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09-14-88 PC Agenda 4. � . . . . . . .. � . � .. .. . . .. . . . . i ti � Golden Valley Planning Commission � - Civic Center, 7800 Golden Ualley Road Wednesday, September 14, 1988 7:00 P.M. - AGENDA I. APPROVAL OF MINUTES - JULY 25, 1988 II. SET DATE fOR INF4RMRL PUBLIC HEARING - PRELIMINARY PLAT APPLICANT: Pace Laboratories LOCATION: 1710 Douglas Drive REQUEST: Approval of the Preliminary Plat of PACE Addition Which Proposes ConsoTidation of Six Parcels Owned by Pace Laboratories Into One Parcel III. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT � APPLICANT: Greg Malik LOCATION: 1900 Douglas Drive REQUEST: Approval of a Conditional Use Permit to Allow for ` Marine Engine Repair and Boat Storage in a Commercial Zoning District IV, INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT APPLICANT: Faith Temple L�CA7ION: 15D1 Xerxes Avenue North REQUEST: Approval of a Conditional Use Permit to Allow for a ChiTd Day Care Center in an Institutional Zoning District - V. REPORT ON CITY COUNCIL, HRA AND BZA MEETINGS � MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION � July 25, 1988 A regular meeting of the Planning Commission was held in the Council Chambers of the Civic Center, 7800 Golden Valley Road, Golden Va11ey, Minnesota. The meeting was called to order by Vice Chair McAleese at 7:05 P.M. Those present were Commissioners Kapsner, Leppik, Lewis, McAleese, McCracken-Hunt and Russell . Commissioner Prazak was absent. Also present were Mark Grimes, Director of Planning and Development, and Gloria Anderson, Planning Secretary. I. APPROVAL OF MINUTES - JULY 11, 1988 It was moved by Commissioner Leppik, seconded by Commissioner Lewis, and carried unanimpusly to approve the minutes of the July 11, 1988 Planning Commission meeting. II . INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT APPLICANT: Valley of Peace Lutheran Church LOCATION: 4735 Bassett Creek Drive REQUEST: Approval of a Conditional Use Permit to Allow for � the Operation of a M�ntessori School and Day Care Center in an Institutional Zoning District Vice Chair McAleese introduced this agenda item and asked for a review af the staff report. Director Grimes reviewed the staff report. He noted it was staff's recommendation that they be allowed to have up to 30 children rather than 20 as the facility could accommodate that number of children. Director Grimes stated that staff recommended approval of this conditional use permit as there is a need for additional cMild care in Golden Valley. Commissioner Leppik asked about the exits. Director Grimes explained the exits and how the children would leave the building for outdoor play in the proposed fenced in area. He noted that the rooms and the outdoor play area were on the same level . Ms. Helen De Alwis was present to represent the proponent. She noted that there were several improvements they would have to make to the property to comply with codes including a fire alarm system and several fire doors. Commissioner McCracken-Hunt asked if there was an indoor play area. The proponent stated that one of the rooms would be used for large muscle play activities. Vice Chair McAleese opened the Informal Public Hearing. Hearing and seeing no one, the Informal Public Hearing was closed. � Minutes of the Golden Va11ey Planning Commission July 25, 1988 � Page 2 Consensus of the Commissioners was that additional child care facilities in Golden Valley was a good idea. It was moved by Commissioner McCracken-Hunt, seconded by Commissioner Leppik and motion carried unanimously to recommend City Council approval of a conditional use permit to allow for the operation of a Montessori School and Day Care Center in an Institutional Zoning District at Valley of Peace Lutheran Church, 4735 Bassett Creek Drive, subject to the following conditions: 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. 