06-10-91 PC Agenda GOLDEN VALLEY PLANNING COMMISSION
�' Regular Meeting
GOLDEN VALLEY CITY HALL
Council Chambers, 7800 Golden Valley Road
Gol den V al l ey, Mi nnesot a
June 10, 1991
7:OOP.M.
AGENDA
I. APPROVAL OF MINUTES - April 22, 1991
,
II. INFORMAL PUBLIC HEARING - MINOR SUBDIVISION
Applicant: Henry and Gina Lazniarz
Address: Lot 6, Block 3, Trallee
�
• Request: Subdivide the Property into Two Lots
III. INFORMAL PUBLIC HEARING - REZONING
Applicant: Accessible Space, Inc.
Address: 2000 Mary Hills Drive
Request: Rezone from Single Family Residential to Two-Family
Residential
IV. REPORTS ON MEETINGS OF THE HOUSING AND REDEVELOPMENT AUTHORITY, CITY
COUNCIL AND BOARD OF ZONING APPEALS
V. OTHER BUSINESS
VI. ADJOURNMENT
�
� '
MINUTES OF THE GOLDEN VALLEY
PLANNING COMMISSION
' � April 22, 1991
A regular meeting of the Planning Commission was held at the Golden Valley City
Hall , Council Chamber, 7800 Golden Valley Road, Golden Va11ey,, Minnesota. The
meeting was called to order by Chair McAleese at 7:05p.m.
Those present were: Groger, Johnson, Kapsner, Lewis, McAleese, McCracken-Hunt
and Prazak. Also present were Mark Grimes, Director of Planning and
Development; Beth Knoblauch, City Planner and M ary Dold, Secretary.
* I. Approval of Minutes - April 8, 1991
P10VED by McCracken-Hunt, seconded Lewis and motion carried unanimously to
approve the April 8, 1991 with the following correction.
Page Four, Para. 3: Change "park land for a higher and better purpose" to "park
land except for a higher and better purpose".
II. Informal Public Hearin - Conditional Use Permit No. 53
Applicant: SuperAmerica Group, Inc.
Address: 2580 Hillsboro Avenue, Golden V alley, Minnesota
� Request: Al1ow gasoline sales and storage
�
Chair �4cAleese introduced the agenda item and asked Mark Grimes, Director of
Planning and Development, for a brief summary of the request. Mr. Grimes said
the request by SuperAmerica (SA) is to add single-sided gas pumps to their store
at Hillsboro and Medicine L ake Road. Adding gas pumps to stores without gas is a
major part of .marketing for the SuperAmerica stores. Mr. 0'Donnell anticipates
store traffic increasing about 40q or approximately 840 customers per day
(currently about 600 customers pass through the store per day). SuperAmerica
customers have requested that gas pumps be installed at this site.
The existing Sunny Hollow Shopping Center is a small , 14,800 sq.ft. , two-story
center of primarily retail but some office use exists at the south end of the
building. The site currently has 113 parking spaces; 99 total spaces are
required. Setback and landscape requirements are met on the site on all sides.
The issue of most concern is the traffic situation and the site not being large
enough for a single-sided pump island. The primary reason is if one or two
cars are stacked to use the gas pumps from either side. Cars parked in front
of the SA store will have a problem backing out because of the cars stacked up
to use the pumps. Staff has calculated that there would only be a 17 ft. aisle
between the cars parked in front of the SA and the cars stacked to use the
pumps. The City's minimum aisle width requirement is 20 ft. The site plan has
been reviewed by the City Engineer who feels very uncomfortable with this site
� plan. Other concerns are deliveries that are made to the front of the store
creating a problem of cars getting in and out of the site after the pumps are in
operation.
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Minutes of the Golden Valley Planning Commission
April 22, 1991
P age Two
Mr. Grimes reviewed the 10 findings and discussed No. 4 "Effect of any Antici- � �
�pated Traffic Generation upon Current Traffic Flow and Congestion in the Area".
