07-27-92 PC Agenda A G E N D A
GOLDEN VALLEY PLANNING COMMISSION
Regular Meeting
Golden Valley City Hall
7800 Golden Valley Road
Council Chamber
July 27, 1992
7:00 PM
I. APPROVAL OF MINUTES - May 21, 1992
II. INFORMAL PUBLIC HEARING - VARIANCE ANO MINOR SUBDIVISION
Applicant: Golden Valley Housing and Redevelopment Authority
Address: North Wirth Parkway 4th Addition
Request: Request for Variance from the Minor Subdivision Chapter
� of City Code, in Conjunction with an Application for a
Minor Subdivision
III. INfORMAL PUB�IC HEARING - REZONING
Applicant: Golden Valley Housing and Redevelopment Authority
Address: North Wirth Parkway 4th Addition
Request: (1) Rezoning of Lot 2, Block 1 from a Mixture of Light
Industrial , Industrial and Railroad Zoning Districts to
all Light Industrial ; and (2) Rezoning of Lot 3, Block 1
from a Mixture of Light Industrial and Railroad Zoning
Districts to all I-4 Institutional .
IV. INFORMAL PUBLIC HEARING - PRELIMINARY PLANNED UNIT DEVELOPMENT N0. 61
Applicant: Dahlberg, Inc.
Address: North Side of Dahlberg Drive
Request: To Build a 2-Phase Office/Warehouse with the First Phase
(28,000 sq.fte ) beginning in the Fall of 1992.
V. ACKNOWLEDGEMENT OF OASIS MENTAL HEALTH PROGRAM ANNUAL REPORT
VI . REPORTS ON MEE7INGS OF THE HOUSING AND REDEVELOPMENT AUTHORITY,
CITY COUNCIL AND BOARD OF ZONING aPPEALS
IIII . OTHER BUSINESS
VIII . ADJOURNMENT
MINUTES OF THE GOLDEN VALLEY
PLANNING COMMISSIOP�
• May 21, 1992
A regular meeting of the Planning Commission was held at the Golden Valley City
Hall , Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota. The
meeting was called to order by Vice Chair Johnson at 7:05 PM.
Those present were Commissioners Groger, Johnson, Kapsner, Lewis, Pentel and
Prazak; Commissioner McAleese was absent. Also present were Mark Grimes,
Director of Planning and Development; and Mary Dold, Administrative Secretary.
Vice Chair Johnson welcomed new Commissioner Pentel to the Planning Commission.
I. APPROVAL OF MINUTES - APRIL 13, 1992
MOVED by Kapsner and seconded by Lewis, and motion carried unanimously to
approve the April 13th minutes as submitted.
II . INFORMAL PUBLIC HEARING - PROPOSED ORDINANCE AMENDMENT -
STANDARDS FOR CUL-DE-SAC STREETS
Mark Grimes, Director of Planning and Development, gave a brief summary of his
staff report to the Planning Commission.
. The City Council approved the preliminary plat of "Garden Park" with the
following two conditions:
1. An amendment to the Subdivision Code be approved to permit smaller
diameter cul-de-sacs in certain circumstances; and
2. Direct the staff to initiate an amendment to the Subdivision Code that
would allow smaller diameter cul-de-sacs in certain situations.
Staff felt that a smaller cul-de-sac with a right-of-way diameter of 100' and a
paved diameter of 90' is justifiable when the total length of the street is less
than 190 feet (Code now requires 120 feet and 100 feet, respectively) .
The staff is proposing the following change by substituting it for the existing
language in that paragraph:
A cul-de-sac street shall be measured along its center line from
a point in the extended line f rom the back of the curb line of
the intersecting street of origin to the back of the curb line
of the cul-de-sac at its closed end. If there is no curb, the
measurement shall be made from the corresponding edge of the
improved surface of the roadway.
Maximum length of a cul-de-sac street shall be 500 feet. Except
as provided hereinafter, each cul-de-sac shall have a closed end
turnaround with an outside diameter of the improved roadway sur-
• face of at least 100 feet and a street right-of-way diameter of
at Teast 120 feet.
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Golden Valley Planning Commission Minutes
May 21 , 1992
Page 2
•
Alternatively, if the proposed cul-de-sac street is 190 feet or
less in length, the subdivider may apply for a reduced turnaround
having an outside roadway diameter of at least 90 feet and a
street right-of-way diameter of at least 100 feet. Since such
reduction in size may increase the difficulty of street main-
tenance or fire prevention activities, the Director of Public
Works or the Fire Marshall may require limitations regarding the
type, placement or replacement of any structures or plantings to
be located in or within 10 feet of the cul-de-sac right-of-way.
Structures for purposes of this paragraph shall include fences,
fire hydrants, light poles, mail boxes, utility boxes or poles,
etc. The Director of Public Works may also impose additional
limitations concerning the location and width of driveways
accessing all lots with frontage on the reduced turnaround cul-
de-sac street and, in no event may the width of a driveway exceed
50% of the width of the lot it accesses as measured at the road-
way by extending the side lot lines to the back of the curb line.
