04-10-89 PC Agenda . � i
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� GOLDEN VALLEY PLANNING COMMISSION
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Golden Valle Fire Station No. 3
3 0 Golden Va11ey Road
Monday, Apri1 10, 1989
7:00 P.M.
AGENDA
T. APPROVAL OF MINUTES - MARCH 20, 1989 AND MARCH 30, 1989
II. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT -
APPLIGANT: Qgren Properties/Super America
LOCATION: 1910 Douglas Drive
REQUEST: Approval of a Conditional Use Permit to Allow for
Construction of a Super America Service Station 'With
Convenience Shopping
III. INFORMAL PUBLIC HEARING - RECQNSIDERATION OF AMENQMENT TO COMPRENENSIVE
� LAND USE PLAN MAP
APPLICANT: Parker and Associates
LOCATION: 1950, 2000, 2010 and 2020 Douglas Drive
REQUEST: Amendment of the Comprehensive Land Use P1an Map to
Change the Land Use Designation From Medium Density
Residential and Semi-Public to Corr�nercial
IV. REVIEW QF PRQPQSED ZONING CODE CNANGES
V. REPpRTS ON CITY COUNCIL AND HRA MEETINGS
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� MINUTES OF THE GOLDEN VALLEY
PLANNING COMMISSION
March 20, 1989
A regular meeting of the Planning Commission was held at the Brookview Community
Center, 8200 Wayzata Blvd. , Golden Valley, Minnesota. The meeting was called to
order by Chair Prazak at 7:00 P.M.
Those present were Commissioners Kapsner, Leppik, Lewis, McAleese, Prazak, and
Russell . Commissioner McCracken-Hunt was absent. Also present were Mark
Grimes, Director of Planning and Development, and Beth Knoblauch, City Planner.
I . APPROVAL OF MINUTES - March 13, 1989
It was moved by Commissioner Kapsner, and seconded by Commissioner Lewis,
and carried unanimously to approve the minutes of the March 13, 1989
Planning Commission meeting.
II. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT
APPLICANT: Greg Malik
LOCATION: 1900 Douglas Drive
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REQUEST: Approval of a Conditional Use Permit to Allow Marine
Engine Repair in a Commercial Zoning District.
Chair Prazak introduced this agenda item and asked Director Grimes for an
overview. Director Grimes explained that this item had been to the
Planning Commission once before. At that time, the Conditional Use Permit
included boat storage along with marine engine repair. The Commissioners
had recommended approval , subject to an opinion � rendered by the City
Attorney regarding the property's nonconforming status and subject to
approval by the Board of Zoning Appeals regarding setback waivers.
Director Grimes stated the Board of Zoning Appeals voted to deny the
request for waivers. Mr. Malik has since cor�e back and asked to revise
the Conditional Use Permit. Mr. Malik would repair marine engines and
not store boats. Mr. Malik has requested servicing boats up to 27 feet
long. Director Grimes and Ms. Knoblauch researched boat size and it was
Director Grimes' recommendation that 27 foot boats were too long. Direc-
tor Grimes showed pictures of both 22 f oot boats and 21 foot boats.
Commissioner Russell asked if the repair bay would accommodate a 27 foot
boat and Director Grimes stated it would.
Commissioner Lewis asked if there would be any interior structural changes
� made and Director Grimes stated that there would not be any changes made.
Mr. Malik gave information on the interior design of the building.
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Minutes of the Golden Va11ey Planning Commission
, March 20, 1989
� Page 2
Commissioner Kapsner asked whether or not the lot was paved all the way
up to the lot line. Director Grimes stated it was paved up to the fence
on the lot line.
Commissioner McAleese asked if the property was sold to someone else would
the current code apply. Director Grimes stated that property ownership
does not affect the application of the code.
Commissioner McAleese also expressed his concern regarding the City At-
torney changing his mind, stating before that it was a non-conforming use
and now he is saying that it is a conforming use. He is concerned about
the conflicting advice fror� the City Attorney.
Commissioner Lewis stated that marine engine repair was never defined in
the ordinance. She also stated she felt it was good that the City Attorney
rethought the request from Mr. Malik regarding the City reconsidering the
Conditional Use Permit.