Mr. Grimes has made a recommendation against the request but has added several
conditions should the Planning Commission decide to recommend approval to the
City Council for the requested Conditional Use Permit.
Commission Lewis asked about a buffer between the SuperAmerica store and the
other businesses in case a fire or explosion occurred and also the existence of
gas stations in high density areas. Mr. Grimes stated the Fire Marshal/Chief
would review buffers for safety and there is nothing in City Code regarding gas
stations in high density locations.
Commission McCracken-Hunt asked about car circulation on the site and was the
gas tank on cars usually on the passenger side. Beth Knoblauch, City Planner,
said most cars have the gas tank on the left side and a one-sided island may be
a problem with maneuvering the gas tank side of the vehicle to the gas pump.
Chair McAleese asked if staff had looked at the site and the internal traffic
pattern for the other stores. Ms. Knoblauch stated that most traffic will come
in from Medicine L ake or the northern most driveway on Hillsboro. Mark Grimes
stated his concern is when traffic comes in from Medicine Lak�e Road and there
are cars stacked up at the pump, a narrowing up at the entrance then occurs
where cars come into center. Also, backing out of parking spaces in front of
and on the side of the SuperAmerica store may become a problem.
Chair McAleese asked Mr. Grimes to explain the letter from the City of New Hope. �
A letter was received expressing their concern of access and hours of operation
due to the apartment building directly north of the sub3ect area. The City of
New Hope does not allow the sale of gas between the hours of midnight and 6:OOam
and felt that it would be an appropriate stand for the City of Golden Valley to
take and would like the City to adopt their ordinance with regard to the sale of
gasoline. . �
Michael 0'Donnell , architect with SuperAmerica, showed a design of the pump area
and discussed the worse scenario -- stacking and waiting in line for gas. He
doesn't see a problem with traffic. Other Su��rAmerica stores have seen an
increase in customers with the sale of gasoline �nd he would expect to see the
same at this site.
Commissioner Lewis asked if there was any other way to place the pumps. Mr.
0'Donnell stated that the pumps could be placed closer to Hillsboro but vari-
ances would then be neededo
Commissioner K apsner asked about angling the three parking spaces in front of
�the store and the side to create more space. Commissioner Prazak and Johnson
felt that this would still create a problem of getting in and out. Commissioner
Kapsner also asked about the distance of a car from the gas pump and feels that
some cars could park up to five feet away. Mr. 0'Donnell stated yellow lines
could be painted by the pumps to show where a car should position itself when
fueling up.
Commissioner McCracken-Hunt asked about eliminating parking at the front of the •
store. Mr. 0'Donnell asked why and Commissioner McCracken-Hunt stated to elimi-
nate some of the maneuvering problems.
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Minutes of the Golden Valley Planning Commission
April 22, 1991
Page Three
r � Chair McAleese asked what the hours would be at the store and would there be
loud speakers at the pumps. The store manager stated 6:OOam to 11:OOpm are
store hours and Mr. 0'Donnell said there would be some kind of speaker at the
island and the check out is being rearranged for better visibility of the pumps.
Commissioner Johnson commented on the other two gas stations in the area and
where would SuperAmerica get its customers. Mr. 0'Donnell said its customer
base would come from present customers and hopes to draw customers from other
busy gas stations in the area.
Chair McAleese opened the Informal Public Hearing.
Steve Halseth, Westview Liquor Store, 2500 Hwy. 169 No., commented on the amount
of traffic and accidents at the intersection of Hillsboro and Medicine L ake
Road. He doesn't see this station as a necessity with two other stations in the
area. This area is a truckers nightmare and sees no pluses.
Dennis Rock, 2404 Hillsboro feels traffic is a concern. Losing nine to ten
parking spaces at the north end and shifting them more south tvould take up cus-
tomer parking from stores at that end of the building. If this CUP is approved
he would like to see a barrier between the businesses and townhomes.