The staff believes that short cul-de-sac streets can be built smaller in
diameter without reducing the City's ability to maintain the street or provide
public safety access. However, the Public Works Director and Fire Chief do have
the right to limit structures and the location of structures within 10 feet of
the cul-de-sac right-of-way line. Also, driveway location may also be deter-
mined as part of this amendment. •
Mr. Sirney commented that he would prefer a smaller paved diameter of 80' for
short cul-de-sac streets. He would like to put in an "island" in the middle of
the 90 ft. paved area and will work with the Public Works Director to see if
this could be done. Currently, the City does not have any of these "islands."
Vice Chair Johnson opened the informal public hearing. Seeing and hearing non
one, Vice Chair Johnson closed the informal public hearing.
There was a unanimous consensus by all the commissioners (Pentel not commenting)
that the 90' diameter is appropriate.
MOVED by Lewis and seconded by Prazak and motion carried unanimously, to recom-
mend to the City Council , approval of an amendment to the Subdivision Code,
Section 12.20, Subd. 2( I) , regarding the length and width of cul-de-sac streets.
III. INFORMAL PUBLIC HEARING - PROPOSED ORDINANCE AMENDMENT -
Flood Plan and Zoning District
P+lark Grimes gave a brief review of his memo to the Planning commission. He also
reviewed maps showing homes in the flood zone. The Federal Emergency Management
Agency (FEMA) is requiring the changes of all cities that are a part of the
National Flood Insurance Program (NFIP) . If the City does not have a flood zone
ordinance, homeowners cannot get flood insurance. The MN Department of Natural •
Resources (DNR) wrote the City in November of 1991, requiring several changes to
the City' s Floodplain Ordinance.
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Golden Valley Planning Commission Minutes
May 21 , 1992
� Page 3
Commissioner Prazak asked what the implications would be for a homeowner lying
within the flood zone. Mr. Grimes said the DNR originally asked the City to
adopt an ordinance that would allow no rebuilding of structures if their use is
discontinued or destroyed to 50% of current market value.
Commissioner Lewis asked if what the Minnesota Department of Natural Resources
presented for change in the November 6, 1991 letter must be accepted by the
City. Mr. Grimes commented that the requests by the DNR is the letter of
November 6, 1991, are acceptable except for #6 which would have a substantial
impact on the homeowner lying within the flood zone.
Commissioner Pentel commented that she would like the first sentence of Subd.
11.60B(2) retained and added to the revised #6 from the November 6, 1991 letter.
She also commented about the #9 from the November 6, 1991 letter relating to
Subd. 15A(1) of the existing Floodplain Ordinance. Mark Grimes said this would
have to be changed except when special permits are issued. Structures can only
be built within the flood fringe area. The flood fringe will have to be
defined.
Commissioner Prazak asked where a flood fringe was located. Mr. Grimes said it
is on the edge of the floodplain.
Mark Grimes talked about flood fringe and that it will have to be defined prior
• to the City Council review of the Ordinance. Also, it was suggested that public
informational meeting be held for the people along Bassett Creek. A represen-
tative from the Bassett Creek Management Commission should be invited to explain
what the ordinance changes mean.
Mr. Grimes commented that after the City Council approval , the revised plan will
be sent back to the DNR for their final approval .
The staff recommends that the Planning Commission approve the changes suggested
by the DNR in their letter dated November 6, 1991, with the exception of adding
the first sentence from Subd. 11.60B(2) to the revised #6 and modify #9 to con-
form with #6.
MOVED by Kapsner and seconded by Lewis, and motion carried unanimously to
recommend to the City Council approval of the proposed ordinance amendment along
with the modifications to #6 and #9 (to conform with #6) of the November 6, 1991
letter of the DNR.
IV. REPORTS ON MEETINGS OF THE HOUSING AND REDEVELOPMENT AUTHORITY, CITY
COUNCIL AND BOARD OF ZONING APPEALS
Jean Lewis gave a brief summary of the BZA meeting of May 12, 1992. Warren
Kapsner gave a brief summary of the City Council meeting of April 21, 1992.
•
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Golden Valley Planning Commission Minutes
May 21 , 1992
Page 4
•
V. OTHER BUSINESS
Mark Grimes told the commissioners there would be no June 8th meeting due to the
lack of an agenda. He briefly talked about the progress of Habitat and
groundbreaking ceremonies. And lastly, he asked if any commissioners were
interested in attending the Commission Dinner.
