PC Agenda Packet_05.28.25 May 28, 2025 — 6:30 PM
Council Chambers
Hybrid Meeting
1.Call to Order, Land Acknowledgement, and Attendance
Attendance by presence, not roll call
1.A.Oath of Office for David Hill
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.Approval of Agenda
2.B.Adopt Planning Commission Resolution No 25-01 Certifying Land Conveyance of 1131 Lilac
Drive North is in Compliance with the Comprehensive Plan
3.Public Hearings
3.A.Comprehensive Plan Amendment, Rezoning, and Preliminary Plat for 504 Lilac Drive
3.B.Preliminary Plat for 4707 Circle Down
3.C.(withdrawn) Conditional Use Permit for Indoor Entertainment Use at 8325 10th Avenue
4.New Business
5.Staff Updates
6.Commissioner Updates
7.Adjourn
PLANNING COMMISSION REGULAR MEETING AGENDA
The public may watch the meeting remotely on cable channel 16 or streaming on CCXmedia.org. The
public can make statements in this meeting during the planned public comment sections. Individuals
may also provide public hearing testimony remotely by emailing planning@goldenvalleymn.gov by 3
p.m. on the day of the meeting.
City of Golden Valley Planning Commission Regular Meeting May 28, 2025 — 6:30 PM
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EXECUTIVE SUMMARY
Community Development
763-512-2345 / 763-512-2344 (fax)
Golden Valley Planning Commission Meeting
May 28, 2025
Agenda Item
2.B. Adopt Planning Commission Resolution No 25-01 Certifying Land Conveyance of 1131 Lilac Drive
North is in Compliance with the Comprehensive Plan
Prepared By
Jacquelyn Kramer, Senior Planner
Summary
In 2023 the Golden Valley Housing and Redevelopment Authority (HRA) approved Magnolia Homes as
a qualified developer of 1131 Lilac Drive North. Magnolia Homes would like to redevelop the vacant
parcel and construct one twinhome containing two owner-occupied units. City Council approved the
following land use applications on May 6, 2025:
1. Comprehensive Plan Amendment reguiding the property to Low Density Residential
2. Rezoning the property to R-2 Moderate Density Residential
3. Preliminary Plat creating a lot at 1131 Lilac Drive North
On May 20, 2025, City Council approved the Final Plat and Minor Subdivision for a Residential Zero Lot
Line Home. The next step in the project is for the Golden Valley HRA to convey the property to
Magnolia Homes.
Per Minnesota Statute Section 462.356-2, all land acquisitions or conveyances by a municipality must
be reviewed by the Planning Commission for compliance with the municipality's Comprehensive Plan.
The Commission shall produce a report in writing and include findings of fact. Staff recommends the
Planning Commission adopt a resolution certifying the conveyance of 1131 Lilac Drive is consistent
with the Comprehensive Plan based on the following findings:
1. The Low Density Residential classification is intended by the Comprehensive Plan to provide
opportunities for up to five homes per gross acre.
2. The change will allow the City of Golden Valley to offer the site for affordable housing under the
City’s HOPE program.
3. This land conveyance will allow the construction of a twinhome containing two dwelling units
on the lot, which is consistent with the Low Density Residential designation on the site.
Once the developer owns the property and signs a Development Contract with the city, they will
finalize construction plans and apply for building permits.
Note that the attached resolution uses the existing legal description of the property. The property will
first be platted as Lot 1, Block 1, Hope Fourth Addition, and finally platted as:
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PARCEL A
The North Half of Lot 1, Block 1, HOPE FOURTH ADDITION, Hennepin County, Minnesota according to
the recorded plat thereof.
PARCEL B
The South Half of Lot 1, Block 1, HOPE FOURTH ADDITION, Hennepin County, Minnesota according to
the recorded plat thereof.
Recommended Action
Motion to adopt Planning Commission Resolution No. 25-01 certifying the land conveyance of 1131
Lilac Drive North to Magnolia Homes is in compliance with the Comprehensive Plan.
