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11-28-83 PC Agenda � - - --- - -- GOLDEN VALLEY PLANNING COMMISSION � ' (Civic Center, 7800 Golden Valley Road) ', November 28, 1983 � 7:00 P.M. � � � AGENDA ; I . APPROVAL OF MINUTES _ NOVEMBER 14, 1983 � II. SET DATE FOR INFORMAL PUBLIC HEARING - AMENDMENT OF MANAGEMENT � LAN FOR �1D , DOVER HILL — — � ! APPLICANT: Dover Hill Apts. (Canadian Financial ) j � � � � LOCATION: 2400 Rhode Island Avenue N. �i � REQUEST: Approval of amendments to Management ; � Plan for subsidized housing , III. SET DATE FOR INFORMAL PUBLIC HEARING - PRELIMINARY DESIGN PLAN �1 �, �CDEN Ii�ATEY�EATTH EN ER i i i ! APPLICANT: Golden Valley Health Center LOCATION: 4101 Golden Valley Road REQUEST: Approval of Preliminary Design Plan for i , � Golden Valley Health Center IV. INFORMAL PUBLIC HEARING - PRELIMINARY DESIGN PLAN, PUD 43 SCHNECKS FIREHOUSE ADDITION APPLICANT: Ronald Schneck � LOCATION: 1000 Lilac Drive North ' � REQUEST: Approval of Preliminary Design Plan for ' PUD #43, S�hnecks Firehouse Addition , V. REQUEST FOR WAIVER OF PLATTING ORDINANCE = 4420 ADELL AVENUE '� VI. REQUEST FROM CITY COUNCIL FOR REVIEW & COMMENT ON A REViSED � �REC�M�NARY��CA�O�C�AbDITI01�� — — — VII. REPORT ON CITY COUNCIL MEETING _ NOVEMBER 15, 1983 ; � . MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION November 14, 1983 A regular meeting of the Planning Commission was held in the Council Chambers of the Civic Center, 7800 Golden Valley Road, Golden Valley, Minnesota. Chairman Thompson called the meeting to order at 7:00 P.M. Those present were Commissioners Forster, Leppik, Polachek, Prazak, Singer, Thompson and Tubman. Also present were Mike Miller, Planning and Redevelopment Coordinator, and Alda Peikert, Assistant Planner. I . Approval of Minutes - October 24, 1983 It was moved by Commissioner Leppik, seconded by Commissioner Polachek and carried unanimously to approve the minutes of the October 24, 1983 Planning Commission meeting as recorded. II . Call for Informal Public Hearing - PUD #43, Schnecks ire ouse A ition � APPLICANT: Ronald J. Schneck LOCATION: Northwest corner of Lindsay Street and North Lilac Drive REQUEST: Approval of Preliminary Design Plan for PUD #43, Schnecks Firehouse Addition Chairman Thompson introduced this agenda item. It was moved by Commissioner Singer, seconded by Commissioner Prazak and carried unanimously to set an informal public hearing date of November 28, 1983 for consideration of the Preliminary Design Plan of PUD #43, Schnecks Firehouse Addition. III. Discussion and Outline of Procedures Involved in Amending the ompre ensive an Chairman Thompson introduced this agenda item and reviewed the City Council resolution requesting Planning Commission review of the status of Duluth Street and designation of Duluth Street in the Comprehensive Plan. Chairman Thompson stated that the Planning Commision has three options for action: � Planning Commission Meeting - November 14, 1983 Page 2 • i. Initiate study at this time by the full Commission. 2. Initiate study at this time by a three member committee of Planning Commissioners. 3. Defer study until such time as the total Comprehensive Plan is scheduled for updating. Planning and Redevelopment Coordinator Mike Miller stated that according to State Statute only the Planning Commission can amend the Comprehensive Plan. When the City Council initiates consideration of an amendment by resolution, the Planning Commission may respond in one of two ways: 1. The Planning Commission may draft an amendment, hold a public hearing on the amendment, adopt the amendment and refer it to the City Council . 