07-26-10 PC Agenda
AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, July 26,2010
7pm
1. Approval of Minutes
a. July 12, 2010 Regular Planning Commission Meeting
2. Informal Public Hearing - Minor Subdivision - 500 Cloverleaf Drive - SU08-09
a. Applicant: Golden Valley Land Co., Matt Pavek
b. Address: 500 Cloverleaf Drive
c. Purpose: The subdivision would create two separate lots for the
construction of two new homes.
3. Short Recess
4. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
5. Other Business
6. Adjournment
This document is available in alternate formats upon a 72-hour request. Please call
763-593-8006 (TrY: 763-5 ) to make a request. Exam les of alternate formats
may include large p . , Braille, audiocassette,
Regular Meeting of the
Golden Valley Planning Commission
July 12, 2010
A regular meeting of the Planning Commission was held at the Golden Valley City Hall,
Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday,
June 12, 2010. Chair Keysser called the meeting to order at 7 pm.
H at the applicant is proposing to consolidate two of its parcels, currently
velopment (PUD). He explained that originally there were two
s on each parcel but through some recent construction the buildings were
connec is now essentially one building now on two parcels so the applicant would
like to com me the parcels. Also, the applicant would like to have one address and in
order to do that the parcels need to be combined into one lot. He added that since this
property is a PUD the applicant is also required to go through the Minor PUD Amendment
process which only requires City Council approval.
June 28, 2010 Regular Planning Commission Meet"
Those present were Planning Commissioners Cera, Eck, Keysser, Klu
Schmidgall and Waldhauser. Also present was City Planner Joe Hog
Administrative Assistant Lisa Wittman.
1. Approval of Minutes
Eck noted several typographical errors.
McCarty referred to the fifth paragraph on page
comment added about requiring a site pia
ted that he would like a
of a fence.
MOVED by Eck, seconded by McCart
June 28, 2010 minutes with the a
ied unanimously to approve the
s.
2. Informal Public Hearin -
SU07 -09
Consolidation) - 700 Meadow Lane -
e removal of an existing property line between two lots so the
ddress.
Cera asked if the Subdivision and Minor PUD Amendment are for the same issue.
Hogeboom said yes.
Minutes of the Golden Valley Planning Commission
July 12, 2010
Page 2
McCarty asked if the property will have an Olson Memorial Highway address or a Meadow
Lane address. Hogeboom said they would like to have a Meadow Lane address.
Lynnette Rothstein, 700 Meadow Lane North, Employee of Mortenson and Property
Manager for North Wirth Associates, stated they are looking to change their address to
700 Meadow Lane North because that is the headquarter address for Mortenson
Construction and they have over 80% of the building as a whole.
Keysser asked if the connection between the two buildings is a skyway. R hstein
explained that the connection is an on-grade link with a tunnel undern .
5.
t,
Keysser opened the public hearing. Seeing and hearing no one
Keysser closed the public hearing.
Schmidgall said he has been in the construction industry for
projects with M.A. Mortenson. He holds the firm in very high r
support this proposal.
MOVED by Eck, seconded by Schmidgall and
approval of a subdivision (Lot Consolidation) re
property line between two lots so the buil
un ously to recommend
for the removal of an existing
address.
4. Reports on Meetings of th
Board of Zoning Appeal
edevelopment Authority, City Council,
gs
Hogeboom gave an upd
Walgreens Conditional Us
coming to the Plan 0
and sustainability/re-
approval proc
ing Walgreens proposal. He stated that
t and bdivision (Lot Consolidation) applications will be
ion in August. Kluchka said he wants design standards
. ements in place before Walgreens goes through the
ecial Council/Manager meeting she attended regarding
edesigning the Wirth Park/Beach area.
Kluchk would like hearing notices that are sent to residents to provide more
information regarding issues the Planning Commission has been working on in the past
couple of years.
Waldhauser asked about the progress of the commercial landscape requirements that the
Planning Commission worked on a couple of years ago. She added that she would like the
City's landscaping regulations to include the planting of trees on commercial properties.
