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04 14 25 PC Packet April 14, 2025 — 6:30 PM Council Chambers Hybrid Meeting 1.Call to Order, Land Acknowledgement, and Attendance Attendance by presence, not roll call 2.Consent Agenda All matters listed under Item 2 are considered routine in nature and will be enacted by one motion. Individual discussion of these items is not planned. A member, however, may remove any item to discuss as an item for separate consideration under New Business. 2.A.Meeting Minutes: March 14, 2025 3.New Business 3.A.Information on the HOPE Program. 4.Public Hearings 4.A.Conditional Use Permit Amendment for Daycare at 4735 Bassett Creek Road 4.B.Conditional Use Permit for Indoor Entertainment Use (Jump Start Adventure Park) at 8325 10th Avenue 4.C.Comprehensive Plan Amendment, Rezoning, and Preliminary Plat for 504 Lilac Drive 4.D.Preliminary Plat for 4707 Circle Down 4.E.Rezoning and Preliminary Plat for 1611 Lilac Drive North 4.F.Comprehensive Plan Amendment, Rezoning, Preliminary Plat, Final Plat, and Minor Subdivision for 1131 Lilac Drive North 4.G.Comprehensive Plan Amendment, Rezoning, and Preliminary Plat for 1211 Lilac Drive 5.Staff Updates 5.A.Updates on Previous Planning Commission Items 6.Commissioner Updates PLANNING COMMISSION REGULAR MEETING AGENDA Planning Commission meetings are being conducted in a hybrid format with in-person and remote options for attending, participating, and commenting. The public can make statements in this meeting during the planned public comment sections. You may attend virtually by: Watching on cable channel 16 Streaming on CCXmedia.org Streaming on Microsoft Teams: meeting ID 297 731 355 148, passcode aQaE4J Calling 1-872-256-4160 and entering conference ID number 738 266 392# City of Golden Valley Planning Commission Regular Meeting April 14, 2025 — 6:30 PM 1 7.Adjourn City of Golden Valley Planning Commission Regular Meeting April 14, 2025 — 6:30 PM 2 CITY OF GOLDEN VALLEY PLANNING COMMISSION MEETING MINUTES Monday, March 24, 2025 – 6:30 p.m. | City Hall Council Chamber 7800 Golden Valley Road Golden Valley, MN 55427 1. CALL TO ORDER AND LAND ACKNOWLEDGEMENT • Vice Chair Cohen called the meeting to order at 6:33 p.m. and read the Land Acknowledgement • Regular Members Present: Amy Barnstorff, Gary Cohen, Martin Sicotte, Chuck Segelbaum, Eric Van Oss • Regular Members Absent: Adam Brookins, Mike Ruby • Student Member, Status: Vacant • Staff Members Present: Chloe McGuire, Deputy Community Development Director Jacquelyn Kramer, Senior Planner Steven Okey, Associate Planner • Council Member Present: None 2. CONSENT AGENDA: Agenda Approval or Modifications 1.A Approval of agenda 2.A Approval of February 24, 2025, meeting minutes • Cohen asked for a motion to approve • Segelbaum moved • Van Oss seconded • Approved unanimously 3. PUBLIC HEARINGS: - None 4. NEW BUSINESS: 4.A. Sign Code Update Listening Session • Kramer introduced Erin Perdu of Stantec. • Perdu presented Stantec’s Sign Code Update project and solicited feedback from the Commission. 5. STAFF UPDATES: • Kramer noted the State of the City meeting is taking place on April 9, 2025. 6. COMMISSIONER UPDATES: - None 7. ADJOURNMENT: Vice Chair Cohen adjourned the meeting at 7:33 p.m. Approved by: Attest By: Commission Secretary Jacquelyn Kramer Senior Planner 3 EXECUTIVE SUMMARY Community Development 763-512-2345 / 763-512-2344 (fax) Golden Valley Planning Commission Meeting April 14, 2025 Agenda Item 3.A. Information on the HOPE Program. Prepared By Chloe McGuire, Deputy Community Development Director Summary Staff will provide a verbal update and brief presentation at the meeting for Planning Commissioners on the HOPE Program and provide approximately 5 minutes for questions on the program and its goals. This case is not a public hearing and the Planning Commission does not have purview over this program. This case is intended to provide context and background for the relevant cases (4.C through 4.G). Commissioners should limit questions on the HOPE Program to this case, and focus on the relevant applications for each individual public hearing. The Home Ownership Program for Equity (HOPE) was established in 2022 by the Housing and Redevelopment Authority (HRA) in and for the City of Golden Valley as part of their strategic plan. The goal of HOPE is to increase housing affordability and to diversify owner-occupied housing options in the City. HOPE provides owner-occupied housing for those earning 60-80% of the Area Median Income (AMI). A household earning 80% AMI equals $99,400 per year, while a 60% AMI household earns $74,600. While these new units will not manage to get at the deepest affordability levels due to the costs involved with constructing a new home, the homes will have income restrictions long-term and remain owner-occupied for 20-40 years, and even as long as 99 years to ensure long-term affordability. Additional information is available on the City's website here: https://www.goldenvalleymn.gov/732/Home-Ownership-Program-For-Equity-HOPE Recommended Action No action required. This is an informational case to provide context for cases 4.C through 4.G. Each of these cases includes actions related to the HOPE Program. Supporting Documents FAQ for Open House - HOPE 4 Home Ownership for Equity (HOPE) Frequently Asked Questions Why is the City looking to develop these vacant parcels as housing? Identified in the 2040 Comprehensive Plan’s Housing Chapter, preserving a measure of affordability in the owner-occupied housing market is an important asset to housing market stability and the community’s overall livability. For example, in 2019, the median property value in Golden Valley was $327,000; and in 2024, it was $440,600 and currently rising. This type of increase in housing value can price out working-class families or the elderly who are on a fixed income from owning a home in Golden Valley. What is the process for determining which vacant parcels should be developed? In 2021, the City adopted a Public Land Disposition Ordinance to better manage land held by the City, especially those without an existing or intended role serving a governmental service. Vacant land held by the City comes in a wide range of sizes, shapes, and with their own physical or infrastructure challenges. The City's first inventory of vacant land identified 15 vacant properties with some redevelopment potential; however, this list could shrink or expand over time as City’s goals or needs change. Why can’t the vacant parcels be used as parks? The City’s park system, including community and neighborhood parks, nature areas, wetlands, ponds, and open spaces are located throughout the City to maximize the number of residents who are near a recreational area. As identified in the 2040 Comprehensive Plan’s Parks and Natural Resources chapter, the City will evaluate opportunities to add to or improve existing park locations so that each neighborhood is adequately served with appropriate recreational facilities. The parcels identified for development are in neighborhoods where residents have access to existing parks. Some vacant parcels that are not suitable for housing or another government use such as stormwater management may be retained as open space or eventually converted into the park system. What is “affordable” housing when talking about ownership versus rental units? The HOPE program will provide homes that would target affordability for households making 60 to 80% of Area Median Income (AMI). An 80% AMI household makes $97,800 per year, while a 60% AMI household is around $74,520. While these new units will not manage to get at deep affordability levels due to the costs involved with constructing a home, these units will be income restricted for 20–40 years or even 99 years, ensuring long-term affordability. How will HOPE assist in reducing racial disparity in homeownership in Golden Valley? 5 Minnesota, including Golden Valley, has one of the worst racial disparities in homeownership in the nation. HOPE prioritizes organizations that have demonstrated success in building relationships of trust with Black, Indigenous, and people of color (BIPOC) communities. For example, over 80% of Twin Cities Habitat for Humanity and 70% of Greater Metropolitan Housing Corporation’s (GMHC) home buyers are BIPOC. What impact will these homes have on area property values? These homes are estimated to cost around $500,000 to build, and while subsidized to be made affordable, these subsidies are not considered by the County Assessor when establishing property valuations. These homes after construction should be assessed along with the underlying land similarly to other residential properties in Golden Valley. If the HOPE homes cost $500,000 to build, how will people with low to moderate incomes afford them? The non-profit developers will apply for County, State, and Federal grants to subsidize construction costs and make the homes more affordable. Non-profit affordable housing organizations like Twin Cities Habitat for Humanity and GMHC receive generous donations from community members committed to stabilizing families in affordable housing. The home buyers may also be eligible for down payment assistance which would help to make the homes affordable to households earning 60% of Area Median Income, around $74,520. How did the assessor/City come up with the values? Since these properties are currently City-owned and tax exempt, the County Assessor has not established values. The City consulted the County Assessor and realtors to establish an estimated market value per square foot of the vacant land at $18-$20 per square foot. The value of the vacant parcels is estimated to be $200,000 or more. The homes are estimated to cost approximately $500,000 to build. New construction homes often are appraised using the cost method while appraisers may use the sales method to value existing homes. The cost method looks at the value of land plus the actual cost to build. Because the developers will not begin planning for construction until 2025, it is too early for a formal appraisal. The County Assessor will not determine the fair market value until the homes are built. For more information on fair market value: www.hennepin.us/residents/property/assessment. Why not build these homes on excess commercial properties and unused parking lots? The City’s 2040 Comprehensive Plan envisions single family homes in residential areas. The HOPE program is just one aspect of the City’s housing efforts. The City is examining mixed use development in underutilized areas in and around the downtown for higher-density housing, as there remains a shortage in all types of housing within the City given the local and regional demand. The commercial real estate market in Golden Valley is also in high demand. 6 Date: April 14, 2025 To: Golden Valley Planning Commission From: Jacquelyn Kramer, Senior Planner Subject: Conditional Use Permit Amendment for operation of a child care center Summary Pat McGraw, on behalf of Valley of Peace Lutheran Church, requests a conditional use permit (CUP) amendment to increase the number of children permitted at the child care center located at 4735 Bassett Creek Road. Recommended Motion “I move to recommend approval of the conditional use permit amendment to increase the number of children allowed at the child care center at 4735 Bassett Creek Road, subject to the findings and conditions in the April 14, 2025, staff report.” Meeting Dates Planning Commission: April 14, 2025 City Council: May 6, 2025 Subject Property Location: 4735 Bassett Creek Road Parcel ID Number: 1802924210066 Applicant/Property Owner: Pat McGraw, on behalf of Valley of Peace Lutheran Church Site Size: 2.4 acres, 104,471 square feet Future Land Use: Assembly Zoning District: I-A Institutional Assembly Existing Use: Church and daycare Adjacent Properties: Bassett Valley Open Space to the south, single family homes on all other sides. 7 Site Image 2018 aerial photo (Hennepin County) Background Child care centers in the Institutional-Assembly zoning district require a CUP. Valley of Peace received a CUP to operate a child care center in 1988 (Conditional Use Permit No. 88-33). The original CUP limited the child care center to 30 children. Since then, the child care center has expanded into additional areas within the building and the number of enrollees has increased to 70. The child care center is located in the eastern portion of the building. The east side of the property contains a fenced playground area. A drop off and pick up area for the child care center is located at the main entrance of the building. The church is now partnering with a new child care operator who will take over management of the daycare. The new operator and the church would like to expand the capacity of the child care Valley of Peace Lutheran Church 8 center to 86. Minor interior renovations to the existing building are proposed as part of the project. No exterior changes to the building or site are proposed at this time. Planning Analysis The applicant seeks approval for an amendment to the existing CUP on the property in order to increase the number of children the child care center may serve to 86. In reviewing this application, staff has examined the request in accordance with the standards outlined in Section 113-30 of the City Code, which provides the criteria for granting a CUP in accordance with Minnesota State Statute Section 462.357. The burden of proof rests with the applicant to demonstrate that the request aligns with the general purposes and intent of this chapter and is consistent with the Comprehensive Plan. A Conditional Use Permit (CUP) amendment must be reviewed against the following standards: 1. Demonstrated need for the proposed use. This child care center provides an essential service to the community. Both the city of Golden Valley and the metro region have a high demand for child care. 2. Consistency with the Comprehensive Plan of the City. Child care centers are an appropriate use for the Assembly land use category. Child care centers are allowed in the I-A zoning district with a CUP. 3. Effect upon property values in the neighboring area. The proposal is an expansion of an existing use and staff does not anticipate any impact on property values in the vicinity. 4. Effect of any anticipated traffic generation upon the current traffic flow and congestion in the area. The child care center has operated on the site for 37 years and the proposed increase in attendance will not significantly change traffic patterns or congestion in the area. 5. Effect of any increases in population and density upon surrounding land uses. The population and density in this area will not increase due to the proposal. 6. Compliance with the City's Mixed-Income Housing Policy (if applicable to the proposed use). Not applicable to this project. 7. Increase in noise levels to be caused by the proposed use. No changes are proposed to the playground or other outdoor areas of the site. The proposed change will not lead to an increase in noise levels. 8. Any odors, dust, smoke, gas, or vibration to be caused by the proposed use. There will not be any odors, dust, smoke, gas, or vibration caused by the proposed change. 9. Any increase in pests, including flies, rats, or other animals or vermin in the area to be caused by the proposed use. The proposed change will not attract pests. 10. Visual appearance of any proposed structure or use. The applicant is not proposing any exterior changes to the building or site. 11. Any other effect upon the general public health, safety, and welfare of the City and its residents. Staff reviewed the available parking on the site to ensure parking requirements for both the place of worship and child care center uses would be met. The church requires 80 spaces, and the proposed expansion would increase the parking required for 9 the child care center to 14 spaces for a total requirement of 94 parking spaces. The site contains 105 parking spaces, so there is sufficient parking for both uses. The proposed expansion of the child care center will improve the overall public health, safety, and welfare of the city and its residents. Staff finds that the application meets ordinance requirements for a CUP amendment. The Development Review Committee (consisting of staff from all departments) reviewed the plans and provided the applicant with feedback for their building permit plans. The Committee raised no other concerns regarding the CUP amendment application. CUP No. 88-33 required four conditions when the city originally approved the child care center: 1. The child care center be limited to 30 children. 2. The child care center be operated in the area shown on the building plans and site plan on file with the City of Golden Valley. 