Clinic
In 1972, the Commission and Counci I went through a series of meetings to
work out a proposed animal hospital at the Southeast corner of Wisconsin
and Bass Lake Road. This took rezoning and amendment to the zoning text to
get done. Then the petitioner never constructed the cl inic. The lot is
now in the process of being sold to another vet for the same use. Several
questions came up. Is the old special use sti II good? I said "yes" if the
exact ~ame plan was used. Apparently, the new guy has something a bit dif-
ferent.
Second, what is going to happen to the corner under the new Comprehensive
Plan? I don't know, but it is now cal led out for R-4. I frankly don't
think this is right. The direct transfer of zoning would be R-O.
In any case, the attorney for the new buyer wants to talk to you. I would
suggest you tel I him that if the exact same 'plan is used (there is some
question on just what that was) he could probably go ahead now before any
final action is taken on the plan. If any changes are to be made, the entire
thing' should go back through the review process.
Item 10
If I understood your discussion last week right, you want to look at each of
the sections of the Plan as they were presented in the area hearings. The
first heari ng was J u I Y 27, 1976. There were some major areas of .concern _
36th and #18; the 30th/Louisiana Avenue area and the Xylon Avenue duplex
question. In addition, there are some questions of applying the new zoning
districts.
On 36th/#18 the owners are absplutely opposed to changing to R-3. They have
an attorney and wi I I fight to the end. The present LB would be R-O on the
direct transfer.
The 30th/Louisiana property is in three major parcels with a couple of small
lots. The one investment representative who attended the meeting has with-
drawn his opposition, but there is a question of who actually owns the old
Krause parcel which went into bankruptcy. The other two major owners were.
opposed and I have not heard from them.
The Xylon duplex question has been settled by Counci I action in turning down
the developer who came in with his duplex proposal.
The major zoning question is that of Midland. Should it be B-2 or B-4?
memo on problems -- Items 24,25,26,27,28,29,30,and 31 are
either developing as a.result of appl ication of the Plan proposal
f application of the new zoning districts and text.
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~ DATE: November 2, 1976
CASE: 76-73
PETITIONER: John R. Fischer
REQUEST: To Remodel 4 Florida Rooms into I Bedroom Apartment Units
LOCATION: West Broadway - 6007 - 6051
STAFF FINDINGS AND COMMENTS,
I. In Case 68-75, approval was given for a 68 unit PUD apartment
project just off West Broadway, North of what should be 60th
Street. That project had 4 bui Idings as shown on the attached
site plan (2 bui Idings attached in center). There are 34 each,
I bedroom and 2 bedroom units with four Florida (recreation) Rooms.
The present owner now wants to convert these Florida rooms into
four additional one bedroom apartment units. The problem appar-
ently is the same as the petition two years ago for 36th/Winnetka __
little use of the rooms and a need for more revenue.
2. The land area is 181,850 square feet. The present units require
170,000 square feet. Adding four I bedroom units wil I require
2,200 square feet per unit, or a total of 8,800 square feet of
land so the units could fit on the property.
3. Parking requirements when this project was approved were I garage
and I outside space per apartment. 'There are presently 77 parking
spaces and 70 garages. The present requirement is for I garage and
2 outside spaces. Two of the garages are currently being used for
storage. It would be difficult to add additional parking, though it
could be done by taking some green space.
Under current requirements there should be 72 enclosed spaces and
144 open spaces. As has been discussed before, the 2 open spaces
are probably more than needed, but I per unit is generally not
adequate. There have not been any problems with parking on the site
now, but at the same time there is I ittle extra parking space. Be-
cause of the layout there is no on-street parking of any type possi-
ble so everyone, visitors and renters, must park on-site.
5. One bedroom uni~s need 600 sq. ft. of floor area. The present
Florida Rooms have qbout 680 sq. ft. of space.
6. The specific action needed is approval of the PUD change with a
variance on parking.
