07-10-06 PC Agenda
.
AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, July 10, 2006
7pm
1. Approval of Minutes
June 26, 2006 Planning Commission Meeting
2. Informal Public Hearing - Minor Subdivision SUOS-OS - 4736 Glenwood
Avenue
Applicant: Ben and Barb Vogel
Address: 4736 Glenwood Avenue
Purpose:
The Subdivision would create two separate lots in
order to keep the existing home and to construct one
new home. The existing garage will be relocated
.
--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
e
".
.
Regular Meeting of the
Golden Valley Planning Commission
June 26, 2006
A regular meeting of the Planning Commission was held at the Golden Valley City Hall,
Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday,
June 26, 2006. Chair Keysser called the meeting to order at 7 pm.
Those present were Planning Commissioners Cera, Eck, Keysser, KI
Waldhauser. Also present was Director of Planning and Developme
Administrative Assistant Lisa Wittman. Commissioner Schmidgal w
1. Approval of Minutes
June 12, 2006 Planning Commission Meeting
the ay 16, 2006 City
approved at that
Waldhauser referred to page 7 and stated that sh
Council meeting, she had a question about an
meeting.
.
McCarty referred to paragraph 4 on pa
thought the rain garden requirement sh
the lot.
it be clarified to read that he
licable unless a house is built on
2. Continued Consider .
6100 Olson Memo'
Applicant:
Address:
the applicant to operate an auto upholstery business in an
building located in the Industrial Zoning District.
Grim lanning Commission that at their last meeting they held a public
hearing e applicant. At that time their proposal included the creation of a new
overhead parking area on the east side of the property. He stated that the
concern was not so much the use; it was more of a concern about altering the exterior of
the building which would have required the applicant to upgrade the parking lot and meet
water quality requirements.
Grimes explained that this new proposal is using one of the existing loading doors and
that the auto upholstery space will be moved slightly, but will still be 6,500 square feet in
size.
.
Grimes stated that the Deputy Fire Marshal has written a new staff report because some
of his requirements changed due to the fact that there will not be a new overhead door
Minutes of the Golden Valley Planning Commission
June 26, 2006
Page 2
. and a new driveway. He added that this property has plenty of parking and that staff is
recommending approval of this revised proposal.
McCarty asked if signage is going to be an issue and if new signage would be considered
"altering the building", therefore requiring that the water quality requirements be met.
Grimes said that their signage will have to meet the requirements of the sign ordinance
for the Industrial zoning district but that new signage would not be considered an
alteration to the exterior of the building.
5. The memo fr
and his r
lyto
ick's Auto
conditions:
Keysser asked Grimes if the building is current with the regulations in
Grimes said he didn't know because the sign ordinance is not part
Eck stated that this new plan looks good.
MOVED by Waldhauser, seconded by Cera and motion ca
recommend approval of the requested Conditional U~, Per
Upholstery located at 6100 Olson Memorial Highwa ~
1. The site plan prepared by Perry Bolin Archit
Auto Upholstery (undated) shall becom
.
2. All signage shall meet the requirem
district.
code for the Industrial zoning
3. If there is an outside dumpst
material compatible wit
b ened from view and be constructed of
s determined by the Building Official
4. If there is a complaint r
overhead door cl
noise rom the operation, the applicant will keep the
en bringing vehicles into the building.
arshal Ed Anderson dated June 26, 2006, is attached
shall become a part of this approval.
s e, local and federal requirements shall be met.
7.
Iy with one or more of the above conditions shall be grounds for
eCUP.
--Short Recess--
3. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
.
No reports from other meetings were given.
.
.
.
Minutes of the Golden Valley Planning Commission
June 26, 2006
Page 3
4.
Other Business
The Commissioners discussed a flier that Keysser received from the SEIU Local 26 Union
regarding the future Colonnade development. Grimes stated that the Colonnade has not
yet submitted their proposal.
Grimes told the Commissioners that a consultant will be giving an AUAR presentation to
the City Council on July 5 and invited them to attend.
Keysser told the Commissioners that they will be having a joint meeti
Council on July 17, 2006 to discuss infill and subdivisions.
Keysser told the Commissioners that they will be having a joi
Environmental Commission before their regular meeting 0
proposed new lighting ordinance.
Kluchka asked about the area east of the Metropoli
currently no proposals for that area but that Mn
have to go through the City in order to sell it to
McCarty asked about the southeast cor
that most of those properties are owne
has been told by the City Council t
come forward with a proposal fo
ed that there are
erty and they would
nd Winnetka. Grimes stated
r. He stated that the developer
II of the properties they can then
Keysser asked about the G
going forward with the red
hopping Center. Grimes stated that they are
e former B. Dalton bookstore.
5.
.
.
.
