06-12-06 PC Agenda
AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, June 12,2006
7pm
1. Approval of Minutes
May 22, 2006 Planning Commission Meeting
2. Informal Public Hearing - Minor Subdivision SU09-10 - 4243 and 4253
Glenwood Avenue
Applicant: Tyrol Hills Land Trust (Karen Woyak)
Address: 4243 and 4253 Glenwood Avenue
Purpose: The Subdivision would reconfigure the property line between
the lots in order to keep the existing home and to construct
one new home.
3. Informal Public Hearing - Minor Subdivision SU09-11 - Turners
Crossroad South
Applicant: Brakins Homes (Yele Akinsanya)
Address: 621 Turners Crossroad South
Purpose: The Subdivision would create two separate lots in order to
keep the existing home and to construct one new home.
4. Informal Public Hearing - Creating a Mixed Use Land Use Category for
the General Land Use Chapter of the Comprehensive Plan
Applicant: City of Golden Valley
Purpose: To create a Mixed Use Land Use Category for the General
Land Use Chapter of the Comprehensive Plan
--Short Recess--
5. Reports on Meetings of the Housing and Redevelopment Authority,
City Council, Board of Zoning Appeals and other Meetings
6. Other Business
7. Adjournment
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Regular Meeting of the
Golden Valley Planning Commission
May 22, 2006
A regular meeting of the Planning Cammissian was held at the Galden Valley City Hall,
Cauncil Chambers, ?800Galden Valley Raad, Galden Valley, Minnesata, an Manday,
May 22,2006. Chair Keyssercalled the meeting to. arder at? pm.
Thase present were Planning Cammissianers Cera, Eck, Keysser, Kluchka, McCarty,
Schmidgall and Waldhauser. Also. present was Directar af Planning and apment
Mark Grimes, Planning Intern Aaran Hanauer and Administrative Ass'
Wittman.
Chair Keysser welcamed Dean McCarty as a member to. the
1. Approval of Minutes
April 24, 2006 Planning Cammissian Meeting
Eck stated that the matian an page nine regardi
621 Turners Crossraad was canfusing. He sug
that the Planning Cammissian decided to.
arder to. make it clearer.
ISla nd variance request at
guage be added explaining
nta two. separate mo.tians in
MOVED by Schmidgall, secande
April 24 minutes with the abave
10. carried unanimausly to. approve the
2.
Informal Public H
6100 Olson Mem
Applicant:
ick & Rick's Auto. Uphalstery
o. 113 - Dick & Rick's Auto Upholstery -
w the applicant to. ape rate an auto. uphalstery business
existing building lacated in the Industrial Zaning District.
e applicant is a requesting a Canditianal Use Permit in arder to.
uphalstery business at 6100 Olsan Memarial Highway. He explained that
the Industrial zaning district requires a Canditianal Use Permit. He stated
that he do. t have any issues with the propased 6,500 sq. ft. area being propased far
this use because it is far fram any residential areas and there are no. negative impacts but
that there is an issue regarding the parking lat. The Zaning Cade states that any additians
ar alteratians to. the building require that the parking lat to. be brought up to. current City
standards. In ard,er to go. farward with this prapasal the awners would have to. install
cancrete curb and gutter and po.nding to. meet water quality requirements. He stated that
the proponents feel that the requirements are harsh, but accarding to. the Zoning Code
. the parking lot needs to. be braught up to current City standards.
Minutes of the GoldenValley Planning Commission
May 22, 2006
Page 2
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Keysser referred to the site plan and asked about the area to the north. Grimes stated
that area would also need to be re-paved.
Keysser asked about several items being stored on the property. Grimes. stated that there
is a landscaping business and a towi'ng business at this property and since it is zoned
Industrial it allows for these types of usage and storage with proper$creening. Headded
that he. has not received any.complaints about the storage on the property.
.
Eck referred to Grimes staff report and asked about setback issues on
the property. Grimes explained that if the parking lot is ripped out do
if the footprint of the building is being expanded the applicant wou th
setback requirements, but if they are just patching or re-Iaying alt ov
the setbacks would be alright as they are currently.
Rick Zirbes, Applicant, 423 W. 90th Street, Bloomington, stat
interior of cars such as cleaning and repairs. They do
engines. .,
side of
r dirt or
eet the
ing lot
Keysser asked if cars would be stored in their p
most of their clients are in and out in the s
on the property.
ing area. Zirbes stated that
ould not be any cars stored
Schmidgall asked the applicant to
stated that they fix holes in carp
asked the applicant if he has ot
in Bloomington.
