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01-13-92 PC Agenda Y t GOLDEN VALLEY PLANNING COP4MISSIO�I � Regul ar P�eeti ng GOLDEN VALLEY CITY HALL Council Chamber, 7800 Golden Valley Road Golden Valley, Minnesota January 13, 1992 7:OOp.m. AGENDA I. APPROYAL OF MINUTES - November 25, 1991 II. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT APPLICANT: Wilkins Pontiac � ADDRESS: 8925 Wayzata Blvd. , Golden Valley, Minnesota REQUEST: To allow for auto retail sales and service in an Industrial District � III. INFORMAL PUBLIC HEARING - TEXT AMENDMENT T 0 THE ZONING CODE (Part I) APPLICANT: Richard Huffman, Interkey Properties � ADDRESS: 830 Boone Avenue North, Golden Valley, Minnesota . REQUEST: To allow Medical Clinics in the Light Industrial District ; ; IV. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT (Part II) APPLICANT: Richard Huffman, Interkey Properties ADDRESS: 830 Boone Avenue North, Golden Valley, Minnesota ,, REQUEST: To allow medical clinics in the Light Industrial District II1. REPORTS ON MEETINGS OF THE HOUSING AND REDEVELOPMENT AUTHORITY, CITY . COUNCIL AND BOARD OF ZONING APPEALS IV. OTHER BUSINESS '� V. ADJOURNMENT MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION � November 25, 1991 A regular meeting of the Planning Commission was held at the Golden Valley City Hall , Council Chamber, 7800 Golden Valley Road, Golden Valley, Minnesota. The meeting was called to order by Acting Chair McCracken-Hunt at 7:06p.m. Those present were: Groger, J ohnson, Lewis, McCracken-Hunt (Acting Chair) and Prazak; absent were McAleese and Kapsner. Also present were Mark Grimes, Director of Planning and Development; Beth Knoblauch, City Planner and Mary Dold, Secretary. I. Approval of Minutes - October 28, 1991 MOVED by Prazak, seconded Groger and motion carried unanimously to approve the minutes for October 28, 1991 as submitted. II. Informal Public Hearing - Minor Subdivision Applicant: Phillip and Wanda Smith Address: 717 Westwood Dr. So. Golden Valley, Minnesota � Request: Consider a minor subdivision to re-subdivide Lots 9 and 10 and the south 50 feet of Lot il into two single family lots where a new home will be constructed on Lot 9 Acting Chair McCracken-Hunt excused herself from hearing, commenting and voting on this request because she may want to subdivide her lot sometime in the future and sees this proposal as something that could exist for her in the future. Her lot is five lots from the proposed minor subdivision. She turned the meeting over to be Chaired by Secretary Jean Lewis. f4ark Grimes, Director of Planning and Development, reviewed with the Commission his staff report, what a minor subdivision is and the new minor subdivision code which was adopted on 6/15/90. Mr. Grimes also reviewed the requirements for which a minor subdivision should be approved or denied. Mr. Grimes summarized a letter received from Mr. Hershbell , 640 Westwood Drive, opposing the minor sub- division. Commissioner Groger asked what the drop in elevation is on Lot 9; Mr. Grimes said approximately 30 to 40 feet. Acting Chair Lewis asked if the City Engineer inspected the lot and found it to be buildable. Mr. Grimes commented that the City Engineer and Director of Zoning are familiar with the lot and have looked at the lot and feel a house can be placed on it. � The applicants, Phillip and Wanda Smith, 717 Westwood Drive, concurred with Mr. Grimes comments and staff report. Minutes of the Golden Valley Planning Commission P�ovember 25, 1991 Page Two � Mr. Smith introduced the architect, Mr. Bonner, and the potential buyers. Mr. Bonner reviewed the lot design by using an overhead and showed the arrangement of where the house and detached garage would be placed. He discussed his and the buyers concern for maintaining natural areas and mature trees on the lot. He does not plan to build the house on the steep part of the hill but more to the back and to the west. Commissioner Groger asked how extensively the use of retaining walls would be needed. Mr. Bonner commented that he did not think there would be many retaining walls because of the natural grade where the driveway would be placed. There may be one cut in the uphill side where a wall would be needed to hold the natural earth back. The house at its lower level will be pushed back into the hill and this would act as a retaining wall . Acting Chair Lewis opened the informal public hearing. Richard Vasepha, 901 Westwood Drive (Lot 5) , asked the architect what the closest point the projected house would be to his lot line; Mr. Bonner said approximately 25 feet and far exceeds the setback requirement. Mr. Vasepha is vehemently opposed to this lot division. He and his wife believe the lot is unbuildable, he is concerned about the nearness to his lot line and preserving greenery and trees and feels this would change the feeling of the neighborhood. He also feels that this subdivision would affect the surrounding property values significantly. He and his wife had contacted all adjoining neighbors and they are all opposed to Q this subdivision. Jack Molloy, prospective buyer, is excited about the possible move into Golden Valley and is concerned with maintaining the wooded area and having the least impact possible on surrounding neighbors with the building of his house. Cecilia Lynch, 824 