2. The Planning Commission may recommend against amendment and provide documentation for its negative recommendation. The City Council must then plead its case with the Planning Commission if it desires an amendment. According to State Statute, the Planning Commission is the only body with the authority to prepare Plan amendments. Mr. Miller stated that in the case of either response, the Planning Commission • position should be well documented including input from all affected jurisdic- tions. Commissioner Singer observed that it appears that documentation is rrrore impor- tant in the event that the Planning Commission decides to prepare an amendment. Mr. Miller stated that documentation is important in either case. Commissioner Prazak stated that it was his impression that City Council intent was' to provide an opportunity for citizen input into the process. Mr. Miller suggested that the Planning Commission has the option of holding a public meeting at any point in the process whether or not a Comprehensive Plan amend- ment is drafted. Notice could be sent to residents that the Planning Commission will receive citizen input at such a meeting. Chairman Thompson suggested that direction to the Planning Commission in the RESOLVED clause of the City Council resolution requests review of Comprehensive Plan designation of Duluth Street but does not suggest that the Planning Commission consider justification for construction of remaining segments of Duluth Street. Chairman Thompson stated that he does not feel that the question of construction of Duluth Street is a Planning Commission matter. � Planning Commission Meeting - November 14, 1983 Page 3 � Commissioner Tubman suggested that there is need for a hearing in either event with or without a Comprehensive Plan amendment. Commissioner Tubman questioned whether the Planning Commission has the option of deferring study of the Duluth Street issue in light of the resolution by the City Council . Chairman Thompson stated that the Planning Commission can always refer a matter back to the City Council with a recommendation of deferral . Commissioner Singer asked whether there would be duplication of costs and effort in. studying the Duluth Street question now and then reviewing it again when the Comprehensive Plan is due for updating. Commissioner Tubman asked the reason for targeting Duluth Street for accelerated attention. Commissioner Prazak stated that he feels City Council initiation of the study was in response to resident input concerning the current Duluth Street construction project. Commissioner Prazak stated his impression that the City Council is expecting a Planning Commission recommendation in response to their resolution sooner than in two years. Mr. Miller observed that even if the Duluth Street designation is changed from Collector to Local street, completion of the street would result in similar neighborhood opposition. Mr. Miller suggested that if residents understand that there is no plan to build further segments of the street in the next five to ten years, then possibly there would be acceptance of the classification. Commissioner Tubman suggested that an additional reason for deferral might be unknown effects of I-394 construction on Highway 55 and areas to the north. oChairman Thompson observed that construction of Duluth Street is tied to upgrading of Medicine Lake Road, which will not occur until the Cities of Crystal , New Hope and Golden Valley agree to a four lane road. Chairman Thompson stated that this would not happen for five to ten years. Chairman Thompson further observed that the key to construction of Duluth Street is development of the General Mills property. Commissioner Prazak stated that residents believed that there would be no further construction of Duluth Street until upgrading of Medicine Lake Road, but that at City staff initiation a two block segment of Duluth Street is currently under construction. The neighborhood did not desire the construc- tion project, and due to the Collector status the specifications call for greater street width. Residents wish assurance that there will be no further construction of Duluth Street. Commissioner Forster asked how Duluth Street became a Collector in the Comprehensive Plan. Mr. Miller recalled that the Planning Commission formed subcommittees for preparation of the various sections of the Comprehensive Plan. The Transportation Subcommittee studied the street classification system and determined eventual need of a Collector at that point in the City. Mr. Miller added that staff has requested in