Planning
763-593-8095 I 763-593-8109 (fax)
Date:
July 6, 2005
To:
Golden Valley Planning Commission
From:
Mark W. Grimes, Director of Planning and Development
Subject:
Informal Public Hearing on Preliminary Plat (Minor Subdivision) of Vogel Addition
at 4736 Glenwood Ave.-Barb and Ben Vogel, Applicants
Barb and Ben Vogel own the house and lot at 4736 Glenwood Ave. The property is legally
described as follows:
The west 153 ft. of the east 300 ft. of the south 200 ft. of the SE quarter of the SW
quarter of Section 19, Township 29, Range 24, except highway.
The applicants have applied to subdivide their property into two lots. At the current time, there
is one home located on the lot (4736 Glenwood Ave.). After the subdivision, the house would
remain on Lot 1 or the east lot and Lot 2 would be sold for the construction of a new single
family home. The existing garage on Lot 1 would have to be removed prior to approval of the
final plat because it is located over the proposed lot line between the two lots. The Vogels plan
to construct a new garage to be located directly west of the existing home at 4736 Glenwood
Ave.
The property is designated on the Genera.1 Land Use Plan Map for Low Density residential
development. The proposed subdivision of the property into two lots is consistent with this Low
Density designation (less than 5 units per acre). The property is zoned R-1 (single-family)
which would allow for the construction of a single-family home on Lot 2.
The lots that are proposed in the Vogel Addition are somewhat odd in shape as compared to
the other lots along Ottawa Ave. However, each of the lots meets the requirements found in
the R-1 chapter of the zoning code. The property is located at the northeast corner of
Glenwood Ave. and Ottawa Ave. N., just south of Breck School. The property has 153 ft. of
frontage along Glenwood Ave. and 167 ft. of frontage along Ottawa Ave. N. The total area of
the Vogel Addition is 25,500 sq. ft. Proposed Lot 1 (lot for existing house) is proposed to be
13,680 sq. ft. and Lot 2 is 11,870 sq. ft. The zoning code requires that lots be a minimum of
10,000 sq. ft. in the R-1 zoning district. Each lot exceeds the required corner lot width
requirement of 100 ft. at the front setback line (35 ft. from the street right-of-way line). The
preliminary plat indicates the area where construction may be done on each of the lots. The
attached erosion control plan prepared by Terra Engineering indicates that potential location of
a home on Lot 2 that meets all setback requirements.
1
.
The applicant has submitted all information that is needed for the consideration of this
preliminary plat (minor subdivision).
Conditions for Approval or Denial of a Minor Subdivision
The Subdivision Code lists eight conditions for approval or denial of a residential minor
subdivision. The following are the staff comments on each of the conditions:
1. A minor subdivision shall be denied if the proposed lots fail to meet all the
requirements of the R-1 zoning district. In this case, each of the two lots exceeds the
minimum requirements for lot size and width in the R-1 zoning district as shown of the
plans submitted by the applicant.
2. Minor subdivisions may be denied upon the City Engineers determination that the
buidable portion of a resulting new lot is encumbered by steep slopes or excessive
wetness. In this case, the City Engineer Jeff Oliver, PE, has written a memo to me dated
July 3, 2006 addressing engineering issues related to this lot. As part of this memo, Mr.
Oliver speaks to grading, drainage and erosion control issues. The lot is not subject to
steep slopes or unnecessary wetness that would make the lot unbuildable. However, Mr.
Oliver will need to get additional information prior to final plat approval related to grading,
drainage and erosion control. The information submitted with the application indicates that
the development of the new lot will work with proper engineering.
.
3. Minor subdivision may be denied if public sewer and water are not accessible to
each lot in the subdivision. In this case, there are sewer and water connections to the
existing home on Lot 1. Sewer and water is available to Lot 2, however, new service lines
will have to be extended to the sewer and water mains within Ottawa Ave. in a manner
approved by the City Engineer.
4. Approval of minor subdivisions shall be conditioned on the applicant's granting
easements for necessary public purposes. In this case, the preliminary plans indicate
the location of all easements required by the City. After review by Hennepin County,
additional dedication or easements may be required along Glenwood Ave. which is a
County minor arterial.
5. Where public agencies other than the City have some form of jurisdiction affected by
a minor subdivision, approval of the minor subdivision may be conditioned upon the
requirements of the other agencies. In this case, only Hennepin County would have
jurisdiction. Staff is waiting for their comments. It is anticipated that additional right-of-way
or easement along Glenwood Ave. will be requested for future widening of Glenwood Ave.
6. If applicant is required to submit to a review of the property's title, the approval of
the subdivision shall be conditioned on the applicant's resolution of any title issues
prior to final plat approval. In this case, the City Attorney will determine if review of the
title is necessary.
.
7. Approval of the minor subdivision shall be subject to a park dedication fee. At the
time of final plat approval, a park dedication fee determined by the City Council will have to
be paid.
2
.
.
.
