06-28-82 PC Minutes �7
Minutes of the Golden Valley
P 1 anni ng Comni ss i on
June 28, 1982
A regul ar meeti ng of the P1 anni ng Comni ss i on was hel d i n the Counci 1
Chambers of the Civic Center, 7800 Golden Valley Road, Golden Valley, MN.
C hai rman Thompson cal l ed the meeti ng to order at 7:00 P.M.
Those present were Cornrnissioners Forster, Leppik, Prazak, Singer and
Thompson. Commissioner Polachek was not present at the beginning of the
meeting. Comnissioner Tubman was absent.
A1 so present were Mi ke Mi 11 er, P1 anni ng and Re�velopment Coordi nator, and
Alda Peikert, Assistant Planner.
I . Approval of Minutes - June 14, 1982
It was moved by Commissioner Leppik, seconded by Commissioner Singer and
c arried unanimously to approve the minutes of the June 14, 1982 Pianning
C ommission meeting as recorded.
II. Informal Public Hearing - Rezoning
APPLICANT: Ri chard M. & Marjorie E. Leonard, Sr.
L OCATION: 8179 Medicine Lake Road
REQUEST: Change zoni ng from Resi denti al (s ingle-fami ly
dwel l i ng) to R-2 Resi denti al (two-fami ly dNell i ng)
C hairman Thompson introduced this agenda item and recognized the propo-
nents, Mr. and Mrs. Richard Leonard, who were present. Planning
Commissioners had no questions for staff or the proponents.
Comnission Polachek arrived at the meeting.
C hairman Thompson opened the informal public hearing for public input.
M r. Charles Wicks, 8139 Medicine Lake Road, stated that his home is next
door to the subject lot and that he does not approve of construction of a
duplex on the lot because he believes it would lower the value of his home.
M r. Wicks stated that a duplex would mean renters constantly moving in and
out and that after living in his home for 16 to 17 years and working hard
to improve it and make it the home his family wants, he is opposed to
construction of a duplex next door.
M r. Bill Hopkins, 8140 - 25th Avenue North, stated that he lives behind the
subject lot and that he is in agreement with the comments made by his
n ei ghbor Mr. Wi ck s.
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rianning Comnission Minutes - June 28, 1982 -2-
C hairman Thompson closed the informal public hearing.
In response to an inquiry from Corrmissioner Leppik, Planning and Re develop-
ment Coordinator Mike Miller stated that the Comp rehensive Land Use Plan
c alls for Low Density Residential development at the subject site.
Chairman Thompson asked how many bedrooms each of the duplex units would
h ave, and Mr. Leonard responded that there would be two bedrooms in each
unit. In response to a question from Comni ssioner Leppik, Mr. Leonard
s tated that he would live in one of the units and rent out the other unit.
Commissioner Prazak asked the location of the nearest multiple family resi-
dential development. Mr. Miller responded that the nearest multiple
dwelling units would be across Medicine Lake Road in the City of New Hope
and that the nearest in the City of Golden Valley would be duplexes at
Winnetka and 23rd Avenues North. Staff verified that there are no other
v acant lots in the immediate vicinity of the subject lot which would be
a vailable for possible rezoning to the Two Family (R-2) Residential Zoning
District.
Co�nissioner Leppik questioned the proponent concerning the use of one
drive for both units, and Mr. Leonard verified that there would be one
c ement drive. Mr. Miller pointed out that Medicine Lake Road is a County
Road, that the County restricts the number of curb cuts, and that he
a dvised Mr. Leonard to contact the County early in the planning process and
f eels that the plan for one drive is a well thought out plan.
I t was moved by Comni ssioner Leppik and seconded by Comni ssioner Forster to
recommend that the City Council approve rezoning of 8179 Medicine Lake Road
f rom the Residential to the Two Family (R-2) Residential Zoning District.
Commissioner Leppik explained that she recommended approval because she
could see no reason for denial aside from speculation that construction of
a duplex might reduce va1ues of neighboring homes. The motion was passed
u nanimously.
III. Informal Public Hearing - Conditional Use Permit
APPLICANT: Renaissance of Golden Valley
L OCATION: 1710 Douglas Drive North
REQUEST: Conditional Use Permit to allow operation of
an Outpatient Adolescent Chemical Dependency
T reatment Center in a B & PO Zoning District
C hairman Thompson introduced this agenda item and recognized Mr. Bill
Bergquist, who was present to represent the proponent. Chairman Thanpson
asked for Comnissioner questions of staff.