writing State clarification of the State Aid status of Duluth Street in the event the Collector designation is removed. � Planning Commission Meeting - November 14, 1983 Page 4 OChairman Thompson observed that State aid becomes an issue only if the Planning Commission determines that removal of the Collector designation is preferable. Chairman Thompson stated that the first decision to be made is when to initiate the study. Secondly, Chairman Thompson stated that the Planning Commission should consider only the Collector status and not the question of construction. Commissioner Leppik suggested that eventual construction is presumed if recom- mendation is made that Duluth Street remain a Collector. Chairman Thompson observed that the Collector/Local designation determines the width of the street if and when constructed, not whether the street should be constructed. If the General Mills property is developed, then the street must be constructed. If the street is constructed, then the decision is whether the amount of traffic justifies Collector status. Commissioner Prazak asked the role of staff in obtaining required background information for the study and whether there is enough information available without initiating further traffic studies. Mr. Miller stated that required background information would include review of potential development of adja- cent areas, examination of routing of traffic from potential development loca- tions to major traffic corridors, determination of locations where traffic would build if Duluth Street is not completed, and also consideration of effects on transit provision. Mr. Miller stated that adequate information is available from the City, County and Minnesota Department of Transportation � (MnDOT). Chairman Thompson stated his concern that there is no r�rore information available now than at the time the Comprehensive Plan was prepared, specifi- cally concerning development of General Mills property. Chairman Thompson stated that the choice is whether to initiate a study at this time or to tell the City Council that the Planning Commission does not feel a study at this time would be profitable. Chairman Thompson suggested that perhaps the Planning Commission should see what information is available and then decide. Mr. Miller stated that the study, including staff collection of information and Planning Commission consideration, would take six months and that the Planning Commission would not be ready for a hearing by the end of the year. Commissioner Prazak suggested that since the study will take considerable time, the Planning Commission should not delay but should initiate the study and proceed at a reasonable pace. It was moved by Commissioner Prazak and seconded by Commissioner Tubman to ask staff to proceed with assemby from appropriate sources, including other governmental bodies, information readily available, without initiation of new studies, for the purpose of reaching a determination of whetfier amendment of the Collector status of Duluth Street in the Comprehensive Plan is appropriate. 0 Planning Commission Meeting - November 14, 1983 Page 5 • Commissioner Forster asked whether there are any other developable lands besides the General Mills property in the area of Duluth Street. Mr. Miller stated that there are only a few lots in addition to the General Mills pro- perty. Chairman Thompson asked how long it would take for staff to assemble the information requested. Mr. Miller replied that it would take several Rpnths. A vote was taken, and the motion carried unanimously. Chairman Thompson stated that he would contact Mr. Stan Tabor, General Mills, to see if he could get any kind of reading on the timing of development of the General Mills property and on potential future use of the property. IV. Report on City Council Meeting - November 1, 1983 Commissioner Prazak provided the Planning Commission with a report on the November 1, 1983 City Council meeting. V. Report on HRA Meeting - November 7, 1983 Chairman Thompson provided the Planning Commission with a report on the November 7, 1983 meeting of the Housing