Other Issues
As indicated in Mr. Oliver's memo, the property will be required to obtain a tree preservation
permit from the City of Golden Valley. Some of the information required for a tree preservation
permit has been submitted with the application. This plan will have to be approved by the City's
Environmental Coordinator prior to final plat approval.
Recommendations
Staff recommends approval of the preliminary plat for the minor subdivision of the Vogel
Additional with the following conditions:
1. The three plans prepared by Terra Engineering and dated 6/9/06 shall become a part of the
approval (Preliminary Plat/Preliminary Utility Plan, Existing Conditions Plan and Preliminary
Grading Plan/Erosion Control Plan.
2. The preliminary tree preservation mitigation plan shall become a part of this approval with
the understanding that additional information may be required prior to final plat approval.
3. The recommendations found in the memo from City Engineer Jeff Oliver, PE, dated July 3,
2006 to Mark Grimes, Director of Planning and Development, shall become a part of this
approval.
4. At the time of final plat approval, the subdivision shall be subject of a park dedication fee.
The amount of the fee shall be determined by the City Council at time of final plat approval.
5. The City Attorney shall determine if title review is needed for this subdivision. If so, the cost
of the title review shall be paid by the applicant.
6. If requested by Hennepin County, additional road dedication or easement dedication shall
be made and shown on the final plat.
Attachments
Location Map (1 page)
Memo from City Engineer Jeff Oliver dated July 3, 2006 (2 pages)
Preliminary Tree Preservation Mitigation Form (1 page)
Preliminary Plans (3 oversized pages, loose in agenda packet)
3
, 124 131
122
112
5llOO
4846
I Subject Property ,
'Gle'NWOOD AVE
u
4901
\
'J-
, '\
,(1) ~
iIl4;l_"t~^,_'.~<Cit.OGl!lW_
.
15
~
I
!
lIIl
25
.
2:
15 I
N
:Ill ~
5
25
4811
47U
4709
1ft
J.tIO
1t'I8
200
..
-
0
1U
111
*
2lI9
4*
.
4620
ftOANOKE'RD
~
20
10
4620
~
1ft
VI
I
N
~
Ii
109
461$
4&01
4D5
46U
4600
G20
:l4
5
I
!
13
104
2lI9
116
2tfff
.
.
.
Hey
Memorandum
Public Works
763.593.8030 I 763.593.3988 (fax)
Date: July 3, 2006
To: Mark Grimes, Director of Planning and Development
From: Jeff Oliver, PE, City Engineer
Subject: Review of Minor Subdivision at 4736 Glenwood Avenue, Vogel Addition
Public Works staff has reviewed the proposed Vogel Addition subdivision. The proposed
subdivision is located at the southeast corner of Glenwood Avenue and Ottawa Avenue
North.
Preliminary Plat
The proposed subdivision includes a split of the existing residential property into two lots.
There is an existing home that will be retained on Lot 1 of the subdivision. The garage for
the existing home will be relocated to be entirely within Lot 1. The second lot will be the
future site of a new home.
The proposed easements shown on the preliminary plat are consistent with City Code.
Glenwood Avenue is a County Highway (CSAH 40). Therefore, the proposed subdivision
must be reviewed by the Hennepin County Public Works Department.
The developer has proposed a vacation of 20 feet of the existing aO-foot wide right-of-way
for Ottawa Avenue North as part of this subdivision. Ottawa Avenue North serves as the
main access into Breck School, which is immediately north of this site. Based upon the
existing traffic volumes using Ottawa Avenue, and the potential need for turn lanes to better
accommodate the traffic, it is not recommended that any of the existing Ottawa Avenue
right-of-way be vacated.
Ottawa Avenue North was reconstructed as part of the 2002 Pavement Management
Project, which was completed in the fall of 2003. As shown on the plans, excavation of
Ottawa Avenue will be required based upon to install the utility services to the site.
Restoration of Ottawa Avenue will be as outlined in the City's right-of-way management
code, and will be based upon the age of the street at the time of exaction in the pavement.
Restoration could vary from a full-width mill and overlay of the roadway to a sealcoat of the
street. The determination of restoration requirements will be made at the time the developer
applies for the right-of-way permits required for utility construction.
H:\Jeff's Review Memos\4736 Glenwood.doc
.
Utilities
The existing home within this subdivision is serviced by City sanitary sewer and water.
However, there are no existing utility service lines for the proposed home. Therefore, new
service lines must be extended into the site from Ottawa Avenue. The developer will be
required to obtain the appropriate City permits, including utility and right-of-way permits, for
the installation of these utilities.
Gradina. Drainaae and Erosion Control
This proposed subdivision is located within the Sweeney Branch of the Bassett Creek
Watershed and must comply with the Bassett Creek Water Management Commission's
Requirements for Improvements and Development Proposals. According to this policy, this
proposed subdivision does not need to provide water quality improvements. However, the
implementation of Best Management Practices (BMPs) for erosion control and water quality
must be implemented to the extent possible.