Dick Newman, 2414 Mendelssohn Lane, talked about a potential problem with seep-
age or spills from the gas storage tanks that could work its way in to the
natural wild life areas of Medley P ark, Kings V alley and Pheasant Glen areas.
� Mr. Newman asked staff what City requirements were regarding �pill containment
and control and would they meet with all State and Federal environmental pollu-
tion control standards. The existing commercial development has been a source
of trash nuisance, pedestrian traffic through adjacent residential properties
and extended vehicle parking at the south end and feels there should be a buffer
at this end.
Dan Swain, 2420 Mendelssohn Ln. was speaking against the proposal . He feels it
would be a detriment toward the existing two filling stations and is concerned
with increased traffic at the intersection. A major spill could run down on the
townhomes and they could face a risk of fire or explosions.
Carolyn Gerber, 2444 Mendelssohn Ln. is concerned .with traffic and talked about
morning traffic problems. Delivery trucks are parked where cars are coming and
going onto Hillsboro. .
Tony Oullette, landlord of the proposed property, feels the parking problem with
the trucks can be solved by having deliveries come in through the back driveway.
He commented that the tenants in the building feel this proposal would be good
for the center and does not feel there are traffic problems occurring.
Jacdish Patel , owner of Superette, talked about the delivery trucks and how they
stack-up and sometimes park on the street.
,Kendall Johnson, Manager for SuperAmerica, stated deliveries can be taken in
� back which would solve the trucking issue. Fuel trucks come in around 11:OOam
and take 15 minutes, approximately, to unload. He feels the City could lower
speed limit on Medicine Lake Road to reduce traffic problems. Other two gas
stations in the area are full service whereas SuperAmerica is different being a
self-serve station.
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Minutes of the Golden Valley Planning Commission
April 22, 1991
P age Four
Chair McAleese asked Mr. Johnson to comment on how he will be handling trash. � '
Mr. Johnson stated trash pick-up around the store is excellent,. A night crew
picks up trash and he picks ups trash during the day scanning the whole area for
cigarette butts, cans, etc.
Chair McAleese asked staff to respond to City requirements regarding spill con-
tainment a�d control . Mark Grimes commented that he was unaware of any unique
requiremen�s as part of the conditions that need to be reviewed by a Fire
Marshal/Chief. Mr. Grimes feels the Fire Marshal/Chief would take into consid-
eration the possible effects of a spill and would have a plan for clean-up.
Chair McAleese asked staff to comment on screening at the south end of the pro-
posed property. Mr. 0'Donnell said that they are not planning any screening at
this end Qf the building. Mr. Grimes stated the zoning requirement for commer-
cial districts does not require fencing or landscape screening.
Chair McAleese closed the Informal Public Hearing.
Michael 0'Donnell commented that the customers at SuperAmerica requested that
gasoline tanks be added as a service.
The Commissioners unanimously agreed they felt this site is not large enough to
handle single-sided pumps without affecting the incoming and out-going vehicles
from the site and the parking problem in front of and on the west of the store.
They feel that stacking may occur near the entrances on the site (cars waiting
�o use gas pumps) and this may cause back-up on the busy Medicine Lake Road and �
Hillsboro Avenue. The Commissioners stated they believed that SuperAmerica does
have a good operation and attracts customers because of their product. Chair
McAleese added he wished the City had a stronger ordinance dealing with the
environmental issue of gas tanks and Commissioner McCracken-Hunt said it would
be good to know what is required from state and local government regulations,
that the Fire Marshal would be looking for in a review of this kind of situation
so we know wha� the guidelines are from the beginning.
Mark Grimes said he would talk with the Fire Marshal and ask him to write a
memo to the Planning Commission explaining what kind of protections should be
taken around gas stations.
MOVED by McCracken-Hunt, seconded by Kapsner and motion carried unanimously to
recommend to the City Council denial of the request from SuperAmerica to allow
gasoline sales and storage on their site at 2580 Hillsboro Avenue North.
