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03-25-02 PC Agenda AGENDA GOLDEN VALLEY PLANNING COMMISSION Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Monday, March 25,2002 7:00 P.M. I. Approval of Minutes - March 11, 2002 Planning Commission Meeting II. Continued 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. III. Informal Public Hearing - Minor Subdivision (SU 08- 06) Applicant: Alan Chazin, Alan Chazin Homes, Inc. and David and Deanna Jorstad Address: 240 Meadow Lane North, Golden Valley, MN Purpose: The applicants are requesting a subdivision ofthe parcel of land in order to create a new lot for a new home. -- 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. Presentation of Capital Improvement Program, 2002 to 2006 - Don Taylor, City Finance Director VI. Adjournment . Regular Meeting of the Golden Valley Planning Commission March 11, 2002 A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chambers, 7800 Golden Valley, Golden Valley, Minnesota, on Monday, March 11, 2002. Chair Pentel called the meeting to order at 7:00 PM. Those present were Chair Pentel and Commissioners Eck, Groger, Hoffman, McAleese, Rasmussen and Shaffer. Also present were Director 0 ning and Development Mark Grimes, City Planner Dan Olson and Recor . tary Lisa Wittman. . n map and pointed out the property where the applicant a massage therapy school and massage treatment center. He 's rather unique in that it is designated on the Comprehensive Plan s. However, not all the parcels are zoned Business and Professional Offices. perty immediately to the west is zoned Residential with four single family homes, a group living facility to the east is zoned Institutional and the yther properties in the area are zoned either Business and Professional offices ~~Industrial. . ~ Pentel asked who is being served by the group home. Grimes stated that it serves people that have come off of parole from penal institutions and is a place where they can receive help getting back on their feet. He stated that he has spoken with the Police Department about the group home and they've said there haven't been any problems there. Pentel asked if the group home owned the building or if they were tenants. Grimes stated that they own the building. Pentel asked if they had been notified of this public hearing. Grimes stated that they were notified. I. Approval of Minutes - February 11, 2002 Planni Groger stated that the last sentence, in the third paragr as follows: Grimes stated that the Metropolitan Cod"" population will rise "by" (not "to") one million p'~ th e three should read redicted that the ar 2030. MOVED by Eck, seconded by Groger and m minutes from February 22, 2001 withth d unanimously to approve.the change. II. Informal Public Hearing - Applicant: Address: ial Highway, GoldenValley, MN . Purpose: nal Use Permit would allow for a massage school and tment facility on. property in the Business and I Offices zoning district. . . . Minutes of the Golden Valley Planning Commission March 11, 2002 Page 2 Grimes stated that the building is partially occupied atthe current time by the Minnesota Genealogy Center. He stated that they use the space for a library, offices and smaller meetings of member groups and non-profit groups. He explained that the reason the applicant is requesting a conditional use permit is because professional schools are not considered a permitted use within the Business and Professional Office zoning district so the applicant would like the request to be considered as a CUP under the "other uses" category listed in the CUP Section of the Zoning Code, Grimes discussed the parking requirements and stated that the parking spaces on the site. He stated that the Genealogy parking spaces and the school would need about 23 par . there is more than adequate parking on the site. oximately80 out 40 to 50 Staff feels like Grimes discussed the proposed use of the buildin massage school in the evening, it would also b day. He discussed the factors of considerati use. permit and stated he doesn't have any c and.that staff is recommending approva d that in addition to the assage clinic during the oving or denying a conditional out the proposed use of this site Eck asked if the applicant has obta' therapy. Grimes stated thathe . various licenses required to do massage d suggested he ask the applicant. Groger stated that normally He asked Grimes if there case, because there is a r has said that their ho any objections to the could add the ho of operation are listed as a condition of approval. benefit in setting the hours of operation in this ial area near the site. Grimes stated that the applicant 9 AM to 9 PM