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10-11-93 PC Minutes MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION October 11, 1993 A regular. meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chamber, 7800 Golden Valley Road, Golden Valley, Minnesota. The meeting was called to order Chair McAleese at 7:02 PM. Those present were Commissioners Groger`,,Kapsner, McAleese, Pentel and Prazak; absent were Johnson and Lewis. Also ,piresent~~~were ~~~1ark Grimes, Director of Planning and Development; Beth Knoblauch, City Planner; and Mary Dold, Secretary. I. Approval of Minutes - August 23, 1993 MOVED by Groger, seconded by Prazak and motion carried unanimously to approve the August 23, 1993 minutes as submitted. II. Informal Public Hearing - Planned Unit Development (No. 64) Applicant: Church of St. Margaret Mary Address: 2305 and 2323 Zenith Avenue No., Golden Valley, Minnesota Request: Allow the use of the rectory to be used as an outpatient che- mical dependency treatment center Mark Grimes, Director of .Planning and Development gave a brief summary of his memo to the Planning Commission dated October 7, 1993. He commented that the rectory building does not meet the side yard setback requirement and the City cannot rezone a parcel if the structure on it is non-conforming; therefore, the' best way to proceed with this request is with a P.U.D. Permit which would also allow for a lot division. Mr. Grimes talked about the parking situation, w hich should be adequate. The applicant will"need"to file_a Cross-Parking Agree ment with the lessee of the rectory which will be filed with Hennepin County. Chair McAlee$e,and Commissioner Pentel spoke briefly of their connection to St. Margaret Mary and felt their vote would not be misrepresented because of their past and/or present affil ation. Commissioner Prazak asked why a division of property is being proposed and if one of the lots is sold would the PUD remain in place. Mr. Grimes commented that this division would potentially allow for the sale of each lot. The new owner would have to come back to the City if any changes are made from what the PUD states. James Lamm, Administrator, gave an overview of the needs for another facility by West Metro Recovery Services and desribed the use of ....the facility that is available at the Church of St. Margaret Mary. Patrick Mus, West Metro Program Director, talked about the every day operation and program that is offered. The Commissioners asked Mr. Mus about group size, when does a person come into the program, how does a participant pay for the program, how many complete the session and how many are employed. Mr. Mus commented that group size is limited G+ Minutes of the Golden Valley Planning Commission October 11, 1993 Page Two to 10 persons; a person can come into a program at any time; 35% of the cost is picked up by the County and the remainder by self pay or insurance. Mr. Mus feels that the percentage of graduates in his program is higher than 72% and that approximately 80% of the participates are employed. Chair McAleese opened the informal public hearing. Dan Lindley, 2320 York Ave. No. has concerns regarding the participants. of the program and their accessibility to children on the playground and is also con- cerned about property values in the neighborhood. He would like to have this application put on hold until church members have time to review the proposal. Leo Mueller, 2150 Indiana Ave. No. strongly objects to proposal; is worried about the mixing of children and patients and would like to see the rectory remain as a rectory. Kent Hensley, 1914 Glenwood Pkwy. commented that the Church has been a wonderful neighbor but is concerned with property values falling. Mary Shaffer, 2316 Zenith-Ave. No. lives across the street. She is an architect working with the Church and is reviewing the zoning code for the church to bring their buildings up to code standards. Ms. Shaffer has a child and is hoping the area doesn't get too busy with people and traffic. She is also concerned with the program participants lingering outside after evening counseling sessions, which is happening presently. Ms. Shaffer also questioned staff about the size and kind of signage that would be around the facility. Onju Sturlaugson, 3732 26th Ave. No. has a child at St. Margaret. .Mary and another in child care at the school. She understands the City's commitment to find facilities to house these kinds of programs in the community but she has a commitment to her children. She is concerned about school children and program participants on the playground together and the children not being able to dif- ferentiate which adult belongs on school grounds and who doesn't. She is con- cerned about this organization growing bigger and the affect this will have on the neighborhood. Amy Hermerding, part-time counselor for West Metro commented about her recovery and is aware of concerns the neighbors may have. She also talked about family involvement and value and that some participants only have one DWI. Robin Bednarz-Rovick, 1926 Glenwood Pkwy. is concerned with the childrens safety and with traffic in area. She is concerned with the reaction of clients who don't want to be