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" BATE: November 2, 1976
CASE: 76-74
PETITIONER: Boisclair Corporation
REQUEST: Rezoning MR to TR, Approval of PUD, Special Use for Townhouse, Variance, Construction Approval
LOCATION: South of Bass Lake Road between Wisconsin and Country Club Market
STAFF FINOINGS AND COMME~TS:
I, The petitioner has taken an option on the Mil ter MR property on Bass Lake Road by Country Club. He is
proposing to construct a PUD development that would have 6 townhouse units fronting on Wisconsin Avenue
and a .4.1 unit apartment bui [ding on the East side of the tot exiting to Bass Lake Road.
In order the accomplish this development, it wi I J be necessary to rezone the TR proposal area to
TR zoning; approve a PUD for the total area, approv~ a special use for the TR units, approve a variance
in parking requirements and authorize a 'construction permit. There are some good and some bad points
to the proposa I . It should also be noted that the petitioner, Boisclair Corporation, is the developer
of the ,"elderly" bui Iding now under construction in Robbinsdale. This project in New Hope is one of
four separate sites that have been put together in a package by Boisclair in Crystal, New Hope and Rob-
binsdale. The total project includes 110 .elderly units and 34 fami Iy in Crystal, 47 fami Iy. units in this
New Hope project, and 45 fami Iy units in Robbinsdale. The housing wi I I be subsidized.
2, The property is now zoned MR. The prel iminary Comprehensive Plan calls for R-4 for the site. The TR
would be a downzoning from this, but would be in keeping with the general policy of attempting to provide
mid-density housing. The entire project is proposed for rental units so it is not in keeping with the
expressed pol icy of working toward "owner occupied" mid-density housing.
The townhouses are to be located on Wisconsin Avenue. There would be two structures of 3 units each,
sharing a common drive. The first 118.97 foot of depth back from Wisconsin is proposed to be zoned TR
to permit these units. The entire present parcel of land is to be kept as one parcel and the PUD wi I I
cover the entire project-TR and MR.
The parking variance -is to perm-it onOly one garage in TR. The ordinance requirement is for two garages
and one open space. The project has one enclosed and two open per unit. The units are two-story, with
a kitchen, IJving, room, 1/2 bath, storage room and garage downstairs and a bath and 3 bedrooms upstairs.
The exterior' is cedar plywood. The units contain about 1,214 square feet, the ordinance requires 1,200
square feet. This does include the 220 square feet of garage. Only 200 feet of the garage can b~ c
counted toward the 1,200 foot requirement.
There are two other TR requirements that might be a problem. The ordinance requires underground elec-
tr ica I powe r . While the services can be put underground, the lines in the area cannot since they affect
a large area.
There is, also a requirement for .400 square feet of recreational area on the site per unit.' As you can see
from the site plan there is more than this in open area. Nothing is shown anywhere on the site for speci-
fic recreational area .in terms of play equipment, swimming pool etc. There is also no definition of what
recreational area means. The site is next to the school fields so there is more than adequate open space
and play equipment within a short distance.
.
3, The apartment building is a three story walk-Up, gal ley building with four wings around a center court.
There are 22 one bed-room units, 13 two bedroom units and 6 three bedroom units. The building is cedar
plywood.
The one bedroom units have from 639 to 705 square feet. The two bedroom have 916 square feet of floor
and the three bedroom units from 1004 to 1123. These are wel I above our 500, 600 and 750 square foot re-
quirements.
The ordinance requires one enclosed and two open parkin9' spaces per apartment unit. The site plan has
41 garages and 85 open spaces. Plans have not been submitted for the garages, but supposedly there are
spaces provided to meet the ordinance. Plans are to be avai lable for the meeting.
