03-05-01 PC Agenda
AGENDA
GOLDEN VALLEY PLANNING COMMISSION
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, March 5,2001
7:00 P.M.
I. Informal Public Hearing -- Preliminary Design Plan - Lions Park P.U.D. No. 92
Applicant: Lions Park Development, LLC
Address: 7001 Harold Avenue, Golden Valley, MN
Purpose: The P.U.D. would allow for the construction of 6 single family homes on new lots
II. Informal Public Hearing - Property Rezoning (Z020-01)
Applicant: Susan Gonyea
Address: Lots 9, 10 & 11, Block 8 of Lakeview Heights located at 9120 Plymouth Avenue
North, Golden Valley, MN
Purpose: The applicant is requesting a rezoning of a portion of the property from Residential
to Two-Family (R-2) Residential
-- Short Recess --
III. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of
Zoning App.eals and. other Meetings
IV. Other Business
A. Discuss new Commission Guidelines
B. Discuss GTS Land Use Planning Workshops
V. Adjournment
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Memorandum
Planning
763-593-8095/763-593-8109 (fax)
Hey
To:
Golden Valley Planning Commission
From:
Dan Olson, City Planner
Subject: Informal Public Hearing - Preliminary Design Plan for Lions Park Addition,
P.U.D. No. 92, 7001 Harold Avenue - Lions Park Development, LLC, Applicant
Date: February 28, 2001
Background
This Planned Unit Development (PUD) Preliminary Design Plan is the first step by the applicant to
gain approval in order to achieve the goal of establishing a PUD for the construction of six new single
family homes. A location map is attached showing the location of the proposed PUD. ThePUD
process will now begin to establish the exact requirements under which the development would be
built and operated.
There are two stages of approval for a PUD proposal. This is the first, or the Preliminary Design Plan
stage. The purpose of this stage is two-fold: to give broad concept approval to the proposal and to call
out issues that must be addressed in detail as the proposal moves ahead to the General Plan of
Development stage. Preliminary Plan approval does not guarantee that a proposal will become reality.
It gives the applicant some assurance of being on the right track, and some guidance in how to proceed.
In the case of the Planning Commission, in particular, the limitations of Preliminary Plan approval are
clearly laid out. City Code Sec. 11.55, 6.D provides that:
The Planning Commission's consideration of the application shall be limited to a
determination of whether the application constitutes an appropriate land use under the
general principals and standards adhered to in the City and, if necessary, its report shall
include recommended changes in the land use planned by the applicant so as to conform
the application or recommend approval subject to certain conditions or modifications.
Summary of Proposal
Lions Park Development is requesting a PUD for a development that contains 6 new single family
homes. The overall development is 56, 313 square feet (1.29 acres). The existing lot is actually
61,269 square feet in size ( 1.4 acres), but the City is taking 10 feet to increase the right of way along
Louisiana Avenue. The overall density of the development is less than 5 units per acre. It is located
between Harold Avenue and Kentucky Avenue, east of Lions Park. Attached is a copy of the site
plans.
The 6 new single family homes would be located on new lots that would have access from existing
Louisiana A venue. Each home would be a traditional two-story design with full basements. The
homes would each be priced between $450,000 and $600,000. The applicant has attached a narrative
giving a more complete description of the proposed homes. A homeowner's association is not being
proposed.
The applicant held a neighborhood meeting on January 24th to present his proposal for this property.
Notices for this meeting were sent to property owners within 500 feet of the site. At this meeting, the
applicant originally proposed building 10 single family homes. This number was reduced to 6 homes
after hearing the comments from those attending the meeting.
Louisiana Avenue, which separates this lot from Lions Park, currently has a 30-foot right of way
width. Because this right of way width does not meet the width recommended by the City Engineer,
the City will take an additional 10 feet of property from this property to increase the Louisiana Avenue
right of way width to 40 feet. As you can see from the site plans, the applicant has dedicated an
additional 20 feet of right of way along Louisiana Avenue for this development. This was done at the
initial request of the City Engineer. However, after reviewing the site plans, the Engineer is now
recommending that only an additional 10 feet of right is needed. Also, according to the City
Engineer, it has not yet been determined how the applicant will pay for the improvements to Louisiana
Avenue. Because of the size of the lot, the City Engineer has stated that a storm water retention pond
is not required.
Eligibility of Application
City Code Section 11.55 regulates PUD's. Four subdivisions of Sec. 11.55 come into play when
screening PUD applications for eligibility. Staff has reviewed these eligibility requirements and found
that the proposed development qualifies as a PUD. Therefore, the proposal may enter the preliminary
design phase.