and Redevelopment Authority (HRA). VI. Report on BZA Meeting - November 10, 1983 • Commissioner Polachek stated that he did not have a report on the November 10, 1983 meeting of the Board of Zoning Appeals (BZA) because he was not in atten- dance and the minutes were not out as yet. � VIII. Attendance at Annual Planning Institute and Land Use Planning or s ops Chairman Thompson introduced this item, and staff confirmed that the City would pay the tuition for Planning Co�nissioner attendance at the Annual Planning Institute or Land Use Planning Workshops. Interested Commissioners . were advised to notify staff of plans to attend. Commissioner Singer asked that the minutes reflect congratulations from the Planning Commission to Chairman Thompson on his ascendancy to the City Council . The meeting was adjourned at 8:10 P.M. Respectfully submitted, • David Thompson; C airman Margaret Leppik, Secretary T0: GOLDEN VALLEY PLANNING COMMISSION DATE: NOV. 23, 1983 . FROM MIKE MILLER, PLANNING & REDEVELOPMENT COORDINATOR SUBJECT: SET DATE FOR INFORMAL PUBLIC HEARING - AMENDMENT OF MANAGEMENT PLAN FOR PUD #8, DOVER HILL Canadian Financial , owner and operators of Dover Hill Apartments (a low-income subsidized housing development), located at 2400 Rhode Island Avenue North, has been required to amend their management plan relating to low and moderate income family housing at that sight. The modifications in question were required by the Golden Valley Human Rights Commission. It is the opinion of the City Attorney that said modifications constitute an amendment to PUD #8, Dover Hill . Therefore the first step in the amendment process is for the Planning Commission to set a date for an informal public hearing. Staff reco�nends that the Planning Corranission set Monday, December 12, 1983 as the date for the informal public hearing on this matter. � � T0: GOLDEN YALLEY PLANNING COMMISSION DATE: NOVEMBER 23, 1983 FROM: MIKE MILLER, PLANNING & REDEVELOPMENT COORDINATOR � SUBJECT: SET DATE FOR INFORMAL PUBLIC HEARING - PRELIMINARY DESIGN PLAN, PUD #45 GOLDEN VALLEY HEALTH CENTER The Golden Valley Health Center, 4101 Golden Yalley Road, is proposing to deve- lop a Planned Unit Development at their site located at 4101 Golden Valley Road. The proponent is requesting that the Planning Commisison set a date for an informal public hearing on the Preliminary Design Plan for PUD #45. Staff recommends that the Planning Commission set Monday, December 12, 1983 as the date for an informal public hearing on said PUD. � . � T0: GOLDEN VALLEY PLANNING COMMISSION DATE: NOVEMEBER 23, 1983 FROM: ALDA PEIKERT, ASSISTANT PLANNER SUBJECT: INFORMAL PUBLIC HEARING - PRELIMINARY DESIGN PLAN OF PUD #43, SCHNECKS FIREHOUSE ADDITION The proponent, Ronald J. Schneck, purchased the subject site, the former Fire Station No. 2 property located northwest of the intersection of Lindsay Street with Highway 100, from the City on August 18, 1981 . At the time of purchase, Mr. Schneck indicated intent to develop the 1.67 acre parcel with four duplexes for a total of eight residential units. Mr. Schneck removed the former Fire Station building and has now applied for Preliminary Design Plan approval of a PUD which conforms in basic concept to the sketch plan submitted with his origi- nal bid for the property. The City rezoned the subject property from the Institutional (I-4) to the Residential (Single Family) Zoning District in January 1981 prior to City sale of the property. The City of Golden Valley Comprehensive Plan adopted November 16, 1982 designates long term land use of the site as Low Density Residential . Location of eight residential units on the 1 .67 acre site results in a density � of 4.79 units per acre. The City of Golden Valley Housing Policy adopted in January 1981 specifies Low Density as 1 to 4 units per acre and Mid Density as 5 to 12 units per acre. The proposed 4.79 units per acre may be considered the highest end of the Low Density range. Duplex development at the proposed density is compatible with surrounding zoning and land uses. The property fronts on the east on the Highway 100 