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03-15-12 PC Agenda AGENDA Planning Commission Regular Meeting Gol�en Valley City Hall, 7800 Golden Valley Road Council Chambers � Thursday, March 15, 2012 7 pm 1. Approval of Minutes February 13, 2012 Regular Planning Commission Meeting 2. Informal Public Hearing — Subdivision — 15 Meadow Lane North — SU08-10 Applicant: Golden Valley Land Co. — Matt Pavek Address: 15 Meadow Lane North Purpose: To allow the applicant to divide one single family residential lot into four single family residential lots (the existing home will remain) --Short Recess-- 3. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings 4. Other Business 5. Adjournment �� :1"his d�cume�t�r��{atai�ir�.alternate f�rrrtats up�in a�2�h��r req��s�.�?I.�as�call ' r �fi3-S��-B(�fld(TT�� 76�-5��3��8�t�make a:regcr�s#. E�tamp{e�:of alter�i�te��r�n�ts : �tay irict�de large print,ei�ctranic;Br�iite,audiocass�t�e,etc. Regular Meeting of the Golden Valley Planning Commission February 13, 2012 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, February 13, 2012. Chair Waldhauser called the meeting to order at 7 pm. Those present were Planning Commissioners, Cera, Kisch, Kluchka, McCarty, Schmidgall, Segelbaum and Waldhauser. Also present was Director of Planning and Development Mark Grimes, City Planner Joe Hogeboom, City Enginee��e��l�ver and � : Administrative Assistant Lisa Wittman. �� :� �� 1. Approval of Minutes �� e�� `°��h January 23, 2012 Regular Planning Commission Meeting �� k ��, �. �:: �� : �� >,. Kisch referred to the ninth paragraph on page four and°�I� ified=�hat h�,�greed with Commissioner McCarty's concern about the heigh��rec��p�o�osal but he did not share McCarty's concern about enrollment. <�� 3�g � � �� Waldhauser referred to the last paragraph a�;�a� �seven a�id clarified that she would like to review the MnAPA Citizen Planner h�ridboof��wit� #he �I��nning Commission at a future meeting. ;��a ,,�� E G, �, :;��; ,as: MOVED by McCarty, seconded b�t°Schrrt�dgall.,and motion carried unanimously to � approve the January 23, 2012 mir�utes with the�above noted changes. ��i�� 2. Informal Public M ring ��Plar��ed Unit Development Amendment— Prelimina Plan ��°9Q �i'riton �rive Eldrid e 3�d Addition — PU-109 � �,. �� ( 9 ) rv q � � �k �1a��> ��ti� Applicant: ��I��.�.E '��mpanies, LLC — Rob Eldridge } :, Lakew�st�?evelopment Co, LLC — Curt Fretham �� Add��1�.s,�es `�`�OO��friton Drive �� n � � Pu��s��r To allow the applicant to divide one single family residential lot into ��,� �� #��ive single family residential lots. �xe�� a �� Gnmes��er � to a location map and explained the applicant's proposal to tear down the existing ho�rri� on a 2.2 acre lot and build five new homes on five new lots. He explained that the properties are zoned Single Family Residential and are guided for low density development on the General Land Use Plan Map in the Comprehensive Plan. Grimes explained that there are two ways to divide this property. One is by standard zoning through the subdivision process and the other is by using the Planned Unit Development (PUD) process. The applicant in this case is choosing to do a PUD in order to preserve and protect the steep slopes and trees. Grimes read the purposes in the Intent and Purpose section of the PUD ordinance and said he feels this proposal does meet the intent of the PUD ordinance. Minutes of the Golden Valley Planning Commission February 13, 2012 Page 2 Grimes stated that the proposed street will be a public street and will be built to City standards. He referred to a site plan of the proposal and noted that the homes would be placed further south (closer to the proposed street) on the lots in order to save a number of trees along the north side of the property. Moving the homes further to south will mean that the homes will not meet the 35-foot front yard setback requirement. He discussed the conditions of approval listed in his staff report and noted that a!! of the lots will meet the required square footage requirement, however not all of them will meet the 80-foot width requirement or the 12.5-foot side yard setback requirement. ;#1A�y Kisch asked how the height of the homes will be measured. Grimes s�ated th��he height of a home is measured to the mid-point of the highest gable at the ��on�of the house. x � �� ; Kluchka asked Grimes to compare and contrast the current lot��nfigur�tio��ndt�ie applicant's ability to develop six lots. Grimes explained that the cf��r��'lot consists of six lots but six homes could not be built because of the slope and��he ��ck of s��et access. He added that on paper it looks like six homes could b�.built, b�t m r��tj�'it would be difficult and approximately 90% of the trees would h,�ve to�1��reti�,oved. �Cluchka asked about the history of the property and asked if thekpo�e��l to ��Qp six lots has always been there. Grimes said he doesn't know the his�ory of how�Lowry Terrace along the north was vacated but the property has bee corn�rised of`��x lots probably since the �� 1940s. �� °��'�� gg � � t.:i .•�.� � � .3��i�� Oliver explained that when staff firs �e.ce�ved:�h��i��submission of the plans for this proposal it appeared to be a relati��y��rai��t�tforward development of a difficult property. He said it was a well thought out p�an th�t pres�:rved over half the trees on the site. The infrastructure was well plan ��nr��et all the requirements for rate control of stormwater run-off and th��ass�tt G��k Water Management Commission water quality requirements. However, a��Grimes stated; staff felt that the first submittal did not meet one of the primary i nts o��''��tre��UD ordinance which is to preserve and protect � �x desirable site chara�e�ist�cs su�� as open space and steep slopes. He explained that staff's recommendation is ��h�e-�site be developed using a two-phase grading approach to more closely rr� ch�� ntenti of the PUD ordinance. The first phase of grading would be during�� 'nsta�i��ion�of the sewer services, the pond and construction of the street. The se�on��of��Tr;ding would be custom grading of the lots at the time of home constructipn T�te two-��ase grading approach would maximize the potential for tree pr�servatio� an��tould allow future homeowners to make design decisions about their indiviclual lots��nd�he types of houses built. He noted that the currently proposed one- phase gradm� j�lan includes grinder pumps on some of the lots because the site would be lowered. `He�e�cplained that the building code allows for grinder pumps however they are only to be used when there are no other viable alternatives so staff is recommending the grade be raised to avoid the use of grinder pumps. Kisch asked if there is concern that the site might not be looked at as a whole if it is done in two phases whereas a single grading approach takes the whole site into consideration from the beginning. Oliver explained that the public improvements (street, sewer systems, utilities, etc.) will take place first and that the lots can't be developed until those public improvements are done. Minutes of the Golden Valley Planning Commission February 13, 2012 Page 3 Waldhauser said she assumes that the grading and drainage on this property won't impact the surrounding properties. Oliver said that is correct and stated that the developer will be required to do a stormwater management plan and obtain the proper permits. Schmidgall asked for clarification regarding the stone retaining wall being