P UD Definition
This development clearly meets the terms ofSubd. 2 (A)(5) that "developments having two or more
principal use structures located on two or more lots in single or multiple ownership, provided the
combined area totals one or more acres and the plan submitted includes the entire area to which the
planned unit will apply".
P UD Purpose and Intent
Applications must also meet the general purpose and intent ofPUD's in Golden Valley as set out in
Section 11.55 Subd. 1. Staff believes the purpose and intent have been met. Lions Park Development
is proposing a PUD for this site because the PUD offers "an optional method of land use regulations
which permit design flexibility by substantial variances from the provisions of the Zoning Code,
including uses, setbacks, height, parking requirements and similar regulations".
Standards and Criteria for P UD 's
City Code establishes basic requirements for different types ofPUD's in Sec. 11.55, Subd. 5.
Residential uses are discussed in Subd. 5(B). Although only apartment developments fall into this
category, the City has consistently applied the established standards and criteria to all residential PUD
applications.
There are eight items covered under the basic standards for residential PUD' s. Staff will comment on
each of the eight items:
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1. All residential PUD' s must have at least 100 feet of frontage on a public street. This
development has over 495 feet of frontage on Louisiana Avenue.
2. Public sewer and water must serve all developments. Fire hydrants must be installed
according to a plan approved by City staff. Please refer to the attached memo from City
Engineer Jeff Oliver, PE dated March 1,2001. No principal building in the PUD can be
located closer than the measurement of its own height to a rear or side property line when such
line abuts a single-family use. Its is Staffs opinion that this criterion was developed for
apartment buildings that are much taller than single family homes and therefore is not
applicable to this development.
3. Private roadways within the PUD must be constructed according to a plan and approved by the
City Engineer. There are no private roadways in this development. The access road to the six
single family homes is an existing public street.
4. No building within the PUD may be located closer than 15 feet from the back ofthe curb along
any internal roadway. This requirement is met for each of the housing units in the PUD.
5. Provisions for solid waste storage and disposal must be in accordance with a plan approved by
the City. In this case, each of the single family owners would be responsible for solid waste
disposal similar to other single family developments in Golden Valley. The public street
insures that garbage and recycling vehicles have adequate access.
6. Landscaping must be in accordance with a detailed planting plan approved by the City, and
must meet the established minimum landscape standards for this type of development. The
landscape plan has not been submitted as part of the Preliminary Plan. This will be done as
part of the General Plan submittal. This plan will include a tree preservation plan as required
by City Code.
7. Shared land, buildings, or infrastructure must be either dedicated to the public, placed under
landlord's control, or regulated through a homeowner's association. The applicant for this
PUD is not proposing any shared facilities.
Completeness of Application Packet
Staff has determined that the packet and application submitted by Lions Park Development is
complete.
Planning Considerations
The types of issues that come up in connection with PUD applications can vary based on the PUD
type and on specific characteristics of each PUD. In this case, staff has identified no particular
concerns beyond those that generally accompany residential PUD's. They can be grouped into the
categories of zoning trade-offs, park dedication, Livable Communities, and miscellaneous
engineering/constructions issues. Each category will be addressed in the following paragraphs:
Zoninf!
The "Purpose and Intent" paragraph of the City's PUD requirements make it clear that a major intent
of the PUD process is to "permit design flexibility by substantial variances from the provisions of the
zoning chapter, including uses, setback, height, parking requirements, and similar regulations." Thus,
to some extent, variances are a given with any PUD request.
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Despite the basic intent of the PUD process with regard to variances, the City must ensure that each
proposal does not exceed the bounds of good design practices in the type and extent of variances being .
requested. To that extent, it is useful to have an understanding of how any proposal varies from the
normal zoning standards.
The standards to use for comparison for the single family homes in the Lions Park proposal are those
of the Residential zoning district. After reviewing the proposal, staffhas found that there are several
variances for the six single family homes. The Residential zoning district requires that all lots for
single family homes be at least 10,000 square feet in area and be at least 80 feet wide at the front
setback line. In addition, according to City Code Section 12.20, Subd. 5 (B), comer lots shall be
platted with a width of 100 feet. There are two comer lots in the Lions Park PUD. None of the six
lots meet the area requirement. In addition, none of the lots meet the 80- foot width requirement (they
are instead 77 feet wide). The two comer lots do not meet the 100-foot width requirement (they are
instead 93.5 wide)
None of the single family homes meet the 35-foot front yard setback requirement. These front
setbacks are instead 30 feet. The two comer lots also do not meet the 35-foot comer yard setback
requirement. These corner yard setbacks are instead also 30 feet. The rear yard setback requirement
is 20% oflot depth (therefore 24.7 feet), and all of the lots meet this setback requirement. The side
yard setback requirements are 15 percent of the lot width.. For the four interior lots, this requirement is
11.5 feet and for the two comer lots this requirement is 14 feet. The four interior lots meet these side
yard requirements, while the two comer lots do not.