@'lhe type of work he does. Zirbes
or cracks in dashboards. Schmidgall
rea. Zirbes said they have a similar shop
Keysser asked the appli
really required a ne i
structure of the buil
like a space in
was only available space in this building and if they
cess and parking lot. Zirbes explained that given the
lar space has the best layout for his use and he would
109 for his customers.
how many employees he would have. Zirbes said two or
there needs to be 14 parking spaces. Grimes stated that is what the
uires for this type of use. Keysser asked Grimes if he thought that might
king spaces. Grimes stated that there could be a different tenant in the
y require more parking.
Waldhauser asked if staff has looked at the overall parking requirements for the site.
Grimes stated that the property requires approximately 185 parking spaces using the
warehouse/office ratio.
.
Kluchka asked who the applicant is. Grimes explained that the applicant is the future
tenant, Dick & Rick's Auto Upholstery but the owner of the property has signed the
Minutes of the Golden Valley Planning Commission
May 22,2006
Page 3
..
application giving the tenant permission to go forward and apply for the Conditional Use
Permit.
Keysser opened t~e public hearing.
Perry Bolin, Architect for the project, explained that the owners have plans to lease the
rest of the building. The area to the south has loading dock access and the accessible
areas are already leased. He stated that they would like to look at other options that
would not require them to re-do the parking lot because that is a signifi uirement
and cost. He referred to the south east side of the lot and stated that lower
there so presumably that could be developed into a pond but that d an
engineer look at the property yet.
.
Cera asked how much of the building is already leased. Boh
leased.
Waldhauser referred to the proposed loading doc
relation to this proposal. Bolin said the loading d
Schmidgall referred to the acrylics busines
have access through the vacant space.
building permits so the access they ha
their access. Bolin said they
e acrylics business did pull
Kluchka asked about the parkin
front. He stated that signage is
applicants that they should
requirements. Schmidg
this building.
usiness. Grimes said their parking is in
n issue for this proposal and told the
ections Department about the City's signage
ould be nice to bring the signage under control at
Schmidgall asked a
auto upholste
is hesitant abo
change th
existing loading dock entrance as the access for the
d they would look in to that option. Schmidgall said he
y eXisting green space. Grimes added that if the owners don't
uilding then they wouldn't have to re-do the parking lot.
rting a window into a door would kick in the same parking lot
i\~ssaid he would check with the City Attorney.
Jill Ma e.of the owners of the building, 8910 Minnetonka Blvd., St. Louis Park,
said she I pletely confused about the parking lot and water quality requirements
because about two months ago she came to the City with a request for a building permit
for the acrylics business to install an overhead door and nothing was said about redoing
the parking lot at all and now this proposal has all these requirements. Grimes explained
that the acrylics business was a permitted use and didn't require any planning action or a
Conditional Use Permit, so that is why it is different than the proposed auto upholstery
use.
.
Keysser asked Zirbesifitwould make sense for him to usethe existing access. Zirbes
said he did not want to have to make his customers go all the way around the building to
access his business.
Schmidgall said he thought it might be worthwhile for the owners to
entire building. Marsolek said she already has and that she is add'
rwas
n't need a
rs have had
e City today to
al standards as
Eck asked if the building permit for the acrylics business toha
issued in error. Grimes said it may have been, but that the a
Conditional Use Permit so it probably wasn't caught. He add
this unpaved parking lot for years and years and if the r
build this building they would have to follow the sa
everyone else.
Keysser asked the Marsolek when she is
within the next few years.
. Jack Babcock, one of the owners that they learned about the
parking lot requirements last we t AEI Electronics, another tenant of
theirs, made a fairly significant 0 ilding by adding a tower to build racks
and now they are finding 0 eway entrances have to be 26 ft. wide if the
building is over 35 ft. hig . h he would have known that when AEI made
their alterations. Grimes t at t City adopts the State Building Code and that
the requirements m ave ifferent when AEI was allowed to build their tower. He
explained that right ing is considered non-conforming and it is the goal of
the City to brin uil ormance or get rid of non-conformances so now that
the applicants ough a planning action it's a chance to bring it up to the
standard
e parking lot. Marsolek said
, one of the owners of the building, 6820 Merrimac Lane N., Maple Grove,
stated tha e and her husband bought this building several years ago and were doing
very well until their business went overseas and left them high and dry. She said they
held onto the building and want to continue leasing it out. She said it would be great to do
all of the things being asked of them but where will the money come from. She said to do
these improvements now with no renters would be too hard.