VI. ADJOURNMENT
Vice Chair J ohnson adjourned the meeting at 8:35 PM.
ean ewis, ecretary
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M E M 0 R A N D U M
•
DATE: July 20, 1992
T0: Golden Valley Planning Commission
FROM: Elizabeth A. Knoblauch, City Planner
SUBJECT: INFORMAL PUBLIC HEARING -- (1) REZONING OF LOT 2, BLOCK 1 OF
PROPOSED NORTH WIRTH PARKWAY 4TH ADDITION FROM A MIXTURE OF LIGHT
INDUSTRIAL, INDUSTRIAL AND RAILROAD ZONING DISTRICTS TO ALL LIGHT
INDUSTRIAL. (2) REZONING OF LOT 3, BLOCK 1 OF PROPOSED NORTH
WIRTH PARKWAY 4TH ADDITION FROM A MIXTURE OF LIGHT INDUSTRIAL AND
RAILROAD ZONING DISTRICTS TO ALL I-4 INSTITUTIONAL. GOLDEN VALLEY
HOUSING AND REDEVELOPMENT AUTHORITY (HRA) , APPLICANT
In conjunction with current redevelopment efforts in the East area of the
City' s North Wirth Redevelopment District, staff is requesting two rezonings.
The rezonings would affect lots that are being created in the minor sub-
division for North Wirth Parkway 4th Addition. If that minor subdivision is
not completed, the rezoning requests will be withdrawn. If the variance that
is being requested as part of the proposed minor subdivision should fail , and
• the unpl atted parcel s must be removed from the fi nal pl at, there wi 11 be no
impact on the rezoning requests. The legal descriptions being used to define
the areas proposed for rezoning are based on the lots being created by the
minor subdivision because the rezonings themselves are motivated by the
creation of those lots. In other words, it doesn't matter exactly where the
lot line goes; after the creation of the lots, the proposed zonings will be
appropriate to the purpose of the affected lots.
Drainage Pond Lot
Part of this lot is currently zoned Light Industrial , and part is zoned for
railroad uses. The zoning chapter of the City Code specifies (Sec. 11.46,
Subd. 3.D.2� that the I-4 Institutional zoning designation is appropriate for
"lands incidental to the operation of the City" . Elsewhere in Golden Valley,
where drainage ponds exist on separate, definable parcels, they are invariably
zoned I-4 Institutional (along Laurel Avenue, or up in Pennsylvania woods,
for example) or Open Development (adjacent to Honeywell , or along the closed
portion of Westbend Road, for example) . if a drainage pond is located by
easement across a portion of one or more properties that also include a dif-
ferent category of land use (such as the de Cola ponds, on residential
properties) , then a different zoning classification is used, matching the
other use involved.
•
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Dahlberg Rezoning Page Two
• Since the North Wirth pond will be placed within its own lot in North Wirth
Parkway 4th Addition, staff feels that it would be appropriate to have it
zoned correctly at that time. This is seen primarily as a "housekeeping"
measure. The rezoning will not impact any properties lying across any of the
streets to the east or south. The property to the west would be impacted
under normal zoning regulations, because City Code requires a larger setback
when industrially zoned properties directly abut institutionally zoned proper-
ties. However, in this particular case, the property to the west will be
developed as a P.U.D. , and staff feels that incorporating a lesser setback
requirement into the provisions of the P.U.D. permit will be fully in keeping
with the spirit of the P.U.D. concept as it is outlined in City Code. This
has been discussed with the authorized representative for the developer of the
P.U.D. , and he appears to be comfortable with the philosophy.
P.U.D. Lot
It is not entirely accurate to state that this whole parcel needs to be rezo-
ned; part of it is already zoned as Light Industrial , which is the zoning
district staff is recommending for the entire parcel . Designating the entire
lot merely saves the trouble of establishing the exact metes and bounds outli-
nes of those portions of the lot that are now zoned either Industrial or
Railroad.
• This is considered to be another "housekeeping" matter. Once the office/ware-
house P.U.D. is in place, the terms of its permit will supersede standard
zoning requirements. However, staff has discovered that underlying zoning
designations, which remain on the City's Official Zoning Map even when a
P.U.D. exists, can cause confusion in either of two circumstances. First, map
readers logically expect the underlying zoning to bear some relation to the
actual P.U.D. use; while either of Golden Valley' s industrial zoning districts
would be appropriate in this case, the City's Railroad district is specifi-
cally limited to railroad uses and therefore does not bear an appropriate
relation to the proposed P.U.D. Also, when a single P.U.D. is overlaid on
multiple zoning district designations, many map readers have trouble discern-
ing where the P.U.D ends and regular zoning takes over again. Designating the
entire parcel as lying within the Light Industrial zoning district is expected
to make the zoning map easier to interpret.
Recommendation
Staff recommendation is that that Planning Commission recommend City Council
approval of both proposed rezonings as specified at the top of this memo.
EAK:mkd
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M E M 0 R A N D U M
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DATE: July 7, 1992
T0: Golden Valley Planning Commission
FROM: Elizabeth A. Knoblauch, City Planner
SUBJECT: INFORMAL PUBLIC HEARING -- APPLICATION FOR MINOR SUBDIVISION
TO BE CALLED NORTH WIRTH PARKWAY FOURTH ADDITION: GOLDEN
VALLEY HOUSING AND REDEVELOPMENT AUTHORITY (HRA) , APPLICANT
The application is for the concurrent consolidation and subdivision of
three platted outlots and two unplatted parcels to create four new lots in
the North Wirth Redevelopment District. One lot will be conveyed to a
developer and replatted again as a planned unit development (PUD) site.
