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05-14-90 PC Agenda ' 1� GOLDEN VALLEY PLANNING COMMISSION Regular Meeting of the • Planning Commission GOLDEN VALLEY CITY HALL Council Chamber, 7800 Golden Valley Road Golden Valley, Minnesota May 14, 1990 7:OOP.M. AGENDA I. APPROVAL OF MINUTES - April 9, 1990 II. INFORMAL PUBLIC HEARING - MINOR SUBDIVISION APPLICANT: Peter Knaeble ADDRESS: 6001 Glenwood Avenue, Golden Valley, Minnesota REQUEST: To adjust the rear boundary between two existing lots making one lot larger and the other lot smaller by appraximately 2100 square feet. • III. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT APPLICANT: Animal Humane Society of Hennepin County ADDRESS: 845 Meadow Lane North, Golden Valley, Minnesota RfQUEST: Consider a request for a Conditional Use permit in order to operate the Animal Humane Society of Hennepin County. IV. INFORMAL PUBLIC HEARING - MINOR SUBDIVISION APPLICANT: Housing and Redevelopment Authority of Golden Va1Jey, Golden Valley, Minnesota ADDRESS: The west side of the Minneapolis and Northfield Railroad tracks between Laurel Avenue and I-394. REQUEST: Preliminary Plat approval of "Golden Hills West, lst Addition". V. REPORTS ON MEETINGS OF THE HOUSING AND REDEVELOPMENT AUTHORITY, CITY • COUNCIL AND BOARp OF ZONING APPEALS VI. OTHER BUSINESS - VII. ADJOURNMENT f • MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION April 9, 1990 A regular meeting of the Planning Commission was held at the Golden Valley Fire Station No. 2, 400 Turner's Crossroad So., Golden Valley, Minnesota. The meeting was called to order by Secretary, Commissioner McCracken-Hunt at 7:05P.M. Those present were Commissioners Leppik, McAleese, Kapsner, McCracken-Hunt, Lewis and Russell . Absent was Prazak. Also present were Mark Grimes, Director of Planning and Development, Beth Knoblauch, City Planner and Mary Dold, Secretary. I. Approval of Minutes - March 26, 1990 Commissioner Leppik requested on page two, line two, the word "will" be changed to "would". It was moved by Commissioner Kapsner, seconded by Leppik and carried unanimously to approve the minutes of the regular March 26, 1990 Planning Commission Meeting. • II. Informal Public Hearin - Pace Laboratories Applicant: Pace Laboratories Address: 1710 Douglas Drive No. Request: 1. Amendment to the City's Comprehensive Land Use Plan 2. Rezoning of the property at 6155 St. Croix Avenue 3. Consolidation of the property at 6155 St. Croix Avenue with the existing Pace Laboratories Secretary McCracken-Hunt introduced this item and asked staff for an overview of this item. Mark Grimes, Director of Planning and Development gave a brief summary of this request. He began by stating the applicant's three separate requests: 1) Amendment to the City's Comprehensive Land Use Plan changing the designation of the property at 6155 St. Croix Avenue (existing small apartment building) from high density residential uses to office uses. 2) A rezoning of the property at 6155 St. Croix Avenue, from Ml Multiple Dwelling to Business and Professional Offices. 3) A consoli-dation of the property at 6155 St. Croix Avenue with the existing Pace Laboratories site to form a single parcel of land. The intent of Pace Laboratories is to remove the small apartment building and • use that area for additional parking and landscaping. The company then expects to build a two-story office addition at the south end of the existing Pace facility. Minutes of the Golden Valley Planning Commission � April 9, 1990 Page Two Mr. Grimes told the Planning Commission that there are a couple of issues to be considered: First, would the use of the property for office uses be incon- sistent and detrimental to the area. Second, The elimination of this apartment building would reduce the amount of modest cost housing in the City; this apartment building is one of the oldest in the City. Third, the new parking area would be accessed from St. Croix Avenue or pouglas Drive. The majority of the users of this parking area would use St. Croix Avenue and the neighbors in the area may be concerned about parking problems and regarding the additional traffic on St. Croix. Mr. Steve Vanderboom, President of Pace, introduced the architect, John Pope. Mr. Pope displayed the site plans for this project which showed the incor- poration of the apartment site in Pace's campus lab and the two-story office addition. Secretary McCracken-Hunt opened the public hearing. Hoon Ge, 1428 W. Constance Drive, stated his concern that as the business grows there will be more toxic waste and fumes. Also has a concern if an employee would dump something down the sewer and the effect it would have on the neigh- borhood. Mr. Vanderboom stated that Pace Laboratories is in compliance with the environ- • mental agencies. They have never had a problem with an agency or an incident on site regarding a chemical spill . He also stated that there is a potential for any employee to dump something down a drain but the amounts that Pace receives are so small that there would be no danger if this should occur. Eugene Wiebesic, 6145 St. Croix Avenue, is concerned about the value of pro- perty, that it has decreased and will it decrease more? Mr. Grimes stated that he is unable to make a judgement regarding property values. Secretary McCracken-Hunt closed the public hearing. Commissioners Lewis and McAleese stated their