09-27-99 PC Agenda
r<
.
e
.
AGENDA
GOLDEN VALLEY PLANNING COMMISSION
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, September 27,1999
7:00 P.M.
I.
Approval of Minutes - September 13. 1999
II.
Informal Public Hearing - Draft Report on the Water Supply Element of the
Comprehensive Plan
Informal Public Hearing - Conditional Use Permit (No. 78)~
Applicant: The Luther Company Limited Partnership r f D6-I ON 'D
Address: 9220 Olson Memorial Highway -fD' 0:--111 P E
III.
Request:
To use the existing building, along with the construction of a 7,260
sq.ft. addition, as a collision center, repairing and repainting
damaged vehicles and for administrative offices
IV. IV. Informal Public Hearing - Conditional Use Permit (No. 77)
Applicant: Parents in Community Action
Address: 4901 Olson Memorial Highway
Request: To use the building as an "Early Childhood and Family Development
Center" housing the Head Start Program
- Short Recess --
V. Reports on Meetings of the Housing and Redevelopment Authority, City
Council and Board of Zoning Appeals
VI. Other Business
A. Discussion to start the October 25, 1999 Planning Commission Meeting
at 7:30P .M.
VII. Adjournment
/
Planning Commission Guidelines for Public Input
The Planning Commission is an advisory body, created to advise the City Council on land use.
The Commission will recommend Council approval or denial of a land use proposal based upon
the Commission's determination of whether the proposed use is permitted under the Zoning
Code and the Comprehensive Plan, and whether the proposed use will, or will not, adversely
affect the surrounding neighborhood.
e
The Commission holds informal public hearings on land use proposals to enable you to learn,
first-hand, what such proposals are, and to permit you to ask questions and offer comments.
Your questions and comments become part of the record and will be used by the Council, along
with the Commission's recommendation, in reaching its decision.
With the completion of the informal public hearing(s) there will be a short recess before the
commission continues with the remainder of the agenda.
To aid in your understanding and to facilitate your comments and questions, the Commission
will utilize the following procedure:
1. The Commission Chair will introduce the proposal and the recommendation from staff.
Commission members may ask questions of staff.
2. The proponent will describe the proposal and answer any questions from the
Commission.
3.
The Chair will open the public hearing, asking first for those who wish to speak to so
indicate by raising their hands. The Chair may set a time limit for individual
questions/comments if a large number of persons have indicated a desire to speak.
Spokespersons for groups will have a longer period of time for questions/comments.
e
4. Please give your full name and address clearly when recognized by the Chair.
Remember, your questions/comments are for the record.
5. Direct your questions/comments to the Chair. The Chair will determine who will answer
your questions.
6. No one will be given the opportunity to speak a second time until everyone has had the
opportunity to speak initially. Please limit your second presentation to new information,
not rebuttal.
7. At the close of the public hearing, the Commission will discuss the proposal and take
appropriate action.
.
e
e
e
Regular Meeting of the
Golden Valley Planning Commission
September 13, 1999
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 13, 1999. The meeting was called to order by Chair Pentel at 7:00 p.m.
Those present were Chair Pentel and Commissioners Eck, Hoffman, McAleese,
Rasmussen and Shaffer. Commissioner Groger was absent. Also present were Mark
Grimes, Director of Planning and Development, Beth Knoblauch, City Planner and
Tammi Hall, Recording Secretary. Present for a portion of the meeting were Rick
Jacobson, Park Director, Linda Loomis, Chair of the Open Space and Recreation
Commission and Jeannine Clancy, Public Works Director.
Chair Pentel introduced new commission member Peggy Rasmussen. All Commission
members present introduced themselves.
I. Approval of Minutes - August 9, 1999
Chair Pentel noted that the August 9 meeting was a Joint Meeting of the Golden Valley
Planning Commission and the Open Space and Recreation Commission.
MOVED by Shaffer, seconded by Eck and motion carried unanimously to approve the
August 9, 1999 minutes as submitted.
II. Informal Public Hearing. Draft - Park Plan Element of the Comprehensive
Plan
Rick Jacobson, City Park Director and Linda Loomis, Chair of the Open Space and
Recreation Commission were present to provide a brief review of the Park Plan and
answer questions from the Commission and residents. Planning and Development
Director Grimes briefly reviewed the approval process for the Park Plan. He stated that
the Park Plan element of the Comprehensive Plan is the responsibility of the Open
Space and Recreation Commission. He indicated that the plan was previously
reviewed by the Planning Commission and that residents are given opportunity for input
at the informal public hearing to be conducted by the Planning Commission at this
meeting. Following this hearing, the plan will be submitted to the City Council for
approval. After the City Council has approved the plan it is distributed to surrounding
communities for comment for sixty days.
Rick Jacobson stated that the suggestions of the Planning Commission from the August
9 meeting had been incorporated into the plan. He indicated that the map included in
Minutes of the Golden Valley Planning Commission
September 13, 1999
Page 2
e
the plan had not been revised, but the verbiage had been revised to include the
suggested pedestrian crossing for Highway 55.
Jacobson briefly reviewed the park and open space map which shows existing park and
open space, potential future park expansion areas, school and public facilities, open
water areas, wetlands and trails. He stated that the areas shown as possible future
park expansion are properties that would be considered for purchase if the land
became available. Jacobson indicated that parks are divided into four types,
community parks (larger parks), neighborhood parks, special use facilities such as
Brookview Golf Course and the Honeywell Little League Fields, and open space/nature
areas. He added that over 500 acres of Theodore Wirth Park is in Golden Valley city
limits, but the park is operated by the City of Minneapolis. Jacobson also cited
additional properties that are available for use by City residents but not owned by the
City of Golden Valley, including property owned by General Mills, Independent School
District 281, Breck School and the Perpich Art Center.
Chair Pentel opened the informal public hearing.