Hogeboom said he would talk with Environmental Coordinator AI Lundstrom and provide
an update to the Planning Commission.
Minutes of the Golden Valley Planning Commission
July 12, 2010
Page 3
6. Adjournment
The meeting was adjourned at 7:30 pm.
Lester Eck, Secretary
Hey
Planning
763-593-8095 I 763-593-8109 (fax)
Date:
July 21,2010
To:
Golden Valley Planning Commission
From:
Joe Hogeboom, City Planner
Subject:
Informal Public Hearing on Minor Subdivision of Property at 500 Cloverleaf Drive
- Matt Pavek, Golden Valley Land Co., Applicant
Summary of Request
Matt Pavek, Golden Valley Land Co., is proposing to subdivide the property located at 500
Cloverleaf Drive into two separate lots. The existing home at 500 Cloverleaf Drive, as well as
the shed, would be demolished.
City Code requires that each new lot meet the required 10,000 square foot minimum lot size
standard set forth by the Zoning Code. For this proposal, the northern-most lot would consist of
27,300 square feet of land and the southern-most lot would consist of 21,950 square feet of
land. City code also requires that at least 80 feet of width exists at the front setback line of any
newly established lot. In addition, both proposed properties exceed City requirements. Setback
boundaries (building envelopes) of the proposed lots would allow generous-sized homes to be
constructed without variances.
Qualification as a Minor Subdivision
The proposed two lot subdivision qualifies as a minor subdivision because the property located
at 500 Cloverleaf Drive is part of a recorded plat. In addition, this proposed subdivision will
produce fewer than four lots and will not create need for public improvements (such as street
construction.) The applicant has submitted the required information to the City that allows for
the subdivision to be evaluated as a minor subdivision.
Staff Review of Minor Subdivision
Staff has evaluated this lot subdivision request as a minor subdivision. As previously indicated,
this request creates two lots that each exceeds the minimum lot requirements in the R-1 Single
Family Residential Zoning District.
The applicant has submitted a survey for the effected property prior to subdivision, as well as
renderings of proposed setback boundaries and lot layout following lot division. These
1
documents provide the City with information necessary to evaluate the minor subdivision. All
documents indicate the removal of the existing home.
City Engineer Jeff Oliver, PE, has submitted a memorandum dated July 15, 2010 regarding
recommendations from the Public Works Department concerning this request. Requirements
set forth in this memo are itemized in the staff-recommended action area of this report.
Qualification Governing Approval as a Minor Subdivision
According to Section 12.50 of the City's Subdivision Regulations, the following are the
regulations governing approval of minor subdivisions with staff comment related to this
request:
1. Minor subdivisions shall be denied if the proposed lots do not meet the requirements of
the appropriate zonino district. Both proposed lots will meet the requirements set forth
by the R1 Single Family Residential Zoning District.
2. A minor subdivision may be denied if the City Enoineer determines that the lots are not
buildable. The City Engineer has determined that both proposed lots are buildable.
3. A minor subdivision may be denied if there are no sewer and water connections available
or if it is determined by the City Engineer that an undue strain will be placed on City utility
systems by the addition of the new lots. A developer would be required to submit detailed
plans regarding the proposed sewer and water locations at the time building permits are
applied for. The City Engineer has indicated in his memorandum that the sewer line to the
existing home may be used, upon upgrade to City standards, for one of the proposed
homes.
4. Approval of the minor subdivision may require the orantino of certain easements to the
Q!y. The final plat must show all necessary easements as required by the City Engineer
and City ordinances.
5. If public aoencies other than the City have jurisdiction of the streets adjacent to the minor
subdivision. the aoencies will be oiven the opportunities to comment. No other public
agencies have jurisdiction of the streets adjacent to this site.
6. The City may ask for review of title if required by the City Attorney reoardino the dedication
of certain easements. The City Attorney will determine if such a title review is necessary
prior to approval of the final plat.