daily. He stated. that he doesn't have ng open until 1 0 PM but that the Planning Commission ration as a condition if they felt it was necessary. Trent Nels Lane, Coon Rapids, Applicant, stated that it has been a long time dream '0 open a professional massage therapy school. He stated that he has b a pr ~lbnal massage therapist for eight years and has taught massage therapy ears at a school in Des Moines, Iowa. He stated that he is really excited to a place i.n a really nice city where he can offer this service to residents arid students. He stated that this is a legitimatebusiness and that when he saw the building it just felt right and he would love to be in Golden Valley. Pentel noted in the narrative submitted that it stated the classes would be taught by certified instructors and asked the applicant what certified means. Nelson stated that Minnesota does not issue licenses for massage but that he has a national certification and that he would be the director and the teacher of the curriculum. Pentel asked about the length of the certification program. Nelson stated that generally the program i8500 hours, and that he has done 6,000 hours of training. He stated that he would be trying to push for licensing in the State of Minnesota to help legitimize the business. Pentel asked if there are background checks done on potential students. Minutes of the Golden Valley Planning Commission March 11, 2002 Page 3 . Nelson stated yes, and the school itself ~s going to be licensed as a trade school through the State. Pentel asked if the school would be able to accommodate any- changes in the number of hours required for certification by the State, if the State should require licensing in the future. Nelson stated that he could adjust the curriculum to meet any regulations. 86 Hennepin Avenue #42, Minneapolis, MN stated that sl:1e has elson as a student and colleague for three years and stated that he is an effective inessperson and an inspiring, dedicated teacher. She stated that she thinks the massage school would be a great addition and a great service to the community. Groger asked the applicant if the City were to set a restriction on th what they would be comfortable with. Nelson stated that 9 AM t , would be fine. Pentel asked if they would have a need for earli he doesn't think early morning appointments would be a pa that during the day he would be doing massage therapy PM there would be classes. ours of operation 9:30 PM elson stated ss. He stated 4:30 PM to 9 Grimes asked how many other massage schools t Nelson stated there are 11 schools in the State metro area. the Twin Cities right now. chools in the Twin Cities . Pentel asked if the program would be ru would be moving in and out the progr would be two programs per year; t December. th sessions per year, or if people ut the year. Nelson stated that there art in June and the second in Pel1tel opened the public h Erv Chorn, 3320 Irving A the building and that . operation because th for their meeting . 9:30 that wo not to put outh, Minneapolis, MN stated that he is the owner of ned about the City putting restrictions on the hours of ~gy library is open until 9:30 PM and it is not uncommon ntil 9:30 or 10 PM and if there is a restriction on the school of 1 the genealogy center. He asked the Planning Commission :30 PM; but rather 10 PM or 10:30 PM. Pentel, hearing and seeing no one, closed the public hearing. Eck stated that it sounds like a reasonable proposal. . McAleese clarified that this school should be referred to as a trade school and not a professional school because trade schools are allowed in different zoning districts and professional schools may not be. He stated that it would be wise for the City to place a restriction on the hours of operation of 9 AM tp 9 PM for the school and if they needed Minutes ottheGolden Valley Planning Comm.i~sion . March 11, 2002 Page 4 . to stay later than 9 PM to do paperwork or clean up he sees no problem with that. Groger stated that he would be comfortable with the hours of operation being set at 9 AM to 10 PM. Grimes stated that it would be difficult to distinguish if the cars that were still on the pro'perty at 10 PM were for the genealogy center or for the massage school. . _. . . . . Rasmussen asked if the City were to put restrictions on the'hours of operation for the massage school if that would have any affect on the genealogy center. Pentel stated it would not affect the genealogy center. 