Mr. Malik had legal counsel present. He stated that:
- Mr. Malik has started to repair boat over the last several years.
- Makes 30% of his revenue from sr�all boats.
� - The building would accommodate marine engine repairs.
- The technological skills are the sar�e for marine engines and auto
repair.
- The view is not that much worse.
- Mr. Malik wants the boats in and out of the shop. Does not want
them stored there.
- Only three apartment people complained.
Commissioner McAleese disagreed with the statement that all engines are
the sane. Commissioner McAleese wanted to know the process to repair
motors.
Mr. Malik stated that:
- Repair work would be done in the third bay. �
- Electrical work outside.
- That service stations do work outside.
- That running a boat motor is no louder than a car motor.
- Boats must meet the pollution standards.
Commissioner Leppik asked how much space a 27 foot boat would take. Felt
it would be crowded on the lot with three boats.
Commissioner Kapsner had a problem with the height of the boats.
Chair Prazak opened the Tnformal Public Hearing. Hearing and seeing no
� one, the Informal Public Nearing was closed.
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Minutes of the Golden Valley Planning Commission
• March 20, 1989
� Page 3
Commissioner Russell had no probler� with the 22 foot or the 27 foot boat.
Commissioner McAieese was against the proposed Conditional Use. People do
notice the difference between cars and 27 foot boats. He felt the City
Attorney was wrong with the interpretation that the proposed use does
not constitute an expansion or alteration of the existing nonconforming
use. Ne recor,anended more conditions.
- Height limit (12 feet)
- Fence extended - since no one from the apartments was present,
Commisssioner McAleese withdrew this request.
Commissioner Leppik wanted a 22 foot limit on boat length.
Cor�r�issioner Lewis had no problem with the Conditional Use Permit.
Commissioner Leppik moved for approval of the Conditional Use Permit with a
22 foot limit and six conditions. Motion not seconded.
Commissioner Russell r�oved, with a second by Cor�missioner Lewis,
to approve the Conditional Use PerMit with a 12 foot height limit along
with the conditions listed below. Commissioner McAleese and Commissioner
� Leppik opposed.
1. No more than three boats that are being serviced for engine or
electrical repairs may be stored on the site as shown on the site
plan on file with the City of Golden Valley. This storage shall be
limited to April 1 to November 1 of each year.
2. No boat parked for engine or electrical repairs shall be larger than
27 feet.
3. No boats shall display a "For Sale" sign.
4. Only the southernmost bay shall be used for marine engine repair.
5. Any failure to comply with one or more of the conditions of approval
shall be grounds for revocation of the conditional use permit.
II. PRESENTATION OF THE PRELIMiNARY DESIGN PLAN FOR LIGHT RAIL TRANSIT
BY THE HENNEPIN COUNTY REGIONAL RAILROAD AUTHORITY
Director Grimes introduced Mr. Ken Stevens, Executive Director of the
Hennepin County Regional RR Authority (HCRAA}, who showed a short video
tape "Reach of Rail ". He also presented a short slide presentation on
the NW Corridor. .
Plans are to build two stations in Golden Valley, one at Bonnie Lane and
� Golden Valley Rd. and one on Plymouth and Xerxes. Mr. Stevens gave infor-
mation regarding the operating plans.
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Minutes of the Golden Valley Planning Commission
March 20, 1989
Page 4
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Although this was an informational meeting only, and not a public hearing,
several residents were present. They were invited to state their con-
cerns. There were many questions regarding the station on Bonnie lane.
Question was asked regarding the poor soil at the Bonnie Lane location.
The report on the soil is not in yet; it should be back in about a week.
Question was asked as to what the fare would be. It was stated that the
fare has not been determined yet.
The estimated cost of the stystem would be $4ll million.
Question was asked if the system would pay for itself. Mr. Stevens stated
that it would not. They figure about 60� return on fare box.
Question was asked how much the Golden Valley residents would have to pay.
Mr. Stevens stated that Hennepin County could levy up to 2 mills for LRT.
But that only one mill has been ok 'd by legislature. Cost to average
home in Minneapolis would be $14.00 per year.
Question was asked as to whether or not the County has explored other
options for moving people. Mr. Stevens stated that, yes, it has been
studied for about 20 years.