Rollin Bergquist of 1300 Castle Court stated that his property borders the future
expansion area shown for Wesley Park. He asked if the City had specific plans and/or
a timetable for purchase of the expansion area property. Jacobson responded that the e
City has no plan or timetable for purchasing the property. He stated that the City would
consider purchasing the property for expansion of Wesley Park if it became available
for sale at a reasonable price. Bergquist asked if the City were to purchase this
property if they would remove the trees located in the drainage area. Jacobson
responded that it would depend upon the use of the expansion area. Bergquist asked if
the City would place a privacy fence bordering his property if they were to purchase the
expansion area. Jacobson stated that this could not be determined at this time.
Anna Bergquist of 1300 Castle Court asked if the City had any plans to condemn the
property to make way for expansion of the park. She stated she was concerned about
the individuals currently residing on the property. Chair Pentel responded that there are
no plans to condemn property. She stated that it is included in the plan to ensure that if
the property became available for sale, the City would consider purchasing it for
expansion of the park.
Chair Pentel closed the informal public hearing.
Jacobson stated that if the property became available for sale, there are a number of
options for its use, including ponding, drainage improvement, or expansion of the
parking area. Grimes stated that this is not a unique situation. He indicated that the
City has acquired property from a willing seller adjacent to Scheid Park and there is an e
,
.
e
e
Minutes of the Golden Valley Planning Commission
September 13, 1999
Page 3
additional home next to the park that the City would consider purchasing if it became
available for sale.
MOVED by Hoffman, seconded by McAleese and motion carried unanimously to adopt
the Park Plan element of the Comprehensive Plan as presented.
Commissioner McAleese stated that the park plan was very well done and commended
the individuals who worked on it.
Pentel stated that the plan will be reviewed by the City Council on September 21.
III. Reports on Meetings of the Housing and Redevelopment Authority, City
Council and Board of Zoning Appeals
Commissioner Eck reported that there was discussion regarding sidewalks for the
LaurellWinnetka area at a recent City Council meeting. He stated that the Council had
agreed no decision would be made until the traffic study was complete. He stated that
there was also an open house scheduled for September 27 to provide opportunity for
information sharing and idea exchange in regard to the LaurellWinnetka area. Eck
expressed concern that the Planning Commission would have the opportunity to be
involved in this process. Public Works Director Clancy stated that the open house will
be held at Park Valley Catholic Church on September 27. She indicated that the
Planning Commission would be receiving invitations to the open house. Clancy stated
that the sidewalk issue was discussed at the Council meeting in response to a citizen
petition requesting an immediate solution. She stated that it was determined that cost
would be quite high for a short term solution and the Council decided that the situation
should be addressed with a long term solution. Clancy stated that the purpose of the
open house is to share information, review what has been done to date to improve the
traffic situation, and discuss options that have been considered in the past. She stated
that the Council will be appointing an advisory committee that will look at all options and
develop a recommendation. She indicated that, based upon the recommendation of
the advisory committee, a plan will be developed to improve the traffic situation. Clancy
clarified that there are two different studies in regard to Laurel Avenue. She stated that
the traffic study is being conducted for LaurellWinnetka. She indicated that there is
also an environmental assessment study being conducted for the Xenia/Laurel area to
determine the impact of locating Allianz as the single tenant in the new office building
on Xenia. Commissioner Hoffman stated that City Council is conducting a random
survey of City residents. He asked if this was part of the traffic study. Clancy
responded that the survey of residents is a separate study.
Minutes of the Golden Valley Planning Commission
September 13, 1999
Page 4
e
IV. Other Business
Discussion -- 1-394 Corridor Land Use Study Design
Pentel asked for staff recommendations regarding moving forward on the 1-394 land
Use Study. Grimes responded that the Council has recommended two separate
studies be conducted. The first study, which would be completed fairly quickly, would
be limited to certain redevelopment sites, such as the Olympic Printing property.
Grimes indicated that the second study, which would be conducted over the next year,
would consist of a more comprehensive review of the 1-394 corridor. Grimes stated that
the results of the environmental study will be available in early October. He indicated
that this information will be helpful in evaluating the Olympic Printing site. Pentel stated
that it would be helpful to have specific direction from City Manager Bill Joynes since it
is very unclear as to how the Commission is to proceed. Knoblauch stated that the
initial study of specific redevelopment sites will be a scaled down prototype of the larger
study. Grimes stated that as time goes on we will know more about the situation with
Allianz and this information could have significant impact on the potential use for the
printing company property. He suggested that the types of land use options available
for the property may improve. Knoblauch stated that she would prepare an outline of
the project. Pentel stated that it would be helpful to have as much information on
specific properties as possible. Grimes stated that staff would provide the existing e
Golden Hills Redevelopment District plans. Grimes stated that the next step would be
development of a project outline by Knoblauch and then to review the results of the
environmental assessment when they are complete in early October.
McAleese stated that it would be helpful to dedicate an entire meeting to review of the
history in this area. Grimes stated that staff can provide information regarding the
zoning along 394 in the past. Pentel stated that it would be helpful for the Commission
to tour the area. Grimes stated that Knoblauch will develop an outline for the Olympic
printing property study process and a kick off meeting will be scheduled, beginning with
a tour of the 394 corridor area at 5:30 or 6:00 p.m. and followed by a meeting to review
the history. Staff will also obtain input from Bill Joynes regarding the direction for the
project. A tentative date of Monday, October 4th, 5:30 p.m. at City Hall was set for the
kick-off meeting. Staff will send a memo to confirm the date and time.
Work Session - Draft Report on Water Supply Element of the Comprehensive Plan
Clancy briefly reviewed the water supply plan. She stated that in the early 1960s the
City of Golden Valley entered into a contract with the City of Minneapolis to obtain the
City's water supply from Minneapolis. She stated that New Hope and Crystal have
contracts with the City of Golden Valley to also obtain their water from the City of
Minneapolis. She indicated that the three cities, Golden Valley, New Hope and Crystal, e
.
