07-25-88 PC Agenda �,, >
Goiden Va11ey Planning Corr�nission
Civic Center, 7800 Golden Va11ey Road
Monday, July 25, 1988
�`� 7:00 P.M.
AGENDA
I. APPROVAL OF MINUTES - JULY 11, 1988
II. INFORMAL PUBLIC HEARING - CONDITTONAL USf PERMIfi
APPLICANT: Valley of Peace Lutheran Church
(Ms. Helen De Alwis)
LOCATION: 4735 Sassett Creek Drive
REQUEST: Approval of a Conditional` Use Permit to Allow for
the Operation of a Montessori School and Day Care
Center in an Institutional Zoning District
III. REPORT ON BZA, CITY COUNCIL AND NRA MEETINGS
IU. RESCHEDULE SEPTEMBER 12, 1988 PLANNING COMMISSION MEETING
�' * * * * * � * � * * * * * * * * * * * * * * * * � * * * * * * * * � * * * * * *
PLANNING COMPIISSIOPi GUIDELINES FOR PUBLIC INPUT
The Planning Commission is an advisory body, created to advise the City Council on }and use. The Comnission
will reconunend Council approval or denial of a land use proposal based upon the Gomniss'ion's determination of
whether the proposed use is permitted under the toning Code and the Comprehensive Plan, and whether the pro- '
posed use will, or will not, adversely affect the surrounding neighborhood.
The Comnission holds informal public hearings on land use proposals to enable you to learn, first-hand, what
such proposals are, and to permit you to ask questions and offer comments. Your questions and cor��nents become
part of the record and will be used by the Council, along with the Commission's recomr�ndation, in reaching
its decision.
To aid in your understanding and to facilitate your comments and questions, the Commission will ut�lize the
following procedure:
1. The Commission Chair will introduce the proposal and the recommendation from staff. Comnission
members may ask questions of staff.
2. The proponent will describe the proposal and answer any questions from the Comnission.
3. The Chair will open the public hearing, asking first for those who wish to speak to so indi��te
by raising their hands. The Ghair may set a time limit for individual questfons/comments if a
large number of persons have indicated a desire to speak. Spokespersons for groups will have a
longer period of time for questions/comments.
4. Please give your full name and address clearly when recognized by the Chair. Remember, your
questions/comnents are for the record.
� b. Direct your questions/com�nts to the Chair. The Chair will determine who will answer your
questions.
6. No ane will be given the opportunity to speak a second time until everyone has had the opportunity
to speak initially. Please limit your second presentation to new inforniation, not rebuttal.
7. At the close of the public heari�g, the Commission wilt discuss the proposal and take appropriate
actibn.
_ _ _
.
MINUTES OF THE GOLDEN VALLEY
PLANNING COMMISSION
�
July 11, 1988
A regular meeting of the Planning Commission was held in the Council Chambers of
the Civic Center, 7800 Golden Valley Road, Golden Valley, Minnesota. The meeting
was called to order by Chair Prazak at 7:05 P.M.
Those present were Commissioners Kapsner, Leppik, Prazak and Russell . Commissioner
Lewis was absent. Commissioners McAleese and McCracken-Hunt were not present at
the beginning of the meeting. Also present were Mark Grimes, Director of Planning
and Development, and Gloria Anderson, Planning Secretary.
I. APPROVAL OF MINUTES - JUNE 27, 1988
It was moved by Commissioner Leppik, seconded by Commissioner Russell , and carried
unanimously to approve the minutes of the June 27, 1988 Planning Commission
meeting. (see correction at end of minutes)
Commissioner McAleese arrived at the meeting.
II. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT
APPLICANT: Avis Rent A Car System, Inc.
� LOCATION: 9010 Olson Memorial Highway
REQUEST: Approval of a Conditional Use Permit to Allow for
the Operation of an Outdoor Used Car Sales Lot in a
Commercial Zoning District
Chair Prazak introduced this agenda item and asked for a review of the staff
report. Director Grimes reviewed the staff report noting that the proponent
plans to make significant improvements to the interior and exterior of the
building and to the site. He also noted that the proponents would have to go to
the Board of Zoning Appeals (BZA) to obtain variances as many of the setbacks on
the property were non-conforming. Director Grimes stated that the staff recom-
mended approval of the Conditional Use Permit for Avis.