concern for low to moderate income housing in Golden Valley and the removal of the apartment building. MOVED by Russell , seconded by Leppik to recommend to the City Council approval of the Amendment to the Comprehensive Land Use Plan. Four voted yes, one voted no and one abstention. MOVED by McCracken-Hunt, seconded by Kapsner to recommend to the City Council approval of the rezoning of property at 6155 St. Croix Avenue. Four voted yes, one no and one abstention. MOVED BY Kapsner, seconded by McAleese to recommend to the City Council approval of the consolidation of property at 6155 St. Croix Avenue. Five voted yes and ` one abstention. • Minutes of the Golden Valley Planning Commission April 9, 1990 Page Three III. Informal Public Hearin - Dr. Dennis Nelson/Vetmark Inc. D out Pets - ond�tiona Use Permit Applicant: Dr. Dennis Nelson/Vetmark, Inc. Address: 5667-5677 Duluth Street Request: Consider a request for a Conditional Use Permit to operate an outpatient veterinary clinic as part of a pet shop and pet care center at the Springgate Shopping Center. Secretary McCracken-Hunt introduced this item and asked staff for a brief sum- mary of the request. Beth Knoblauch, City Planner, presented this item and reviewed her findings. Dr. Dennis Nelson, a Doctor of Veterinary Medicine and president of Vetmark, Inc. would like to open a combined pet facility at the Springgate Shopping Center. The facility will include a pet and pet supply shop, a pet grooming operation and an outpatient veterinary clinic. The zoning code lists veterinary clinics and pet grooming facilities as conditional uses in the Commercial Zoning • District. Commissioner Russell was concerned with the parking facility being overused and Mr. Grimes stated that there was adequate parking. Dr. Dennis Nelson, applicant gave a brief narrative of the franchise. There are a half-dozen facilities of this kind in the United States. There have been no problems with odor or noise and the franchise goes to great lengths to have the odor and noise levels under control . Dr. Nelson stated that waste materials are placed in plastic bags and deceased animals were frozen down and waste people disposed of them. Commissioner Lewis asked about surgery for pets and would these animals stay overnight. Dr. Nelson stated that this has not been addressed. The majority of emergencies will be handled by staff and after-hour emergencies will be handled elsewhere. There may be an occasion for an animal to stay overnight. Secretary McCracken-Hunt opened the public hearing. Seeing and hearing no one she closed the public hearing. The applicant also stated that all animals are restrained in cages. The walls where the cages are will be made of such a material that they can be disinfected easily. Commissioner McAleese stated his concern that the tenants in the shopping center be made aware that a pet facility of this kind has asked to rent space. The • applicant stated that he would let them know. MOVED BY Leppik, seconded by Lewis and carried unanimously to recommend to the City Council approval of a Conditional Use Permit to operate a Veterinary Clinic and Grooming Center at the Springgate Shopping Center. Minutes of the Golden Valley Planning Commission ' April 9, 1990 Page Four IV. Informal Public Hearin - Jim Lu ient Oldsmobile - Conditional Use • ermit Applicant: Jim Lupient Address: 825 Louisiana Avenue Request: Consider a request for a Conditional Use Permit to operate an Isuzu dealership for up to two years while the accessi- bility of the existing Isuzu dealership is impaired by adjacent highway construction. Secretary McCracken-Hunt introduced this item and asked staff for a brief sum- mary. Beth Knoblauch, City Planner, presented this item and reviewed her findings. Mr. Lupient of Lupient Oldsmobile Co. is requesting permission to move his existing Isuzu dealership from 7000 Wayzata 8oulevard to the former Mr. ° Steak site on Louisiana Avenue because of interference from MnDot construction efforts on the Louisiana Avenue overpass of I-394. Because of the temporary nature of the proposal , and the business hardship imposed by the I-394 construc- tion. The Applicant has requested that site requirements not be as comprehen- sive as for a permanent use. Ms. Knoblauch also gave a brief summary of her findings. She stated that staff prefers to consider this request for its potential long term impacts rather than limiting it to the requested two years because there is no way to know right now whether the applicant might want to come in for an extension once the two years • are up. Such an extension would be permissible� under City Code. Doug Sailor, 7100 Wayzata Blvd. was the representative for Mr. Lupient. He gave a brief statement of why they would like to move. Secretary McCracken-Hunt opened the public hearing. Seeing and hearing no one closed closed the public hearing. MOVED by Kapsner, seconded by Russell and carried unanimously to recommend to the City Council approval of a Conditional Use Permit to operate an automobile dealership at 825 Louisiana Avenue South, without a two-year termintion date. V. Reports on Meetin s of the Housin��and Redevelopment Authority, City o�i'T an��o��i ng� p�'I s— Commission Kapsner reported on the City Council meeting at which the subdivision was discussed. No other reports were given. VI. Other Business No new business. VII. Adjournment • The meeting was adjourned by the seeretary at 9:30P.M. MEMORANDUM • DATE: May 8, 1990 T0: Golden Valley Planning Commission FROM: Beth Knoblauch, City Planner SUBJECT: INFORMAL PUBLIC HEARING - MINOR SUBDIVISION APPLICATION, KING HILL 2ND ADDITION; Peter Knaeble, Applicant The applicant is requesting approval for a property boundary adjustment that would detach 2,224 square feet from a 43,486 square foot lot at 6001 Glenwood Avenue and add it to an adjacent vacant lot of 13,680 square feet (see attached site sketch). None of the land proposed for transfer is street frontage. No new lots are being added to the area. Both of the lots involved meet the City's requirements for single family lots, with or without the property transfer. No drainage problems are expected. • The lots involved are on a county road, so the Hennepin County Highway Depart- ment has a legal right to comment on the proposed subdivision before it is approved by the Ci ty Counci 1 , but si nce no new �dri veways are bei ng added as a result of the subdivision, no problem is anticipated. City code will require the dedication of new utility easements along the proposed new property lines; the applicant will have to request a hearing in order to vacate the portion of the existing easements that will no longer be on a property line. Approval of the vacation will have to occur before final plat approval if the applicant wants to keep that easement off of the plat. Because the applicant is the same property owner who originally created the King Hill Addition where the lots are located, and because there was a title investigation at that time, staff suggests that no such investigation by the City attorney be required for this application. There do not appear to be any other issues that would adversely affect the con- sideration of this minor subdivision request. A list of the City's recently approved conditions for approving minor subdivisions is attached. BK:mkd attachments: 1. Site Plan 2. Location map 3. Conditions for minor subdivision approval or denial • ;�; .(,7 � :. � �, ;� �, , Q,., ,+a�� ''� Lot � 3 � � " • ' . � � , ; y, • o ,., Mrry _ � . ___ = ! O I . __—'_�--.-- - ' ��, ._-. . . b3b% 2 b�3, Aot � i �a h � I I I �,0. . n o •c' lo ,� . � Sorth �' � '^'^ �Ot ' � ... Z 8s�Z . . � � � ___ i1� EP 1 N yl, � �� i N \ � � w, �� ✓ � ��, � �' .'__.'-.. .� 7 _ m�lV �� _ ."____. -'_ .__�.� N ,. aI M,9o.o N J � __-�--_ i, � ---------� � M _ � I , L 4L Q � �°. ti w• '� �W r.] ��' �, � ^ ti . « �I'n v ' �'r I ' ~ \ 36.3 P v� : � N'w � �eo* v p I �I ' - - - - - - - i = � �,�ti� ti�� ,;• O,� I � bo.i! 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',. . - ' ..1__ .___ I _..... �-• • ■ � �{ � � � � ( I 'Y . ��UG I 90�0�� •. . G • J � � 1 , � ,/ > �— —, 1 . � m _ J i—� a . Original = 13,680 sf � � � � : �* Proposed- 15,904 sf � � —I 3 i-_i- � t � �ot � I a j N 87347553 E � K i n g H i l l 2 n d A d d. � W t z I ? I i- - -i ��,�' � � o � ° � / ! � � �� `� , PSE o _ 3 I � ;�� ,,,a � ( � � � � � � I �� 2224 s� � � � � . � I � __�- , • 100.00 65 5� i �/ � _ � � �� / _-� / � I 4 � f � 6001 GLENWO D � . � � \ � � � � 85.00 � � � / � / . ` .r� Original = 43,486 sf � L. __ ?sa Proposed-41,262 sf N � I � LrJ � 1"=50' � � _I ,� Lot 2 � � . King Hill 2nd Add. � _ _� o I . 19C�.65� 87 47'53 E 270.65 . I Z I�I �xarm� i�uroam.nurn�sr�+r.aiwicwnoMOe ' Ron Kraeger er SITE SKETCH �""��e"w°��rraoewiwewa�r 6/MEEK y�jp��qn�iuwaar�os Associat�a, lnc. � .,,�.,, , � `"��"�"° �"° KING HILL 2ND ADDITION� �n /6l��ya �� ,8,��il-.2.2 '. y �,,,�,�.� � MEMORANDUM • DATE: May 10, 1990 T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: INFORMAL PUBLIC HEARING ON CONDITIONAL USE PERMIT IN ORDER TO OPERATE THE ANIMAL HUMANE SOCIETY OF HENNEPIN COUNTY BACKGROUND On January 20, 1987, the City Council issued a C.U.P. to the Humane Society of Hennepin County to operate and add a 21,800 sq.ft. addition to their existing 24,100 sq.ft. building at 845 Meadow Lane for a total building size of 45,900 sq.ft. Currently, the Humane Society is a non-conforming use in the l.ight Industrial District. In order to add space, a C.U.P. would have to be issued to � operate an animal care facility in the Light Industrial District. Unfortun- ately, the Humane Society would not reach their fundraising goal to pay for this new addition and it was not built. A1 Stensrud, Oirector of the Humane Society, now tells me that the Board of the Humane Society is ready to go ahead with the expansion of their facility and that funding iooks good. Since C.U.P. 's are valid for only a year after they are issued, the Humane Society must have a new C.U.P. issued. EXPLANATION OF DIFFERENCES BETWEEN THE 1987 AND CURRENT APPLICATION I am enclosing a copy of my memo to the Planning Commission dated November 5, 1986 describing the 1987 C.U.P. application and a copy of the C.U.P. issued in early 1987. There is only one change to the 1990 plan when compared to the 1986 plan. The Humane Society now wants to put a two story addition instead of a one story addition (Unit B on Site Plan). This two story addition would mean an additional 3,050 sq.ft. of floor area compared to the 1986 plan. Therefore, the total area of the 1990 plan is 48,950 sq.ft. A concern that the Planning Commission and City Council had with the first per- mit was in regard to parking. Carlson Mjorud Architects did a parking study for the Humane Society