07-28-82 PC Agenda GOLDEN VALLEY P4ANN I NG COI�P11 SS ION
# (Civic Center, 7300 Golden Valley Road)
June �a, 19�32
7:OQ P.M.
AGENDA
„
I . APPROVAL OF MINUTES - JUNE 114, 1982
II . INFORMAL PUBLIC HEARINC - R�ZONING
APPLICANT: Richard P�1. � Marjorie E. Leonard, Sr.
LOCATION: 817� Medicine Lake Road
REQUEST: Change zaning from Residen�ial (single-family
dwelling),', to R-2 Residentiai (t�o-far�ily dwelling)
III . INFORMAL PUBLIC HEARING - Ca'NDITIONAL USE PERMIT
APPLICANT: Renaissa'r�ce of Golden Valley
� `
LOCATION: 1710 Do�glas Drive tJorth
REQUEST: Conditianal Use Permit to atlow operation of
an Outpatient Adolescent Chemical Dependency
Treatmen't Center in a B � PO Zoning District
I V. DI SCUSS IOtJ :�t�"�J �COPdS d �E�t�°f 4�fJ!� OF PROPOSED AMENDt1ENTS TO THE C 1TY '
ZONING OR�lNANCE �
U. REPORT ON HRA P�EETiNG - JUNE S, 1982
VI . REPORT ON CITY COUNCIL MEETING - JUNE l�, 1982
VII . REPORT ON �P�CIAL HRA MEETING - JUNE 15, 1982
VIII . UPDATE ON VALLEY SQUARE REDE�IELOPNENT PROJECT
�
Mir�utes of the Golden Valley
Planning Camt�ission
. June 14, 1982
A �regular.meeting of the Planning Conmission was held in the Council
Chambers of the Civic Cerrter, 7800 Golden Valley Road, Golden Valley,
MN. Vioe Chairman Polachek called the meeting to order at 7:00 P.M.
Those present were Comnissioners Leppik, Polachek, Singer and Tutr�an.
Commissioner Prazak was nat present at the beginning of the meeting.
' Cormiissioners Forster arx3 Thcnpson were absent.
Also present were Nlike Miller, P1anrLing and Redevelo�xnerit Coordinator,
arad Alda Peikert, Assistant Planner.
I . Approval of Miraxtes - May 24, 1982:
It was rmved by Gom:�issioner Sir�ger, seconded by O�mmissioner I�pik
and carried unariimausly t�o approve the mir�utes of the May 24, 1982
p l,ann i nc3 Cpitmi SS].Ori IC1�@t].rig 8S recorded.
Cor�missianer Prazak arrived at the meeting.
II. Set Date For Informal Public Hearing - Rezoning
APPLICANI': Ridlard M. & Marjorie E. Le�ard
• LOCATION: 8179 Medicine Lake Road
REQUEST: Change zoni.ng frwn Resideritial (single-
family) to R-2 Resideritial (twrrfamily clvelling)
Vice Chairman Polachek introduced this agenda it�n and asked for o�m-
ments from staff. Planning and Redevelo�nerit Coordinator Mike Miller
verified the staff recomrendation of a June 28, 1982 hearing date and
informed Plann;ng Cormussioners that applicable new sections of the
Zoning Ordinance would be distributed wi.th the agenda.
The proponents, Mr. and Mrs. Ridzard M. Lecmard, were present.
It was mQVed by Qommissioner Leppik, seconded by O�mnissioner Singer
and carried unanimously tr� set an informal public hearing date of Jur�e 28,
1982 for consideration of an application received fran Ridzard M. and
Marjorie E. Lecnard for rezoning of an undeveloped lot at 8179
Medici.ne Lake Ftpad fram the R�esidential (Single Family) to the Two
Family (R-2) Residential Zoning District to allaa oonstn,tction of a
double bungalaa � the site.
�
. • .
Planning Comnission Meeting - June 14, 1982 �� -2
� III. Set Date For Informal PubLic Hearing - P.U.D. #37, Preliminary
Design Plan, ffiandon Terrace Ta�mhouses
APPLICANI': Brad J. Jones
LOC'ATION: 528 Indiana Avenue North
RDQUEST: Approval of Preliminary Design Plan for a
• P.U.D. o�ntaining 6 Zbwr�lvcaY►es.