Another lot will contain a stormwater drainage pond. The remaining two
lots will be held for future development opportunities. Zoning is a mix-
ture of Light Industrial , Industrial , and Railroad districts. The property
is all owned by the Housing and Redevelopment Authority (HRA) of the City
of Golden Valley.
There are three requirements governing whether the minor subdivision pro-
cess may be used rather than going through a full subdivision process. The
• first is that the land involved must be part of an existing plat or
Registered Land Survey. As indicated above, two unplatted parcels are
included in the present application. As provided in the subdivision
chapter of City Code, staff is making secondary application for a variance
from the "previous platting" requirement. Details of the variance request
are contained in a supplementary staff report appended to this minor sub-
division report.
The second requirement for qualifying as a minor subdivision is that the
new plat may contain no more than four lots. The present application meets
this requirement.
The third requirement is that the proposal may not entail any additional
public investment in streets or utilities to serve the new lots. The pre-
vious platting of North Wirth Parkway Third Addition in 1990 provided for
all necessary street and utility improvements. Environmental problems have
delayed the completion of those improvements, but the costs are considered
solely attributable to the previous plat. No new expenses will be caused
by the current proposal .
City Code outlines eight items to consider in approving or denying an
application for minor subdivision. Staff findings on the eight items are
as follows:
A. Each lot must meet all requirements of the appropriate zoning
• district -- There is no specific minimum size or frontage
requirement in any of the three zoning districts involved.
However, all four lots have ample acreage and each one will have
direct access onto Dahlberg Drive and/or Sunnyridge Lane.
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Minor Subdivision -- North Wirth Parkway Fourth Addition
• July 7, 1992
Page Two
Setback requirements are not a problem because there are no
existing buildings. There appear to be no grounds for denial
based on this item.
B. There should be no excessively steep slopes or excessive wetness
-- There appear to be no serious problems with either criterion.
With surplus soil available from other development activities
in the area, the City engineering department is already looking at
leveling out some of the slopes that do exist. The drainage
pond lot, of course, is supposed to have steep slopes with a wet
spot at the bottom. Again, there are no grounds for denial here.
C. Public sewer and water must be available -- Utilities are already
in place under Sunnyridge Lane. The completion of the Dahlberg
Drive construction project, which is anticipated by fall of this
year, will include utilities for lots fronting on that street.
D. Necessary public easements must be provided -- This will be done
in accordance with standard subdivision practice.
E. The comments of other affected public agencies must be considered
-- Not applicable in this case.
• F. All title issues must be resolved -- This process has been com-
pleted after months of ironing out the problems uncovered during
the previous platting.
G. There must be no anticipated adverse development impacts -- None
are anticipated; the area has been planned for office/industrial
development, and can accommodate the proposed lots.
H. A park dedication fee is required for residential lots -- Not
applicable in this case. The developer of the proposed PUD site
has indicated some interest in providing landscaping and a
walking path around the City's drainage pond, but this is not
required and is very preliminary at this time.
Staff Recommendation
Staff recommends approval of the proposed minor subdivision known as North
Wirth Parkway Fourth Addition, with or without the variance to include the
unplatted parcels as requested. If the variance is denied, approval will
have to be conditioned on the removal of the unplatted parcels from the
final plat, as well as removing the current Outlot A. None of these
changes would affect the findings outlined above.
EAK:mkd
• Attachments: Site Sketch
Variance Statement
. � i �_ _
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'' •
M E M 0 R A N D U M
•
DATE: July 7, 1992
T0: Golden Valley Planning Commission
FROM: Elizabeth A. Knoblauch, City Planner
SUBJECT: REQUEST FOR VARIANCE FROM THE SUBDIVISION CHAPTER OF CITY
CODE, IN CONJUNCTION WITH AN APPLICATION FOR MINOR SUBDIVI-
SION; GOLDEN VALLEY HOUSING AND REDEVELOPMENT AUTHORITY (HRA) ,
APPLICANT
The request is for a variance from one of the eligibility requirements for
the minor subdivision process, Section 12.50, Subd. 1 .A. of the City Code
(see p. 316) . This requirement states that "the land to be subdivided or
consolidated must be part of a recorded plat or a recorded Registered Land
Survey". Previously unplatted land must ordinarily go through the regular
subdivision process, which provides for more detailed study of the land by
itself and in relation to surrounding areas. Having been platted once, it
is generally assumed that there is no need to repeat the detailed study
in subsequent replats unless significant changes - as as new roads, exten-
sion of utilities, or a much larger number of smaller lots - are involved.
� Most of the property included in the minor subdivision application was
pl atted by the HRA i n 1990 as part of North Wi rth Parkway Thi rd Addi ti on
(NWP3) . All of the property involved was part of a purchase of excess
railroad land from the Soo Line. Unfortunately, during the title review
part of the platting process, some errors in title were discovered. It
turned out that the Soo Line did not have the legal right to convey some of
the land to the HRA. At a fairly late date in the platting process, two
small areas of land had to be deleted from the NWP3 Plat.