Westwood Drive, had questions concerning the building code regarding the size and price of a home to be built. Mr. Grimes commented that there i s nothi ng i n the Ci ty Code; there coul d be somethi ng i n the Deed of the land regarding private restrictions. She requested that more notice time be given before a public hearing. Richard Vasepha commented that his complaint is not with the size of the home but that this is a beautiful neighborhood and wants to maintain this look. Mr. Bonner, the architect commented that he will give credence to the natural topography and nature trees. Acting Chair Lewis closed the informal public hearing. Commssioner Prazak asked staff about the need for a subdivision. Mr. Grimes com- mented that Lot 10 is 3 in. short of conforming and the lot line would need to be moved in order for the subdivision to happen. If Lot 10 was conforming, there would be no need for a public hearing in order for a house to be placed on Lot 9. Acting Chair Lewis asked if there is anything in the code that would prevent the � commission from approving this request. Mr. Grimes reiterated from earlier com- ments that the code has one issue that pertains to this request and this is the steep slope. If the City Engineer feels this is unbuildable the Commission can recommend denial , but this is not the Engineers finding. Minutes of the Golden Valley Planning Commission November 25, 1991 � Page Three Commissioner Groger asked if there has been any evidence of land slides or ero- sion. Mr. Vasepha commented that he has seen rocks rolling down the hill and Mr. Smith commented this is a heavy wooded area and has not seen any evidence of ero- sion. Commissioner Prazak stated his concern for the style of home on the lot but sup- ports the proposal because there is an assurance by the buyer to build an appropriate home for the area. Acting Chair Lewis supports the proposal based on the technical evaluations and conclusions stated by the City Engineer that this was a buildable site and has relied on the staff in the past for technical decisions. She is concerned about the topography of the land. Commissioner Johnson opposes the proposal based on the steep slope and a variance was needed in order to meet the setback. She feels the City Code provides these grounds for denial . Commissioner Groger commented that the neighbors have raised a number of con- cerns, i .e. property values, wild life, visual impact; however, these are not concerns that the Commission can base their decision on. The only potential fac- tor in denying the request is the steepness of the slope. Mr. Groger has looked at the property and feels other homes similar to having this topography have been • built on. With the staff decision that the land is buildable, he supports approval of this request. MOVED by Groger, seconded by Prazak and motion carried 3 - 1 to recommend to the City Council approval of a minor subdivision to re-subdivide Lots 9 and 10 and the south 50 feet of Lot 11 into two single family lots where a new home will be constructed on Lot 9. III. Reports on meetings of the Housing and Redevelopment Authority, City ounci an Boar o Zoning ppea s Gary Prazak attended the City Council meeting of November 19th and had no report to give. Mark Grimes gave a brief summary of the HRA meeting of rlovember 12th regarding ASAP. Commissioner Groger attended this meeting. IV. Other Business No other business was presented. V. Adjournment Acting Chair Lewis ad,journed the meeting at 8:55p.m. � Jean Lewis, Secretary MEMORANDUM DATE: January 7, 1992 � T0: Golden Valley Planning Commission FROM: Elizabeth A. Knoblauch, City Planner SUBJECT: CONSYDER A REQUEST FOR A CONDITIONAL USE PERMIT AT 8925 WAYZATA BLVD. TO ALLOW FOR AUTO RETAIL SALES AND SERVICE IN AN INDUSTRIAL DISTRICT, WILKINS PONTIAC, APPLICANT The applicant would like to buy the former Plywood Minnesota site at 8925 Wayzata Blvd. , clear the property, and build a new automobile sales facility. The site is zoned for industrial uses, auto sales are listed as acceptable con- ditional uses in the Industrial district, and there are two other automobile sales facilities in close proximity. The applicant's site plan at this time indicates a need for extensive variances from landscape setback requirements. This is a matter of some concern to staff, since new construction is generally expected to meet current code requirements. However, a planning commission recommendation on a proposed conditional use in Golden Valley is usually made contingent upon any necessary approvals being granted by the Board of Zoning Appeals. The site plan and accompanying narrative also appear to indicate a need for a variance due to inadequate parking for a facility of this type. City Code � requires one parking space for every three employees plus one parking space for every 1,000 sq.ft. of inside or outside display area at an automobile dealer- ship. The applicant's narrative indicates a potential maximum of 50 employees, which would require 17 parking spaces to meet that part of the requirement. For inside display area, the narrative indicates 5,100 sq.ft. on the ground floor (also labelled on the site plan), requiring five more parking spaces. The narrative also indicates that some portion of the lower level (labelled only for storage on the site plan) may