7. The minor subdivision may be subject to park dedication requirements. In this case, a park
dedication fee will be assessed against this property prior to final plat approval. The fee
amount will be determined by the City Council.
Recommended Action
The Planning Department recommends approval of the minor subdivision with the conditions
listed below:
1. The City Attorney will determine if a title review is necessary prior to approval of the final
plat.
2
2. As per City Engineer Jeff Oliver's request, the developer of the new lots must do the
following:
A. Vacat e the existing easements on the Lot 12, Block 1, Clover Leaf Terrace, and
rededicate new easements in the final plat.
B. Acquire the appropriate permits for the demolition of the existing home, installation of
sanitary sewer and water services, driveway apron construction, and home
construction.
C. Make the existing sanitary sewer service that will be utilized for one of the proposed
homes compliant with the City's Inflow and Infiltration Ordinance.
D. Obtain approval from the City Attorney, Building Official, and Bassett Creek Water
Management Commission prior to approval of final plat.
3. A park dedication fee in an amount determined by the City Council shall be assessed at the
time of final plat approval.
4. A Subdivision Agreement will be drafted for review and approval by the City Council that
will include issues found in the City Engineer's memo dated July 15, 2010.
5. All applicable City permits must be obtained prior to the development of the new lots.
Attachments:
Location Map (1 page)
Memo from City Engineer Jeff Oliver dated July 15, 2010 (3 pages)
Photos of the property (4 pages)
Site Plans (3 oversized pages)
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Public Works
763.593.8030 I 763.593.3988 (fax)
Date: July 15, 2010
To: Mark Grimes, Director of Planning and Development
From: Jeff Oliver, PE, City Engineer
Subject: Review of Cloverleaf Woods Subdivision
Public Works staff has reviewed the proposed Cloverleaf Woods subdivision that is
located at the intersection of Cloverleaf Drive and Woodstock Avenue, just south of
Trunk Highway 55. This proposed subdivision consists of splitting a single, oversized
single family parcel (500 Cloverleaf Drive) into two single family lots.
Site Plan and Preliminary Plat:
Because the property being subdivided has been previously platted there are existing
drainage and utility easements across the property. These easements must be vacated
as part of the re-platting process. The new plat must also include easements on all
property lines that are consistent with the Subdivision Ordinance.
Because this site is adjacent to the Sweeney Branch of Bassett Creek, and it's
associated flood plain, easements must be included on the final plat to accommodate
the high water levels. Therefore, the final plat must include drainage and utility
easements to a point two feet above the base flood elevation, or 839 feet mean sea
level.
There is also a dedicated easement, recorded as a separate document, along the north
property line of the existing parcel that is associated with a City sanitary sewer main.
The portion of this easement on the original lot must also be vacated and rededicated
with the final plat. The modifications to the easements must be shown on a revised site
plan.
The development of this property will require the removal of the existing home on site.
The developer or builder will be required to obtain the appropriate permits for utility
service cut-offs and building demolition at the time the work occurs.
The developer will be required to remove the existing driveway apron for the existing
home and install two City standard driveway aprons for the two proposed homes.
C:\Users\lwittman\AppData\Local\Microsoft\Windows\T emporary Internet Files\Content. Outlook\E8BXVDGL \Review 07151 O.doc
Utilities:
The home on the existing parcel is currently served by City sanitary sewer and water.
The existing sanitary sewer service is extended from the sanitary sewer on the north lot
line and will service the future home on Lot 1. The existing water service will provide
service to the home on Lot 2. Therefore, the developer will be required to install one
new sanitary sewer service and one new water service for the development. The
developer will be required to obtain all the appropriate permits, including utility and right-
of-way permits for this work.
The existing sanitary sewer service must be in compliance with the City's Inflow and
Infiltration Ordinance. The existing home on site has been inspected and is not in
compliance since no repairs have been made. The developer will be required to
reconstruct or rehabilitate the portion of the sewer service that will remain in order to
obtain a Certificate of I & I Compliance for the home on Lot 1. This compliance
certificate must be obtained prior to issuance of a Certificate of Occupancy for the
home.