that indicated the total parking they needed for the 1986 plan was 110 spaces. With the 3,050 sq.ft. of additional space in the 1990 plan, a total of 119 spaces are needed to meet City Code requirements (see • letter from Mjorud Architecture dated 4/23/90.) � Animal Humane Society of Hennepin County Page Two • As was approved by the Planning Commission and City Council in 1986, the Humane Society is asking that they only be required to build 80 spaces as shown on the revised Site Plan dated April 23, 1990. It is their contention that due to their history, 119 spaces will not be needed. Also, they have an agreement with Graco to use their parking during peak periods which always occur on weekends. If it did occur that additional spaces are needed, the Humane Society does have space within the required setback areas to build 120 spaces. The remainder of the issues are addressed on my memo to the Planning Commission dated November 5, 1986. FINDS AS RELATED TO THE CUP FOR HUMANE SOCIETY In the November 5, 1986 memo to the Planning Commission, staff did not suggest findings on the ten factors found on Section 11.80(G) of the Zoning Code. The staff now makes these findings. 1) Demonstrated need for the use - The Humane Society serves all of Hennepin County with its expanded programs and increased population, there is a need for their services. 2) Consistency with the Comprehensive Plan - The Humane Society is consistent with the Industrial designation and the North Wirth Redevelopment Area plan. • 3) Effect on property values in the neighborhood - The expansion of the Humane Society will not have a negative influence on property values in the area. The addition will improve the appearance of the area. 4) Effect on traffic generation in the area - The addition to the Humane Society will have a minimal effect on traffic in the area because their peak hours are on weekends and evenings. � 5) Effect on increased population - The addition will not increase population in the area. 6) Increase in noise level - The addition should not increase noise levels in the area. 7) Any odor, dust, smoke or vibration - The Humane Society has done a good job controlling any problems they have relating to odor. Because there are no nearby residences, this is even less of a problem. 8) Any increase in flies or vermin in the area due to use - The Humane Society has done a good job controlling flies and vermin. 9) Visual appearance of structure - The new addition will improve the appear- ance of the building. 10) Other effects - The staff does not believe there are other effects which • would have a negative influence on the area. � . i Animal Humane Society of Hennepin County � Page Three RECOMMENDATION The staff recommends approval of a Conditional Use Permit to allow the Animal Humane Society to operate at 845 Meadow Lane and expand by 24,800 square feet as shown on the attached plans with the conditions stipulated below. The staff considered the ten factors found in Chapter 20 of the Zoning Code when making its recommendation on the Conditional Use Permit. The proposed use does not have a negative effect on any of the ten factors. The conditions that should be made part of the Conditional Use Permit are as follows: 1) The revised site plans dated April 23, 1990 shall become a part of the per- mit. 2) The Animal Humane Society shall be permitted to provide only 80 spaces as shown on the revised site plan dated April 23, 1990. However, if it is determined by the Director of Inspections that additional parking is needed, the Director shall bring this to the attention of the City Council who may order up to an additional 40 spaces be built as shown on the Future Parking Plan dated April 20, 1990. 3) The Landscape Plan dated October 31, 1986 shall become a part of the permit. � The plan shall be completed as per the direction of the Director of Inspections. 4) Any drainage or utility plans shall be approved by the City Engineer. MWG:mkd attachments: 1. Planning Commission memo dated November 5, 1986 2. Conditional Use Permit issued in early 1987 3. Mjorud Architecture parking study 4. Site Plans � y • November 5, 1986 T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: Conditional Use Permit for Addition to Animal Humane Society of Hennepin County Introduction and Reason for Conditional Use Permit . The Animal Humane Society has requested a Conditional Use Permit to allow for the expansion of their facility at 845 Meadow Lane North in the North Wirth Redeve]opment District. Currently their use of the property is non-conforming. In order to bring the use into conformity in the Light Industrial District and allow the expansion of the Anima] Humane Society building, a Conditional Use Permit must be obtained. Within the Light Industrial Zone, animal care facili- ties are permitted oniy with a Conditional Use Permit. The Animal Humane Society has operated at this location since 1926 and in the existing building since 1966. Therefore, the Animal Humane Society building and operation predated the current Zoning Code and is a legal non-conforming use. Expansion of a non-conforming use is not permitted. Therefore, the Animal Humane Society has decided to apply for a Conditional Use Permit to bring their total operation • into conformity with the Zoning Code. Explanation of Proposed Addition The Animal Humane Society has hired Carlson Mjorud