Vice Chai.rman Polachek introduced this agenda item and inforrred the
Planning Comnission of a menxarandum provided by staff changing the
r�c.��u���xiaciu�� ui a �ublic hear'iny date froatt Jun,e 28, 1982 to July 12,
1982 to allvw time for the praponent to �lte nodi.fications to the
plans. Planning and Re�velopmerit Coordinator Mike Miller e�lained
that the PZID plans had 'been distribut�d to City staff departrr�nts and
that only that mr�rning the City Engineer had pointed out vonditicns
affecting the PUD design. Mr. Miller reported that he had reached the
proponents co�cerning these conditions only late in the day of the
meeting. He recomner�led delay of the hearing date to July 12, 1982 to
allaa preparation of revised plans and indicated that these plans
would be distributed at the June 28, 1982 Planning Comnission meeting.
The proponent, Mr. Brad J. Jon+es, and his architect, 1�. Lloyd
Jafvert, were present and c�firmed that the July 12, 1982 hc�aring
date wnuld be acceptable to them.
• It was nx�ved by O�mnissioner Leppik, sewnded by O�nmissioner Prazak
and carried unanimausly tn set an informal public hearing date of July 12,
1982 for consideration of the Preliminary Design Plan for PUD #37,
Brandon Terrace Tcxnmlx�uses, which praposes six t�ar�s located at
5 28 Indiana Avenue North.
IV. Set Date For Infarmal PubLic Hearing - Cor�li.tional Use Permit
AppLICANT: Rerraissance of Golden Valley
LOCATION: 1710 Douglas Drive North
REQUEST: Corxiitional Use Permit to allow operati�
of an Out�atient Adolescent C:hemical
Dependency Treatment Center.
Vice Chairman Polachek intxoduced this agenda item and noted the June 28,
1982 hearing date recomnended by staff. Planning and RedeveloFanerrt.
Coar��dinator Mike Miller provided the Planning Comnission with background
on the subject�building. Mr. Sill Bexgquist was present to represent
the proponent.
It was moved by Gomnissioner Prazak, sec:onded by O�mnissioner Singer
and carried unaninlously tr� set an inforr�l public hearing date of June 28,
• 1982 for consideration of a wnditional use pennit requested by
Renaissance of Golden Valley t� allow c�peration of an Outpatie.nt
Adolescent Chemical Depexidency Treatment Center at 1710 Dauglas Drive
North in the Business and Professional Offices Zoning District.
Planniny Comnission Meeting - June 14, 1982 Page -3-
• V. Report on City Council Meeting - June 1, 1982
Corrmissioner Singer provided the Comnission with a report o� the City
Council meeting of Jur�e 1, 1�2.
VI. Report .on HRA Meeting - June 8, 1982
Due to the absence of Corrmissioner Forster, who represented the
' Plaiu�ing Co�nission at the June 8, 1982 HIZA meeting, the report cn the
HRA meeting was postponed to the next Planning Comnission meeting.
V II. Report on BZA Mee�ting - June 8, 1982
Vioe Chairman Polachek provided the Plaruling Commission with a report
on the Board of Zoning Appeals (BZA) meeting of June 8, 1982.
The meeti.ng �,ras adjourned at 7:20 p.m.
Respectfully su�m.tted,
�
Herb Polachek, Vice Chair Man3aret Leppik, Secretary
•
• T0: GOLDEN VALLEY PLANNING COMMISSION DATE: JUNE 22, 1982
FROM: ALDA PEIKERT, ASSISTANT PLANNER
SUBJECT: INFORMAL PUBLIC HEARING OPJ REZONING - 8179 MEDICINE LAKE ROAD
RESIDENTIAL TO TWO FAMILY (R-2) RESIDENTIAL
The proponents, Mr. and Mrs. Richard M. Leona d, Sr. , request rezoning of
a vacant lot located at 8179 Medicine Lake Ro d from the Residential to
the Two Family (R-2) Residential Zoning District in order to allow con-
struction of a double bungalow on the site.
The lot proposed for rezoning exactly meets minimum lot area and width
requirements for the R-2 Zoning District. Th lot is 100 feet in width,
the minimum width allowable in the R-2 Zoning Distric� and 125 feet in
depth for an area of 12,500 square feet, the inimum lot area allowable
in the R-2 Zoning District.