Staff has reviewed this site for the applicability of BMPs and has determined that erosion
and sediment control measures are appropriate for this site. Based upon the on-site
topography and drainage patterns, the implementation of infiltration basins such as rain
gardens will not work for this site.
.
The developer will be required to obtain a City of Golden Valley grading, drainage and
erosion control permit for the proposed home on Lot 2. The grading plan required for this
permit must be prepared according to City standards. In addition, the existing runoff
patterns from the property being subdivided is across private property northwards through
the backyards of adjacent homes, and eventually into Natchez Park. Therefore, the
developer must limit post-development runoff into this area to pre-development rates and
volumes. Storm water runoff calculations must be submitted with the grading permit
application that demonstrates that this requirement is met.
Tree Preservation
This proposed development must comply with the City's tree preservation ordinance.
Therefore, a tree preservation plan must be submitted for review and comment.
Summary and Recommendations
Public Works staff recommends approval of the proposed Vogel Addition subject to the
comments contained in this review, which are summarized as follows:
1) Subject to the review and comment of the Hennepin County Public Works
Department.
2) The developer must obtain the appropriate grading, drainage and erosion control,
utility and tree preservation permits for the proposed improvements.
3) Subject to the review and comment of other City staff.
Please feel free to call me if you have any questions regarding this matter.
C:
Jeannine Clancy, Director of Public Works
Ron Nims, Public Works Project Coordinator
AI Lundstrom, Environmental Coordinator
Eric Eckman, Engineering Technician
Mark Kuhnly, Chief of Fire and Inspections
Gary Johnson, Building Official
Ed Anderson, Deputy Fire Marshal
.
Terra
Englneerin., Inc.
~
Land Planning. Consulting
PRELIMINARY TREE PRESERVATION MITIGATION FORM
VOGEL ADDITION, GOLDEN VALLEY, MN
6/9/2006
Definitions:
"Significant Woodland"
Tree cluster over 500 sf, with deciduous trees 4-12" dia. or
coniferous trees 4-12' high.
1 Z or more in height.
15' or more in heigth.
Ironwood, catalpa, oak, hard maple, walnut, ash, hickory, birch,
black cherry, hackberry, locust, and basswood.
Cottonwood, poplars/aspen, box elder, willow, silver maple, and elm.
Healthy hardwood deciduous tree 6" dia. or more; softwood deciduous tree 12" dia.
or more; coniferous tree 12' or higher.
Healthy hardwood deciduous tree 30" dia. or more; coniferous tree 50' or higher.
"Coniferous Tree"
"Deciduous Tree"
"Hardwood Deciduous Tree"
"Softwood Deciduous Tree"
"Significant Tree"
"Specimen Tree"
EXISTING SIGNIFICANT OR SPECIMEN TREES ON ENTIRE PROPERTY:
.
TREE TREE SAVE OR
TREE NO. SPECIES SIZE COMMENT TYPE REMOVE
maple 20" significant save
birch 4" not significant remove
maple 4" not significant remove
spruce 50' specimen save
spruce 55' specimen save
spruce 50' specimen save
oak 24" significant save
cedar 30' significant save
cedar 30' significant save
Total number of existing "significant" or "specimen" trees on-site:
Total number of existing "significant" trees on-site:
Total number of existing "specimen" trees on-site:
7 trees
4 trees
3 trees
Allowable number of significant and specimen trees that can be removed
without mitigation (at 40% for single family, multi-lot development):
3 trees
Total estimated number of significant or speciment trees to be removed:
Total estimated number of significant or speciment trees to be saved:
o trees
7 trees
THEREFORE, NO TREE MITIGATION REQUIRED.
.
6001 Glenwood Avenue. Minneapolis, Minnesota 55422 . 763 593 9325 . Fax: 763 512 0717
-0- PP
---
--
--
--
---1-----
.
I
I
I
I
I
I
I
I
I
I
-----,
I
I
I
I
I
I
I
/
I
I
I
I
I
I
I
I
I
I
I
I
#15
----------.--
SITE INFORMA7ION:
EX1ST1NG ZONING - R-I SINGLE FAMILY
PROPOSED ZONING - R-I SINGLE FAMLY
roTAL SITE ARE4 - 25.550 SF (0.59 AC.)
R- I ZONING STANDARDS:
WN. LOT ARE4 - 10,000 SF
lAIN. LOT WIDTH - SO' (0 F1!PNT ~ UN!)
WN. LOT WIDTH (CCRNETf LOT) - 100' (0 fROiIT SETBACK UN!)