be used for display, but it is understood at this time that the high local water table will preclude such usage; one of staff's recor�nended condi ti ons for the permi t i s that no di spl ay area be permi tted on the lower levela The 19mits of the outside display areas are difficult to establish from either the narrative or the site plan, but staff estimates as much as 47,000 sqoft. , requiring another 47 parking spaces for a total of 69 spaces. After excluding the estimated display areas, only 58 parking spaces are actually provided. All of this is further complicated by the fact that both display areas and parking spaces extend into areas where setback variances would be required. The BZA will analyze the requested setback and parking variances and will deter- mine whether the limitations of the site merit granting some or all of the requests. The only other comment staff would like to make in the matter at this point is that, because the requested variances are more extensive than are generally seen accompanying new-construction conditional use proposals, the con- ditions recommended for the permit should specify that a revised site plan will � probably be necessary before final CUP approval is granted by the City Council . That will help to eliminate any potential future confusion if the BZA approves significantly fewer variances than the current site plan would require. Memo to Planning Commission on Wilkins Pontiac - CUP January 7, 1992 Page Two � There is an existing drainage swale running along the west line of the property. The applicant would like to channelize the water through a pipe, thus increasing potentially paveable surface in that area. Questions have been raised as to whether either MnDot or the Department of Natural Resources may have some jurisdiction over what is done with that drainage swale. Staff in the City's Engineering Department is currently looking into whether the City should be con- cerned enough to add to the CUP any specific conditions regarding the drainage swale. The recommendation of the Engineering Department may not be available until after the Planning Commission has completed its consideration of the application. The information will be forwarded to the City Council before final consideration, however. FACTORS OF CONSIDERATION 1. Need for Pro osed Use - the proposal meets the City's standard assessment o nee in t a��t a market has been identified and an applicant has come forward. 2. Consistency With the Com rehensive Plan - in the long term, the compre- ensive p an targets t e area o t is property as a location for office development. However, in view of the problems experienced by leasing agents for existing office space in the metro area, the short term prospects of successfully implementing this part of the plan are not � good. Since the proposal is consistent with current zoning and land use in the area, staff would consider the proposal to be appropriate. 3. Effect U on Pro erty Values - the site is currently unused and the existing ui ing is proving to be very difficult to market. Redevelop- ment and reuse can be expected to help adjacent property values to the extent that the site will no longer appear to be abandoned. The proposed use is expected to look pretty much like other auto sales facilities, and since two of the three neighboring sites hold such facilities now, they should not experience any significant decline in property values when another similar facility locates there. The opportunity for more "comparison shopping" may help to improve sales at all three dealerships. 4. Effect of Traffic Generation - car dealerships do not generally add much to pea our tra ic generation. The impact in this case is not expected to be significant, especially considering other types of office or industrial uses that could locate on the site under current zoning. 5. Effect of Increase in Po ulation and Density - no significant impact is expecte . 6. Increase in Noise Levels - no significant impact is expected. 7. Odors, Dust, Smoke, Gas, Vibration - no significant impact is expected. � 8. Flies, Rats, Vermin - not expected to cause problems. 9. Visual Appearance - the attention-getting signs, banners, and inflatables often used at auto sales facilities tend not to be aesthetically appeal- ing to many people. However, the grade differentiation strictly limits Memo to Planning Commission on Wilkins Pontiac - CUP January 7, 1992 Page Three visibility from I-394 on the north. Existing facilities on both east and � west sides of the proposed site use similar devices already. The front- age road on the south side of the property offers the most visibility, and the proposed site plan shows a concentration of landscaping elements on that side. The recent permit issued to Carousel Autos does not include any special provisions relating to appearance. 10. Other Effects - impacts related to the lack of parking and setbacks aroun most o the site will be considered by the BZA as it makes its decision on the granting of variances, though the planning commission may offer comments to the BZA through the designated representative. Impacts related to the alteration of the drainage swale, as indicated earlier, are being evaluated by the Engineering Department. No other effects have been identified. RECOMMENDATIONS Staff recommendation is that the Planning Commission recommend in favor of a conditional use permit for the proposed automobile sales facility. Recommended conditions are as follows: 1. The site plan and floor plans prepared by Ryan Construction and dated 12/19/91 and 12/26/91 shall be made a part of the CUP, except as spe- cified in #2 below. 