Supporting Documents
PC Resolution No. 25-01
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PC RESOLUTION NO. 25-01
A RESOLUTION CERTIFYING LAND SALE IS IN COMPLIANCE WITH THE
COMPREHENSIVE PLAN
WHEREAS, the Golden Valley Housing and Redevelopment Authority (HRA) has proposed
to convey certain real property with the address 1131 Lilac Avenue North and legally
described as follows:
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;
the title 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
Plat No. 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 degrees 45 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 minutes 03 seconds for 588.69 feet and there terminating. Being
Registered land as is evidenced by Certificate of Title No. 1440922.
WHEREAS, on February 21, 2023, the Golden Valley HRA approved Magnolia Homes,
LLC as a qualified developer of 1131 Lilac Drive; and
WHEREAS, the proposed conveyance of the property has been submitted to the Planning
Commission for its review and issuance of a written report of its findings pursuant to
Minnesota Statute Section 462.356-2; and
WHEREAS, the Planning Commission has reviewed the proposed conveyance as it relates
to the City’s Comprehensive Plan and finds it in compliance with the Plan based on the
following findings:
1. The Low-Density Residential classification is intended by the Comprehensive Plan to
provide opportunities for up to five homes per gross acre.
2. The change will allow the City of Golden Valley to offer the site for affordable
housing under the City’s HOPE program.
3. This land conveyance will allow the construction of a twinhome containing two
dwelling units on the lot, which is consistent with the Low-Density Residential
designation on the site.
NOW THEREFORE, BE IT RESOLVED, BY THE PLANNING COMMISSION OF THE
CITY OF GOLDEN VALLEY, MINNESOTA that this land conveyance is in compliance with
the City of Golden Valley’s Comprehensive Plan.
Adopted by the Planning Commission this 28th day of May, 2025.
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_____________________
Mike Ruby, Chair
ATTEST:
_____________________________
Chloe McGuire, Deputy Community Development Director
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EXECUTIVE SUMMARY
Community Development
763-512-2345 / 763-512-2344 (fax)
Golden Valley Planning Commission Meeting
May 28, 2025
Agenda Item
3.A. Comprehensive Plan Amendment, Rezoning, and Preliminary Plat for 504 Lilac Drive
Prepared By
Jacquelyn Kramer, Senior Planner
Summary
The City of Golden Valley Housing and Redevelopment Authority (HRA) seeks the following approvals
to redevelop vacant property at 504 Lilac Drive:
1. Comprehensive Plan Amendment to reguide the property for Low Density Residential land use.
2. Rezoning the property to R-1 Single Family Residential.
3. Preliminary Plat to create a single parcel.
If approved, the City would select a developer to construct a single family home on the property.
Recommended Action
Motion to recommend approval of the applications based on the findings in the staff report.
Recommended motion language: "Motion to recommend approval of the applications for 504 Lilac
Drive, based on the findings in the staff report."
Supporting Documents
Staff Memo - 504 Lilac Drive
Project Plans - 504 Lilac Drive
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Date: May 16, 2025
To: Golden Valley Planning Commission
From: Kendra Lindahl, Consulting Planner
Subject: 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
Planning & Zoning Commission: May 28, 2025
City Council: June 17, 2025
PROJECT INFORMATION
Applicant: City of Golden Valley Housing and
Redevelopment Authority (HRA)
Property owner: (Same)
Lot size: 0.46 acres
Future land use designation: Right-Of-Way
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
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PLANNING COMMISSION REVIEW
The Planning Commission held a public hearing on April 14, 2025, to review this item. There
were residents present to speak on this item both in support and in opposition to the project.
During the discussion, the Commission asked why this site was not proposed to be rezoned to
R-2 and proposed for a two family home. Staff noted that the current request is for a single
family home on this lot. Following the Planning Commission meeting, staff evaluated the
potential for a two family home on this site and due to the size and shape of the lot, a standard
two family home would not be able to comply with the lot standards.
Staff noted that this project is part of the Home Ownership Program for Equity (HOPE) program.
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.
The Planning Commission voted 6-0 to recommend approval of the comprehensive plan
amendment, rezoning to R-1, and the preliminary plat.
Due to an error in the public hearing notice, staff resent the public hearing notices and is
holding a new public hearing on May 28, 2025.
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.
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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
• 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
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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 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.
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.”
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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:
R-1 Standards Lot 1
Lot Size 10,000 sq. ft. 19,997 sq. ft.
Lot Width (measured at
setback)
80 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.
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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.