frontage road, Lilac Drive North. Adjacent property to the north and west is zoned Residential (Single Family) and developed as a Single Family Residential area. The property directly across Lindsay Street to the south is divided into three - double lots. A du�leX already exists on the lot adjacent to the frontage road, and the remaining two lots are zoned Two Family (R-2) Residential for duplex development. The next site to the south and west is the location of the KQRS Radio Station zoned Radio Zoning District. The PUD Preliminary Design Plan proposes eight units in four duplexes located on eight lots in a zero lot line arrangement for eight individual �vnership units. Three of the duplexes and six of the lots front on Lindsay Street, while one double and two lots front on Lilac Drive North. The proposed arrangement involves one lot width variance and two side yard setback variances in addition to side yard setback variances for the zero lot line division of each duplex. � � Page 2 The combined lots for duplexes fronting on Lindsay Street are each 100 by 125 feet, exactly meeting the Two Family (R-2) Residential District minimum lot requirements of 12,500 square feet in area and 100 feet in width. The four westerly lots on Lindsay are all equal in size with lot widths of 50 feet each, but the two lots for the corner duplex are unequal due to the setback require- ment from the Highway 100 f rontage road right-of-way. The corner duplex is located the required 35 feet from the Lilac Drive North right-of-way. A variance of 6 feet off the required 15 foot side yard setback is necessary on the west side of the building, which is 9 feet from the lot line. The side yard setback of the duplex on the adjacent lot is 22 feet for a total of 31 feet bet- ween the t�uo buildings, which is over the 30 feet provided by minimum 15 foot setbacks on each lot. The long narrow configuration of the combined lots for the duplex fronting on Lilac Drive North results in more than adequate lot size but a variance in lot width. The combined lot area is 27,840 square feet, more than twice the required 12,500 square foot area. The combined lot width is 92.8 feet, which is 7.2 feet under the required 100 foot width. The second side yard setback variance is on the south side of the duplex fronting on Lilac Drive, where the side yard setback is 12.67 feet, a variance of 2.33 feet off the 15 feet required in the R-2 District. The rear yard setback of the building on the oad,jacent lot is 38 feet for a total of 50.67 feet between the two buildings. The Preliminary design Plan for PUD #45, Schnecks Firehouse Addition, has been reviewed by City staff departments as required by the PUD Ordinance and meets the approval of all departments. Relocation of a watermain which crosses the property is required. The watermain was routed diagonally across the property to allow for possible future construc- tion of an intersection at Lindsay and Highway 100. The City Engineer specifies that the watermain crossing Lots 3,4 and 5 should be abandoned and that the City will construct the proposed replacement watermain along the Highway 100 service road to Lindsay Street at no cost to the developer. The City Engineer states that there �st be separate water and sanitary sewer services to each unit as shown on the plan and that the developer is responsible for utility service connections to each unit from points of intersection with main lines in the street. The City Engineer notes that closing of Lindsay Street to acconanodate utility service construction to the units is not allowable. � • Page 3 The City Fire Marshal states that relocation of the fire hydrant as indicated on the plan meets Fire Department requirements. The City Director of Zoning and Inspections notes that the separation wall bet- ween units appears to be consistent with requirements, but that building plans are not yet available. The Director of Zoning and Inspections further notes that although the Landscaping Plan is not required until the second phase of the Pl1D process, the General Plan of Development phase, the proponent should be