FRONT SETBACK - JIS'
REAR SETBACK - 2O:t OF LOT DEPIH
SIDE: SETl1ACK - 12.5' (IS' FOR LOTS> 100' IN WIDTH)
SITE NOTES:
~ FRONT DRAJNAJ;€ It UTL EASDlENT - 10'
~ REAR DRAJNAJ;€ It UTIL EASEMENT - 10'
~ SIDE DRA/NACE .t UTL EASDlENT - 6'
.
#5
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
- .--.- -.-- '- - '--.- -. --.-
t
r -. - _. -- ~ -P~'!... Q~f._._ _. _ _'
i 15' SSB --'--'--'--'m-'--'l
I ," - .. - " - " - " - " ~ ~~ i ~
~~ N 11.0
.- ~ "^
to . ,., I Cl>
I / .--_.__.-.J g
/ ~
/ / Cl>
/ ,~
LD I /<:: 32.0 ~ 0
::::> I U1 / /c...v c 0
~ I :elL. . /<::~ ~_.__.__. ~,...:.
Cl . I-~' //'0 v / l 0 to
J 01.0 I / /~y; c...(.'/ 27' RSB I 3= .--
'I - to /, V :;'~.l./ . x
2 i 3:@ : / / 6 ~/ (20%) I. W W
I- ro . . ~ . / ?J..'0 / ;"'- . . - . . l ILW ,
! 001 /<:;;C3 //6 , Q/ .' i~ ~) --------
I -l..-- ., / ()... r..../ / ~ to
I ',,<,:> / ,,() lJ/ r----- . J -
-. /'/' / ". 0'>
i 56.0' ~ . . \ Ex. Deck ',' I I~ ~
I \ '- I"Q .--
/' 'Cl
i LOT ,., // \ : I z
I L/ \1 !~[
. I I
1 ',870 7'( _-l' !
j / Ex. House 25.4' I ffi I '
! / #4736 : U1 I_
I ;' FFE=872.18 I - I ~I I Ex. House
! / 1.0 " N. #4700
. ..-- to
I /. I
I / "": .
i/ L-..~.._.. "_"_' --.J I
V'20 LOT WID H . - . . I
to. 132'@35 FSB. :- LOT 1/
E' I
~ ~ r;; 13,680 sf I
'-iQ-:-D&li'EAsi-'- ._~-t '--'--'--Q!-.--.__._J I pp ;
~ A::
~
"5
3:
30'
It)
.-
I. EX. 8" VSA SAN.
EX. MH 8P4
858184/814.95
4.16%
Ex. House
fl18
43.4'
-
.-
N 88'15'03" W
153.00
1Il
::l
o
c
'E
::l
....
iIi
--_iC2!'iES
I
80' !EX.
0' PROp.
I
.,
0,
~!
I
I
./
~i
~!
'X6 Rko.
I
~i
~!
~!
a!
I
I
I
I
I
I
I
, Concrete WolkA::
&! ',= Cone".. c,'" I. \ ~
;.,! EX. GAS N 88'15'03" W 153.00 1;j
. -: _. - -I. - -. - -. - _. - _. - -. - _. - _. - _. - - . - _. - _. - _. - _. - _. - - . - _. - _. - _. - _.
G5 i GLENWOOD
EX. 9" VSP SAN. (CO. RD, NO. 40)
EX. 8" CIP WM
aNAL' BORE)
:-T----
/W I
1
LJ
(I)
l5
.0
....
::l
U
Q)
.....
Q)
....
()
c::
o
u
I~
i=::
1(5
~
I~
to
('.J
(j)
to
.
.--
o
o
f'...
CD
.--
w
,
I:
()
/8:
z
;>(
L.j
/'0
/'0
/'0
/'0
EX MH 904
872.52/860.3
-0- PP
I
I
I
I
I
I
I--~----
I
I
I
JV
15
o
15
SCALE
IN
~
BARB AND BEN VOGEL
4736 GLENWOOD AVE:
GOLDEN VALL!Y. MN 55422
(763-374-3237)
GM. ENGINEER:
PETER KNAEBLE. PE
TERRA ENGINEERING INC.
6001 GI.ENWOOD AVE.
MPLS., MN 55422
(763-593-9325)
S(IftIE)'QIt
DAVID CROOK, RLS
DEMARS-GABRIEL SURVEYORS
3030 HARBOR LN., /111
PLYMOUTH, MN 55447
(763-559-0908)
tm4L DESCRIP7IDN:
The west 153.00 feet of the east
300.00 feet of the south 200.00
feet of the southeast quarter of
the southwest quarter of Section
19, Township 29, Ronge 24,
except highway.
CJJ
----------
--.- -. --.- -.- - .--.- -.- -.- -.- -lMlF
PP
30
()
~
C!)
~ ~
0:: . "t
W ~II)
W '<( II)
~ "t) ~lO'
C!) o<C'\j
Z ~CIi'~
W~:::: I
~ ~ 8.~
QlC)
- Q) I
0:: <::l g~
W <::l~"
I- ~....'-
:S
-a
8
I
.