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Commissioner Leppik asked where Renaissance is now located. Planning and
Redevelopment Coordinator Mike Miller replied that Renaissance is currently
located in a house at 830 Rhode Island Avenue North on Calvary Comr�unity
Services property and that the house is one of three to be removed for
construction of a parking lot. Mr. Miller added that Renaissance has been
a t its current location for three years and that there have been no
complaints or problems resulting from its location there during the three
y ear period.
In response to a request from Comnissioner Forster, Mr. Miller reviewed the
history of the building at 1710 Douglas Drive North, the proposed new loca-
tion of Renaissance, explained the developments leading to recent purchase
of the building by Pace Laboratories and discussed probable future need of
the entire building by Pace.
C hairman Thompson called on the representative of the proponent, Mr. Bill
Bergquist, to present his request to the Planning Co mnission.
M r. Bergquist stated that Renaissance has been in existence in Golden
V alley more than three years and at �ts current location for three y ears.
Renaissance is an outpatient chemical dependency treatment center serving
p rimarily senior high school students for both alcohol and drug related
p roblems. Renaissance is the first free standing outpatient facility as
opposed to being affiliated with a hospital. The philosophy of Renaissance
is to bring treatment to the community where the youngsters are located
rather than sending them to institutions. The three key components of the
p rogram are:
1 . Involvement in the school system, because the youngsters
must return to the school system upon completion of the
p rogram.
2. Involvement of the family, because treatment without the
f amily has less chance of success.
3. Treatment of the youngster, which is the primary component.
M r. Bergquist explained that most referrals come from neighboring school
systems and that Robbinsdale School District No. 281 make the greatest use
of the program in the Golden Valley location. Mr. Be rgquist emphasized
that referrals are by word of mouth and that Renaissance does not adve rtise.
M r. Be rgquist introduced the following representatives of Renaissance, all
of whom were available to answer questions:
Ms. Mary Q'Hern and Ms. Ruth Lund, teachers employed by both
Renaissance and District No. 281
Ms. Dee Rasmussen, Business Manager of Renaissance
M r. Craig Thomp son, Director of the Renaissance Program located
in Bloomington
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Planning Comnission Minutes - June 28, 1982 �-4-
M s. Eileen Klein, Counselor at Renaissance in Golden Valley
M s. Gwen Thornberg, graduate of the program, and her mother,
Mrs. Thornberg
Mr. Be rgquist explained that Renaissance has two programs at present, those
in Golden Valley and Bloomington, and will be opening a third program in
Anoka thi s fal l .
Representatives of Renaissance offered the following information on the
p rogram in response to questions from Planning Co mnissioners:
Renaissance is an independent for profit organization headed by three prin-
cipals, of which Bill Bergquist is one.
The primary differences between Renaissance and the outpatient treatment
f acility at Golden Valley Medical Center are that Renaissance is free
standing and that Renaissance treats adolescents only.
Renaissance is funded by private money, and no tax money is involved.
Renaissance is one of the first free standing independent treatment facili-
ties licensed by the State and eligible for third party payments from
h ealth insurance programs.
Renaissance is licensed by the State of Minnesota to treat up to 30 per-
s ons. Peak enrollment in the program in the past y ear was 20 clients.
F amily involvement is a condition of admission to the program. Evening
p rograms, involving approximately seven clients and their families on any
o ne evening, are conducted between the hours of 5:00 and 7:00 p.m. , lasting
until 7:30 p.m. at the latest, Tuesdaly and Thursday evenings only.
Ms. Gwen Thornberg verified that participation in the program on the part
of young people is primarily voluntary. Some begin the program only at the
u rging of their families but then want to come as they observe favorable
c hanges in themselves and develop goals to work toward.
Screening of program participants takes place initially through the
referral process. Potential clients go through an intake process and a one
w eek orientation. Renaissance refers 30 to 40 percent of potential par-
ticipants to other programs more suitable to individual needs. In this
manner, only persons most likely to benefit from the program are admitted.
However, if a participant begins using during treatment, he or she is asked
to leave the program.
The treatment process begins with referral by the Johnson Institute or by
p rofessional school counselors trained by the Johnson Institute. Most
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Planning Commission Minutes - June 28, 1982 -5-
clients in the past have been referred to Renaissance for intial treatment
rather than as a follow up to hospitalization. However, a program of two
w eeks of inpatient treatment followed by four weeks of outpatient treatment
at Renaissance is becoming rrare prevalent. Treatment typically takes four
to six weeks. This is followed by three months in an after care program,
and then participants enter an AA program. Return to the program at
Renaissance at whatever level is appropriate to the individual is always an
o ption if needed. There is also an alumni program for gradu ates both of
Renaissance and of other programs.