� Question was asked regarding the Bonnie Lane Station and the fact that it
is in a flood zone. Mr. Stevens stated that the Environmental Protection
Agency will address that issue.
Question was asked as to whether or not the property values would go down
next to the station. Mr. Stevens stated that it was hard to say, but that
the properties close to the station would probably be adversely affected.
Question was asked as to whether or not there is a back-up site for the
Golden Valley site at Bonnie Lane. No back-up site for this station.
Question was asked about security at the station. Mr. Stevens stated that
they would have closed circuit TV, it would be well lighted, they would
have a roving security guard on the train. It would be designed to pro-
mote security.
It was felt that the station would hinder the wildlife that now exists in
this area.
Question was asked about safety for the children in that neighborhood.
Mr. Stevens stated that a fence would be put up.
Question was asked about rescue in case of a train accident. Mr. Stevens
stated that the trains could run in both directions on the same track.
Also, they have a maintenance roadway.
� There will be a public hearing on April 4, 1989.
The meeting was adjourned at 10:00 P.M.
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MINUTES OF A SPECIAL MEETING OF THE
GOLDEN VALLEY PLANNING COMMISSION
' March 30, 1989
• A s ecial meetin of the Plannin Commission was held in the Mana er's Confer-
P 9 9 9
ence Room of the temporary City Hall , 7711 Country Club Drive, Golden Valley
Road, Golden Va11ey, Minnesota. The meeting was called to order by Vice Chair
McAleese at 7:30 A.M.
Those present were Commissioners Kapsner, Leppik, Lewis, and McAleese. Commis-
sioners McCracken-Hunt, Prazak and Russell were absent. Also present were Mark
Grimes, Director of Planning and Development, and Beth Knoblauch, City Planner.
Director Grimes explained that the purpose of the special meeting was to formu-
late a recommendation for the City Council regarding the Hennepin County
Regional Railroad Authority's light rail proposal . Representatives from the
County had made a presentation on the proposal at the Commission's previous
meeting. The recommendation of the Commissioners should address the light rail
concept, the route location, and the Golden Valley stations.
Vice Chair McAleese said that the Commissioners should at least approve the
light rail concept, or there was no reason for the meeting to proceed. Commis-
sioner Leppik agreed, but said that the airport link would be the most important
feature of the system, and she had some concern about whether light raii would
be very successful without it. Vice Chair McAleese indicated that the County
is aware of the importance of the airport link, but the big questions right now
is who should pay for it. There is considerable pressure to put a large share
of the financial burden onto the proposed Mall of America in Bloomington.
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Following some additional general discussion, the Commissioners agreed that
the light rail concept is valid and that a metro light rail system is
desirable in view of increasing pollution problems.
The Commissioners next discussed the system routes. Commissioner Leppik
pointed out that using the existing rail corridors was the least disruptive way
to build the system. Vice Chair McAleese indicated that several alternatives
were considered, within rail corridors and elsewhere. The Northwest Corridor
route, serving Golden Valley and neighboring communities, would serve the most
people with the least disruption and cost. Director Grimes added that, in
fact, this is the most cost-effective route in the system.
Commissioner Lewis said that, living near the proposed route and being affected
by traffic increases on Golden Valley Road, she could understand the concerns
of other City residents. Commissioner Leppik asked whether the Northwest
Corridor would be the first route to be built. Director Grimes said that it
would. Tfiere was discussion about the yellow ribbons that residents near the
proposed Golden Va11ey Road station had tied around trees in protest.
The consensus of the Commissioners was that the Northwest Corridor is a
useful route, despite localized opposition. It is regrettable that some
� people perceive the route as an infringement on their property rights, but
there is no way to build a route anywhere that would not affect someone.
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` Minutes of a Special Meeting of the Golden Valley Planning Commission
March 30, 1989
Page 2
� Golden Valle station locations formed the next to ic of discussion. Commis-
Y p
sioner Leppik said that it didn't make sense to have no stations in Golden
Valley, even though the two that are proposed are not in great locations.
There was general discussion of station locations and how they were selected.