proposed. Oliver explained that the site is currently fairly level but the proposed grading for the cul- de-sac changes the grade enough to need the retaining wall. He added that the finro- phase approach to grading will greatly reduce the height of the proposed retaining wall. �� k# Cera asked about the location of the easement for maintenance of tha ��opose�� stormwater pond. Oliver referred to the site plan and explained that;th� is an e��ting storm sewer in place serving the neighborhood to the north. He ��id the�p �f,erred�access would be from the north. He explained that staff will be asking t�� dev� �opE,l��to restore the pond to pre-construction conditions before the City takes it aver H, ��ded that pond maintenance typically occurs every 20 to 25 years and the City re�t��es any area � �� disturbed by the maintenance. �� x ��b3 ��3 �P�� Waldhauser asked about the elevation of the nor��e�i-�i'�:�ge of��pond and how pond areas are planted. Oliver said the northern edge`�if the pond seems to blend in well with the existing contours and that ponds require,� n��ve veget�ive buffer consistent with City Code requirements. ��`�� `� � g�� z�� 9 �� Se fi��9�7�� a Kluchka asked if a parking plan will �e require�l ar`if t��re has been any discussion regarding parking on the street. C�I��ier s��ted that the street will be constructed to the standard 26-foot width so staff d�' sn't t��icipa��any parking restrictions. -� �� McCarty asked if the stre ��vill b��sir� lar to the street constructed for the development at the southwest corner of F��hway��5 an'c��00 (Maywood). Oliver explained that this proposed cul-de-sac,is not�f��ame as the Maywood development because that is a private road, not a pu�lt� stree��like the one being proposed. . �,� � ,�%��pa Kisch asked if th��urnir�c� radius��of the cul-de-sac is adequate. Oliver said yes. , � ��s�� . Segelb� m�� k��`E the trade-offs relating to the proposed setback variances. Gnmes e��lai�r�� tha��e lots the applicant is proposing all exceed the minimum lot size an��have a�f�arly`��nr density at 2.2 units per acre. However, they are proposing to have 25-fi�� front y��d setbacks and 10-foot side yard setbacks rather than the required 35- foot fr�ht ard�a�nd 12.5-foot side yard setbacks. They are also proposing that the side yard setb��►iill not increase with the height of the building as required. He explained the reason for the requested variances is to preserve more trees and to place the homes further away from the slope along the north side of the property. Waldhauser added that she can see the advantage in this case of having smaller front yard setbacks because it allows for a more compact neighborhood and more space between the new homes and the existing homes to the north. Segelbaum expressed concern about the proposed front yard setbacks and noted that the Board of Zoning Appeals has been vigilant about maintaining 35-foot front yard setbacks. Minutes of the Golden Valley Planning Commission February 13, 2012 Page 4 Grimes noted that the front setback for the house on Lot 1 along Triton Drive will be 35 feet. Kisch said all of the houses except for the one on Lot 2 could meet 35-foot front yard setback requirement. He expressed concern about the variance from side yard setback requirements because there could potentially be homes that are 35 to 40 feet tall in the back with only 20 feet between the homes. Peter Knaeble, Terra Engineering, representing the applicant, referred to the questions regarding the front yard setbacks. He stated that most of the lots will have a 30-foot front yard setback and every home will be custom built. He explained the lay��#he site and stated that they want to use the flexibility of the PUD process in order�� ave�rees, provide a compact development that has more green space and less tm�ervious��urface and also preserve the homes around this development. He stated;that th��t�raditior�al re- platting process would remove approximately 90% of the trees`��rsus apprc�i�t��ely 43% using the PUD process. He added that the lot sizes in this pr�p`osed development would be larger than the surrounding lots. �� e s� �� = _ ,�� : Waldhauser referred to the diagram showing the lot layo��d ��ked about which trees �� are existing and which ones would be replacemeri��: ��gble ��a ed that aA of the trees in the back of the houses along the north side of thi� proper�y.are existing trees. Waldhauser asked Knaeble to address the grade o��e cul de-sac. Knaeble explained that their original plans had a 6-foot retai� Ping vu�ll alon`g the east side of the property but � they shifted the street further to the west � ��j��br��ght the retaining wall down to 3 feet. He added that if they can save tr��s by d�oir��the grading in two phases they will. f=, e�� $, _ � s�,� ,. Kluchka asked Knaeble if tF��y�ha�� c��esidered developing the property into fewer lots. Knaeble said they did con�i�er da�iding.the property into two lots but it just isn't feasible to develop less than five lot��,, ��` Cera asked Knaebl��'��h��'ve`h�d a meeting with the neighborhood. Knaeble said they did have a neigE�bonc�a�ad r�'��et� �� ast week where they presented the same plans. He said the concerr�s they�t�ard fr�� the neighbors included tree removal, the views from the three �ide� tha#�b�rd��this property and how stormwater will be managed. �s�� (�� Kluchka��ke��fi any c��sideration has been given for 4824 Triton Dr. Knaeble said he ha �tried to Cc�=nt��the property owner but has been unsuccessful. He referred to the plan . �. an �� ted that�they are proposing to plat an outlot that could be redeveloped with 4824 Triton�� ever��€��`ets redeveloped. He added that they are also planning on putting in services�o the north side of the 4824 Triton Dr. property in case that lot is split into finro lots in the future. Segelbaum asked about the average widths of the proposed new lots. Knaeble explained that Lot 1 is 105 feet wide, Lot 2 is 64 feet wide, Lot 3 is 51 feet wide, Lot 4 is 45 feet wide and Lot 5 is 44 feet wide. Minutes of the Golden Valley Planning Commission February 13, 2012 Page 5 Rob Eldridge, Ridgecreek Custom Homes, builder for the project, showed pictures of a project he did in St. Louis Park. He explained that when the setbacks are staggered it allows the backyards to have more privacy. Segelbaum asked Eldridge if ineeting the 35-foot front yard setback requirement would prevent him from being able to build or if it would prevent the staggering of the backyards. Eldridge stated that meeting the 35-foot front yard setbacks could prevent the homeowners from having a 3-stall garage. He reiterated that moving the homes forward on the lots allows them more flexibility and allows the new homes to be f��her away from the existing homes surrounding them. y � �� , �� . � �; Kisch said he is concerned about the proposed 10-foot side yard§��tbac��=�nd tt��se setbacks not increasing with the height of the home. He said h��ioul� �ke th�a��l�i�fdings designed to the site, not the site designed to the buildings �Idrid�� `�i�ed that��at the �� lots are pie-shaped as well so the side yard setback area will=��cr��e fro�r��ont to back. Grimes added that any wall over 32 in length must be ��ticulat�,�i�as V�r�;�� : . Kluchka asked Eldridge about his market plan ar��f�� thqughfs=a�Qut the developing the property into fewer than five lots. Eldridge said th y are cu�ently testing the market and he thinks the homes will be in the $400,000 to $6� ,000 ra ge. He stated that a three-lot development would not work financially but i�e is n�� ure�� out a 4-lot development. F; �� _,<� � ` McCarty referred to the neighborho��ffi�n��tir��and`asked which of their concerns haven't been addressed. Eldridge said he:can'f:speal�to how'the neighbors feel but he heard one concern about construction traffi��vhicl��ere`i��o way to eliminate. He said he thinks � the neighbors want a chanc��p��o��tk�eir opinions because it is a beautiful property. ��' ��e; ��, Waldhauser opened the pi��ic �i��rmg.''s�;, �� Mike Ernst, 4845 Lo � r�l�� rrac��,said he was speaking on behalf of several residents. He ��= . distributed a le��r ou �' m .