03-23-92 PC Agenda �
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GOLDEN VALLEY PLANNING COMMISSION
Regular Meeting
GOLDEN VALLEY CITY HALL
Council Chamber, 7800 Golden Valley Road
Golden Valley, Minnesota
March 23, 1992
7:OOP.M.
AGENDA
I. APPROVAL OF MINUTES - March 9, 1992
II. INFORMAL PUBLIC HEARING - SUBDIVISION
Applicant: 2.2 Inc. (John Sirny)
Address: Ridgeway Road and Western Avenue, Golden Valley, Minnesota
Request: To divide a parcel of land at Ridgeway Road and Western
Avenue into eight single-family residential lots
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III. REPORTS ON MEETINGS OF THE HOUSING AND REDEVELOPMENT AUTHORITY, CITY
COUNCIL AND BOARD OF ZONING APPEALS
IV. OTHER BUSINESS
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V. ADJOURNMENT
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MINUTES OF THE GOLDEN VALLEY
PLANNING COMMISSION
� March 9, 1992
A regular meeting of the Planning Commission was held at the Golden Valley City
Hall , Council Conference Room, 7800 Golden Valley Rd. , Golden Valley, Minnesota.
The meeting was called to order by Chair McAleese at 7:05p.m.
Those present were: Groger, Johnson, Kapsner, Lewis, McAleese, McCracken-Hunt
and Prazak. Also present were Mark Grimes, Director of Planning and Development;
Beth Knoblauch, City Planner; and Mary Dold, Secretary.
I. Approval of Minutes - February 10, 1992
MOVED by Lewis, seconded by Kapsner and motion carried unanimously to approve
the February 10, 1992 minutes as submitted.
II. Election of Officers
Chair McAleese called for nominations. Nominations were as follows: Chair -
McAleese, Vice-Chair - Johnson and Secretary - Lewis.
MOVED by Kapsner, seconded by Prazak and motion carried unanimously to approve
the nominated Cormnissioners.
� III. Review of Attendance
Chair McAleese reviewed attendance with the Commissioners and commented that
attendance of the Commissioners had improved from 1990.
IVe Informal Public Hearing -- Amendment to the City Code, Chapter il,
erm ng t e ran o ar ances or oncon ormit es n ar n rea e
y overnmen a cqu s t on
Chair McAleese asked staff to give a brief summary of the amendment change. Beth
Knoblauch reviewed her memo with the Commissioners commenting on the following
two changes:
1. add nonconforming parking conditions caused by the acquisition of land
for public purposes as situations for which an affected property owner
has the right to apply for a variance; and
2. clarify that the dedication of land through the subdivision process is
not included as an acquisition of land for public purposes that makes
the property owner eligible to apply for a variance.
The Cornmissioners accepted staff's explanation of the two proposed wording
changes with relatively little discussion.
• MOVED by Kapsner, seconded by McCracken-Hunt and motion carried unanimously to
approve the amendment to the City Code, Chapter 11, Permitting the Grant of
Variances for Nonconformities in Parking Created by Governmental Acquisition.
Minutes of the Golden Valley Planning Commission
March 9, 1992
Page Two
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V. Re orts on Meetings of the Housing and Redevelo ment Authority, City
ounci an oar o on ng ppea s
Commissioner Prazak commented on the City Council meeting of February 18, 1992
relating to the Zoning Code change and Conditional Use Permit for 830 Boone
Avenue North and also the Conditional Use Permit for 8925 Wayzata Blvd. , Wilkins
Pontiac, Inc.
Mark Grimes updated the Commissioners on the Ewald Dairy site commenting that he
and personnel from Habitat for Humanity met with neighbors and the neighbors were
willing to volunteer their time and were pleased with how the project is pro-
ceeding.
VI. Other Business
No other business was presented.
VII. Adjournment
Chair McAleese adjourned the meeting at 8:OOp.m.