Vice Cfiair McA1eese reported that the Minneapalis Park Board, which initially
opposed the station on its land at Xerxes and Plymouth, had reconsidered and
now believes that the station will considerably improve park access. Commis-
sioner Kapsner agreed, but pointed out that access for regular commuter purposes,
particularly from the Golden Valley side, was pretty limited. Director Grimes
added that parking availability also would be limited. Vice Chair McAleese
felt that, with bus service so good on the Minneapolis side of that sta�tion
location, there wouldn't be much incentive for people over there to use the
station. Commissioner Leppik summed up by saying that she considered this
station to be a park stop rather than a transit stop.
The Commissioners agreed that the stop at Plymouth and Xerxes is a good ,
idea because it increases park accessibility and is supported by the
Minneapolis Park Board, and minimal commuter use is not necessarily an
issue.
Regarding the Golden Valley Road station, Commissioner Kapsner stated that he
� saw no way to eliminate it without hurting the usefulness of the route for many
potential commuters. There was general discussion of the site's characteristics
and of the alternative site that was originally proposed across the intersection.
The Commissioners felt that traffic would be a big problem at either site, but
topography also was a major issue that resulted in dropping the firs't site in
favor of the second.
Director Grimes explained that, while traffic would certainly increase, the
higher levels would be distributed over a fairly long peak period rather than
being concentrated in a fifteen minute or half hour interval . Planner Knoblauch
pointed out that, in view of recently discovered soil problems on the site, the
station might be too expensive to build even if it received local approval .
Director Grimes felt that the biggest impact of the station would be felt by
the three homeowners on 6onnie Lane, and that the County should buy these
properties. Commissioner Leppik agreed, and said that the values of those
properties couldn't he1p but be drastically reduced because of the station.
There was also discussion about the impact on the homeowners along Kewanee Way,
but the Commissioners felt this to be less than some homeowners believe. For
one thing, the tracks exist already, and the railroad could do whatever it
wants on them. As for child safety, the more frequent use of the rails should
actually reinforce the safety factor to both children and parents, whereas now
the infrequency of rail use means that no one expects to have to watch out for
trains and so could be taken by surprise. Also, the County has indicated a
willingness to fence off the rail corridor and thus prevent accidental straying
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Minutes of a Special Meeting of the Golden Valley Planning Commission
March 30, 1989
. Pa9e 3
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anto the line. Finally, regarding loss of park access, Director Grimes pointed
out that the City maintains no easement for public access now, so even though
trails appear to exist across the tracks and into the park this technically
represents a trespassing onto railroad property.
Vice Chair McAleese returned to the traffic issue. Even though there would be
some dispersion of the increased traffic, he felt that it would definitely put
a strain on Golden Valley Road. Director Grimes said that, since this is a
County road, the County would be responsible for correcting any traffic problems.
Commissioner Kapsner felt that, at minimum, a new traffic signal would need to
be installed at Bonnie Lane and Golden Valley Road. Commissioner Lewis agreed
that a signal should be recommended by the Planning Commission.
Commissioner Leppik felt that the County should buy all of Bonnie Lane from the
City, as long as we are already recommending the buyout of the Bonnie tane
homeowners. Then the County could be responsible for the entire site, and
8onnie Lane could become just a driveway into the parking lot. Director Grimes
said that the City would still need to use Bonnie Lane in order to access the
park trail head at the road's end. In further discussion, though, it appeared
that the trail could be realigned to run along Bassett Creek and another access
point might be developed. There was also discussion of how the purchase of the
road and the tree homes, which appear to be on better soil than some of the
rest of the site, might allow the County to redesign the station to avoid the
worst of the soil problems.
� Securit was the final issue discussed b the Commissioners. Director Grimes
Y Y
was not entirely comfortable with the security provisions outlined by the
County. Commissioner Lewis talked about parking lot security problems downtown
and in general . Planner Knoblauch pointed out that crime in general is a
problem that Golden Valley and other Metro Area communities would simply have
to learn to address as the Metro Area grows and becomes more cosmopolitan.
Keeping the station out of Golden Valley will not keep crime out, but there is
a need to take measures to prevent crime at the station and elsewhere. The
Commissioners agreed that a full security study should be done by the County so
that reasonable security precautions can be taken.