. . Seeing and hearing no one else wishing to comment, Keysser closed the public hearing.
e applicants that re-doing the parking lot now will make the property
ract new tenants..
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Minutes of the Golden Valley Planning Commission
May 22, 2006
Page 5
-e Keysser explained to the applicants that they have some options to consider. They could
table their request, have the Commission vote on the request, or withdraw their request.
Bolin asked if they_provided access for the auto upholstery through an existing truck-dock
door of an _ existing door on the northeast side of the building if they could avoid re'"paving -
the parking lot. Keysser said that would be correct because they would not be altering the -
building.
Hanauer stated that at the Mar
Commission gave staff dire
Category for the Genera -
currently there are 17 Ian
definition he wrote int
Commission meetin
t e the request for
Olson Memorial
Babcock stated that they would like their request to be tabled. Schmid
he thinks it would be a good idea for the applicants to look at the lay
building.
Grimes suggested that the Commission give the applicants CI
a different proposal. Keysser suggested a month. Bolin said
MOVED by McCarty I seconded by Waldhauser and ml .
a Conditional Use Permit for Dick & Rick's Auto U
Highway for one month.
e
3.
Discussion about creating a
Land Use Chapter of the C
e Category for the General
.ng Commission meeting the
he language for a Mixed Use Land Use
er of the Comprehensive Plan. He stated that
in the Comprehensive Plan and that the
.deration comments from the March 27 Planning
d 1-394 Corridor Study and other cities definitions.
CIs this language instead of relying just on the language in
er reminded the Commission that there has been a request for
t the former Olympic Printing site. Grimes said thatthe
n ignation for that site is light Industrial. With this light Industrial
Use PUD could not be built on the site.
the City could have a mixed use Comprehensive Plan designation
without h a mixed use zoning category. Grimes said that is something the Council
will have to decide. He added that this proposed Mixed Use designation is only proposed
to be applied to the Olympic Printing site at this time. A mixed use development could go
forward by the PUD process.
e
Kluchka asked if in the meantime the Commission could work on a Zoning Code definition
as well. Waldhauser added that the Zoning can specify more details than the
Comprehensive Plan language.
Minutes of the Golden Valley Planning Commission
May 22,2006
Page 6
. Eck asked if certain areas would be designated for mixed use as It.comes up, or if the
Commission is deciding which areas should be designated mixed use. Grimes stated that
right now they are just looking at the proposal for the Olympic Printing site.
Kluchka asked about the order of things and where changing the zoningofthe property
comes in. He asked if the City wants to wait for applicants to ask for this mixed use
category or if we want to proactively say how we want areas to look.
.
.
Cera asked if all the uses in the proposed language were defined som
Comprehensive Plan. Grimes explained that the proposed language
are excluding any uses and that the zoning language can be mor
Keysser asked how the City would say no then if a used car 10'
mixed use district. He said he was concerned that if the defi
can't say no. Grimes said he understood his concern but that
uses wouldn't work in a mixed use area. Hanauer add
parameters in the Zoning Code. Grimes stated th
PUD process.
to a
eCity
commercial
portant to set
ontrolled through the
McCarty suggested striking the last sente
"such as" before listing the uses. Keyss
the uses. Cera suggested
the proposed definition.
Grimes suggested that the Commi
any suggestions. Kluchka said t
then they need to take the lang
McCarty agreed and saidt
excludes certain uses.
the language and call staff with
hensive Plan trumps the Zoning code
e y and make their intentions known.
ouldlike to strike the last sentence or say that it
Grimes said he wo
hearing in the near
City Attorney and bring the language back for a public
4.
s o the Housing and Redevelopment Authority, City
~oning Appeals and other Meetings
on he May 16,2006 City Council meeting. He stated that the
je Doolittle's PUD Amendment, denied .the 621 Turners Crossroad
est and approved the ordinance to allow accessory use in non-residential
5. Other Business
Cera stated that hewou/d like to have a joint meeting with the City Council to talk about
in-fill developments. Keysser stated that the Council is planning on talking to them about
in-fill developments and subdivisions.
Minutes of the Golden Valley Planning Commission
May 22, 2006
Page.7
. Election of Officers
MOVED by Eck, seconded by Cera and motion carried unanimously to keep the same
slate ofofficers, Keyss~r as Chair, Waldhauser as Vice Chair and Eck as Secretary. The
Commission decided that Waldhauser will continue to be the Planning Commission
representative to the Board of Zoning Appeals until someone is appointed. to the vacant
Board of Zoning Appeals position, then McCarty will become the Planning Commission.
representative to that Board.
