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01-12-81 PC Agenda . ti - ,- � Golden Valley Planning Commission January 12, 1981 (Civic Center, 7800 Golden Valley Road) 7:30 p.m. A G E N D A � I . Approval of Minutes - December 8, 1980. II . Informal Public Hearing - Rezoning APPLICANT: Courage Center LOCATION: 4000 Golden Valley Road REQUEST: Rezone from "I-1 institutional" to "t-3 Institutional" � • III . Report on HRA Meeting - December 9, 1980 IV. Report on City Council Meetings - December 15, 1980� - January 5, 1981 • � � Minutes of the Golden Valley Planning Commission December 8, 1980 A regular meeting of the Planning Commission was held at 7:30 p.m. on December 8, 1980, in the Council Chambers of the Civic Center, 7800 Golden Valley Road, Golden Valley, Minnesota. Chairperson Eastes called the meeting to order at 7:30 p.m. Those present were Commissioners: Eastes, Edstrom, Forster, Hughes, Moede, Polachek, and Thompson. Commissioners Sehlin and Specktor were absent. Also present was Martin Farrell , Assistant City Planner, and Dixie Peterson, Secretary. 1 . Approval of Minutes - November 24, 1980 It was moved by Forster, seconded by Polachek and carried unanimously, to approve the minutes of the November 24, 1980 Planning Commission meeting. � II . Set Date for Informal Public Hearing APPLICANT: Courage Center � LOCATION: 4000 Golden Valley Road REQUEST: Rezone from "I-1 Institutional" to "I-3 Institutional" Martin Farrell presented a brief explanation of the rezoning request , and suggested December 22, 1g80 be set as the Informal Public Hearing Date. Jim Beaton, Associate Executive Director of Courage Center, was present to represent the proponent , and briefly addressed the Planning Commission. It was moved by Thompson, seconded by Polachek, and carried unanimously to set the Informal Public Hearing date for December 22, 1980. Iil . Informal Public Hearing - Rezoning APPLICANT; Vantage Companies LOCATION: 700 Xenia Avenue South REQUEST: Rezone from "Light Industrial" to "Industrial" ` Martin Farretl presented the staff report and recommended approval of the rezoning request. . Tom Loftus, General Manager of Vantage Companies, was present to represent the proponent, and briefly addressed the Planning Commission. Page 2 � Minutes of the Golden Valley Planning Commission December 8, 1980 Mr. Clarence Green, owner of 5740 Laurel Avenue, addressed the Planning Commission, and questioned the need for rezoning to Industriat , and stated his concerns for the residential homes in the area. It was moved by Edstrom, seconded by Forster, and carried, to recommend approval of the rezoning from "Light Industrial" to "Industrial". Commissioners Thompson and Moede voted No. IV. Planning �'ommission Items Chairperson Eastes advised the Planning Commission that Mary Anderson and John Mitchell have been appointed to a subcorr�nittee to serve as a liason to the Planning Comm�ssion and the City Council and would like to meet with the Planning Commission members on January 21 , at 4:30 p.m. Dave Thompson tentatively plans to attend this meeting, along with Chairperson Eastes. The Planning Commission discussed the idea of changing the meeting day from Monday to Tuesday evenings for the Planning Commission meetings. It was agreed to leave the meeting day as Monday, since that appeared to be the best time for the members, and would not necessitate a meeting change for the Board of Zoning Appeals. � V. Work Session - Density Chairperson Eastes initiated the discussion by questioning the members if they felt that there was a need to look at density as something other than units per acre. The members discussed various measures of density. After some discussion, the Commission decided that density is a relative factor and must be viewed on an individual project basis. When discussing units per acre, the following factors have to be analyzed: type of housing development (single family, townhouse, apartment, etc.) number of bedrooms in the units being considered, design of structure(s) and parking situation, and the expected number of residents. Commissioner Moede questioned the status of the Housing Policy and requested Staff to check on this. � Meeting adjourned at 8:45 p.m. Respectfully submitted, Sue Eastes, Chairperson Dixie Peterson, Recording Secretary � � January 6, 1981 T0: Golden Valley Planning Commission FROM: Martin Farrell SUBJECT: Petition to Rezone - Courage Center (4000 Golden Valley Road) BACKGROUND � ANALYSIS: The request arises on the part of the Courage Center, which is located at 3915 Golden Valley Road. The subject property consists of approxi- mately 1 .56 acres of land which is the current site of the Unity Christ Church. The subject property is located at 4000 Golden Valley Road and is situated directly across Golden Valley Road from the Courage Center. The current zoning of the site is I-1 Institutional . The request is to rezone the property to I-3 Institutional . There is a two-story structure on the site which has a footprint on the lot that occupies approximately 4,000 square feet of the 68,068 square foot lot. Unity Christ Church has been using the facility for holding services in the chapel , church office space and for religious course � instruction. There is a 25 car parking lot in the rear of the building and a 38 car parking lot in the front of the building. These two lots combined