��h��n�'rghbor s concerns. He stated that the proposed development neg�ive�� , pact��the land, the surrounding neighborhood and conflicts with the g� n th��ity�sxComprehensive Plan. He expressed the concerns about the woodla��ls� ��+�1��tJ�a�exist on the northern edge of the property and stated that new trees will n t cc� pensaite for the destruction of the area for decades to come. He referred toF��ie grac��r�t�=a��t drainage issues and said this area has flooded during heavy rain eve�r��yand th��proposal represents major issues for the properties to the north regarding their views and'privacy. To address the grading concerns he suggested that all retaining walls be elirn��iated and underground detention be used instead of the proposed pond. He also suggested that the existing overhead power lines be buried. He stated that their neighborhood is an established, quiet and well-maintained area and asked that building permits be required to be closed within 1 year of issuance, storage of construction equipment be prohibited, the size of sales/marketing signs be limited, the hours of construction be limited, construction vehicles should be required to park onsite, not on adjacent streets, construction fences on the entire site should be prohibited, security lighting should be prevented between the hours of 10 pm and dawn, and the use of street lights should be minimized and should have dark-sky compliant fixtures. He referred to Minutes of the Golden Valley Planning Commission February 13, 2012 Page 6 the City's Comprehensive Plan and said he doesn't believe this proposal meets the goals, objectives and policies listed in the Land Use section of the Plan. He also feels the proposal doesn't meet the Purpose and Intent section of the PUD ordinance in the City Code. He asked that the City provide the neighbors with wetland study information previously gathered and stated that the developer should provide additional research including impact to the local habitat, both short-term and long-term cost analysis, a visual impact study showing views both during and post-construction and the neighbors should be given appropriate time to review the information. He said the neighbors cannot support the develapment as proposed and asked the Planning Commission to d�ny�the application until further study can take place and a more suitable plan��ropa��d. ,� � _. Fred Reiter, 3146 Quail Ave N, said this is a well settled neighbQ�h�od th`��ris turn�ng over to younger families. He stated that there is an extremely uniqu� eco-sy�terr�� t�e�woods that will be devastated if this proposal goes through. He said he just recently li�ard about this proposal and hasn't had an equal amount of time as the develQper to "�iiew all of the relevant facts so he feels, as a matter of fairness and j��tness;"�hat fl� ,�r��nning Commission should not make a decision without giv�r�� tiie �eigF�bors��Ore time to evaluate the facts. He suggested the developer rna��`��ale=�rio�el of the proposal so he can see what the development will look like in re tion to ��ie existing homes in the area. He asked how much consideration has been giv�� to low-irr�pact development. He said he recognizes that the property owners h��'re'r�°�ht�=to deve��ip their property but it should be done to certain standards. He sugg� �ed a s�udy �e required to find out if there are any protected species in the area. He ex�� , ;�d��ncern about the impact of traffic and the impact on property taxes and �sked;ab��#the time frame of the project. He ��:. questioned if this pro�ect would s��,a pre�edent,that any woodland area in Golden Valley is available for giant homes ta�t� �� r �� ` F��'� 8 Ruby Vanhorn, 2901 Perry��4ve �id s��':s lived in the neighborhood for 48 years and she ' p � ' �� r beautiful neighborhood. She said there are 15 children is afraid this ro�ect will spoil th� living within three blacks�a �d t�� are no two-story homes in the area so the proposed homes will not be cor��ste��,�� h��he neighborhood. She urged the Planning Commission to really think ab��t this��'opos�l. `�� ' �� ¢n � , Ray Ander��[� �� a��Ave N distributed a list of concerns that were collected at the �� d , February�4��ne��borhoo� meeting held by the developer. He asked if the City s tree pr�;servatior��r�q�i�� ments are considered to be a recommendation or if they are a regul�tion or lav�r. �e referred to the tree preservation and asked if the builder is held to the sarr�e.requ[rements as a developer. He noted that according to the tree preservation ordinanc��tl�fis project is defined as a single-phase development the developer is required to protect 60% of the trees but if it is a multi-stage development they are required to protect 75% of the trees. He asked which type of development this will be considered. Barbara Gaasedelen, 3026 Perry Ave N, said this area is a snapshot of post-war suburbia where kids play in the street and people greet each other. She said currently many of the streets are truncated by design so there would not be through traffic and with this proposal the new street will bypass the original intent of what the developers chose to do in the 1940s. She said she has heard the developer say that they want to retain trees for Minutes of the Golden Valley Planning Commission February 13, 2012 Page 7 privacy and they don't like privacy fences, but people did not move to this neighborhood so that they would be cut off from their neighbors. She added that this is a mature, already established neighborhood and suddenly it is changing a lot. Peggy Neibling, 3270 Quail Ave N, stated that the area has a number of homes in the area that have been for sale for a long time which makes her wonder about the justification for adding more homes. Richard Peet, 3245 Noble Ave N, asked if the public is allowed access ta:tk�e Iand now that it is a PUD. He stated that there are breeding frogs on the property whicfi`�`� him F,; indicates the property is a wetland. He said the City has said it is not a wetland k�t.tt he is not convinced and would like to look at the vegetative matter on tl�`�kprop�^��r. He �dded that if this process takes until June he'll be able to document th��exten��f��,bCeeding frog population. � �� x�� . � „� � r, � , Sheila Bahl, 4815 Culver Road, said she doesn't think�eeing fl�t dra�v�� really show what will be built. She said she assumes the house �nnll �e�� e�do arts�and crafts style houses that won't fit in with the neighborhood be��e th� ex��t��,homes are approximately 1,000 square feet in size. She saic�' if she laq;�CS down the proposed cul-de- sac from Triton Drive she will see 15 garage door�and houses which will cause a lot of visual tension because the tall homes being bu�l� c��s� tog��her and close to the street will loom over the neighborhood that cu��ently