4. The total site contains Just over 136,572 square feet of area. The land requirements for the units pro-
posed are:
6 TR at 5,800 square feet = 34,800 square feet
22 one bedroom at 2,200 square feet = 48,400 square feet
13 two bedroom at 2,800 square feet = 36,400 square feet
6 three bedroom at 2,800 square feet= 16.800 square feet
136,400 square feet
If the figures submitted by the developer are correct, the units just fit on the lot. The question is:
is the City getting additional items for the increased density under PUD?
5. Landscaping is a problem. The zoning is ~identiaJ as is the property to the North, South and West.
Therefore, ther.e is_no need for landscaping from a zoning separation point.
There are two landscaping concerns. First is that of ad i vis i on between the TR and MR. These are some-
what different types of uses and perhaps should be given further separaTion.
.
- 2 - .'
5. Screening is required when there are parking lots, or driveways to parking lots, with more tha~ six
spaces within 30 feet of residential zones. As you can see, the lot has a driveway and parking lot ~
all the way around the MR site. Therefore, screenfng could be required on al I sides. It is perhaps
better to leave the wide open spaces to the school property. The store parking to the East is no
problem; if anything they should be providing screening to this project. To the North there is other
residential and this should be screened.
6, The Design and Review raised questions about trash -- location and adequacy of the containers and the
lack o!.a focal point for entering the project.
Access for the MR is all to Bass Lake Road. Whi Ie the pol ice, the planners and the County would prefer
to see access to Wisconsin, the City has pretty weLl committed itself to not permitting this. The
County has asked for an access to the store lot.so the apartment renter does not need to go out on to
Bass Lake Road to visit the store.
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DATE, November 2, 1976
CASE: 76-75
PETITIONER: Heskin and Associates
REQUEST: Approval of Construction Plans
LOCATION: Northwest corner of Pennsylvania and Bass Lake Road
STAFF FINDINGS AND COMMENTS:
I. The Taco Bel I Restaurant proposal has been revised and is back before
you for consideration. A new factor has been entered into the situation.
The City Counci I, on Monday, October 25, 1976, declared a moratorium on
r.estaurant appl ications unti I such time as the Planning Commission can
review the problems, needs and regulations for these fast food type opera-
tions. Taco Bell had already been set for publ ic hearing. It is, there-
fore, recommended that the hearing be held to gather additional publ ic in-
put on the specific appl ication but that the final action be to table a
decision unti I such time as the consideration of the general problem is
comp I eted.
2. The revised site pian is attached. The building is the same one you saw
in the earl ier appl ication, relocated on the lot. The basic charge in
the site development proposal 6 to put the bui Iding in the Southeast cor-
ner of the lot. On a corner lot the petitioner can decide which side he
wishes to use as the front for setback purposes. By declaring Pennsyl~
vania the front, the Bass Lake Road setback is reduced to 35 feet. This
provides location flexibi I ity on the lot so the parking can be placed on
the West side of the building.
3. As you can see, the access to the building, parking, etc. is to the West.
The site plan apparentiy meets al I zoning requirements as to size, set-
backs, parking places etc. Access to the site is proposed for one curb
cut on Bass Lake Road. The landscaping is not specifically required in
the GB zone. There are two points at least that should be discussed on
the landscaping. First is that in the corner of the intersection several
junLper/pfitzer are proposed. Whi Ie low growing, they should perhaps be
pul led further back to assure that vision wil I be as open as possible
around this very busy intersection.
General I andscap i ng is not required in the GB zone. Business uses are
required to provide screening when adjacent to residential, but not on
the front side. The Pennsylvania Avenue side has been establ ished as the
front as noted above. Park i ng lots of more than 6 spaces within 30 feet
of res i dent i a I sha I! a I so be screened. The property to the North and West
is zoned LB and, therefore, no screening is required.
The question then is, is there a practical need for some additional screen-
ing simply as a matter of protection for the property to the East? For
examp Ie, whe,1 the cars pu Iii nto the three spaces to the South of the
bui Iding, lights will flash across to the first house on Pennsylvania.