Architecture, Ltd. to • prepare the necessary site plans and information for the Conditional Use Permit application. The information that they have submitted to the staff and will be presenting at the Planning Commission meeting is more than adequate to give the Planning Commission an idea of the Animal Humane Society pians. Currently the Animal Humane Society building is a total of 24,100 square feet in area on a 2.96 acre site. The pian is to add an additional 21,800 square feet of area. As indicated in the attached "Narrative for Golden Valley Conditional Use Permit Application by the Animal Humane Society of Hennepin County", the reason for expansion is not to handle more animals but to strengthen its present programs it runs from the building. As indicated on the site plan, the addition to the building will add space on the northwest and southeast side of the building. One of the features of the addition will be to provide a new entrance to the building that will be identi- fiable from Meadow Lane. Currently, the front of the building is oriented to France Avenue which is no longer used. A representative from Carlson Mjorud Architecture will be at the Planning Commission meeting to explain in detail the proposed uses of the addition and how the building will be re-oriented. Also, the architect wiii have a rendering of the building for the meeting on • November 10. 1 Golden Valley Planning Commission November 5, 1986 Page 2 � Parkin One of the concerns that has been addressed by the Animal Humane Society and the staff with regard to this addition has been parking. The Animal Humane Society has met witafter thefneweadditionmes completed�ne how much parking is needed on the site As shown on the attached "Zoned Parking Requirements Analysis" prepared by Carlson Mjorud Architecture and dated December 9, 1985 and revised on January 28, 1986, the total parking spaces required for the new Animal Humane Society building will be 110 spaces. This amount assumes a parking ratio of one space per 250 square feet and kennel/wardanstoragePaandpgarage spaces,feet of educa- tion/train�ng space The Animal Humane Society can provide 120 spaces on their property as shown on the site plan indicating maximum parking. However, the Animal Humane Society is proposing to build only 80 of those parking spaces because they believe they oniy need 80 spaces for their business. The Animal Humane Society has promised that as part of the Conditional Use Permit, additional parking up to the 120 spaces will be built if necessary. The Animal Humane Society has analyzed their parking demand and they believe that the 80 spaces will be more than adequate. In 1985, the Animal Humane Society counted the cars parked in their lot over a several week period. The count indicated that the 80 spaces would be adequate even with the 21,000 square • foot addition. The Animal Humane Society has also made arrangements with Graco, Inc. to use their parking lot on weekends and evenings if there are sood�as lonntas Graco would happen rarely. This agreement with Graco is only g 9 is in the Mortenson complex so this parking cannot be "officially" counted. In addition, the Animal Humane Society uses old France Avenue for parking. The old street still remains and is maintained and plowed by. the Animal Humane Society. Overall , the staff has evaluated the parking proposed by the Animal Humane Society and believes that the 80 spaces are adequate with the condition that other spaces would be built if the need arises. Other Site Considerations Access to the site will be improved with the nearkan�tlot. Accesssto�the9north the building will now primarily use the south p 9 part of the building off Sunnyridge Lane will be only for dropoff and pickup of animals at the receiving entrance, service entrance and staff parking. The proposed building and driveways on the site meet all setback and zoning code requirements except for proposed setback of the driveway that parallels . • Golden Valley Planning Commission November 5, 1986 • Page 3 Sunnyridge Lane. This driveway gives access to the receiving entrance. Technically, this driveway should be setback 35 feet from Sunnyridge Lane. The proposed setback is about 10 feet. However, this setback is the same as the existing fenced-in storage area along Sunnyridge Lane. It should be noted that Sunnyridge Lane serves only two houses and the Animal Humane Society. There is discussion that when the North Wirth Redevelopment area is further developed, the two homes along the west side of Sunnyridge wili be removed. After the houses are removed, Sunnyridge Lane could be vacated (except for utility easements) or left to serve only the Animal Humane Society. It appears that the effect of the setback at the driveway from Sunnyridge Lane will not be detrimental on the future development of the area or the site itself. Carlson Mjorud Architecture has prepared a landscape plan for the area that is enclosed. The plan appears to do a good job in enhancing the building and the appearance of the area as a whole. As stated before, the Animal Humane Society is in the North Wirth Redevelopment District. The Animal Humane Society is committed to staying at this location and is not interested in relocating. The City staff and M. A. Mortenson have been meeting over the past year to discuss the further redevelopment of the area. It has been agreed that the