Park Dedication
As a residential development, the Lions Park Development is subject to the City's park dedication .
requirement of land or its equivalent cash value. The plans show no land reserved for a public park
within the development. The staff has forwarded these plans on to the Park and Recreation
Department for their review and recommendation regarding park dedication.
Livable Communities
Golden Valley, like most other metro area cities, has made a commitment to contribute its best efforts
toward increasing the supply of affordable and life cycle housing by participating in the Livable
Communities program created by state Jaw. As part of its commitment, the City adopted a policy of
including a Livable Communities impact evaluation in the consideration of any proposed housing
development.
Staff has found that the proposed development has a positive impact on one ofthe four Livable
Communities measurements. The proposed development is all owner occupied so the percentage of
owner-occupied units in Golden will increase with this development. The theory is that rental units
usually provide lower cost housing units and another housing opportunity for those who do not wish to
own. Because the Lions Park development is low density (5 units per acre) the development would not
significantly alter the City's overall housing density. With increased housing density, more affordable
housing opportunities are usually created. The Lions Park development would not enhance
ownership affordability because the homes are to be priced over $450,000. The Livable Communities
standard for owner-occupied affordabilityis about $135,000.
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En~ineerirz~/Construction Issues
Comments from the Public Works and Inspections Department are attached. Since specific
construction details generally do not come up until quite late in the development process, the
comments of the Inspections Department are brief.
Traffic
The six single family homes to be constructed on the existing street would generate about 60 trips per
day. The existing local street system has the capacity to handle these additional trips. About 20% of
the 60 trips would occur in the AM and PM peak hour.
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Staff Recommendations
Staff recommends approval of the Preliminary Design Plan for Lions Park Addition, PUD No. 92.
The proposed 6-unit development would provide additional single family homes that are needed in
Golden Valley. The staff has met several times with the applicant and the applicant has also met with
the surrounding neighborhood. The recommended approval is subject to the following
recommendations:
Any park dedication recommendation the Planning Commission deems appropriate.
The recommendations of City Engineer Jeff Oliver as found in his memo dated March 1, 2001
become a part of this approval.
Determination regarding the dedication of additional right-of-way for Louisiana Avenue as
may be requested by Hennepin County.
The notation of"P.U.D. No. 92" shall be made a part of the plat name.
Proof of recording for the plat must be provided to the City before any construction permits are
issued.
Attachments:
Location Map
Narrative from the Applicant
Memo from City Engineer Jeff Oliver dated March 1,2001
Oversized Site Plans (3)
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THEIIEFFER CIMPANIES,llC
8815 West 34th Street - S1. Louis Park, MN 55426
Phone 952-897-0848 - Fax 952-897-0309
02/05/01
Attn: Mark Grimes - Director of Planning & Development
City of Golden Valley
7800 Golden Valley Road
Golden Valley, MN 55427
Re: (PUD) application for 7001 Harold Ave
Sec. 11.55 Subd.1,2,5,6,13C-E,13.K
, Dear Mark,
Sec. 11.55 Subd.l
It gives. Il1e.great pleasure to ptesenttoyou and the City of Golden Valley my(PUD) application
of 6 single fatnily housing lots to be located on the. East side of Louisiana Avenue North, just
North of Kentucky Ave. and just South of Harold Ave. The current address of this site is 7001
Harold Ave... As you know, the owner 8' occupant~ 1 st Aposotolic Lutheran .church is moving to
a new location in.Medina, MN.Whilethe current zoning is institutional and most of the land
has been used forchl.lfch parking. .This is a.wonderful.location for new single family homes. As
you also know, I have. had ameetingwith the neighborhood(Jan 24th, 2001) I felt that this
meeting was verypositive in nature and the feelings of the homeowners are well reflected in this
(PUD) application. (see attached letters of support) The overall view and feeling was to have less
housing from originalconceptplan~ while having higher values for the new home being
constructed. In short thisplanthatI am submitting is very much inlinewiththe City of Golden
Valley's standard lots,. <. What!.arn asking for is 77' wide center lots (4) and96' comer lots (2).