1) All necessary federal, state and local req the case of the massage school an This has been applied for and m ation from 8 Grimes suggested that the Planning Commission restrict the ho AM to 10 PM, which would be a more normal business sta . MOVED by Hoffman, seconded by Groger and motion the applicant's request for a Conditional Use Permit tha school and massage treatment facility, on property professional Offices zoning district with the foil ously to approve w for a massage the Business and ns: and licenses are obtained. In requires a massage license. ved by the City Council. . 2) Any signage for the building ordinance. e signage requirements of the City's sign 3) The number of stude time with no more th expanded by up expansion would I hall be limited to no more than 20 at anyone persons. The massage school and clinic may be are feet without amendment to this CUP. This P to 10 more,students and two additional staff members. 4) one or more of the above conditions shall be grounds for P. 5) T 0 eration shall be restricted to 8 AM to 10 PM. 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 foran adult day care center on property in the Industrial zoning district. . . Olson reminded the Planning Commission thatin December 2001, the City Council approved a revision to the Zoning Code that would allow adult day care centers as a Minutes of the Golden Valley Planning Commission March 11, 2002 Page 5 .1 conditional use ,in the. Industrial zoning district. He stated that the same applicant is now applying for a conditional use permit. He stated that the hours of operation would be from 8 AM to 5 PM and that they are planning very little interior changes and no changes are being proposed for the exterior of the building. He discussed parking on the site and stated that ten parking spaces would be required for the use being proposed. He stated that the previous owner of t uite had no issues regarding the parking on the site. He spoke with the prop ager and was told that there are about 179 spaces for the entire site, which S more than adequate for the proposed use and that an adult day care c an asset to the community and the City. . Eck asked if this proposal is any different from the one t I gCommission approved last December. Pentel stated that at that~ . Planning Commission approved a recommendation to allow the Zonin ange but not this particular proposal. Eck stated he understoo said that they did look at all the conditions and the site previously. Pentel sta * p the eren't looking at this specific site, they were discussing if this use wa 'R that zoning district. Olson stated that there was some discussio licant's particular business, but there. was a reluctance to focus too much cause the City doesn't want to tailor a Zoning Code text change to one ut wanted to realize that the change would apply to all adult day car s in several zoning districts. ion should be looking at handicap parking that the Insp,ections Department.has reviewed the y concerns. He referred to condition number three in applicant must meet all other applicable local, state, Hoffman asked if the Pia accessibility issues. Olson plans and that they d' , his memo, which stat and federal requi4ljh rative submitted by the applicant and asked what "personal h monitoring" means. Michael Tobak, 2525 Nevada Avenue North, alley, Applicant stated that personal grooming could be something ing someone put on their lipstick and that health monitoring could be blood pres testing or helping people make appointments. He stated that there are public health nurses on staff. Pentel asked if the clients pay privately or if it's something that,would be covered by Medicare. Tobak stated that the county pays for the services and that the clients would have to be screened by the county before they could participate in the program. He stated that if clients wanted to pay privately they would be welcome to participate. . Pentel asked if International Health Care would be providing transportation for their clients. Tobak stated that they would not be providing transportation right away, but that they would like to in the future. . . . Minutes of the Golden Valley Planning Commission March 11, 2002 Page 6 Eck asked if most of their clients would be there everyday. Tobakstated that he couldn't guarantee that, but he thought there would be approximately 10 to 20 clients on site everyday. Pentel opened the public hearing. Jodi Kotz-Vine, 2525 Nevada Avenue North, Suite #209, Golden V owns the suite next to International Health Care and is concern clients they are going to serve since the whole building shares conference rooms and bathrooms. Eck asked if she would the suite were to be occupied by a different tenant. Kotz- the same concerns if another tenant were proposing to She stated that she also has concerns about the parkin front of her suite, forcing her clients