3. The child care center receives all other necessary permits from the State and City of Golden Valley before operations 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. Staff recommends removing the limit to the number of children in the facility, since state licensing requirements already limit the number of children a child care facility may serve. Staff recommends the other three conditions remain in the CUP. Public Notification As required by ordinance, a neighborhood notice was published in the local paper of record and mailed to all properties within 500 feet on April 3, 2025. At the time of this staff report, staff has received no comments on the application. Recommendation Staff recommends approval of the conditional use permit amendment, subject to the findings in the staff report and the conditions below: 1. The child care center be operated in the area shown on the building plans and site plan on file with the City of Golden Valley. 2. The child care center receives all other necessary permits from the State and City of Golden Valley before operations begins. 3. Any failure to comply with one or more of the conditions of approval shall be grounds for revocation of the Conditional Use Permit. Next Steps City Council will take action on the application on May 6, 2025. 10 Attached Exhibits 1. Applicant’s Letter 2. Floor Plans 3. Parking and Circulation Plan 4. CUP No. 88-33 Staff Contact Information Prepared by: Jacquelyn Kramer Senior Planner jkramer@goldenvalleymn.gov Reviewed by: Chloe McGuire Deputy Community Development Director cmcguire@goldenvalleymn.gov 11 March 6, 2025 Steven Okey Associate Planner City of Golden Valley Re: Amended Conditional Use Permit (CU-33) for Montessori School and Child Day Care Center at PID 1802924210066 Valley of Peace Lutheran Church seeks an amended Conditional Use Permit (CUP) to increase the allowable number of children to eighty-six (86). The original CUP was issued in 1988 with a thirty-child capacity. Over the years the school and day care have expanded into additional areas within the building as the number of enrollees have increased. The original floorplan, the current floorplan and the proposed floorplan are attached. A markup of the site plan depicting traffic flow and number of parking stalls is also attached. Finally, a draft CUP application is attached. Modifications to the interior space will include:  Combine two rooms in southwest corner through removal of masonry wall between the two rooms  Combine two rooms along east side through removal of masonry wall between the two rooms  Combine two rooms along the west side through installation of a doorway in the masonry wall separating the two rooms  Installation of new galley restroom (sinks and toilets) between two rooms on east side All current and proposed school and day care spaces are on the first floor. It is my understanding that once a cursory review of these materials has been made you will let me know if additional information is needed and arrange for an advisory meeting (virtual) prior to our formal CUP application submittal. I appreciate the guidance you’ve provided thus far and look forward to working with you and others at the City throughout this process. Sincerely, Pat McGraw Valley of Peace Council Past President 12 13 14 15 16 CITY OF GOLDEN YALLEY CONDITIONAL USE PERMIT N 0. 88-33 DATE OF APPROVAL: September 6, 1988 by the City Council in accordance with Section 11.46, Subd. 2 of the Land Use Regulations (Zoning) of the City Code. ISSUED T0: Valley of Peace Lutheran Church APPROVED LOCATION: 4735 Bassett Creek Orive APPROVED CONDITIONAL USE: Operation of a Montessori SchoollChild Day Care Center in an Institutional Zoning District. CONDITIONS OF APPROVAL: 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 building plans and site plan on file with the City of Golden Valley. 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. WARNING: This permit does not exempt you from all other City Code provisions, gulations and ordinances. iSSUED BY: Ma W. Grimes, Director of Planning and Development 17 Date: April 14, 2025 To: Golden Valley Planning Commission From: Jacquelyn Kramer, Senior Planner Subject: Conditional Use Permit for an indoor entertainment use Summary Matthew Lee requests a conditional use permit (CUP) to operate an indoor entertainment business located at 8325 10th Avenue in the LI Light Industrial Zoning District. Recommended Motion “I move to open the public hearing for the conditional use permit request and continue the public hearing to May 28, 2025.” Meeting Dates Planning Commission 1: April 14, 2025 Planning Commission 2: May 28, 2025 City Council: June 17, 2025 Subject Property Location: 8325 10t Avenue Parcel ID Number: 3111821130004 Applicant/Property Owner: Matthew Lee Site Size: 5.76 acres, 251,138 square feet Future Land Use: Light Industrial Zoning District: LI Light Industrial Existing Use: One story multi-tenant building; warehouse and office Proposed Use: Indoor entertainment Adjacent Properties: Haha Wakapadan (Bassett Creek) to the south, commercial and light industrial uses on all other sides Background The site contains a one-story multi-tenant commercial building and parking lot. Tenant spaces are served by loading docks on the south side of the building. The applicant’s business would occupy the westernmost space of the building. 18 Site Image 2018 aerial photo (Hennepin County) Present Application & Recommendation Indoor entertainment uses require a CUP in the Light Industrial zoning district. The applicant submitted materials for the CUP application and is in the process of scheduling the required pre- application meeting with city staff. This meeting will take place in the next few weeks. Because the pre-application meeting has not yet happened, staff recommends opening the public hearing tonight and continuing the public hearing to May 28. At that meeting, staff will present a full analysis of the CUP application and make a recommendation to the commission. Public Notification As required by ordinance, a neighborhood notice was published in the local paper of record and mailed to all properties within 500 feet on April 3, 2025. Staff Contact Information Prepared by: Jacquelyn Kramer Senior Planner jkramer@goldenvalleymn.gov Reviewed by: Chloe McGuire Deputy Community Development Director cmcguire@goldenvalleymn.gov 19 1 Date: To: From: Subject: April 8, 2025 Golden Valley Planning Commission Kendra Lindahl, consulting planner Comprehensive Plan Amendment, Rezoning, Preliminary Plat for 504 Lilac Drive SUMMARY The City acquired land at 504 Lilac Drive North from the Minnesota Department of Transportation (MnDOT). This was land that was no longer needed by MnDOT. The HRA is now proposing to designate the property as Low Density Residential on the Future Land Use Plan and the zoning map amendment to zone the property Single Family Residential (R-1) to allow for development of a single family home. MEETING DATE(S) Neighborhood Meeting: March 31, 2025 Planning & Zoning Commission: April 14, 2025 City Council: May 6, 2025 PROJECT INFORMATION Applicant: City of Golden Valley Property owner: (Same) Lot size: 0.46 acres Future land use designation: Low Density Residential Zoning district: not zoned Existing use: vacant Proposed use: Single Family Home Adjacent land use, zoning and uses: Guided Low Density Residential, zoned R-1 (Single Family Detached) and developed with single family homes to the north and east. Highway 100/I-394 interchange to the west and south. Figure 1 - Aerial Location Map (2018 Hennepin County) 20 PLANNING ANALYSIS Level of Discretion in Decision Making The City has a relatively high level of discretion in approving or denying a comprehensive plan amendment. The comprehensive use plan is the city’s long-range planning tool that indicates what type of development should occur on all land within the City. In other words, it is the City’s plan for how it wants to direct future development and growth. The City Council may guide property as it deems necessary to protect and promote the general health, safety and welfare of the community. The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City’s Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. The City’s discretion in approving a subdivision is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and zoning ordinance and the conditions of approval. If it meets these standards, the City must approve the subdivision. Comprehensive Plan amendment The HRA is requesting that the property be reclassified from right-of-way to Low Density Residential now that the land has transferred from MNDOT to the City of Golden Valley. The reclassification is required for the land to be developed. Figure 2 - existing and proposed land use The Comprehensive Plan is a living document and when the City finds evidence to support a change to the plan, the City Council has the discretion to make a change. The City should consider the following issues when reviewing a comprehensive plan amendment request: 21 • Evidence submitted by the applicant demonstrating the reason(s) that the plan should be changed, including, but not limited to, whether new information has become available since the Comprehensive Plan was adopted that supports re-examination of the plan, or that existing or proposed development offers new opportunities or constraints that were not previously considered by the plan. • Whether or not the change is needed to allow reasonable development of the site. • The relationship of the proposed amendment to the supply and demand for particular land uses within the city and the immediate vicinity of the site. • A demonstration by the applicant that the proposed amendment has merit beyond the interests of the proponent. • The possible impacts of the amendment on all specific elements of the Comprehensive Plan as may be applicable, including, but not limited to: o Transportation o Sanitary sewer, including existing and proposed sanitary sewer flows as compared to the adopted plan; o Housing, including the extent to which the proposal contributes to the City’s adopted housing goals; o Surface water, including compliance with the City’s goals for water quality as well as water quantity management; o Water supply; o Parks and open space; and • Consideration of the impact of the proposed amendment upon current and future special assessments and utility area charges, future property tax assessments or other fiscal impacts upon the City. This is a policy decision for the City Council. The City should evaluate all of these issues when considering the decision. Staff recommends approval of the amendment as the land is no longer public right-of-way and must be classified on the Comprehensive Plan. Low Density Residential is consistent with the surrounding land uses. Zoning Map Amendment The HRA is requesting that this 0.46-acre parcel be rezoned from right-of-way to R-1 (single family residential) to allow for construction of a single family home. The land is no longer MNDOT right-of-way and must be rezoned to be to allow development of the site. The R-1 and R-2 zoning districts are both compatible with the Low Density Residential land use. 22 Figure 3 - existing and proposed zoning The Low Density Residential classification is intended by the Comprehensive Plan to provide opportunities for up to five homes per gross acre. The Plan says “This category includes primarily single-family detached units but may include single-family and two-family attached units in scattered locations as appropriate. This land use should be surrounded by other land uses with minimal impacts, such as institutional and open space.” The City Code describes the R-1 district as follows: The purpose of the Single-Family Residential (R-1) Zoning District is to provide for detached single-family dwelling units at a low density along with directly related and complementary uses. State law requires the zoning district to be compatible with the land use designation. The R-1 zoning district is compatible with the Low Density Residential designation. The City Code provides no specific standards for approval of a zoning map amendment, but all amendments must comply with the Zoning Ordinance purpose statement in Section 113-2, which states “The purpose of this chapter is to regulate land use within the City, including the location, size, use, and height of buildings, the arrangement of buildings on lots, and the density of population within the City for the purpose of promoting the health, safety, order, convenience, and general welfare of all citizens of the City.” Subdivision The land is proposed to be platted as a single parcel (Lot 1, Block 1, Hope Second Addition) for development of a single family home. The HRA has not entered into a purchase agreement with a builder on this lot. The plat shows that a home could be built on the lot in compliance with the ordinance requirements, however, as part of a building permit application, the builder would need to provide an updated site plan showing compliance with all ordinance requirements. The concept plan shows that the lot would exceed the dimensional requirements for the R-1 district as shown in the table below: 23 R-1 Standards Lot 1 Lot Size 10,000 sq. ft. 19,997 sq. ft. Lot Width (measured at setback) 100 ft. 283.79 ft. Front Setback 35 ft. 35.4 Side Setback 15 ft. (varies) 15 ft. Rear Setback 25 ft. 28.7 ft. Maximum Impervious 50% 13.3% Coverage Maximum 40% 9.1% PUBLIC NOTIFICATIONS To comply with State law and the City’s public hearing notice requirements, notices were mailed to property owners within 500 feet of the site. In addition, a notice was published in the Sun Post Newspaper. At the time of this staff report, no comments were received from adjacent property owners. STAFF FINDINGS Staff recommends approval of the request based on the finding and conditions in the staff report. In order to provide support for the recommendation below, staff is offering the following findings of fact related to reguiding (land use designation): a.The map should be changed because the property is no longer public right-of-way. b.The Low Density Residential designation is consistent with the land use designation on surrounding properties. c.The change will allow the landowner to develop the property consistent with the Low Density Residential designation. d.There is adequate infrastructure to support development consistent with the Low Density Residential designation. e.The change will allow the City of Golden Valley to offer the site for affordable housing under the City’s HOPE program. In order to provide support for the recommendation below, staff is offering the following findings of fact related to the rezoning: a.State law requires the property zoning to be consistent with the land use designation. The R-1 and R-2 zoning districts are compatible with the Low Density Residential designation. b.The R-1 zoning is consistent with the surrounding properties. c.Rezoning the property allow redevelopment of the property as a single family home, which is consistent with the surrounding properties. d.Rezoning to R-1 allows redevelopment of the site w, as part of the City’s HOPE program. The HOPE program is a program to provide new affordable housing in the City. 24 In order to provide support for the recommendation below, staff is offering the following findings of fact related to subdivision: a.The impervious surface calculations and building coverage must be provided with the building permit to show compliance with ordinance standards. b.The plans must comply with engineering comments, as applicable. c.If the City Attorney finds no prior park dedication has been paid or no credit can be found for park dedication on this lot, a park dedication fee equal to 6% of the land value shall be paid prior to the release of the final plat. d.The City Attorney will complete the title review prior to approval of the final plat. RECOMMENDATION Based on the findings and conditions above, staff recommends approval of the following: 1.Amendment to the Future Land Use Map, changing the guided land use from right- of-way to Low Density Residential 2.Rezoning the property to R-1 3.Preliminary Plat for Hope Second Addition ATTACHED EXHIBITS A.Location Map (Exhibit A) B.Existing Land Use Map (Exhibit B) C.Proposed Land Use Map(Exhibit C) D.Existing Zoning Map (Exhibit D) E.Proposed Zoning Map (Exhibit E) F.Preliminary Plat (Exhibit F) STAFF CONTACT INFORMATION Prepared by: Kendra Lindahl, AICP Consulting Planner, klindahl@landform.net Reviewed by: Chloe McGuire, Deputy Community Development Director, cmcguire@goldenvalleymn.gov 25 26 27 28 29 30 C-DC-DC-DC-DC-DC-DFFFF FFCCCCCGGGGGGGGGGGGGGGGGGGGGGGGGXXX X XXXXXXOU XXOUOUOUOUOUOUOUOUOUOUOUOUOUOUOUOUOUOUOUXX X X X X X X X X X XXXXXXXXXXX X X X NO PARKINGBLOCKRET WALL CHAIN LINK FENCEWOODSHEDCHAIN LINK FENCEWOOD RET WALLWOOD SHEDSTOP &ADDRESSWOODPLANTERBOXWOVEN WIRE FENCEWOOD EDGINGWOOD PILE HOLDERWOVEN WIRE FENCEAROUND GARDEN &WOOD EDGINGWOOD PILEHOLDERTIMBERSWOVEN