After many months, the City's title insurance company has finally been able
to provide Golden Valley's HRA with clear title to both areas. Neither
parcel has access to a public street, and therefore each is undevelopable
unless and until it is consolidated with an adjacent parcel . The last-
minute omission of the westerly parcel also resulted in eliminating the
street access of another parcel that remained in the plat.
Staff would now like to complete the intent of the NWP3 platting process by
attaching the parcels to existing, developable sites. The main point of
the current minor subdivision application is to provide a specific develop-
ment site for a proposed PUD in the North Wirth Redevelopment District.
Neither of the unplatted parcels is immediately necessary for redevelop-
ment. Granting the requested variance to allow their inclusion in the
minor subdivision will provide an early resolution of future development
issues, and will bring three currently nonconforming parcels into confor-
mance with the requirements of city code. There are three conditions that
must be met in granting a variance from a subdivision requirement (City
� Code Sec. 12.54, P.319). They are outlined in the following paragraphs.
. : � �
Variance
July 7, 1992
• Page Two
Special Circumstances -- The City's HRA bought the property in good
faith and made a good faith effort to subdivide it in accordance
with city code. Roadways, utilities, drainage, and other develop-
ment concerns were all considered and planned for the entire area,
including the parcels that were subsequently eliminated from the
NWP3 plat. The fact that those parcels did have to be eliminated
from the plat was not in any way the fault of the HRA, and has
created a situation where land exists that is not legally develop-
able.
Preservation of a Substantial Property Right -- Rights of access,
conveyance, and use are all impaired because of the existing
situation. Access is only available by crossing another parcel ,
conveyance can only be to an adjacent property owner who can pro-
vide street access, and development can only occur after con-
solidation with an adjacent parcel having street access.
Protection of the public welfare -- Creating legally developable,
platted lots within an established redevelopment district is in no
way detrimental to the public welfare. While the parcels could be
left in their current state indefinitely, past experience has shown
that the early elimination of known development obstacles is in
• the public interest. A repeat of the regular subdivision process
could be undertaken, but since the preliminary platting work had
been completed before the parcels in question were deleted from the
NWP3 plat, there is no additional protection of the public welfare
that could be provided by repeating the effort and in fact such
unnecessary effort itself could be considered contrary to the
public welfare. The only way in which the parcels fail the
"previous platting' requirement is that they could not actually be
recorded; as explained earlier, that failure is in no way the fault
of the applicant.
Staff Recommendation
Staff recommends that this can indeed be considered a hardship situation.
There are special circumstances to be considered, there is an impairment of
substantial property rights, and the best way to protect the public welfare
is to grant the requested variance from Sec. 12.50, Subd. 1.A. of the city
code, thereby allowing the inclusion of unplatted land in an application
for minor subdivision.
EAK:mkd
�
_ , +
M E M 0 R A N D U M
�
DATE: July 22, 1992
T0: Golden Valley Planning Commission
FROM: Mark W. Grimes, Director of Planning and Development
SUBJECT: INFORMAL PUBLIC HEARING -- PRELIMINARY DESIGN PLAN FOR CONSTRUCTION
OF UP TO A 50,000 SQ.FT. OFFICE/WAREHOUSE BUILDING ON A PORTION OF
OUTLOT "B", NORTH WIRTH PARKWAY 4TH ADDITION, DAHLBERG, INC. ,
APPLICANT
Dahlberg, Inc. , represented by Bob Glasgow, has applied for a Planned Unit
Development (P.U.D. ) in order to construct up to a 50,000 sq.ft. office/ware-
house building in the North Wirth Redevelopment Area. The first phase, to be
built in 1992 and 1993 will be 28,128 sq.ft.
The applicant is applying for a P.U.D. to permit development on the site. It
is permissible to use the P.U.D. process for any development within a City
redevelopment district. A P.U.D. permits variations from the normal setback
and other zoning requirements if there are unique circumstances and justifi-
cation. In this case, the proposed building could not be built without a
� P.U.D. because of the proposed smaller setbacks on the site.
Description of Project
Dahlberg plans to construct up to a 50,000 sq.ft. office/warehouse building on
a 4.65 acre site on the north side of Dahlberg Drive immediately west of the
drainage pond. The site is currently owned by the Golden Valley Housing and
Redevelopment Authority (HRA) . It was purchased by the HRA about two years
ago from the Soo Line Railroad. The site is currently a part of a larger par-
cel owned by the HRA.
The HRA must first subdivide the property before it can be sold to Dahlberg.
This subdivision is also being considered by the Planning Commission on July
27, 1992.
As background, this property north of Dahlberg Drive, has been planned for
light industrial/office uses in the redevelopment plan for the area. This
summer, Dahlberg Drive will be completed north from TH 55 to Indiana Avenue.