The success rate of the Renaissance Program is 60 percent, success meaning
that the graduate is participating in AA or another support group, is func-
tioning in a normal setting and is not using. Mrs. Thornberg offered the
information that her daughter has managed successfully for over a year and
s hared wi th the P1 anni ng Comni ss i on her grati tude for the Renai ssance
p rogram which returned her child to her.
The Bloomington Renaissance site is located within an industrial park one
b lock from a freeway servi ce road i n the vi ci ni ty of a ma jor f reeway i nter-
section for easy access. The location of the Anoka facility to be opened
in the fall will be within a medical professional building. Most similar
types of facilities in the Twin Cities area are in residential areas.
Renaissance would expect to occupy the proposed location at 1710 Douglas
D rive for three years and has negotiated a lease which would guarantee the
space to them for a minimum of two years. Renaissance does not expect
substantial program expansion during that time. The peak number of clients
allowable under their State license is 30, but referrals are down during
the summer months, and Renaissance prefers to have a waiting list from
w hi ch to draw cl i ents.
M s. Ruth Lund described the schooling program offered to participants.
M r. Bergquist introduced two other persons who had arrived at the meeting
to represent Renaissance: Mr. Brian Grott, Counselor, and Mr. Jim Andress,
f ormer Personnel Director, both with School District No. 281. Mr. Andress
a ddressed the Planning Comnission and stated that based on his experience,
Renaissance offers results, professionalism, expertise and a low profile.
Ne has been impressed with the program's ability to maintain close contacts
with community, parents and schools and at the same time maintain its low
profile.
C hairman Thompson opened the informal public hearing for public input.
M rs. Kathy Bershceit, 1605 Douglas Drive, asked whether the Renaissance
p rogram accepts students with criminal problems referred through the
c ourts. The proponents said that they have accepted court referrals bu t
only about four or five since the beginning of the Renaissance program, so
the percentage is extremely small . The courts are reluctant to refer cases
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Planning Comnission Minutes - June 28, 1982 -�-
to outpatient facilities and young people with criminal problems are more
likely to be institutionalized. Clients at Renaissance are brought to the
p rogram location and picked up daily by parents. They are not allow ed to
drive themselves. Participants are not allowed to leave the premises
during the day program, are not allowed to be around the facility before
a nd after the regular program hours, and are supervised if ou t in the y ard.
Renaissance has never had a police call.
M rs. Wiebesick, 6145 St. Croix Avenue, stated that she lives directly
b ehind the subject building and asked which parking lot would be used for
dropping off and picking up young people, asked the age range of clients,
a nd asked about program hours. Mrs. Wiebesick also noted that there is
little outside area for program use. The proponents replied that the north
p arking lot will be used for dropping off and picking up young people par-
ticipating in the program. Participants are 12 to 18 years of age with the
average age being 15. The day program lasts from 8:00 a.m. to 4:00 p.m. ,
and evening sessions with family are scheduled from 5:00 to 7:00 p.m. ,
lasting no later than 7:30 p.m. There will be no use of outside space at
the proposed new location. All activities will take place inside, and the
p rogram is structured to fill the entire day. Program activities include
s chool instruction, lectures, therapy sessions, lunch break and relaxation
a nd exercise periods.
M r. Dan iverson, 6404 Hampshire Place, explained that he lives in a double
bungalow on the west side of Douglas Drive two houses from Douglas Drive.
M r. Iverson stated that he has no dispute with the Renaissance program and
that it appears to be a sound program, but he does dispute the location.
M r. Iverson stated that the neighborhood around the proposed location of
the facility is a close neighborhood with children ranging from young age
to adolescents and that his concern is for the neighborhood children. Mr.
Iverson questioned why Renaissance finds the proposed location ideal f or
their purposes and stated that he feels the facility should not be located
in a residential setting. Mr. Miller explained the concept of a con-
ditional use permit, that conditions would be placed on the permit approval
and that if the conditions are not met, the City would have grounds for
revocati on of the permi t.
M rs. Barbara Williams, 1700 Douglas Drive, asked what recourse neighboring
- residents would have if things do not go as presented and asked whether
there would be a time limitation on the permit. Chairman Thompson and Mr.