WIRE FENCECHAIN LINK FENCEROCK CHIPS& TRIM PLANTS, & TRIMROCKEDGINGHORSE FENCECONBITBITBITBITCONCRETEBITCONG-DG-DG-DCENTERPOINT8 IN. STEELC-DC-DC-DC-DC-DC-DC-DC-DC-DC-DC-DC-DC-DC-DC-DC-DCENTURYLINKCENTURYLINKCENTURYLINKSSSSSSSSSSSSSSSSSDDWWWWWWWWWWWWWWWWWWlll>>>>lll>>>>lll>>>>lll>>>>>>DDDDDD D D DDDDDDDDDDMULCH,BACK OF CURBLIP OF CURBBACK OF CURBLIP OF CURBE-DE-DE-DE-DE-DXCELBACK OF CURBLIP OF CURBBACK OF CURBOWNER: P C & R N WILSONPID: 1902924320019OWNER: AMY B ALCH REVOCABLE TRUSTPID: 1902924320024OWNER: C HEAD & R I-K U HEADPID: 1902924320032o o o o o o o o o o o o o o o o o oLINE 1FOUND IRON #10535 (RIGHT OFWAY MONUMENT B15 AS SHOWNON MINNESOTA DEPARTMENT OFTRANSPORTATION RIGHT OF WAYPLAT NO. 27-103)AZ=307°28'20"AZ=193°46'00"FOUND RIGHT OF WAYMONUMENT B14 ANDPOINT OF BEGINNINGOF LINE 1AZ=181°09'03"S01°09'03"W 232.56FOUND IRONLS #46166FOUND MAG NAILLS #46166FOUND IRON1/2 OPEN (B17)FOUND IRONPINCH TOPFOUND RIGHT OF WAYMONUMENT B1674.6675.10187.00S45°00'51"W5555DRAINAGE AND UTILITYEASEMENT PER PLAT OF CLOVERLEAF TERRACE(RIGHT OF WAY WIDTH VARIES)(RIGHT OF WAY WIDTH VARIES)60MNDOT MONUMENTPROPOSED 1 STORY HOUSETOP OF FOUNDATION = 884.0GARAGECOVERED PORCH883.57.5%34.014.08.026.08.020.026.020.08.040.015.015.028.735.4LOT 1BLOCK 1876878876878 876874878880882882880880884882880882882 880 878 876 874 883.5883.5879.0882880882880983.0xWINDOW WELLPROPOSED CONC. WALKPROJECT NO.FILE NAMELANDFORM 2025cIF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOTVISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDEDREADABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACTTHE SURVEYOR TO REQUEST ADDITIONAL DOCUMENTS.PROJECTCERTIFICATIONLandform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.DATE ISSUE / REVISION REVIEWCONTACT SURVEYOR FOR ANY PRIOR HISTORYISSUE / REVISION HISTORYCITY OF GOLDENVALLEYHOPE SECONDADDITIONGOLDEN VALLEY, MINNESOTACGV24026PRELIMINARYPLATPRECGV026 504 LILAC.dwgPROPERTY ADDRESSIRON MONUMENT FOUNDRESTRICTED ACCESSTREE DRIP LINE962EXISTING CONTOUR (MnTOPO)BUILDING SETBACK LINEEXISTING DESCRIPTIONSITE SYMBOLS962.3962PROPOSED CONTOURPROPOSED SPOT ELEVATIONDRAINAGE DIRECTION504 LILAC DR. N, GOLDEN VALLEY, MINNESOTAPROPERTY DESCRIPTIONThat part of Tracts A and B described below:Tract A. Lot 5, Block 2, Clover Leaf Terrace, according to the plat thereof on file and of record in theoffice of the County Recorder in and for Hennepin County, Minnesota; the title thereto being registeredas evidenced by Certificate of Title No. 1440913;Tract B. Lots 4 and 6, Block 2, Clover Leaf Terrace, according to the plat thereof on file and of record inthe office of the County Recorder in and for Hennepin County, Minnesota; which lies easterly of Line 1described below:Line 1. Commencing at Right of Way Boundary Corner B15 as shown on Minnesota Department ofTransportation Right of Way Plat No. 27-103 as the same is on file and of record in the office of theRegistrar of Titles and the office of the County Recorder in and for said County; thence northwesterly onan azimuth of 307 degrees 28 minutes 20 seconds along the boundary of said plat for 147.65 feet toRight of Way Boundary Corner B14 and the point of beginning of Line 1 to be described; thence on anazimuth of 193 degrees 46 minutes 00 seconds for 62.25 feet; thence on an azimuth of 181 degrees 09minutes 03 seconds for 232.56 feet and there terminating.SURVEY NOTES1. Existing conditions shown per ALTA/NSPS Land Title Survey performed by Bolton & Menk dated2024-04-26, field work completed 2024-01-05. Job Number: 0N1.133076.2. Boundary Survey performed by Landform on 2025-02-27 expressly for this project.3. For the purposes of this survey, the bearing system is based on the Hennepin County coordinatesystem, NAD83 (2011 Adjustment).4. The surveyor does not guarantee, in writing or assumed, that the utilities as shown are in the exactlocation. No excavation was performed to locate the underground utilities.5. Elevations shown per MnTOPO LiDAR provided by MnGEO.I hereby certify that this survey, plan, or report was prepared byme or under my direct supervision and that I am a duly LicensedLand Surveyor under the laws of the state of Minnesota.Signature shown is a digital reproduction of original. Wet signedcopy of this plan on file at Landform Professional Services, LLCoffice and is available upon request.License No. 58896 Date: 2025-03-28Jerrod Gustavus LeSavageNORTH02040CITY OF GOLDEN VALLEY, MINNESOTA7800 GOLDEN VALLEY ROAD, GOLDEN VALLEY, MN55427TOTAL = 19,997 SF (0.46 AC)PROPOSEDLOT 1, BLOCK 1 = 19,997 SF (0.46 AC)EXISTING DESCRIPTIONSITE SYMBOLS (BY OTHERS)ARE SHOWN THUS:DRAINAGE AND UTILITY EASEMENTSBEING 10 FEET IN WIDTH AND ADJOINING LOTLINES AND RIGHT OF WAY LINES10(NOT TO SCALE)101010DEVELOPERVICINITY MAPSITEGLENWOOD AVEHWY 100HWY 55MEADOW LN SLILAC DR NLILAC DR N ARDMORE DRWOODSTOCK AVELILAC DR N BNSF RAILROADSWEENEYLAKE TWINLAKEBENCHBUSHCATCH BASINHANDHOLEFIRE HYDRANTMANHOLE-SANITARY SEWERMANHOLE-STORM SEWERSIGN NON TRAFFICELECTRIC UNDERGROUND (PER PLANS)GAS UNDERGROUNDCOMMUNICATION UNDERGROUND (FIELD MARKED)FIBER UNDERGROUND (FIELD MARKED)WATER SYSTEMSTORM SEWERSANITARY SEWERDSCCE-DFFGGWFENCEXXXXCONCRETE CURB & GUTTERRETAINING WALLC-DCOMMUNICATION UNDERGROUND (PER PLANS)F-DFIBER UNDERGROUND (PER PLANS)llllWATER SERVICESIGN TRAFFICVALVEPOLE-UTILITYGUY WIRE ANCHORMANHOLE-WATERLIGHT-GROUNDOUOVERHEAD UTILITYUTILITY MARKER-FIBERG-DGAS UNDERGROUND (PER PLANS)>>>>SANITARY SEWER SERVICEEXISTING DESCRIPTIONMNDOT ROW MONUMENT FOUNDMAG NAIL FOUNDNORTHNO SCALED R A F TAREASZONING & SETBACKSEXISTING ZONING: ROWPROPOSED ZONING: R-1MINIMUM WIDTH AT FRONT SETBACK = 80 FTMINIMUM AREA = 10,000 SFMAXIMUM LOT COVERAGE = 30%MAXIMUM IMPERVIOUS AREA = 50%R-2 SETBACKS:FRONT = 35 FEETCORNER = 35 FEETSIDE = 15 FEET MINIMUM (VARIES WITH BUILDING HEIGHT)REAR = 25 FEETOVERALL LOT COVERAGETOTAL LOT AREA = 19,997 SFBUILDABLE AREA = 6,665 SFPROPOSED BUILDING AREA = 1,828 SFPROPOSED LOT COVERAGE= 9.1%PROPOSED IMPERVIOUS SURFACE CALCULATIONSTOTAL AREA =19997S.F.PROPOSED HOUSE1828S.F.PROPOSED DRIVEWAY735S.F.PROPOSED WINDOW WELLS30S.F.PROPOSED CONC. WALK58S.F.TOTAL IMPERVIOUS SURFACE2651S.F.MAXIMUM IMPERVIOUS SURFACE50.0%PROPOSED IMPERVIOUS SURFACE13.3%31 Date: April 8, 2025 To: Golden Valley Planning Commission From: Kendra Lindahl, Consulting Planner Subject: Preliminary Plat for 4707 Circle Down SUMMARY The City acquired land at 4707 Circle Down from the Minnesota Department of Transportation (MnDOT). This was land that was no longer needed by MnDOT. In 2023, the City Council approved the comprehensive plan amendment to designate the property as Low Density Residential on the Future Land Use Plan and the zoning map amendment to zone the property Single Family Residential (R-1) to allow for development of a single family home. MEETING DATE(S) Neighborhood Meeting: March 31, 2025 Planning & Zoning Commission: April 14, 2025 City Council: May 6, 2025 PROJECT INFORMATION Applicant: City of Golden Valley Property owner: (Same) Lot size: 0.91 acres Future land use designation: Low Density Residential Zoning district: R-1 (Single Family Residential) Existing use: Vacant Proposed use: Single Family Home Adjacent land use, zoning and uses: Guided Low Density Residential, zoned R-1 (Single Family Detached) and developed with single family homes to the north and east. Highway 100/I-394 interchange to the west and south. v v Figure 1 - Aerial Location Map (2018 Hennepin County) 32 PLANNING ANALYSIS Level of Discretion in Decision Making The City’s discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and zoning ordinance and the conditions of preliminary plat approval. If it meets these standards, the City must approve the plat. Preliminary Plat The land is proposed to be platted as a single parcel (Lot 1, Block 1, Hope Addition) for development of a single family detached home. The City has not entered into a purchase agreement with a builder on this lot. The plat shows that a home could be built on the lot in compliance with ordinance requirements, however, as part of a building permit application, the builder would need to prov ide an updated site plan showing compliance with all ordinance requirements. The concept plan shows that the lot would exceed the dimensional requirements for the R-1 district as shown in the table below: R-1 Standards Lot 1 Lot Size 10,000 sq. ft. 39,590 sq. ft. Lot Width (measured at setback) 80 ft. 256.10 ft. Front Setback* 35 ft. 35.4 Side Setback 15 ft. (varies) N/A Rear Setback 25 ft. 55.8 ft. Maximum Impervious 50% 9.9% Coverage Maximum 40% 9.1% *This site has three frontages. “The front lot line shall be the boundary of a lot which is along an existing or dedicated street. In the case of a corner lot, any lot line along an existing or dedicated street shall be considered a front lot line.” PUBLIC NOTIFICATIONS To comply with State law and the City’s public hearing notice requirements, notices were mailed to property owners within 500 feet of the site. In addition, a notice was published in the Sun Post Newspaper. At the time of this staff report, no comments were received from adjacent property owners. STAFF FINDINGS Staff recommends approval of the request based on the finding and conditions in the staff report. In order to provide support for the recommendation below, staff is offering the following findings of fact related to subdivision: 1. The impervious surface calculations and building coverage must be provided with the building permit to show compliance with ordinance standards. 2. The plans must comply with engineering comments, as applicable. 3. A park dedication fee equal to 6% of the land value shall be paid prior to the release of the final plat. 4. The City Attorney will complete the title review prior to approval of the final plat. 33 RECOMMENDATION Based on the findings and conditions above, staff recommends approval of the Preliminary Plat for Hope Addition. ATTACHED EXHIBITS A. Location Map (Exhibit A) B. Existing Land Use Map (Exhibit B) C. Existing Zoning Map (Exhibit C) D. Preliminary Plat (Exhibit D) STAFF CONTACT INFORMATION Prepared by: Kendra Lindahl, AICP Consulting Planner, klindahl@landform.net Reviewed by: Chloe McGuire, AICP, Deputy Community Development Director, cmcguire@goldenvalleymn.gov 34 35 36 37 >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>LINE 1POINT OF BEGINNINGLINE 1AZ=000°21'16" N00°21'16"E 701.35 [00°21'23"]AZ=284°30'32"N75°29'28"W 34.03AZ=230°05'18"S50°05'18"W 2.96AZ=230°01'52"AZ=320°01'43"AZ=319°49'56"AZ=320°27'56"N39°32'04"W 168.10[284°30'39"][230°05'25"][230°01'59"][320°01'50"][320°50'03"][320°28'03"]ΔN39°32'04"W 81.43N40°10'04"W 144.16N39°58'17"W 57.42L =55.52 R=55.00 Δ =57°50'32"C .BR G=S17°29'36"W L=56.28R=70.00Δ=46°03'57"165.28 114.61 220.1335.9750 50 33333333333330 3 0 3 0(RIGHT OF WAY WIDTH VARIES)OTTAWA AVENUE SOUTHNATCHEZ AVE. S LOT 1BLOCK 1(NOT ON N-S SECTION LINE)[284°30 ' 39" ] [230°05' 2 5 " ]SEE DETAIL10 10 1 0 1 0 1010 DRAINAGE AND UTILITY EASEMENT166.22137.87 N40°23'55"W 188.6943.08S89°06'36"WOWNER: M T & M A CAULFIELDOWNER: BETTINA WILCOX REVOC TRUSTOWNER: P & C FARELLOWNER: BAILEY & PER RUFFOWNER: DALE HILLMANOWNER: A G & J R HARDY 35' SETBACK35' SETBACKPROPOSED 1 STORY HOUSETOP OF FOUNDATION = 870.0GARAGE20.0026.00 20.008.00 40.0034.00 14.008.0026.00COVERED PORCH8.00 35.5 35.5 35.435.45 5 . 8 868868868870868.5X866869.5869.57.9%2.0%2.0%3.3%3.3%WALL MAINTENANCE EASEMENTPER DOC. NO. A103885211414 1 4 PROPOSED CONC. WALKCENTER OF SECTION 30,TOWNSHIP 29N, RANGE 24WEAST 1/4 CORNER OF SECTION 30,TOWNSHIP 29N, RANGE 24WEAST-WEST QUARTER LINEAZ=271°20'55"N88°39'05"W 2652.57AZ=230°05'18"S50°05'18"W 2.96 0.10AZ=284°30'32"N75°29'28"W 34.03LOT 1BLOCK 1NATCHEZ AVE S [284°30'39"][230°05'25"]PROJECT NO.FILE NAMELANDFORM 2025c IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOTVISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDEDREADABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACTTHE SURVEYOR TO REQUEST ADDITIONAL DOCUMENTS.PROJECTCERTIFICATIONLandform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.DATEISSUE / REVISIONREVIEWCONTACT SURVEYOR FOR ANY PRIOR HISTORYISSUE / REVISION HISTORYFrom Site to Finish105 South Fifth AvenueSuite 513Minneapolis, MN 55401Tel: 612-252-9070Fax: 612-252-9077Web: landform.netCITY OF GOLDENVALLEYHOPE ADDITIONGOLDEN VALLEY, MINNESOTACGV24026PRELIMINARYPLATPRECGV026 47XX CD.dwgPROPERTY ADDRESSIRON MONUMENT FOUNDRESTRICTED ACCESSTREE DRIP LINE962EXISTING CONTOURBUILDING SETBACK LINEEXISTING DESCRIPTIONSITE SYMBOLS962.3962PROPOSED CONTOURPROPOSED SPOT ELEVATIONDRAINAGE DIRECTION4707 CIRCLE DOWN, GOLDEN VALLEY, MINNESOTAPROPERTY DESCRIPTIONLot 2, Block 1, Moshou Addition, according to the plat thereof on file and of record in the office of the County Recorder in and forHennepin County, Minnesota.ANDThat part of Tract A described below:Tract A. Lots 1, 3 and 4, Block 1, Moshou Addition, according to the plat thereof on file and of record in the office of the CountyRecorder in and for Hennepin County, Minnesota; which lies northerly of Line 1 described below:Line 1. Commencing at the East Quarter corner of Section 30, Township 29 North, Range 24 West; thence westerly on an azimuthof 271 degrees 21 minutes 02 seconds along the east and west quarter line thereof for 2652.57 feet to the center of said Section30; thence on an azimuth of 00 degrees 21 minutes 23 seconds for 701.35 feet to the point of beginning of Line 1 to be described;thence on an azimuth of 284 degrees 30 minutes 39 seconds for 34.03 feet; thence on an azimuth of 230 degrees 05 minutes 25seconds for 2.96 feet; thence on an azimuth of 230 degrees 01 minute 59 seconds for 14.00 feet; thence on an azimuth of 320degrees 01 minute 50 seconds for 130.14 feet; thence on an azimuth of 319 degrees 50 minutes 03 seconds for 144.27 feet;thence on an azimuth of 320 degrees 28 minutes 03 seconds for 168.10 feet and there terminating.SURVEY NOTES1.Existing conditions and topography shown per Preliminary Plat dated 2023-05-31 and preformed by Stonebrooke Engineering,Inc. Project No. 01108.2.Boundary Survey performed by Landform on 2025-03-13 expressly for this project.3.For the purposes of this survey, the bearing system is based on the Hennepin County coordinate system, NAD83 (2011Adjustment).4.The surveyor does not guarantee, in writing or assumed, that the utilities as shown are in the exact location. No excavationwas performed to locate the underground utilities.I hereby certify that this survey, plan, or report was prepared byme or under my direct supervision and that I am a duly LicensedLand Surveyor under the laws of the state of Minnesota.Signature shown is a digital reproduction of original. Wet signedcopy of this plan on file at Landform Professional Services, LLCoffice and is available upon request.License No. 58896Date: 2025-03-28Jerrod Gustavus LeSavageDEVELOPERCITY OF GOLDEN VALLEY, MINNESOTA7800 GOLDEN VALLEY ROAD, GOLDEN VALLEY, MN55427TOTAL = 39590 SF (0.91 AC)PROPOSEDLOT 1, BLOCK 1 = 25,763 SF (0.59 AC)NATCHEZ AVE S= 2,830 SF (0.06 AC)OTTAWA AVE S= 10,997 SF (0.25 AC)CATCH BASINWATER VALVEELECTRIC METERHYDRANTMAILBOXMANHOLESIGNDECIDUOUS TREECONIFEROUS TREEUTILITY PEDESTALOVERHEAD UTILITY LINEEXISTING DESCRIPTIONSITE SYMBOLS (BY OTHERS)DECIDUOUS TREETO BE REMOVEDARE SHOWN THUS:DRAINAGE AND UTILITY EASEMENTSBEING 10 FEET IN WIDTH AND ADJOINING LOTLINES AND RIGHT OF WAY LINES10(NOT TO SCALE)101010NORTHNO SCALEVICINITY MAPSITEGLENWOOD AVEHWY 100INTERSTATE 394COLONIAL DRNATCHEZ AVE SWAYZATA BLVDDOUGLAS DR NSUNSET RDGOTTAWA AVE SWESTWOOD DR SMEADOW LN SPARKVIEW TERWAYZATA BLVDUTICA AVE STYROL TRLDOUGLAS AVENORTHNO SCALEDETAILNORTH02040D R A F TAREASZONING & SETBACKSZONING: R-1MINIMUM WIDTH AT FRONT SETBACK = 80 FTMINIMUM AREA = 10,000 SFMAXIMUM LOT COVERAGE= 30%MAXIMUM IMPERVIOUS AREA= 50%R-2 SETBACKS:FRONT= 35 FEETCORNER= 35 FEETSIDE= 15 FEET MINIMUM (VARIES WITH BUILDING HEIGHT)REAR= 25 FEETOVERALL LOT COVERAGETOTAL LOT AREA= 19,997 SFBUILDABLE AREA= 6,665 SFPROPOSED BUILDING AREA= 1,828 SFPROPOSED LOT COVERAGE= 9.1%PROPOSED IMPERVIOUS SURFACE CALCULATIONSTOTAL AREA =25763S.F.PROPOSED HOUSE1828S.F.PROPOSED DRIVEWAY639S.F.PROPOSED WINDOW WELLS30S.F.PROPOSED CONC. WALK60S.F.TOTAL IMPERVIOUS SURFACE2557S.F.MAXIMUM IMPERVIOUS SURFACE50.0%PROPOSED IMPERVIOUS SURFACE9.9%38 Date: April 8, 2025 To: Golden Valley Planning Commission From: Kendra Lindahl, Consulting Planner Subject: Rezoning and Preliminary Plat for 1611 Lilac Drive North SUMMARY The property was originally guided and zoned for single family homes and there were two homes on the property until 2000. In 2000, the property was acquired by MnDOT and the homes were demolished for highway construction. The land use and zoning designations were removed when MNDOT acquired the land. The City Council designated the property as Low Density Residential on the Future Land Use Plan in 2017 pending sale of the land by MnDOT. The City has now acquired land at 1611 Lilac from the Minnesota Department of Transportation (MnDOT). This was