aware that landscaping nwst meet minimum requirements of the City Landscape Standards. In compliance with the park dedication provision in Section 440:80 (2) of the City Subdivision Regulations, the City Council may require dedication of 10 per- cent of the land area to be platted or an amount in cash equivalent to 10 per- cent of the undeveloped land value for open space, park or recreation purposes. In the case of a small development such as the subject PUD, the Park and Recreation Department recomnends payment of the cash equivalent for park de- velopment purposes. The Hennepin County Principal Appraiser assigned to Golden dalley places the value of the undeveloped land to be platted as PUD #43 at $60,000. The park dedication requirement in this case would be $6,000. � Staff suggests that the Planning Commission recommend City Council approval of the Preliminary Design Plan for PUD #43, Schnecks Firehouse Additon, subject to the following conditions: 1 . Submittal with the General Plan of Development of a Landscape Plan which meets minimum requirements of the City Landscape Standards and the approval of the Building Board of Review. 2. Submittal with the General Plan of Development of homeowner agreements for joint maintenance of building exteriors. 3. Developer responsibility for installation of utility service connections to each unit from points of intersection with main lines in the street. 4. No closing of Lindsay Street to accommodate installation of utility service connections. 5. Payment of $6,000 in park dedication fees in compliance with Section 440:80 (2) of the City Subdivision Regulations. � � Page 4 Attachments: 1 . Site Location Map 2. Application for Preliminary Design Plan Approval 3. Proponent's List of Variances and Justifications 4. Site Plan 5. Elevations and Floor Plans 6. 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B' ' "f3s�. Duplex � �`' ° KQRS a::, .. - �SP�4i0f� g Bz»� RAD I 0 � - - - - - -- - . - - - - — aaa.-r . — � ;�: w N S �.y 4:<.. -- � �g�� - o t�605,� ' R p� G m � � ��.[�� 1 ^I . p' . o. w � bi�.i.r c�. , 9B3° S' �' N • , t.;�•n y5� s y s., SZ6.�; � �: � . � - �� Bae.3,i.,��, - tOe-°-- — -- — � �� :� 3 e �i ,�r�,- ��so . - .— __ _ .. � -: q — � � � � �' + - 000,�Z�N .� /�o. .4 ,�o�K t�' >So.6' � 'o lt �'>43.0 s,Jt l�4t.: ��e' � . I �^eB/�7' ,• { J.�t 'y.?.9J�� D. . ': _ IA �. P.U.D. NUMBER: CITY OF GOLDEN VALLEY APPLICATION FOR CONSIDERATION • OF PLANNED UNIT DEVELOPMENT ORDINANCE PRELIMINARY DE516N PLAN DATE OF APPLICATIOPJ: May 16, 19p3 FEE PAID RECEIPT N0. ($100.00) APPLICANT NAME: Ronald J. Schneck PHONE N0. 377-9960 ADDRESS: 5000 Glenwood Avenue Golden 'Jalley, MN 55422 Number b Street City State Zip Code PROPERTY OWNER: SAME PHONE N0: ADDRESS: Number � Street City State Zip Code STREET LOCATION AND/OR ADDRESS OF PROPERTY IN QUESTION: 1001 Ncrth Lilac LEGAL DESCRIPTION (Attach separate sheet if necessary) : Commer.cin at a oirt or t�e �ast • line of Governmer.t Lot One(1) in Sectior� 33, �p 118, Range 21, 35•9 feet South of hE ccrn� of said Section 33, I'wp 118, Range 21; thence South 21�.8 feet alon East line of said ection ; ther.ce �est at right angles to said East section line a distance of 333.G °eet; thence at right angles North 21�.8 feet; the:ce at right an ?es East 333•0 feet to eint c beginning. NAME AND ADDRESS OF PROPERTY OWNERS WITHIN 500 FEET OF THE PROPERTY IN QUESTIOPJ: (Attach to Application along with an area Half-Section Map) TYPE QF PROPOSAL: - SMALL AREA: X LARGE OR COMPLEX AREA: RESIDENTIAL: X COMMERCIAL: INDUSTRIAL: BUSINESS � PROFESSIONAL OFFICE: INSTITUTIONAL: MIXED USE: REDEVELOPMENT AREA: PRESENT 20NING OF PROPERTY: Vacant land - resider.tiai PRESENT USE OF PROPERTY: Vacant � PROPOSED USE OF PROPERTY (Attach Additional Pages if Necessary) : . I glan to construct four twin homes (eight ]iving units). Six units will each cor.tain three bedrooms within 123� square feet of li�ir.g area wath triple tuck under garages. 