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02-26-96 PC Agenda AGENDA . GOLDEN VALLEY PLANNING COMMISSION Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers February 26, 1996 7pm I. Approval of Minutes - February 12, 1996 II. Reports on Meetings of the Housing and Redevelopment Authority, City Council, and Board of Zoning Appeals III. Other Business A. Discussion of rezoning the property located at 5400 Glenwood Avenue . B. Review of Attendance IV. 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 pro- posed 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. 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 recommenda- tion. in reaching its decision. 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 recommenda- tion 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 raf~ing 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 pertod of time for. questions/comments. 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 deter- mine 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. . : . . . MEMORANDUM Date: February 22,1996 To: Golden Valley Planning Commission From: Mary Dold, Planning Secretary Subject: February 12, 1996 Minutes Due to the number of informal and formal public hearings, the minutes have not been prepared for review. It is hoped that these minutes will be mailed to you, under separate cover, on Friday, February 23. If they are not completed in time for review at the meeting of February 22, they will be available for the March 11 meeting. . mkd . MEMORANDUM . Date: February 21,1996 To: Golden Valley Planning Commission From: Mark W. Grimes, Director of Planning and Development Subject: Request to Amend Text of the Zoning Code to Permit Office Uses in the Institutional (1-3) Zoning District I have received a letter from Kay Harris, representing the Minnesota Center for Health and Rehabilitation, on the sale of the building at 5400 Glenwood Avenue. The owner has had this building for sale since the beginning of 1996. They have failed to find a buyer that meets the requirements of the 1-3 Zoning District. The 1- 3 district is restricted to rest homes, sanitaria, nursing homes, clinics and other buildings incidental to the operation thereof. Hospitals, congregate housing, lodge halls, private clubs, essential services and day care are considered conditional uses in the 1-3 district. . The building has been used over the past fifteen years as a rehabilitation clinic. Prior to that time, the building was owned by the school district and was sold for a clinic around 1980. Since the building was sold by the school district, there has been an addition put on the building. This has brought the total size of the building to 14,500 sq.ft. in floor area. The site plan on file with the city indicates that there are 61 parking spaces available on the site to serve the clinic. Some of the spaces are "proof of parking" spaces that were approved by the BZA. The required parking for the clinic is 61 spaces (see parking requirements on the plan). The request by Ms. Harris is to change the text of the Zoning Code to permit office uses in the 1-3 district. According to Ms. Harris, this would make the building more marketable and not have a significant effect on the performance of the site. The amount of parking required for an office building is the same or less than for a clinic. Also, there are already office uses in the clinic to serve the clinic staff. The amount of traffic to and from an office building would probably be the same or less than a clinic. Clinics can have more traffic throughout the day because it serves patients along with the peak hour use by employees. Offices generally have traffic in the morning and evening peak hours. . The question for the Planning Commission is whether or not it is believed that changing the text to the code would have a significant impact in this and other . . . Page 2 areas that are zoned 1-3. I am attaching a copy of the zoning map with the 1-3 areas highlighted. Ms. Harris is asking, for her client, if the Commission would entertain such a zoning text amendment. The Commission has the right to not consider such a change. If the Commission sees the request as reasonable, the normal zoning amendment procedure would have to occur including public hearings before both the Commission and City Council. MWG:mkd Attachments: Location Map Letter from Kay Harris dated January 24, 1996 8-1/2" x 11" Site Plan Petition for Ordinance Waiver and Letter to Lloyd Becker dated June 26, 1991 Colored Zoning Map '-~J"o:__1 _~: -..:..: - - -~- - - - -= .,~. 