M i 11 er both veri f i ed that any fai 1 u re to comp ly wi th condi ti ons of the p er-
mit could be reported to the City and would be investigated. Mr. Miller
s tated that the permit would not have a time limitation, that while a time
restriction may be placed on issuance of such a permit, it is preferable to
a ttach specific conditions and monitor compliance with those conditions.
M rs. Kathy Berscheit, 1605 Douglas Drive, stated that she shares concern
f or neighborhood children and does not feel comf ortable with the fact that
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the only recourse for neighboring res'idents will be to make complaints to
the City.
Mrs. Wiesbesick, 6145 St. Croix Avenuie, asked whether program participants
have problems other than alcohol and drugs. The proponents replied that a
number of their clients have truancy problems, but as stated before, very
f ew are court referral s. '
M r. Bi 11 Mi 11 er, 5533 Yates, Crystal ,' stated that he was a pati ent at
Renaissance a year ago and was invol�ed in the program for a period of
three months. Mr. Bill Miller verifi'ed that the Renaissance program is
very highly structured and that parti'cipants spend no time outside. Mr.
Bill Miller confided that at the tim� he entered the Renaissance program,
h e shared the same fears expressed by some of the neighboring residents
that he would be thrown in with crimi'nals. He found that the other program
p articipamts were young people like himself, the kid next door type, people
y ou would never guess had chemical d�pendency problems.
Chai rman Thompson closed the i nformall publi c heari ng.
C hairman Thompson referred to the staff report outlining a two-fold task
f or the P1 anni ng Commi ss i on: 1) A r�comme ndati on on comp ati bi 1 i ty of the
proposed use with other conditional uses listed in the Business and Pro-
f essional Offices Zoning District and 2) findings and recommendations based
on the ten factors listed in the Zoni'ng Ordinance for consideration of con-
ditional use permit requests. It was the consensus of the Planning
Cor�nission that the proposed use is Compatible with other conditional uses
specifically described in Chapter l0lof the Zoning Ordinance. The Planning
Commission then reviewed the considerations set forth in Section 20.03 (G)
of the City Zoning Ordinance.
Commissioner Singer stated that he favors the proposal based on the unblem-
ished record of the Renaissance program in its present location in terms of
land use and impact on neighboring property.
Chairman Thompson reviewed the condi�ions of approval recommended by staff.
Commissioner Singer noted that the r�commended conditions restrict the
n umber of clients to 25, while the pMOponent stated that the facility was
licensed by the State for 30 clients. Planning and Redevelopment Coordinator
Mike Miller stated that he based his 'recommendation on information provided
by the proponents that the number of clients served is 25 and that he sees
n o problems with allowing 30 clients. However, he verified that the
increased number of clients would require allocation of additional parking
s paces to Renaissance use. Mr. Berg�uist explained that since the young
p eople do not drive themselves to the day program, Renaissance parking
n eeds are greatest du ring the evening program which includes families and
s tarts at 5:00 p.m. The hours of the principal user of the building, Pace
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Planning Commission Minutes - June 28, 1982 _ -8�•
L aboratories, end at 4:45 p.m. so that all of Pace parking is also avail-
able for Renaissance use during evening sessions.
Commissioner Forster asked whether the building had been inspected by the
City Building Inspection Department and Fire Marshal for proposed
Renaissance use. Mr. Miller stated that the building has been inspected
f or use by Pace Laboratories and was inspected in connection with a pre-
vious proposal for use as a Day Care Facility. Th e building will be
inspected specifically for Renaissance use once the City is assured that
the use will be going into the building.
It was moved by Commi ssioner Forster and seconded by Comni ssioner Prazak to
recommend that the City Council grant a conditional use permit to Renaissance
of Golden Valley to operate an Outpatient Adolescent Chemical Dependency
T reatment Center at 1710 Douglas Drive No rth subject to the following
c onditions:
1 . That the maximum number of outpatient clients not exceed
30 individuals on premise at any one time.
2 . That Renaissance be allotted not less than 13 off-street
p arking stalls on-site.
3 . That Renaissance agree to implement all code requirements
and recommendations of the Building Inspector and the City
Fire Marshal relative to life safety, fire prevention and
e mergency evacuation of the structure area to be used by
Renaissance.
4. Failure to adhere to any of the above listed conditions
s hall constitute ju st grounds for revocation of the
Conditional Use by the City Council.