The Commissioners agreed that the Golden Valley Road station should be
included in the preliminary design plan because it is the best location to
serve Golden Valley. However, there are a number of concerns regarding the
station locations that should be addressed by the HCRRA including:
1. Security of the station site
2. Access to Golden Valley Road
3. Effect on the fire station and homes on Bonnie Lane
4. Access to the park trail
The meeting was adjourned at 8:20 A.M.
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� Apri1 4, 1989
T0: Golden Valley Planning Commission
FROM: Beth Knoblauch, City Planner
SUBJECT: Informal Public Hearing - Conditional Use Permit for John K.
Ogren Properties, 1910 Douglas Drive
Mr. Bob Fields, acting for John K. Ogren Properties, has applied for a condi-
tional use permit to allow a SuperAmerica convenience store and gas station at
the southeast corner of Duluth Street and Douglas Drive. The site is currently
in use as the Golden Valley Mobil Station. The proposal involves a complete
razing of the site and subsequent reconstruction. The site was leased and
operated as a Mobi1 Station by the applicant for many years; its recent purchase
allows for the site upgrading and change in corporate affiliation. As a Super-
America Station, it will be one of the first franchise operations within the
I-694/494 ring; SuperAmerica has previously maintained corporately owned stations
in this area rather than franchises.
The existing Mobil Station fails to meet landscaping setbacks and does not
present a particularly attractive appearance. Pumping stations are at two
� locations on the lot. There are two driveways on Duluth Street and one on
Douglas Drive. No convenience foods are sold, but some repair work is done on
site.
The proposed SuperAmerica Station meets all setbacks, and an extensive land-
scaping plan has been submitted. Pumping stations will be consolidated under a
single canopy. With input from the Hennepin County Department of Transportation
because both access streets are county roads, the driveways have been redesigned
and one Duluth Street driveway will be closed. No on-site repair work wili take
place.
FINDINGS:
1. Demonstrated need for the proposed use
The gas pumping part of the operation exists already, and is well-used. The
canvenience store goods will provide an alternative to Byerly's for "bread and
milk° runs and other unscheduled shopping errands that don't require a full-scale
supermarket. This type of facility tends to work well when located near high-
density (apartment) residential areas because of the higher proportion of working
people with limited time and/or desire for full-scale supermarket forays; the
proposed site is in an area with a relatively high concentration of apartment
units and with the potential for more apartments to be added in the future.
There is an existing Tom Thumb in Crystal , about a half mile north on Douglas
Drive, but that facility does not include gas pumps, and studies have shown that
it is increasingly difficult for convenience stores to stay in business without
� offering gas.
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Golden Va11ey Planning Commission
Apri1 4, 1989
� Page 2
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2. Consistency with the Comprehensive Plan
The site is in an area designated in the Comprehensive Land Use Plan as a high-
density residential area. Such a plan, by definition, identifies a future state
of development, and a general time frame of 30 - 40 years is indicated in the
Plan as a likely time frame for land use eonversions around the City. My
interpretation of consistency under these circumstances is that the existing
land use remains valid until the time becomes right for conversion. Unless this
interpretation is taken, the City would have to immediately rezone every parcel
for which a future land use change is anticipated, thus creating a City full of
nonconforming uses and undu1y hastening what should be a gradual land transform-
ation process - clearly contrary to the legislative foundation for land use
regulation. If the current proposal were to include a request for a rezoning to
something other than commercial (existing) or multiple dwelling (future) , then I
would say that it is not consistent. However, since no rezoning is involved, I
see no problem with Comprehensive Plan consistency.
3. Effect on neighboring property values
The proposed use will not constitute a substantial difference from the existing
use, though higher activity levels may be anticipated particularly during
evening hours. Other businesses buffer the site on all sides except where it
abuts the Golden Valley Arms apartment complex, so increased nighttime activity
� should not adversely affect homeawners in the area. The appTicant ha's been very
willing to provide a high level of site landscaping, including an earthen berm
to offer protection to the apartment property. If there is any effect on
neighboring property values, I would expect the more attractive site to have a
positive impact rather than a negative one.
4. Effect of traffic generation
Convenience store operations rely more on capturing existing traffic than on
generating traffic that would not otherwise be present. As indicated above,
increased on-site activity is expected because of the new mix of uses, and this
will mean more traffic diverting onto the site from both roads. Cars entering
and leaving the site will be moving more slowly than if they were simply driving
by, but no major increase is expected in the overall traffic on either road.