00 I O:--.st , tn' ___..l.-_. .;i. ~ r~-, '1) .'1::.,.. ""1"1/1" lIj : " '-+- o '.g t>> 01. .: '3 --- o ..J ~ ;.g 'll ..... Ilti ....; '\, ..... '" ';!: f.n. . '.. f'i ,: . Dl!AlNAGt DITCH. A, ' / -'- ,~- -- "'- ,. - , .; I LJ ( f';r .' .' . ~\je'(\ue 13 "'0 '~ ~~ Ent T":::;-- ~ 'P 1~'.3' '( '.1' I ( J / ... ...... "jlP".. ~' ~,-o , ... ... ' .... cu ~E~ . - - - -~~()- - - - (. ~<:> \ ci . '. -I/J.'. .... , ....... 1'_ ..r;,' . , --........ I , _ c::. , , " " ~ ':. ) . , 0:0\ 'I ',c\1 () , ...~ ~ ....1 . ~_..t I: ,"!"'1'" I , I I . ,/: I : " ..~a ai, . ')"1. . . I.. .~ .~ 1:'4"'\n,S:: .l:, .... ... ...~ ". ~ ~ ..:."'IIi.... :~ "330.. .. ....::.. ...:.:::'" .~... 2769./~ Res COt "'0 , 6/u' . ~ Kay Harris Real Estate Consultants. 25 Paisley Lane. Suite 200. Minneapolis. Minnesota. 55422-4921 Kay Harris. CCIM. Principal Business Phone: 612.546.4338 Mobile Phone: 612.751. 2916 Wednesday, January 24, 1996 .., , . ....."1 ~ 1 ...,. ... ..."'....:- "'0' Mark Grimes Director of Planning City of Golden Valley 7800 Golden Valley Road Minneapolis MN 55427 RE: 5400 Glenwood Avenue BuildinglGlenwood Rehab Dear Mark: . As agent for the owners of this property, which is located between the Boy Scouts of America and Meadowbrook School in Golden Valley, 1 request that the City Council consider allowing business and professional offices within this 1-3 zone. Boy Scouts of America is zoned Business and Professional Offices. Also, office property at the northwest comers of State 55 and Highway 100 is zoned this way. The current zoning for 5400 Glenwood does not allow for the type of users interested and able to purchase this property. Since last summer, the owners have unsuccessfully sought purchasers and tenants fitting into the current zoning or their own rehabilitation clinic practice~ I began marketing the property actively just after the first of the year. Several business and professional office users have ' come forward with interest in purchasing the property. Golden Valley previously approved a 5700 square foot addition, for which the owners had to show proof of parking. Although there are currently 24 stalls marked, proof of 61 stalls is evident on the attached drawing of the ~roposed expansion. Although the gross square footage of this building is 8700, office represents approximately 6000 square feet. There would be adequate parking for business and professional offices. The partners who own this real estate request you submit this request to the City Council at the earliest possible date. They are willing to do what is necessary to accomodate the city in this endeavor and await your response to their request. Very truly yours, _..::~.(...,.... . mm Certified II!UW Commercial.Jnvesrme1l1 _ Member . cc. Dr. Alan Bensman Jerry Winters -. ~ A l- I '7 .... j :1 - ~ >< 111 "ftl , ~~~ "% -"% ~!~ ~l~- ,%Lto\ ~o~ a~t -, ...... \\ .",w-- ~ ~ ~ . .ff.!' J' .~ ~1 ~ ~.;~ ~ ,iCe ".lC~'" , ,,~'" ,~'\~ ,,' / ...... "'''' " , "-- ./.l"=-:~.. .j' , . .- " ;t ;. \. .(~" :: ~ ~ .\ .. ~)!: - : ~t I - .. :~ ~ ! D I ~'"2 " ~ s: !! t~ ~ l:: ..) .1 ~~ -5 ~ ~ :t I: a~ ::z ~~ ~ ~d\ ~ \C\ Ie ~ . \-t \'l ~ :)! !t 4 ii i ~ ~ a !! :. 51 c- Illo r- ~ --~ I ,-,1'1'''71-' .!\ -z .s~g ~_=--"i2 ~ ." ~~~-. ~~ ..... - .." OM'.' '.l1 l-: - (j) -..... tr- ~ --- A ...J ~ -r- .s-.t ~t ~ t j "~ ~ .- '" u: ~ Q ~ "'oil ~ "2..l\! ~ i t 'i-i' . ~Jat -' ~ " ~ -~I!I ;1 "'U\~'" "'-t\t ~i{\\:-~~' _ 6!! ..~ ~ti t:~ '. , . __ J......- , --I '<" ~ <l c(: . l:\ I ."%s < . ..1 & \\-: w>o1 c1 "''''' - ~ ~~ ~ J:: V\~ <t::. -~ .'..' ..... ... · f' r~:' ~ _~~t:.,:".':::7' .t' - " t: :,: .. .