Minutes of the Golden Valley Planning Commission
September 13, 1999
Page 5
then formed the Joint Water Commission for the purpose of purchasing water from the
City of Minneapolis on a wholesale basis. She stated that the Joint Water Commission
draws water from the City of Minneapolis at 10:30 p.m. each evening, during off peak
hours. The water supply is contained in two reservoirs, one in the City of Golden Valley
and the other in the City of Crystal. She stated that the current capacity will allow for
one reservoir to be shut down if needed for maintenance purposes. She stated that a
generator will be installed at the Golden Valley reservoir in case power was ever lost to
both reservoirs. Clancy indicated that the Golden Valley reservoir holds 9 million
gallons, the Crystal reservoir holds 19 million gallons. She stated that the Joint Water
Commission consumes 7 million gallons of water per day. Of this amount, Golden
Valley uses approximately 38%, New Hope 32% and Crystal 29%. Clancy stated that
Minneapolis will be undertaking some significant improvements to the Fridley and
Columbia Heights facilities including installation of high filtration membranes to ensure
the water supply remains free of contaminants. Clancy stated that one of the positive
aspects of the arrangement with Minneapolis is that it provides a good product to the
City of Golden Valley at a reasonable rate.
.
In regard to emergency issues, Clancy stated that if the City were unable to obtain
water from the City of Minneapolis for some reason, the Joint Water Commission has a
four day water supply. She stated that in an emergency situation, residential users
have first priority, commercial and industrial users are second priority. She indicated
that the City is also investigating possible connections with ground wells located on
General Mills property and/or connections with St. Louis Park for emergency water
resources. Clancy stated that these options are costly and none of them have been
approved by the City of Minneapolis.
Clancy stated that the City currently does not have any water conservation efforts. She
stated that the contract with the City of Minneapolis prohibits water conservation efforts
by Golden Valley. She added that the contract with the City of Minneapolis has expired
and negotiations on a new contract will probably begin before the end of the year.
Pentel asked about the amount of unaccounted water usage. Clancy responded that
this is made up of a variety of unmetered uses, including flushing fire hydrants, City
construction projects, sewer replacement and sewer cleaning. She added that 8.8% is
within the reasonable range and that many cities have unaccounted usage in the 12-
13% range. Eck asked why the unaccounted usage would have doubled in 1998.
Clancy responded that there was an increase in City construction projects. She stated
that portable meters which can be used on fire hydrants are prohibitively expensive.
e
Eck asked about the emergency water supply for the City of Minneapolis. He also
asked if the high filtration system would filter out all contaminants. Clancy stated that
she would check with the City of Minneapolis on these questions.
Minutes of the Golden Valley Planning Commission
September 13, 1999
Page 6
"
e
Shaffer asked if the installation of the generator was in response to Y2K issues. Clancy
stated that the consideration of emergency planning was prompted by Y2K, but she
stated that installation of the generator was in response to concerns about the number
of severe storms in recent years and the possibility of losing power to both generators
at the same time.
Grimes asked why the legislature thought it was important to include water supply as a
chapter of the Comprehensive Plan. Clancy stated that she did not know of any reason
other than possibly water conservation issues. She stated that the approval process for
the plan has been more difficult and complex because of the Joint Water Commission.
She added that this plan was different from other portions of the Comprehensive Plan,
in that the City was required to obtain all comments before presenting the plan to the
Planning Commission.
Shaffer asked if the map indicates new water mains that are being added in the street
reconstruction projects. Clancy stated that the map identifies only the size of water
mains.
Eck asked about City Council discussion on re establishment of the Environmental
Committee. Knoblauch stated that this committee existed for 7 years during the 1970s. _
Grimes stated that some of the duties of the former Environmental Committee are _
currently the responsibility of the Planning Commission. He stated that the City Council
is interested in re-establishing the Environmental Committee as an advisory committee.
V. Adjournment
The meeting was adjourned at 8:30 p.m.
Richard Groger, Secretary
e
.,
,
~:
.
e
e
I
MEMORANDUM
DATE:
TO:
FROM:
RE:
September 24, 1999
Golden Valley Planning Commission
Mary Dold, Planning Assistant
Discussion of Delaying the October 25 Planning
Commission by % Hour
Attached you will find a copy of an invitation received by Mark
Grimes, Director of Planning and Development. Mark thought
that members of the Planning Commission may want to attend
this reception, in which case, the regular scheduled meeting of
October 25 would need to be delayed by ?12 hour and begin at
7:30P.M.
,.
.
e
! l. ~. \
.
I
PERPICH CENTER FOR ARTS EDUCATION
NEW BUILDING!
NEW PROGRAMS!
NEW DECADE!
....
~ '., .
- .
Please hold Mo~day, October 25, from 6:00 to 7:00 p.m.
to explore.tl!e.Pexpich Center's new $7 million expansion~
- ,:",- .:-':./~j!j/l;i:;""" " .... .- ' . ,
. Join fellow ie3.ders from the arts, education and' .
.' : _.~ -..-:..~....-;tf".H.Q'.'.!'''''''''' ",_.... ~ ......' -' ....-~..~ "." ... ~. ..-;: .
, " '. govem;ment to bear abOut the Center's 'new programs and .
. ,..:,!.~., ':":1'.:'::' ~...~. ..,:--'.,,_ _ ._ .... .. .-.,', .:'~.' 't.: . _', "', . ..: . '~..'~'-'."""""-
'-" ~le~ra~.19 'y~, o~ exciting educati~~ oPporti#1iti~ for
:~~~~~:i~~~i~.~~:':.,~~~~:iL'}..:~~:'~,.':~" ',' ~.::':-::'~<{11~t\-
'~Your:offidafmvitaiion'to-come.-',"" ' " .' , :"'c"
.,..., -...: -+
-
, ~:' . ;;.
Please HOLD the date.
_ - _ :-.>.. :-.~-w--:-_...;
, .
-
. .
. i' Reception ~nsored by Binney &. Smith
II F,..\ \~I\l'\ \11\\ \ 1,\ I , \\\\1\\
.