The plot plan provided indicates construction of a double bungalow which
conforms to all setback requirements on the 1 t. The structure is placed
the required 35 feet back from the road right of-way, and side and rear
yard setbacks exceed the 15 foot minimum side yard requirement and 25 foot
� minimum rear yard requirement (20 percent of 125 foot lot depth) .
Surrounding land uses are compatible with the proposed rezoning for con-
struction of a double bungalow. The subject lot is on the edge of an
esteblished single family residential neighborhood south of Medicine Lake
Road in Golden Valley. Al1 neighboring property south of Medicine Lake
Road is zoned Residential and developed with ingle family dwellings. The
subject lot is the only vacant lot in the are . The only nonresidential
use in the immediate vicinity south of Medici e Lake Road is a church zoned
Institutional ( 1=1 ) located to the east and s parated from the subject lot
by two houses. However, to the north across �edicine Lake Road in the
City of New Hope, land uses are nonresidential . To the northwest across
Medicine Lake Road is an apartment complex consisting of a series of two
story apartment buildings each approximately the size of a duplex. Directly
across Medicine Lake Road to the east of the partments is a clinic, and
further to the east are a laundry and dry cle ning establishment and then
a neighborhood shopping center on the corner f Medicine Lake Road and
Winnetka Avenue North.
The proposed double bungalow use of the lot in question is suitable due to
location on the outer edge of a single family residential neighborhood,
location on Medicine Lake Road classified as a minor arterial in the Golden
Valley Comprehensive Transportation Plan, and location across the street
from multiple family residential and clinic ses.
•
I . .
, RE: Informal Public Hearing on Rezoning - 8 79 Medicine Lake Rd.
Residential to Two Family (R-2) Residen ial
Staff suggests that the Planning Commission ecommend that the City Council
approve rezoning of 8179 Medicine Lake Road rom the Residential to the
Two Family (R-2) Residential Zoning District based on compatibility with
adjacent land uses.
AP:kjm
Attachments:
1 . Site Location Map
2. Plot Plan
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•
T0: GOLDEN VALLEY PLANNIhG COMMISSION DATE: JUNE 23, 1982
FROM: MIKE 1�41LLER, PLANNING � REDEVELOPMENT COORDINATOR
SUBJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO OPERATE AN OUT-PATIENT
ADOLESCEPJT CHEMICAL DEPEPJDEPJCY TREATMEWT CENTER WITHIfJ A B�PO
ZONING DISTRICT
BACKGROUND � A�ALYSIS
Renaissance of Golden Valley is requesting a Conditional Use Permit that would
allow them to relocate their Out-patient Adolescent Chemical Dependency Treatment
Center from its present location at 830 Rhode Island Avenue North to the lower
level of the vffice and laboratory building located at 1710 Douglas Drive North.
This site is owned by Pace Engineering Laboratories , Inc. who intend to occupy
the remainder of the building. The site in question is zoned Business and Pro-
fessional Office (B&PO) , which does not specifically list this proposed use as
either permitted or conditional . However, Section 10.091 (F) (see attached
Chapter 10, Zoning Ordinance) does provide an avenue of approach to allow applica-
tion for a Conditional Use Permit.
• Therefore the Planning Commission has a two-fold task when making a recommendation
on this matter to the City Council . The Planning Commission r�ust make a recom-
mendation on the compatibility of the proposed use with other uses specifically
described in Chapter l0. Secondly, the Planning Commission must make findings
and recommendations to the City Council based on the ten points set forth in
Section 20.03 (G) , Chapter 20 Conditional Uses, of the City Zoning Ordinance.
According to the applicant, the Renaissance program is based upon the principles
of Alcoholics Anonymous and views chemical dependency as a disease which affects
the entire family. In addition to a program geared toward the adolescent and his
special needs, the entire family is evaluated and a treatment is developed to
include all of their needs. Renaissance serves up to 25 out-patient clients
between 12 and 18 years of age. The program offers a special education component
to clients undergoing treatment so they do not have their education interrupted.
Students work with certified teachers from 8:00 a.m. to 11 :30 a.m. daily. Staff
for the facility consists of four full-time and four part-time counselors.