f�els s�'�pen and airy. She stated that five lots are not a good idea and will not�� goc�d=f�r��f,f�c and everyone assumed there would be two lots because of the��reet f�ontage the property has. She added that the �� proposal will be a blight on their��ighbc�rhood ��d she doesn't think people from the outside should be able to c�� d rnake money off of the community they've spent years building. She asked�t e P nii��Commission to ask the builder what he told her at the neighborhood meeting�y�her�� e as��d what would happen if his plans were not approved. � Richard Zuraff, 4840 L�w T�rrace, said they have a lot of drainage issues and every �: spring his back y�rd flo4 s. He'�aid last year it flooded so bad that water went into his neighbor'�� e�1F � ��ing hard rains the manhole covers in the street blow off. He expres�� d��"�i�� t�e i�mpact this proposed development will have on drainage. ��y �� % N ;nc Husr�� Triton Drive, said she would like to know the time frame of this dev��pment, � e a�petite in this market for five $500,000 to $600,000 homes and if there will be� ass� sment for the ro osed new street and utilities that would affect nei hbors �� Re �� p p 9 outside ofit�i�=development area. She said she is also concerned about the trees because ultimately the number of trees will be decided by the individual homeowners so the neighborhood could ultimately end up with a hodgepodge of trees. Lisa Jacobson, 2900 Cherokee Place, said Golden Valley is a great place to live and she understands why people want to live here, but she has made sacrifices to stay in Golden Valley. She said the City denied her the ability, because of setbacks, to add a family room to her home and added that she is concerned about aesthetics because these proposed homes will not fit in with the neighborhood. She said she would rather see the property Minutes of the Golden Valley Planning Commission February 13, 2012 Page 8 developed into two lots with the stipulation that the homes have to fit in with the existing environment and keep the same aesthetic. Bob Hagen, 4815 Culver Road, asked if there will be any tax considerations given to the developer for this project. Hearing and seeing no one else wishing to comment, Waldhauser closed the public hearing. �E ` � Waldhauser asked Grimes to review the tree preservation requiremer��for sir�gl�-phased versus multi- hased develo ments. Grimes ex lained that there is a fr� preser�ation p p p ordinance in place however trees can be removed if there is repl��men �br �� compensation for the removed trees. He reiterated that the Cit��ngin��r is ��ag��sting a two-phase approach so there can be one preservation plan �� r��i� pc�nd, stre�f'and utilities and another plan for the homes. �� 1�� `� � `i{�, ` Waldhauser asked if the percentage of trees allowec� to ��m��d would apply to the whole development or if there would be a differer��ercer��ag��f�r�ach phase. Grimes said yes, the percentage applies to the whole d�irelopment: Kluchka asked for an explanation of the �ncerr� fi�� eard ,�bout single-phase developments requiring 60% of the tree��be prc��ecte�c��uf;rnulti-phased developments require 75% of the trees be protecte�l��SH��asked�wt��i�h;type of development this will be considered. Oliver stated that the,�ity�c�rester is recommending a finro-phase grading approach. He explained that the=develo��r an'ei=b.uilder will have to comply with the tree preservation ordinance at a�l��s Kluchka said he is concerned that the two-phase grading approach is comin�`from � grad,ing and engineering perspective rather than a tree preservation perspecfive Qli�ier sta��d that one of the benefits of the two-phase grading approach is�he pres�rvation of the trees. ��¢=::_. ��s� ,� ;�- Waldhauser a�� d EI%� id ��f�� dciress Ms. BahPs question regarding what was said to her when she a��d w ��e w��uld do if he didn't get approval. Eldridge said he believed that Ms. B�ht askec�`�,im �f.he would build six houses (using the traditional subdivision process� if he did rtc�t i�eceive approval to build five houses (using the PUD process) and he told her;yes; he would subdivide the property into six lots if the PUD is not approved. �$a� ..fi��;'� ;j��i(��. Kluchka asket��rirhes if he thinks an Environmental Impact Statement (EIS) should be requirecl in this��ase. Grimes said this is not a large enough project to meet the threshold � s a£"s requireme�fs`of an EIS. Grimes referred to Mr. Ernst's comments regarding the goals and objectives of the land use chapter in the Comprehensive Plan and explained that the Comprehensive Plan Land Use Plan Map and the Zoning Map both call for this property to be low density residential which is what the developer is proposing. Minutes of the Golden Valley Planning Commission February 13, 2012 Page 9 Kluchka asked about the definition of open space. Grimes stated that open space is generally land that is preserved as a park or nature area. In this case the "open space" will have an easement over it which gives the City the right to preserve it. Kluchka asked what options the neighbors have to protect this property and if there has been any talk of having an homeowner's association. Grimes said he doesn't think this project will have a homeowner's association. Waldhauser asked if a neighborhood association could have any type of control. Grimes said there are some areas in the City that have covenants, but that is not the case with this property. He adde�=��the neighbors could purchase an easement on the property in order to pr��rve c��in things. `�° �� .x��, ;�� ' '�� Kluchka asked if the City has had any issues regarding retentiQn pond� Oliver��plained that in regard to safety issues the City has been advised by the C�# ;��ttorney that the x design of the pond is key regarding safety and liability for the �ity � e expl�ined that ponds are designed with a bench, planted with vegeta#�Qn mat��al, �elor��fhe normal water level that serves as a safety buffer. He added �hat t1�e��itj��6 oesn't encourage ��' ��4°� ��(�� ti fences around ponds because it limits emergenc�r�a��ess, � ��E �� Kluchka asked if any thought has been given.to i�radergrouri� water retention. Oliver said �-� � 3� ��_ that using underground water retention sy,sf��i� is a f�irly new idea that are more intrusive and require a higher level of rriaintenance tha�'a pond, but they can be used in the right location and the alternatives to�� por��in tl��i��Case can be evaluated. Kluchka asked about the sugge��n of,�urying��he utilities. Oliver said his recommendation is that the uttl��tes�I��g the north side of the property be put underground. �g�° £ t . �� .: � � ,s�= �� " Kluchka asked if the�City has #f�e ability to control when building permits are closed. Grimes stated that o��n�buildin�� ermits have to have active construction occurring. Oliver added tt��t the �,�eve��r��ll be required to post a letter of credit for the total cost of the utilities so��e Ci��b�an en�sure that the public improvement portion of the project will be done tc�5 �i�y sta�r��r He stated that doing the work as a public improVement project would al�o��o��,��r � have more control over the construction traffic and added that there wif( �e no costs}or assessment to the neighbors. , ��°, `��, �'�� Kluc�tka aske � bo t the cost of maintaining the proposed cul-de-sac. Oliver noted that the pr�'?