03-11-02 PC Agenda
AGENDA
GOLDEN VALLEY PLANNING COMMISSION
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, March 11,2002
7:00 P.M.
I. Approval of Minutes - February 11, 2002 Planning Commission Meeting
II. Informal Public Hearing - Conditional Use Permit (CU-93)
Applicant: Unlimited Inspirations Center
Address: 5738 Olson Memorial Highway, Golden Valley, MN
Purpose: The Conditional Use Permit would allow for a massage school and
massage treatment facility on property in the Business and
Professional Offices zoning district.
III. Informal Public Hearing - Conditional Use Permit (CU-94)
Applicant: International Health Care Services
Address: 2525 Nevada Avenue North, Suite 211, Golden Valley, MN
Purpose: The Conditional Use Permit would allow for an adult day care
center on property in the Industrial zoning district.
-- Short Recess --
IV. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
V. Other Business
A. Election of Officers
VI. Adjournment
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Regular Meeting of the
Golden Valley Planning Commission
February 11, 2002
A regular meeting of the Planning Commission was held at the Golden Valley City Hall,
Council Conference Room, 7800 Golden Valley Road, Golden Valley, Minnesota, on
Monday, February 11,2002. Chair Pentel called the meeting to order at 7:05 pm.
Those present were Chair Pentel and Commissioners Eck, Groger, Hoffman, McAleese,
Rasmussen and Shaffer. Also present were Director of Planning a elopment Mark
Grimes, City Planner Dan Olson and Recording Secretary Lisa
II.
Reports on Meetings of the Housing
Council, Board of Zoning Appeals an
elopment Authority, City
etings
I. Approval of Minutes - December 17, 2001 Plannin
MOVED by Eck, seconded by Hoffman and motion carri
December 17, 2001 minutes as submitted.
Shaffer discussed the January 22, 200
Perkins Restaurant variance applicatio
remodel their existing restaurant in
ning Appeals meeting where the
sed. He stated that Perkins plans to
uilding a new one on the same lot.
e
Hoffman stated that he attend
that the Council voted to aR
property at 5411 Circle Do
Automobiles for Prelim'
uary 22, 2002, City Council meeting and reported
uest from Carlson Brown for rezoning the
hat they also approved the request from Carousel
Plan Approval of PUD #95 Amendment #1.
III.
new Golden Valley Commission Guidelines.
Pentel e Planning Commission being subject to the state statute regarding
the ope aw. Grimes clarified that the State requires a planning body but that
cities can s om missions or committees how they want to. McAleese further clarified
that the State requires a planning agency but not necessarily a planning commission.
Pentel discussed council members meeting with each other outside of a council meeting.
Grimes stated that two council members can get together outside of a council meeting, but
if there is more than that, it has to be an open meeting. He stated that the only time the
Council can have a closed meeting is if the meeting is regarding personnel or legal
matters.
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Pentel stated that the Planning Commission will elect officers in March and discussed the
policy regarding the Council appointing a chair to various committees. She asked if the
attendance report should run from March to March or if it should run by the calendar year.
1
Meeting of the Golden Valley Planning Commission
February 11, 2002
Page 2
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She stated that she would be watching the attendance of the Commissioners and sending
out letters if there is a concern regarding attendance.
McAleese stated that he thought the attendance report should run from March to March.
The other Commissioners agreed.
Pentel discussed the Planning Commission By-laws and asked the
had a copy of the by-laws.
Pentel asked where th
similar to other cities, .
City is not recomm
residents the
is exactly the
as paragraph D
Pentel discussed the Code of Ethics Ordinance and stated t
same at paragraph B. Groger stated that paragraph F is a
and paragraph B.
B. Mark Grimes report on City Council ret
Grimes stated that the City Council retreat was
agenda and stated that Council Member Scott
recommending that a search firm be hire
told the Commission that the current C'
2002.
uctive. He discussed the retreat
nd Mayor Linda Loomis are
Inding a new City Manager. He
ould be staying until the end of June
.