Animal Humane Society can fit in well with • any redevelopment plans and can be an asset to the redevelopment district. The staff believes that the plans submitted by the Animal Humane Society show a commitment to their own needs and the needs of the community and the redevelop- ment district. Recommendation The staff recommends approval of a Conditional Use Permit to allow the Animal Humane Society to operate at 845 Meadow Lane and expand by 21,800 square feet as shown on the attached plans with the conditions stipulated below. The staff considered the ten factors found in Chapter 20 of the Zoning Code when making its recommendation on the Conditional Use Permit. The proposed use does not have a negative effect on any of the ten factors. The conditions that should be made part of the Conditional Use Permit are as follows: 1. The site plans dated August 8, 1986 and November 10, 1986 become a part of the permit. 2. The Animal Humane Society shall be permitted to provide only 80 spaces as shown on the plan dated August 8, 1986 (Needed Parking). However, if it is determined by the Director of Inspections that additional parking is needed, the Director shall bring this to the attention of the City Council who may order up to an additional 40 spaces be built as shown on the plan dated November 10, 1986 (Maximum Parking). • Golden Valley Planning Commission November 5, 1986 Page 4 rt of the ermit. The plan shall be • 3. The Landscape Plan shall become a pa P compieted as per the direction of the Director of Inspections. 4. Any drainage or utility plans shall be approved by the City Engineer. • • • NARRATIVE FOR GOLDEN VALLEY CONOITIONAL USE PERMIT APPLICATION 8Y THE ANIMAL HUMANE SOCIETY OF HENNEPIN COUNTY The Animal Humane Society of Hennepin County is requesting a Conditionai Use Permit to allow the Society continued use and the ability to construct an addition to its facility located at 845 Meadow Lane North in a Light Industrial Zoning District. Following a Feasibility Study completed by Carlson Mjorud Architecture Ltd (CMA) in December, 1984, a committee of the Board of Directors of the Animal Humane Society has studied the question of whether the Society's facilities should be expanded. The decision to pursue a building expansion has compelled the Society to formally request this permit because the original building pre-dated the existing zoning designation and it has operated under this status since that time. The Society, a non-profit organization which has been in existence for over 100 years, has been located at its present site in Golden Valley since 1926 and have been in the same building since 1966. This location is convenient for serving the entire Hennepin County area and the Society is strongly cortmitted to it. Approximately 21,800 square feet of new building area is planned for the addi- tion to the existing 24,100 square foot Animal Humane Society headquarters • building, for a total building area of 45,860 square feet. This represents a 21 percent coverage by building of the 2.96 acre site. The Society's expansion philosophy is based on the idea that its main objectives are to strengthen the present programs located within the shelter. Programs that promote public education regarding sterilization and control of animals are most important. Also important are such emerging programs as Pet Facilitated Therapy (PFT) for the eTderiy. The new addition is not planned with the idea that more animals will be housed within its walls. National trends, discussed in the previously mentioned Feasibility Study, indicate that the Animai Humane Society of Hennepin County need not plan to handle a significant increase in animais even though a modest increase is expected in the human population of Hennepin County. In order to comply with currently zoned parking requirements, the Society has taken several steps which follow the advice of Golden Valley's City Planning Department. They include: - Appropriation of a cross-parking agreement with neighbor Graco, Inc. This agreement applies only to the Society while the Society and Graco, Inc. occupy their present locations and acts as a provision for over- fiow parking on rare occasions three to four weekends a year. • NARRATIVE FOR GOLDEN VALLEY CONDITIONAL USE PERMIT APPLICATION Page Two � • - Conformance to setback requirements and provision of the number of parking spaces required by the zoning code for this site. This is based on the parking requirements interpreted by the City Planner and Director of the Department of Zoning (outlined in attached CMA Memo #27) , the attached Zoned Parking Requirements Analysis dated December 9, 1985 and - revised January 28, 1986, and an updated site plan dated November 10, 1986 showing these required spaces. This plan demonstrates to the City how conforming parking can be achieved should it ever become necessary. - Analysis of the actual use of the parking spaces within the site. The Society has documented the actual usage and need for spaces between the periods of May 1 through October 27, 1985. This data covers some of the most active months of the Society's business and shows that the heaviest use of parking facilities occurs on Saturdays and Sundays. It shows that the number of actual needed spaces for the Society at most times totals a maximum of 80 spaces, as shown on the site plan submitted with the Conditional Use Permit