This completes the planned street system for the area. (This road construc-
tion was delayed a year due to environmental clean-up that became evident when
the street construction began last Spring [1991]) . The staff believes that
this type of use fits ideally with the existing uses and future development in
the area. The staff anticipates that there are two or three remaining sites
left in the redevelopment area. The property directly north of the PCA build-
� ing (formerly Georgia Pacific) is an ideal industrial/warehouse site and is
available. This site could be used for one large building or two smaller
buildings. The other site is next to Dahlberg, Inc. World Headquarters.
Dahlberg, Inc. P.U.D. No. 61 Page Two
• Dahlberg, Inc. has strongly indicated to the HRA t�at they desire to purchase
this property for expansion of their headquarters in the next several years.
After the construction of Dahlberg Drive, the City does not expect to do any
other public improvements with the exception of convincing the State that an
additional traffic signal at TH. 55 and Dahlberg Drive may be necessary to
handle traffic movements in and out of the area.
As part of the street improvements, the City has provided the necessary City
utility services including sanitary sewer, water and storm sewer to properties
along Dahlberg Drive.
The site that the HRA is selling to Dahlberg, Inc. is west of the drainage
pond created by the City to handle storm water run-off. The pond has been
sized to adequately handle full development of the North Wirth area. The pond
will detain water in storm situations and let it out at a slow rate into a
water course to the north in Wirth Park. Eventually, the water flows into
Bassett Creek. The pond is primarily for water retention although some solids
are removed in the ponding process. Storm water from this site will either go
directly to the pond from the parking lot or directed to the street that
would direct drainage to the pond.
The proposed building will be a two-phase structure. The first phase will be
28,128 sq.ft. and will house "Play It Again Sports" and some warehouse space
for Dahlberg. The second phase or west end of the building is shown on the
plan as 19,528 sq.ft. Dahlberg would like the option to build up to 50,000
• sq.ft. on the site. Therefore, they have requested that the P.U.D. Permit
allow up to 50,000 sq.ft. on the site.
The site includes 155 parking spaces with concrete curb and gutter around the
parameter of the lot. It is my understanding that all 155 spaces will be
built immediately in order to provide needed extra parking for employees at
the headquarters building.
The number of parking spaces should be adequate for the building when it is
totally built. The plan indicates 155 spaces which is one space for every
322 sq.ft. of building area if the building is 50,000 sq.ft. The City's
requirement for industrial/warehouse space in the Industrial Zoning District
is one space for 500 sq.ft. and for office space one space for 250 sq.ft. It
is my estimate that the final build-out on this building will be at least 50%
industrial or warehouse. With a 50� industrial/warehouse and 50% office
split, the 155 spaces exceeds the normal City requirement of 150 spaces (50
spaces for 25,000 sq.ft. of warehouse/industrial and 100 spaces for 24,000
sq.ft. of office space) .
This site plan varies from the City's normal zoning setback requirements.
Because of the narrowness of the lot from north to south, it would be very
difficult to build a structure that would meet the 35 foot front yard setback
and the 20 foot rear and side yard setback requirements on the north and west
and the 50 foot setback on the east next to the pond that will be zoned
Institutional .
• The plan indicates that the front yard setback along Dahlberg Drive is 18
feet. This setback is about the same as the setback for the Dahlberg head-
quarters building on the south side of Dahlberg Drive. Also, the side and
Dahlberg, Inc. P.U.D. No. 61 Page Three
• rear yard setbacks do not meet the landscape setback requirement of 10 ft. on
the north and west and 25 ft. on the east. (The landscape setback requirement
is one half of the building setback requirement) . Dahlberg has requested a
5-foot landscape side yard setback on the northeast and west sides.
Dahlberg's justification for the reduced setbacks is to increase the size of
the building area on the lot. 8ecause of the need to create a large lot for
the Dahlberg headquarters, Dahlberg Drive ended up very close to the railroad
tracks. This left a narrow parcel between Dahlberg Drive and the railroad
tracks. Because of the location of this lot next to the railroad tracks on
the north, the drainage pond on the east and a future industrial lot on the
west, the reduction in landscaped setback to 5 ft. will not have a significant
visible impact. The reduction to 18 ft. along Dahlberg Drive is more signifi-
cant but is still necessary to create an adequate sized building area. The
staff believes that with landscaping along Dahlberg Drive and the openness of
the general area created by the pond area, the reduced front yard setback is
adequate.
The staff has not yet received a landscape plan for the property. Mr. Glasgow
said that he will discuss landscape concepts at the July 27th meeting. A
final landscape plan will have to be approved by the City's Building Board of
Review. (A landscape plan is not required for preliminary design plan
review. ) Dahlberg does have a good track record when it comes to landscaping.
They have done a good job with the headquarters building. In fact, Dahlberg
is going to be removing many of the trees that were incorrectly planted, and
• replacing them with more appropriate trees for the site.
Dahlberg has also shown great interest in working with the City to enhance the
City owned area around the pond. They will be giving the City plans to build
and maintain a walkway and picnic facilities around the pond for their employ-
ee and public use. They also want to keep the grass cut in certain locations.