6. Adjournment
The meeting was adjourned at 8:55 pm.
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Hey
Planning
763-593-8095 I 763-593-8109 (fax)
Date:
June 6, 2006
To:
Golden Valley Planning Commission
From:
Mark W. Grimes, Director of Planning and Development
Subject:
Informal Public Hearing on Minor Subdivision of Lot 1 and Lot 6, Block 1,
Birchbanks Addition to Glenurban (4253 and 4243 Glenwood Ave.),
Karen Woyak, Applicant
The Tyrol Hills Land Trust, represented by Karen Woyak, Trustee, has applied for a minor
subdivision in order to change the location of the lot line between Lot 1 and Lot 6, Block 1,
Birchbanks Addition to Glenurban. The Land Trust recently purchased both lots. There is a
house located at 4243 Glenwood Ave. (Lot 1) and Lot 6, just west of Lot 1, is vacant.
. As stated above, the purpose of the minor subdivision is to alter the lot line between the two
lots. The existing lot line, established as part of the Birchbanks Addition to Glenurban in 1958,
has several jogs in it. The new lot line is proposed to be a more diagonal line as shown on the
attached sketch plan. The sketch plan indicates that the existing house will meet the required
side yard setback requirement of 15 ft. along this new property line. The existing house would
also meet the setback requirements along the other side, rear and front property lines.
With the proposed subdivision, the vacant lot will be increased in size from 13,200 sq. ft. to
15,300 sq. ft. The lot with the house will be reduced from 43,000 sq. ft. to about 41,000 sq. ft.
Both lots would exceed the minimum lot size requirements. The vacant lot will provide a large
building footprint area as shown on the attached sketch plan.
At the current time there are no plans by the Tyrol Land Trust to sell the vacant lot for
construction of a new home.
As part of the final plat, drainage and utility easements will be required along all property lines
within .this plat. At the current time, there are drainage and utility easements along only a
portion of existing Lot 1 and Lot 6.
.
RECOMMENDED ACTION
Staff recommends that the Planning Commission recommend approval of the minor
subdivision of Lot 1 and Lot 6, Block 1, Birchbank Addition to Glenurban. The purpose of the
subdivision is to create a new lot line between the two lots as indicated on the attached sketch
plan. The approval is subject to the dedication of drainage and utility easements along all
property lines within the minor subdivision as required by the Subdivision Code.
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Attachments
Location Map (1 page)
Memo from Jeff Oliver, City Engineer dated June 8,2006 (2 pages)
Map of proposed new property line (1 page)
Photos (3 pages)
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Memorandum
Public Works
763,593,8030 I 763,593,3988 (fax)
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Date: June 8, 2006
To: Mark Grimes, Director of Planning
Subject: Minor Subdivision at 4253 G
From: Jeff Oliver, PE, City Engineer
Public Works staff has reviewed the proposed minor subdivision of two existing lots at
4243 and 4253 Glenwood Avenue. The proposed minor subdivision consists of
realignment of the common lot line between the parcels. Based upon this review, the
following must be addressed prior to final plat approval.
1) The plat for the minor subdivision must include easements on all lot lines
consistent with the subdivision ordinance.
2) Glenwood Avenue is a Hennepin County roadway. Therefore, the subdivision
must be reviewed by the Hennepin County Public Works Department. Any
comments raised during this review must be incorporated into the final plat.
3) There are currently no sanitary sewer or water services available for the vacant
lot (4253 Glenwood Avenue). When a home is constructed on this lot, the builder
will be required to obtain the appropriate permits from the Hennepin County
Public Works Department, as well as sewer, water and right-of-way permits from
the City.
4) The construction of a new home on the vacant lot must comply with the tree
preservation ordinance.
5) The construction of a new home on the vacant lot must comply with the grading,
drainage and erosion control ordinance. Therefore, a grading plan, prepared to
the City's standards, must be prepared and submitted. The builder will need to
investigate the possibility of installing a storm water rain garden on the property
when the home is constructed.
G:\Developments-Private\4243 Glenwood\Review 06oa06.doc
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4253 Glenwood Avenue
June 8, 2006
Page 2
6) The grading plan for this future home must be designed to direct as much storm
water runoff as possible towards Glenwood Avenue. This is necessary in order
to minimize the runoff volume being directed to the pond located to the southwest
of these properties. This pond has a drainage area of approximately 25 acres,
and is currently landlocked, with no outlet for the pond. Increased runoff into the
pond would escalate the threat of flooding the properties adjacent to the pond.