2. All necessary variances shall be obtained from the Board of Zoning � Appeals before the application for the CUP is heard by the City Council . At the City's discretion, if BZA approvals result in an altered site plan, the applicant shall submit for City Council consideration an amended copy of the site plan which shall be substituted for the one dated 12/19/91. Data necessary for calculating parking requirements shall be clearly indicated on the amended site plan. 3. The lowest level of the structure may be used only for storage of automo- biles and auto parts; no display or office area is permitted on that floor. The ground floor of the structure may be used for automobile sales, servicing, leasing, additional parts storage, and may include miscellaneous employee areas not identified on the site plan. The upper floor of the structure may be used for parts storage and for such offices or other employee areas as are incidental to the automobile sales and service business, which may include leasing. 4. There shall be a maximum of fifty employees on-site. 5. The uses and the site itself shall meet all applicable City, State and Federal regulations. 6. Failure to comply with any of the terms of this permit may be cause for its revocation. EAK:mkd � attachments: Location Map Site Plan/Floor Plans (enclosed separately) Applicant' s Narrative . 1 _ - J. _ : . r _ - �'h � �l � ' �i> 'A � L = `O. T ! � N �/ �r. � � �we � �� r �: - � � • D ., � - ! �; '� —� :�r �: ., ` - -- �_ -- . 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Box 16181, Minneapolis, MN 55446 (612)920-9611 � January 7th, 1992 City of Golden Valley 7800 Golden Valley Road Golden Valley, MN 55427 TO WHOM IT MAY CONCERN: Wilkins Pontiac is proposing to build an automotive dealership at the former Plywood Minnesota site on 8925 Wayzata Boulevard. This usage will fit in with the exsisting business' since the property is bounded on the west bq Carousel Porsche Audi and to the southeast by Rudy Luthers Toyota. Considering the nature of the business' , the excellent site access by surrounding roadways, and the lack of adjacent residential areas, there should be little, if any, off site impact. Wilkins Pontiac will be conducting the sales of new and used vehicles along with the sales of parts and the repair of vehicles. The proposed building on the site will be approximately 25,000 square feet. The area will be divided amongst service at 10,500 square feet, the parts department at 6,000 square feet, the sales and display related areas at 5,100 square • feet, and the general office at 3,400 square feet. A basement area of approximately 17,000 square feet is being considered for the disglay and storage of new vehicles. The parking areas to the west will be for the display and storage of new and used vehicles. To ths north will be customer service vehicles, employee parking, and additional new vehicle storage. Wilkins Pontiac presently employs forty-two people and expects this number to remain the same initially and then increase to perhaps fifty employees. Hours of operation are 6:30AM to 9:OOPM on �Ionday through Friday, 8:OOAM to 6:OOPM on Saturday, and closed on Sunday. Customer traffic counts, considering sales, service, and parts, should average 100 per day. In conclusion, we feel that this site usage fits in with the surrounding areas and will have no adverse effect on the surrounding neighborhood. We are looking forward to doing business in Golden Valley. Sincerely, 0 .��a�6`'" —_°�Z�� _ Mark Wilkins President • WILKINS CAR STORE� M E M 0 R A N D U M • DATE: January 8, 1992 T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: ZONING CODE TEXT AMENDMENT TO PERMIT, WITH A CONDITIONAL USE PERMIT (CUP), MEDICAL CLINICS IN THE LIGHT INDUSTRIAL ZONING DISTRICT AND A CONCURRENT APPLICATION FOR A CONDITIONAL USE PERMIT FOR A MEDICAL CLINIC IN THE LIGHT INDUSTRIAL ZONING DISTRICT, 830 BOONE AVENUE NORTH, RICHARD HUFFMAN, INTERKEY PROPERTIES, APPLICANT PART I -- ZONING CODE TEXT AMENDMENT The staff has reviewed a request by Interkey Properties to amend the text of the Zoning Code in order to allow with a CUP medical clinic in the Light Industrial Zoning District in Golden Valley. Currently, clinics are not permitted by right or as a CUP in that district. The reason for the amendment is to permit Interkey Properties to lease the remaining 8,000 sq.ft. of office space in the Airborne Express building at 830 Boone Ave. No. for a kidney dialysis clinic � (see section of report on "Concurrent CUP Application"). According to the purpose statement for the Light Industrial District (Sec. 11.35, �ubd. 1) the district is to provide for offices, warehousing and light industrial uses. The list of permitted uses for this district are consistent with that purpose statement. There are 15 conditional uses listed that are ones that the City Council believes need additional control and regulation. These uses are generally consistent with the purpose statement for the district. The