land that was no longer needed by MnDOT. MEETING DATE(S) Neighborhood Meeting: March 31, 2025 Planning & Zoning Commission: April 14, 2025 City Council: May 6, 2025 PROJECT INFORMATION Applicant: City of Golden Valley Housing and Redevelopment Authority (HRA) Property owner: (Same) Lot size: 0.68 acres Future land use designation: Low Density Residential Zoning district: R-1 Existing use: Vacant Proposed use: Twinhomes Adjacent land use, zoning and uses: Guided Low Density Residential, zoned R-1 (Single Family Detached) and developed with single family homes to the north, east (across Lilac Drive and Highway 100), south and west. v v 39 Figure 1 - Aerial Location Map (2018 Hennepin County) PLANNING ANALYSIS Level of Discretion in Decision Making The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City’s Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. The City’s discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and zoning ordinance and the conditions of preliminary plat approval. If it meets these standards, the City must approve the plat. Zoning Map Amendment The City is requesting that this 0.68-acre parcel be rezoned from R-1 to R-2 (moderate density residential) to allow for construction of two two-family homes. The R-1 and R-2 zoning districts are both compatible with the Low Density Residential land use. Figure 2 - Existing and Proposed Zoning 40 The Low Density Residential classification is intended by the Comprehensive Plan to provide opportunities for up to five homes per gross acre. The Plan says “This category includes primarily single-family detached units but may include single-family and two-family attached units in scattered locations as appropriate. This land use should be surrounded by other land uses with minimal impacts, such as institutional and open space.” The City Code describes the R-2 district as follows: The purpose of the Moderate Density Residential (R-2) Zoning District is to provide for single- family, two-family, and rowhouse dwellings at a moderate density (up to eight units per acre) along with directly related and complementary uses. State law requires the zoning district to be compatible with the land use designation. The R-2 zoning district is compatible with the Low Density Residential designation. The City Code provides no specific standards for approval of a zoning map amendment, but all amendments must comply with the Zoning Ordinance purpose statement in Section 113-2, which states “The purpose of this chapter is to regulate land use within the City, including the location, size, use, and height of buildings, the arrangement of buildings on lots, and the density of population within the City for the purpose of promoting the health, safety, order, convenience, and general welfare of all citizens of the City.” Subdivision The land is proposed to be platted as two parcels for development. Each lot is planned to be developed with a two-family home. The Zoning Ordinance defines single and two-family dwellings as follows: • Single-Family Dwelling is a building designed for or occupied by one family and containing one dwelling unit. • Two-Family Dwelling is a building designed for or occupied by two families and containing two dwelling units. The term two-family home includes both duplexes and twin-homes. A duplex is a building containing two separate dwelling units on one lot. A twinhome is a building containing two separate dwelling units but each unit is constructed as a separate building (under the building code definition) and are on separate lots. The City does not have a builder selected to build a twinhome on this lot. The plat shows the footprint of a home showing compliance with all ordinance requirements. When the City selects a builder, they will need to provide a floor plan and ensure compliance with the ordinance standards. The concept plan shows that the lot would exceed the dimensional requirements for the R-2 district as shown in the table below: 41 R-2 Standards Lot 1 Lot 2 Lot Size 10,000 sq. ft. 14,068 sq. ft. 15,458 sq. ft. Lot Width (measured at setback) 100 ft. 107.09 ft. 107.29 ft. Front Setback 35 ft. 35 ft. 36.5 ft. Side Setback 15 ft. (varies) 19.6 ft. 21.3 ft. Rear Setback 25 ft. 36.6 ft. 55.8 ft. Maximum Impervious 50% 29.6% 27.1% Coverage Maximum 30% 21.3% 19.4% The City’s ordinance requires a three-step process to approve a twinhome lot: 1.Approval of a preliminary plat to create a single lot that complies with the R-2 standards 2.Approval of a final plat to create a single lot that complies with the R-2 standards and 3.Approval of a minor subdivision for a Residential Zero Lot Line Home. At this time, the City has not selected a builder for this parcel. Approval of the preliminary plat and final plat would create two lots. If the City finds a twinhome builder for the parcels, the City would apply for a minor subdivision to create four lots for the twinhome units. That is not part of the current application. PUBLIC NOTIFICATIONS To comply with State law and the City’s public hearing notice requirements, notices were mailed to property owners within 500 feet of the site. In addition, a notice was published in the Sun Post Newspaper. At the time of this staff report, no comments were received from adjacent property owners except those provided at the open house on March 31, 2025. Neighbors were generally concerned about a two family home on the property. STAFF FINDINGS Staff recommends approval of the request based on the finding and conditions in the staff report. In order to provide support for the recommendation below, staff is offering the following findings of fact related to the rezoning: a.State law requires the property zoning to be consistent with the land use designation. The R-1 and R-2 zoning districts are compatible with the Low Density Residential designation. b.Rezoning the property to R-2 allows redevelopment of the lots with a two-family home, as part of the City’s HOPE program. The HOPE program is a program to provide new affordable housing in the City. In order to provide support for the recommendation below, staff is offering the following findings of fact related to subdivision: a.The impervious surface calculations and building coverage must be provided with the building permit to show compliance with ordinance standards. 42 b.The plans must comply with engineering comments, as applicable. c.If the City Attorney finds no prior park dedication has been paid or no credit can be found for park dedication on this lot, a park dedication fee equal to 6% of the land value shall be paid prior to the release of the final plat. d.The City Attorney will complete the title review prior to approval of the final plat. RECOMMENDATION Based on the findings and conditions above, staff recommends approval of the following: 1.Rezoning the property from R-1 to R-2 and 2.Preliminary Plat and Final Plat for Hope Fifth Addition. ATTACHED EXHIBITS A.Location Map (Exhibit A) B.Existing Land Use Map (Exhibit B) C.Existing Zoning Map (Exhibit C) D.Proposed Zoning Map (Exhibit D) E.Preliminary Plat (Exhibit E) STAFF CONTACT INFORMATION Prepared by: Kendra Lindahl, AICP Consulting Planner, klindahl@landform.net Reviewed by: Chloe McGuire, AICP, Deputy Community Development Director, cmcguire@goldenvalleymn.gov 43 44 45 46 47 DlllC C C C C C C C C C C C C C X X X X X XXXXXXXXXXX X X X X X X X X X XNO PARKING WOODSHED WOOD FENCEWOOD HORSESHOEBACKSTOP CHAIN LINK FENCEBLOCKRET WALLBLOCK RET WALL EXISTINGHOUSE/GARAGE BIT BIT CONCRETE SIDEWALK CONCRETE SIDEWALK C-D C-D C-D BLOCK RET WALL CENTURYLINK WWWWWWWWWWWllllll8 IN DIP WM DDDDDDDDDDDLIP OF CURB BACK OF CURB OWNER: M D ROBERTSON/S L ROBERTSONPID: 2811821310152OWNER: NICOLE BUCK & BRIAN ARMPID: 2811821340004OWNER: DEAN A WIENEKEPID: 2811821340040OWNER: STEPHEN TRULLPID: 2811821340007COVEREDPORCH 6.5%GARAGES00°08'49"W 142.00 EAST LINE OF GOVERNMENT LOT 4, SEC. 28, TWP. 118, RNG. 21 NORTHEAST CORNER OF GOVERNMENT LOT 4,SEC. 28, TWP. 118, RNG. 21S00°08'49"W 89.36322.87 N89°52'02"W 260.77[90.3 DEED] MEAS. 9 0 ° 0 ' 5 1 " M E A S . [9 0 ° D E E D ] MEAS.[260 DEED]LINE PARALLEL WITH THE EAST LINEOF GOVERNMENT LOT 4, SEC. 28,TWP. 118, RNG. 21 AREA = 29526 SFDRAINAGE, UTILITY AND SANITARY SEWEREASEMENT PER DOC. NO. 3395406151550.030.044.011.0 6.019.0COVEREDPORCH895.55.1%GARAGEPROPOSED 2 STORYTOWNHOUSETOP OF FOUNDATION = 895.850.030.044.011.0 6.019.0COVEREDPORCH896.24.7%GARAGEPROPOSED 2 STORYTOWNHOUSETOP OF FOUNDATION = 896.550.030.044.011.0 6.019.0COVEREDPORCH896.24.0%GARAGEPROPOSED 2 STORYTOWNHOUSETOP OF FOUNDATION = 896.550.030.044.011.0 6.019.0 AREA = 15458 SFAREA = 14068 SF107.29107.09107.00 56.18 894 892 896896894892892 894 896892894 890894892890888886884886888896 896896894896 898 894892896.0896.0885.8x890896894892 895.5PROPOSED 2 STORYTOWNHOUSETOP OF FOUNDATION = 895.8895.3895.3894.6x894894894894894 (RIGHT OF WAY WIDTH VARIES)[90.3 DEED] MEAS.EXCEPTION2020 (RIGHT OF WAY WIDTH VARIES)N89°52'02"W 140.5221.3 36.525.755.819.7 36.635.027.828.619.625.721.3 40.9PROPOSEDCONC. WALKPROPOSEDCONC. WALKPROPOSEDCONC. WALKPROPOSEDCONC. WALKIIIII1BLOCK 12NORTHNO SCALEPROJECT NO.FILE NAMEIF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOTVISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDEDREADABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACTTHE SURVEYOR TO REQUEST ADDITIONAL DOCUMENTS.PROJECTCERTIFICATIONLandform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.DATEISSUE / REVISIONREVIEWCONTACT SURVEYOR FOR ANY PRIOR HISTORYISSUE / REVISION HISTORYCITY OF GOLDENVALLEYHOPE FIFTHADDITIONGOLDEN VALLEY, MINNESOTACGV24026PRELIMINARYPLATPRE CGV026 1161 LILAC.dwgPROPERTY ADDRESSIRON MONUMENT FOUNDRESTRICTED ACCESSTREE DRIP LINE962EXISTING CONTOURBUILDING SETBACK LINEEXISTING DESCRIPTIONSITE SYMBOLS962.3962PROPOSED CONTOURPROPOSED SPOT ELEVATIONDRAINAGE DIRECTION1611 LILAC DR. N, GOLDEN VALLEY, MINNESOTAPROPERTY DESCRIPTIONAll of Tracts A and B described below:Tract A. That part of Government Lot 4, Section 28, Township 118 North, Range 21 West, Hennepin County,Minnesota, described as follows: Beginning at a point on the east line of said Government Lot 4, distant 142 feetsoutherly of the northeast corner thereof; thence run southerly along said east line for 90.3 feet to a point whichis 320 feet northerly of its intersection with the center line of the Minneapolis and Watertown Road (as locatedand established prior to January 1, 2000); thence run westerly at right angles to said east line for 260 feet;thence run northerly parallel with said east line for 90.3 feet; thence run easterly 260 feet to the point ofbeginning; lying westerly of the following described line: Commencing at Right of Way Boundary Corner B12 asshown on Minnesota Department of Transportation Right of Way Plat No. 27-105 as the same is on file and ofrecord in the office of the County Recorder in and for said County; thence easterly on an azimuth of 90 degrees07 minutes 58 seconds along the boundary of said plat for 101.83 feet to Right of Way Boundary Corner B11;thence continue on an azimuth of 90 degrees 07 minutes 58 seconds for 46.58 feet to the point of beginning ofthe line to be described; thence on an azimuth of 355 degrees 54 minutes 58 seconds for 214.55 feet and thereterminating;Tract B. That part of Government Lot 4 of Section 28, Township 118 North, Range 21 West, Hennepin County,Minnesota, described as follows: Beginning at the northeast corner of said Government Lot 4; thence runwesterly along the north line thereof for 247 feet; thence run southerly parallel with the east line of Auditor'sSubdivision No. 346 for 72 feet; thence run westerly along a line which if extended would intersect the east lineof Auditor's Subdivision No. 346 at a point 140 feet southerly of the northeast corner thereof for 11.8 feet, moreor less, to a point 260 feet westerly of the east line of said Government Lot 4; thence run southerly parallel withthe east line of said Government Lot 4 to a point which is 142 feet south of the north line of said Government Lot4; thence easterly parallel with the north line of said Government Lot 4 for 260 feet to the east line of saidGovernment Lot 4; thence northerly 142 feet to the point of beginning; lying southerly of a line run parallel withand distant 20 feet southerly of the north line of said Government Lot 4 and westerly of the following describedline: Commencing at Right of Way Boundary Corner B12 as shown on Minnesota Department of TransportationRight of Way Plat No. 27-105 as the same is on file and of record in the office of the County Recorder in and forsaid County; thence easterly on an azimuth of 90 degrees 07 minutes 58 seconds along the boundary of saidplat for 101.83 feet to Right of Way Boundary Corner B11; thence continue on an azimuth of 90 degrees 07minutes 58 seconds for 46.58 feet to the point of beginning of the line to be described; thence on an azimuth of355 degrees 54 minutes 58 seconds for 214.55 feet and there terminating.SURVEY NOTES1.Existing conditions shown per ALTA/NSPS Land Title Survey performed by Bolton & Menk dated2024-05-14, field work completed 2024-01-05. Job Number: 0N1.133076.2.Boundary Survey performed by Landform on 2025-03-13 expressly for this project.3.For the purposes of this survey, the bearing system is based on the Hennepin County coordinate system,NAD83 (2011 Adjustment).4.The surveyor does not guarantee, in writing or assumed, that the utilities as shown are in the exact location.No excavation was performed to locate the underground utilities.5.Elevations shown per MnTOPO LiDAR provided by MnGEO.I hereby certify that this survey, plan, or report was prepared byme or under my direct supervision and that I am a duly LicensedLand Surveyor under the laws of the state of Minnesota.Signature shown is a digital reproduction of original. Wet signedcopy of this plan on file at Landform Professional Services, LLCoffice and is available upon request.License No. 58896Date: 2025-03-28Jerrod Gustavus LeSavageNORTH02040CITY OF GOLDEN VALLEY, MINNESOTA7800 GOLDEN VALLEY ROAD, GOLDEN VALLEY, MN55427TOTAL = 29,526 SF (0.68 AC)PROPOSEDLOT 1, BLOCK 1 = 14,068 SF (0.32 AC)LOT 2, BLOCK 1= 15,458 SF (0.35 AC)EXISTING DESCRIPTIONSITE SYMBOLS (BY OTHERS)ARE SHOWN THUS:DRAINAGE AND UTILITY EASEMENTSBEING 10 FEET IN WIDTH AND ADJOINING LOTLINES AND RIGHT OF WAY LINES10(NOT TO SCALE)101010VICINITY MAPSITEGLENWOOD AVEHWY 100LILAC DR NGOLDEN VALLEY ROADSWEENEYLAKE TWINLAKEBENCHBUSHCATCH BASINHANDHOLEFIRE HYDRANTMANHOLE-SANITARY SEWERMANHOLE-STORM SEWERSIGN NON TRAFFICELECTRIC UNDERGROUND (PER PLANS)GAS UNDERGROUNDCOMMUNICATION UNDERGROUND (FIELD MARKED)FIBER UNDERGROUND (FIELD MARKED)WATER SYSTEMSTORM SEWERSANITARY SEWERDSCCE-DFFGGWFENCEXXXXCONCRETE CURB & GUTTERRETAINING WALLC-DCOMMUNICATION UNDERGROUND (PER PLANS)F-DFIBER UNDERGROUND (PER PLANS)llllWATER SERVICESIGN TRAFFICVALVEPOLE-UTILITYGUY WIRE ANCHORMANHOLE-WATERLIGHT-GROUNDOUOVERHEAD UTILITYUTILITY MARKER-FIBERG-DGAS UNDERGROUND (PER PLANS)>>>>SANITARY SEWER SERVICEEXISTING DESCRIPTIONMNDOT ROW MONUMENT FOUNDMAG NAIL FOUNDBNSF RAILROADLINDSAY STTHOTLAND RDLILAC DR NDOUGLAS DR NDEVELOPERSAINT CROIX AVE NDULUTH STREGENT AVE ND R A F TAREASZONING & SETBACKSEXISTING ZONING: ROWPROPOSED ZONING: R-2MINIMUM WIDTH AT FRONT SETBACK =100 FTMINIMUM AREA =10,000 SFMAXIMUM LOT COVERAGE= 30%MAXIMUM IMPERVIOUS AREA= 50%R-2 SETBACKS:FRONT= 35 FEETCORNER= 35 FEETSIDE= 15 FEET MINIMUM (VARIES WITH BUILDING HEIGHT)REAR= 25 FEETOVERALL LOT COVERAGELOT 1LOT 2TOTAL LOT AREA = 14,068 SF 15,458 SFBUILDABLE AREA = 4,689 SF 5,152 SFPROPOSED BUILDING AREA = 3,000 SF 3,000 SFPROPOSED LOT COVERAGE =21.3% 19.4%PROPOSED IMPERVIOUS SURFACE CALCULATIONS (LOT 1)TOTAL AREA =14068S.F.PROPOSED TWINHOME3000S.F.PROPOSED DRIVEWAYS1094S.F.PROPOSED CONC. WALKS68S.F.TOTAL IMPERVIOUS SURFACE4162S.F.MAXIMUM IMPERVIOUS SURFACE50.0%PROPOSED IMPERVIOUS SURFACE29.6%PROPOSED IMPERVIOUS SURFACE CALCULATIONS (LOT 2)TOTAL AREA =15458S.F.PROPOSED TWINHOME3000S.F.PROPOSED DRIVEWAYS1127S.F.PROPOSED CONC. WALKS68S.F.TOTAL IMPERVIOUS SURFACE4195S.F.MAXIMUM IMPERVIOUS SURFACE50.0%PROPOSED IMPERVIOUS SURFACE27.1%IIIIPROPOSED WATER SERVICE48 Date: April 8, 2025 To: Golden Valley Planning Commission From: Kendra Lindahl, Consulting Planner Subject: Comprehensive Plan Amendment, Rezoning, Preliminary Plat, Final Plat, and Minor Subdivision for 1131 Lilac Drive North SUMMARY The City acquired land at 1131 Lilac from the Minnesota Department of Transportation (MnDOT). This was land that was no longer needed by MnDOT. The City is now proposing to designate the property as Low Density Residential on the Future Land Use Plan, zone the property Moderate Density Residential (R-2) and plat one lot to allow for development of a two family home. MEETING DATE(S) Neighborhood Meeting: March 31, 2025 Planning & Zoning Commission: April 14, 2025 City Council: May 6, 2025 PROJECT INFORMATION Applicant: City of Golden Valley Property owner: (Same) Lot size: 0.34 acres Future land use