Grimes discussed the budget an
cuts that must take place thi
discussed some of the pro
that there is going to be about $400,000 worth of
on the approved 2002 City Budget. He then
rt of the budget was allocated. Grimes stated that
~d to the Public Safety Department. He stated that the
rsonnel cuts because they want to keep the services to the
from the Planning Commission was involved i.n the visioning
ated that the visioning process was done by choosing a random
ts. McAleese stated the Planning Commission historically has not
been involve the visioning process. Pentel discussed the Comprehensive Plan and
stated that there was very little public input involved when it was last re,-written. Grimes
stated that he would ask Cheryl Weiler, Communications Coordinator, to come to a
planning commission meeting and discuss the visioning process.
Grimes discussed the Bassett Creek Watershed Commission and the impact that it has on
the budget. Pentel asked if that Commission has taxing authority. Grimes stated that if
the Commission were to go away, then the county would take it over and would have
taxing authority.
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,
Meeting of the Golden Valley Planning Commission
February 11, 2002
Page 3
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C. Review of Planning Commission work completed in 2001 and discussion
of 2002 Work Plan.
Grimes distributed the staff 2002 Work Plan and discussed the Planning issues that were
on it. He discussed the variance process, a better way to monitor existing conditional use
permits and putting the zoning map on the City's website. He discussed the need for on-
eall daytime fire fighters and stated that Finance Director Don Taylo . I be coming to the
Planning Commission soon to discuss the Capital Improvement P
Rasmussen asked
would need to be
don't have the
need a larg
or. Grimes
corridor planning
e Council about.
Eck asked about the status of the overall future planning of t
stated that Staff has not been directed to do anything rega
and that that is something the Planning Commission sho
Pentel asked about the status of rewriting the P. U. .
is also an issue that should be discussed with t
Grimes could provide some information or clari
what it represents. Grimes stated that the Met.
population will rise to one million people
Commissioners read the Metropolitan
e
Grimes stated that he would like t
Planning Commission this year
suggested a tour of the City
thinks a joint meeting betw
be a good idea.
it from the Council representative to the
one joint meeting with the Park Board and also
ing Commissioners. Pentel stated that she
ouncil and the Planning Commission would also
us of the Sheriff's site property. Olson stated that issue
y the HRA because there are three new council members who
formation. He stated that Habitat for Humanity has said they
Cler to develop the site as affordable housing.
a he thinks the rewriting ofthe P.U.D. Ordinance is a high priority and
with the Council is needed.
Rasmussen asked if there are any proposals or projects in the works. Olson stated that
Staff is in the process of rewriting the Telecommunications Ordinance and that it would be
coming before the Planning Commission soon.
IV. Adjournment
The meeting was adjourned at 8:25 pm.
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Memorandum
Planning
763-593-8095 I 763-593-8109 (fax)
To:
Planning Commission
From:
Mark Grimes, Director of Planning and Development
Subject:
Informal Public Hearing on Conditional Use Permit to Allow School to
Teach Therapeutic Message Therapy at 5738 Olson Memorial Highway-
Unlimited Inspirations Center, Applicant
Date:
March 6, 2002
BACKGROUND
Unlimited Inspirations Center, represented by Trent Nelson, is requesting a conditional use
permit (CUP) in order to operate a therapeutic massage therapy school and clinic in a portion
of the building at 5738 Olson Memorial Highway. A CUP is needed for the school because
the property is zoned Business and Professional Offices (B&PO). Within that zoning district,
professional schools are not considered a permitted use. In fact, the list of conditional uses
in the B&POzoning district does not include professional schools. However, Section 11.45,
Subd. 8, B. 7 allows other uses as conditional uses as long as the City Council finds that they
are compatible with other uses and conditional uses allowed in the B&PO zoning district. In
the case of the massage school, the applicant has requested to be considered in this
category because the applicant believes that the school is compatible with the B&PO zoning
district.