Staff reserves the right to require additional storm drainage related information
with the grading plan in order to ensure that there is no increased risk of flooding
due to this development.
Staff recommends approval of this minor subdivision subject to the above comments.
C: Jeannine Clancy, Director of Public Works
AI Lundstrom, Environmental Coordinator
Eric Eckman, Engineering Technician
Mark Kuhnly, Chief of Fire and Inspections
Gary Johnson, Building Official
Ed Anderson, Deputy Fire Marshal
G:\Developments-Private\4243 Glenwood\Review 060806.doc
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TERRA ENGINEERING INC.
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Planning
763-593-8095 I 763-593-8109 (fax)
Date:
June 7, 2006
To:
Golden Valley Planning Commission
From:
Mark W. Grimes, Director of Planning and Development
Informal Public Hearing on Revised Minor Subdivision of Property at 621
Turners Crossroad South-Brakins Homes, Inc., Applicant
Subject:
.
Summary of Request
Brakins Homes, Inc., represented by Yele Akinsanya, recently went through the minor
subdivision process for the property at 621 Turners Crossroads S. This minor subdivision
along with a subdivision variance was recommended for approval by the Planning Commission
at their April 24,2006 meeting after an informal public hearing was held. At the May 16,2006
City Council meeting, the Council held a public hearing on these two requests. After the
hearing, the Council voted to deny the subdivision variance request and the minor subdivision.
The City Council could not approve the minor subdivision \yithout the subdivision variance that
would have permitted the existing attached garage to remain within the rear yard setback of
the proposed west lot.
Brakins Homes has now resubmitted a minor subdivision for the same property without the
need for a subdivision variance. This has been done by moving the property line between the
two lots farther to the east. The west lot (with the existing house) is now somewhat larger and
the east lot (where Mr. Akinsanya is planning to construct his own home) will be somewhat
smaller when compared to the previous application. The revised minor subdivision shows that
the existing home on the west lot now meets all setback requirements for a home in the
Residential zoning district and that a new home may be constructed on the east lot that will
meet all setback requirements. Also, each of the lots exceeds the minimum 10,000 sq. ft. lot
size required by the zoning code.
Qualification as a Minor Subdivision
This proposed two lot subdivision qualifies as a minor subdivision because the property is part
of a recorded plat, creates fewer than four lots, and does not create the need for any additional
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.
(Some additional engineering information is needed as indicated in City Engineer Jeff Oliver's
memo. However, this information is not needed prior to Planning Commission
recommendation. )
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Staff Review of Minor Subdivision
Since this minor subdivision creates two lots that each exceed the minimum lot requirement in
the R-1 Single Family zoning district, this application is straight forward. These minimum
requirements are that lots must be at least 10,000 sq. ft. in area with 80 ft. of width at the front
setback line. The lots must also be located on an existing city street with utility services. The
applicant has submitted a quality survey for the minor subdivision.
This survey provides the City with virtually all the information that is needed to evaluate the
minor subdivision. The survey shows the existing location of the home at 621 Turners
Crossroad and the proposed new home that would front on Radisson Rd. The survey also
clearly defines the front, rear and side setback lines as defined by the zoning code.
The house at 621 Turners Crossroad was moved to this location in 1952. At the time it was
moved, a garage was attached to the north side of the home. In 1960, the rear addition was
added. This addition was recently demolished, leaving only the side walls. These walls will
remain and act as retaining walls for a patio area.
City Engineer Jeff Oliver, PE, has written me a memo dated April 17, 2006 regarding the
concerns of the Public Works Department for the previous Brakins minor subdivision request.
This memo will also be used for the current Brakins minor subdivision request because the
issues are the same for the Public Works Department and do not depend on the location of the
property line between the two lots. This memo will be included as one of the conditions of
approval for this minor subdivision. Since this memo has been written, the applicant has
submitted much, if not all, of the information requested by the City Engineer. At this time, Mr.
Oliver has stated that it appears that all necessary information has been submitted and
appears to meet City requirements. At this time, only the review of the rain garden plan is
pending. However, Mr. Oliver believes that the consultant reviewing the rain garden plan will
find it acceptable. At the June 12 Planning Commission meeting, staff will report on the final
report of the City Engineer related to the information requested in the April 17 memo.