Application. The Animal Humane Society of Hennepin County is interested in continuing to be a good neighbor in its present location. The addition planned and designed by CMA carries the theme of the existing architecture and tries to improve the existing site by adding landscaping to previously unused spaces. It is the Society's intention to maintain the standards set by developments in the Golden Valley area and to conform to the requirements of the Zoning Ordinance. . . � _ � • CARLSON MJORUD ARCHITECTURE LTD. Addition and Remodeling for the ANIMAL HUMANE SOCIETY OF HENNEPIN COUNTY 845 Meadow Lane North Minneapolis, Minnesota 55422 ZONED PARKING REQUIREMENTS ANALYSIS December 9, 1985 Revised: January 28, 1986 Total Building Space: 46,340 SF Office Areas• Main Administration Offices 5,220 SF Adoption Area Administration Office 110 SF Education Office 594 SF P.F.T. Office 255 SF Volunteer Coordinator Office 96 SF Adoption/Sales Counter 420 SF Exam Office " lI5 SF Kennel Office 110 SF • Field and Cruelty Office 225 SF Receiving 230 SF Employees Toilet and Lockers 750 SF Employees Lounge 355 SF Office Areas Sub-Total 8,480 SF Parking Required (1 space per 250 SF): 34 Spaces Education/Training Space 3,780 SF Kennel , Ward, Storage, Garage and Mechanical Space 34,080 SF Other Areas Sub-Total (Net) 37,860 SF Parking Required (1 space per 500 SF): 76 Spaces Total Parking Spaces Required: 110 Spaces Total Parking Spaces Provided: 120 Spaces . +4 ,� - ,� _ Carlson Mjorud A�chitecture Ltd. 1000 Shelsrd Paricway Minnespolis,Minneaota 55426 612/546-3337 PROJECT #85107 DATE: November 1, 1985 PROJECT MEMO: #21 PROJECT: Addition and Remodeling for the ANIMAL HUMANE SOCIETY OF HENNEPIN COUNTY 845 Meadow Lane North Minneapolis, Minnesota 55422 SUBJECT: Meeting with City Officials RE: Parking Requirements PRESENT• City of Golden,�Va.l�le • � Mark Grimes, Lloyd Becker Animal Humane Society Al Stensrud Carlson M'orud Architecture Ltd. �oru , . nn azzare a gy; Ann Mazzarella A meeting was held at the offices of the City of Golden Valley to discuss how the Animal Humane Society could best meet zoned parking requirements for its building use and present site. 1. The Architect described how the present number of parking spaces (66 ordinance conforming spaces) falls short of the previousiy interpreted zoning requirement for 120 cars at the Society's site. • PROJECT MEMO: #27 � Date: November 1, 1985 Page Two 2. A1 Stensrud distributed reports showing the actual usage and need for parking spaces at the Animal Humane Society. This documentation covers the time from May l through October 27, 1985. It lists the numbers and averages of cars in the Society parking lots per hour per day and also the most and least cars in the lots per hour per day. According to Mr. Stensrud, this data covers some of the most active months of the Society's business and shows that the heaviest use of parking facilities occurs on Saturdays and Sundays. 3. The parking agreement between the Animal Humane Society and Graco, Inc. was mentioned. This agreement applies only to the Society while the Society and Graco, Inc. occupy their present locations and acts as a provision for over-flow parking on rare occasions three to four times a year. 4. The Architect stressed that the Animal Humane Society has been in existence for almost 100 years and is strongly corrmitted to its present location in Golden Valley. The location is convenient for serving the entire Hennepin County area. The Society buiiding itself is designed for a specific use (warehousing animals) that is not easily converted to other uses. There is no perceived intention to ever use the building or • site for any other purpose other than as an Animal Humane Society. 5. According to Mr. Grimes and Mr. Becker, parking requirements can be calculated as follows: a. Kennels: 1 parking space per 500 square feet of area. b. Administration: 1 parking space per 250 square feet of area. c. Adoption & Receiving: 1 parking space per 500 square feet of area. d. Education & Training Space: 1 parking space per 500 square feet of area. 6. Following the requirements, the Architect has been directed to design a site plan including the new building area showing proof of the ability to include all required parking on-site, conforming to present setback requirements. (Only the parking considered necessary for Society use would be built initially.) 7. If the Society is able to fit all parking on-site, then appearance before the Board of Zoning Appeals will not be necessary. The Society would then be in conformance with the Zon ni g Ordina�ce. However, Mr. Grimes said that a conditional use permit must be obtained if the Society intends to construct any new buiiding additions. 