MEMORANDUM
RE:
September 23, 1999
Planning Commission
Mark W. Grimes
Director of Planning and Development
Informal Public Hearing-Conditional Use Permit (CUP) to
Allow Head Start Program to Operate at 4901 Olson
Memorial Highway-Parents in Community Action, Inc.
(PICA), Applicant
DATE:
TO:
FROM:
e
Background
Parents In Community Action, Inc. (PICA) has a purchase agreement on the
property at 4901 Olson Memorial Highway (OMH). They would like to utilize the
building to operate an early childhood family development center in which PICA
will operate Head Start and related early childhood programs for children and
families. (I am attaching a copy of a "Narrative Description of Site Usage" that
has been submitted by PICA as part of the application.)
The building at 4901 OMH is guided on the Land Use Plan Map as Office. The
zoning on the property is Business and Professional Office (B&PO). Within the
B&PO District, there are a number of uses that are permitted only by Conditional
Use Permit (CUP). One of those uses permitted by conditional use is "other uses
that, in the opinion of the Council, are compatible with the uses specifically
described above." (Section 11.45, Subdivision 8, B, 7.) PICA would like this
Head Start use to be considered under this provision.
The first decision that the Planning Commission has to make in its recommend-
ation to the City Council is whether or not this proposed Head Start use is a use
that is compatible with other types of uses that are permitted by right or condi-
tional use in the B&PO Zoning District. Staff believes that the type of facility that
is proposed by PICA is similar to other conditional uses that are listed in the
ordinance and, therefore, should be considered as a conditional use.
There are two uses that are allowed by conditional use in the B&PO Zoning
District that are similar to the proposed Head Start program. First, daytime activity
centers and/or other facilities providing school and/or training for retarded or
handicapped people are listed as a conditional use. This type of use is similar to a
Head Start program because children and parents are brought to the Head Start
center for schooling and training. As with daytime activity centers, the children
are brought to the center by bus and remain all or a good part of the day.
Second, the B&PO District allows day care facilities as a CUP. In the case of the
e
PICA Head Start program, the children that are served are of day care age and
are taught in a setting similar to many day care facilities. .
Both the "Office" designation on the Comprehensive Plan Map and the "B&PO"
zoning in the Zoning Code were established to set aside areas for office type
uses. However, some uses, such as day care, complement an office area by
allowing parents to be close to children if they are working in a nearby office. I
have spoken to several office developers and they have all told me that nearby
day care is essential to attracting businesses to an office building. In the case of
the Head Start program, this program will serve children and parents in the area
who may be employed in nearby areas in Golden Valley.
Project Description
As stated above, the "Narrative Description of Site Usage" submitted by PICA is
attached for your review. This gives a good overview of the Head Start program
and how the building is proposed to be used. At the Planning Commission
meeting, I will pass around a copy of the PICA Annual Report that the Director,
Alyce Dillon, gave me.
The site is located at 4901 OMH. The building is now vacant. ATSR Architects,
who has since moved to the new Valley Creek Office building in Golden Valley,
formally owned the building. The site is about one acre in size (43,332 sq.ft.). The
lot is 125 feet wide and about 350 feet deep. The south end of the property
borders railroad tracks.
The building has 13,900 sq.ft. of floor area. The main floor has 9,326 sq.ft. and
the lower or basement level has 4,578 sq.ft. PICA will not be adding to the
footprint of the building. The only exterior changes to the building will be the e
addition of a service entrance along the east side and a new accessible ramp to
the south side of the building where the children will enter. No variances are
needed because the building footprint is not being changed. (If the footprint were
to be changed, several variances would be required to make the building legally
non-conforming. These variances would be for building setback on the west side
and parking setback on the north and east side.)
As indicated on the attached plans, PICA will be using the building for five
classrooms which each serve about 17 children. There will also be a meeting
room, office space, and a new kitchen built on the lower level. The building will be
retrofitted with a fire sprinkler system and an elevator will be installed. The
Inspections Department has seen the plans and has given them a preliminary go-
ahead.
On the outside, there will be a play area constructed that will be fenced. The area
is proposed to be about 9,300 sq.ft. in area. Since the play area will not include
any structures, it can be located along the west property line. The children will not
have to cross the parking area to get to the play area. The parking lot will be
changed to handle the buses that drop-off and pick-up the children. The staff has
reviewed this site plan and believes that it will work well for the drop-off and pick-
up of children. The small buses that are owned by Head Start will stay on site
during the day and be parked on the six stalls at the south end of the site. The
buses will not be stored overnight on the site.
The plan indicates 39 parking spaces. This appears to be more than adequate to
serve their needs. As a comparison, the school requirement is one space for e
2
.
every three seats. In the case of this Head Start building, there will be a capacity
of 85 or a need for 28 spaces using the school-parking requirement. The 39
spaces should more than adequately handle the 20 employees and six spaces
needed for daytime bus parking. If there are evening programs, most of the
employees will not be present and more parking would be available.
The parking lot currently has curb and there are no plans to upgrade the parking
lot at this time.
City sewer and water services serve the site. Drainage from the site generally
goes to the railroad tracks to the south side of the site. This will not change.
Access to the site will be from the OMH frontage road. Since the traffic signal
was placed at the intersection of OMH and the frontage road across from the
Golden Valley House, access to the office area on the south side of OMH has
been greatly improved. The staff does not see any problems with the traffic from
the Head Start use. In fact, the traffic should be less than if it was an office
building with 60-75 employees.
The properties to the east and west are both small office buildings. It is not
anticipated that the Head Start use would have a negative effect on these
buildings for office uses.
A trash enclosure is proposed at the southeast corner of the site. In addition to
the enclosure, it will be screened from OMH by landscaping.