4. Any failure to comply with one or more of the conditions of approval shall be grounds for revocation of the conditional use permit. Ms. Cindy Misner, 4865 Bassett Creek Drive, arrived after the Informal Public Hearing was c1osed and requested the opportunity to speak. Vice Chair McAleese � stated she could do so. Ms. Misner owns the property next to the proposed Montessori School/day care center. She had concerns about the safety of the children and her liability should they wander into her yard and into Bassett Creek at the back of the property. The Planning Commission assured her that the children would be supervised and play in a fenced in area. III. REPORT ON BZA, CITY COUNCIL AND HRA MEETINGS Srief reports were given on the July 12, 1988 HRA meeting, the July 12, 1988 BZA meeting and the July 19, 1988 City Council meeting. IV. RESCHEDULE SEPTEMBER 12, 1988 PLANNING COMMISSION MEETING The regularly scheduled Planning Commission meeting for September 12, 1988 was rescheduled to September 14, 1988. The meeting was adjourned at 7:40 p.m. � � September 7, 1988 T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: Set Date for Informal Public Hearing - Preliminary Plat of PACE Addition PACE Labs is proposing to combine all six of their parcels along Douglas Avenue between St. Croix Avenue and the railroad tracks into one parcel . Staff suggests that the Planning Commission set an Informal Pubiic Hearing date of September 26, 1988 for consideration of the Preliminary Plat of PACE Addition. � � � September 8, 1988 T0: Golden Valley Planning Commission FROM: Beth Knoblauch, City Planner SUBJECT: Informal Public Hearing - Conditional Use Permit to Allow for a Child Day Care Center in an Institutional Zoning District - 1501 Xerxes Avenue North Kids' World, Incorporated has applied for a Conditional Use Permit to operate a day care center at Faith Temple Church. The church property is zoned for I-1 Institutional uses, and a day care center would be an allowable conditional use. The day care center would accommodate a maximum of 29 children in infant through toddler ages. Three crib rooms are planned, along with the required toilet facilities. Kitchen facilities are available. Kids' World is currently in the process of obtaining a State license for the center. Access will be from Xerxes Avenue. There is an off-street drive-through for drop-off and pick-up at the front door of the church. There is an area avail- able for off-street parking on the south side of the church. � Section 11.8 of the Zoning Code requires that, for any conditional use permit, the Planning Commission shall make findings and recommendations to the City Council on ten factors. In the case of the Kids' World application, the follow- ing findings have been made: 1. Demonstrated need for the proposed use. There is a shortage of day care options in the Golden Valley area. The City has made it a policy to encourage the establishment of day care centers at appropri- ate locations. 2. Consistency with Comprehensive Plan of the City. The site is in an area designated for single family residential uses. It is immediately adjacent to an area designated for semi-public uses. 3. Effect upon property values in the neighboring area. The day care center would not have a negative effect on the value of nearby properties. 4."- Effect of any anticipated traffic generation upon the current traffic flow and congestion in the area. At capacity, the maximum number of trips generated, including staff, would still � be less than 35 in both morning and afternoon. Th�rty five trips spread over the common peak traffic window should not create a traffic problem in either morning or afternoon. • Golden Valley Planning Commission September 8, 1988 Page Z � 5. Effect of any increases in population and density upon surrounding land uses. The day care center will not increase the population or density of the area. 6. Increase in noise levels to be caused by the proposed use. The day care center would not cause a significant increase in local noise levels. 7. Any odors, dust, smoke, gas, or vibration to be caused by the proposed use. The day care center will not cause significant levels of any of the above. 8. Any increase in flies, rats, or other animals or vermin in the area to be caused by the proposed use. The day care center will not cause an increase in undesirable animaTs or vermin. 9. Visual appearance of any proposed structure or use. The presence of the day care center will not significantly alter the appearance of the existing church. � 10. Any other effect upon the general public health, safety, and welfare of the City and its residents. The day care center will have no adverse effect upon the health, safety, and welfare of the community. It will promote the general welfare by providing a needed public service. Recommendation Staff recommends approval of the Conditional Use Permit for the operation of a day care center at Faith Temple Church. The following conditions are recom- mended to be made a part of the permit: 1. The day care center be limited to 29 children. 