question before the Planning Commission is if a medical clinic is consistent with the purpose of that district. Currently, medical clinics are permitted in three zoning districts. First, the Commercial Zoning District permits as a permitted use medical or dental offices. Second, the City has also permitted medical offi.ces or clinics in the Business and Professional Offices (B&PO) Zoning District. There is no specific use list in the B&PO district but the purpose statement is that the district is for offi- ces for persons engaged in business pursuits not involving the sale of goods and wares. Third, medical clinics are permitted in the I-3 (Institutional ) Zoning District. Currently, I do not know of any I-3 property vacant for use as a clinic. The staff believes there are differences in office types. In particular, a medical office or clinic is quite different than an office for an accountant, attorney, bank executive or other professional . A medical office or clinic generally involves greater traffic than a non-medical office due to patient load • and the large number of employees in medical offices. Also, needed offices may involve materials or equipment that need special care or security (i .e. drugs, x-ray equipment and plumbing). Memo to Planning Commission on Interkey Properties - CUP January 8, 1992 Page Two The staff does believe that medical clinics are a form of office and is con- � sistent with the purpose of the Light Industrial Zoning District. However, the staff is suggesting that medical clinics and offices be a conditional use permit in order to insure that there is adequate thought given to access, security and parking. There may be some location that would not be appropriate for a medical clinic due to its location in relation to other businesses, streets and inade- quacy of parking. With the addition of inedical clinics to the CUP list, the staff recommends that a parking standard for medical clinics be added to the Light Industrial Zoning District. The staff has found that medical clinics have a much greater need for parking than other types of offices due to the high number of employees and patients. The staff is recommending that the parking be the same as for medical clinics in the I-3 Institutional Subdistrict. This requirement is: 1 space for each 3 employees, 1 space for each doctor and 1 space for each 250 sq.ft. of gross floor area. The staff believes that this standard is consistent with other City's standards and acceptable to medical clinic administrators. Recommendation The staff recommends that the Light Industrial Zoning District (Sec. 11.35) be amended to permit medical clinics as a conditional use. In addition, the staff recommends the following parking standard for medical clinics: 1 space for 3 employees, 1 space for each doctor and 1 space for every 250 sq.ft. of gross floor area. The staff believes that the medical clinic use is consistent with the purpose of the Light Industrial district that provides for offices if cer- � tain conditions are met by the use of a CUP. (The Planning Commission should note that if this Zoning Code text change is made, medical clinics will also become a conditional use in the Industrial Zoning District. In the Industrial Zoning Code, it states that all uses and conditional uses permitted in the Light Industrial District are also permitted in the Industrial District. ) PART II -- CONDITIONAL USE APPLICATION In conjuncti on wi th the request to amend the text of the Zoni ng Code to al l ow medical clinics in the Light Industrial district, Interkey Properties is requesting that the Planning Commission and City Council review concurrently a request to allow a medical clinic in their building at 830 Boone Avenue No. The building is currently used by Airborne Express. (As you will recall , Airborne Express was recently issued an amended CUP to expand their facility.) Their use is a truck van terminal . The building is approximately 38,000 sq.ft. in area. About 26, 500 sq.ft. is the garage/warehouse area and the remaining 11,500 sq.ft. is the office space. About 3,500 sq.ft. of the office space is used by Airborne Express. The remaining 8,000 sq.ft. is vacant. This is the space where the medical clinic wants to locate (see site plan) . The use of the 8,000 sq.ft. space for a medical clinic is somewhat unique. The tenant is to be the Kidney Disease and Control Care Assoc. P.A. of Minneapolis. The use of the space would be to treat patients with artificial kidney machines. The clinic would have 12 dialysis treatment stations with a total of 11 employ- � ees. Some of those employees would be doctors. The hours of operation is to be 7:OOA.M. to 6:OOP.M. Most patients remain at the site for 3 hours. Many of the patients arrive by cab, handi-cab or by auto assisted by a relative or nurse. Memo to Golden Valley Planning Commission on Interkey Properties - CUP January 8, 1992 Page Three � The plan presented by the architect, ATSR, is to not change the outside appearance of the building other than signage permitted by the sign code. The interior will be remodeled to meet their needs (see attached descriptions and plans) . According to the potential tenant, this proposed location is good for several reasons. First, there is a market for this type of clinic. My understanding is that there are people