designation: Right-of-Way Zoning district: Right-of-Way Existing use: Vacant Proposed use: Two Family Home Adjacent land use, zoning and uses: Guided Low Density Residential, zoned R-1 (Single Family Detached) and developed with single family homes to the north, east, south and west (across Lilac Drive and Highway 100). v v Figure 1 -Aerial Location Map (2018 Hennepin County) 49 PLANNING ANALYSIS Level of Discretion in Decision Making The City has a relatively high level of discretion in approving or denying a comprehensive plan amendment. The comprehensive use plan is the city’s long-range planning tool that indicates what type of development should occur on all land within the City. In other words, it is the City’s plan for how it wants to direct future development and growth. The City Council may guide property as it deems necessary to protect and promote the general health, safety and welfare of the community. The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City’s Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. The City’s discretion in approving a subdivision is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and zoning ordinance and the conditions of approval. If it meets these standards, the City must approve the subdivision. Comprehensive Plan Amendment The City is requesting that the property be reclassified from right-of-way to Low Density Residential now that the land has transferred from MNDOT to the City of Golden Valley. The reclassification is required for the land to be developed. Figure 2 - Existing and Proposed Land Use The Comprehensive Plan is a living document and when the City finds evidence to support a change to the plan, the City Council has the discretion to make a change. The City should consider the following issues when reviewing a comprehensive plan amendment request: • Evidence submitted by the applicant demonstrating the reason(s) that the plan should be changed, including, but not limited to, whether new information has become available since the Comprehensive Plan was adopted that supports re-examination of the plan, or that existing or proposed development offers new opportunities or constraints that were not previously considered by the plan. 50 • Whether or not the change is needed to allow reasonable development of the site. • The relationship of the proposed amendment to the supply and demand for particular land uses within the city and the immediate vicinity of the site. • A demonstration by the applicant that the proposed amendment has merit beyond the interests of the proponent. • The possible impacts of the amendment on all specific elements of the Comprehensive Plan as may be applicable, including, but not limited to: o Transportation o Sanitary sewer, including existing and proposed sanitary sewer flows as compared to the adopted plan; o Housing, including the extent to which the proposal contributes to the City’s adopted housing goals; o Surface water, including compliance with the City’s goals for water quality as well as water quantity management; o Water supply; o Parks and open space; and • Consideration of the impact of the proposed amendment upon current and future special assessments and utility area charges, future property tax assessments or other fiscal impacts upon the City. This is a policy decision for the City Council. The City should evaluate all of these issues when considering the decision. Staff recommends approval of the amendment as the land is no longer public right-of-way and must be classified on the Comprehensive Plan. Low Density Residential is consistent with the surrounding land uses. Zoning Map Amendment The City is requesting that this 0.34-acre parcel be rezoned from right-of-way to R-2 (moderate density residential) to allow for construction of a two-family home. The land is no longer MNDOT right-of-way and must be rezoned to be to allow development of the site. The R-1 and R-2 zoning districts are both compatible with the Low Density Residential land use. Figure 3 - Existing and Proposed Zoning 51 The Low Density Residential classification is intended by the Comprehensive Plan to provide opportunities for up to five homes per gross acre. The Plan says “This category includes primarily single-family detached units but may include single-family and two-family attached units in scattered locations as appropriate. This land use should be surrounded by other land uses with minimal impacts, such as institutional and open space.” The City Code describes the R-2 district as follows: The purpose of the Moderate Density Residential (R-2) Zoning District is to provide for single- family, two-family, and rowhouse dwellings at a moderate density (up to eight units per acre) along with directly related and complementary uses. State law requires the zoning district to be compatible with the land use designation. The R-2 zoning district is compatible with the Low Density Residential designation. The City Code provides no specific standards for approval of a zoning map amendment, but all amendments must comply with the Zoning Ordinance purpose statement in Section 113-2, which states “The purpose of this chapter is to regulate land use within the City, including the location, size, use, and height of buildings, the arrangement of buildings on lots, and the density of population within the City for the purpose of promoting the health, sa fety, order, convenience, and general welfare of all citizens of the City.” Subdivision The land is proposed to be platted as a single parcel (Lot 1, Block 1, Hope Fourth Addition) for development of a two-family home. The Zoning Ordinance defines single and two-family dwellings as follows: • Single-Family Dwelling is a building designed for or occupied by one family and containing one dwelling unit. • Two-Family Dwelling is a building designed for or occupied by two families and containing two dwelling units. The term two-family home includes both duplexes and twin-homes. A duplex is a building containing two separate dwelling units on one lot. A twinhome is a building containing two separate dwelling units but each unit is constructed as a separate building (under the building code definition) and are on separate lots. The City has been working with Magnolia Homes to build a twinhome on this lot. The plat shows the footprint of their home showing compliance with all ordinance requirements. The concept plan shows that the lot would exceed the dimensional requirements for the R-2 district as shown in the table below: 52 R-2 Standards Lot 1 Lot Size 10,000 sq. ft. 11,259 sq. ft. Lot Width (measured at setback) 100 ft. 100 ft. Front Setback 35 ft. 35 ft. Side Setback 15 ft. (varies) 20 ft. Rear Setback 25 ft. 27.3 ft. Maximum Impervious 50% 36.7% Coverage Maximum 30% 26.6% The City’s ordinance requires a three-step process to approve a twinhome lot: 1. Approval of a preliminary plat to create a single lot that complies with the R -2 standards 2. Approval of a final plat to create a single lot that complies with the R-2 standards and 3. Approval of a minor subdivision for a Residential Zero Lot Line Home. Staff finds that the preliminary plat and final plat meet the R-2 standards for a creation of one lot. Section 109-123 of the Subdivision Ordinance says “a lot occupied or proposed to be occupied by a residential zero lot line structure may be split along the party line to provide individual ownership of each unit.” The proposed minor subdivision meets the standards in Section 109-123 as follows: 1. Each newly created lot shall individually be exempt from the minimum lot size and width requirements found in the R-2 Zoning District provisions of Chapter 113, but in combination the lots shall meet said requirements. Other requirements of this division shall be met as stated. The minor lot subdivision will create a 5,640 sq. ft. Parcel A and a 5,619 sq. ft. Parcel B. When combined the lots comply with the R-2 standards as shown in the table on the previous page of this report. 2. The property and structure must be able to be split into substantially equal sections, except as necessary to meet the wider corner lot requirement, and except that developmentally unsuitable portions of a lot may be discounted. Rowhouses may be allowed wi der lots for end units. Complies. 3. The structure must meet current building code standards for firewall separation, which may be created by new construction or an addition to existing construction. The structure shall be required to show compliance as part of the building permit application. 53 4. Separate utility services must be provided. Complies. 5. The owner of the property to be subdivided shall execute and record at owner's expense a "Declaration of Covenants, Restrictions and Conditions." Said document shall be used to protect the rights of the individual owners sharing the single structure as to maintenance and repair and reconstruction in case of damage to the original structure. Specifically, it shall provide protection to the property owners and the City on the following: a. Building and use restriction. b. Party walls and other necessary common easements, including utilities and access. c. Submission to binding arbitration of disputes between owners. A draft of this document has been provided and is being reviewed by the City Attorney. The City Attorney must approve the final draft prior to releasing the subdivision for recording. 6. The City shall be a beneficiary to these "Declarations of Covenants, Restrictions and Conditions." They shall be submitted for review by the Planning Commission and the Council at the time the proposed subdivision is reviewed. The City Attorney shall also review the "Declarations of Covenants, Restrictions and Conditions." Changes to the document shall be made if so recommended by the City Attorney. The cost of such review shall be paid by the applicant. A draft of this document has been provided and is being reviewed by the City Attorney. The City Attorney must approve the final draft prior to releasing the subdivision for recording. 7. No building permit shall be issued on any of the property until proof of recording the "Declarations of Covenants, Restrictions and Conditions" has been submitted to the City. This should be a condition of minor subdivision approval. 8. Any other conditions shall be imposed that the City deems necessary to ensure compatibility with surrounding structures or to ensure a reasonable division of property. N/A PUBLIC NOTIFICATIONS To comply with State law and the City’s public hearing notice requirements, notices were mailed to property owners within 500 feet of the site. In addition, a notice was published in the Sun Post Newspaper. At the time of this staff report, no comments were received from adjacent property owners except those provided at the open house on March 31, 2025. Neighbors were generally concerned about a two family home on the property. 54 STAFF FINDINGS Staff recommends approval of the request based on the finding and conditions in the staff report. In order to provide support for the recommendation below, staff is offering the following findings of fact related to reguiding (land use designation): a. The map should be changed because the property is no longer public right-of-way. b. The Low Density Residential designation is consistent with the land use designation on surrounding properties. c. The change will allow the landowner to develop the property consistent with the Low Density Residential designation. d. There is adequate infrastructure to support development consistent with the Low Density Residential designation. e. The change will allow the City of Golden Valley to offer the site for affordable housing under the City’s HOPE program. In order to provide support for the recommendation below, staff is offering the following findings of fact related to the rezoning: a. State law requires the property zoning to be consistent with the land use designation. The R-1 and R-2 zoning districts are compatible with the Low Density Residential designation. b. Rezoning the property to R-2 allows redevelopment of the site with a two-family home, as part of the City’s HOPE program. The HOPE program is a program to provide new affordable housing in the City. In order to provide support for the recommendation below, staff is offering the following findings of fact related to subdivision: a. The impervious surface calculations and building coverage must be provided with the building permit to show compliance with ordinance standards. b. The plans must comply with engineering comments, as applicable. c. If the City Attorney finds no prior park dedication has been paid or no credit can be found for park dedication on this lot, a park dedication fee equal to 6% of the land value shall be paid prior to the release of the final plat. d. The City Attorney will complete the title review prior to approval of the final plat. e. The Declaration of Covenants, Restrictions and Conditions shall be approved by the City Attorney prior to release of the subdivision for recording. f. The subdivision and Declarations, Restrictions and Conditions shall be recorded prior to issuance of building permits. g. The structure must meet current building code standards for firewall separation. RECOMMENDATION Based on the findings and conditions above, staff recommends approval of the following: 1. Amendment to the Future Land Use Map, changing the guided land use from right-of- 55 way to Low Density Residential, 2. Rezoning the property from right-of-way to R-2, 3. Preliminary Plat and Final Plat for Hope Fourth Addition and 4. Minor Subdivision of Hope Fourth Addition. ATTACHED EXHIBITS A. Location Map (Exhibit A) B. Existing Land Use Map (Exhibit B) C. Proposed Land Use Map (Exhibit C) D. Existing Zoning Map (Exhibit D) E. Proposed Zoning Map (Exhibit E) F. Preliminary Plat (Exhibit F) G. Final Plat (Exhibit G) H. Minor Subdivision (Exhibit H) I. Draft Declarations, Restrictions and Conditions (Exhibit I) STAFF CONTACT INFORMATION Prepared by: Kendra Lindahl, AICP Consulting Planner, klindahl@landform.net Reviewed by: Chloe McGuire, Deputy Community Development Director, cmcguire@goldenvalleymn.gov 56 57 58 59 60 61 COVEREDPORCH 886.5 886.62.5%GARAGEPROPOSED 2 STORYTWINHOMETOP OF FOUNDATION = 887.0COVEREDPORCH GARAGELILAC DRIVE NORTH (RIGHT OF WAY WIDTH VARIES) (RIGHT OF WAY WIDTH VARIES)FOUND RIGHT OF WAYMONUMENT B22FOUND RIGHT OF WAYMONUMENT B23FOUND RIGHT OF WAYMONUMENT B21FOUND RIGHT OF WAYMONUMENT B20LOT 1BLOCK 1XXXXXXXXXXXXXXCHAIN LINK FENCELANDSCAPING W/ROCK EDGINGLANDSCAPINGCOMPOST PILEW/ WOOD EDGINGBIT BIT CON CON G-D G-D G-D G-D G-D G-D G-DCENTERPOINT2 IN. PLASTIC8 IN x 6 INTIMBER EDGING>>>>>>>>>>>l l l l l l l l l >>>>>>>>>>>>>> WOODFENCE ooooooooBACK OF CURB (TYP)LIP OF CURB (TYP)SOWNER: DANIEL J SUPALLAPID: 3311821210015OWNER: K R VESELY & M J FOWLERPID: 3311821210017OWNER: MAX P ZELAYARANPID: 3311821210015LINE 1DRAINAGE AND UTILITYEASEMENT PER DOC. NO. 29649455886884884882884886888888888886885.1 885.5886.6886.53.4%886.2xOWNER: HOLLY SHEETSPID: 3311821210063886886886 884 88488635.020.0 20.027.327.320.0 30.044.011.0 6.019.0 50.044.030.0 50.019.06.011.020.0 100.036.836.7113.0112.2>>>IIII>>>IIIIPROPOSEDCONC. WALKPROPOSEDCONC. WALKAZ=269°45'11"S89°45'11"W 79.92AZ=180°16'03" S00°16'03"W 588.69 NORTHWEST CORNER OF SECTION 19,TOWNSHIP 29N, RANGE 24W, AS SHOWN ONMINNESOTA DEPARTMENT OFTRANSPORTATION PLAT NO. 27-104BOUNDARY OF MINNESOTA DEPARTMENTOF TRANSPORTATION PLAT NO. 27-104POINT OF BEGINNINGLINE 1NORTHNO SCALEPROJECT NO.FILE NAMEIF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOTVISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDEDREADABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACTTHE SURVEYOR TO REQUEST ADDITIONAL DOCUMENTS.PROJECTCERTIFICATIONLandform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.DATEISSUE / REVISIONREVIEWCONTACT SURVEYOR FOR ANY PRIOR HISTORYISSUE / REVISION HISTORYCITY OF GOLDENVALLEYHOPE FOURTHADDITIONGOLDEN VALLEY, MINNESOTACGV24026PRELIMINARYPLATPRE CGV026 1311 LILAC.dwgPROPERTY ADDRESSIRON MONUMENT FOUNDRESTRICTED ACCESSTREE DRIP LINE962EXISTING CONTOURBUILDING SETBACK LINEEXISTING DESCRIPTIONSITE SYMBOLS962.3962PROPOSED CONTOURPROPOSED SPOT ELEVATIONDRAINAGE DIRECTION1131 LILAC DR. N, GOLDEN VALLEY, MINNESOTAPROPERTY DESCRIPTIONThat part of Tract A described below:Tract A. Lot 2, Block 2, Hipp's Addition, according to the plat thereof on file and of record in the office of theCounty Recorder in and for Hennepin County, Minnesota; the title thereto being registered; which lies westerly ofLine 1 described below:Line 1. Commencing at the Northwest corner of Section 19, Township 29 North, Range 24 West, as shown onMinnesota Department of Transportation Right of Way Plat No. 27-104 as the same is on file and of record in theoffice of the County Recorder in and for Hennepin County, Minnesota; thence westerly on an azimuth of 269degrees 45 minutes 11 