The new driveway design recommended by the County is intended to minimize
traffic impacts. The applicant is aware that medians will be added to both
roads at some future time.
5. Effect of increases in population and density
Neither of these factors is expected to increase.
6. Increase in noise levels
Daytime noise levels are not expected to increase appreciably. Right now the
station is closed from 11 P.M. to 5:30 A.M. , but hours of operation for the
. proposed station Mave not yet been established. According to the applicant, not
Golden Valley Planning Commission
April 4, 1989
' Page 3
� all Su erAmerica Stations are o en 24 hours er day. Neighborhood residents
P P P
have a great deal of impact on operating schedules of stations like this one
where there won't be much nighttime pass-through traffic in the area. Also,
late night use of the loudspeaker system can be limited to emergency situations.
7. Odors, dust, smoke, gas, or vibration
None of these emissions should change appreciably from current levels.
8. Flies, rats, vermin
The presence of food on the site may create an opportunity for pests, as any
perishable substance must be disposed of if not purchased by its expiration
date. This is normal at locations where food products are present, and any
potential problems are easily minimized by good site management practices.
Dumpster quality, dumpster location, and frequency of garbage pickup are
important factors. The City Inspection Department polices commercial food
disposal .
9. Visual appearances
Increased landscaping, decreased blacktop area, and a more compact pumping area
should do a great deal to improve the appearance of the site. The pump canopy
may create an impression of a more massive structure, but total lot coverage by
� canopy and building is expected to be only 14.5%. This being a franchise
operation, physical building characteristics are expected to be substantially
similar to those of other SuperAmerica Stations in the area. This will probably
mean brick facade and hipped roof in brown, with red, white and blue "SA°
signage. The applicant will have some colored site renderings to present at the
informal hearing.
10. Other effects on public health, safety and welfare
No other significant positive or negative effects are anticipated.
RECOMMENDATION:
Staff recommends approval of a Conditional Use Permit for a convenience store
and gas pumping operation at 1910 0ouglas Drive. Conditions should be imposed
as follows:
1. Site layout shall be as indicated on the site sketch filed in the City
Planning office. As a clarification, the four-foot wide strip running
along the perimeter of the main building and extending into the setback
area on the property's west side shall represent a sidewalk only. In
addition, there may be an overhanging roof line extending no more than
30 inches into the setback area.
2. Except for changes required by the Building Board of Review, landscaping
� on the site shall be as indicated on the Landscape Plan filed in the
City Planing office.
Golden Valley Planning Commission
Apri1 4, 1989
' � Page 4
3. Between the hours of 10 P.M. and 7 A.M. loudspeaker use shall be
limited to emergency communications.
4. 7he dumpster area shall be fully shielded from view.
5. The site shall meet all other City and State requirements.
6. Failure to comply with any of the terms of this permit shall constitute
grounds for revocation.
� Attachments:
l. Site Location Map
2. Existing Site Sketch
3. Proposed Site Plan (Enclosed Separately)
4. Proposed Landscape Plan (Enclosed Separately)
�
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`� Apri1 5, 1989
T0: Golden Va11ey Planning Commission
FROM: Mark W. Grimes, Director of Planning and Development
SUBJf CT: Cancellation of Informal Public Hearing on an Amendment to
the Comprehensive Plan for Northeast Corner of Douglas and
Duluth
At the April 4, 1989 City Council meeting the City Council asked the Planning
Commission to review the effect of changing the Comprehensive P1an Map at the
Northeast corner of Duluth and Douglas on the surrounding area. The surround-
ing area includes the area shown on the attached map. The City Council
believes that all property owners in the area should be informed of the
Planning Commission informal public hearing. Therefore, the informal public
hearing is cancelled.
I suggest that the Planning Commission hold an informal public hearing on the
Comprehensive Plan Amendment on April 24, 1989, and inform all property owners
shown on the attached map.
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� March 31 198
� 9
T0: Golden Valley Planning Commission
FROM: Beth Knoblauch, City Planner
SUBJECT: Proposed Amendments to the Golden Valley Zoning Ordinance
In recent weeks I have been asked to research three separate issues relating to
provisions of the zoning ordinance. The first is the status of the Courage
Center as a use in the I-3 Institutional District. The second is the status of
child care in several of our zoning districts. The third is the distinction
between side and rear setbacks for corner lots in the Residential District.