The City has received several letters in support of the Head Start building at this
location. These letters are attached.
e
e
Factors for Consideration
In approving or denying any CUP, the City Code requires that findings be made
on ten specified factors. Staff evaluation of those factors as they relate to this
proposed CUP be as follows:
1. Demonstrated Need for the Use: The City's basis for demonstrating need is
that an applicant has identified a market for the proposed use or service. In
this case, PICA believes there is a need for additional Head Start services in
the near western suburbs.
2. Consistency with the Comprehensive Plan: The proposed Head Start
facility that will serve day care aged children is not inconsistent with the intent
of the Comprehensive Plan or Zoning Code. Services that provide care for
children in an office area are considered complementary uses which enhance
the area.
3. Effect on Property Values in the Area: The proposed Head Start use is not
expected to have an impact on property values in the area. The existing
building will remain very much like it is today. The hours of operation are
similar to an office building. Traffic to the site should be less than to an office
building.
4. Effect on any Anticipated Traffic Generation Upon Current Traffic Flow
and Congestion in the Area: The proposed Head Start program will
generate fewer trips than if the building were utilized as an office building.
With the placement of the traffic signal at the frontage road and OMH several
3
years ago, access to the area has greatly improved and is much safer. The
site is designed to handle the small buses that drop-off and pick-up children. e
5. Effect on any Increase in Population: The proposed Head Start facility will
not increase the population in the area.
6. Increase in Noise level: The proposed Head Start facility would slightly
increase noise levels due to the outdoor play area. However, this noise
increase would be minimal and should not impact adjacent properties. Noise
from nearby OMH and TH 100 would probably be greater than the noise from
the playground.
7. Any Odor, Dust, Smoke, Gas, or Vibrations Cause by Use: The Head Start
facility is not expected to result in the increase of odor, dust, smoke, gas, or
vibrations.
8. Any increase in Flies, Rats, of other Vermin on the Area Cause by the
Use: The proposed Head Start use will not increase the presence of these
pests on the site. All garbage will be kept in proper containers and removed
on a regular basis from the site.
9. Visual Appearance of the Proposed Structure or Use: The proposed use
will have minimum effect on the visual appearance of the building. A small
sign that meets the requirements of the Sign Code will be erected. The play
area will not be visible from the frontage road. The buses will be parked on
the site only during the hours the facility is open.
10. Other Concerns Regarding the Use: If there were plans to expand the
footprint of the building, several variances would be needed. At this time, _
PICA has no such plans. ,.,
Recommended Action
The staff recommends that the Planning Commission agree that the Head Start
proposal may be considered a Conditional Use Permit in the Business and
Professional Office Zoning District. Staff believes that this use is compatible and
similar to other uses that serve children and are permitted by conditional use
permit in this zoning district.
The staff also recommends the use of this site by PICA for the Head Start
program. After reviewing the site plan, meeting with other City staff and the staff
for PICA, it appears that this use will fit well into this existing office building with
only small changes required to the building and site.
Staff is recommending the following conditions:
1. The attached site plan and floor plans prepared by SSV Architecture Inc.
and dated September 21, 1999 shall become a part of this approval.
2. The interior improvements shall meet all requirements of the building and
fire code.
3. PICA may store up to six small buses on the site during normal working
hours.
e
4
.
4. The enrollment of the site shall be limited to 100 children.
5. There shall be no more than 25 employees on site.
6. All other applicable local, state and federal requirements shall be met.
7. 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 Description of Site Usage
Letters of Support
Towle Flyers
Section 11.45 - Business and Professional Office Zoning District
Oversized Plans
.
e
e
5
Sl1"'1
I ~~\~
.1 ~i:i~\
;,.1 1q~~~
~
: ....'f..'V~~\,
~I" \).
7r.~/t:J'
/-'0.0. ,.
It'''l)'sar-
'..
,\I ~
7}4,
i Of fl
C\1' -J~\'\... ~
'O~~ .....~'C,.
(;0" I"
I
~. 'I
.~ :
:/ . I
1l.
,: .
~G~
~
:u
~ .~
.~ ~
~ "
.~ ~
'\
0' Il'
1t ~~..
c' D~~
fJO~ ~
~~
sC~~ ;1;\..a~
aU
2
~
.
t(..\O~
"lfI.Z.
..,.1I...."
..: Oil
~~
1
J.
...
'"
I
'\....
1'1
~'I
282.2T
~ ..'
.:,.....
M . 141
't. .
~
OLSON MEMORIAL HIGHWAY
...-
"
-'...-.---
._ .,5!.o!. _
:~
'-.J
~I .
-..: - -~---~---~_-:-_:~::_:~j~..--~..~-~ - --
,.... ....-49'9 '.. ", .' "If 1',..~
. ~ z.....~ ',; .
Q \r ~ ~ " - ,~: -
. ~
\.. ~.
') . "i
( ~96: ~~~.,
"'....., ~.
u ,.. 2 :
~ lJ.. \ ci ",~l
~ ..... \). ." t
.. 0 oy \ ~/, ~ ~
.. \ .979 'Ii
\ -I ~
\
5J ).
"
"J ..
..
00
-~ '\
., . - ;;;
I.,., 1 t
100 : ~
. ~1JS II
~ ~
'\1
"\
~
,.. q: ". ~o' ~
a:
<I
0.
. ..
~." ~
~ f>
>i
'!
.5
~I
~ <>
dO ';l
o ..
::.
.1', '0
\......
/~
(
"- ..
\
J
"
J
J
(
J
"
~
Z
fa
-
I-
-
o
0&
<t
"
.
r--
...
!:'
....
~..\.JOO..- ",.
--T---~...:a
o ....
-\- 11> _ .
--- - ... ~
') '!::""
lCj ',,--
o
..to ~
2J :"r"'ltA AVE.
...r,
.' .:J..-..c"" ._.."
""'.11
'l"5U.U
A. "..'
. -.
.
.
.
.
.
\".
.
-
l.;~
I
...
...
oS
.....
J
O.
~
fA
.
46(){)
.,;6
101
!.~ =
'f". ,
_-1~-
1c l..cI.
no.