seconds along the boundary of said plat for 79.92 feet to the point of beginning of Line 1to be described; thence on an azimuth of 180 degrees 16 minutes 03 seconds for 588.69 feet and thereterminating. Being Registered land as is evidenced by Certificate of Title No. 1440922.SURVEY NOTES1.Existing conditions shown per ALTA/NSPS Land Title Survey performed by Bolton & Menk dated2024-05-21, field work completed 2024-01-05. Job Number: 0N1.133076.2.Boundary Survey performed by Landform on 2025-02-27 expressly for this project.3.For the purposes of this survey, the bearing system is based on the Hennepin County coordinate system,NAD83 (2011 Adjustment).4.The surveyor does not guarantee, in writing or assumed, that the utilities as shown are in the exact location.No excavation was performed to locate the underground utilities.5.Elevations shown per MnTOPO LiDAR provided by MnGEO.I hereby certify that this survey, plan, or report was prepared byme or under my direct supervision and that I am a duly LicensedLand Surveyor under the laws of the state of Minnesota.Signature shown is a digital reproduction of original. Wet signedcopy of this plan on file at Landform Professional Services, LLCoffice and is available upon request.License No. 58896Date: 2025-03-28Jerrod Gustavus LeSavageCITY OF GOLDEN VALLEY, MINNESOTA7800 GOLDEN VALLEY ROAD, GOLDEN VALLEY, MN55427AREASTOTAL = 14,934 SF (0.34 AC)PROPOSEDLOT 1, BLOCK 1 = 11,259 SF (0.26 AC)LILAC DRIVE N= 3,675 SF (0.08 AC)ZONING & SETBACKSEXISTING ZONING: ROWPROPOSED ZONING: R-2MINIMUM WIDTH AT FRONT SETBACK =100 FTMINIMUM AREA =10,000 SFMAXIMUM LOT COVERAGE= 30%MAXIMUM IMPERVIOUS AREA= 50%R-2 SETBACKS:FRONT= 35 FEETCORNER= 35 FEETSIDE= 15 FEET MINIMUM (VARIES WITH BUILDING HEIGHT)REAR= 25 FEETEXISTING DESCRIPTIONSITE SYMBOLS (BY OTHERS)ARE SHOWN THUS:DRAINAGE AND UTILITY EASEMENTSBEING 10 FEET IN WIDTH AND ADJOINING LOTLINES AND RIGHT OF WAY LINES10(NOT TO SCALE)101010VICINITY MAPSITEGLENWOOD AVEHWY 100HWY 55LILAC DR NWOODSTOCK AVELILAC DR NBNSF RA ILROAD SWEENEYLAKE TWINLAKEBENCHBUSHCATCH BASINHANDHOLEFIRE HYDRANTMANHOLE-SANITARY SEWERMANHOLE-STORM SEWERSIGN NON TRAFFICELECTRIC UNDERGROUND (PER PLANS)GAS UNDERGROUNDCOMMUNICATION UNDERGROUND (FIELD MARKED)FIBER UNDERGROUND (FIELD MARKED)WATER SYSTEMSTORM SEWERSANITARY SEWERDSCCE-DFFGGWFENCEXXXXCONCRETE CURB & GUTTERRETAINING WALLC-DCOMMUNICATION UNDERGROUND (PER PLANS)F-DFIBER UNDERGROUND (PER PLANS)llllWATER SERVICESIGN TRAFFICVALVEPOLE-UTILITYGUY WIRE ANCHORMANHOLE-WATERLIGHT-GROUNDOUOVERHEAD UTILITYUTILITY MARKER-FIBERG-DGAS UNDERGROUND (PER PLANS)>>>>SANITARY SEWER SERVICEEXISTING DESCRIPTIONMNDOT ROW MONUMENT FOUNDMAG NAIL FOUNDBNSF RAILROADLINDSAY STTHOTLAND RDFRONTAGE RDSERVICE RDLORING LNSERVICE RDLILAC DR NDOUGLAS DR NDEVELOPERNORTH02040D R A F TOVERALL LOT COVERAGETOTAL LOT AREA= 11,259 SFBUILDABLE AREA= 3,377 SFPROPOSED BUILDING AREA= 3,000 SFPROPOSED LOT COVERAGE= 26.6%>>IIIIPROPOSED SEWER SERVICEPROPOSED WATER SERVICEPROPOSED IMPERVIOUS SURFACE CALCULATIONSTOTAL AREA =11259S.F.PROPOSED TWINHOME3000S.F.PROPOSED DRIVEWAYS1067S.F.PROPOSED CONC. WALKS68S.F.TOTAL IMPERVIOUS SURFACE4135S.F.MAXIMUM IMPERVIOUS SURFACE50.0%PROPOSED IMPERVIOUS SURFACE36.7%62 LILAC DRIVE NORTH (RIGHT OF WAY WIDTH VARIES) (RIGHT OF WAY WIDTH VARIES)FOUND RIGHT OF WAYMONUMENT B22FOUND RIGHT OF WAYMONUMENT B23FOUND RIGHT OF WAYMONUMENT B21FOUND RIGHT OF WAYMONUMENT B20LOT 1BLOCK 1LINE 1DRAINAGE AND UTILITYEASEMENT PER DOC. NO. 29649455100.00 36.7736.72113.01112.1713.01N89°48'56"E 83.39N00°11'03"W 440.12S00°11'03"E 1889.49 EAST LINE OF THE NORTHEAST QUARTER OF SECTION 33, TOWNSHIP 118N, RANGE 21W, HENNEPIN COUNTY, MINNESOTA NORTHWEST CORNER OF SECTION 19,TOWNSHIP 29N, RANGE 24W, AS SHOWN ONMINNESOTA DEPARTMENT OFTRANSPORTATION PLAT NO. 27-104AZ=269°45'11"S89°45'11"W 79.92BOUNDARY OF MINNESOTA DEPARTMENTOF TRANSPORTATION PLAT NO. 27-104POINT OF BEGINNINGLINE 1AZ=180°16'03" S00°16'03"W 588.69 EAST QUARTER CORNER OF SECTION 33,TOWNSHIP 118N, RANGE 21W, HENNEPINCOUNTY, MINNESOTAHOPE FOURTH ADDITIONdenotes Hennepin County Cast Iron Monument foundFor the purposes of this plat, the East line of Sec. 33, T. 118, R. 21 isassumed to bear S00°08'49"W.denotes 1/2 inch by 14 inch iron pipe monument set and markedby License No. 58896denotes 1/2 open iron pipe monument foundARE SHOWN THUS:DRAINAGE AND UTILITY EASEMENTSBEING 10 FEET IN WIDTH AND ADJOINING LOTLINES AND RIGHT OF WAY LINES10(NOT TO SCALE)101010denotes found mag nail LS #46166NORTH02040SCALE IN FEETKNOW ALL PERSONS BY THESE PRESENTS: That City of Golden Valley, a Minnesota municipal corporation, owner of the following described property situated in theCounty of Hennepin, State of Minnesota to wit:That part of Tract A described below:Tract A. Lot 2, Block 2, Hipp's Addition, according to the plat thereof on file and of record in the office of the County Recorder in and for Hennepin County, Minnesota; thetitle thereto being registered; which lies westerly of Line 1 described below:Line 1. Commencing at the northwest corner of Section 19, Township 29 North, Range 24 West, as shown on Minnesota Department of Transportation Right of Way PlatNo. 27-104 as the same is on file and of record in the office of the County Recorder in and for Hennepin County, Minnesota; thence westerly on an azimuth of 269 degrees45 minutes 11 seconds along the boundary of said plat for 79.92 feet to the point of beginning of Line 1 to be described; thence on an azimuth of 180 degrees 16 minutes03 seconds for 588.69 feet and there terminating. Being Registered land as is evidenced by Certificate of Title No. 1440922.Has caused the same to be surveyed and platted as HOPE FOURTH ADDITION and does hereby dedicate to the public for public use the public ways and the drainageand utility easements as created by this plat.In witness whereof said City of Golden Valley, a Minnesota municipal corporation, has caused these presents to be signed by its proper officer this ______ day of_________________________________, 20____.City of Golden Valley_______________________________________________________(Signature)______________________, Its ________________________________(Print name)(Title)STATE OF MINNESOTACOUNTY OF _________________________________This instrument was acknowledged before me this ______ day of ________________________________, 20____ by ________________________________, it's________________________________ of City of Golden Valley, a Minnesota municipal corporation, on behalf of the corporation._________________________________________________(Signature)_________________________________________________(Print name)Notary Public, ________________________________ County, MinnesotaMy Commission Expires ________________________I Jerrod Gustavus LeSavage do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State ofMinnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monumentsdepicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3,as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat.Dated this _________ day of _______________________________, 20____.___________________________________________Jerrod Gustavus LeSavage, Licensed Land SurveyorMinnesota License Number 58896STATE OF MINNESOTACOUNTY OF ________________________________This instrument was acknowledged before me this _________ day of _______________________________, 20____ by Jerrod Gustavus LeSavage.___________________________________________(Signature)___________________________________________(Print name)Notary Public, _______________________________ County, MinnesotaMy Commission Expires________________________R.T. DOC. NO.CITY COUNCIL, CITY OF GOLDEN VALLEY, MINNESOTAThis plat of HOPE FOURTH ADDITION was approved and accepted by the City Council of the City of Golden Valley, Minnesota, at a regular meeting thereof held this ________ dayof __________, 20____, and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2.City Council, City of Golden Valley, MinnesotaBy: ____________________________________________, MayorBy: ____________________________________________, ClerkCOUNTY AUDITOR, HENNEPIN COUNTY, MINNESOTAI hereby certify that taxes payable in 20___ and prior years have been paid for land described on this plat, dated this ______ day of _________________, 20_____.By _____________________________________ DeputyDaniel Rogan, County AuditorSURVEY DIVISION, HENNEPIN COUNTY, MINNESOTAPursuant to MN. Stat. Sec. 383B.565 (1969), this plat has been approved this __________ day of _______________________, 20_____.By _____________________________________Chris F. Mavis, County SurveyorREGISTRAR OF TITLES, HENNEPIN COUNTY, MINNESOTAI hereby certify that the within plat of HOPE FOURTH ADDITION was filed in this office this ________ day of _______________________, 20_____, at _____ o'clock ____. M. By ____________________________________ DeputyAmber Bougie, Registrar of TitlesCOUNTY RECORDER, HENNEPIN COUNTY, MINNESOTAI hereby certify that the within plat of HOPE FOURTH ADDITION was recorded in the office this _____ day of ___________________, 20___, at ___ o'clock __.m.By _________________________________ DeputyAmber Bougie, County Recorderdenotes Minnesota Department of TransportationRight of Way Monument Found as labeleddenotes Access Control as established by Doc. No. 543030663 COVEREDPORCH 886.5 886.62.5%GARAGEPROPOSED 2 STORYTWINHOMEGARAGELILAC DRIVE NORTH (RIGHT OF WAY WIDTH VARIES) (RIGHT OF WAY WIDTH VARIES)FOUND RIGHT OF WAYMONUMENT B22FOUND RIGHT OF WAYMONUMENT B23FOUND RIGHT OF WAYMONUMENT B21FOUND RIGHT OF WAYMONUMENT B20XXXXXXXXXXXXXXCHAIN LINK FENCELANDSCAPING W/ROCK EDGINGLANDSCAPINGCOMPOST PILEW/ WOOD EDGINGBIT BIT CON CON G-D G-D G-D G-D G-D G-D G-DCENTERPOINT 2 IN. PLASTIC8 IN x 6 INTIMBER EDGING>>>>>>>>>>>l l l l l l l l l >>>>>>>>>>>>>> WOODFENCE ooooooooBACK OF CURB (TYP)LIP OF CURB (TYP)SOWNER: DANIEL J SUPALLAPID: 3311821210015OWNER: K R VESELY & M J FOWLERPID: 3311821210017OWNER: MAX P ZELAYARANPID: 3311821210015DRAINAGE AND UTILITYEASEMENT PER DOC. NO. 29649455886884884882884886888888888886 885. 1 88 5 . 5 886.6886.53.4%886.2xOWNER: HOLLY SHEETSPID: 3311821210063886886886 884 88488635.520.0 20.027.327.320.0 30.044.011.0 6.019.0 50.044.030.0 50.019.06.011.020.0 S89°48'56"W 113.01N89°48'56"E 112.17PROPOSEDDRIVEWAYPROPOSEDDRIVEWAY13.0135.050.0050.00 50.00 50.00PARCEL APARCEL BSOUTH LINE OF THE NORTH 1/2 OF LOT 1NORTH LINE OF THE SOUTH 1/2 OF LOT 1101010 1010101010COVEREDPORCHN00°10'56"W 100.00 >>>IIII>>>IIIIS00°17'38"W 100.00PROPOSEDCONC. WALKPROPOSEDCONC. WALKNORTHNO SCALEPROJECT NO.FILE NAMEIF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOTVISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDEDREADABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACTTHE SURVEYOR TO REQUEST ADDITIONAL DOCUMENTS.PROJECTCERTIFICATIONLandform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.DATEISSUE / REVISIONREVIEWCONTACT SURVEYOR FOR ANY PRIOR HISTORYISSUE / REVISION HISTORYCITY OF GOLDENVALLEYHOPE FOURTHADDITIONGOLDEN VALLEY, MINNESOTACGV24026MINORSUBDIVISIONAS CGV026 1311 LILAC.dwgPROPERTY ADDRESSIRON MONUMENT FOUNDRESTRICTED ACCESSTREE DRIP LINE962EXISTING CONTOURBUILDING SETBACK LINEEXISTING DESCRIPTIONSITE SYMBOLS962.3962PROPOSED CONTOURPROPOSED SPOT ELEVATIONDRAINAGE DIRECTION1131 LILAC DR. N, GOLDEN VALLEY, MINNESOTAEXISTING PROPERTY DESCRIPTIONLot 1, Block 1, HOPE FOURTH ADDITION, Hennepin County, Minnesota according to the recorded plat thereof.SURVEY NOTES1.Existing conditions shown per ALTA/NSPS Land Title Survey performed by Bolton & Menk dated2024-05-21, field work completed 2024-01-05. Job Number: 0N1.133076.2.Boundary Survey performed by Landform on 2025-02-27 expressly for this project.3.For the purposes of this survey, the bearing system is based on the Hennepin County coordinate system,NAD83 (2011 Adjustment).4.The surveyor does not guarantee, in writing or assumed, that the utilities as shown are in the exact location.No excavation was performed to locate the underground utilities.5.Elevations shown per MnTOPO LiDAR provided by MnGEO.6.Existing Property Description and Zoning pending on approval.7.Proposed Grades based on typical slab on grad foundation. Final construction plans not provided tosurveyor.I hereby certify that this survey, plan, or report was prepared byme or under my direct supervision and that I am a duly LicensedLand Surveyor under the laws of the state of Minnesota.Signature shown is a digital reproduction of original. Wet signedcopy of this plan on file at Landform Professional Services, LLCoffice and is available upon request.License No. 58896Date: 2025-04-03Jerrod Gustavus LeSavageCITY OF GOLDEN VALLEY, MINNESOTA7800 GOLDEN VALLEY ROAD, GOLDEN VALLEY, MN55427TOTAL MINIMUM= 10,000 SFTOTAL EXISTING= 11,259 SF (0.26 AC)PROPOSED:PARCEL A= 5,640 SFPARCEL B= 5,619 SFEXISTING DESCRIPTIONSITE SYMBOLS (BY OTHERS)VICINITY MAPSITEGLENWOOD AVEHWY 100HWY 55LILAC DR NWOODSTOCK AVELILAC DR NBNSF RA ILROAD SWEENEYLAKE TWINLAKEBENCHBUSHCATCH BASINHANDHOLEFIRE HYDRANTMANHOLE-SANITARY SEWERMANHOLE-STORM SEWERSIGN NON TRAFFICELECTRIC UNDERGROUND (PER PLANS)GAS UNDERGROUNDCOMMUNICATION UNDERGROUND (FIELD MARKED)FIBER UNDERGROUND (FIELD MARKED)WATER SYSTEMSTORM SEWERSANITARY SEWERDSCCE-DFFGGWFENCEXXXXCONCRETE CURB & GUTTERRETAINING WALLC-DCOMMUNICATION UNDERGROUND (PER PLANS)F-DFIBER UNDERGROUND (PER PLANS)llllWATER SERVICESIGN TRAFFICVALVEPOLE-UTILITYGUY WIRE ANCHORMANHOLE-WATERLIGHT-GROUNDOUOVERHEAD UTILITYUTILITY MARKER-FIBERG-DGAS UNDERGROUND (PER PLANS)>>>>SANITARY SEWER SERVICEEXISTING DESCRIPTIONMNDOT ROW MONUMENT FOUNDMAG NAIL FOUNDBNSF RAILROADLINDSAY STTHOTLAND RDFRONTAGE RDSERVICE RDLORING LNSERVICE RDLILAC DR NDOUGLAS DR NDEVELOPERNORTH02040D R A F TPROPOSED PROPERTY DESCRIPTIONSPARCEL AThe North Half of Lot 1, Block 1, HOPE FOURTH ADDITION, Hennepin County, Minnesota according to therecorded plat thereof.PARCEL BThe South Half of Lot 1, Block 1, HOPE FOURTH ADDITION, Hennepin County, Minnesota according to therecorded plat thereof.10 FT PERIMETER DRAINAGE AND UTILITY EASEMENTPER PLAT OF HOPE ADDITION UNLESS OTHERWISE NOTEDPROPOSED GRADESHOUSE TYPE = TWO STORY (SOG)FINISHED FLOOR= 887.0TOP OF FOUNDATION= 887.0GARAGE FLOOR= 886.6>>IIIIPROPOSED SEWER SERVICEPROPOSED WATER SERVICEAREASZONING & SETBACKSEXISTING ZONING: ROWPROPOSED ZONING: R-2MINIMUM WIDTH AT FRONT SETBACK(OVERALL) =100 FTMINIMUM AREA (OVERALL)=10,000 SFMAXIMUM LOT COVERAGE (OVERALL)= 30%MAXIMUM IMPERVIOUS AREA= 50%R-2 SETBACKS:FRONT= 35 FEETCORNER= 35 FEETSIDE= 15 FEET MINIMUM (VARIES WITH BUILDING HEIGHT)REAR= 25 FEETOVERALL LOT COVERAGETOTAL LOT AREA= 11,259 SFBUILDABLE AREA= 30% OR 3,377 SFPROPOSED BUILDING AREA= 3,000 SFPROPOSED LOT COVERAGE= 26.6%PROPOSED IMPERVIOUS SURFACE CALCULATIONSTOTAL AREA =11259S.F.PROPOSED TWINHOME3000S.F.PROPOSED DRIVEWAYS1067S.F.PROPOSED CONC. WALKS68S.F.TOTAL IMPERVIOUS SURFACE4135S.F.MAXIMUM IMPERVIOUS SURFACE50.0%PROPOSED IMPERVIOUS SURFACE36.7%64 #10640024v1 1 Recorded at the Request of: Joseph L. Nuñez, Esq. Vantage Law Group PLLC 125 SE Main Street, Ste. 250 Minneapolis, MN 55414 When Recorded, mail to: Joseph L. Nuñez, Esq. Vantage Law Group PLLC 125 SE Main Street, Ste. 250 Minneapolis, MN 55414 SPACE ABOVE THIS LINE FOR RECORDER’S USE DECLARATION OF EASEMENTS AND COVENANTS This Declaration is made this _____ day of ______, 2025, by MAGNOLIA HOMES, LLC, a Minnesota limited liability company (“Declarant”). Recitals A. Declarant owns Lot X Block x xxx x ADDITION, Hennepin County, Minnesota as described in Exhibit A attached hereto (the “Property”). B. The Property has or will be split into two separate residential parcels (each a “Parcel”) legally described as follows: PARCEL A: (xxxx sq.ft): The North Half of Lot x, Block x, xxx ADDITION, Hennepin County, Minnesota. Subject to easements or record, if any (“Parcel A”); and PARCEL B: (xxx sq.ft): The South Half of Lot x, Block x, xxx ADDITION, Hennepin County, Minnesota. Subject to easements or record, if any (“Parcel B”). C. The Property and Parcels A and B has been improved with a physically integrated, two-level residential duplex building, including attached garage, and with a common wall separating the ownership (the “Buildings”) at 1131 Lilac Drive in Golden Valley, Minnesota, as depicted on Exhibit A. D. As used herein, “Party” will mean the owner of any portion of the Property. It is anticipated that the Parcels of the Property will have separate owners. Declarant desires to create DRAFT65 #10640024v1 2 and impose certain easements and covenants on the Property which will benefit and burden its two constituent Parcels and the Parties who own them. Accordingly, Declarant declares as follows: 1 Easements. 