to park somew , stated. that she he number of m, concern if e would have e to the building. clients parking in er away. T obak stated that their clients would not be u Pentel asked how many restrooms arei are a total of two restrooms, one at e Inspections Department would hav sufficient for the building. Pente provide private bathrooms in th building since 1994 and ha he has spoken with the.o wouldn't be a problem. urrently. Kotz-Vine stated there building. Grimes stated that the that the number of restrooms is plicant if they are required by the State to uite. Tobak stated that he has been in the ~if'ilin any lines to use the restrooms. He stated that heu6i~ilding and that adding restrooms, if needed, Grimes asked if any 0 stated that he do ' they could b wheelchair building. tents would be driving to the facility on their own. Tobak nd that most clients would be dropped off. Pentel asked if a Metro Mobility var;l could drop people off if they were in d that there is a handicap entrance on the south side of the ere is a limit onthenumber of clients they can have at one time. at they are estimating 25. Pentel, hearing and seeing no one, closed the public hearing. Pentel stated that it seems like the State licensing requirements would take care of the restroom.issue. Grimes asked the applicant if the State would be coming to their site. Tobak stated they would come visit the site with inspectors. Grogerstated that he has concerns about the parking issues at this site and feels like ~e is getting conflicting information from the staff report and from the other tenant in the building. Grimes stated that both he and Dan Olson have been to the site and the parking seems adequate and that if there were any problems in the future, the Minutes of the Golden Valley Planning Commission March 11, 2002 Page 7 . employees could use the parking spaces in back of the building, which would free up the spots in the front for customer parking. Groger stated that this isa property with multiple uses and that if several clients were to be dropped off at the same time it could create a problem. Tobak referred to the site plan and stated that the State would limit the number of people that can be at the facility based on the square footage of the office suite. Pentel stated that she is providing restrooms in th . how hard it would be but he thinks they wo , McAleese asked how many people theywould expect to arrive a Tobak guessed that there might be four to six people arriving a didn't think it would cause any traffic issues and that in his about five minutes to load and unload passengers from a were four buses that wouldn't .be a problem, but if it we anotherissue. Tobak clarified that they are proposing t. day care which means the clients are physically str<l medical care. etime. ime but he nly takes e stated that if it at would be ocial model for adult d don't require as much . Rasmussen stated she was concerned about atmosphere for the tenants and clients t the Planning Commission needs to 10 Grimes stated that ~ven though the change, the Planning Commissi appropriate land use for this pa ng a different kind of ~,iii'., there. Pentel stated that is why eland use and the other concerns. C.I pproved the Zoning Code text il still need to decide if this is an uilding. with this sort of use because the applicant isn't uite for their clients to use. Eckasked the applicant room in their suite. Tobak stated that he didn't know, follow the same State guidelines used for schools, ing for sure how many people would be using the facility is that is missing. u d useful to table this proposal until more information could .be Shaffer mentioned that there is a similar facility in the building he works in and it really isn't a problem in terms of parking and Metro Mobility buses dropping clients off and that their parking lot is a lot smaller than the parking lot in this proposal. Rasmussen stated she liked the idea but wanted more information. . Eck asked if the State finds that the present restroom facilities are adequate if the Planning Commission could make ,adding a restroom a condition ofthe CUP approval. McAleese stated that the Planning Commission's review of the proposal wouldn't allow them to require a bathroom asa condition approval because it would be going beyond the State Code.' . . . . ,. Minutes of the Golden.Valley Planning Commission March 11, 2002 Page 8 MOVED by Hoffman, seconded by McAleese and motion carried unanimously totable the request by International Health Care Serv'ices to add an adult day care center at 2525 Nevada Avenue North, until the March 25, 2002 Planning Commission meeting. -- Short Recess -- IV. Reports on Meetings of the Housing and Redevelcipmen Council, Board of Zoning Appeals and other Meeting No other meetings were discussed. V. Other Business A. Election of Officers Pentel statedJhat she thinks the election of 0 Commissioners are reappointed by the City MOVED by McAleese, seconded by. suspend the election of officers un!' Commission members who are not be suspended more than t otion carried unanimously to ouncil reappoints the Planning 'ntment and that the election of officers will s rom March 11, 2002 Pentel discussed some 0 Program. Grimes told th giving his Capital 1m Commission meetin s io she had regarding the Capital Improvement ission that Finance Director, Don Taylor would be ogram presentation at the March 25, 2002 Planning VI. . . . Hey Memorandum Planning 763-593-8095/763-593-8109 (fax) To: Golden Valley Planning Commission From: Oem Olson, City Planner Informal Public Hearing on Minor Subdivision of the Lot at 240 Meadow Lane North - Alan Chazin Homes. Inc. and David and Deanna Jorstad, Applicants Subject: Date: March 20, 2002 Background Alan Chazin Homes, Inc., and David and Deanna Jorstad of 240 Meadow Lane North, are requesting that the property be divided into 2 separate lots so that a new home could be built on the newly created easterly lot. Qualifications as a Minor Subdivision The lot subdivision qualifies as a minor subdivision because the property is part of. an existing, recorded plat, creates fewer than four lots, and does not create the need for any additional public improvements. The applicants have submitted the required information to the City that allows for the subdivision to be evaluated as a minor subdivision. Staff Review of the Minor Subdivision Since this minor subdivision is located on existing platted streets with access to utilities, the application is pretty straight forward. The property does not lie within a floodplain. The City Engineer, Jeff Oliver, PE has reviewed this minor subdivision and has found it to be acceptable. The site plan submitted by the applicants have all of the required information as stated in City Code Section 12.50. The home at 240 Meadow Lane North was built in 1956. Section 12.50, Subd. 3 of the Subdivision Code states that lots in a minor subdivision must meet the requirements of the appropriate zoning district. In this circumstance, the Residential zoning district requires that all lots must be 10,000 sq. ft. in area, have at least 100 ft. of width at the front setback line (because these are corner lots), and meet building setback requirements. .. After the proposed minor subdivision, these lots will meet the requirements of the Zoning Code, with the exception of one building setback requirement for the existing home: the building setback requirement is 35 feet from the property line along Poplar Drive. According to the survey, the home is only 22.6 feet from the property line. File history shows that the City Council granted a variance in January, 1956 for the home to be built 23 feet from this property line. The minutes from that meeting are attached for your review. However, the home that was eventually built did not conform to the variance approved. Therefore,a variance from the Subdivision regulations would be required in order for this minor subdivision to be approved. The proposed home in the new easterly lot will be required .to meet building setback requirements. Qualification Governing Approval as a Minor Subdivision According to Section 12.50 of the City's Subdivision Regulations, the following are the regulations governing approval of minor subdivisions: . 1. Minor subdivisions shall be denied if the proposed lots do not meet the requirements of the appropriate zoninq district. In this case, the existing home does not meet the requirements for lots in the Residential zoning district. A vari.ance was granted for this home in 1956 for the hometo be built 23 feet from the property line along Poplar Drive. However, the home was built 22.6 feet from the property line. Because of this nonconformity, a variance from these conditions must be approved by the City Council in order for the minor subdivision to be approved. 2. A minor subdivision may be denied if the City Enqineer determines that the lots are not buildable. In this case, the City Engineer has determined that the proposed easterly lot is buildable. 3. A minor subdivision may be denied if there are no sewer and water connections available or if it is determined by the City Enqineer that an undue strain will be placed on City utility systems by the addition of new lots. In this case, sewer and water lines are available to provide service for both homes. The existing street system is more than adequate to provide access to both homes. 