8. Mr. Grimes said that the City of Golden Valley is interested in even- � tually providing a good gateway to the Animal Humane Society site. However, he said the City knows of no development being planned in the vicinity of the Humane Society at this time. : PROJECT MEMO: #27 Oate: November 1, 1985 Page Three � 9. The City has had no contact with Chester Yanick of M.A. Mortenson Co.. for three to four months. M.A. Mortenson Company does not have a contract with the City of Golden Valley to develop the North Wirth Development area. Other developers would be considered if they had worthwhile development plans for this area. BAM/mcp 11/1/85 cc: A1 Stensrud (3) Barbara Koch � Bill Hines Len Olson Cheryl Bazinet Ackman Francis Knoblauch Dr. William Maher Lloyd Becker Mark Grimes Wentz (2) BKBM • CMA (2) . , • . MJORUD ARCHITECTURE 1240012th Avenue North, Minneapdis, MN 55441-4612 �-�� 612-544-3871 • -�`. . �..2 � f�� Aprii 23, 1990 Mr. Mark Grimes, Director of Planning and Developmerrt City of Golden Valley 7800 Golden Vailey Road Golden Valley, MN 55427 Re: Planning Commission Submittals for the Animal Humane Society of Hennepin County Dear Mr. Grimes, Here are the submittals you requested for the above project: 20 copies of the Site Plan 20 copies of the Landscape Plan • 20 copies of the Future Parking Plan : N Note the site plan now indudes a 2-story administration area. In accord with the Golden Valley Ordinance,the following calculations include the new parking required as a result of excavating a basemerrt below this proposed administration area 1.830 gross storage area � �. 500 sf per parking space = 3.66 or 4 spaces 1.220 gross office area 250 sf per parking space = 4.88 or 5 spaces Total new building area = 3,050 sf Total new Parking = 9 spaces Previous requiremerit for parking = 110 spaces Currerrt requirement for parking = 119 spaces � -- :�:. . . .. _..... � .. _✓ *ry � �Y . . . . .. ....... �t. . . . ��,:..`_.. .. ��.i . -...._....4�..w.«�. ._ .. ._ . �Y+ea'R .. . Mark Grimes April 23, 1990 • Page 2 The caiculation sheet entitled, "ZONED PARKING REQUIREMENTS ANALYSIS" dated, November 18, 1985 is included for reference to the previous calculations. Note the revised parking layout provided 120 total parking spaces, not 112 as indicated on this documerrt. In addition, Jay Ipsen requested a screen wall around an existing mechanical uni� This is shown on the Site Plan. Note the mechanical unit must be rotated to fit the proposed constrcution. If you have any questions regarding this submittal, please notify. Sincerely, MJORUD ARCHITECTURE � � . AI Mjorud,AI AM/vip Enclosure cc:Alan Stensrud � -x-�-_--. �:.:: . . . . _..� _� . �3;.* ,_ : . . .... �. . y . .rt ' . .. ._ _,.__. },.-,:_ :_: .. .:Y.c.. �:'� .. ,�i�!fl`4i�wy'=�.'`r z '�si.� � _ ��_ �'.� . .._.,�_ � `"�?.`'�,: r CARLSON MJORUO ARCHITECTURE LTD. � Addition and Remodeling for the ANIMAL HUMANE SOCIETY OF HENNEPIN COUNTY 845 Meadow Lane North Minneapolis, Minnesota 55422 ZONED PARKING REQUIREMENTS ANALYSIS November 18, 1985 Total Building Space: 46,340 SF Office Areas: Main Administration Offices 5,220 SF Adoption Area Administration Office 110 SF Education Office 594 SF P.F.T. Office 255 SF Volunteer Coordinator Office 96 SF Adoption/Sales Counter 420 SF fxam Office 115 SF Kennel Office 110 SF Field and Cruelty Office 225 SF • Receiving 230 SF Employees Toilet and Lockers 750 SF Employees Lounge 355 SF Office Areas Sub-Total 8,480 SF Parking Required (1 space per 250 SF): 34 Spaces Education/Training Space 3,780 SF Kennei , Ward, Storage, Garage and Mechanical Space 34,080 SF Other Areas Sub-Total 37,860 SF Parking Required (1 space per 500 SF): ; 76 Spaces Total Parking Spaces Required: lI0 Spaces Total Parking Spaces Provided: lI2 Spaces � • - C I T Y O F G 0 L D E N V A L L E Y C O N D I T I O N A L U S E P E R M I T NO. 87-29 DATE OF APPI�OVAL: Januarv 20. 1987 by the Citv Council in accordance with Section 20 of the City Zoning Code. APPROVID LACATION: 845 Meadow Lane North APPPoOVED CONDITIONAL USE: Operation and �m�nsion of an Animal CarP Facilitv in a Li�ht Industrial Zonin� District CONDITIONS OF APPROVAL: 1. The site plans dated August 8, 1986 and Novemi�er 10, 1986 become a part of the permit. 2. The Animal Humane Society shall be permitted to provide anly 80 spaces as shown on the plan dated August 8, 1986 (Needed Parking) . However, if it is determined by the Director of Inspections that additional • parking is needed, the Director shall bring this to the attention of the City Council who may order up to an additional 40 spaces be built as shown on the plan dated November 10, 1986 (Maximum Parkingl . 3. The Landscape Plan shall become a p�art of the permit. The plan shall be completed as per the direction of the Director of Inspections. �. Any draina.ge or utility plans shall be approved by the Cit,Y Ehgineer. 5. Failure to complv with one or tnore of the above conditions slaall be grounds for revoca.tion of the Conditiona.l Use Permit. WARNING: This permit does not exempt you from all other CitY Code provisions, regulations and ordinances. . ISSLIID Bl: '� ' Mark W. Grimes, Director of Planning and Development • - 4 • MEMORANDUt+I DATE: May 8, 1990 T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: INFORMAL PUBLIC HEARING ON PRELIMINARY PLAT OF "GOLDEN HILLS WEST 1ST ADDITION" , HOUSING AND REDEVELOPMENT AUTHORITY OF GOLDEN VALLEY, APPLICANT • On March 15, 1990, the HRA purchased the property shown on the subject plat from the Soo Line Railroad. This area covered by the plat is approximately 3.8 acres. This property was purchased by the HRA anti- cipation of further redevelopment in the west area of the Golden Hills area. The Soo Line property must be subdivided and platted before the HRA may register the deed for the property with the County. Currently, the property the HRA purchased is considered a portion of the Soo Line right-of-way until a new lot description is created that separates the HRA parcel from the Soo right-of-way. 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