2. The day care center be operated in the area shown on the site plan and building plan on file with the City of Golden Valley. 3. The day care center receives all other necessary permits from the State and from the City of Golden Valiey before operation begins. __ 4. Any failure to comply with one or more of the conditions of approval shall be grounds for revocation of the Conditional Use Permit. � Attachments \ _` h _\t v, `"�.,wdh,��, - : ` �R � � Z ° � �' o � ' � _ � p .� ; �c •, ' o - � e� . ,� ------ - � _`` _��. �35�.'` -----' _� . _i,�e _ i 2t.ac , •�*-�' � M -- A-��'�w� � � � _ � � llf.9 » O � t � __ ,,,, v'� � � p �. y0�� � `� Ile_9_ V �. _ _ `� .' . . , o � � ` � �__�a_IO�f --•. � e --- w • -1��-�-5s--- � �„ N ��ci � � ' � o.e ; �. � � . 33 --�r �e .r �' n1 — � — ----- � ,aiv�l vac ;•�•s � (� O � � o � o �, �► � � o e w y, \� � ; �- � 1 � � � ti , � .�.�� � -� °,� ��. � � � g � � ' � �-�- SI TE , 0 � m ---- -- -- -- �,�-=� -.>-- N. � \ r= i ' \� � o i � � � 1 � a � �li ° i ° � \ // � 3 c� n \ � � � ? � � o + � \ � �o � z — ,� 1 � c � � � � � � � � � r � , ,r � I a � � � \ � � � � �� � � � �� � ��� - - � � �. : � o. � � � '��- - � ``'-- _.___ __ �°° � -5 { � � _ . ?�.�t"� August 28, � 988 � � Kids' PJorld Child Development 15C�T Xerxes Ave . Golden Valley, � Mn Dear Mr Grimes: In con�uction with the Faith Temple Church, Kids� World for child developement would like to establis}-: a licensed child care center. UJe would like to have 29 children in our program. l'Ve are currently working � . with state license division. This program is designed to provide quality child care to infants and toddlers. If there are any questions please feel free to call #529-8603 or �7?6-6022. � Sincerly Yours� _ J/' /1/ . �/j(i� " � /:./ L� �Z� � " J . . . . . :� � � -- __ --_-- � -- ; � I , , , � � �,,, � -�.- � , � �� ,�_ '; �� ; ,,� t i ( I - i ,t� , � I------ �l� ' ------- ; - . _____ ..__ __ -. � � ;' ' � i � � � � } , r J ' `� � � � , , � � � ; - , _________----- - -.� ,� �- -. ------ I '�� '� I ' 1, � i 1 � � 'f � ' i `_ � . � �,,� i S , � I � ---�� � � ,� I � �_I ; � � � � � � � � �' �� � , V � ' � � , , �- i v� � ; ,�; i -� �� ' � �' � � � � , ! `�, f �G_ � �' � ;�,�1 :i N �� I - � - II� i I ��_ - ------7 , __;�: � ' � � �I � � , - `, ,: i! � I � J �' � , 3 �. 0 � �� , _ � � � � �- �i � ',�_ � � � ';� � '�! ' � r '`� � I! ! , ; , , ; ; � ;��`# September 9, 1988 � T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: Informal Public Hearing - Conditional Use Permit to Allow Marine Engine Repair and Boat Storage at Malik's Union 76, 1900 Douglas Drive - Greg Malik, Proponent In August the City Council approved an amendment to the Zoning Code that allows the repair of marine engines with a Conditional Use Permit (CUP) in the Commercial Zoning District. This amendment to the Zoning Code was requested by Mr. Malik in order that he may continue to do marine engine repair at his gas station. He has stated that he has been doing such repair for the past 10-12 years at this iocation. In addition to his request to do marine engine repair, he has also requested that he be allowed to store his own 38 foot boat during the off season on the north side of his building. In the Commercial Zoning District, outside storage is permitted only with a CUP. He has stored his boat at this site the last couple of years. � Over the past several years, there has been concern regarding the number and the size of boats that Mr. Malik has had on his property. There is also a concern regarding where he has parked the boats. Often times boats were stored near the street and sometimes there were even "for sale" signs on the boats. At one time there was also more than one very large boat, similar to the one owned by Mr. Malik, parked on the site. Mr. Malik has talked to me regarding how he would propose to run his marine engine repair operation if a CUP were allowed. First, there would never be more than four boats parked on the site for repair as shown on the site p1an. The maximum size boat he would repair would be 22 feet. The boats would be at his site for one to three days while being repaired. If a part would take longer than three days to get, he would tell the owner to bring the boat back when he receives the part. He would only do engine and electrical repairs on the boats. The work is done in the garage with a small amount of work done outside if necessary. The repair of marine engines would occur only between April 1 and November 