FEET
II
-.. p.JJ(.
_ H.A./..
_ p.J.K.
i
~
.
~
~ ~
()
~~ ~
J...:_ ..".
:S-J ~
0.:5 ~
~ ).. ~ eu'
~~ej
~~~~
;::j~ <:
L,lJi:i1i;d~
a:Q::~<S
~ o.:~~
m I
6/9/06
PtfOJfX:T NO.
.
06-106
5IiD:T NO.
1
.
,
" I
,
" I
,
I'
I
#1~ /
"~,I
'"
I
I
"
,
,
,
,
"-
"-
,
,
,
------------........
.
'..... I
-------..... '~
..........
----- " I'
- '\ " \
------------;--\~I'
\ \ I
\ \
\ '. /
\ \
, \ l
'\ \
,
" ,-
"-
"-,,- I
''-,- I
\/
I
I
, I
"l
"
I
/
I
.....................JL5
'.....
'"
J
I
1
I
I
,
'---,
'--
'\
,
....- "
........................ ..............
-.................. ......... -..
--...... ............----.-.
............ -...... --.. -...-.
--.....
1-__
I _
1__-
----I
/
------------
"
"-
'\
'\
(
'\
\
--'-- -\.--.--.--.--.-
\
"
t
l
\
----
,
\
......... --..
'-----
-. --
"---
-----
--.
-~--
/ -=-T'
-.....
-.....
.---- -
--
Iv//
/
........, I
/ I Q6l', I
o '-I,
I
I
,
I
EX. 8" VSP SAN. ~
EX. MH 894 I
858J84/844.95 I
I
I
""\
\
\
\
\
I
I
/
I
I ....
/
/Il'\-....__~/...- ___
9:> --=..--.
rt} I I
I
./ /
/ ...// /"\1
..../ .... 'i
N ~~:.:t-5~3" w"..// I~
/...... 153.00/// t\
/ -"/ ,
20H MAPLE I \
,
\
,
\
Q) \.... Ol
-----...g '-!~
- - ""~ "
Q)\
~\O
.c ~
. Q) '....:
- - - - - JI > 1'\
------ ~ lO
. \ .-
.Gj \ W
. \
I" ~ ________
,
'-{'1 '---
d>
1'0'
. ,
.- "
4.16%
/
I
I
I
I
I
I
~I
();j/
/
I
,J'O~f'JJ I
" I' /J
'----......
'\
\
,
\
,
'\
\
\
l
I
~:
858 ,pO' ~ ..> )
...-_...;- _ _ _ ...... _1 Ii) 'j..fP / ./
,6.' ---=-- ---
.~65"' .,9.,,1."
I
/1',
I / ,Q~'
v / "'<> '
I
,
I
,
30' i50'
/' ,
/ I '
/ Q6',r ,
I
I
,
80' !EX.
/t,
// 'Q~"
-/ '"'6'
a,
~!
I
,
//J6.&.
/ ~i '"'q'
~
'X6 Rtp.
/ I '
/~ ~I Q..>o,
~!
~
~I' .
/ /c, Q..>~,
I
,
I
I
I
I
'>~ I
9:: ". ~"L'
(.) '"
~ I ",
ex:> ' ,
'-:-,--1---\--
G5 I \
\
\
\
\
\
""\ \
\ \
\ I
\ \
\ \
\ \
W \ \
\ \
""\ \ \
\ \ \
\ \ \
\ \ \
\ \ \
\ \ \
\ \ \
\ \ \
\ \ \
\ \ \ 0
\ \ \ 0
\ \ \ \r'
\ \ \ ~
\\\w-
\ , \
'"' \ \ cD
, \ 'N-
\ \ \'(,.,
'\ 'l:0
, .,
, \
, \2
, "
\
\
'--
.0
...
::l
.~
2\
e \
l)
c:
o
U
I
I
I
I
(
\
\
\
\
\
\
\
\
\
\
\
\
\
\
\
Ex. House
fl18
//
......../
L
../~~/o.. 8IRCfi
...-
...-
4- ...-
MAPLE // ----
O // 862//--
. //// ////
860// ."....-
/;...' /
// /// 864 --
/// ..../ ----
, ~~ ~~ ~~
~~~~~ /~ ~~~
,.. //
// /
// r
//56.0' /
/,.. /
-...... /
I
I /
/ /
/ ~'O /
---_./ ~/
.,//
--
\
\ -
L________-
/
/
/
/
""\
\
\
\
\
\
,
'-
...
'.....
,..-
/
/
/
,/
/
/1
Ex. Garage
FFE=897.59'
-
-
~~//
Ex. House
/f4736
FFE=872.18
~5.4'
\
\
\
\
Q\'CI
\ .
\
---
/
/
/
/
/
-
/
---
- - -'"
O g~
/....
..../
24- O~....