The property at 5738 OMH is designated on the General Land Use Plan map for Office. The
zoning of the property is Business and Professional Offices (B&PO), which is consistent with
the General Land Use Plan designation. This property is located in one of the few areas of
the City where the General Land Use Plan map is not entirely consistent with the Zoning
Map. The Plan Map indicates that all the properties south of Tenant Co. to OMH and
between Zane Ave. to TH 100 are designated Office except for the one lot at the northeast
corner of Zane and OMH that is designated Industrial. The zoning, however, is a mixture.
The four single-family homes immediately to the west are located in the Residential-zoning
district. The group living facility immediately to the east is zoned Institutional. Other
properties are zoned B&PO and Industrial.
PROPOSED USE OF BUILDING BY APPLICANT
The building at 5738 OMH is only partially occupied at the current time by the Minnesota
Genealogy Center. (The sign on the front of the building indicates that Gourmet Express and
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the American Food Group are located in the building. They are no longer tenants.) The
building is approximately 10,000 sq. ft. in area with a 3,000 sq. ft. lower lever. The
Genealogy Center occupies about 4,000 sq. ft of the rear portion of the main level. The lower
level is used by the Genealogy Center for meetings. The massage school would like to
operate in about 3,200 sq. ft. of the front portion of the main level as indicated on the floor
plan. According to the owner of the building, there is another 800 sq. ft. of space to be
leased on the main level after the massage school occupies the building. This space will
probably be left vacant with the possibility of leasing this space to either the massage school
or Genealogy Center when they have additional needs.
The Minnesota Genealogy Center is headquartered in this building. It is a membership
organization. There is a library that is used by members to do research on family histories.
The library is open Wednesday, Thursday and Saturday afternoons and Tuesday and
Thursday evenings. The office is open only when the library is open. The meeting room in
the lower level is used by the Genealogy Center for smaller meetings of member groups.
Other non-profit groups on a very occasional basis also use the meeting room. The general
membership meeting of the Genealogy Center is not held here because the meeting room is
too small. It holds 50-100 people. When the Genealogy Center went into this space, the
owner of the building brought the space up to code to insure that the lower level space could
be used for meetings.
Unlimited Inspirations has submitted information about their proposed school and how they
believe the use would work in this building and site. They have indicated that there will be
three staff persons with 10-20 students involved in a six-month training program. The hours
of operation would be 9 AM to 9 PM daily (including weekends). The school would operate
primarily from 4:30 PM to 9 PM during the week. Between 9 AM and 4:30 PM, the space
would be used for the private training of students and to do the necessary paperwork
involved with the school. The massage school owners would also use the space to do
private massage therapy. On some Saturdays, there may be massage clinic given by
students to the general public. No more than 20 persons would be on site during those
clinics.
They have submitted a layout of the building indicating the portion of the building they would
be using for the massage school. Their space would be used for treatment and clinic rooms,
classroom space, and office space.
PARKING AND ACCESS
There is no specific requirement for parking in the B&PO zoning district for schools.
However, the Commercial zoning district permits trade and training schools and defines a
parking requirement. The staff believes it would be reasonable to use this parking
requirement for the massage school. This parking requirement is one space for each staff
person and one space for each seat or capacity of school. Based on this requirement, a total
of 23 spaces would be required.
There are a total of 80 parking spaces available to the entire building. The required parking
for the space used by the Genealogy Center and the 800 sq. ft. of vacant space is 40 spaces
based on the requirement of one space for each 250 sq. ft. of office space. (The Genealogy
Center space and vacant space is about 9,800 sq. ft. in total.) Adding the 23 spaces required
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for the massage center, the total required parking for the building would be 63 spaces. In
reality, the parking at the 5738 OMH building will be more than adequate for the Genealogy
Center and the proposed. massage school. The massage school operates mainly during the
daytime hours and the Genealogy Center operates in the afternoon, evening and weekends.