4. Approval of the minor subdivision may require the qrantinq of certain easements to the City. The final plat would show all necessary easements as required by the City Engineer. 5. If public aqencies other than the City have iurisdiction of the streets adiacent to the minor subdivision, the aqencies will be qiven the opportunity to comment. In this case, no other agencies have any jurisdiction. . 6. The City may ask for review of title if required by the City Attorney due to dedication of certain easement. The City Attorney will determine if such a title review is necessary prior to approval of the final plat. 2 . . . 7. The minor subdivision may be subiect to park dedication requirements. The policy of the City has been that a park dedication fee will be required if the new subdivision creates any new lots for development. The applicant will be required to pay this fee at the time of the Final Plat approval. Variance Criteria from the Subdivision Code As stated above, the approval of this minor subdivision will require a variance to the Subdivision Code. The Subdivision Code states that the Council may grant variances as long as there is a finding that the following conditions are met: 1. There are special circumstances for conditions affecting said property sothat the strict application of the provisions of the Subdivision Code would create an unusual hardship and deprive the applicant of the reasonable use of his land. Economic difficulty or inconvenience shall not constitute a hardship situation for the purpose of this Code. 2. The variance is necessary for the preservation and enjoyment of a substantial property right of the petitioner. 3. The granting of the variance will not be detrimental to the public welfare or injurious to other property in the neighborhood in which said property is situated. The Code states that the City shall consider the nature of the proposed use of the land, the existing use of land in the vicinity, and the number of people who will reside. in the subdivision, and how traffic conditions will be affected by the additional development in the subdivision. The City may prescribe conditions to the variance. The Planning Commission is expected to make a recommendation on the variance request. Recommended Action The staff recommends approval of the minor subdivision and the variance needed to permit the non-standard lot. It would seem to be in the best interest of the City to allow a new home to be built in the city. Staff recommends approval of the proposed Minor Subdivision and Subdivision Code variance with the following conditions: 1. The City Attorney will determine if such a title review is necessary prior to approval of the final plat. 2. The Certificate of Survey submitted by the applicants, dated February 2, 2002, shall become a part of this approval. Attachments: . Location Map · Minutes from the January 28,1956 City Council meeting · Photographs of the property · Certificate of Survey for the property 3 c,~ Gol4ht II yVJ ih "'If (J ~ J e .. . ~L/() ~. t'ct:.I7?EJ 7&;. I'Unutes of' Special rJleet1ng of Jan. 28, 1956 F.ag.~i.:.Jn"cc ~!O\1ED by Stark seconded by T~resl carried that the Building Depa.rtment be instructed to prepare a memorn.ndum setting fort.h the various asp~ct3, good and bad, of a.ll t.ypes of periphery heating.. fA1(oSiD:p iilsiver ~s,il&..B1. J..o~~!fI~~!!l!~.?n~ Ne"@irr,y 'na11n s'~con.ded by Teresi carried to grant Parcels Aa-ua B, tot h, St.1myridge Addition, a wa.ivel" to construct homes with a. setbacl'1:of 23 feet fr.'ou! Poplar Drive, per plans submitted to and inspected hy this CO"l.mcU, and on .file in t..l1e office of the buHdin itASpector.. lli?i15t~;t_r!3.!~~~-!,~~t f'.!.2!.~~!.rcad !~lcl~ (See minutes of ~~11Ua;;J' 2h., 19)5 Nt. Em~ S,\,y:,Ulson requestect'tfie Cou.1'wil consider 1iJidem.ng tne setbadt (or buffer zone) on the soui:t"l part of the Honeyuell property to two h'U11d1"ed feet. Th~ filqyOl" appointed jJl~'1flb":r R:?.hn a cC1lOOlittee of one to m~et with Hon~;el1 ogfici~l$ ~~ interested citizens fortl1€ purpose of determining llhat steps will be t~lien to beautify the prop~'t.y. . ~i~~~~~r_ SE~~!t~essm~.mt.~=Pr<,.t~g;t. of S~J;pl~!.: '(See ~1inut.es orJm~ r~:; r:eEte~~e G. 1"1.. en: Engineel"ing Ccw.:par<\y dated Janu~x'Y 2$, 1956, wss read and ol""ue1"sd placed on file.. FIOVED 1Yj' Hahn secoI~cd by St2dt c~J."rled to cl011Y the request of I"1T. Jo 11. StcJslml on the ba.sis of t.bJ report emd reccmmeno..a.tion. of' the el'lgineers.. DCGS: Representa:c.ive of IL1erzy Hills Rennels, Hezmepin Cotmt.y Animal ~e Le[g,gu€" and the Citi:zen's Corm:aittee on dogs appointed ${;;pi;,ember 6, 1956, discussed services and need fOt' oontrol of dogs. !'