~: ,'~.: . .'. , ::fj .., ~ _ .... . '. , Consultants and Providers of Comprehensive Evaluation and Treatment of the Phvsical. Emotional and'Social Aspects of Disability 5400 Glenwood Avenue Minneapolis, M~ 55422 (612) 541-9963 .'''MINN.E.SOTA ~ENTER FOR E A LT H & REHABILITATION PETITION FOR ORDINANCE WAIVER 9. Re-application for this waiver was necessitated by the lengthy financing process that prevented our starting construction within one year. It is our intent that construction will be initiated this season. -. ~lthough the proposed addition and existing building only make up 15.3 \lof the 40% permitted site coverage, the long narrow shape of the lot make it difficult to add on to the building in an efficient manner. The new spaces needed by the owner require a proximity to the entry lobbies and other offices at the West end of the building. There is some land available at the East end of the building, but this is away from the other related spaces in existing building, would cause the removal of three very large arid beautiful spruce trees, and would not offer any additional parking spaces needed without a setback variance. In addition, the lower floor of an addition in this location would not be accessible to the existing lower floor because there is a gym space for physical therapy all along the East end which is approximately four feet lower than the rest of the lower floor. There is not benefit in trying to move the existing parking area on the East side up to the permitted 25 foot setback because no significant additional parking spaces will be gained; also, there is a 30 foot ingress egress easement through this parking lot providing . access to the school to the North and West. The encroachments of this East parking area exist today. The only major change would be moving North parking area to 10 feet from the North property line. The site currently has substantial landscaping that will be maintained I with proposed site plan and additional landscaping can be considered as a further buffer. . , ~ ,. ... ..' . .:_' ,:. '"-~""'-;;.'''''1 ~'.':-:':.- ~ ~ ::.... 1~"; "'-'. :! :-.";<, Commltant:i and Providers of Cnmprehensive Evaluation and Treatment I)f the Pln-ska!. Emotional and'Sodal Aspects of Disability 5400 Glenwood Avenue Minneapolis, MX 55422 (612) 541-9963 MINNESOTA tENTER FOR E A LT H &. REHABILITATION June 26, 1991 Mr. Lloyd G. Becker Director Zoning & Comunity Service City of Golden Valley 7800 Golden Valley Road Golden Valley, MN 55427 Dear Mr. Becker: This letter serves as a written response to your letter of January 7, 1991 and to summarize our subsequent discussions. We recognize the use of the office trailer on our property has extended beyond the original council approval. We have continued during this time ~o prepare plans for an addition. This has entailed numerous technical ..,onsiderations pertaining to our business. Of greater importance has been the length of time each stage of the financing process has taken. We have intentionally pursued the design process in a manner to contain costs until that funding was achieved. It now appears that funding has been achieved and we are pursuing design finalization and environmental aesbestos testing. We plan on seeking your input regarding code compliance of the plan prior to the bid process. It is still our intent to begin construction this year. During construction the trailer will be removed or relocated temporarily. We appreciate your patience, interest and assistance. ij!lL-' ;:rry Winters EO JW/lgc . !(', . . . '" MEMORANDUM Date: February 22, 1996 To: Golden Valley Planning Commission From: Mary Dold, Planning Secretary Subject: Review of Attendance According to the Planning Commission By-Laws, the Chair is to review the attendance of the Commissioners in February and August. It is appropriate to review the attendance at this meeting. Attached is an attendance sheet for review. mkd . . .. Planning Commission Attendance Record #of Year Mtgs. Groger Johnson Kapsner Lewis McAleese Pentel Prazak 1995 15 13 12 14 12 14 13 15 ,.