Staff has visited the site several times over the past few weeks and there has yet to be a car
in the parking lot when it was visited. There are several parking spaces along the east side
of the building that would be convenient for students and staff. The great majority of the
parking is to the north of the building. The entrance to the massage clinic would be through
an existing door on the east side of the building. The entrance to the Genealogy Center is
through a door at the northwest corner of the building.
FACTORS FOR CONSIDERATION
In approving or denying any CUP, City Code requires that findings be made on ten specified
factors. Staff evaluation of those factors as they relate to the current proposal is as follows:
Demonstrated Need for the Use: The City's standard basis for determining need is that an
applicant has identified a market of the proposed service. The applicant believes that there is
a growing need for persons to be trained in massage therapy.
Consistency with the Comprehensive Plan: The Plan Map identifies the area for office
uses. This building has been used for office-type uses over its existence. Small,
professional schools would appear to be consistent with office uses when the nature of the
school would not be disturbing to office uses in the building or area and there is adequate
parking.
Effect on Property Values in the Area: Approval of the CUP would not substantially
change the building. It would be unlikely that it would appear any different than if it were any
office building. Therefore, it should have no negative effect on property values in the area.
Effect on Any Anticipated Traffic Generation Upon Current Traffic Flow and
Congestion in the Area: The applicant has stated that there will be a maximum of 23
persons in the school at anyone time. The amount of traffic generated from these persons is
not significantly greater than if the space was used for offices. Also, some of the traffic will be
in the evenings when the traffic in the area is less. There is adequate capacity on the
existing street systems in the area. .Withthe improvements to TH 100 and TH 55 (OMH),
access to this site will be easier in the next year or so than it is today.
Effect on Any Increase in Population: Staff does not believe that the number of
employees or students will have a negative impact on the area.
Increase in Noise level: Massage schools are very quiet.
Any odor, Dust, Smoke, Gas of Vibration Caused by the Use: Because of the nature of
this business, staff have no reason to expect that odor, dust, smoke or other impacts will
extend outside the building.
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Any Increase in Flies, Rates, or Other Vermin on the Areas Caused by the Use: Because of
the nature of this business, staff has no reason to expect any negative impact from these
animals.
Visual Appearance of the. Proposed Structure of Use: The building will not be changed
from the outside to accommodate the massage school. All signage will have to comply with
the City's sign ordinance.
Other Concerns Regarding this Use: Based on the proposed use, the staff finds no other
concerns.
RECOMMENDED ACTION
The proposed massage school and clinic seem to be a good fit for this building. The number
of students, staff and clients that would come to the building is small and an easily be
accommodated by the building and the available parking. In the case of this building, the two
major users (Genealogy Center and Massage School and Clinic) would seem to work well
together in the building. The owner of the building has expressed to staff that he believes the
fit is good. Although this is proposed primarily as a school, the space will also be used as a
massage clinic by the owners of the school and by advanced students. This type of clinic use
has been permitted in the Business and Professional Office zoning districts for other health
care professionals. The staff is recommending the following conditions on approval:
1) All necessary federal, state and local requirements and licenses are obtained. In the case
of the massage school and clinic, the City requires a massage license. . This has been
applied and must be approved by the City Council.
2) Any signage for the building must meet the signage requirements of the City's sign
ordinance.
3) The number of students permitted shall be limited to no more than 20 at anyone time with
no more than 3 staff persons. The massage school and clinic may be expanded by up to
1000 square ft. without amendment to this CUP. This expansion would inClude up to 10
more students and two additional staff members.
4) Failure to comply with one or more of the above conditions shall be grounds for revocation
of the CUP.