III. Update of Valley Square Redevelopment Plan - Review and Approval
Chair McAleese asked Beth Knoblauch for an update. This is a retread of the
old plan with old waste cut out and more information added in � shorter number
of pages. Most significant pages are in the Plan recommendations for Areas A1
and C -- wordi ng softened. HRA woul d sti 11 1 i ke to see offi ce devel opment i n
Area A1 and mixed use/high density residential for Area C. Because there is the
possibility that it may not be feasible for the time remaining in the district, �
it is now indicated that these are preferences rather than requirements. The
Winnetka Avenue Overlay Area has been created to make it more clear for the bid
of the bond issue so one would know what is involved and what the City is
talking about -- provides a summary without reading thraugh the whole district
involved in the Winnetka Avenue upgrade.
. �
Minutes of the Golden Valley Planning Commission
April 22, 1991
Page Five
/ • I
MOVED by Kapsner, seconded by Johnson and motion carried unanimously to recom-
mend to the City Council approval of the Updated Valley Square Redevelopment
Plan as submitted.
IV. Review of Planning Commission Attendance
Chair McAleese reviewed the attendance.
V. Re orts on Meetin s of the Mousin and Redevelo ment Authorit Cit
Counc an oar o oning ppea s
Commissioner Prazak gave a short report of the City Council meeting he attended
with Cellular One on the Agenda. Commissioner McCracken-Hunt gave a brief
report on the BZA meeting she attended.
VI. Other Business
,
No other business was presented.
VII. Ad�ournment
Chair McAleese adjourned the meeting at 9:30p.m.
�
* Adoption of minutes took place after the informal public hearing due to the
fact that Chair McAleese had not received his minutes, for review, which were
mailed to his home on Friday, the 19th of April .
•
MEMORANDUM
� �
DATE: June 4, 1991
T0: Golden Valley Planning Commission
FROM: Mark W. Grimes, Director of Planning and Development
SUBJECT: INFORMAL PUBLIC HEARING - MINOR SUBDIVISION OF LOT 6, BLOCK 3,
TRALLEE, IN TWO LOTS - HENRY AND GINA LAZNIARZ, APPLICANTS
Henry and Gina L azniarz have recently purchased the house and lot at 6935
Glenwood Avenue. The house is at the northeast corner of Glenwood Avenue and
Meander Road. They purchased the house with the intent to subdivide the prop-
erty into two lots -- one for the existing house and another to the east of the
house fronting on Glenwood Avenue. The east lot would be for the construction
of a new home.
The total area of Lot 6, Block 3, Trallee is 24,395 sq.ft. The proposed divi-
sion of this lot will create Lot 1 which is 14,160 sq.ft. and Lot 2 is 10,235
sq.ft. The existing home on Lot 1 meets all setback and yard requirements found
in the zoning code after the minor subdivision is completed. The house is set-
� back more than 35 ft. from both Glenwood Avenue and Meander Road and also
exceeds the rear yard setback. The rear y ard setback is required to be 20% of
the lot depth. The lot is 140 ft. in depth (east to west), therefore the mini-
mum rear yard setback is 28 ft. The setback of the house to the lot is over 31
ft. The side y ard setback required for the existing house (north side) is 15
ft. The actual setback is 30 ft.
The preliminary plat or sketch drawing indicates a proposed house on Lot 2. It
indicates that a normal size house of about 1500 sq.ft. can fit on the lot
meeting or exceeding the setback requirements.
Sec. 12.50 of the Subdivision Regulations outlines the conditions for approval
or denial of a minor subdivision. I will review each of the conditions as
comment.
A. The minor subdivision shall meet all the requirements of the zoning
code for the appropriate Zoning District - The two lots on the minor subdivision
meet all the requirements for lots in a Residential zoning district.
B. The lots created in the minor subdivision are buildable and not encum-
bered by excessive wetness or steep slopes - The proposed lots in the minor sub-
division are suitable for development.
C. The 1 ots created by the mi nor subdi vi si on have access to uti 1 i ti es -
The lots in this minor subdivision have access to utilities in both Meander Road
and Glenwood Avenue.