These small 3' & 4' (totalingsome 20') variances will allow for a.sixth home. site. With.the
shortness ofgoodbuildableJand~(inanycity) I feel that this is a small change to make for the
sixth homesite. Ihavekeptthe.side yard setback at .15(% of width oflot.{insteadof12' it's
11.55") This will allow fora home 54'wide on center lots. The comer andfront setbacks are
being requested at 30' insteadoff5'. .As you know the City of Golden Valley willbe taking the
frrst20'from our propertyaspartofa new "Proposedright-of-\Vay".Thiswill then leave me
with a lot about 103..7 deep~Jess a home depth of (ballpark) 43' =30' deep back yard (25' is
min.) Granting the comer setbacks will allow a 52' wide homeys. a 47'lTIax. Front dooraccess
& front .elevations. for.all homes will be on Louisiana Ave.~ both comer.lotsc()uld have option
for side load garage access off Kentucky or Harold Ave.'s.
Sec. 11.55 Subd.2
This proposal.meet definition #5. ..Tlris property will have more. than two home structures. (6)
and they will be built on two orwore lots with single ownership of each lot. The priginallot size
is more than one acre and the Wll lot is being submitted for redevelopment.
Sec. 1155 Subd5
Standards & Criteria for PUD Permit..Residential
The site location for this PUD is the Northeast comer of Lions Park in Golden Valley, MN. The
location is a beautiful location with a full city park just across the street. This park is used on
full time basis and has may play fields, tennis courts, playgrounds & picnic areas. My intention
is to create six new single family homesites that are in harmony with this open space and will
playoff the wonderful views vs shut them out. The housing that I see for this block is one of
open floor plans, homes that have first floor laundry with mudrooms for the kids. Homes that
have an option to have a masterbedroom suite on the main level with other levels housing the
grandkids etc. The homes will be single family in nature and they each will be responsible all
normal day to day up keep. ie; garbage, snow & grass. The homesite will be approx. '
1,800-2,000 square feet on the main level with additional footage up or down. The basements
will be full basements with.daylightJegress windows and they will be draintiled. The homesites
will be hooked up to city water and sewer and a fire hydrant will be located and placed if found
necessary. The height of pricinple buildings will be of code and will comply with the City of
Golden Valley. I do not have any private roadways on this proposed site. Each homesite will be
give a landscape allowance of $500 to be spent on the front of the home first.(grass,trees etc.)
I ampround to saythatmy goal is to save some 11-12 trees out of the 15 currently on site. (see
plan)
Sec. 11.55 Subd.6
Application Procedure...
A smaller number of copies of the preliminary design plan has been submitted for your viewing,
please contact myself or Tom Veenker of All-Metro Development consultants at 763-566-3487.
We will make the. additional copies upon your request and. drop them off asap. . As stated by the
application procedure, you will create and contact the 500' list of property owners that sWTound
the proposed homesites.. I also have included the filing fee of $250.00.
Variance request:
Comer lots from 100' wide to 9353 wide
Center lots from 80' wide to 77.06 wide
Front setbacks from 35' deep to 30'deep
Sideyard setbacks from 12' to 11.55
Comer lotsideyardsetback from 35' to 30'
Mark, I would like tothankyouand Dan very Inuchfor your help and Comments during this
process. You both have. bee.n wonderful to work with. I truly believe that this plan is one of
quality & respect to the City of Golden Valley, its parks & the surrounding neighbors... This
single family development will also bring some. $30,000 per year to Hennepin County and the
City of Golden Valley in homestead taxes Vs current Non-Pr()fit status.. Also a park fee of
$7,500 will be paid directly to the City of Golden Valley~ lhavealso contacted Ed Anderson
from the City of Golden Valley Fire Department, he is very ~terested in using thechurchfora
numberofpracticedrill(non-buring) before. the church is brought down,. I feel this isagreat
idea and hope that this city feelsthe same. Feel free to giyerne a call if you have any questions
or concerns.
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Memorandum
Public Works
763-593-8030 I 763-593-3988 (fax)
t,
alley
Date: March 1, 2001
To: Mark Grimes, Director of Planning and Development
From: Jeff Oliver, PE City Engineer H
Subject: Preliminary Design Plan Revi.ew for Lions Park Addition Planned Unit Development
Public Works staff has reviewed the plans submitted for a proposed Planned Unit Development to be
called Lions Park Addition. The proposed development consists of six single family lots and is located
east of Louisiana Avenue North, north of Kentucky Avenue North and south of Harold Avenue. Lions
Park is located immediately west, across Louisiana Avenue North, of the proposed development.