1.1 Support. Declarant hereby each declares for the benefit of the other Party and its Parcel, as an appurtenance to their respective Parcels, perpetual and exclusive easements to maintain the roof and supporting structure of the Buildings (including, without limitation, the center common walls of the Buildings) for each other Party’s improvements on underlying portions of the granting Party’s Parcel and to use such roof and supporting structural components for support of such other Party’s building improvements. No Party shall without the consent of the other Party alter an improvement within either of the Buildings on its Parcel or impose weight or pressure on its Parcel that would require modifying or strengthening the structure of a Building or modifying the structure of any improvement on the other Parcel. In the event any portion of the roof, common wall or other structure of a Building is damaged or destroyed, Declarant agrees that such damage or destruction must be repaired and the Building improvements so affected must be reconstructed so as to provide the structural support required hereunder. 1.2 Encroachments and Abatements. Declarant hereby declares for the benefit of each Parcel and the owner of each Parcel, as an appurtenance to the respective Parcels, perpetual and exclusive easements (a) for such inadvertent, minor encroachments as may occur upon an adjoining Parcel by reason of construction or alteration of any improvements, or by reason of addition to any such improvements, or from settlement, sag or variance occurring after any such construction or reconstruction, and (b) to have improvements on any boundary common to both Parcels abut and connect to the improvements on the grantor’s Parcel. The grant of said easements shall not excuse any Party from exercising diligence to construct or alter its improvements on and within its Parcel. 1.3 Utilities. Declarant each hereby declares for the benefit of the other Party as an appurtenance to their respective Parcels, perpetual and non-exclusive easements for the extension and use of utility lines located on the adjoining Parcel or otherwise within the Building improvements of the other Party’s portion of the Building, together with reasonable access therefore, including, without limitation, access for emergency or unexpected maintenance and repair to forestall or correct inadequate delivery of services. A Party may hereafter from time to time at its expense install, move or replace any utility conduits, devices or other apparatus typical of residential utility applications and services. If a party discontinues use of a utility line, then upon reasonable request of the granting Party, the Party that has discontinued such use shall remove by appropriate procedures the wires, conduit and other apparatus that are no longer used. The easements granted in this Section shall not be fixed as to location, but shall be located or relocated by the grantor, but only in such manner as will not disturb or interfere with the grantee’s use or enjoyment of the grantee’s Parcel any more than is reasonably necessary in the circumstances. In the event of such a change, alteration or relocation the grantor will repair any damage to the grantee’s improvements caused thereby, including without limitation the utility facilities affected. As used herein, the term “utility” includes services and facilities for natural gas, water, electric, cable television, satellite television and data. DRAFT66 #10640024v1 3 2. Restrictions and Covenants. 2.1 Residential Use. The Property may be used only for residential purposes (which may include home studios and offices as permitted by applicable ordinance and law) and for no other use or purpose whatsoever without the consent of the other party in her/his/its absolute discretion. 2.2 Separate Use of Parcels/Re-Combining Parcels. The two Parcels that make up the Property may be used and owned separately only as long as the existing residential Building continues to be an integrated structure. In the event the existing residential duplex Building is destroyed or otherwise removed and not rebuilt as an integrated residential building, Declarant agree that the two Parcels either (i) shall be combined to make a single parcel or (ii) additional adjoining land must be purchased so that both Parcels conform to the requirements of all applicable City of Minneapolis subdivision and building regulations and requirements. 3 Maintenance and Repair. 3.1 Maintenance of Improvements. Each Party shall, at its sole cost, take good care of the improvements on its Parcel and at all times keep the same in good order and condition, ordinary wear and tear excepted, make all necessary repairs thereto, interior and exterior, structural or non-structural, and keep the same in compliance with all typical insurance requirements and all applicable legal requirements. Specifically, but without limitation, each Party will keep and maintain the lawn and other plantings on their Parcel mowed and in a healthy condition. 3.2 Maintenance of and Repairs to Roof, Exterior and Structure of Building. Each Party must cooperate with the other Party in connection with any routine maintenance and repairs necessary to the roof and the exterior of the Building, and with respect to any structural portion of either Building, or to the backyard fence approximately located on the boundary line between the two Parcels. In the event a Party believes that such a repair is necessary, such Party will notify the other and the two Party’s will act in good faith to obtain bids from qualified professional contractors for the repairs. All materials used for all repairs and maintenance will be consistent with the materials used in the original construction of the Building, except to the extent each Parcel owner provides prior written consent to the use of other materials, which consent will be at each owner’s sole and arbitrary discretion. No matter what portion of the roof, exterior or structure is damaged, the Parties will share equally in the cost of the repair, unless (a) the act or negligence of one Party directly caused such damage, in which event the Party directly causing the damage shall pay for the cost of the repair or (b) the repair is to only a portion of the exterior of a Building not near or affecting the portion of the Building on the other Parcel, in which event the Party owning such exterior portion shall pay for the cost of the maintenance or repair. All roof and exterior maintenance and repairs will be conducted so as to provide a good quality aesthetic appearance of each Building as, respectively, one unified Building (whether the residential Building or the garage Building), which may mean that a repair of one portion of a Building may also need to be performed on another portion of the Building in order to maintain such aesthetic. To the extent available, insurance claims and resulting proceeds will be used to defray the cost of any repairs. All repairs shall be (i) equal in quality and class to the original work, (ii) effected with all due diligence and in a workmanlike manner, and (iv) promptly and fully paid for as provided herein. If a Party disapproves of the proposed budget or need for a repair, it shall notify the other Party stating the specific items, amounts or DRAFT67 #10640024v1 4 basis for disapproval. If the Parties cannot quickly reach agreement, either Party may submit the matter to binding arbitration or to a qualified professional mediator to resolve the disagreement. A Party may immediately undertake any repairs that are necessary in an emergency to preserve the roof or structure of a Building or to avoid injury to persons or personal property. 4 Taxes and Assessments. Each Party shall pay, or cause to be paid prior to delinquency, all taxes and assessments with respect to its Parcel. 5 Insurance. The Parties agree to continuously maintain property insurance with “all-risk” coverage for the full replacement cost of the Building, as well as casualty insurance for their respective personal property. If necessary, the Parties will purchase one or more insurance policies for the Building and share equally in the cost of such policy(ies). The proceeds of any insurance carried pursuant must first be applied to repair and reconstruction. Each Party hereby releases each other from any liability for any loss or damage to all property of such releasing Party within the Property, which loss or damage is of the type covered by the insurance required to be maintained hereunder, regardless either of any negligence on the part of the released Party that may have contributed to or caused such loss, or of the amount of such insurance required or actually carried, including any deductible. In the event a Party refuses or otherwise does not purchase or contribute to an insurance policy, then upon ten (10) days’ written notice the other Party may obtain such insurance policy(ies) and pay the cost thereof, and the Party so exercising such right shall have the right to place a lien on the non-paying/non-performing Party equal to the cost incurred by the Party in obtaining such insurance equal to the amount attributable to the non-paying/non-performing Party’s Parcel. Such lien may be foreclosed in accordance with Minnesota law. 6 Miscellaneous. 6.1 Relationship of Parties. No provision of this Declaration and no action taken pursuant hereto shall create any relationship between the Parties other than as specifically set forth herein. 6.2 Headings; Interpretation. The language in this Declaration shall be construed simply according to its generally understood meaning, and not strictly for or against any Party. The headings to the Sections of this Declaration are incorporated for convenience only and shall have no effect upon the construction or interpretation of this Declaration. 6.3 Amendment or Modification. This Declaration and any of the rights, licenses and easements created hereby may be terminated or amended by an instrument duly executed the Party for each Parcel and the holder of any mortgage on the fee title of each, and all such parties shall be bound by any amendment duly adopted hereunder provided that said amendment is duly recorded with the Hennepin County real estate records. 6.4 Law Applicable. This Declaration shall be governed by and construed under the laws of Minnesota. 6.5 Merger Not Intended. Common ownership of the Parcels shall not cause this Declaration to be extinguished by operation of merger in whole or in part unless and until the two Parcels are combined to make a single parcel. DRAFT68 #10640024v1 5 6.6 Run With the Land Declarant does hereby declare that both of the Parcels are, and shall be, held, transferred, sold, conveyed and occupied subject to the restrictions and covenants of this Declaration, which restrictions and covenants (a) are for the purpose of protecting the value, desirability and amenities of the Property; and (b) shall operate as equitable covenants, restrictions and reservations, that shall run with each Parcel and be binding on all parties having any right, title or interest in the same, their heirs, personal representatives, successors and assigns, and shall inure to the benefit of each of such other parties’ heirs, personal representatives, successors and assigns; and (c) are imposed upon each Parcel, respectively, as a servitude in favor of the other Parcels. 6.7 Severability. If any term of this Declaration or any application thereof shall be invalid or unenforceable, then the remainder of this Declaration and any other application of such term shall not be affected thereby. IN WITNESS WHEREOF, the Declarant has caused this Declaration to be duly executed in her/his name and behalf on, or as of, the date first above written. MAGNOLIA HOMES, LLC, a Minnesota limited liability company, Declarant By _____________________________ J. Alex Frank, its Managing Member STATE OF MINNESOTA ) ) ss. COUNTY OF ____________ ) The foregoing instrument was acknowledged before me this ___ day of _________, 2024, by J. Alex Frank, the Managing Member of Magnolia Homes, LLC, a Minnesota limited liability company. a person known to me who acknowledged signing this instrument knowingly and willingly on behalf of the company. SEAL _______________________________ Notary Public My commission expires: _____________________ DRAFT69 #10640024v1 6 CONSENT AND SUBORDINATION As the holder of that certain mortgage, ___________________________, a ______________________, hereby consents to the foregoing Declaration of Easements and Covenants by Magnolia Home, LLC, dated __________ ___, 2025, and hereby subordinates and subjects such mortgage, the indebtedness secured thereby, and each and every document and agreement executed in connection with such mortgage or securing such indebtedness to such Declaration. __________________________________ By Name Its STATE OF ) ) ss COUNTY OF ) The foregoing instrument was acknowledged before me this _____ day of _________, 2007, by ___________________________, the _________________________, of ___________________________, a ______________ corporation, on behalf of the corporation. Notary Public DRAFT70 #10640024v1 EXHIBIT A LEGAL DESCRIPTION OF THE PROPERTY Lot x, Block xx, xxxx ADDITION, Hennepin County, Minnesota DRAFT71 Date: April 8, 2025 To: Golden Valley Planning Commission From: Kendra Lindahl, Consulting Planner Subject: Comprehensive Plan Amendment, Rezoning, and Preliminary Plat for 1211 Lilac Drive North SUMMARY The City acquired land at 1211 Lilac Dr from the Minnesota Department of Transportation (MnDOT). This was land that was no longer needed by MnDOT. The City is now proposing to designate the property as Low Density Residential on the Future Land Use Plan, zone the property Moderate Density Residential (R-2) and plat one lot to allow for development of a two family home. MEETING DATE(S) Neighborhood Meeting: March 31, 2025 Planning & Zoning Commission: April 14, 2025 City Council: May 6, 2025 PROJECT INFORMATION Applicant: City of Golden Valley Property owner: (Same) Lot size: 0.76 acres Future land use designation: Right-of-Way Zoning district: Right-of-Way Existing use: Vacant Proposed use: Two Family Home Adjacent land use, zoning and uses: Guided Low Density Residential, zoned R-1 (Single Family Detached) and developed with single family homes to the north, south and west . Guided Low Density Residential and Institutional, zoned R-1 (Single Family Detached) and Institutional and developed with single family homes and a church to the east (across Lilac Drive and Highway 100). v v 72 PLANNING ANALYSIS Level of Discretion in Decision Making The City has a relatively high level of discretion in approving or denying a comprehensive plan amendment. The Comprehensive Use Plan is the City’s long-range planning tool that indicates what type of development should occur on all land within the City. In other words, it is the City’s plan for how it wants to direct future development and growth. The City Council may guide property as it deems necessary to protect and promote the general health, safety and welfare of the community. The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City’s Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. The City’s discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and zoning ordinance and the conditions of preliminary plat approval. If it meets these standards, the City must approve the plat. Figure 1 - Aerial Location Map (2018 Hennepin County) 73 Comprehensive Plan Amendment The City is requesting that the property be reclassified from right-of-way to Low Density Residential now that the land has transferred from MNDOT to the City of Golden Valley. The reclassification is required for the land to be developed. Figure 2 - Existing and Proposed Land Use The Comprehensive Plan is a living document and when the City finds evidence to support a change to the plan, the City Council has the discretion to make a change. The City should consider the following issues when reviewing a comprehensive plan amendment request: • Evidence submitted by the applicant demonstrating the reason(s) that the plan should be changed, including, but not limited to, whether new information has become available since the Comprehensive Plan was adopted that supports re-examination of the plan, or that existing or proposed development offers new opportunities or constraints that were not previously considered by the plan. • Whether or not the change is needed to allow reasonable development of the site. • The relationship of the proposed amendment to the supply and demand for particular land uses within the city and the immediate vicinity of the site. • A demonstration by the applicant that the proposed amendment has merit beyond the interests of the proponent. • The possible impacts of the amendment on all specific elements of the Comprehensive Plan as may be applicable, including, but not limited to: o Transportation o Sanitary sewer, including existing and proposed sanitary sewer flows as compared to the adopted plan; o Housing, including the extent to which the proposal contributes to the City’s adopted housing goals; o Surface water, including compliance with the City’s goals for water quality as well as water quantity management; o Water supply; o Parks and open space; and 74 • Consideration of the impact of the proposed amendment upon current and future special assessments and utility area charges, future property tax assessments or other fiscal impacts upon the City. This is a policy decision for the City Council. The City should evaluate all of these issues when considering the decision. Staff recommends approval of the amendment as the land is no longer public right-of-way and must be classified on the Comprehensive Plan. Low Density Residential is consistent with the surrounding land uses. Zoning Map Amendment The City is requesting that this 0.76-acre parcel be rezoned from right-of-way to R-2 (moderate density residential) to allow for construction of two two-family homes. The land is no longer MNDOT right-of-way and must be rezoned to be to allow development of the site. The R-1 and R-2 zoning districts are both compatible with the Low Density Residential land use. Figure 3 - Existing and Proposed Zoning The Low Density Residential classification is intended by the Comprehensive Plan to provide opportunities for up to five homes per gross acre. The Plan says “This category includes primarily single-family detached units but may include single-family and two-family attached units in scattered locations as appropriate. This land use should be surrounded by other land uses with minimal impacts, such as institutional and open space.” The City Code describes the R-2 district as follows: The purpose of the Moderate Density Residential (R-2) Zoning District is to provide for single- family, two-family, and rowhouse dwellings at a moderate density (up to eight units per acre) along with directly related and complementary uses. State law requires the zoning district to be compatible with the land use designation. The R-2 zoning district is compatible with the Low Density Residential designation. 