in the western suburbs that this clinic will serve more economically and conveniently. Second, the site has adequate ingress and egress for patients and materials. There would be frequent deliveries of bulky mate- rials for the dialysis units. The site provides good access for such deliveries. Third, there is need for 400 ampere electrical service and about 20 gallons of water per minute during operating hours. This is best provided in an industrial area. When the staff was first approached about the use, parking was a concern. In fact, additional parking space on the 3.5 acre site will have to be added on the south end of the building in order to meet the proposed parking standard for medical clinics in the Light Industrial Zoning District. The parking areas are indicated on the site plan as "new". As shown on the site plan, the parking analysis indicates that the parking on site is adequate to meet the uses in the building. Interior circulation is important on this site due to the need to drop-off and pick-up patients. Most patients will enter the building from the south side � where there is an entrance to the clinic. There are several parking spaces close to the door to serve the clients. The staff does not believe that there will be traffic conflicts between the clinic and Airborne Express. Most access to the site by patients will be from Boone Avenue. Airborne Express uses the site by sending all its delivery trucks out early in the day and the trucks return at 5:OOP.M. or so. Therefore, the times of conflict would be minimal . Findings and Recommendations on Following Factors: Section 11.80 of the Zoning Code states that the Planning Commission must make recommendations to the City Council on ten factors for the subject CUP. The ten factors with staff recommendations on the findings are as follows: 1. Demonstrated Need for the Use - the applicant has stated there is a need in t s area or suc a me ical clinic. Generally, the City of Golden Valley has let the market make the decision if there is a need or not. 2. Consistency with the Com rehensive Plan - the proposed clinic is con- sistent wit t e an w ic esignates the area for industrial uses. Clinics and office uses are found in industrial areas. 3. Effect on Property Values in the Area - the proposed clinic should not negative y e ect property va ues. A 4. Effect of Traffic Generation upon Current Traffic Flow an�d Con es�tion in t e rea - t e propose use wi generate a out 1��ips per day in an3 out o�the site. This amount of traffic should not negatively affect the traffic on Boone Avenue. Also, the traffic from the clinic would be spread throughout the working day rather than at the peak hours. Memo to Planning Commission on Interkey Properties - CUP January 8, 1992 Page Four 5. Effect of any Increases in Po ulation and Density on Surrounding Land � ses - popu ation or ui ing area wou not increase ue to t is pro- posed use. 6. Increase in Noise Levels Caused by Pro osed Use - no significant noise wi e create y t e c inic. 7. Any Odors, Dust, Smoke, Gas or Vibration to be Caused by Pro osed Use - ti—�Tinic is not anticipated to cause any o ensive o or, us , smo e, gas or vibration. 8. Any Increase in Flies, Rats or Ver�nin in the Area Caused by the Pro osed se - t e cTinic w� not cause increases in pests in e area. waste will have to be property covered and removed in an approved manner. 9. Visual A earance of any Pro osed Use - the building will not change in appearance. ome a itiona par ing areas will be built on the south side of the building removing some green area. 10. The staff can think of no other factors needing findings. Reco►rmiendati ons The staff recommends approval of a CUP for a medical clinic for dialysis. The • following conditions are recommendede 1. The site plan dated November 27, 1991 and signed by James Rydeen becomes a part of this permit. This site plan indicates a total of 115 parking spaces. 2. There shall be 115 spaces on the site prior to occupancy of the clinic. 3. The clinic shall obtain all necessary licenses and permits from the City, County and State. 4. All waste shall be disposed of in a method approved by the proper regula- tory agency. 5. Failure to comply with any of the terms of this permit may be cause for its revocation. MWG:mkd attachments: Location Map Site Plan (enclosed separately) Narrative • Letter to Mr. Grimes dated 10/17/91 Regarding Proposed Amendment of Zoning Code 'Y" f' c�i 5 r� _d�5 ' �, ( � �, I Q- J .'�, �; 4 � 3 " �p 3 6� •p `r' 2 r, 1 ^, r I :i �( �•��.is: � i M � ,a a =0:7 .�o �� , � - � ;3„ -� _8..o ` � ,/� r.� .> `1 �rF� • � H w mi S • .a I .9-� ,� �� ;a.� :�o.� �::.n .�+t i i .� � . �i ' � _ r, .� 7 .�; ,:: , -.:5' .j5.: a.� �° 11 � .p'—" - — � '^ b` f,, O � � � , S I i j � � _ Zi _. I� 2 � r; � -iq9�4z--•�� ,r2 �� ° � � I ,an n I� t ; �n '' �''� N �n � '�� ` � nI �.�n �/ "'� _� r � �` $ '^ > �,i y� ; �� 4 : ! ti5 0 =�� 3�z ., �� I � � i } r �.� ' .h� i � I e°�. � � +7 . � .:s� �,a,� za �, '.' � � n81 4 � 11�. 51j.4 '• �:F :".—�.-'.�' � -_ }�#h" - Aiff N�f .,. a ,� -� -- - - — _ -, . _ 3"= .:Q __ v" 3"549-,, � � - \o � � �305 � a 663.3� � m �� Proposed Site �� 830 Boone Ave. No. .7 () � ,� � �,) . �� E �1 .�; V A L L E '� : �. �, :�s• z�;zs � -.� lo 1 r ' i,Z 4� •' 33r � ��/ �� I �1 � _ � _ �f��9 _� No.z5 � OITC!