�sed_��eet is approximately 175 feet in length and the total impact of increased maintena�n�e��will be minimal and will be part of the City's general operating fund. He explained that the developer will be responsible for paying for the installation of the pond however the City will maintain it using stormwater fees that everyone pays because additional properties will drain to the pond, not just the properties in this development. Kluchka asked how property taxes will be affected by this proposal. Grimes said the property values in the area may change slightly. He assumes that each proposed new property would pay approximately $5,000 in taxes which is a benefit to the City, but isn't really a consideration of approval of this proposal. Minutes of the Golden Valley Planning Commission February 13, 2012 Page 10 Kluchka asked about this proposal setting a precedent and asked if this type of proposal has been done before. Grimes explained that there have been many proposals similar to this throughout the City. Kluchka asked if people would be allowed to go on the property because it is a PUD. Knaeble said typically homeowners are not insured to have neighbors walking on their property. Kluchka asked if the PUD process allows for design controls. Grimes sa��,City doesn't have ordinances regarding aesthetics. He noted that the applicant is ��entia�ye sking for single family homes in a single family neighborhood with some set ac��uariation� Waldhauser added that the City has not wanted to restrict the d��n of�hi�t�ses a d any lot can be sold and bought by someone else who then builds a��ew hat'ne or�t��' '' �� Grimes referred to the question regarding traffic. He stated th�t th��ye pr��-��sed homes will create approximately 50 to 60 extra trips per day There is i�paci��the system to handle that amount of traffic. `�` �� a�'��k� '��a� ��, ;,� �� ,, Grimes referred to the question regarding street;�ghting. f��ikuer stated that the necessity of street lights will probably be decided at a �taff��vel. Grim��s noted that there are ordinances regarding street lighting in smgle�family;� aider�taal neighborhoods. ��. Grimes asked Oliver if the wetland s#udy lt�oks at sp��ies of animals. Oliver stated that wetland delineation does not loo��t�to animal species. He said to his knowledge there are no protected species in Golden �alley with the exception of peregrine falcons at the Colonnade building. ;�� , � ,=2,� Waldhauser asked about�re�uir�n� the c��veloper to create a 3D model of the proposal. Kisch said he would r�comrr��;rac( that the developer show sectional cuts rather than a 3D model. Waldhauser��l�ed�tha�� developer is proposing two-story homes which are fairly standard and w�i�t most:ho�eowners want. : � _ ;-: Oliver refe �� to t��o��ern regarding construction noise and stated that the City's noise o��inat��e��:�� or�struction from 7 am to 10 pm. �� }; � Kisch aske"d abo'ut#the issue of marketing and real estate signs. Grimes explained that eacF��:�evelopri�ent is allowed a certain square footage of signage and that the developer would��iave to,f�illow the City's sign ordinance. _��.i�.. Kluchka asked if there will be any tax subsidies for this project. Grimes said no. Segelbaum asked about limiting construction fencing. Oliver said there will be tree preservation fencing, fencing around areas to be protected and silt fencing around the site but that he has never seen chain link fencing around an entire building site. Kluchka asked about low-impact development. Grimes said that the proposed homes will meet today's energy standards. Also the developer is doing a good job regarding low- Minutes of the Golden Valley Planning Commission February 13, 2012 Page 11 impact development by trying to minimize impact to the slopes and sensitive areas. Cera added that clustering the homes and having less setback area and smaller lots as proposed is also moving in the direction of low-impact development. Waldhauser asked if the time period for review can be changed as requested by a resident. Grimes explained that there are four public hearings required for this proposal, two for the preliminary plan and two for the final plan. He added that cities are required by state statute to review proposals within a 60-day time period. Kluchka asked if neighbors have until Apri1 20 to make comments. Grimes explained that the City's f�Q�� y review period requires a decision within 60- days, not comments. He stated tha�`sta�has worked with the developer to come up with plans that they believe meets the City's ordinances. , �� Waldhauser said she understands the neighbor s concerns andpagree��ha��t$�s;� fabulous neighborhood. She said she also realized that indiv�duta��erty owners can do what they want with their property within the rules and she dc��n'�f�tink t ��ity has the ability to control that.� She said she thinks it could be a l9�!ely develop�; ��and not the imposition people are thinking. She said she is leaning tc��r��d recomm�nding approval of the proposal subject to the conditions listed in th�;sfaff�r�ports: _�� Cera said he is concerned about the proposed ret��ining wa[�S and grinder pumps and he would like to see some visuals for what th� City:En�ikr�eer is�recommending in regard to �� g ��x the grading. �� e ,�� x�x . � ��3 Kisch suggested possibly addmg��re c�str��t ve language regarding tree preservation as a condition of approval since thi��3s a Pl��. H��aid he feels that allowing 25-foot front yard setbacks wiii save mor�trees�bu�,Me is a litfle hesitant to reduce the side yard setback requirements. He.�jree'dr�ha��is development is moving in the right direction for a low-impact development:�nd he"think`s`�t will be a positive development for the neighborhood. He sa�d he wo�ltl�feel fine recommending approval and working out the �._:. rest of the details du�ing�tlZe finat�lan review. McCarty said he��gree�s�#hat�th�`residents brought up good points especially the natural layout of t�� nd N��,agt�ed that new families will revitalize the neighborhood and private residen es i!��i��n��are a positive thing. He said he is concerned about the setbacks��nd fie doesn't�think a lot of trees will be lost if the homes were pushed back fu��er on t�i�zlot��He said he doesn't like the proposed 10-foot side yard setbacks and he t�iin,ks the l�uilder can still build houses on the lots using the correct setbacks. ��1nwn. � �� Kluchka said�iis biggest negative finding is the smaller side yard setbacks. He can see pros and cons for smaller front setbacks. He said he is inclined to support the proposal without setback variances because ponding and groundwater management are being added to the site. Segelbaum said he is concerned about the proposed front yard setbacks and that seeing garage after garage will have a tunneling affect. He said side and front setbacks work together and it will be up to the individual homeowners where the house is placed on the lots but the goal seems to be that with smaller setbacks they can build bigger houses. Minutes of the Golden Valley Planning Commission February 13, 2012 Page 12 McCarty added that requiring 10 more feet of front setback area isn't going to make the lots unbuildable. Cera reiterated that the whole principle of low-impact development is the smaller setbacks and the clustering of homes. He said he is worried that if the front yard setbacks aren't reduced the homes behind the proposed new homes would be destroyed. McCarty said he feels 25-foot front yard and 10-foot side yard setbacks are too close. Cera noted that if the houses were pushed back to meet the 35-foot front