Preliminary Plat:
Louisiana Avenue North currently has 30 feet of street right-of-way dedicated adjacent to this
property. The existing 30 feet of right-of-way was dedicated when the Western Avenue Park Addition,
the underlying plat that is now Lions Park, was platted. If the required 30 feet of street right-of-way
had been acquired across the property currently being developed it would have required removal of
the former church building that still stands on the site.
The eastern half of the existing Louisiana Avenue roadway currently sits within the existing street
right-of-way. The western half of Louisiana Avenue is within property that is now Lions Park, although
it is not within dedicated right-of-way.
Preliminary discussions with the developer included a dedication of an additional 20 feet of right-of-
way dedication for Louisiana Avenue, as shown on the preliminary plat. However, upon further
review, and consideration of the City of Golden Valley Pavement Management Policy, it is unlikely
that the alignment of Louisiana Avenue would be varied greatly at the time of street reconstruction in
order to preserve significant trees located on the property being developed. However, the need for
additional right-of-way, primarily for the future location of underground utilities, is still a concern.
Based upon the above concerns, staff is recommending a reduced right-of-way dedication to ten
additional feet on the east side of Louisiana Avenue. However, in order to provide adequate space for
future utility needs staff is also recommending that the standard ten foot wide drainage and utility
easement along streets be increased to 20 feet. These dedications will provide a total of 30 additional
feet on the east side of the roadway for future street and utility needs. The revised dedication
requirements will also result in larger lots, and the ability to move the proposed homes closer to the
street, which will increase the separation with homes to the east and result in larger backyard areas
for this development.
Reconstruction of the local streets in the vicinity of this development as part of the pavement
management program is tentatively planned for 2003. Staff is recommending that the developer
escrow with this development for the future special assessments against these proposed lots, which
would eliminate any special assessments at the time of street rehabilitation. Based upon the City of
Golden Valley Special Assessment Policy the total assessment for these lots would be $14,400 at the
2001 assessment rates. Therefore, the developer should pay this amount as part of the development
approval.
There is an existing five foot wide concrete sidewalk on the south side of Harold Avenue adjacent to
this property. There are no additional sidewalks or trails identified in the City planning documents
within this development.
The proposed driveway locations for these homes are acceptable as shown on the plans. The
homebuilders will be required to obtain a right-of-way permit for each of the proposed driveways prior
to installation.
Gradina and Utilitv Plan:
This proposed development is located within the Sweeney Lake subdistrict of the Bassett Creek
Watershed and is subject to the Water Quality Policy. According to thepolicy, a residential
development larger than 2.0 acres is required to provide water quality ponding. This proposed project
is 1.41 acres in size, so the developer does not need to provide water quality ponding. However, the
developer is required to prepare an erosion and sediment control plan and implement best
management practices as needed for this project.
The following information must be included on the grading plan that was submitted for review:
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1. If the site is to be mass graded a construction entrance must be designated and shown on the
plan. A gravel construction entrance must be installed at this entrance, and the standard detail
plate for the gravel entrance must also be included. .
2. The standard detail plate for silt fence installation must be included on the plans.
3. Erosion control notes must be included on the plan that includes information on site
stabilization following grading and sweeping of adjacent streets.
This development is subject to the City of Golden Valley Grading, Drainage and Erosion Control
Ordinance. As outlined in the ordinance, a permit is required for mass grading of the site and
individual permits will be required during construction of the homes. No grading or earth disturbing
activities are to occur on site until the appropriate permit has been obtained from the Public Works
Department.
This proposed development will not require the installation of sanitary sewer or watermain extensions
to provide service. Each home will be required to install new sewer and water services as shown on
the plans. This work will require sewer and water permits, and a right-of-way permit prior to
installation.
Tree Preservation:
This development is subject to the City of Golden Valley Tree Preservation Ordinance. Therefore, the
developer must submitted a Tree Preservation Plan prepared to City standards as part of the General
Plan submittal for the development.
G:\Developments-Private\Lions Park Addition\Prelim Design Review.doc
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Summary and Recommendations:
Public Works staff recommends approval of the Preliminary Design Plan for the Lions Parks Addition
Planned Unit Development subject to the following conditions:
1. The final plat includes dedication of ten feet of street right-of-way on Louisiana Avenue North,
and a 20 foot wide front yard drainage and utility easement, as outlined in this report.