As previously mentioned, Renaissance would occupy approximately one-half (2500
square feet) of the lower level of the two-level building. Pace Laboratories , Inc.
intends to occupy the entire upper level (4700 square feet) and the remaining
3,000 square feet of the lower level . Attached you u�ill find, in addition to a site
plan, a floor plan indicating how Renaissance would utilize the lower level area
that they would lease. Renaissance operates five days per week between the hours of
•
� -
RE: Application for Conditional Use Permit to Operate an Out-Patient Adolescent
� Chemical Dependency Treatment Center within a B�PO Zoning District
June 23, 1982
Page 2
8:00 a.m. and 5:00 p.m. and two evenings per week (Tuesday and Thursday) until
7:00 p.m. The largest number of outpatient clients on-site at any one time.
would be 25, with the total number of staff inembers present at one time would be
eight. Parking requirements for a use such as this would require a ratio of one
(1) parking stall for each three out-patient clients plus one (1) parking stall
for each three employees. Therefore, Renaissance would be required to provide
11 off-street parking stalls on premise and in addition to the parking required
by Ordinance for Pace Laboratories, Inc.
According to the applicant, 12 out of 38 parking stalls on-site would be allotted
to Renaissance. It should be noted, however, that none of the out-patient clients
are permitted to drive, and therefore are transported to and from the treatment
center by their parents. There would be no overnight facilities for either patients
or staff. The normal daily routine for out-patient clients would be similar to a
regular school day, except for evening sessions which would involve family group
therapy. According to the information provided by the applicant, peak parking
demand for Renaissance apparently would occur only on Tuesday and Thursday
evenings between 5:00 p.m. and 7:00 p.m. Pace Laboratories would be ending their
work day at 4:45 p.m.
� Adjacent zoning and land use include B � PO to the north (office building on-site) ,
Multiple Dwelling to the northeast, and Open Development to the east and south
(mostly single-family residential development) . The west side of Douglas Drive
North the area north of the railroad tracks is zoned Industrial (Honeywell Plant) ,
and south of the railroad tracks the zoning is Residential (pri�arily single-
family dwellings) .
RECOMMENDATION
In making a determination of compatibility with the other Conditional Uses listed
in Section 10.091 , Subsection "C" would appear to provide the strongest basis for
compatibility. Schools and/or facilities for the mentally and physically handi-
capped certainly would not be incompatible with an out-patient adolescent chemical
dependency treatment center. In addition, a psycologist or psychiatrist utilizing
group therapy would be a permitted use within a B�PO Zoning District just as offices
for doctors and dentists would be. Under the terms of the Zoning Ordinance
(Section 10.091"F'') I would suggest that the Planning Commission give favorable
consideration to a determination that the proposed use is in fact compatible with
other Conditional Uses listed in Section 10.091 and therefore, should be eligible
for a Conditional Use Permit.
If the Planning Commission makes a favorable recommendation relative to Section
10.091 (F) , then it must consider the merits of the Application for a Conditional
Use Permit. Specifically, the Planning Commission is required to make findings
and recommendations to the City Council in accordance with Section 20.03 (G) of
� the City Zoning Ordinance as listed below:
RE: Application for.Conditional Use Permit to Operate an Out-Patient Adolescent
Chemical Dependency Treatment Center within a B�PO Zoning District
• June 23, 1982
Page 3
G. The Planning Commission shall make findings and recommendations to the City
Council based upon any or all of the following factors (which need not be weighed
equally) :
1 . Demonstrated need for the proposed use.
2. Consistency with the Comprehensive Plan of the City.
3• Effect upon property values in the neighboring area.
4. Effect of any anticipated traffic generation upon the current traffic flow and
congestion in the area.
5. Effect of any increases in population and density upon surrounding land uses.
6. Increase in noise levels to be caused by the proposed use.
7. Any odors, dust, smoke, gas, or vibration to be caused by the proposed use.
8. Any increase in flies, rats, or other animals or vermin in the area to be
� caused by the proposed use.
9• Visual appearance of any proposed structure or use.
10. Any other effect upon the general public health, safety, and welfare of the
City and its residents.
With respect to the above listed subsection of the City Zoning Ordinance, the
following findings are suggested:
1 . Chemical dependency among our adolescent population is an ever-increasing
problem within our society today. Therefore, it would be quite difficult to
argue that there is no demonstrated need for the proposed use.
2. While the Comprehensive Plan calls for this site along with a larger area
on the east side of Douglas Drive to eventually be developed for high density
residential use, the location is presently zoned, and used, as Business and
Professional Office. It is felt that the proposed use would be compatible with
the Zoning District.