� D. The applicant or owner must grant the City any necessary easements for
public purposes - No new easements are requested by the City for this minor sub-
division.
�,.
Henry Lazniarz, Minor Subdivision
June 5, 1991
P age Two
' � E. The application is subject to approval by other public agencies having
jurisdiction - All subdivisions or development on county roads (Glenwood Avenue)
must be reviewed and approved by the County. In this case, the Hennepin County
Department of Transportation is in the process of reviewing this minor subdivi-
sion. The County will also have to give the owner of Lot 2 permission to
construct a driveway onto Glenwood Avenue when it is determined where the exact
driveway location will be located.
F. The application may require a Title Opinion by the City Attorney - In
this case, no Title Opinion is required because the City is not requesting any
easements or dedications.
G. This is a residential subdivision so this condition does not apply.
H. Park dedication for subdivisions - The subdivision code requires that a
new lot be subject to a park dedication fee of up to lOq of the value of the
land being subdivided. In the case of single family lots, the staff recommends
that the fee be $450 for each new lot created for a building site. Therefore,
staff suggests a $450 fee be paid prior to the final approval of the
subdivision by the City Council .
Process
� If the Planning Commission recommends approval of the preliminary plan/sketch
drawing, at the Planning Commission's informal public hearing, the recommen-
dation is sent to the City Council for their consideration at a formal public
hearing. If the City Council approves the preliminary sketch, the applicant
then may prepare a final plat within six months of the preliminary approval .
After the final plat is submitted to the City, the City Council approves the
plat by resolution.
Recommendation
The staff has reviewed this minor subdivision with the conditions for approval
and denial listed in the Subdivision Regulations. It is staff's opinion that
the proposed subdivision should be approved based on the conditions for approval
and denial found in the Subdivision Regulations. The staff is recommending two
conditions of approval .
1. The Hennepin County Department of Transportation approve the sub-
division prior to City Council approval .
2. The applicant submit a $450 park dedication fee prior to the final plat
approval .
MWG:mkd
� Attachments: Preliminary Plan/Sketch
Location Map
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MEMORANDUM
•
DATE: June 5, 1991
T0: Golden Valley Planning Commission
FROM: Elizabeth A. Knoblauch, City Planner
SUBJECT: INFORMAL PUBLIC HEARING - AMEND ZONING CODE FROM SINGLE FAMILY
RESIDENTIAL TO TWO FAMILY RESIDENTIAL - ACCESSIBLE SPACE, INC.,
APPLICANT
The subject property lies in the northeast quadrant of the intersection of Mary
Hills Drive and Golden Valley Road. The existing single-family structure, with
some modifications, is expected to remain after the rezoning. Properties to the
north and east on the same block are single-family residences. To the west
across Mary Hills Drive is a church. To the south across Golden Valley Road is
the Courage Center and Golden Valley Health Center. The subject property slopes
fairly steeply upward from Golden Valley Road.
� The house is currently owned by Courage Center and leased to a corporation that
provides independent living for three handicapped persons with two attendants.
It was built to be fully handicapped-accessible, which is rare for single-family
residences. It qualifies as a fully permitted residential use because its
occupancy meets the requirements for constituting a family in Golden Valley: a
group of not more than five unrelated persons, maintaining a common household
and using common cooking and kitchen facilities. Neither the Residential nor
the R-2 Residential zoning district provides for boarding houses, congregate
housing, group homes that do not have program licenses from the MN Dept. of
Human Services, or other unrelated groups of more than five persons.
The applicant for the rezoning, Accessible Space, Inc., is a nonprofit cor-
poration that provides a variety of accessible housing arrangements for physi-
cally handicapped persons. The corporation applied many months ago for a HUD
grant to purchase the subject property and establish it as a supportive living
residence for up to six persons. Staff first learned about the proposal when
contacted by the Metropolitan Council , which performs regional review of HUD
grant applications. The City was asked to confirm that the proposal meets local
zoning requirements. Staff replied that it does not.