Since there are or will be sidewalks along both sides of Dahlberg Drive and
Meadow Lane, this should be a benefit to all those working in the area.
The attached site plan indicates that the lot includes a triangle piece north
of the railroad tracks. This land is 32,372 sq.ft. in area ( .74 acres) and is
connected to the main area of the lot by a "land bridge". Dahlberg does not
have any interest in using this land at this time. However, the HRA includes
thi s 1 and i n the sal e to Dahl berg. Thi s tri angl e pi ece north of the track s
was part of the overall land purchased by the NRA from the Soo Line. The
"land bridge" across the railroad track was created to allow access to the
triangle. Unfortunately, the triangle is relatively small (too small for a
building) and the cost of crossing the railroad tracks is too high to justify
its use at this time.
Dahlberg has submitted an elevation of the front of the proposed building.
The building is to be designed by the same architect of the Dahlberg head-
quarters. The single story building will be simple but attractive using
quality finishing materials.
.
Dahlberg, Inc. P.U.D. No. 61 Page Four
� Recommendation
The staff recommends approval of the P.U.D. Preliminary Design Plan for the
construction of up to 50,000 sq.ft. office/warehouse building north of
Dahlberg Drive and west of the retention pond. The building is consistent
with other uses in the area and the North Wirth Redevelopment Plan.
The staff recommends the following conditions of approval for the preliminary
design plan:
1) The site plan dated July 1, 1992 prepared by KKE Architects be made
a part of this approval .
2) The building area be allowed to expand to up to 50,000 sq.ft. on the
lot assuming 155 spaces are available. (The architect said there is
additional space on the site for about 15 spaces. )
3) A 1 andscape pl an shal l be submi tted to the Ci ty Counci 1 as part of
the General Plan.
4) The grading and utility plan be approved by the City Engineer. The
Engineer shall approve means to minimize erosion from the site
during construction.
� MWG:mkd
attachments: North Wirth Commerce Center Site Plan
Site Sketch
Site Elevation Sketch
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•
OASIS MENTAL HEALTH PROGRAM
ANNIIAL BEPORT
APRIL 29. 1992
I. SummarSr of Siqnificant Trends, Developments, Policies
durinQ previous year. '
In its seventh year of operation, Oasis Program continued to
serve clients with serious and persistent mental illness.
Diagnosticly, a little over 5096 of the clients served have
Schizophrenia; the remaining percentage are diagnosed with
Bi-polar disorder, Schizo-affective disorder, severe
depression, and borderline personality disorder. Thirty
percent of the �clients have two or more disabilities, such
as borderline mental retardation. Eighty percent •of the
clients are admitted from the Regional Treatment Centers;
ten percent from other psychiatric hospitals, and the
remainder from other living situations, i .e. , own apartment,
• parent's home, etc. Average length of stay during the past
year Was 323 days for program completers. Average occupancy
rate was 98�. Oasis Program's overall treatment approach is
best described as "Psycho-educational, " that is, helping
clients to learn how to cope with their mental iliness and
to achieve maximum levels of independent living after
graduation from the Program.
II. Proqram Services. The following program services were
offered by the Oasis Program during the year:
- A. Individual Case Manactement. Each client is assigned a
Primary Therapist/Case Manager xho is responsible for
conducting 1 : 1 sessions, developing a client program plan of
goals and objectives, conducting quarterly reviews of client
progress, serving as a liaison betWeen Oasis Program and
other community support services, and planning for discharge
and aftercare services.
B. General Group Therapy. Tvo separate groups meet for 1�
hours, four mornings a week. Each group is facilitated by
one or tWO case managers. Residents are placed in the
groups according to their overall functioning level .
C. Chemical Health Group. Meets once a veek for 1� hours.
All Oasis clients are asked to attend since the group
emphasizes a ,general edncational approach. The group is
facilitated by a Mental Health Counselor.
D. Impulse Control Group. Meets once a xeek for one hour
• for clients xho need to Work on impulsive behaviors.
E. Men 's and Women's Groups. Meet once a week for one hour
to discuss issues best dealt vith fn same-sex groups.
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F. EveninQ Goal Group. This group occurs four evenings a __
week and is facilitated by the evening Mental Health •
Workers. The purpose of the group is to allow clients to
discuss progress on goals worked on during the day. .
G. General House Meetinq. Meets once a week for one hour
to discuss issues of every day living in a residential
treatment program. Program graduates are also invited to
attend as a form of aftercare.
H Independent LivinQ Skills Classes. Classes offered
include cooking, budgeting skills, �ob skills, nutrition and
exercise, conversation/social skills, and leisure time
planning. These classes are offered on a rotating basis and
are designed to help clients learn how to live more
successfully on their own. .
I Social/Recreation Activities. Program staff conduct
organized recreation activities four evenings a week as well
and Saturday and Sunday afternoons. Clients meet at the
beginning of the month to plan a monthly recreation
calendar. Typical activities include bowling, picnics,
swimming, movies, sporting events, and concerts. Clients
also make use of activities sponsored by Hennepin County
Community Support Programs. `
J Vocational Involvement and Planninq. The Oasis Program
is designed to get clients involved in vocational planning
after they have been in the program two or three months.