Commissioner Russell had questions about fencing and Commissioner Leppik asked
about the lighting.
Director Grimes stated that the proponent did not plan to install any additional
fencing for security. He also noted the type of lighting which would be
installed that would be directed onto the property and not outward. Several of
these lights would be left on at night for security purposes.
Commissioner McCracken-Hunt arrived at 7:15 P.M.
Commissioner Kapsner stated he did not see any problem with setbacks and just
� having the property cleaned up would benefit other property owners in the area.
r
Minutes of the Golden Valley Planning Commission
July 11, 1988
Page 2
�
Mr. Jim McCarron, Regional Director for Avis, was present to represent the propon
ent. Also present were Angelo Owenakis, architect from the Facilities Department
of Avis, and Michael Copelin, who is their Minneapolis - St. Paul City Manager.
Mr. McCarron had read a copy of the staff report and was in agreement with all
of the conditions except that he suggested 10 spaces be designated for customers
and the remainder for employees and display (not 8 spaces designated for
employees) as employees drive the cars that are for sale.
Mr. McCarron suggested Commissioners visit other Avis locations to see how they
operate, and provided before and after pictures of their White Bear Lake operation.
Chair Prazak asked what kind of lighting they would have after business hours,
and also how many people would come to their business during one day. The
proponent explained that there would be a security light left on at each end of
the property and in the front. Mr. McCarron noted that Saturdays were their
busiest day and could expect up to 20 people.
Commissioner Russell asked if security or vandalism was a problem at their other
locations and Mr. McCarron said it was not.
Commissioner Leppik asked how large a region this business would draw from. Mr.
McCarron stated just from the Twin City Metropolitan area as they have other
� sales locations in most major cities. He noted that the average age of the cars
they sell is from 9 months to one year and that they do not take trade ins.
Chair Prazak opened the Informal Public Hearing.
Mr. Ralph Lange, whose business is located at 9100 Olson Memorial Highway, said
he thinks Avis will a be good neighbor and an improvement over what has been on
the property in the past. He did request that the proponent build some type of
fence or barrier along the northwest corner of the property to prevent cars from
running over his landscaped area.
The proponent stated they would be happy to install such a barrier as part of
the overall construction.
The Informal Public Hearing was closed.
It was moved by Commissioner Leppik, seconded by Commissioner Kapsner, and motion
carried unanimously to recommend City Council approval of the Conditional Use
Permit requested by Avis Rent a Car System, Inc. to allow for the operation of
an outdoor used car sales lot in a Commercial Zoning District subject to the
following conditions:
1. The site plan dated June 1988 be made a part of the Conditional Use
Permit.
2. Of the parking spaces indicated on the site plan, 10 of these spaces shall
. be designated for customers and the remainder for employee and display cars.
Cars may be parked only in designated spaces as shown on the site plan.
Minutes of the Golden Valley Planning Commission
July 11, 1988
Page 3
�
3. The entire parking area shall be paved. Curb and gutter shal] also be
placed around the parking area. The work shall be completed by October 31,
1988. Avis shall submit a financial guarantee to the City based on the
value of the work as determined by the City Engineer.
4. The property shaTl be landscaped as per City landscape standards. The
landscaping shall be guaranteed for two growing seasons.
5. Avis shall reeeive varianees from the Board of Zoning Appeals for non-
conformities in setbacks on all sides.
6. The outdoor lighting plan shall be reviewed and approved by the
Director of Zoning and Community Services. Outdoor lighting shall be
turned off during non-business hours except for security lighting as
designated in the outdoor lighting plan.
7. No repair or maintenance work will be done on site other than car
washing.
8. Any failure to comply with one or more of the conditions of approval
shall be grounds for revocation of the conditional use permit.
III. INFORMAL PUBLIC HEARING - PLAT PETITION
* APPLICANT: Dean Franssell
LOCATION: 1510 Kelly Drive
REQUEST: Approval of the Preliminary Plat of Franssell
Addition Which Divides the Property at 1510 Kelly
Drive Into Two Single-Family Residential Lots
Chair Prazak introduced this agenda item and a brief review of the staff report
was given by Director Grimes. He explained that the division of this lot would
create a new 100'x100' single-family residential lot which is comparable in site
to many other lots in the neighborhood.
The proponent was not present.