The subject property is particularly suitable to the applicant's needs because
it would require no accessibility modifications. The applicant maintains that
the proposed facility could not be limited to five residents, which might
qualify as a household, for reasons of cost-effectiveness. Rather than seeking
an alternative site, the applicant is asking for a rezoning. With the R-2
Residential zoning designation, the site could hold up to ten unrelated indivi-
. duals in two households. The existing structure would somehow have to be
modified from a one-family dwelling to a two-f amily dwelling.
��
Accessible Space, Inc.
June 5, 1991
Page Two
Staff analysis of this rezoning request has resulted in more questions than �
answers. In the following paragraphs the various issues and concerns are
grouped and summarized.
Property Location - A quick inventory of existing two-family residences indi-
cates that they often are found in buffer locations between single-family
residences and arterial or collector streets, or in transitional locations
between single-family residences and more intensive land uses. Such location
considerations make good sense from a planning standpoint. The subject prop-
erty, located on Golden Valley Road with institutional uses across the street on
two sides, would therefore be an appropriate candidate to consider for a rezon-
ing to an R-2 residential designation. On the other hand, the grade-separation
to the south already creates a buffer of sorts.
Property Size - The subject property is slightly more than 100 feet wide at the
minimum front setback line, as required for an existing R-2 residential lot. It
also exceeds the required area of 12,500 sq.ft. Because it is a corner lot, by
today's standards it could not be newly platted as an R-2 lot; the current sub-
division code requires corner lots to be 20 feet wider than other lots, to allow
for enough buildable area and back yard area after subtracting the larger street
setback areas. Because this is a fairly recent code requirement, the City is
full of lots that are perfectly legal as they exist, but that could not be
created today.
The 20-foot-wider provision is part of the City's subdivision requirements, not �
its zoning requirements. Still , considering the reason for having such a pro-
vision, it makes some sense to question whether it is appropriate to rezone a
property that may be significantly impaired by the applicable setback require-
ments. In this particular case, the property's slope also limits useable lot
area. As it is currently zoned for single-family use, the subject property does
meet the wider-corner-lot provision.
Existing Development - According to the City's Zoning and Inspections records,
the structure on the subject site was designed as, and is occupied as, a single-
family dwelling. The exterior appearance is also that of a single-family
dwelling. City code defines a "dwelling, two-family" as "a building designed
for or occupied by two families and containing two dwelling units." City code
does not permit two-family residences in the Residential zoning district, and
does not permit one-family residences in the R-2 Residential zoning district.
The building, by definition, does not qualify as a two-family residence and
therefore is not suitable for rezoning. The applicant does not intend to tear
down the existing building and construct a new one that is specifically designed
for occupancy by two families.
According to the applicant, the building's interior already has undergone par-
tial conversion (specifically in terms of kitchen facilities) to a two-family
dwelling, and has experienced occupancy levels greater than permitted in the
Residential district. This is not a matter of city record. If true, it would
mean that the building is an illegal nonconforming use. For the City to rezone
with knowledge of this fact might set an unfortunate precedent for others to
perform nonpermitted modifications to their properties with the expectation that •
the City would "make things right" after the fact.
Accessible Space, Inc.
June 5, 1991
Page Three
� Staff did entertain the question of whether a building that was originally
designed for one household could be redesigned for two households and still meet
all City requirements. "Redesign" might be taken to mean the same thing as
"design" for definition purposes. However, there is still the mutual exclusi-
vity of the two zoning districts. Depending on when the physical alterations
take place, the City is either in the position of legitimizing a nonpermitted
use or of creating one. In the latter case, of course, there would be the
expectation that the applicant would subsequently provide a remedy. Even then,
the question remains of how a structure originally designed for one family can
be cut in half and then hold twice that number.
The zoning code does not establish acceptable forms of two-family dwellings.