75 The City Code provides no specific standards for approval of a zoning map amendment, but all amendments must comply with the Zoning Ordinance purpose statement in Section 113-2, which states “The purpose of this chapter is to regulate land use within the City, including the location, size, use, and height of buildings, the arrangement of buildings on lots, and the density of population within the City for the purpose of promoting the health, sa fety, order, convenience, and general welfare of all citizens of the City.” Subdivision The land is proposed to be platted as two parcels for development. Each lot is planned to be developed with a two-family home. The Zoning Ordinance defines single and two-family dwellings as follows: • Single-Family Dwelling is a building designed for or occupied by one family and containing one dwelling unit. • Two-Family Dwelling is a building designed for or occupied by two families and containing two dwelling units. The term two family home includes both duplexes and twinhomes. A duplex is a building containing two separate dwelling units on one lot. A twinhome is a building containing two separate dwelling units but each unit is constructed as a separate building (under the build ing code definition) and are on separate lots. The City does not have a builder selected to build a twinhome on this lot. The plat shows the footprint of a home showing compliance with all ordinance requirements. When the City selects a builder, they will need to provide a floor plan and ensure compliance with the ordinance standards. The concept plan shows that the lot would exceed the dimensional requirements for the R-2 district as shown in the table below: R-2 Standards Lot 1 Lot 2 Lot Size 10,000 sq. ft. 13,890 sq. ft. 12,064 sq. ft. Lot Width (measured at setback) 100 ft. 102.4 ft. 100.5 ft. Front Setback 35 ft. 35 ft. 35.1 ft. Side Setback 15 ft. (varies) 20 ft. 20 ft. Rear Setback 25 ft. 46 ft. 32.3 ft. Maximum Impervious 50% 31% 34.5% Coverage Maximum 30% 21.6% 24.9$ The City’s ordinance requires a three-step process to approve a twinhome lot: 1. Approval of a preliminary plat to create a single lot that complies with the R -2 standards 2. Approval of a final plat to create a single lot that complies with the R-2 standards and 3. Approval of a minor subdivision for a Residential Zero Lot Line Home. 76 At this time, the City has not selected a builder for this parcel. Approval of the preliminary plat and final plat would create two lots. If the City finds a twinhome builder for the parcels, the City would apply for a minor subdivision to create four lots for the twinhome units. That is not part of the current application. PUBLIC NOTIFICATIONS To comply with State law and the City’s public hearing notice requirements, notices were mailed to property owners within 500 feet of the site. In addition, a notice was published in the Sun Post Newspaper. At the time of this staff report, no comments were received from adjacent property owners except those provided at the open house on March 31, 2025. Neighbors were generally concerned about a two family home on the property. STAFF FINDINGS Staff recommends approval of the request based on the finding and conditions in the staff report. In order to provide support for the recommendation below, staff is offering the following findings of fact related to reguiding (land use designation): a. The map should be changed because the property is no longer public right-of-way. b. The Low Density Residential designation is consistent with the land use designation on surrounding properties. c. The change will allow the landowner to develop the property consistent with the Low Density Residential designation. d. There is adequate infrastructure to support development consistent with the Low Density Residential designation. e. The change will allow the City of Golden Valley to offer the site for affordable housing under the City’s HOPE program. In order to provide support for the recommendation below, staff is offering the following findings of fact related to the rezoning: a. State law requires the property zoning to be consistent with the land use designation. The R-1 and R-2 zoning districts are compatible with the Low Density Residential designation. b. Rezoning the property to R-2 allows redevelopment of the site with a two-family home, as part of the City’s HOPE program. The HOPE program is a program to provide new affordable housing in the City. In order to provide support for the recommendation below, staff is offering the following findings of fact related to subdivision: a. The impervious surface calculations and building coverage must be provided with the building permit to show compliance with ordinance standards. b. The plans must comply with engineering comments, as applicable. 77 c. If the City Attorney finds no prior park dedication has been paid or no credit can be found for park dedication on this lot, a park dedication fee equal to 6% of the land value shall be paid prior to the release of the final plat. d. The City Attorney will complete the title review prior to approval of the final plat. RECOMMENDATION Based on the findings and conditions above, staff recommends approval of the following: 1. Amendment to the Future Land Use Map, changing the guided land use from right-of-way to Low Density Residential; and 2. Rezoning the property from right-of-way to R-2; and 3. Preliminary Plat and Final Plat for Hope Third Addition. ATTACHED EXHIBITS A. Location Map (Exhibit A) B. Existing Land Use Map (Exhibit B) C. Proposed Land Use Map(Exhibit C) D. Existing Zoning Map (Exhibit D) E. Proposed Zoning Map (Exhibit E) F. Preliminary Plat (Exhibit F) STAFF CONTACT INFORMATION Prepared by: Kendra Lindahl, AICP Consulting Planner, klindahl@landform.net Reviewed by: Chloe McGuire, Deputy Community Development Director, cmcguire@goldenvalleymn.gov 78 79 80 81 82 83 COVEREDPORCH GARAGE30.0 50.019.06.011.044.0COVEREDPORCH GARAGE30.0 50.019.06.011.044.0COVEREDPORCH GARAGE30.0 50.019.06.011.044.0COVEREDPORCH GARAGE30.0 50.019.06.011.044.0FOUND RIGHT OF WAYMONUMENT B42FOUND RIGHT OF WAYMONUMENT B43FOUND RIGHT OF WAYMONUMENT B10502FOUND RIGHT OF WAYMONUMENT B10501LINE 1NORTHWEST CORNER OF SECTION 19,TOWNSHIP 29N, RANGE 24W269°45'11"S89°45'11"W 79.92POINT OF BEGINNING LINE 1NOT TANGENTAZ=012 ° 1 1 ' 4 3 "NOT TANGENTL=97.59 R=350.00Δ=15°58'33"C.BRG=N08°21'09"EAZ=008°21' 0 9 "83.0370.00100.03 100.03 151.9335.87NORTHEAST CORNER OF SECTION 33,TOWNSHIP 118N, RANGE 21WS00°08'49"W 295.36 EAST LINE OF SECTION 33 NORTH LINE OF SECTION 33LILAC D R I V E N O R T H (RIGHT OF WAY WIDTH VARIES) (RIGHT OF W A Y W I D T H V A R I E S )555DRAINAGE AND UTILITYEASEMENT PER DOC. NO. 2964941BLOCK 1DDG G G G G G G G G G G G G G G G G GXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXVINYLFENCESILT FENCEBOULDERRET WALLWOODFENCEWOODEDSTRUCTURER/W MARKERBIT BIT BIT CON CON CON S S S S S S S SSSS CHAINLINKFENCELIP OF CURB BACK OF CUR BWWW W W W W W W Wllll>>>lll>>>llll>>E-DE-DE-D E-D E-D E-D E-D E-D E-D E-D E-D E-D E-D E-D E-D E-D CENTERPOINT2 IN. PLASTIC NO PARKIN G XCEL o o o o o ooooooBARBED WIRE FENCE CHAIN LINK FENCE OWNER: PATRICIA A MATTSON TRUSTPID: 3311821210013OWNER: PAMELA J WANDZELPID: 3311821210003OWNER: R THOMPSON & B THOMPSONPID: 3311821210004OWNER: JAY U IPSEN ETALPID: 3311821210005OWNER: A E HOFFMAN & S E ROGERSPID: 3311821210006OWNER: C C TWEEDY & R T JOHNSONPID: 3311821210008ooSDDG G G G G G G G G G G G G G G G G GXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXVINYLFENCESILT FENCEBOULDERRET WALLWOODFENCEWOODEDSTRUCTURER/W MARKERBIT BIT BIT CON CON CON S S S S S S S SSSS CHAINLINKFENCELIP OF CURB BACK OF CUR BWWW W W W W W W Wllll>>>lll>>>llll>>E-DE-DE-D E-D E-D E-D E-D E-D E-D E-D E-D E-D E-D E-D E-D E-D CENTERPOINT2 IN. PLASTIC NO PARKIN G XCEL o o o o o ooooooBARBED WIRE FENCE CHAIN LINK FENCE OWNER: PATRICIA A MATTSON TRUSTPID: 3311821210013OWNER: PAMELA J WANDZELPID: 3311821210003OWNER: R THOMPSON & B THOMPSONPID: 3311821210004OWNER: JAY U IPSEN ETALPID: 3311821210005OWNER: A E HOFFMAN & S E ROGERSPID: 3311821210006OWNER: C C TWEEDY & R T JOHNSONPID: 3311821210008ooSAZ=000°16'03" Δ Δ46.2 54.3 102.4118.0(RIGHT OF W A Y W I D T H V A R I E S )35872874876878880882884886888890892894896898874876878880882884886888890892894 896 874876878880882884886888890 892894235.020.0 46.020.020.035.120.0 32.335.0PROPOSED 2 STORY WOTWINHOMETOP OF FOUNDATION = TBDPROPOSED 2 STORY WOTWINHOMETOP OF FOUNDATION = TBDPROPOSEDCONC. WALKPROPOSEDCONC. WALKPROPOSEDCONC. WALKPROPOSEDCONC. WALK>>>IIII>>>IIIIPROJECT NO.FILE NAMELANDFORM 2025c IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOTVISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDEDREADABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACTTHE SURVEYOR TO REQUEST ADDITIONAL DOCUMENTS.PROJECTCERTIFICATIONLandform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.DATEISSUE / REVISIONREVIEWCONTACT SURVEYOR FOR ANY PRIOR HISTORYISSUE / REVISION HISTORYCITY OF GOLDENVALLEYHOPE THIRDADDITIONGOLDEN VALLEY, MINNESOTACGV24026PRELIMINARYPLATPRECGV026 1211 LILAC.dwgPROPERTY ADDRESSIRON MONUMENT FOUNDRESTRICTED ACCESSTREE DRIP LINE962EXISTING CONTOURBUILDING SETBACK LINEEXISTING DESCRIPTIONSITE SYMBOLS962.3962PROPOSED CONTOURPROPOSED SPOT ELEVATIONDRAINAGE DIRECTION1211 LILAC DR. N, GOLDEN VALLEY, MINNESOTAPROPERTY DESCRIPTIONThat part of Tract A described below:Tract ALot 15, Block 1, Hipp's Addition, according to the plat thereof on file and of record in the office of the CountyRecorder in and for Hennepin County, Minnesota; the title thereto being registered; which lies westerly of Line 1described below:Line 1. Commencing at the Northwest corner of Section 19, Township 29 North, Range 24 West, as shown onMinnesota Department of Transportation Right of Way Plat No. 27-104 as the same is on file and of record in theoffice of the County Recorder in and for Hennepin County, Minnesota; thence westerly on an azimuth of 269degrees 45 minutes 11 seconds along the boundary of said plat for 79.92 feet to the point of beginning of Line 1to be described; thence on an azimuth of 00 degrees 16 minutes 03 seconds for 42.25 feet; thence northerly for151.93 feet on a non-tangential curve, concave to the east, having a radius of 1050.00 feet, a delta angle of 08degrees 17 minutes 26 seconds and a chord azimuth of 12 degrees 11 minutes 43 seconds and thereterminating. Being Registered land as is evidenced by Certificate of Title No. 1440930.ANDThat part of Tract A described below:Tract A. Lot 16, Block 1, Hipp's Addition, according to the plat thereof on file and of record in theoffice of the County Recorder in and for Hennepin County, Minnesota; which lies westerly of Line 1 describedbelow:Line 1. Commencing at the northwest corner of Section 19, Township 29 North, Range 24 West, as shown onMinnesota Department of Transportation Right of Way Plat No. 27-104 as the same is on file and of record in theoffice of the County Recorder in and for Hennepin County, Minnesota; thence westerly on an azimuth of 269degrees 45 minutes 11 seconds along the boundary of said plat for 79.92 feet to the point of beginning of Line 1to be described ; thence on an azimuth of 00 degrees 16 minutes 03 seconds for 42.25 feet; thence northerly for151.93 feet on a non-tangential curve, concave to the east, having a radius of 1050.00 feet, a delta angle of 08degrees 17 minutes 26 seconds and a chord azimuth of 12 degrees 11 minutes 43 seconds; thence northerly for97.59 feet on a non-tangential curve, concave to the west, having a radius of 350.00 feet, a delta angle of 15degrees 58 minutes 33 seconds, and a chord azimuth of 08 degrees 21 minutes 09 seconds and thereterminating. Being Registered land as is evidenced by Certificate of Title No. 1440932.SURVEY NOTES1.Existing conditions shown per ALTA/NSPS Land Title Survey performed by Bolton & Menk dated2024-06-07, field work completed 2024-01-05. Job Number: 0N1.133076.2.Boundary Survey performed by Landform on 2025-02-27 expressly for this project.3.For the purposes of this survey, the bearing system is based on the Hennepin County coordinate system,NAD83 (2011 Adjustment).4.The surveyor does not guarantee, in writing or assumed, that the utilities as shown are in the exact location.No excavation was performed to locate the underground utilities.5.Elevations shown per MnTOPO LiDAR provided by MnGEO.I hereby certify that this survey, plan, or report was prepared byme or under my direct supervision and that I am a duly LicensedLand Surveyor under the laws of the state of Minnesota.Signature shown is a digital reproduction of original. Wet signedcopy of this plan on file at Landform Professional Services, LLCoffice and is available upon request.License No. 58896Date: 2025-03-28Jerrod Gustavus LeSavageCITY OF GOLDEN VALLEY, MINNESOTA7800 GOLDEN VALLEY ROAD, GOLDEN VALLEY, MN55427TOTAL = 33,036 SF (0.76 AC)PROPOSEDLOT 1, BLOCK 1 = 13,890 SF (0.32 AC)LOT 2, BLOCK 1= 12,064 SF (0.28 AC)LILAC DRIVE N= 7,083 SF (0.16 AC)EXISTING DESCRIPTIONSITE SYMBOLS (BY OTHERS)ARE SHOWN THUS:DRAINAGE AND UTILITY EASEMENTSBEING 10 FEET IN WIDTH AND ADJOINING LOTLINES AND RIGHT OF WAY LINES10(NOT TO SCALE)101010VICINITY MAPSITEGLENWOOD AVEHWY 100HWY 55LILAC DR NWOODSTOCK AVELILAC DR NBNSF RA ILROAD SWEENEYLAKE TWINLAKEBENCHBUSHCATCH BASINHANDHOLEFIRE HYDRANTMANHOLE-SANITARY SEWERMANHOLE-STORM SEWERSIGN NON TRAFFICELECTRIC UNDERGROUND (PER PLANS)GAS UNDERGROUNDCOMMUNICATION UNDERGROUND (FIELD MARKED)FIBER UNDERGROUND (FIELD MARKED)WATER SYSTEMSTORM SEWERSANITARY SEWERDSCCE-DFFGGWFENCEXXXXCONCRETE CURB & GUTTERRETAINING WALLC-DCOMMUNICATION UNDERGROUND (PER PLANS)F-DFIBER UNDERGROUND (PER PLANS)llllWATER SERVICESIGN TRAFFICVALVEPOLE-UTILITYGUY WIRE ANCHORMANHOLE-WATERLIGHT-GROUNDOUOVERHEAD UTILITYUTILITY MARKER-FIBERG-DGAS UNDERGROUND (PER PLANS)>>>>SANITARY SEWER SERVICEEXISTING DESCRIPTIONMNDOT ROW MONUMENT FOUNDMAG NAIL FOUNDDEVELOPERBNSF RAILROADLINDSAY STTHOTLAND RDFRONTAGE RDSERVICE RDLORING LNSERVICE RDLILAC DR NDOUGLAS DR NNORTHNO SCALENORTH02040D R A F TAREASZONING & SETBACKSEXISTING ZONING: ROWPROPOSED ZONING: R-2MINIMUM WIDTH AT FRONT SETBACK =100 FTMINIMUM AREA =10,000 SFMAXIMUM LOT COVERAGE= 30%MAXIMUM IMPERVIOUS AREA= 50%R-2 SETBACKS:FRONT= 35 FEETCORNER= 35 FEETSIDE= 15 FEET MINIMUM (VARIES WITH BUILDING HEIGHT)REAR= 25 FEETOVERALL LOT COVERAGELOT 1LOT 2TOTAL LOT AREA = 13,890 SF 12,064 SFBUILDABLE AREA = 4,167 SF 4,021 SFPROPOSED BUILDING AREA = 3,000 SF 3,000 SFPROPOSED LOT COVERAGE =21.6% 24.9%PROPOSED IMPERVIOUS SURFACE CALCULATIONS (LOT 1)TOTAL AREA =13890S.F.PROPOSED TWINHOME3000S.F.PROPOSED DRIVEWAYS1250S.F.PROPOSED CONC. WALKS68S.F.TOTAL IMPERVIOUS SURFACE4318S.F.MAXIMUM IMPERVIOUS SURFACE50.0%PROPOSED IMPERVIOUS SURFACE31.1%PROPOSED IMPERVIOUS SURFACE CALCULATIONS (LOT 2)TOTAL AREA =12064S.F.PROPOSED TWINHOME3000S.F.PROPOSED DRIVEWAYS1097S.F.PROPOSED CONC. WALKS68S.F.TOTAL IMPERVIOUS SURFACE4165S.F.MAXIMUM IMPERVIOUS SURFACE50.0%PROPOSED IMPERVIOUS SURFACE34.5%>>IIIIPROPOSED SEWER SERVICEPROPOSED WATER SERVICE84