Chair Prazak opened the Informal Public Hearing. Hearing and seeing no one, the
Informal Public Hearing was closed.
After a brief discussion, it was the consensus of the Cammissioners that the plat
met all the requirements of the Zoning Code and would create a new lot in an area
of the City where there are not many empty lots.
It was moved by Commissioner Russell , seconded by Commissioner McCracken-Hunt,
and motion carried unanimously to recommend City Council approval of the
preliminary plat of Franssell Addition.
�
Minutes of the Golden Valley Planning Commission
July 11, 1988
Page 4
� IV. INFORMAL PUBLIC HEARING - PLAT PETITION
APPLICANT: City of Golden Valley
LOCATION: Between Sunset Ridge and Ravine Trail
REQUEST: Approval of the Preliminary Plat of North
Tyrol Park
Chair Prazak introduced this agenda item and asked for a review of the staff
report. Director Grimes explained that the City is in the process of platting
all their property. He stated that it was only a housekeeping item and would not
change the park or use of the park in any way.
Chair Prazak opened the Informal Public Hearing.
Ms. Cecilia Lynch, 824 Westwood Drive, and Mr. Dale Hillman, 4617 Sunset Ridge,
both expressed an interest and had concerns as to what would happen to Tyrol
Park.
The Informal Public Hearing was closed.
It was moved by Commissioner McAleese, seconded by Commissioner Kapsner, and
motion carried unanimously to recommend City Council approval of the preliminary
� plat of North Tyrol Park.
V. REPORT ON JULY 5, 1988 CITY COUNCIL MEETING
Commissioner Leppik provided a report on the July 5, 1988 City Council meeting.
VI. AUGUST 8, 1988 PLANNING COMMISSION MEE7ING
Director Grimes stated he would be on vacation during the first two weeks of
August. Consensus of the Commission was to cancel the August 8, 1988 Planning
Commission meeting.
VII . CORRECTION TO PLANNING COMMISSION MINUTES OF JUNE 27, 1988
Due to the fact that Commissioner McAleese was not present during approval of the
June 27, 1988 minutes, he requested that he be allowed to make the following
correction at this time. Add to the first paragraph of page 4: "More importantly,
he saw no compelling basis for changing the Zoning Code, especially since only
one party has ever expressed an interest in commercial marine engine repair
operations, and that party - despite notice - did not attend the informal public
hearing to express his views.°
The meeting was adjourned at 8:12 P.M.
�
. �
July 21, 1988
�
T0: Golden Valley Planning Commission
FROM: Mark W. Grimes, Director of Planning and Development
SUBJECT: Conditional Use Permit to Operate a Montessori School and Day
Care Center at Valley of Peace Lutheran Church, - 4735 Bassett
Creek Drive - Helen De Alwis, Applicant
Helen De Alwis has requested a Conditional Use Permit (CUP) in order to operate
a Montessori/day care center at Valley of Peace Lutheran Church. A CUP is
necessary to operate day care in an Institutional Zoning District. The church
is zoned Institutional .
Ms. De Alwis plans to lease space on the first level of the church for the day
care area. The rooms that will be used are shown on the attached plans.
Children will be dropped off at the main lower entrance to the building as
indicated on the site plan. There is more than adequate area for parking and
drop off. There is also a second exit at the same level to the day care area
at the southeast corner of the building. This exit will provide access to the
fenced outside play area on the east side of the building.
� As indicated in the proposal from Helen De Alwis, the school will enroll
approximately 20 students from 2 1/2 to 6 years. It will operate from 7:30 a.m.
to 5:30 p.m. , Monday through Friday. There will be two or three teachers or
assistant teachers as dictated by State law, depending on the number of children
that are enrolled. The plan is not to prepare meals on site but require all
children to bring a bag lunch. Snacks will be provided in the morning and
afternoon.
The City Building Inspectors have reviewed the space to determine if it is fit
for day care. Some modifications have been suggested and will be made as
required by State law before the day care is opened.
As part of the review of a CUP, the Planning Commission is required to make
findings and recommendations on ten factors. The ten factors and staff
findings are as folTows:
1. Demonstrated need for the use:
Additional day care is needed in the Golden Valley area. The City's
policy is to encourage day care in appropriate locations.
2. Consistency with Comprehensive Plan:
Day care use is consistent under the Institutional land use designation.