!OIIEDby RaJ.'m seconrl<::d by Teresi carf'led that the Village Attorney be inst.ructed to prepare e. c!n:t'f-rac:t vJith ~!feZ'Ij" HUls l\en."lclproviding for patrolling of the village for not less th~11 two hours a ~r fcur days a. iJzel:;: for 1;1 trial period :not longer thrul sbr:: t>feelis, and to present. sa.id contract. to the Cou..'"lcil for stud-.f :n.ot.. ls-ie.I" th:;n F....ob:r:'Uc.ry 1, 1956, said patrol to begin Hhen instruct.ed b;;t the Cou.ne 11. I'IG\!ED by P.ahn seconded by Teresi cai"'?'ied to lnst.rt1ct the Villa.ge Attorney topX'ep~e~ll.,dp!'eserj(t on F'ebrua.J:"lJ 7, 1956, all nec'3ss~'J,l'Y runendments to exist,tug ox'dinances to P€l':m:tt r~~erl';/1-H)ls It.:;l'1'i'1{;l to act. as agent, on behalf of the Vi 118.ge with resp{:;ct to cleg cCtlt.rol" ~~f;p~;'~ru~!~t:~.l_:,"B~t~!!1._~~~'U~_ ~~:".?_.. ~~t ._~ .:!E.:-~~?,;,~L!_ H~L::Dt::!. r';~l.l1n un.:,z<otittc'ad ti.!!le lOLJ.Cl.ring resoLUtion he:l:"dn quoted hy title and NGVED its adoption: tlRE$OUJrxOlJ TO JiU1'HOHI2E BOlm $tl1..E"}'. . ~-11d . 'i,e, . . .t' .I.' ~. . cC' t~ .t' . 1 t.' . . , . ...ne m.or..:!.on Lor l..-l1€ laCOpt.1C.n OJ, ij,e .I.OI'8g01ng TCSO..U ,:wn lJ::3.S tttuy SCCf.)fllC';?O 4J 'flli. ."" tr~ . ... "" .!. 'to... t "'J.!,.... t"'..... 111 " ny demC')'2;T .I,€1"€Sl ra-.C! upon lJct.e .lJe'.ng ~::'1f:~J;n I.,nCl'eOTi, ne 10.......0"(;Jlng " .1.,., ~.... . 1. ~~....:'!.. ,".e CJ. " ,." . ... . 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Memorandum Planning 763-593-8095 I 763-593-8109 (fax) all ey To: Golden Valley Planning Commission From: Dan Olson, City Planner Continued 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 Subject: Date: March 20, 2002 Background At the March 11th Planning Commission meeting, the Commission requested additional information in order to make a recommendation on a Conditional Use Permit (CUP) for International Health Care Services to operate an adult day care center at 2525 Nevada Avenue North, Suite 211. Q: How many clients will be able to use the center at one time? A: The applicant is limited in the number of clients that can use the center. According to The Minnesota Department of Human Services (DHS), the agency that issues licenses for these centers, the applicant would have to provide 40 square feet of space for each person in the center, including employees. This 40 square feet cannot include restrooms and 25% of the space occupied by furniture and equipment. Also, the facility must include a room or area that can be used for private space for the clients. These requirements will reduce the number of people that the can use the center at anyone time. Keep in mind that Suite.211 is only 1,800 square feet in size. Q: Is there adequate parking for drop-offs? A: Since many of the office tenants use the parking on the north side of the building, and there is ample parking and drop-off space on the south side of the building, staff will add a condition to the CUP that all wheelchair drop-offs take place on the south side of the building. Staff believes this condition will help prevent congestion when clients are dropped off at the center. Q: Should separate restroom facilities be required for this center? . A: Upon further research by the applicant, he discovered that DHS will require separate men's and women's restrooms to be located within Suite 211 for the center. Staff has made this a condition of approval of the CUP and the applicant is agreeable to this condition. Recommended Action With the. addition of two more conditions to the Permit, 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. . 4. 5. 6. The applicant provide separate rest room facilities within Suite 211 for the adult day center facilities. All wheelchair drop-offs for clients take place on the south side of the building. All other applicable local, state, and federal requirements shall be met. Failure to comply with one or more of the above conditions shall be grounds for revocation of the conditional use permit. Attachments: · Staff Memorandum to Planning Commission dated March 6,2002. . 2 . . . ,. Hey Memorandum Planning 763.593.8095/763.593.8109 (fax) 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 Loning 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. . . . Parking 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: Dueto the nature of the proposed adult day care center, iUs 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. 2 . . . 7. Any Odor, Dust, Smoke, Gas, or Vibration Caused by the Use: This adultdaycare 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 3