:~. 1
......~ ..., , ~".
~. 7"0 . #0. .~'
,'II 'Io~ LA
...
o
:..
....
: ~ ~ .\1
",
In
~
;'; g .10
I
~
=
.
.
e
Application for Conditional Use Permit
Parents In Community Action, Inc.
Narrative Description of Site Usage
Parents In Community Action, Inc. (PICA), the federal Head Start and Early Head Start grantee
for Hennepin County, proposes to utilize the facility located at 4901 Olson Memorial Highway,
Golden Valley, as an early childhood family development center in which PICA will operate
Head Start and related early childhood programs for children and their families.
PICA's proposed Golden Valley facility will house five Head Start classrooms, each providing
services to 15-17 children. In addition, the facility will support approximately 20 new full-time
jobs in the Golden Valley community. The facility will be licensed to operate from 6:00 a.m.-
6:30 p.m. Monday through Friday, with evening and weekend events scheduled periodically.
PICA provides transportation for all children attending its programs; therefore, traffic flow and
noise levels in the area will be unaffected by the development of this facility. The enclosed
Annual Report provides additional information about PICA's programs and services.
Proposed modifications to the site involve primarily improvements to the interior of the
structure. Existing space will be divided into classroom space, kitchen facilities, office space,
and multi-purpose space suitable for the conduct of early childhood education activities. All
proposed modifications will meet code requirements and space configuration specifications for
licensed child development facilities serving young children. Exterior modifications will be
minor, but will include appropriate landscaping to improve the aesthetic appearance of the
facility and possible construction of an outdoor play area. Low-prof11e signage will be added to
display the name of the facility.
PICA presently operates seven Head Start facilities located throughout Hennepin County, all of
which are attractive facilities with a reputation for being a good neighbor in the community.
PICA prides itself on becoming an integral part of any community in which it is located and
works hard to develop and maintain strong, positive relationships with other agencies and
organizations in the community. The attached letters of support emphasize that PICA creates
positive relationships and good will wherever its sites are located and that the agency is an active
participant in initiatives to improve the lives of children and families in the communities it
serves.
,
:@~,
~,
~re \\~
Clter minnea'9o
cTisis nurset'l
.
August 5, 1999
Si Matthies
Mark W. Grimes
Director
Planning and Development
City of Golden Valley
7800 Golden Valley Road
Golden Valley, MN 55427
Jacqueline Kavanagh
Ellie Bathe
Barbara Schaepe
William H. Beard
Dear Mark & City Council Members:
As you know, Greater Minneapolis Crisis Nursery is a recent neighbor to the
community of Golden Valley. We trust that our presence has proven to be a welcome
addition to this city, as much as the Golden Valley community has welcome us with
their hospitality.
The Honorable
Patricia Belois
Joseph G. Boston
Michael Brogdon
Cheryle Clausman
Judy Earling
.
We have learned that Parents In Community Action, Inc.(pICA), may consider opening MarjorieHogan,MD
a Head Start facility in Golden Valley since they have need of establishing a site to Jean F. Holloway
serve the children and families of western Hennepin County. Kathleen Hughes
Roberto N. Ifill
Greater Minneapolis Crisis Nursery has had a cooperative working relationship with Diane L. Kroupa
PICA Head Start for many years. In fact, we lease space from PICA at their Mcknight Matthew Law
Early Childhood Family Development Center in south Minneapolis. We at the Crisis Mary Ellen Leary
Nursery believe that our children and families are made better by the presence of PICA Martin Leestma
in their neighborhoods and are confident that their dedication to quality service and Robert Mattison
programming will be an asset to the Golden Valley community as well. David D. Murphy
Diane F. Olson, PhD
Greater Minneapolis Crisis Nursery offers its support to the efforts of PICA Head Start Milagros Santiago, MD
to secure a location in Golden Valley. If I can be of any assistance to Golden Valley in Jo Ellen Saylor
evaluating any forthcoming application by PICA to locate in our community, please feel Linda R. Thompson, MD
free to contact me at 612-591-0400. Fawn Wilderson, Esq.
Kathleen A. Schaaf
e
5400 glenwood avenue golden valley, minnesota 55422 north site services and administrative office
4255 third avenue south minneapolis, minnesota 55409 south site services
.
e
e
~
Office of the Headmaster
Breck School
123 Ottawa Avenue North
Minneapolis, MN 55422
(612) 381-8100
www.breckschoo1.org
August 30, 1999
Mark W. Grimes, AICP
Director, Planning and Development
City of Golden Valley
7800 Golden Valley Road
Golden Valley, MN 55427
Dear Mr. Grimes, Planning Commission Members, and City Council Members:
I am writing on behalf of Parents In community Action, Inc. (PICA), the federally designated
grantee of the Head Start program in Hennepin County, in their efforts to obtain a conditional
use permit for the property located at 4901 Olson Memorial Highway in GO,lden Valley.
Breck School has had an excellent working relationship with PICA for many years. Our middle
and upper school students visit PICA classrooms regularly as part ofa service learning project.
Through this project, our students spend time volunteering in PICA's Head Start classrooms
where they assist PICA staff members working with the preschool children, all the while
stretching their own boundaries as they interact and encourage the children. Head Start teachers
serve as mentors to our students throughout the proj ect and assist them in developing and leading
classroom activities.
This hands-on experience has proven to be an invaluable adjunct to our students' daily classroom
routine. It has given our students a greater understanding of the importance of positive
interactions, praise, and peer acceptance on healthy child development. Weare thrilled to be a
collaborative partner with PICA.
I am happy to support PICA's application for a conditional use permit for the property located at
4901 Olson Memorial Highway in Golden Valley.
Sincerely,
s~ ,.i<bL..S- f' ."'4
Samuel A. Salas, Headmaster
SAS:le
cc: Alyce Dillon, Exec. Director, PICA
Breck is an Episcopal, coeducational, college preparatory day school enrolling students of diverse backgrounds and abilities in grades preschool through 12.