C ommissioner Leppik stated that she would support the motion and wished to
give her reasons for supporting the reeommendation of approval. Co mnissioner
Leppik stated that Golden Valley is part of the real world and that
Renaissance offers a good solution to a real problem. Comnissioner Leppik
exp ressed the belief that Golden Valley is fortunate to have such a program
within the City and available to Golden Valley residents.
The motion was passed unanimously.
M r. Eugene Wiebesick, 6145 St. Croix Avenue, asked whether the stipulation
of no lowering of property values in the neighboring area was one of the
condi ti ons of permi t approval. Chai rman Thomp son expl ai ned that effect on
n eighboring property values is one of the factors stipulated by Ordinance
f or consideration by the Planning Commission in making its recommendation,
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Nianning Comnission Minutes - June 28, 1982 -9-•
but that it was not included in recommended conditions of approval. Mr.
Wiebesick asked who would monitor the facility to assure that it did not
serve more than 30 clients. Chairman Thompson stated that the City is not
i n a posi ti on to make regu 1 ar check s of the faci 1 i ty but woul d i nvesti gate
any reports of violation of permit conditions.
IV. Discussion and Consideration of Proposed Amendments to the City
oning r inance
Chairman Thompson introduced this agenda item and called on Planning and
Redevelopment Coordinator Mike Miller to explain the proposed amendments to
the Zoning Ordinance. Mr. Miller provided the Planning Comnission with
background on the proposed Zoning Ordinance amendments and answered
q uesti ons from the Corrmi ss i oners.
In conjunction with the proposed addition of a conditional use to the Light
I ndu stri al Zoni ng Di stri ct Secti on of the Zoni ng Ordi nance, Ch ai rman
Thompson recognized Ms. Mary Constantine who was present to speak on her
p roposal for location of a classical ballet school in an office warehouse
building located at 8840 - 7th Avenue North in a Light Industrial Zoning
District. Ms. Constantine introduced five other persons accompanying her
and representing her interests, including her daughter, principal ballet
teacher Madame Lirena Doubrovskaia Branitski and her husband, and the
couple from whom she proposes to sublease the office warehouse space. Ms.
Constantine described her proposed dance school, stated that she feels it
w ould be an asset to the community of Golden Valley and requested favorable
c onsideration of the proposed Zoning Ordinance amendment and her proposal.
I t was moved by Corrmi ssioner Prazak and seconded by Comni ssioner Polachek
to recommend City Council approval of three amendments to the City Zoning
Ordinance as follows:
It is recommended that Section 6.04 Conditional Uses, Chapter 6, Light
I ndu stri al Zoni ng Di stri ct, o t e Ci ty Zom ng Or i nance be amended by
adding the following subsections:
11. Health, Fitness and/or Exercise facilities including dance
studio, �rmnastic training, weight lif ting studio, aerobic
exercise, and �mnasiums.
It is also recommended that Section 7.03 Conditional Uses, Industrial
Zoni ng Di stri ct, of the Ci ty Zoni ng Ordi nance e amended by addi ng the
f ollowing subsection:
14. Automobile repair shops, auto body repair and/or painting,
a nd auto cleaning and reconditioning.
It is further recommended that Section 20.03(B), Chapter 20, Conditional
U ses, of the Ci ty Zoni ng Ordi nance be amended to read as fol l ows:
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r �anning Comnission Minutes - June 28, 1982 -ra-
B . A fee of One Hundred and Twenty-five Dollars ($125.00)
shall be required for the filing of each application.
C ommissioner Leppik proposed an amendment to the motion to set a fee of
$150.00 in place of $125.00 for filing of conditional use permit applica-
tions. Comnissioners Prazak and Polachek accepted the amendment to the
motion.
The motion as amended was passed unanimously.
V . Report on HRA Meeting - June 8, 1982
Commissioner Forster provided the Planning Comnission with a report on the
H RA meeting of June 8, 1982.
VI. Report on Special HRA Meeting - June 15, 1982
Planning and Redevelopment Coordinator Mike Miller provided the Planning
Commission with a report on the Special HRA meeting of June 15, 1982.
VII. Report on City Council Meeting - June 15, 1982
Corrr�nnissioner Leppik provided the Planning Comnission with a report on the
City Council meeting of June 15, 1982.
VIII. Update on Valley Square Redevelopment Project
Chairman Thompson provided the Planning Comnission with a report on
p rogress of the Valley Square Redevelopment Project.
The meeting was adjourned at 9:45 p.m.
Respectful ly submi tted,
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Davi Thompson, Chairman argare, Leppi , S r ary