2. The developer post a $14,400 escrow for street reconstruction, which is tentatively planned for
2003 as part of the pavement management program.
3. A Tree Preservation Plan must be submitted as part of the General Plan application.
4. Subject to the comments of other City staff.
Please feel free to call me if you have any questions regarding this matter.
C: Jeannine Clancy, Director of Public Works
Mark Kuhnly, Chief of Fire and Inspections
AI Lundstrom, Environmental Coordinator
Gary Johnson, Building Official
Dan Olsdn, City Planner
Ed Anderson, Deputy Fire Marshall
G:\Developments-Private\Lions Park Addition\Prelim Design Review.doc
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Planning
763-593-8095/763-593-8109 (fax)
To:
Planning Commission
From:
Mark Grimes, Director of Planning and Development
Subject:
Zoning Map Amendment (Rezoning) of West % of Lots 9,10, and 11, Block 8,
Lakeview Heights (9120 Plymouth Ave. N.) from Residential to Two-Family
Residential (R-2)-Susan Gonyea, Applicant
Date:
February 27, 2001
Susan Gonyea is requesting a change in the official zoning map for a portion of the property she owns
at 9120 Plymouth Ave. N. in Golden Valley. Her request is to change the zoning of the west half of
her property from Residential (single-family) to Two- Family Residential (R-2). At the current time,
the entire property is zoned Residential.
The rezoning is requested because Ms. Gonyea has applied for a subdivision (consolidation) of her
properties into two lots. The new west lot would be for the existing two-family home and the east lot
would be for a new single family home. In order for the subdivision to be considered by the City, the
lots in a subdivision or consolidation must meet all requirements of the zoning code. In this case, all
requirements of the zoning code are not met for the west lot because a two-family home is located in
the Residential-zoning district. Two-family homes are only permitted in the Two-Family (R-2) zoning
district.
The two-family home at 9120 Plymouth Ave. N. was constructed in 1964. At that time, two-family
homes were considered permitted uses in the Residential-zoning district if certain lot area
requirements were met. In the early 1980's, the City's zoning code was changed to permit two-family
homes only in a new, Two-Family Residential zoning district. Therefore, all existing two-family
homes became non-conforming at that time. The only way to get rid of the non-conforming status is
to rezone the property to Two-Family Residential.
The Two-Family Residential zoning district requires that lots be at least 12,500 sq. ft. in area. The
setback requirements are 15 ft. on the side and 20% of the lot depth for rear setback. There must
also be a garage for at least two cars. In the case of the Gonyea lot that is proposed to be rezoned to
Two-Family Residential, the lot.meets or exceeds these requirements.
The Comprehensive Plan Map designates this area for Low Density Residential (0-5 units per acre).
This type of two-family home is consistent with this Low Density designation. Overall, the density of
this residential area north of Plymouth Ave. between TH 169 and the James Ford Bell Research
Center is far less than 5 units per acre. Immediately to the west of the Gonyea two-family home
(Gettysburg and Plymouth) is another two-family home that is also zoned Residential. This two-family
home was also constructed prior to 1980 and is now, therefore, non-conforming. This property is not
proposed for rezoning.
The property to the east is zoned Industrial and occupied by the General Mills James Ford Bell
Research Center. This area is designated on the Comprehensive Plan for Industrial uses. The .
properties to the south are zoned Light Industrial and designated on the Comprehensive Plan for
Industrial uses.
Recommended Action
The zoning code section on Zoning Map Changes (Sec. 11.90, Subd. 3) gives no specific
requirements for information that must be submitted or analyzed as part of a zoning map amendment
application. Other than conformity with the Comprehensive Plan map, there is much discretion given
to the City when considering rezoning requests. In this case, the staff has pointed out that the
proposed lot and double home that is on the lot meet or exceeds the requirements for a double home
in the R-2 zoning district. The proposed rezoning is also consistent with the comprehensive plan
because it would not change the overall low-density character of the neighborhood. The double home
has been located on this property since 1964 with no adverse impact on the area.
Staff has found no complaints about the double home in any City file. By rezoning the property to R-
2, the City is making the lot and double home conforming with the zoning code and, therefore,
enhancing its status. The rezoning will also help the City to maintain additional housing that is more
affordable and provide a wider ranger of housing types in the City.
The staff is recommending approval of the rezoning of the property from Residential to Two-Family
Residential (R-2) with the condition final approval of the rezoning not be released until after the final
plat is approved by the City Council and filed with Hennepin County.
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