Does it matter whether the two units are side-by-side or up-and-down? Would a
single-family home with a converted accessory apartment in the basement, attic,
or garage qualify as a dwelling fit for two families? How will yard space be
divided to accommodate two families instead of one? Again looking at the
City's subdivision requirements, it is clear that a two-family residence could
never be split for individual ownership unless the two units were sidy-by-side
and of substantially equal size. This does not mean, however, that other forms
would be completely unacceptable, as long as each portion is adequate to accom-
modate a separate family, and it is understood that they would have to involve
some form of rental or cooperative ownership arrangement. The division of
the existing building on the subject property would have to deal with these
concerns.
• For example, there is minimal useable yard space on-site because of the steep
slopes on the north, west and south sides of the home. The only significant
yards are the front and side yard setback along the streets that do not provide
space that can be effectively used by residents for recreation purposes. Also,
there appears to be direct access to the garage, off-street loading and parking
area, and trash/recycling enclosure only from the upper level . This severely
impairs the usefulness of the lower level as a second unit.
The Immediate Proposal - The City Attorney has advised that rezoning decisions
should not be made on the basis of specific details of use. On the other hand,
the City Attorney has also advised that, when specific details of use are known
and could affect an applicant's ability to make use of the property if it is
rezoned, then any potential issues should be aired.
In this case, there is some question as to whether the living arrangements pro-
posed by the applicant would actually qualify as two households. After hearing
the applicant's proposal , the first reaction of staff was that the use would
most closely resemble congregate housing, which is considered to be an institu-
tional class of use in Golden Valley. City Code defines "congregate housing" as
"housing for the elderly and/or handicapped, providing at least one prepared
meal per day in a common dining room, and may also provide certain medical and
social services over and above what might be in a standard elderly apartment
complex."
The proposed facility is intended to serve persons who need daily care to the
Oextent that they cannot live completely unassisted, but do not require 24-hour-
a-day individual monitoring. The potential residents are also income-limited to
the point where they cannot afford individual attendants. Accessible Space
Accessible Space, Inc.
June 5, 1991
Page Four
apparently intends to provide full-time, shared staffing at the residence, but •
the attendants will not live on-site. HUD money will cover the purchase and
modification of the property. Ongoing housing and service costs will be paid by
whatever income-assistance the residents receive. Costs will be kept to a mini-
mum by the sharing of attendant services.
The applicant's main reason why this scenario does not constitute congregate
housing was that the residents would retain enough independence that they might
never partake of a common meal . The concern this raises for staff is, with so
much personal independence how can these unrelated individuals be said to main-
tain a common household? Why is it any more like a family than a rooming house
or a hotel?
The fact that this facility is now supposed to qualify as two households instead
of one also raises some questions for staff. The applicant has stated that six
is the minimum number of residents required to make the shared services cost-
effective. Even if two residents live in the lower level of the house and call
it one dwelling unit, and four residents live in the upper level and call it
another dwelling unit, it seems necessary that any staff must have easy access
to both dwelling units and therefore the degree of separation between the units
must be limited. Also, resident transportation will either require that lower-
level residents be wheeled along the outside ramp to board the van on the street
(which may not be possible due to the slope), or be brought through the upper
level to the driveway; similar problems arise with visitors or deliveries. How
much separation should the City expect in order for this single-family home to �
qualify as two dwelling units? The bottom line is that this appears to be a
proposal for a quasi-institutional facility that wants to selectively apply por-
tions of city code in order to operate in a zoning district where such uses are
not ordinarily permitted.
Recommendation
Staff recommends that the request to rezone the property at 2000 Mary Hills
Drive from the Residential to the R-2 Residential district be denied. While the
property location offers qualities gener�lly suitable for consideration as an
R-2 site, local topography already servec some of the buffering function that a
rezoning would provide. The existing �uilding is clearly single-family in
nature and therefore is not suitable for rezoning to R-2 district. Redesign of
the building for two-family use raises several issues including nonconformity,
adequacy of unit and yard size, and requirements for physical modifications. At
the time this report is being written, it is not at all evident that the subject
property could satisfactorily accommodate two families without undergoing com-
plete reconstruction.