Attachments:
. Building Plan
. Site Plan
. Narrative Description
. Location Map
. Photos
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. Narrative description of the details of site usage
Site use will be limited to the teaching of therapeutic massage therapy by a
Nationally Certified Massage Therapist who has taught massage therapy for the
past four years in the state of Iowa and has had a local private practice in the
state of Minnesota as well as being employed by various chiropractors in the twin
cities metro area. Included in the teaching of this Massage Therapy program will
be a Swedish style massage, Reflexology, Yoga techniques for self-stretching,
and various integrative healthcare methods all taught bya certified instructor.
Our business will help to educate the public and provide them with the
outstanding, proven results of massage therapy.
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The equipment our facility will use is very basic to the massage therapy industry.
Standard issue massage tables and associated products; such as bolsters
sheets, blankets, and professional massage lotions will be used by the
employees and students.
The number of employees on staff at our location will be three. All three of these
individuals are on staff as part of the massage therapy program and also act as
office coordinators. One of our staff is also a licensed nurse in the state of
Minnesota.
The number of potential customers will vary between ten and twenty students
involved in a six month massage therapy program. Our hours of operation will be
daily from 9:00am - 9:00pm.
Our main massage therapy instructor has been working at various massage
therapy schools throughout the united states and most recently spent four years
teaching massage at a location in Iowa and stated that the building configuration
and surrounding location is similar and should provide the same kind of stable,
quiet, enjoyable environment to provide the community with quality massage
therapy care in the years ahead. Our site will have basic signage facing Olson
Memorial Highway and will provide a pleasant, clean, uncluttered interior for our
students.
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We see no potentially disturbing off-site impacts and plan to include our
surrounding neighborhood with all marketing materials and mailings we would be
developing. Any surrounding neighbors are always welcome on-site, but as the
nature of massage therapy is quiet and relaxing anyway, we seen no conflicts
with the surrounding area. Of course, if anyone had a complaint, for any reason,
we would employ all efforts to mediate disputes to the best of our abilities. We
are dedicated to serving our customers and surrounding community
harmoniously.
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Memorandum
Planning
763-593-8095/763-593-8109 (fax)
alley
To:
Golden Valley Planning Commission
From:
Dan Olson, City Planner
Subject:
Informal Public Hearing on Conditional Use Permit to Allow an Adult Day
Care Center at 2525 Nevada Avenue North, Suite 211 - International
Health Care Services, Applicant
Date:
March 6, 2002
Background
International Health Care Services, represented by Michael Tobak, is requesting a
Conditional Use Permit (CUP) for an adult day care center at 2525 Nevada Avenue North,
Suite 211. You may recall that last December the City Council approved a revision to the
Zoning Code that allowed adult day care centers as a conditional use in the Industrial zoning
district (as well as several other zoning districts).
Proposed Use of Interior of Building
2525 Nevada Avenue North is the location for the Valley Business Center, which is an
office/warehouse building in which each suite is individually owned. The building was
constructed in 1981. Previously Suite 211 housed an office and display showroom for a
manufacturing representative for office furniture. The attached narrative from the applicant
indicates the types of activities that will take place at the center, which will mainly serve older
eastern European immigrants. The hours of operation will be from 8 AM to 5 PM, Monday
through Friday. The applicant owns both this suite, which will serve as recreational area for
the adult day care center, and another suite down the hall, which will serve as their office
space. The adult day care center is a new venture for International Health Care Services.
The attached interior site plan shows the area of the adult day care center. Suite 211 has
approximately 1, 800 square feet. The only proposed change to the interior of the building is
to add a wall to separate the suite into 2 spaces. No changes are proposed to the exterior of
the building.
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According to City Code Section 11.36, Subd. 7 (P), the following are the parking
requirements for adult day care centers:
"At least one (1) parking space for every five (5) persons cared for and one (1) parking space
for each employee"
Based on this requirement, the applicant is required to provide 10 parking spaces for this use.
The number of spaces that were required for the previous office use of Suite 211 was 7
spaces, and the previous user of Suite 211 did not have a problem with parking. According
to the property manager, there are 69 parking spaces on the north parking lot and 110
parking spaces on the south lot and there is room to add more parking spaces if needed.