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. 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.
NEXT STEPS
The Subdivision Ordinance (Chapter 109) prohibits concurrent review of the preliminary plat
and final plat. Following approval of the comprehensive plan amendment, rezoning and
preliminary plat, staff would prepare the final plat for City Council approval at a future meeting.
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 and
3. Preliminary Plat for Hope Second Addition.
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
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L PROPOSED CONC. WALKPROJECT 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 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 LeSavageNORTH0 20 40CITY 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 NARDMORE DR
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EXECUTIVE SUMMARY
Community Development
763-512-2345 / 763-512-2344 (fax)
Golden Valley Planning Commission Meeting
May 28, 2025
Agenda Item
3.B. Preliminary Plat for 4707 Circle Down
Prepared By
Jacquelyn Kramer, Senior Planner
Summary
The City of Golden Valley Housing and Redevelopment Authority (HRA) seeks approval for a
preliminary plat at 4707 Circle Down. This application is one step in the process to redevelop this
vacant lot and construct a single family home.
Recommended Action
Motion to recommend approval of the preliminary plat based on the findings in the staff report.
Recommended motion language: "Motion to recommend approval of the preliminary plat based on
the findings in the staff report."
Supporting Documents
Staff Memo - 4707 Circle Down
Project Plans - 4707 Circle Down
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Date: May 16, 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
Planning & Zoning Commission: May 28, 2025
City Council: June 17, 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.
Figure 1 - Aerial Location Map (2018 Hennepin County)
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PLANNING COMMISSION REVIEW
The Planning Commission held a public hearing on April 14th to review this item. There were
residents present to speak in support of this item.
During the discussion, the Commission asked why this site was not proposed to be rezoned to
R-2 and proposed for a two-family home. Staff noted that the current request is for a single
family home on this lot. Following the Planning Commission meeting, staff evaluated the
potential for a two-family home on this site and due to the size and shape of the lot, a standard
two-family home would not be able to comply with the lot standards.
Staff noted that this project is part of the Home Ownership Program for Equity (HOPE) program.
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.
The Planning Commission voted 5-0-1 (Cohen abstained) to recommend approval of the
preliminary plat.
Due to an error in the public hearing notice, staff resent the public hearing notices and is
holding a new public hearing on May 28th.
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 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:
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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.
NEXT STEPS
The Subdivision Ordinance (Chapter 109) prohibits concurrent review of the preliminary plat
and final plat. Following approval of the rezoning and preliminary plat, staff would prepare the
final plat for City Council approval.
RECOMMENDATION
Based on the findings and conditions above, staff recommends approval of the Preliminary Plat
for Hope Addition.
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
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24
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>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>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=55.00Δ=57°50'32"C .BRG=S17°29'36"W
L=56.28R=70.00Δ=46°03'57"165.28 114.61 220.1335.9750
50
33333333333330
30
30(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
10
10
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
35.435.455
.
8
868868868870868.5X866869.5869.57.9%2.0%2.0%3.3%3.3%WALL MAINTENANCE EASEMENTPER DOC. NO. A103885211414
14 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. 58896 Date: 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 SCALEDETAILNORTH0 20 40
D
R
A
F
T AREASZONING & 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 =25763 S.F.PROPOSED HOUSE1828 S.F.PROPOSED DRIVEWAY639 S.F.PROPOSED WINDOW WELLS30 S.F.PROPOSED CONC. WALK60 S.F.TOTAL IMPERVIOUS SURFACE2557 S.F.MAXIMUM IMPERVIOUS SURFACE50.0%PROPOSED IMPERVIOUS SURFACE 9.9%26
EXECUTIVE SUMMARY
Community Development
763-512-2345 / 763-512-2344 (fax)
Golden Valley Planning Commission Meeting
May 28, 2025
Agenda Item
3.C. (withdrawn) Conditional Use Permit for Indoor Entertainment Use at 8325 10th Avenue
Prepared By
Jacquelyn Kramer, Senior Planner
Summary
The applicant has withdrawn the CUP application due to delays in the project schedule. They hope to
re-apply in the future. When City staff receive the complete re-application, a public hearing will be
scheduled with Planning Commission and notices will be distributed to the newspaper and
neighborhood.
Recommended Action
Chair to close the public hearing.
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