30'..-OOfA / - ./512
-- ..- -- ~
-,
I
I
I .
IE >-
Bo
I CD ~
I x 'f:
I W Cl
I
A:
.
~
\
\
\~
\0
\
\
r--:
I")
A:
~
Concrete Walk 9::
~
~
Concrete Curb
N'8&." 15'03" W
"
--.--.--.--.--.--.-- --.-- -....--.--
"
""Q~
"
EX. GAS
153.00
LSML. uc$ICRIPTIDN:
The west 753.00 feet of the east
300.00 feet of the south 200.00
feet of the southeast quarter of
Z the southwest quarter of Section
__, 79, Township 29, Range 24,
(,except highway.
'------
X~E
Ex. House
fl4700
W?
<0
PP
~
<t
.IV
15
o
15
SCALE
IN
~GEL
4736 GLENWOOD AVE'.
GOLDEN VALLEY. MN 55422
(763-374-3237)
QML ENfJINEER:
PE:TE:R KNAEBLE. PE
TERRA ENGINEERING INC.
6001 GLENWOOD AVE.
MPLS., MN 55422
(763-593-9325)
SUftiIE)1M:
DAVID CROOK, RLS
DEMARS-GABRIEL SURVEYORS
3030 HARBOR LN.. /111
PLYMOUTH, MN 55447
(763-559-0908)
'-------
----------
EK.
,
\
GLENWOOD
9" -VSP SAN. (CO. RD. NO.
I")
I")
""
" -.--
. - - . - - . ..........-:,: 6>'>'0
- "
"
- --._~
\
~
L.,J
~
L.,J
....
/
L.
VENUE
4JJ-y /
I")
I")
EX. 8.':'" CIP WM
-=>......
\
\..._------
-0- PP
-.
-
/
/
c!"
EX MH 904
872.52/860.3
-0- PP-.....
-
-. --
87-
/
.....
/
....
.....
.--.--.--.-- --.-- -
......
,
---
PP
:S
'S
~
30
cj
~
ci
z C\j .~
_ C\j c:
r:x:.",," ~
w ~l() ll..
W ",l() ~
~ "tl ~l0' oS
C> O<N
Z ~ CIi~
w~:.:::: I
<( ~ 8.~
r:x: 2 It')
r:x: - c:,J,
W g~~ ~
I- 10<,- u
.
FEET
I!
--
-
..-
P.JJ(.
HAL.
P.J.X.
i~o
~:U.l!
1~-~
;~j 5
:t1h
tkt~
flitl
i
~
.
<:
~ ~
a
~ ~
~ ~
i:::: ~
-
~ ~ )...'
~ o~
(.) ~~
~ ~:$
;:t <:
i:::: NLU
~ ~~
X a
l&J ~
; I
iMiF
6/9/06 .
~w. I
06-106
s;:m"NQ.
2
,
,
" I
'" I
I'
" I
#1~ /
,
',I
I'
I
------- ""~
....,.....
------, "\ 1\
------------i--\~,'=
/ ~
\ I
,
\l ._
,- m
1
I
\~
I
I
, I
"l
,
/
I
I
.. <t
.
,
,
,
"
,
,
,
,
,
-----.......
---
SITE INFORMATION: \
F:XIS77NG ZONING .. R-I SINGLE FAMILY \
PROPOSCJ) ZONING .. R-I SINGI.E FAJlLY ,
1tITAL SITE AREA or 25,5!50 SF (0.59 AC.) \
R- I ZONING STANDARDS: \
IIIN. LOT AREA .. 10,000 SF '\
1I1N. LOT WIDTH .. SO' (0 FRONT SET/1Al;K UNE) ~
IIIN. LOT WIDTH (CORNt1l LOT) .. 100' (0 fRONT S LINE)
FRONT SETBACK .. ~'
RENt SCT8ACK or ~ OF LOT DEPTH "
SIDe SEtlJACK.. 12.5' (IS' FOR LOTS > 100' IN WDTH) ,
,
"
SITE NOTES:
1)1"I'04L FRONT DRNNAGE <k 1JTL EASEMENT .. 10'
1)1"I'04L RENt DRAINAGE It UTlL. EASEIIE:NT .. 10'
1)1"I'04L SlOE DRAINAGE It 1JTL EASDlE:NT .. 6'
.
-----JL5
"
"
I
I
1
1
I
'\
'-
'-
."
" --
--
--
-----'""---...
.....
"
'-
"
............ -....... ..............
- - .....:::-~---
............ ~--..........
--'
1-__
/ -
1__-
----I
I
-
,
"
\
\.
I
/1',
I /' I 6'6'~'
v 1"-
,
I
I
30' i50'
/ I ,
, , I 6'6';-'
I
,
,
80' !EX.
O'/-PR8P.
/ I 6'.... ,
-, "'6'
0,
~!
I
I
,/:1''8......"