setback requirement most of the trees will be gone, the site will be leveled and the applicant will build six z��,��;s. Grimes said he would like to save as many trees as possible and he would fe ° > ore �c�mfortable � seeing a plan that shows what pushing the houses further back on.the I �ts woul��lo to the slope and the trees. �� _ '�� , ��, �� Kluchka suggested tabling #he request in order to receive m�re�i��orrr,Ei�ation and'to have more of the concerns addressed. �, �� g , ` . Curt Fretham, applicant, said they are not trying to be dis�r��pect��l and he understands that neighbors don't like change but they have giv��i��up ��lot��nr��h��iis proposal and they are hopeful to get a yes or no vote from the Plan�ing Com�ission and a decision from the Council rather than change their plans finro a�thr� more times. ,��x�:r� ��'', r�=` � � � r '�� .e :�� Schmidgall said he doesn't think the si��s viab�� as it��xrsts currently and he feels the design is driven to save the woodlan;��area and the;pond will be a nice amenity. � �� , £ eP '� MOVED by Schmidgall, seconde��by W�ldhauser to recommend approval of the PUD � � }� request as submitted sub�e�t;tc��h ��lowing conditions: �; � � � . �.a� 1. The recommendations��nd r uirem�nts outlined in the memo from Deputy Fire Marshal Ed And - on to M�i� Grimes, Director of Planning and Development dated ��- �� December 28, 2d�'f, shall ��ome part of this approval. x � k � � 2. The recomrrnendati�ns �r��e��irements outlined in the memo from City Engineer Jeff Oliver, PE, to'.�Vlark`�ri�nes, Director of Planning and Development, dated February 8, 2012, sk�� becar�e a;part of this approvaL 3. All signs��'��he�raperty must meet the requirements of the City's Sign Code. 4. The Pr�li�i��ry PUD Design Plan packet for Eldridge 3�d Addition PUD No. 109 prepare�� r q ��Care Companies LLC by Terra Engineering, Inc., Sheets 1-10 shall b��ome a��rt of this approval subject to amendments required by the City Engineer as r��ed m,his memo to Mark Grimes dated February 8, 2012. 5. The iv��l�t�s within the development shall be subject to the setbacks shown on Sheet No. 4. No house shall be higher than 28 ft. as stipulated in the zoning code. However, the side setback noted on the plan shall not increase with the increase of house height. 6. The proposed Eldridge 3`d Addition PUD No. 109 is consistent with the Intent and Purpose provision and other PUD requirements and principles and standards adhered to by the City. Minutes of the Golden Valley Planning Commission February 13, 2012 Page 13 7. If the developer would like to construct a model home and have public access to it prior to completion of the street, it must be done in a manner approved by the Building Official and Director of Inspections. 8. This approval is subject to all other state, federal, and local ordinances, regulations, or laws with authority over this development. Kisch amended the motion to include further study regarding maintaining the front yard setbacks at 35 feet, maintaining the side yard setbacks at 12.5 feet and exploring how much control the City can have over increasing the tree preservation on ��roperty. Schmidgall and Waldhauser accepted this amendment to the motion.: �� motic�n carried 5 to 2 to recommend approval of the PUD with the above noted condi��c�;�s and fur#her study. Cera and Kluchka voted no. ' �� ,��;� �� R�, --Short Recess-- �a ��'��#� �� ' ��g �� 3. Reports on Meetings of the Housing and Red�velop��ent AutF�ority, City Council, Board of Zoning Appeals and oth IV��#�ng:��Y ��#�� > ��e�� No other meetings were discussed. �5r :�� 4. Other Business ��_ e;�;�,��&� No other business was discussed. � � � � �� °�� a 5. � Adjournment � `�� sE� 9 � E��¢ t �� The meeting was adjourn��d at '�C�:40�p�. k . ��:� �pi� y� ¢ �� l 9 ,.. 5 �� a H � "�� e� � g �;a�i� �� €�� s�. �e. David A Gera�;��cre a � ��s� ��r� ° f��. '�� a �y�ti. °��; �� t1� ;p!°' ��,. P'Ianning Tlepartment 763-593-8095/763-593-8109(fax) , �.;CC,�'�'�--�a , .... ,.s...�, _, ._n,,,..c'�..n��la��,.�' .��"-�"z�. . ,. _°a'��..�'a��_ . �'�.��3..a<..� , ._�� „iluvi ,�'�.�"„ ._ . . Date: March 8, 2012 To: Planning Commission From: Joe Hogeboom, City Planner Subject: Informal Public Hearing: Minor Subdivision of Property at 15 Meadow lane Matt Pavek, Golden Valley Land Co.,Applicant � _ . - .��.�.��.�-� � � . � _..,�n�.. _�. , �.._r . . ��,.. � .� .�w��,v,.. .. =�� _.. Summary of Request Matt Pavek, Golden Valley Land Co., is proposing to subdivide the property located at 15 Meadow Lane into four separate lots. The existing home on the property, as well as the pond, would remain. City Code requires that each new lot meet the required 10,000 square foot minimum lot size standard set forth by the Zoning Code. The developer has submitted two possible site plans for the property. Sheet number three,titled "Alternate Site Plan" is the developer's preferred lot configuration. For this proposal,the lot area measurements are: • Lot 1—28,483 sq. ft. • Lot 2—11,324 sq. ft. • Lot 3—13,347 sq. ft. • Lot 4—38,743 sq. ft. City code also requires that at least 80 feet of width exists at the front setback line of any newly established interior lot, and 100 feet of width exists at the font setback line of any newly established corner lot. All of the proposed lots exceed City requirements, with the exception of Lot 2, which would measure 90 feet along the east front setback. The developer is requesting a variance to the Subdivision Code to allow for a shorter property line along Meadow Lane for Lot 2. This would enable the home on Lot 3 to be located further to the north and a longer distance away from the pond. Setback boundaries (building envelopes) of the proposed lots would allow standard-sized homes to be constructed without variances to the Zoning Code. Qualification as a Minor Subdivision The proposed four lot subdivision qualifies as a minor subdivision because the property located at 15 Meadow Lane is part of a recorded plat. In addition,this proposed subdivision will produce 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 four total lots, each of which exceeding 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 documents provide the City with information necessary to evaluate the minor subdivision. All documents indicate the preservation of the existing home. City Engineer Jeff Oliver, PE, has submitted a memorandum dated March 7, 2012 regarding recommendations from the Public Works Department concerning this request. A copy of the Public Works Department memorandum is attached to 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 zoning district.The four proposed lots will meet the requirements set forth by the R1 Single Family Residentia)Zoning District. 2. A minor subdivision may be denied if the City Engineer determines that the lots are not buildable.The City Engineer has determined that the 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. Utility connections are available in this area. 4. Approval of the minor subdivision may require the granting of certain easements to the City. The final plat must show all necessary easements as required by the City Engineer and City ordinances. 5. If public agencies other than the City have jurisdiction of the streets adjacent to the minor subdivision,the agencies will be given the opportunities to comment. Hennepin County holds jurisdiction of Glenwood Avenue (County State Aid Highway 40). The County has been made aware of this proposal. No driveways are proposed to connect to Glenwood Avenue. 