Each of these projects was initiated within City government rather than by
outside request.
My research is now complete and I have prepared summaries on each of the issues,
including recommendations for action to be taken by the Planning Commission and
City Council . I haven't drafted any exact wording for ordinance amendments,
because I want you to have a chance to review and comment on the gist of what I
am proposing. If you agree with my suggestions, or after you make any changes
� to them, I will start the ball rolling on the official zoning ordinance
amendment process. This will include formalizing the wording of the amendments
and scheduling informal public hearings.
I would like to discuss all three issues at this time, but you would not have
to decide to put all of them through the amendment process together. We have
been asked to resolve the corner lot issue as soon as possible, before any more
building permit applications come in on corner lots. The Courage Center issue
is next in importance, because they need to know, before they proceed to pursue
the bequest, what zoning problems they may face (this is explained in the
- summary) . The child care issue can wait for as long as you like since no one
but the Planning staff and Planning Commission is aware of it, though I am
somewhat concerned that our ordinance is not entirely in compliance with
existing State Statutes.
�
I. Addition to Permitted Uses in I-3 Institutional District
� Courage Center of Golden Valley has recently been in to see City staff
regarding zoning requirements that apply to its site. The Center may be in
line for a bequest that would help to finance the replacement and upgrading of
its therapeutic pool . We were asked to comment on any potential limitations or
roadblocks that might govern expansion of the existing facility.
The bigger problem lies in how the Courage Center is classified as a use.
There are quite a few activities that go on within the facility, and not all of
them can be considered as permitted uses within the I-3 Institutional District.
Some, such as the daily child care program and the State licensed residential
facility, would be allowable as conditional uses, but the Center has no permits
for them. There is also a daily adult care program which is not addressed
anywhere in the zoning ordinance.
The bottom line is that the Center right now is a nonconforming use, and
therefore would be required to go through the conditional use permit (CUP)
process before it could undergo any physical expansion. One alternative would
be to close our eyes to the lack of permits for the existing conditional uses,
but this is not a solution with which staff is very comfortable. A second
alternative is to amend the list of permitted uses in I-3 Institutional
Districts so that therapy and training for physically challenged persons,
including on-site living accommodations and other accessory uses, would not
require a CUP. This is our preferred alternative at this time.
Staff reasoning for this is based on several reasons. A main one is that the
� Courage Center has been a good corporate citizen of Golden Valley, and one of
the few that actually identifies the City as its home base. Also, it appears
that the nonconforming status is not the Center's fault, but has occurred due
to changes in the zoning ordinance over time and/or improper interpretation of
the ordinance at some previous date. Thirdly, the Center's operation has not
caused any problems for the City up to now, and so it appears that it does
constitute a use that can function adequately without the extra precautions of
a CUP. Finally, we see no harm in granting permitted use status to this •
category of facility in general , because it has many similarities with other
uses already permitted in the I-3 District.
Attachment: Pertinent Zoning Provisions for I-3 District
�
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, II. Child Care in Golden Valley
� Based on the comments of Kevin McAleese at the informal hearing on the Conditional
Use Permit to allow child care at Golden Valley Lutheran Church, and also based
on our own abservations, Mark and I decided to take another look at the legal
standing of child care in Golden Valley. Our initial intent was simply to
recommend making child care a permitted as opposed to a conditional use in
several of Golden Valley's zoning districts. In going through the pertinent
ordinance provisions, however, I have found quite a few irregularities which
really should be straightened out. These occur in spite af - and in some cases
because of - the amendments that were made to the ordinance last year in this
regard. The following paragraphs summarize the various problems and potential
solutions.
The CUP process is not necessarily a "problem". On the other hand, in view of
the thoroughness of State licensing requirements and the routine nature of the
permit applications that we've seen so far, there doesn't seem to be much
reason for putting applicants or ourselves through all the trouble. I 've done
some informal research that indicates child care to be a permitted use in the
residential , institutional , and commercial districts of many communities.
Child care fiacilities are also fairly common as permitted uses in office and
industr�al districts, but in some communities they are limited to serving
on-site employees.