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ean ewis, ecretary
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MEMORANDUM
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DATE: March 17, 1992
T0: Golden Valley Planning Commission
FROM: Elizabeth A. Knoblauch, City Planner
SUBJECT: INFORMAL PUBLIC HEARING -- PROPOSED SUBDIVISION -- "GARDEN PARK
ADDITION"; RIDGEWAY ROAD AND WESTERN AVENUE: JOHN SIRNY, APPLICANT
The proposal is for an eight-lot residential subdivision on the former
greenhouse property west of Lions Park. The preliminary plat (attached) does
not indicate a name, but Mr. Sirney has told staff that "Garden Park" is the
name he has been using. The lot layout includes three lots along Ridgeway Road
and another five lots around a proposed cul-de-sac leading off of Western
Avenue. The area is zoned for single family residential uses, and all of the
lots as laid out will meet or exceed width and area requirements. The prelimi-
nary grading plan for the lots is being reviewed by the engineering department.
The east end of the site is wet and low.
The required park dedication will be in the form of cash rather than land. The
plat will formally dedicate to the City those portions of existing Ridgeway Road
. and Western Avenue that were originally established for public use by other
means. The proposed cul-de-sac will also be a dedicated public street. Mr.
Sirny has not officially named the cul-de-sac yet, but has been leaning toward
using the same name as for the subdivision itself - Garden Park. Because the
cul-de-sac will be located halfway between existing stretches of Nevada Avenue
and Oregon Avenue, some staff inembers would prefer to see it named after one of
those streets just for locational purposes.
Mr. Sirny is requesting a variance from the subdivision requirements of Golden
Valley in order to have the cul-de-sac at a smaller diameter. The right-of-way
leading back to the cul-de-sac area will be dedicated at the required 60 feet of
width, but Mr. Sirny wants to dedicate the cul-de-sac itself at only 100 feet in
diameter as opposed to the 120 feet required by City Code. The code requirement
in fact was 100 feet until 1988, when staff researched the matter and found that
the smaller width resulted in problems with maneuvering of emergency vehicles,
availability of guest parking, and space for snow storage.
The City Code does provide for variances from subdivision requirements (CC 12.54
attached). An applicant must request the variance at the time the preliminary
plat is submitted. The variance is considered by both the Planning Commission
and the City Council . The Board of Zoning Appeals is not involved because the
subdivision regulations are separate from the zoning regulations. The City
Council may grant a variance if it finds that each of three conditions exists:
1. there is an unusual hardship hardship (excluding economic factors)
e related to the property so that strict application of the code would
deprive the applicant of the reasonable use of his 1and;
2. the variance is necessary for the preservation and enjoyment of a
substantial property right of the applicant; and
� 3. the variance will not be detrimental to the public welfare or
injurious to other property.
Mr. Sirny has not, at the time of this writing, explained the nature of any
hardship or any property right to be preserved. He does have some compelling
aesthetic concerns. On the other hand, two staff inembers have come forward with
public welfare concerns relating to their areas of expertise. Mark Kuhnly,
Golden Valley Fire Chief, is concerned that the City's new ladder truck, which
responds to all residential fire incidents, may not be able to maneuver ade-
quately if called to a fire at one of the homes on the cul-de-sac. Fred
Salsbury, Director of Public Works, has had personal experience with smaller
cul-de-sac designs in other communities, and believes that snow storage is a
problem because of constricted frontage and the need for people to keep their
driveways clear.
In general , staff recommends approval of the preliminary plat for Garden Park
Addition. City Code (Sec. 12.12, attached) requires that, before the City
Council grants such approval , the City Engineer must approve any proposals
relating to water supply, storm drainage, sewerage, sewage disposal , roadway
widths, and street surfacing; these reviews are now underway. Regarding the
variance, staff as of this time is unable to make the necessary findings for
granting it.