6. The City may ask for review of title if required by the City Attorney regarding 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 of$4,885.90 will need to be paid prior to final plat approval. Recommended Action Staff recommends that the Planning Commission declare the following: The Planning Commission finds that the Minor Subdivision proposal at 15 Meadow Lane meets criteria established in City Code Section 12.50, and therefore recommends approval of the petition subject to the following conditions: 1. The City Attorney will determine if a title review is necessary prior to approval of the final plat. 2. A park dedication fee of$4,885.90 shall be paid before final plat approval. 3. The City Engineer's memorandum, dated March 7, 2012 shall become part of this approval. 4. A Subdivision Agreement will be drafted for review and approval by the City Council that will include issues found in the City Engineer's memorandum. 5. All applicable City permits shall be obtained prior to the development of the new lots. Further,the Planning Commission finds that; • The proposed Lot 2 measures 90 feet in width along the east front setback line. • Section 12.20, Subdivision 5(B) of City Code requires that corner (ots measure at least 20 feet greater in width than interior lots,thereby requiring Lot 2 to measure 100 feet in width along the east front setback line. • Reducing the lot width requirement by 10 feet enables homes to be constructed further away from the onsite pond. Therefore,the Planning Commission recommends approval of a waiver to Section 12.20, Subdivision 5(B) of City Code allowing Lot 2 to have a 90 foot width along the east front setback line. Attachments: Location Map (1 page) Memorandum from City Engineer Jeff Oliver dated March 7, 2012 (5 pages) Site Plans (8 pages) 7 S 2 . 2" si � �i� �,,'� � �� s -,,1 � r;;�� `" �� < � �f� �. s�i � �� . � �� i��, 1 �� p1 � ��'a� � axon ��s�� t� ��#� � �ro �� uo �a�� r�F� �� -�,x� � �cr� ��'� r �� xa� � ax s. � � .,�� 2�s ,� ��n�— —_-�_�- .�..,, � _ �, __ `� � � . � ' �� '�—t��r��o�°� � � ��, _,�° — _ �— ��r �no �3� �``� ��u ��s �t�s �as � �� ss �� 2��a s�� 22 � 324 221 J , 222 � � �� 4 � : '�. � � �� Z�,�� 1 � �� ( r�� "� � 24� 2f19 290 2i5 � 22,7 � �"��Nil�'�' `,� m�"�� t c' � 2�19 � 211 ��'. �QO t °c � � � 2'!9 m 2t17 +� : � �° s�a� f� � � �� _ � ��/, zt� �� =`, �t E 1�ti 'I�7" � � _ � 2Q�1 �'+Y 21fl : �a'ti � 122 12� �, � 12+� 2t�5 185 24C1 1 �'" ��'`� � � � 120 � 185 �. .., ,_.' --' 2A4 2tl8� 2t1$ 1 14A 1'FS � 115 I 11� i45 I 240 a��w '",, � t � � 4 �� r.;� �ti� � � t� �. 49�43M 1 �� 4��!7 4�lDd � iQi M 4 1�� 1�� Elfd�#�etr�d lYt�h iti0 +1120 1�5 ! �l � °�`�,� � _ �: 6 4135 � -�«.� � �t2�f +S�1t1 �Flt�$ �' ° R�aur{c�°R;d' i 3�# °+» 1fl5 i f 4Qt1�3 #6ti1 A535 +�1 �� : 1 �4125 ��, �_�f ... _R�e�cs��r._.,....«• � � k� 2tM �2�d1 E3 '�f�ii�i�ii'� 4025 __" _ ° '� .� � �'° ,,�„�"�'�'' Subject Property � ��.� � � , ; �%%, � � d�iil4 �52�1 � �" � � • * ,/,/�; ' �, � �� 2�1_ '�2 3� 3��0 3990 � � �N d'�!p�g � � .� 4�QU i� r f ��g ,r��v.._ r .ue i r � �w � { f�f� f .. .. y ` � r ....... ...,�,.�. .� ... ....... «.,. «.. ..�. / � �.°� � .,�=' �,,.n ��:� �z.. . � .,� .-*. ...°� ....... � .�.. ..».a........,."��tttiY�fl#�/�1Y�.: ..._. .._..._._...�.�....�......�..,.�.....�.....«.. .....s..,.... �.... 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""-�.- �. ... _...._. �} �1 f d�it�e n�ir'°° °". � ,Stt,�vu�erryL� 5QA _.�+�```� d � 545 s��, �,�as. $ct�-s�assasa�s 817 �12 S18 *s2{i 528� 153� �? , M . �;'��,��`/�� ,�,,,,_ R ♦f ��i��'�►�� . �� 763-593-803Q/76�-593-3988(fax} Date: March 8, 2012 To: Mark Grimes, Director of Planning and Development Frorn: Jeff Oliver, PE, City Engineer � Eric Eckman, Pu61ic Works S ` t Subject: Subdivision Review for Meadow Woods{15 Meadow Lane North�—SU08-10 Public Works staff'has reviewed the praposed minor subdivision of property at 15 Meadow Lane North called Meadow Woods.The propased subdivision, Eocated in the northwest corner of the intersection of Meadow Lane North and Glenwood Avenue, consists of dividing the property into four Iots.There is an existing home on the property that will remain on Lot 1, and the existing garage will be demolished on lot 4. Site Plan and Access: The existing hame has a long driveway with access onto Meadow Lane North. According to the plans,the driveway for Lat 1 wil) be rerouted with a new access constructed on Leber Lane. Driveway access for Lots 2, 3, and 4 will be an Meadow Lane.There is a City-owned, modular b�ock retaining wall along Leber Lane adjacent to Lots 1 and 2.7he City`s Right-of-Way Management Permit is required for construction of the driveways and any modificatian to the City's retaining wal1. PreliminarY Plat: The existing property is within the Massolt Gardens plat, as recarded in 1918. Portions of the plat have since been replatted, streets have been vacated, and remnant lots like this property still remain. Hennepin County recards shaw a street vacation (Document 1933329} along the western 25 feet of the property.The developer must provide this document to the City prior to final platting. The existin�right-of-way width of Glenwood Avenue is 66 feet.The City's current Subdivision Ordinance requires 80 to 100 feet of street right-of-way wicEth for minor and major arterials. Glenwood Avenue is a minor arterial.A total of 14 feet of right-af-way is needed, 7 feet on each side of Glenwood Avenue, to fulfi(!this requirement.The preliminary plat for Meadow Wooc3s shows a dedication af 7 feet af additional right-of-way adjacent to Glenwood Avenue,thus G:1Developments-PrivatelMeadow Woods-15 Meadow Ln N\Meadow Woods-subdivision review.docx meeting the requirement. Because this development is iacated adjacent to a county road right- of-way,this preliminary plat review is subject to the review and comment af Hennepin County staff. There is an existing wetland on the praperty that, upan platting,will be situated on Lats 1, 3, and 4. An oversized drainage and utility easement is proposed araund the wetland.This aversized easement must be a minimum 10 feet from the delineated wetland edge in order to accornmodate a 10-faot ve�etative buffer strip.The buffer requirement is discussed in more detail in the starmwater management section of this memorandum. Ai! other drainage and utility easements shown in the preliminary plat meet the Subdivision Ordinance. Special Assessments: Leber Lane and Meadow Lane North were recanstructed as part ofthe 2002 Pavement Management Project. Because this parcel had the patential to be subdivided,the speciat assessment roll for the project included one levied assessment and $7,475 in deferred specia) assessments. The deferred special assessment must be paid prior to forwarding the finai plat to the City Council for its approual. Pretiminarv Utilitv Plan: The existing City sanitary sewer and water systems providing service to this praperty have adequate capacity for the praposed develaprn�nt. City records indicate the existing hame is on a weA and is not connected to City water, and that the existing sanitary sewer senrice is located on Leber Lane.Therefare,the existing home on Lot 1 will be required to connect ta Gity water ancf the three new lats will require the instal(ation of new water and sewer services at the time of home constructian.7he deveioper has demonstrated that extension of these services to each lot is passible as shown on the utility plan. 7he installation