Based on this information, it is staff's opinion that parking is adequate at the site for the adult
day care center.
Factors for Consideration
In approving or denying any CUP, City Code requires that findings be made on ten specified
factors. Staff evaluations of those factors as they relate to the current proposal are as
follows:
1. Demonstrated Need for the Use: The City's standard basis for determining need is that
an applicant has identified a market of the proposed good or service. That criterion has
been met in this case.
2. Consistency with the Comprehensive Plan: The Comprehensive Plan Map identifies
the proposed site for long-term industrial use, which includes offices. Adult day care
centers, by conditional use, are considered consistent with this land use designation.
3. Effect on Property Values in the Area: Approval of this CUP will not substantially alter
the extent or nature of on-site development or activity. With the exception of Dover Hills
Apartments, which are to the west of this site across the railroad tracks, the property is
surrounded by industrial uses. The CUP will not have a substantial impact on property
values.
4. Effect of any Anticipated Traffic Generation Upon Current Traffic Flow and
Congestion in the Area: Due to the nature of the proposed adult day care center, it is
not anticipated that a great deal of traffic will be generated from the proposed use. They
expect to have a maximum of 25 visitors per day plus the 4-5 employees. The hours of
operation will be 8 AM to 5 PM Monday - Friday.
5. Effect on any Increase in Population: Because this is a commercial use, the permanent
population of Golden Valley will not increase due to the business. There will be an
additional 4-5 employees that will add to the City's daytime population.
6. Increase in Noise Level: At this time, staff has no reason to expect that noise impacts
will extend beyond the site.
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7. Any Odor, Dust, Smoke, Gas, or Vibration Caused by the Use: This adult day care
center is not expected to cause any issues regarding odor, dust, gas or vibration.
8. Any Increase in Flies, Rats, or other Vermin in the Area Caused by the Use: It is not
anticipated that this land use will increase any of these pests in the area.
9. Visual Appearance of the Proposed Structure or Use: Since this CUP is for an interior
use of the building, the outside visual appearance of the building will not be affected.
10. Other Concerns Regarding the Use: The staff does not see any other issues to
address.
Recommended Action
Staff recommends approval of the CUP to allow an adult day care facility at 2525 Nevada
Avenue North, Suite 211. This type of facility could be a real asset to Golden Valley's
community services, especially the Dover Hills Apartments which we understand has a large
eastern European immigrant population. This approval is subject to the following conditions:
1. All signage meets the requirements of the City's sign ordinance.
2. The hours of operation for the adult day care center shall be limited to 8 AM - 5 PM
Monday-Friday.
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
of the conditional use permit.
Attachments:
. Location Map
. Narrative from International Health Care Services
. Photographs of site
. Interior site plan
. Exterior Site plan
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February 13, 2002
Mr. Dan Olson
City Planner
7800 Golden Valley Rd,
Golden Valley, MN 55427
Dear Mr. Olson:
An adult day care is a program of services designed for older adults and adults with special needs
who want to remain active and independent in the community. Through daily social activities,
personal grooming and health monitoring this program is a viable alternative to nursing home
placement and social isolation. Studies show that day programs are cost-effective and provide
respite for at-home caregivers.
Our adult day care program will operate Monday - Friday from 8am until 5pm and offer:
· Individualized care plans
. Respite for caregivers
· A safe, secure environment
. Social activities
. Exercise
. Friendship
. Shopping & Field trips
. Mental stimulation
· Nutritious meals and snacks
· Health monitoring: blood pressure, weight, medication
. Referral services
. Support groups
The goal of our adult day care program will be to enhance the lives of individuals and families
by providing quality care in a dignified, respectful, and compassionate group setting.
Sincerely,
Michael Tobak
Office Manager
International Health Care Services
2525 Nevada Avenue North, Suite 302
Golden Valley, MN 55427
(763) 591-1959
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