During the past year clients have been involved in various
Division of Rehabilitation Services [DRS] programs, Hennepin •
County' s Vocational Services Program, Tasks Unlimited
janitorial training, volunteer positions, and part-time
competitive employment.
K Aftercare Services Planninq. Oasis Program provides a
.5 FTE staff person who is primarily responsible to assist
clients in arranging post-discharge independent living
situations. Three month folloK-up counseling and
supervision is also provided.
ZII. Oasis Proqram Staffinq. Oasis staff consists of
seventeen full and part-time staff inembers. Staff positions
and their FTE's are as follows: Administrator, .25:
Executive Director, 1 .0; Mental Health Therapist, 1 .0;
Mental Health Counselors, 2 .0; Nurse, 1 .0; Mental Health
Worker, full-time, 5.0; Mental Health Workers, part-time,
1 . 6; Maintenance, .5; Secretary/Bookkeeper, 1 .0;
Transitional Services Counselor, .5. During the past year,
the full-time Mental Health Worker/Cook position was
eliminated as a cost-cutting measure. Duties of that
position xere assumed by other staff With no negative effect
on program services.
IV Staff TraininQ and Development._ Oasis Program staff
are required to have at least 15 hours of inservice training
each year . Much of this training is provided through the
Minnesota Association of Mental Health Residential •
Facilities [MAMHRF] , of xhich Oasis Program is a member.
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• Training is provided through in-person conferences and
workshops as well as a series of video tapes. Some of the
topics include: Crisis prevention and intervention, stress
management, medications, first-aid, cultural sensitivity
training, working with families, and vulnerable adults
issues. Several staff were also involved in Master's
programs in psychology.
V. Administrative Policv and Procedure Chanaes Personnel
policies were revised to allow staff to accumulate up to
twenty paid sick days in a two year period. After a two �
year period, sick days revert to the standard ten days.
VI. Proaram .Licensina. The 0asis Program is licensed by :• . �
the Minnesota ,Department of :Human ,Services as a Category 'I
Rule 36 �treatment :progiam: . The License for 1992-1993 �►ill
be granted, on July :1 , 1992. The Program is also licensed as
a Supervised Living ,Facility by the State Department of
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Health. Current licensing was granted on January 1 , 1992.
There were no problems with licensing during the past year.
VII. Clients Served. Oasis Program is required to give
admission preference to clients residing .in Hennepin County.
During the past year, only three clients from counties other
than Hennepin were served. The Prograai� continues to �attract
clfents used to living� in a suburban environment. Oasis
� Program�s experience in Golden Valley strongly indicates
that clients do better in a safe, low stress environment. .
It should be noted that some clients who expressed a wish to
live in the area, could not be admitted because they did not
fit all the admission criteria.
VZII. Resident Community Involvement Oasis clients (
increased their involvement in the various Community Support '
Programs located in Hennepin County. The objective is to
familiarize clients with CSP services that will be useful to
them When they graduate from Oasis Program. Several clients
also participated in volunteer work at Courage Center, Pilot
City Food Shelf, and the Community Emergency Assistance
Program.
IX. Community Involvement into Proqram The Oasis
Program's Advisory Board met a total of four times during
the past year. The Advisory Board consists of a cross
section of community representatives. Oasis Program
administrators present progress reports at the meetings and
solicit feedback and advice from Board members.
X. E�aluatioa of Pro ran Services. Oasis Program collects
and prepares extensive data on client descriptors and
outcomes on a quarterly basis. This data is forvarded to
• Hennepfn County Nenta2 Health Dfvision and to the State
Department of Human Services for analysis. [See Section I
for a summary of the data] .
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XI Complaints Received and Problem Areas. It is the .
continuing policy of the Oasis Program' s Administrator and
Program Director to be open and accessible to neighborhood
and community complaints and concerns. Feedback in this
regard is solicited from Advisory Board members and other
community sources.
RZI. Conclusions. Overall, Oasis Program' s seventh year of
operations proved very successful. Occupancy rate was at
98% and over 80% of the clients finished the Program
successfully. Restructuring of the staffing pattern allowed
for a cost-of-living increase in salaries as well as
complete remodeling of two client bathroom's and repainting
of the entire facility. Challenges in the coming year may
include: Two new pieces of Federal legislation will require
significant revision and development of policies and
procedures. The Americans with Disabilities Act [ADA] will
require changes in personnel policies and job descriptions.
New OSHA requirements will mandate extensive new procedures
regarding employee exposure to potentially pathogenic bodily
fluids. Both of these new regulations could also involve
considerable extra expense for the Program. Recruitment and
retention of staff, particularly loWer paid entry level
staff, will continue to be a problem due to inadequate
funding for these staff positions. Scheduling of part-time
staff will be difficult due to the fact that these employees
need to have several jobs just to make ends meet . �
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