EAK:mkd
• Attachments: Sec 12.54 (Variances)
Sec 12.12 (Qualifications Governing Approval of Preliminary Plat)
Location Map
Site Plans
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� , �u�4. u� « , � «rr ��ir � g� , � �� � ana «� . Any person
seeking a waiver of the requirements for platting as provided in the
aforementioned Section of the Minnesota Statutes sha11 make an appli-
cation to the Planning Departmeat accompanied by a fes as determined
by Council resolution.
� SEC. 12.54. VARIANCES. � �
� Subd. 1. Generally.
• A. The Council may grant a variance from this Chapter
following a finding that all of the following conditions existt
1� There �re �pecial circumstances fo� conditions
affecting said property � so that the strict �pplication of the provi-
sions of this Chapter woul� create an unusual hardshi and de rive the
applicant of the reasonable use of his land. Econom c difficu tv or
nconven ence s all not const ute a ards p s tu�t on for the pur-
pose of s ot nance.
• 2. The variance is necessar for the reservati
and enjovment of a substantial propertv r g t o the pet tioner.
3. The granting of the variance will not be ,
detrimental to�th�e uublic welfare or in urious to other propertv in
t„� ne�gnnornooa in �hiCh said proper y s s tua e�. •
B. In making this finding the Council sha11 consider
the nature of the proposed use of land and the existing Use of land in
the vicinity, the number o� persons to reside or work in' th� proposed
subdivision and the �robable effect of the proposed subdivision upon
traffic conditions in the vicinity. In grariting a variance, �s herein
� provided� the Council may prescribe such conditfons as it deems
desirable or necessary in the public interest.
GOLDEN VALLEY CC 319 (6-15-90) ���
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Subd. 2. Applications Required. Application for anv such
� v�ariance shall be made in writing by the owner or subdivider at the
time when the reliminar lat is submitted for the consideration of
the Plannin _Commission statin full and c ear a 1 facts or other
additional data which mav aid the Planninq Commiss on in the analvsis
2f�th,�„-,_nron��ed Droiect. The plans for suc development s all inc ude
�such covenants, restrictions or other legal provisions necessary to
guarantee the full achievement of the plan. The Council may require
review or approval of the variance request by other agencies including
the U.S. Army Corps of Engineers, the Bassett's Creek Commission and
the Minnesota Department of Natural Resources.
, Source: Ordinance No. 34, 2nd Series
Effective Date: 4-12-90
. (Sections 12.55 through 12.98, inclusive, reserved for future
expansion. )
� 12.11
Subd. 5. Effect of Missing Data. All preliminary plats
must contain the data as called for in this Section. If any of the
• required data is missing from the preliminary plat, the application
will not be accepted, and the preliminary plat will riot be reviewed by
the Planning Commission.
SEC. 12.12. QUALIFICATIONS GOVERNING APPROVAL �F PRELIMINARY
PLAT.
Subd. 1. The Council may require such changes or revi-
sions as it deems necessary for the health, safety, general welfare
,,,
and convenience of the City.
Subd. 2. The approval of a preliminary plat is tentative
only, involving merely the general acceptability of the layout as sub-
mitted.
Subd. 3. Prior to approval of the preliminary plat by the
Council, approval by the City Engineer and other public officials
having jurisdiction will be required of the engineering proposals per-
taining to water supply, storm drainage, sewerage and sewage disposal,
roadway widths and the surfacing of streets.
• Subd. 4. No plat will be approved for subdivision which
covers an area subject to periodic flooding or which contains extre-
mely poor drainage facilities and which would make adequate drainage
of the streets and lots difficult or impossible, unless the subdivider
agrees to make improvements which will, in the opinion of the City
• Engineer, make the area completely safe for occupancy, and provide
adequate street' and lot drainage.
Subd. 5. No plat will be approved for subdivision that
does not meet the requirements specified in Section 12. 20, Minimum
Subdivision Design Standards, and Section 12.30 , Public Sites and Open
Spaces.
Source: Ordinance No. 706
Effective Date: 12-11-87,
(Sections 12.13 through 12. 19 , inclusive, reserved for future
expansion. )
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GOLDEN VALLEY CC 306 ( 6-15-90)
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