, ~i <JQ'
~!
'X6 Rb.
/ I '
'~ ~I 6'>0-,
~!
&S!
~,
//ol6'>.?,
I
I
I
I
I
I
~J I
"~ I ! Concrete WalkA::
~ 'L, , Coocrete CO"" _ J I I ~
0:, ! ", EX. GAS N'8!l:; 5'03" W 153.00 Gj
- -. - -I. - -. - '-. - _. - - . - -. - - . - _. - -. - _. _ _. _ _ _ _. _..... . _ _. _ _. _ _. _ _. _ _. __
G5 I" GLENWOOD ',,6'~~A VENUE
&;, 9" VSP SAN. {CO. RD. NO. 4j})-C3
(
\
\
- \
--.--.-\.--.--.- -'--'-
\.
'-
'-.
_-- '_ -cr P
,~- --...:::...~ '-'--- P -"
~ _n --::::--7 - - -..... -- - - -.....
.-- \
t
{
\
-----
\
\.
'-..
"
'- - - --. - -._-
- --
--.
I
/........,
" I 6'6'2}, I
Iv I '-l
I
,
I
--
--
I
I
I
I
I "
11\.... ///
!b / - -.-.:::.. :::=- --' - - - -
~/ /
/
~' / I
~I /
'4" E"Lu~ 4' . . ~ // "\1
~ . . It -- /
.je~9' tJ.,~.J~.?> r: 'f..e~9' _/ N 8~:.l5~" w // '\
l' 858 'f..'v It) _-- _>' ,/
-..-..-;-;.;----(I-----=--'lJ'..5 // 15300 -- I~I
,6 _~6. .9.~1 ,... .~ ,/ - u.. \
\
\
\
\
\
\
., ~
<J ,0'6:
. c: "<<'
~ '
.,\
.== \
~ ~
~ 1'\
~ to
., ..-
,~ 'w
. \
I
I...... (j,
........--------
'- ,
--.r> "tm4I. DE$JCRIITIDN:
m " The west 153.00 feet of the east
~ " " 300.00 feet of the south 200.00
~
<:~
E:s
~ n:~ ~
~ (.:)~ ~
I,aj ~ LU
It ~5 ~
tt ~~ ~
~ >--~ ~~
).. Q:: (..) E: j
~ ~~ S~
~ ~O '<~
. ~;:j en N lJ.J
~. --=--=-- - - - - - - -It ~~ ~~
; I
,
,
,
-. - - . - - .~_. - _. - -. - _. - - . - - . - _. - - . - -'-
n ,~o
n '-
-:=. '-
'to //
n //-
EX. 8" VSA SAN.
EX. MH 8f?4
858J84/814.95
/
I
I
I
I
I
I
~I
/8/
/
/
'l-e~5J /
\. ,...J
'----'
4.16%
-..
\
\
\
\
\
'\
"
\
'\
'\
Ex. House
#18
\
\
1
I
i ' \
2\ \ \ \ 0
CD\ \ 0
g \ - ~ \ \r'
8 \ ~ \ ~
\/~ \w-
\ ~\ \,
............. t~ \ N
\!~ \~
~,
I<'\t... \z
\ \
a.: \
() \
1& ~.....
(/)
.:elL.
I-~
ClL()
-I")
~..@'
" I _-- ;::"00
\...---j_ 001 /
-.J..-/ /
I ".../'
-..
\
,
\
\~
'-,
-.....
/AR
co
PP
.;j-
A::
K
~
/
,
.-::..
-cr pP-......
-
EX. e"-- elP WM
-.::.....
\
'--------__ EX MH 904
874 872.52/860.3
-
/
,
..,.
.IV
15
o
15
SCALE
IN
~
BARB AND BEN VOGEL
4736 GLENWOOD AVE.
GOLDEN VALLEY, MN 55422
(763-374-3237)
GM. ENGINEER:
PETER KNAEBLE. PE
TERRA ENGINEERING INC.
6001 GLENWOOD AVE.
MPLS., MN 55422
(763-593-9325)
suwaar:
DAVID CROOK, RLS
DEMARS-GABRIEL SURVEYORS
3030 HARBOR LN., /111
PL YMOUTH. MN 55447
(763-559-0908)
,
,
,
PP
30
.S
. ~
U II
~ ~
. I
(!) \)
Z.C\j .S
- C\j "
~."I- ~
UJ ~l() it
UJ '" l() II .
~ 'tl ~'ii)' .3
(!) g -< t\j
Z ll:(Ij'~ .
UJ t::.::: I .~
~ ~ ~~ .1
tv-QlI Q
.... (:) t: to')
~..~~~ ~
FEET
II
~
-
-
p.JJ(.
H.A.L.
P.J.K.
i
.
DATe
6/9/06
.
1'fIOJE.'CT NO.
06-106
SHEET NO.
3