�. � ,n . v� ! ��pUNTY .. D r M M : ( „°, ° I '^ M! o 'I.bl'.55E" � �, �> 3 a- ,y 1 •n �_ �•. '' �� tt•et5 'o tm1 � ��/ y ��, �.Za` �NCTE.' �A �j1T�H Na j0, � * tio � ��;y} a,tcn as Go o � �'j• o _ � .-� ag `. . } ' � � ( �� '" - �� . 'a�,;��a' .1 � `�16.c 'i I � ii�4.o5 � � � _ �. _ --- - - - - - � pRE . �,b� W . Sov � � C3) n e ' - -- ^r ;r— ,� 2 N � ' N �� ,y �' j �% C1) v A�' 0.��3a.io itb ` � al o � , y' °'� ACRES� :� � � ° 3 ' _ . i � M ; . � _ _,,� .�ti � � � . --� _ ;a�.�; ��i.�s � -- - - --- a+' , � �s� i �v°� D' �3ba1 i II V�� °a� ,� . � - m ` B� � � 3 (�� . �� ., �,�1 2 t N 1$1 'i� 2 ��` 4�19 ��, 1� o0 � � A .3d ��,b 33 �PS �r SS�p �05- , --� ---- � , Zn� �� 1VE. )VQ. ?� .. � ' ',o �F7Pd Z-13=697 0 7 . • _' D �' •'. A�— �1 � �n •::8 N .,� , ��. _ _ __ 7 SG.3T � �I� :i, � . r- — — — - O �p \ � v� � '� O "' � '^ ',� . 13 �EP c3 'a1 16a 4� �HEEHY' CGf��T�i_iCTI�r� F,� � KxAN�Y I?1S�,S� dc C.CZ�TIC�1L CARF ASSOCIATES, P.A. �20 East 28th Street� SuLt� 460 t�S,innea�ol,��, ,MN 554q7 � 612) 871�8266 FAX fi12-863�3341 S�Dtember 23► 1991 To �ThQm it May Concern; The purpose o£ this letter is to d�scribe the intended use of sp�ce at 830 Boone �ivereu� North i� Gd].den val2ey. The space wouJ.d be I�asc�d £ar �he puxpose ot de�ve2oping �» out-pak,ient di$�ys�.s treatment fao�li�y far pdtients who � guffex fram �nd--stage ki+drtey �aS.lure. The DaLieilts wQUld be treated by meatts dE artiffc.ial k5.dney mach�.nas• The�e patients are treated on a chronlc, three times per week basis with each treatment �.ast�.nc� fax abou� thze� hours. � The thare are multig�e reaso»s whY thl.s Xocation ari$ .spdce ' , were chosen for this pur�osea �lr��, crur G�ud� of Fat,ient demographic� sl�ows tha� thfs area is w�21 �ocated and readi2y accessible relativ� to wh�rc manY patients needing th3.s tYpe of treatment ].Sveo 5eoonfl the 14ca2:ion af€ards amp2e p�rking and ground ;E1ovt bu�.],d�nc� acc�as for pa�,ien��, manY of whom axe som�what dfsabled and hava dif�2cn�,ty walkinQ or ciimbinq stairs. Third, a�nd of especial operational ,�mporCance is accessibSiity to fr�fght and tr�n�sorta�t�an. Unlike e� phYSician' ,� otfico or o�ther c�.inic setting, dia�.y�,is facilSLie� �t,e a. verl' 1��`ge quantlty Q� dispo�ables and so�utions �dr these tzeatments. �his m�ans tha� freiqht accass Eor frec�uertt deliveri�s oE large volum�s oE TV solutions, dialysis �olutions in 55 gallon drums weiqr�t�,r�� 550 po�snds �nd ather rc:Iatavely bulky and h+�avy dispo�ab2es i� �ssEatlal- Also, aacess �or mav�,ng cisa�ysis mach�.n�� and su�p�ies , i.n and out oE the fac.�l�t�Y, to suppr�r� a,nd su�a�7.Y patients wt�o have been train�d ta perform thi� t�1pe oF procedur� ,L� theirs hcmeg is important. i+�any d£ these patient� W3IZ have to make frequent trf�s to the fac113tv fio resupp�y their need ox, �to have th�ra�x� equlpm�nt servic�d- Finally, the very substan�ial leasehold improvemc�nt� in this type of facilitY requS.r� � I,ocat.ion where �here �.s a�ccess to water and electrical servi�es that qo we11 beyond those tn a �ihYSicians oft'ic� or typical clin.lc. We wouid anticipate a � nesd fer appro��,matel� �0 gallon� �ar r�ir��:e c� wa~.L� us;;;� �nd e,�eCtzlcal servSce of a�grox.�mately 4�U0 dmperes.� Thi3 is necessary for the equlpment that i� used for dialy��.e trcaements. �� :a a�•-�a 7t'1LLI11 �.VI i:.,I KU�_I lUl� P.r • 2n conciasi4n, wb13e +x ci3.alysl.s gac1�„ity has some o� t�1e casual appeara�c�,s of a m�dicai a�F.�ce, S.t goes well beyon� that in th�s type of �hY�ica1 plarit �nd �ervices required. we be�,fev� that thig tocation in we�I �uited ta �h3s �urpose. We would be happy to ciiscuss thi� 1n more de�ail at, a�ny tl.mQ. Sincere]. , �.�c.�-.�,.._�'�-, Peter M. Mogdan Adm.inistrator r • �1 . � SITE USAGE , � RE: 830 Boone Avenue ATS&R Project No. 91089 December 23, 1991 Approximately 8,000 square feet of the eacisting 11,520 square feet of office space is proposed to be a Medical Clinic for the treatment of kidney disease. The remaining office space and all of the warehouse would continue to be used by the cunent tenant, Airborne Express. The proposed Clinic will have 6 professional staff and 5 support staff. Dialysis treatment stations will be provided for 12 patients to be connected to artif'icial kidney machines. Exam and interview rooms for 6 doctors will be provided. Waiting areas, secretarial and reception, general office, and storage area will be included in the new plan. E�sting toilets will be remodeled to provide full handicap accessibility. Approximately 36 patients are expected to visit the facility each day between the hours of 7:00 a.m. and 6:00 p.m. Most patients will arrive by taxi, handi-cab, or automobile assisted by a relative or nurse. The building and the site will not appeaz different from the present, other than a small o sign identifying the clinic by name. The clinic will not cause any adverse effects on adjacent properties and will provide a much needed service to the community. • � T H E C C I-�A S E C O M PA NY Bruce C.Bermel,SIOR . James P.Benson,SIOR John R.Gabrielson,SIOR Real Estate Brokerage and Consulting ��c�-��/�'�Sherman P.Malkerson Steven L.Eriksson 0 CT � � 1991 David J.Bruce,SIOR October 17, 1991 Mr. Mark Grimes, Director of Planning Mayor and Members of the City Council City of Golden Valley 7800 Golden Valley Road Golden Va11ey, MN 55427 Dear Mr. Grimes: RE: Proposed Amendment of Zoning Code, Section 6.01 and 6.04, Light Industrial Zoning District The purpose of this letter is to follow up on the recent meeting you had with architect, Roger • Johnson, who met with you on behalf of the owner of 830 Boone Avenue and also to follow up on my telephone conversation with you on Thursday, October 17, 1991. I represent the owner of 830 Boone Avenue known as Interkey Properties whose managing general partner is Richard W. Huffman. You will recall, in 1991, Interkey Properties requested and was granted approval by the City Council to locate Airborne Express in this building on a long term lease and Auborne Express is currently in the process of constructing the addition to this building which the City also approved. Subsequent to the finalization of the lease with Airborne Express, Interkey Properties was left with approximately 8,000 square feet of office space in the front of the building (along Boone Avenue) to lease to others. Tl1is has proven to be difficult given market conditions. In September, we were approached by an organization known as Kidney Disease & Crirical Care Associates, P.A., currently located in the City of Minneapolis. This organization has since determined that, for a variety of reasons indicated in the September 23, 1991 letter from this organization addressed "to whom it may concern," it has selected this building as a location to which they would very much like to move their facilities. As you see from the enclosed letter dated September 17 from Property Conversion Corporation, we have received a Letter of Intent to lease from this organization and since that time, most of the items in this letter have been negotiated to the mutual satisfaction of both the owner, Interkey Properties, and the proposed tenant. In talking with you, we have now determined that without • the City amending the list of pennitted or conditional uses in the Light Industrial District, we are 5353 Gamble Drive,Suite 310 Individual Memberships,Society of Industrial and Office Realtors. Minneapolis,Minnesota 55416-1509 Telephone: 612 525-1000 Member,National Association of Industrial and Office Parks. Facsimile: 612 525-1335 Mr. Mark Gi-imes � October 17, 1991 Page 2 unable to meet section IV, E of the Letter of Intent and therefore not be able to conclude this lease. In reviewing the Letter of Intent, you will notice that in section IV, A, the tenant is requesting 46 parking stalls. The owner is able to provide 21 exclusive pazking stalls on the south side of the building and 15 exclusive parking stalls on the north side of the building for a total of 36 pazking stalls. In addition, the owner would provide an additional 14 exclusive pazking stalls currently considered non-exclusive parking stalls on the Airborne Express plan, a copy of which you have. In addition, tliere would then remain 35 non-exclusive parking stalls running north and south along the east side of the property. Clearly, there are more than enough parking stalls to accommodate this use even if the most stringent parking requirements were applied. Currently, the zoning code for the Light Industrial District allows for 8 permitted uses and 13 conditional uses. On behalf of Interkey Properties, the owner of the property, I would request that the City Council please consider including the classification of Medical Clinics as either a peimitted or conditional use in the Light Industrial District, when adequate parking can be � provided, such as in this case. In summary, the organization known as Kidney Disease & Critical Care Associates, P.A. is interested in moving their headquarters to Golden Valley and locating at 830 Boone Avenue for many reasons, all described in their letter of September 23, 1991 and signed by Peter M. Mogdans, Administrator. This property represents an excellent choice for this clinic and can accommodate the clinic in a variety of ways including needed first floor building access and superior parking in an easily recognizable location. The use would be an excellent community service for the City of Golden Valley and is proposed on a very unique and spacious site inasmuch as the total land area is 152,459 squa�•e feet and the building area after the addition by Airborne Express will be 36,840 square fee� Thus, after the addition, the building will still occupy only 24% of tlie total land area and this zoning classificadon allows for a coverage ratio of 50°Io. For your further consideration, we have enclosed a brochure of the property for you together with the letter from the proposed tenant as well as the proposed Letter of Intent from the tenant's agent. Lastly, we have enclosed a list of the permitted and conditional uses in the Light Industrial Zoning District. We would respectfully request that the City Council of the City of Golden Valley amend its current zaning code to allow this Kidney Dialysis Center to enter Golden Valley in this facility. � • Mr. Mark Grimes October 17, 1991 Page 3 Please feel free to contact me at any time. Both the undersigned. as well as the owner of the propert}� and the proposed tenant would be pleased to meet with you and/or the City Council at your convenience. Yours very truly, � .�,' Bruce C. Bermel, SIOR Partner BCB/co Enclosures • cc: Sherman Malkerson Richard W. Huffman William Sheehy �