1. From November 1 to April 1, no boats would be stored at the station. No boats would be for sale on the site. Mr. Malik would like to continue to store his boat on the north side of the garage. It is a large 38 foot long boat on a trailer. If he is allowed this storage, the location that is proposed is the best location because it is adjacent to the other gas station and farthest from the apartments to the east. There is a fence that is about five feet high along this side, The Planning Commission is required to make findings and recommendations to the � City Council on the following factors. My thoughts on th�se factors are as follows: • Golden Valley Planning Commission September 9, 1988 Page 2 � 1. Demonstrated need for the use. Mr. Malik states that there is both a demand and need for boat engine repair. This is demonstrated by his ongoing success in the business. 2. Consistency with the Comprehensive Plan. - Repair of marine engines is generally consistent with the Commercial designation in the Gomprehensive Plan. He is providing a service to the public which is similar to auto or truck repair which are acceptable commercial uses. 3. Effect on property values in the area. The most significant effect is the visual appearance of boats stored on site. However, a reduction of property values in the area due to continued boat repairs at the gas station cannot be shown. 4. Effect of any anticipated traffic generation upon the current traffic flow and congestion in the area. The repair of four boats and the storage of one large boat will not have a significant impact on the traffic generation. As of this time, I have not heard of problems of traffic from the Police Department or Public Works Department. * 5. Effect of any increases in population. There will be no increase in population due to the boat repair or storage. 6. Increase in noise level due to proposed use. The boat repair will be done primariTy inside. There have been na comp�aints regarding noise from the gas station due to boat repair. 7. Increase in odors, dust, smoke, gas, or vibration by the use. No increase in these problems is anticipated. 8. Increase in animal pests from this use. No increase in animal pests is anticipated. 9. Visual appearance of the proposed use. The storage of one boat and temporary storage of four boats wili have a visual impact on the area. There is a five foot high fence behind the station as shown on t�ie plan. However, this will not completely screen boats that are on a trailer. Since this gas station was built before the current setback codes were established, the site is non-conforming in terms of setback. The storage of the boats are in the required setback area of today's code. If the building � location and yard area was conforming, the boats would be stored farther from the property lines. However, applying today's standards to the site would make the entire property unbuildable for a service station. . � Golden Valley Planning Commission September 9, 1988 Page 3 � 10. Any other effect upon the general public health, safety, and welfare of the City and its residents. There should be no other items that would effect the health, safety, ari�d welfare of the City and its residents. The purpose of a CUP is to permit a use that may not be desirable if certain conditions are not followed. In this circumstance, the City Council has said that marine engine repair and boat storage are acceptable under certain conditions. Are the conditions proposed by Mr. Malik adequate to permit the uses? The proposed use of the property by Mr. Malik is significantly less than the way he has used the property in the past. He has had six or seven boats on the site in the past. This is too many based on the size of the site. He has also had two large boats stored on the site. Two of the 38 foot boats are too much for this site. He is now requesting the winter storage of his own 38 foot boat. The following conditions are ones that I recommend if the Planning Commissian chooses to approve the CUP for marine engine repair and boat storage: 1. No more than four 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 stored for engine or electrical repairs shall be larger than 22 feet. 3. No boats shall display a °for sale° sign. 4. One large (38 feet) boat on trailer may be stored north of the service station as indicated on the site plan. Attachments � IaJ �- - -- ivo/ i� �v. W � �. � � .i..�.�� .. ..p y�j .. 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