provide a total of 63 exterior parking spaces. Access to the front lot is from both Golden Valley Road and from Mary Hills Drive. Access to the rear lot is from Mary Hills Drive. Access to the site is one of the major drawbacks to any rezoning that would increase the trip generation to and from the site. At this particular site, Golden Valley Road curves in a southerly direction and visibility to the west and especially the east is poor. The entrance to the Courage CEnter and the hospital is on the south side of Golden Valley Road and is just west of the Unity Christ Church's front parking lot entrance. In fact, the City of Golden Valley has j_ust approved the entrance site as a signalized traffic intersection. The intersection af Golden Valley Road and the entrance to the Courage Center is scheduled to be signalized during the summer of 1981 . The signalization of the intersection would result in the closing of the access to Golden Valley Road from the Church's front parking lot. The surrounding land uses are as follows: North - Residential South - I-3 Institutional East - Residentiat West - Residential Obviously, the overriding character of the neighborhood is residential . The Comprehensive Plan designates the area as "Semi-public facilities" • Page 2 � Memo to the Golden Valley Planning Commission Petition to Rezone - Courage Center January 6, 1981 which denotes an Institutional area. The important point is that all institutional zoning districts are not alike and the uses can be extremely different. There are four separate and distinct zoning districts classified as Institutional . In an I-1 Institutional zoning district , the only allowable uses are as follows: l . Churches; 2. Schools, public and parochial , excepting colleges, seminaries and other institutes of higher education; 3. Such other uses which, in the opinion of the City Councit , are compatible with the uses specifically described above. I-1 Institutional districts are often found in areas that are primarily residential in character. In fact, some I-1 Institutional uses can enhance and even create a more desirable neighborhood. The request, however, is for an I-3 Institutional zoning district. The following uses would be allowed in an i-3 Institutional zoning district: � 1 . Lodge Halls and private clubs; 2. Hospitals, Rest Homes , Sanitaria, Nursing Homes, Clinics and other buildings incidental to the operation thereof; 3. Such other uses which in the opinion of the City Council , are compatible with the uses specifically described above. �If the subject property is rezoned, any of the listed uses could be allowed on the site. Uses such as lodge halls , hospitals, clinics and private clubs could be potentially harmful to the residential character of the neighborhood. The uses that are proposed by the Courage Center are listed in an attached - memo. Even though the proposed uses may not be detrimental to the surrounding land uses, once the property is rezoned, the City has no guarantee that other I-3 Institutional uses will not be implemented. Staff recognizes the good work that is carried on through the Courage Center. Unfortunately, the merits of the Courage Center are not at issue in this rezoning petition. The fact of the matter is that this particular site is not suitable for the types of land use allowed in an I-3 Institutional zoning district. RECOMMENDATION The area north of Golden Valley Road is primarily residential in character. A change in the current zoning would not be beneficial to the surrounding land uses and there are not enough positive reasons to justify a rezoning. � Given the aforert�entioned considerations, i recommend that the Planning Commission give unfavorable consideration to the rezoning. � EXHIBIT "B" City of Golden Valley Planning Department Re2,oning Petition Genera.I Inforniation � Continued # ?. . 7. Proposed use of the property, should it be rezoned. The property would be used to house some of Courage Center programs that are seriously lacking adequate space. The lower level would be occupied by Courage Center Homecrafters, a voca.tional r�habilitation service tha.t provides tra.ined staff to work with the disabled client in their own home. These ho�bound clients are evalua.ted and tra,ined to make appropriate cra.ft ite�,s in their home. These items axe marketed in various sa.les outlets throughout the region. Life Enrichment classes including sign la.nguage would be held in some of the lower level classroarr-recreation area. The upper level auditori�n would be used to conduct tra,ining s��na*� and institutes in the area of rehabilitation, Life Enrichment, a.da.ptive sports a.nd physica.l education, creativity, attitudes toward disability, rehabilitation engineering, amateur radio and nrany other areas of interest and involvement where the aim is to make it possible for our disabled citizens to live more independently, creatively;;and with as much purpose and dignity as possible. . The existing office axeas of the upper level would serve as a.dditional class and conference roon�s. • The present pro�rty owners, Unit Christ Church have y , granted permission to Courage Center to use their e�sting parking facilities for staff a.nd visitors. 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( v,� � ` Cy � �. it o.� p � �,,�ttE - /"'s So� -- • EXHIBIT "D 1" XISTING UNITY CHRIST CHURCH GOLDEN VALLEY ROAD, MINI`