there or don't react well to a session. She has put alot of money and time into her home and worries about what will happen to the neigh- borhood if this proposal is passed. Gerald Bowers, 2329 Xerxes Ave. No. asked for clarification of hours for opera- ti on. Hours are MWF 10 AM - 1 PM and 6-9 PM and T 6-9 PM. He feel s that i s proposal is not a problem for the neighborhood. Diane Von Ende, 3211 St. Margaret Drive, talked about son's recovery time and his attitude during this period. She is worried about children being in the area and asked about West Metro's method of transportation and asked about Shorewood setting. Mr. Mus commented that clinic participants either drive to the clinic or are picked up by their van and driven back to work, home, etc. 28 Minutes of the Golden Valley Planning Commission October 11, 1993 Page Three Mr. Grimes commented that the Shorewood clinic is located in an office setting near homes. Ms. Von Ende asked if the proposal is approved would there be any recourse if things didn't work out. Mr. Grimes commented that the applicant has to follow the PUD conditions along with church and state requirements. Daryl Prehoda, 3221 St. Margaret Drive is concerned with children on the play- ground area and being so close to the rectory building and with the traffic generation that would be generated. Chair McAleese closed the informal public hearing. Mr. Lamm talked about the children using the grassy area around the rectory and the children would be restricted from this area once West Metro moved in; children are supervised outside. He doesn't feel there will be a traffic problem. Chair McAleese asked Mr. Lamm if he would keep the neighbors and church informed regarding the progress of the treatment center and Mr. Lamm's response was yes. Chair McAleese also asked about the lease and how the site was choosen. Mr. Mus commented that if the church felt this proposal isn't working, the church can back out. He said this site was chosen because the rectory was not being used to its fullest potential; Mr. Mus is a member of the Church of St. Margaret Mary. Commissioner Pentel asked about the size of the .groups. Mr. Mus commented that there would be 30 active participants in this facility -- more than this would be unmanageable. Participants are referred to the facility from Hennepin and Carver Counties -- West Metro does have a contract with-the seven county metro area. Chair McAleese asked staff about the remediation process and encouraged this use. The City could be involved as a third party but would want staff to review before the City Council would get involved. Mr. Grimes commented that this kind of review could be made a part of a condition with the use of the building. Commissioner Kapsner commented that West Metro is dealing with outpatients, not criminals. He feels this facility meets a need that serves this community as well as others; he is not concerned with property values falling. Mr. Kapsner recognized the fear by neighbors/mothers for their community and children but fear is not a reason to deny this request. Commissioner Groger commented that cannot recommend approval of this proposal. He feels that West Metro is dealing with clients who have endangered other peoples lives; he is torn with this being the proper use of the rectory build- ing and is concerned with traffic and parking near the playground. Commissioner Prazak supports the proposal commenting on West Metro's positive track record. Commissioner Pentel commented on the vulnerability of children on the school grounds mixing with adults they do not know. She expressed concern for there being three different users of the site and who would be best served. She feels there may be a parking problem on Zenith or with the cross-parking. Ms. Pentel feel s there i s a need for thi s type of faci 1 i ty but thi s i s not the site she would choose. 1 1 29 Minutes of the Golden Valley Planning Commission October 11, 1993 Page Four Chair McAleese feels the property values in the neighborhood would not be affected. and there should not be a traffic problem in this area. Mr. McAleese commented that the community has an obligation to find treatment facilities, be it here in Golden Valley or other communities and treat various illnesses. Chair McAleese does not recommend approval of this proposal. He feels the rules of the zoning code are being bypassed too often and with too little reason by doing a P.U.D.'s, and in this case it is not appropriate. MOVED by Kapsner, seconded by Prazak to recommend approval to the City Council to allow the use of the rectory building at the Church of St. Margaret Mary as an outpatient treatment clinic. Commissioners Pentel, Groger and McAleese voted against the recommended approval. III. Re orts on Meetin s of the Housin and Redevelopment Authority, City Council anc Board o Zonin ppea s Commissioners Kapsner and McAleese reported on the Council meetings they attended. IV. Other Business Mark Grimes reviewed the Area C sketch with the Planning Commission. V. Adjournment The meeting was adjourned by Chair McAleese at 10 PM. ~ ~,. ~' ;''' ;Jean Lewis, Se retary l.rx ** November 8, 1993 -- Due to the lack of an agenda there was no meeting. 1