Anise McDowell
250 Paisley Lane
Golden Valley, MN 55422
.
August 30, 1999
Mark W. Grimes
Director, Planning and Development
City of Golden Valley
7800 Golden Valley Road
Golden Valley, MN 55427
Dear Mr. Grimes:
My husband and I are homeowners in Golden Valley with two school-age
children. It has come to our attention that the Head Start program is
looking for a site in Golden Valley and we wish to offer our support.
Long ago I began to volunteer my services at Parents in Community
Action (PICA) In whatever capacity was needed to help the children and
families of Head Start. I speak from direct experience that PICA is an
exceptionally well-run program. All of their facilities are very clean and
well maintained. A viSit to anyone of their sites would bear this out.
Additionally, I find their staff to be highly trained and courteous. Without
a doubt, a PICA program in Golden Valley would be a definite asset to our
community.
You may call me at 612/417-0264 for further information if necessary.
Very Truly Yours,
~ rAQ.~~
e
Anise McDowell
e
.
e
.
MITCHEll D. TROCKMAN
B026 PLYMOUTH A W. NORTH
GOLDEN VAJ..L.EY, MN 55427-3966
July 20, 1999
Mark W. Grimes, AICP
Director, Department of Planning and Development
City of Golden Valley
7800 Golden Valley Road
Golden Valley, MN 55427
Dear Mr. Grimes, Planning Commission Members, and City Council Members:
I am a resident of Golden Valley and it has come to my attention that Parents In Community
Action, Inc. (PICA) wishes to open a Head Start facility in Golden Valley. I could not be more
pleased to have PICA in Golden Valley since I have known first-hand of their outstanding
reputation for serving children and families for many years.
While I was the Associate Superintendent of Schools and the Acting Superintendent of the
Minneapolis Public Schools, I frequently had the opportunity to work in collaboration with PICA. I
found PICA to be an exceptionally well-run organization. In fact, I just recently discovered that
they are one of only nine Head Start programs of over 2,000 programs nationwide to receive
recognition as a National Head Start Association Program of Excellence, the highest honor
bestowed upon a Head Start program. This certainly must reflect the quality programming and
attention to detail that I experienced in my association with them.
This designation must also reflect the state-of-the-art facilities that PICA is well known for. One
need only visit PICA's Fraser Early Childhood Family Development Center in Minneapolis to see
the agency's commitment to quality services and facilities. The facility was built from scratch in
one of the more distressed neighborhoods in the city. The facility is inviting and well maintained;
it has stood the test of time as a good neighbor and an asset to the community it serves.
Based on my experience working with PICA, and having visited most of their seven sites
throughout Hennepin County, I can speak with assurance that PICA's Head Start program
would be an asset to our Golden Valley community, not only for the outstanding services the
program would provide to our low-income children and families, but also for the enhancement of
Golden Valley's overall property values.
I urge the City of Golden Valley to favorably consider PICA's application to join our community.
If I can be of any further assistance to the Planning Commission and/or City Council toward this
end, please contact me. You may reach me at 612 545 7500.
Sincerely,
~~
Mitchell D. Trockman
~11.45
SECTION 11.45. BUSINESS AND PROFESSIONAL OFFICES ZONING
DISTRICT.
.
Subdivision 1. Purpose. The purpose of the Business and Professional
Offices Zoning District is to provide areas wherein there may be erected, maintained and
used, offices for persons engaged in business pursuits not involving the sale of or
handling of goods, wares, merchandise or commodities, as for example, accountants,
insurance brokers, realtors, fiscal agents and the like; provided, however, that nothing
herein shall be interpreted to prohibit in such districts the sale of goods, wares, '
merchandise or commodities by sample, as for example, by manufacturer's
representatives.
Subdivision 2. District Established. Properties shall be established within
the Business and Professional Offices Zoning District in the manner provided for in
Section 11.90, Subdivision 3 of this Chapter, and when thus established shall be
incorporated in this Section 11.45, Subdivision 2 by an ordinance which makes cross-
reference to this Section 11.45 and which shall become a part hereof and of Section
11.10, Subdivision 2 thereof, as fully as if set forth herein. In addition the Busine~s and
Professional Offices Zoning Districts thus established, and/or any subsequent changes to
the same which shall be made and established in a similar manner, shall be reflected in
the official zoning map of the City as provided in Section 11.11 of this Chapter.
Source: Ordinance No. 541
Effective Date: 5-8-81
.
Subdivision 3. Parking Requirements. All land uses and structures
permitted under this zoning district shall provide off-street parking at the ratio of one (1)
parking space for every 250 square feet of gross floor area.
Source: Ordinance No. 609
Effective Date: 11-11-83
A. Off-Street Parking. Each off-street parking stall required under the
provisions of this Chapter shall be installed at a size of 9 feet in width and 20 feet in
length and shall provide sufficient area for driving aisles in between parking stalls.
B. Off-Street Loading. Each building in this district shall provide
adequate off-street loading and unloading facilities for each business or tenant within the
development.
Source: Ordinance No. 541
Effective Date: 5-8-81
.
GOLDEN VALLEY CC
303
(6-15-98)
~ 11.45
e
Subdivision 4. Building Height. No building in this zoning district shall
exceed three (3) stories in height at the front or street grade level, unless a Conditional
Use Permit has been granted allowing such building or structure to exceed three (3)
stories in height.
Source: Ordinance No. 80, 2nd Series
Effective Date: 11-28-91
Subdivision 5. Yard Restrictions.
as follows:
A. Front Yard Setbacks. Front yards shall be provided for all buildings
1. No building or other structure in the Business and
Professional Offices District shall be located closer than 35 feet from the property line
along any abutting street. The 35 foot front setback as described above shall all be
landscaped.
2. In the case of a building over three (3) stories, the front
setback shall be increased five (5) feet for each additional story over three (3) stories or
each additional ten (10) feet above the height of thirty (30) feet.