EAK:mkd
Attachments: Location Map
Site Plan •
Letter form David E. Sprangers
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199'
Accessible Space Ine.
May 1, 1991
Mr. Mark Grimes
Director of Planning
City of Golden Valley
Civic Center
7800 Golden Valley Rd.
Golden Valley, Minnesota 55427
Fax � 593-8109
D�ar P�. Grines:
As per our meeting on April 25, 1991 Accessible Space, Inc.
(ASI) would like to request a change in zoning from R-1 to
R-2 for the property located at 2000 Mary Hill Drive
currently the Courage House. After reading the Golden
Valley's zoning ordinance Sec. 11.22. Two-Family Residential
Zoning District I am certain that this house meets and
exceeds all of the minimum zoning requirements for a two
family residence. In addition due to the handicap accessible
• design and proximity to Courage Center the site would be an
ideal duplex for individuals with mobility impairments.
Listed below are the applicable zoning requirements:
Sec. 11.22
Subd. 4. Lot Area
Lot Size: The total square footage of the lot is
approximately 13,744 square feet which exceeds the minimum
square footage requirement of 12,500 square feet.
Minimum Width: The minimum front width required under the
zoning code is 100 feet with the minimum setback line. The
front lot width of the property is 102 .88 feet.
Subd. 5. Unplatted Property: Does not apply.
Subd. 6. Setback Requirements
A. ) Front Setback: The minimum front set back required
under the zoning code is 35 feet from front property line
and 35 feet from any side or rear property line which is
also a street or road right-of-way line. The lot is a corner
lot and the existing house meets all of these front/side
• yard set backs requirements.
2550 University Avenue West Suite 301N St. Paul, Minnesota 55114 (612)645-7271 FAX (612) 645-0541
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�ccESSible 5pace Inc.
B. ) Rear Setback: The required rear set back is 20� of the
lot depth. The site rear set back is 15 feet.
C. ) Side Setback: The required setback between any part of
a two-family dwelling or structure and side lot lines shall
be 15 feet. The site has a minimum of 15 feet setback from
any dwelling or structure and side lot line.
Subd. 7. Corner Visibility: The site meets this
requirement.
Subd. 8. Cornices and Eaves: The existing cornices and
eaves are no more then thiry inches which meets this
requirement.
Subd. 9. Height Limitations: The site is a one story
building with a walkout basement. The maximum height is
three stories.
Subd. 10. Accessory Buildings:
A. ) Accessory Buildings: There are no detached accessory •
buildings associated with this site therefore this
requirement does not apply.
B. ) Garages: There is currently a two plus car attached
garage on site as well as additional off street parking.
This exceeds the requirement for garaging of at least two or
more automobiles.
We also discussed the possibility of putting a restriction
on the deed which would allow no more than six individuals
*_0 1?ve ir this duplex at one time as well as the need for a
neighborhood meeting to discuss ASI and the changes in the
property. ASI understands your issue of density and is
willing to place a restrictive convent on the title of the
property which would restrict total occupancy to no more
than six adults. I have also spoken with Courage Center
about the possibility of having a neighborhood meeting at
their facility and they were agreeable with the idea.
e
2550 University Avenue West Suite 301N St. Paul, Minnesota 55114 (612) 645-7271 FAX (612)645-0541
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• `
ticc:essible Space Inc.
I look forward to working with you and your staff, Mr.
Grimes, on this proposal. I believe that the Courage House
residents have been good neighbors and an asset to the City
of Golden Valley. Changing the zoning of this property will
ensure that this accessible home will continue to be
occupied by individuals with mobility impairments. In the
interim, if you have any questions concerning ASI or its
progr ,s, please contact me at 645-7271.
Tha y�u ' advance for consideration of ASI's request.
Sicrey,
.
D id E. Sprange
Director of Real Estat Development
�
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2550 University Avenue West Suite 301N St. Paul, Minnesota 55114 (612)645-7271 FAX (612)645-0541