3. Although a commonly used arguement is that a contested proposed use would
decrease property values in the neighborhood, there is no factual evidence to
document any possible negative or positive effect upon property values in the
neighboring area.
•
RE: Application for Conditional Use Permit to operate an Out-Patient Adolescent
. Chemical Dependency Treatment Center within a B�PO Zoning District
June 23, 1982
Page 4
4. Inasmuch as the site in question has not been used for more than one year,
it is obvious that there will be new traffic generation from this site.
However, adverse impact on traffic flow should be minimal due to the fact that
Douglas Drive is a higher volume north-south traffic route through Golden
Valley. Some congestion would undoubtedly occur during peak A.�N. and P.M.
traffic hours as out-patient clients are dropped off, or picked up by their
parents. Vehicles attempting to enter onto Douglas Drive during this period
may have a longer wait before they could execute their turning movement.
5• The proposed use would not have any effect on population or density.
6. The type of use proposed should not increase noise levels within the neighborhood.
7. It is not anticipated that the proposed use would produce any odors , dust,
smoke, gas, or vibration.
8. Item 8 is not applicable.
9. The structure in which the proposed use would be located would notbe altered
in any manner from its present appearance as a result of the proposed use.
• 10. The proposed use, because it addresses a prevalent medical and social problem
of our society, would have a positive effect upon the general public health,
safety, and welfare of the City and its residents.
In view of the above findings , I would recommend that the Planning Commission give
favorable consideration to recommendation to the City Council to grant a Conditional
Use Permit to Renaissance of Golden Valley to operate an Out-patient Adolescent
Chemical Dependency Treatment Center at 1710 Douglas Drive North subject to the
following conditions:
1 . That the maximum number of Out-patient Clients not exceed 25 individuals on
premise at any one time.
2. That Renaissance be atlotted not less than 11 off-street parking stalls on-site.
3• That Renaissance agree to implement all code requirements and recommendations
of the Building Inspector and the City Fire Marshall relative to life safety,
Fire prevention and emergency evacuation of the structure are to be used by
Renaissance.
4. Failure to adhere to any of the above listed conditions shall constitute� just
grounds for revocation of the Conditional Use by the City Council .
• MHM:kjm
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•A
• T0: GOLDEN VALLEY PLANNING COMMISSION DATE: JUNE 23, 1982
FROM: MIKE MILLER, PLANNING � REDEVELOPMENT COORDINATOR
SUBJECT: DISCUSSION AND CONSIDERATION OF PROPOSED AMENDMENTS TO CHAPTERS 6
AND 20 OF THE CITY ZONIPJG ORDINANCE
Attached you will find two proposed amendments to the City Zoning Ordinance for
your consideration. Experience thus far with the Zoning Ordinance, as revised,
indicates that certain types of health and exercise uses have special structural
needs which appear to be best satisfied in warehouse type structures. Therefore,
it is recommended that such uses be allowed as a Conditional Use in tfie Light
Industrial Zoning District.
The recommended fee adjustment for a Conditional Use Permit application is felt
to be justified when considering the great amount of staff time that must go into
evaluating the application. Conditional Use Permits are only allowed in Institutional
Commercial , B � P0, Light Industrial , Industrial and Open Development Zoning
Districts.
• MHM:kjm
•
•
T0: GOLDEN VALLEY PLANNING COMMISSIOP� DATE: JUPJE 23, 1952
FROM: MIKE MILLER, PLAPJNING � REDEVELOPME�JT COORDINATOR
SUBJECT: RECOMMENDED AMENDMENTS TO THE CITY ZONING ORDINANCE
It is recommended that Section 6.04 Conditional Uses, Chapter 6, Light Industrial
Zoning District, of the City Zoning Ordinance be amended by adding the following
subsections:
11 . Health, Fitness and/or Exercise facilities including dance studio,
gymnastic training, weight lifting studio, aerobic exercise, and gymnasiums.
It is also recommended that Section 7.03 Conditional Uses, Industrial Zoning
District, of the City Zoning Ordinance be amended by adding the following subsection:
14. Automobile repair shops, Auto body repair and/or painting, and auto cleaning
and reconditioning.
It is further recommended that Section 20.03�8) , Chapter 20, Conditional Uses,
� of the City Zoning Ordinance be amended to read as follows: �
B. A fee of One Hundred and Twenty-five Dollars ($125.00) shall be required for
the filing of each application.
MHM:kjm
•