4. The only real planning item in this case, other than the basic question'
of should a use of this type even be here, is that of the access. Whi Ie
the proposed layout does protect the first house or two on Pennsylvania
Istbls. a val id trade off for the many many people who drive on Bass LaKe
Road and the traffic in and out of the site itself. Adding another mid-
block access point on Bass Lake Road wil I result in a direct increase in
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the accident potential on the street. Any tratt i c person will te II you
that access should be from Pennsylvania. This whole issue is probably
not worth discussing since Crystql is opposed to the Pennsylvania Avenue
exit and there is the opposition of the people. Someplace, however, the
Gity must take a stand for general safety if cars are to continue to be
the major transportation.
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BILLS FCR APPROVAL AT MEETING OF November 3, 1976
THROUGH CHECK NO. 6412 IN THE Av.OUNT OF $ 1,663,233.29
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TOrAL PAYRO~
GEhERAL FUND $ 10.660.30 $ 204.00
SEWER & WATER FUl\TIJ $ 329.61 $
SWIMMING peOL $ 35.00 $
GaL.... CCURSE $ J69.93 $
ICE ARENA $ 412.93 $
LIQUCR #1 $ 236.54 $
LImoo #2 $ 2.116. ,9 $
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LI mOO #.3 $ 2,640.76 $
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CENTRAL GARAGE $ 753.15 $
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CENTRJ.L STORE $, $
COlMJNITY DEVELOPMENT $ $
STREET LIGHTING $ $
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FCRESTRY $ 74.00 $
OTHER $ $ ft
BOh'D & IN'lWEST PATIIDiTS $
TEMPORARY FINANCE $ 1,542.475.00
CHECK CASHING $ 45,000.00
~E~ERQJECTS
No. Amount
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311 99,330.31
322 , 17.60
323 13.49
309 2,363.23
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TOTAL IMPROVEMENTS$ 102,229.63
TOTAL CHECK mUTING DATED November 3. 1976 $ 1.703 ,233.29
JESS CHECK CASHING (I.IQUOR #1) DA'I'ED $ 45,000.00
i'OTAL $ 1,663,233.29
:mvESTMENTS PURCHASES FOR $ 1.542,475.00 D~TED November 3, 1976'
$ bATED rt:~tf~
$ DATED
ACCOU NG DEPT.
Blll.S FCR APPROVAL AT MEETING OF November 8, 1976
.
TmWUGH CHECK NO. 6208 IN THE Av.OUNT OF $ 3,087,214.70
.
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TOTAL PAYRO~
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GElIERAL FUND $ 36,390.34 $ 33,781.71
SEWER & WATER FillUJ $ 4,108.62 $ 3,757.84
SWIMMING POOL $ $
G01..":' CCURSE $ 2,,219.46 $ 1,202.27
ICE ARENA $ 2,497.16 $ 2,282~77
LIQUCR #1 $ 4,921.07 $ 2.849.86
LIQUOR #2 $ 1,829.43 $ 996.68
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LIQUOR #3 $ 5,318.03 $ 1.,'508.51
CENTRAL GARAGE $ 599.63 $ 550.40
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CENTRft~ STORE $ $
COM:!'UNITY DEVELOPMEl-j1' $ llr?? $
STREET LIGHTING $ $
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FORESTRY $ ,55.16 $ 337. 73
OTHER $ $ "
BOED &, INTEREST P AYMEli"I'S $
TEMPORARY FINANCE $ 3.029.970.00
CHECK CASHING $
...mEEomLN'LEllQJEcrS
~ ~oum.
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TOTAL IMPROVEMENTS$
TOTAL CHECK WRITING DATED October 29. 1976 $ 3,087,214.70
lESS CHECK CASHING (LIQUOR #1) DATED $
'I'OTAL $
INVESTMENTS PURCHASES ,FOR $1,500,000.00 D~TED 'October 26. 1976
$1,529,910.08 DATED October 27, 1926 -I
$ DATED ~ r:t::~~ w d
~ACCOU ING DEPT.