�
Golden Valley Planning Commission
July 21, 1988
� Page 2
3. Effect of use on property values in the neighborhood:
The proposed use should not have a significant impact on property values.
4. Effect of traffic generation f�om use on existing street system:
The proposed day care will create approximately 20 trips in the morning
(7:30 a.m. to 9:00 a.m. ) and 20 trips in the evening (3:30 p.m. to 5:30
p.m. ). These additional trips will not have a significant impact on the
street system in the area. Most trips will come off Noble Avenue and,
therefore, have minimal impact on the area.
5. Increase of population from use:
The proposed use will not increase the population of the City.
6. Increase in noise levels from proposed use:
Noise will not be increased. The only noise created would be from the
outside play area that is a significant distance from any homes.
7. Increase in dust, smoke, gas, vibration by use:
� The day care use will not cause an increase in dust, smoke, gas or
vibrations.
8. Any increase in animal pests due to use:
The proposed use will not increase animal pests in the area.
9. Effect of use on visua7 appearance of the church:
The day care use will not alter the church structure except for a small
fenced playground area on the east end of the building.
10. Other effects of the use on the health, safety and welfare of the City:
Staff can find no significant impact from the use that will negatively
effect the general welfare of the area.
Recommendation
Staff recommends approval of the Conditional Use Permit for the operation of a
Montessori School/day care center at Valley of Peace Lutheran Church. The
proposal increases day care opportunities in Golden Valley. The building
location is one that provides an excellent site for day care.
�
Golden Valley Planning Commission
July 21, 1988
• Page 3
The following eonditions are suggested:
1. The Montessori School/day care center be limited to 30 children.
2. The Montessori School/day care center be operated in the area shown on the
attached building plans and site plan.
3. The Montessori School/day care center receives all other necessary permits
from the State and City of Golden Valley before operation begins.
Enclosures:
1. Site Location Map
2. Praposal from Helen E. De Alwis
� 3. Building Plan
4. Site Plan
�
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� PROPOSAL FOR A MONTESSORI SCHOOL AND A DAY-CARE CENTER
I am an AMI Montessori qualified teacher, with over 15 years of
teaching experience in Sri Lanka, Maldives, Minnesota, South Carolina,
and at present as the Montessori Head-Teacher, in a Montessori School
and Day-Care Center in South Minneapolis.
I am also trained in Early Childhood Development, by the UNESCO.
I am interested in establishing a Montessori School and a Day-Care
Center, in your church building, and was quite impressed with the location
and the facility you have to offer, when i visited it. I wish to submit
a proposal which outlines the basic functions and the requirements of
the proposed school , for your kind consideration.
Th� stud�nt e�r�llmer�� wouid �e appraximately 20 chil�re� ir� the
age group of 2z � 6 years. It would be in operation from 7.30 A.M. -
5.30 P.M. Monday through Friday, a11 year aroun�.
The school will provide the children a learning environment in
the Montessori method of education, with the use of Montessori material
and apparatus and would be structured to suit the individual needs and
capabilities of the children. Further more, it would provide a Day-Care
and play facilities and special services such as Music & Dance, Computer
and Language classes, Field trips etc. The Montessori education covers
� subjects such as Basic Mathematics, Sensorial, Science, Practical Life,
Geography and a variety of learning and play activities, to name a few.
The school would require an area of approximately 900 - 1200 sG.ft.
a small storage area, and an outdoor play area.
The school would have the services of 1 - 2 assistant Teachers
in addition to my self.(depending on the number of students enrolled.)
The school shouTd be in operation by the 15th of June 1988, and
I would prefer to enter in to a m�tually beneficial lease agreement,
which could be renewed yearly. All such agreements and licensing procedures
should be completed by the end af May 1988.
I am enclosing a few leaflets on the Montessori method of education
TO{" �l'OUi" lfi��i"RiH�jOR dfi� Yi�iii� �c t�13(f �0 �ti'iTiT�iSii �►�li itiiii.�i t3i�;j fiii'�'i.i?Ei
infarmation as needed. I would very much like an opportunity to meet with
you to discuss the above proposal in detail and the possibility of it
being a mutually beneficial venture. I would be happy to provide you with
any references you may require.
Thank You,
Sincerely
����ti�
� Helen E De }s.
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