af these services wi(( require open cutting Meadow Lane, Leber Lane, and Glenwood Avenue. The develaper will be required to obtain the appropriate sewer and water permits, and City Right-of-Way Management Permits for the installation of utility services. In addition, Hennepin County will require a permit to obstruct traffic and excavate Glenwood Avenue. The existing home received a Certificate of Inflaw and Infiltration Compliance on July 12,2007, and therefore is in cornp(iance with the City's Inflow and Infiltration Ordinance. The developer or contractor working on the three new homes will neeci to obtain Point of Sale permits,complete the required lnspections,and achie�e compliance with the City's lnflow and Infiltration �rdinance prior to occupancy of the homes. G:1Developments-PrivateUUleadow Woods-15 Meadow!.n tVlMeadow Woods-subdivlsion reHew.docx 2 Stormwater Mana�ement and Gradin�: This develapment is within the Main Stem sub-district ofthe Bassett Creek watershed and therefore is subject to the review of the Bassett Creek Watershed Management Commission (@CWMC�. Based upon the size of the deveiopment, no permanent stormwater quality treatment facilities are requirecl. However, a!I temporary and permanent erosion and sediment control measures and best management practices should be shown on the stormwater management plan for the deveioprnent. According to the Grading and Erosion Contral Plan submitted, ail lats will be custom graded by the buiide�at the time ef home construction.A City Stormwater Management Permit will be required for each lofi before the start of construction.A stormwater management plan#hat meets City standards is required as part of each permit submittal. it appears there is a wetland on the property being developed and therefore the Wetland Canservation Act will apply.The City of Golden Valley is the Iocal government unit responsible for administration of the Wetla�d Conservation Act.The developer has submitted a wetlanc! report for the boundary and type of wetfand, and filed a Notice af Application which is currently in the 15-day review and comment period.According to the grading plan submitted,there are no propased impacts to the wetfand. Nowever, each stormwater management permit and plan should show adequate protection of the wetland, and care should be taken during canstruction to ensure that the wetland is clearly marked and protected at all times. The preliminary utility plan shows that the water elevation of the existing wetland is controlled by a 12-inch reinforced concrete pipe.The pipe provicfes drainage from the wetland east into the Cit�s storm sewer system. City records indicate that the pipe is a 15-inch corrugated metal pipe which is privately owned and maintained.An outlet contral skimmer structure with a submerged pipe and overffow grate, per City standard detail, must be installed on the pipe exiting the wetland. An inspection of the pipe will be required to determine if the material, size, and canditian meet City standards. lf it is determined tha#the pipe does not meet City standards,the developer will need ta construct a new pipe. Upon final plat appraval,the City will assume permanent awnership and maintenance responsibility of the starm sewer pipe. .In addition to the stormwater requirements discussed above,the City's Stormwater Management Ordinance outlines the following general performance standards that apply to this develapment and must be incorporated into the final plans: 1. Lowest Floor Elevation -The lowest floor elevation of new principal and accessory structures ort lots 3 and 4 must be at least 2 feet above the calculated high water level of the wetland.The developer has submitted calcutations and has based the lawest floar elevations of the new homes on this information.The grading plan meets this performance standard. However, since the developer has indicated that the lots wiil be custom graded and that plans are subject to change,the builder must ensure that each stormwater management plan submitted meets this requirement. G:�Developments-PrivatelMeadow Woods-15 Meadow ln N1Meadow Woods-subdlvislon revlew.docx 3 2. WetJand Setback—New principal structures must be setback 25 feet from the delineated wetland edge.The plans submitted are in conformance with this requirement, and the builder rrtust ensure that individual stormwater mana�ement plans are also in tonformance. 3. Vegetative Wetland Buffer-The City wili encourage the develaper to create a buffer af native or natural ve�etation around the wetland,consistent with the SCWMe's Watershed Management Plan and the City's Surface Water Management Plan.This bufFer should be shawn and describec!on the stormwater plan or landscape plan for the development. Tree Rreservation Plan: This development is subject to the City's Tree Preservation Ordinance. Because each lot will be custom graded,the proJect wilt be considered a Single-!ot Development in which a separate Tree Preservation Permit will be required for each (at prior to home construct�on.The tree preservation plan submitted for review reflects a mufti-lot,singie-phase develapment scenario and therefore wiU have to be revised and resubmitted. Summarv and Recommendations: Public Works staff recomrnends approval of the proposed minor subdivision of the existing single- family lot at 15 Meadow Lane North subject to the comments cantained in this review.These comments are summarized as follows: 1. Develaper must provide street vacation document#1933329 to the City prior to final platting. 2. The drainage and utifity easement around ti�e wetland must be a minimum of 10 feet from the delineated wetland edge, as dl5cussed above. 3. The deferred special assessment for infrastructure impravements must be paid prior to final plat approval. 4. An outlet contral skimmer structure, per C+ty standard detail, must be installed on the pipe exiting the wetland. Depending on the condition of the existing pipe, a new pipe may need to be constructed. 5. The develaper is encouraged to create a native or natural vegetative buffer around the wetland and show this information on the plans. 6. 7he tree preservation plan must be revised to reflect Single-lot Development as discussed above. 7. The developer and builder must obtain the appropriate permits priar to developrrzen# as discussed above. G:lDevelapments-PrlvateUVleadow Woa1s-95 Meadow Ln NWleadow Woods-subdivision review.docx 4 Approval is�also subject to the camments of other City staff. Please feel free ta call me if yau have any questions regarding this matter. C: leannine Clancy, Directvr of Pubiic Works Mark Kuhnly, Chief of Fire and Inspections Mark Ray, PE, Engineer Mitch Hoeft, Engineer Al Lundstrom, Parks Maintenance Supervisor and City Forester 1oe Hageb�om, City Planner Gary Jahnson, Building Officia! Ed Anderson, Deputy Fire Marshall G:\Developments-PrivateiMeadow Woads-15 Meadow l.n N1Meadow Woods-subdiv�ion rsview.doac 5 � ...�.� , LLLO ZL5£9L�xed 5ZE6 E64£9L ��s.�.�a�n� »BSt �oN;6aa.-�.L�OZ i L .::aaop � ,. �, w � . �,/A ,'7M/� ZZb94 elosauuiW'si�odeauuiW _ ; ' '3'd �IQ��M 'f�al�d �I� ��YI\ I�I�J IV� anuany pooMUal9 i009 � � �'i /i �� .7iQ��M MOQd3W l�roe�e � � yW`h1+�0�3 oiosaw�r� �o�s � �- • p..��a'1'J, � �� o a.o� .4� ,.�� ..w,b�3 X3aNl 133HS � � � �ti ay� ��. Pacw�!l Rinp o wo I 1041 . � � ` puo.'uaswadns j�inp�W /iPYl1 7�L�C ]�'A �1 �+ r� AOlsln3a� b' �� o•aw 1tq pa�odai0�so. Uotlu . � . 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