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 this
subdivision:
1. Minor subdivisions shall be denied if the proposed lots do not meet the requirements of the
appropriate zonin~ district. In this case, both the proposed lots will meet the requirements
of the Residential zoning district.
2. A minor subdivision may be denied if the City Enqineer determines that the lots are not
buildable. In this case, there is already one home in the subdivision area. According to the
City Engineer, the east lot is adequate for the construction of a home and it appears that
City services are available to both lots.
3. A minor subdivision may be denied if there are no sewer and water connections available
or if it is determined bv the City Enoineer that an undue strain will. be placed on City utilitv
systems bv the addition of the new lots. In this case, sewer and water lines are available to
provide service to both homes although detailed information is still required prior to
construction as noted in the memo from City Engineer Jeff Oliver.
2
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The existing street system is more than adequate to provide access to each home without
putting strain on the street system.
4. Approval of the minor subdivision may reQuire the arantina 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 aaencies other than the City have iurisdiction of the streets adiacent to the minor
subdivision. the aaencies will be aiven the opportunity to comment. In this case, no other
agencies have any jurisdiction.
6. The City may ask for review of title if reQuired bv the City Attornev due to 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 subiect to park dedication reQuirements. In this case, a park
dedication fee will be assessed against this property prior to final plat approval. The fee will
be determined by the City Council.
Recommended Action
The staff 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. The Certificate of Survey prepared by Kemper and Associates for Yele Akinsanya and
dated May 19, 2006 shall become a part of this approval.
3. The recommendations of City Engineer Jeff Oliver, PE, found in the memo to Mark
Grimes and dated April 17, 2006, shall become a part of this approval. Additional
information requested by the City Engineer shall be submitted to the City Engineer for his
review at least three weeks prior to the date it is placed on the City Council agenda for
final plat approval.
4. A park dedication fee in an amount determined by the City Council shall be assessed at
the time of final plat approval.
Attachments
Location Map (1 page)
Memo from City Engineer Jeff Oliver dated April 17, 2006 (2 pages)
(Photos of the property (7 pages)
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Memorandum
Public Works
763.593.8030 I 763.593.3988 (fax)
alley
Date: April 17, 2006
To: Mark Grimes, Director of Planning and Development
From: Jeff Oliver, PE, City Engineer
Subject: Subdivision Review for 621 Turner's Crossroad South
Public Works staff has reviewed the proposed subdivision of the property located at 621
Turner's Crossroad South. This property is located south of Laurel Avenue and has
frontage on Radisson Road on its east side. The proposed subdivision consists of
splitting the existing single-family lot with an existing home on it, into two single-family
lots.
Site Plan
The preliminary plan for this subdivision must be modified to include lot line drainage
and utility easements as outlined in the Subdivision Ordinance.
Radisson Road is currently scheduled for rehabilitation in 2011 as part of the Pavement
Management Program. The developer will be required to post an escrow for the future
assessment on Lot 2 as part of this subdivision. This escrow, which will be due at the
time of final subdivision and plat approval, will be based upon the single-family special
assessment rates currently in effect, which is $3,500 per unit. Therefore, the total
escrow due will be $3,500.
Utilities
City record drawings do not indicate that a sanitary sewer service was installed to the
existing home from Turner's Crossroad. However, there is one service to the existing lot
from Radisson Road. The developer must confirm location of the sewer service to the
existing home and show this service on the site plan. If the existing service is from
Radisson Road, the entire length of the service must be shown on the plan. Conflicts
between the existing sewer service and the proposed building site must also be
addressed on future plan submittals.
The existing home receives its water service from Turner's Crossroad, and an additional
water service has been provided from Radisson Road. The water service from Radisson
Road must be shown on the plans.
G:\Developments-Private\621 Turners\Review 041706.doc
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Gradina. Drainaae and Erosion Control
This proposed subdivision is located in the Sweeney Lake sub-district of the Bassett
Creek Watershed. Based upon the requirements in the Bassett Creek Water
Management Commission's Requirements for Improvements and Development
Proposals, this subdivision does not need to provide water quality ponding, but is
required to implement Best Management Practices (BMPs) for water quality.
The preliminary plan submitted for this development indicates a "possible rainwater
garden area" in the southeast corner of Lot 2. The construction of the rain garden would
satisfy this BMP requirement, and should be constructed if feasible. Therefore, the
developer must provide soil boring information, including soil permeability, as well as
preliminary rain garden design, including vegetation, for review and comment. If staff
determines that the rain garden design needs additional review, the developer must
agree to pay for all fees for reviews by the City's consulting engineers.