I would like us to discuss the different districts as a group so that you can
determine if you have any preference as to whether or not to make child care a
permitted use in each case. My preliminary recommendations are: 1) to add
� child care as either a permitted or conditional use in the R-2 District, as
required by law; 2) to make chi1d care a permitted use in all of the Institu-
tiona] subdistricts, but perhaps to require that it be limited to existing
structures so that we don't have people asking for rezonings in order to build
freestanding commercial day care centers; 3) to make the use a permitted one in
the Commercial District; 4) to leave it conditional in the Business and Profes-
sional Office District, largely because there is no list of permitted uses to
which it can be added; and 5) to either leave it conditional in the Industrial
District, or to make it permitted but go back to the on-site employee limita-
tion.
Another problem lies in the fact that changes since 1985 are not reflected in
our ordinance provisions. These relate specifically to facilities in Residen-
tial Zoning Districts. We should make the necessary amendments.
A third problem is that usage is inconsistent between "child care" and "day
care". At times both terms are used in the same section but in different
provisions. Meanwhile, the ordinance definitions of the two are substantially
the same. This is not a major issue, but I recommend that a single term and
definition should be established, and all provisions should be amended accord-
ingly. I had settled on "child care" since this is the term that was newly
added last year. I found though, after reading State Statutes more carefully,
that we are required to allow a broad range of "nonresidential facilities" in
Residential Districts. Since not all of these required allowances involve
children, the term "child care" will not be suitable by itself.
�
II. Child Care in Golden Valley (continued)
�� Finally, there is a problem with the way in which information is presented in
the ordinance. This extends far beyond the provisions for child care, and so
there isn't much that can be done without a complete ordinance overhaul . I
have included some clarifying suggestions in my comments on the attached
ordinance pages relating to child care.
Attachment: Zoning Ordinance Provisions Relating to Chi1d Care/Day Care.
�
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, IIi. Corner Lots in Residential Districts
�
The Zoning and Inspections Department has requested an amendment to the zoning
ordinance provisions covering setbacks. This request stems from a threatened
lawsuit over how to define side and rear yards for corner lots in Residential
Districts. Our City Attorney has looked over the existing provisions in the
ordinance and has determined that they are not specific enough to establish
which nonstreet boundary should be called a "side" and which should be called
the "rear". According to Lloyd Becker and Lowell Odland, the City has made a
policy of referring to the longer of the two nonstreet boundary segments as the
side; however, when a property owner came in and wanted to go the other way,
our attorney advised that the policy would not hold up to a legal challenge.
This problem occurs only in the Residential and R-2 Districts. No other
district makes a distinction between "side" and "rear". In fact, this
terminology becomes very confusing in the ordinance and I would uTtimately like
to see it eliminated entirely, along with the equally confusing "front". I
prefer the designation of "street" and "nonstreet" because it simplifies
discussions of lot dimensions and requirements. Unfortunately, this does not
address the problem of having two types of nonstreet setbacks in the
residential districts.
As with the "day care" provisions of the zoning ordinance, I found quite a few
irregularities and points of confusion when I took a good look at the
provisions for setbacks/yards. Terminology jumps around between "yards° and
� °setbacks°, and among "front", "rear" , and "side". Definitions are either
missing entirely or too simplistic to provide any real information. The text
organization is inconsistent from one section to the next, which makes the
various requirements rather difficult to dig out. Some provisions violate
others, and some just don't make sense. Eventually I would like to see all of
this straightened out, but in view of the list of amendments that I 'm already
proposing for day care I don't want to get too carried away over lot
requirements at the same time.
What I would recommend for now is adding a new provision to the setback
requirements for the Residential and R-2 Districts. In each case, the
provision would refer specifically to corner lots and would identify the longer
of the nonstreet boundary segments as the "side". I am not in favor of putting
this provision into the definitions section of the ordinance, which was the
original request. I have two reasons for wanting to avoid any tampering with
the definitions: first, this provision only affects the two residential
districts, and therefore it doesn't need to appear anywhere else; and second,
the definitions pertaining to lot dimensions and requirements are already not
very clear, and therefore would not hold up well to additional clauses.
Attachment: Pertinent Zoning Provisions for Residential and R2 Districts
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