Storm Water Manaaement:
This proposed development is within the Sweeney Lake sub-district of the Bassett
Creek Watershed. As such, it is subject to the Bassett Creek Water Management
Commission's (BCWMC) Requirements for Improvements and Development Proposals.
Based upon the size of the proposed development there are no requirements for the
installation of permanent water quality features with this subdivision. However, the
developer will be required to implement construction best management practices during
the home construction phase on site.
The developer will be required to obtain a City of Golden Valley Storm Water
Management Permit for the construction of homes within the subdivision. These permits
must be obtained prior to issuance of building permits.
This development is also subject to the City's Flood Plane Management Ordinance due
to its location adjacent to the Sweeney Branch of Bassett Creek. Therefore the new
homes must be constructed with low floor elevations a minimum of two feet above the
base flood elevation, or a minimum elevation of 839 feet mean sea level.
In addition, City and BCWMC requirements prohibit the placement of fill within a
designated flood plane. The Preliminary Grading Plan submitted for review does not
include fill within the flood plane.
Tree Preservation:
This development is subject to the City's Tree Preservation Ordinance. The developer
has submitted an inventory of the trees present on site that will serve as the base for the
C:\Users\lwittman\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content. Outlook\E8BXVDGL \Review 07151 O.doc
required permit. The developer must obtain the appropriate Tree Preservation Permit at
the time of home construction.
Summary and Recommendations:
Public Works staff recommends approval of the proposed Cloverleaf Wood subdivision
subject to the comments contained in this review, which are summarized as follows.
The existing easements on the Lot 12, Block 1, Clover Leaf Terrace be vacated and
rededicated on the final plat.
The developer must acquire the appropriate permits for the demolition of the existing
home, installation of sanitary sewer and water services, driveway apron construction,
and home construction as discussed in this memorandum.
The portion of the existing sanitary sewer service that will be utilized for one of the
proposed homes be made compliant with the City's Inflow and Infiltration Ordinance.
Subject to the review and comments of the City Attorney, Building Official, Bassett
Creek Water Management Commission and 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 Finer and Inspections
Mitch Hoeft, Engineer
Gary Johnson, Building Official
C:\Users\lwittman\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content. Outlook\E8BXVDGL \Review 07151 O.doc
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HENNEPIN COUNTY C/O MAYTIA LEE, PR
APPUCANT
GOLDEN VALLEY LAND COMPANY
6001 GLENWOOD AVENUE
GOLDEN VALLEY, MN 55422
763-593-9325 OFFICE
CONTACT: PETER KNAEBLE P.E.
MATT PAVEK P.E.
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TREE PRESERVA nON PLAN
I. SEE A TTACHEO TREE SCHEDULE.
2. TREES TO BE REMOVED WITHIN GRADING LIMITS
J. 407. TREE REMOVAL ALLOWED WITHOUT MI TlGAI TON.
4. TREES REMOVED OVER AND ABOVE 407. SHALL BE
MITIGA TED PER CITY REOUIREMENTS
NOTES:
1. SILT f'ENCE BY BUILDER.
2. INSTALL TEMPORARY ROCK CONSTRUCTION ENTRANCE
AT EACH DRIVEWAY BY BUILDER.
.3. CURB CUTS BY BUILDER.
4, ALL UTILITY SERVICES BY BUILDER, RESTORE STREET
IN KINO. PER CITY STANDARDS.
5. ALL PADS TO BE CUSTOM GRADED BY BUILDER.
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CIC NO 1.3.37
SPRING POND
A CONDOMINIUM
#5101
100 YR. FLOOD ELEV.
8.37.0 PER CITY
8.39.0 LOW FLOOR
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SURVEYED 6/21/2010
DEMARS GABRIEL LAND SURVEYORS
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