If implementation of the rain garden is determined to be feasible for this site, the
developer will be required to enter into a Maintenance Agreement to ensure that the rain
garden continues to treat storm water runoff to its maximum efficiency.
The plans submitted for review do not provide adequate topography to the north or
south of the site to determine if the proposed site grading is adequate. Therefore, a
revised plan with topography extending approximately 100 feet north and south must be
submitted.
.
If the rain garden discussed above is implemented on the site, the grading plan must be
modified to route as much of the runoff as possible from both sites into the rain garden.
The preliminary plans must also provide information on the portion of Lot 1 where the
existing garage will be demolished. This must include any future building additions and
drainage information.
The developer will be required to obtain a City of Golden Valley grading, drainage and
erosion control permit for the demolition of the existing garage on Lot 1, and for the new
home construction on Lot 2. These permits will be required prior to the start of work on
each lot.
The developer will be required to obtain right-of-way permits for any work occurring
within Turner's Crossroad or Radisson Road.
Recommendation
Public Works staff recommends approval of the subdivision at 621 Turner's Crossroad
South subject to the comments contained in this review, and the comments of other City
staff.
C:
Jeannine Clancy, Director of Public Works
AI Lundstrom, Environmental Coordinator
Eric Eckman, Engineering Technician
Mark Kuhnly, Chief of Fire and Inspections
Gary Johnson, Building Official
Ed Anderson, Deputy Fire Marshal
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Memorandum
Public Works
763.593.8030 I 763.593.3988 (fax)
alley
Date: June 9, 2006
To: Mark Grimes, Director of Planning and Development
From: Jeff Oliver, PE, City Engineer
Subject: Minor Subdivision: 621 Turn r's Crossroad South
Public Works staff has reviewed the proposed plans for this minor subdivision that were
submitted on June 5, 2006. The proposed plans have addressed the issues raised in
previous reviews and correspondence to the developer. Based upon this review, staff
has identified the following issues.
1) The proposed rain garden design for this site has been reviewed by Bonestroo,
Rosene, Anderlik & Associates, Inc. (BRAA) , a consulting engineer for the City. The
BRAA review, dated June 8, 2006 (attached for reference), has determined that the
rain garden is adequately sized to accommodate runoff from the site without
overflow into adjacent properties to the south. The proposed design includes a
small berm along the south property line to keep runoff from the site within the rain
garden.
2) The developer will be required to pay for BRAA's review of the proposed plans. The
City will bill the developer and the bill must be paid prior to approval of the final plat
for the development.
3) The proposed rain garden design includes installation of a storm sewer that
connects to the City's storm sewer system in Radisson Road. An "atrium grate" to
provide overflow from the rain garden is also proposed. As indicated in the BRAA
review, this type of drain is prone to plugging and should be replaced with a larger
drain. Based upon these comments, staff recommends the following changes to the
storm sewer design.
a) The storm sewer within the right-of-way of Radisson Road must be designed and
installed according to City standards for storm sewer, and must consist of 15-inch
reinforced concrete pipe. A new manhole must be installed to provide a
connection to the existing 18-inch "private" drain tile along the eastern edge of
the site. Following acceptance of the improvements, the pipe between the
existing City manhole and the new manhole, including both manholes, will
become City-owned and maintained facilities.
G:\Developments-Private\621 Turners\Review 060906.doc
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b) The storm sewer construction must also include removal of the existing 18-inch
private tile storm sewer to the extent possible. The connection to the City storm
sewer manhole to the north must be removed, and any private storm sewer that
cannot be removed due to trees must be abandoned according to City standards.
c) Following construction, the existing 18-inch tile storm sewer will continue to be a
"private" facility. The City will not be responsible for its maintenance or its
operation.
d) The overflow from the rain garden will be owned and maintained by the owner of
the new home. This overflow must be a minimum of a 12-inch diameter pipe
connected to the new City storm sewer manhole. It may be constructed of PVC
or HOPE pipe and must include a 12-inch inlet structure.
e) The City will determine the securities required for the public storm sewer
construction prior to issuance of the grading, drainage and erosion control and
right-of-way permits for this development.
4) The developer will be required to enter into a maintenance agreement for the rain
garden and the new private storm sewer. The City will prepare this agreement for
signing and have it recorded against the property as part of the final plat approval
process. The agreement must be signed prior final plat approval.