B. Side and Rear Yard Setbacks. Side yards and rear yards shall be
provided for all bUildings as follows:
e 1. In the case of premises abutting a Residential or Open
Development Zoning District, side and rear yards of such premises shall be not less than
50 feet in depth or width, of which at least 25 feet adjacent to the lot line or property line
shall be planted, landscaped and maintained as a buffer zone.
2. In the case of premises abutting on a Multiple Dwelling
Zoning District or an Institutional Zoning District, side and rear yards shall be not less
than 30 feet in depth or width, of which at least the 15 feet adjacent to the lot line shall be
planted, landscaped and maintained as a buffer zone.
3. In the case of premises abutting on another Business and
Professional Offices Zoning District, side and rear yards shall be not less than 20 feet in
depth or width for each building, tract, lot or premises of which at least one-half the
setback as measured from the lot line shall be landscaped and planted.
4. In the case of premises abutting on a Commercial or
Industrial Zoning District, side yards and rear yards shall be not less than 20 feet in depth
and width of which at least one-half the setback as measured from the lot line shall be
I~ndscaped and planted.
e GOLDEN VALLEY CC
304
(6-15-98)
~ 11 .45
5. In the case of a building over three (3) stories, the side and
rear setbacks shall be increased five (5) feet for each additional story over three (3)
stories or each additional ten (10) feet above the height of thirty (30) feet.
e
Subdivision 6. Area Restrictions. No building or other structure in this
zoning district shall occupy more than 40% of the tract of land on which it is located. An
additional 20% of the tract of land shall be allowed for the construction of a parking
structure. .
Subdivision 7. Lot Area. No building or other structure located in this
zoning district shall be located on a parcel of land that is less than one acre in area or
less than 100 feet in width.
Source: Ordinance No. 541
Effective Date: 5-8-81
Subdivision 8. Conditional Uses.
A. Conditions. In addition to those uses specifically classified and
permitted within this district, there are certain uses which may be allowed in a Business
and Professional Offices District because of their unusual characteristics or the service
they provide to the public. These conditional uses require particular considerations as to
their proper location in relation to adjacent established or intended uses, or to the planned e
development of the City. The conditions controlling the location and operation of such
conditional uses are established under Section 11.80 of this Chapter. Without limiting the
generality of the foregoing, such uses may include Child Care Facilities as defined in this
Chapter.
Source: Ordinance No. 712
Effective Date: 6-23-88
B. Authority. The Council shall have the authority, after having
received the recommendations of the Planning Commission, to permit the following types
of the conditional uses of land or structures, or both, within a Business ~nd Professional
Offices District, if the Council finds that the proposed location and establishment of any
such use will be desirable or necessary to the public convenience or welfare and will be
harmonious and compatible with other uses adjacent to and in the vicinity of the selected
site.
Source: Ordinance No. 541
Effective Date: 5-8-81
1. Buildings exceeding three (3) stories in height, subject to the
provisions of Subdivision 5, Subparagraph A, Item 2, and Subparagraph B. above, and all
other applicable provisions of this Chapter.
Source: Ordinance No. 80, 2nd Series _
Effective Date: 11-28-91 _
GOLDEN VALLEY CC
305
(6-15-98)
e
e
e
"
~ 11.45
and playgrounds.
2. Recreational facilities such as ballfields, swimming pools
3. Daytime activity centers and/or other facilities providing
school and/or training for retarded or handicapped people.
4. Financial institutions, including drive-in facilities.
office building.
5. Limited retail services within a professional
Source: Ordinance No. 541
Effective Date: 5-8-81
6. Heliports, as herein defined.
7. Other uses which, in the opinion of the Council, are
compatible with the uses specifically described above.
Source: Ordinance No. 643
Effective Date: 11-16-84
Subdivision 9. Permitted Uses. The following uses are permitted in the
Business and Professional Office Distrid:
A. Offices
B. Essential Services - Class I
Subdivision 10. Accessory Uses. The following accessory uses are
permitted in the Business and Professional Office District:
A. Essential Services - Class II when constructed on top of a principal
building and not exceeding 120 feet in height as measured from the ground level.
Source: Ordinance No. 80, 2nd Series
Effective Date: 11-28-91
SECTION 11.46. INSTITUTIONAL ZONING DISTRICT.
Subdivision 1. Purpose. The purpose of the Institutional Zoning Distrid is
to establish areas where both public and private institutional uses such as schools,
hospitals, parks, golf courses, nursing homes and public buildings may be located.
GOLDEN VALLEY CC
306
(6-15-98)
FOR SALE
Free-Standing Office Building
4901 Olson Memorial Highway
Golden Valley, Minnesota
· 13,904 total sf on two levels
- Main floor: 9,326 sf
- Lower level: 4,578 sf
· Age: 1960, Expanded in 1967, 1986
· Electrical: 400 amps, 240V, 3-phase
· HVAC: Gas fired boiler with central air
· Parking: 67 striped stalls
· Construction: MasonrylBrick over concrete block
· Location: Excellent exposure to Hwy. 55, 1 block east of Hwy. 100
Easy access to downtown Minneapolis
· Price: $n5,000 ($55.74 psf overall or $81.10 psf for first floor)
.1998 Property Taxes: $17,281.38 ($1.24 psf at 13,904 sf)
· Overall Building Condition: Very good
· Roof: Good condition
For More Information'Call:
Towle Real Estate Company
RaymondJ. Reese, CCIM, SIOR 612/347-9329
Gregory S. McDonald 612/347-9348
330 Second Avenue South
Minneapolis, MN 55401
COLLffiRS
INTERNATIONAL
f!I]]
1986 Addition
Approx. 2,200 sf
__________~_________h
Conference
Room
Office
1967 Addition
Approx. 1 ,900 sf
1960 Original
Approx. 5,200 sf
Main level
9,326 sf
lower level
4,578 sf
Mechanical
Room
Storage
Lunchraom