.
5) The storm sewer construction discussed in this review will eliminate the need to
insulate the new sanitary sewer service for the existing home as it crosses the 18-
inch tile storm sewer.
6) The developer must prepare an easement agreement for the new sanitary sewer
service to the existing home as it crosses the new lot. This easement must be
executed prior to final plat approval, and a copy of the easement must be submitted
to the City for its records after it has been recorded with the County.
Public Works staff recommends approval of the proposed minor subdivision at 621
Turner's Crossroad South based upon the comments contained in this review and the
comments of other City staff.
Attachment
C:
Tom Burt, City Manager
Jeannine Clancy, Director of Public Works
AI Lundstrom, Environmental Coordinator
Ron Nims, Public Works Project Coordinator
Eric Eckman, Engineering Technician
Mark Kuhnly, Chief of Fire and Inspections
Gary Johnson, Building Official
Ed Anderson, Deputy Fire Marshal
.
G:\Developments-Private\621 Turners\Review 060906.doc
Memo
.
.n. Bonestroo
..uI Rosene
II::. Anderlik &
1\]1 Associates
Engineers & Arch'tecu
Project Name: 621 Turners Crossroads
Client: City of Golden Valley
To: Sherri Buss
File No: 1438-06-000
From: Earth Evans
Date: 6.8.06
y
Re: Stormwater Review
Development:
Developer's Engineer:
Submittal:
Submittal Date:
621 Turners Cros~roads
Kemper and Associates (Drainage calculations from Pierce Pini & Assoc)
Grading and Utility Plan and Drainage calculations
6.5.06
This memo summarizes our stormwater review of 621 Turners Crossroads. Based on our review we offer the following
comments.
1. The site meets existing conditions flow rates for the 2, 10 and 100-year events.
2. The proposed 100-year HWL provides adequate freeboard to the structure.
3. Adequate water quality treatment is provided with the proposed BMPs - rain garden and vegetated 2% swale in
backyard.
4. The proposed 6" atrium grate on the rain garden is prone to plugging with debris. We recommend a minimum of
12" overflow structure.
.
eBonestroo. Rosene, Anderlik and Associates, Inc.
o St. Paul Office: 0 Milwaukee Office: 0 Rochester OffICe:
2335 West Highway 36 1516 West Mequon Road 112 7th Street NE
St. Paul, MN 55113 Mequon. WI 53092 Rochester, MN 55906
Phone: 651-636-4600 Phone: 262-241-4466 Phone: 507-282-2100
Fax: 651-636-1311 Fax: 262-241-4901 Fax: 507-282-3100
www.bonestroo.com
o Willmar Office:
205 5th Street SW
Willmar, MN 56201
Phone: 320-214-9557
Fax: 320-214-9458
o St. Cloud Office:
3721 23rd Street S
St. Cloud, MN 56301
Phone: 320-251-4553
Fax: 320-251-6252
o Grayslake Office:
888 East Belvidere Road
Grayslake, IL 60030
Phone: 847-548-6774
Fax: 847-548-6979
.
lIey
Memorandum
. Planning ~
763-593-8095 /763-593-8109 (fax)
Date:
June 7,2006
To:
Golden Valley Planning Commission
From:
Aaron Hanauer, Planning Intern
Subject:
Mixed Use Land Use Category
Staff is requesting from the Planning Commission a recommendation to the City Council on
a mixed use land use category definition for the Comprehensive Plan. At the May 22
.. Planning Commission meeting, staff presented the following definition:
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Mixed use (MU): This category includes tracts of land, buildings, or structures that
support two or more land uses which are complementary to one another and support
the ability to live, work, shop, and play within a defined land use area. This category
includes the following principal uses: residential, office, retail, public, and
entertainment.
Planning Commission members at the May 22 meeting were generally in favor of the
above mixed use land use definition, but were concerned about auto dealerships and
other low intense land uses being allowed as a retail use. Staff proposes the following
change, highlighted in bold, to address this concern.
Mixed use (MU): This category includes tracts of land, buildings, or structures that
support two or more land uses which are complementary to one another, support the
ability to live, work, shop, and/or play within a defined land use area, and are in a
compact urban form. This category includes the following principal uses: residential,
office, retail, public, and entertainment.
The modified definition from the May 22 meeting was reviewed and approved by the
City Attorney. After the Planning Commission recommends a mixed use land use
definition to the City Colincil,.the definition would be open to a public hearing and
reviewed by City Council for final approval.
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