1\,ro units will each contain two bedrooms within 1152 square feet of livir.g area wit� attache3 triple garages. STRUCTURES: NUMBER � TYPE twin homes HEIGHT 21! ar,d 23' �UMBER OF STORIES 1 AME�dITIES AND/OR RECREATIONAL FA�Il. ITIES (i .e. Tennis Court, pool , etc. ) none NUMBER OF PEOPLE INTENDED TO LIVE OR WORK ON PREMISES: ADULTS: 16-22 CHILDREN: r.ene NUNBER OF OFF-STREET PARKING SPACES PROPOSED: ENCLOSED (Garage or Parking Ramp) 2� NON ENCLOSED 24 TOTAL ACRES OF LAND IN P.U.D. �1�) one and one half DENSITY: (Number of Units per Acre) 1.R7i � INDICATE THE FOLLOWING DATA BY PERCENTAGES: AREA COVERED BY STRUCTURES: 19•3 � AREA COVERED BY OUTSIDE PARKING: 10.7 � AREA COVERED BY OUTSIDE PARKING: 10.7 o AREA COVERED BY INTERIOR STREETS: 0 r AREA LANOSCAPED: 70.0 i NATURAL AREA AND/OR OPEPJ SPACE � � PONDING AREA: 0 � ZONING VARIANCES: � List below all variances from the standard zoning requirements that will be requested as part of tnis P.U.D. , and tne justifiication ror granting said variances lAttach Additional Sheets, if needed) . (1) Permit develop�ent of twin homes with zero lot lines between dwelling units (2�. Variance of one foot from 15 foot set back between structure on lot (D) and lot line of lot (E) (3) Variance of seven feet four inches from 100 foot frontage requirements of doub�e lots for l�ts (A) and (B). The total area of the two lots will be 27800 square feet. (�) Variance of one foot four inches from 15 foot set back between structure oa iot (B) aad lot line of lots (C), (D) and (E). I HEREBY DECLARE THAT ALL STATEMENTS MADE IN THIS REQUEST, AND ON ADDITIONAL MATERIAL, ARE TRUE. � ��' ��..,,�..� '� �o��.� Signature of pplicant Date Signatu�e of Applicant Date P.ti.L. 23ur►ber 43 CITY GF GGLDEN VALLEY APPLICATION FOR CONSIDERATION e OF PLANNED UNIT DEVELOPMENT ORDINANCE PRELIMINARY DESIGN PLAN ZONING VARIANCES (1) Permit development of twin homes with zero lot lines between dwelling units. This will permit the separate sale of individual dwelling units. Eventually, I believe these units wi11 be owner-occupied rather than rental units. I believe that, over the long term, owner occupied dwellings tend to be better maintained. (2) Variance of six feet from 15 foot set back between structure on lot (4) and lot line between lots (4) and (5). In order to build the structure as designed on Lots (3) and (4) and conform to the minimum set back of 35 feet from the lot line on North Lilac Drive, only 9 feet remain on the western edge of lot (4). This will still allow a total distance between the e stsuctures on lots (4) and (5) of 31 feet, or more than double the I5 foot set back requirements for each lot. (3) Variance of seven feet four inches from 100 foot frontage require- ments of double lots for lots (1) and (2). The great depth of these two lots result in total area of 27,800 square feet, well in excess of the required minimum of 12,50Q square feet. (4) Variance of one foot four inches from the 15 foot set back between the structure on lot (2) and the north lot line of lots (3), (4) and (5). This small variance will still provide a total distance from the structure on lot (2) and the structures located on lots (3), (4) and (5) of 51 feet 8 inches. � / � / �`� � ' .; + � � � / S�,t�� ' � �` �� h�,� � � --- / \ r` � �.. �._ �e. ..--.Qf9.B �-- �' �' _'—--- `�� . :.�{q � / I_.�'„ � �� \\ ��L.� , ,�, 1 � � ^.� � /� � � m � : � o � x }� ::�� t � PRoPOSEp I � V' � I Qirr aro p ( ,y� Cow�rav Vnu --- I I �p . . .., � ' -`- p � � r ��o � � � , e ;��. i � •,;� D.trt � RESI DENCCS � �rO' I , � � - ! '�'• ?II'O' � ( ` l0 r V� I . � =s " \ � �_ � p � � : � � . � ; . e , � _ ; � w � ,:s � __. 4. ` F 'r � � W � �`� ` p � � -u ' �•; I � �� ' � -� � � M � � S?'O' � u �\ e / � D C%: s 4 � ' �� •��,,w.,�/ . 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' 3.�� • �r : • b+ •..�^+��i: i � City of Golden Valley November 18, 1983 Lowell Odland, Director of Public Works Sub,ject: 1001 North Lilac Drive, described as: Commencing at a point in the East line of Government Lot 1 distance 835 9/10 feet South of Northeast corner thereof thence at a right angle West 333 feet thence at a right angle S 217 8/10 feet thence at a right angle East 333 feet thence at a right angle North 217 8/10 feet to beginning except road (1 50/100 Ac. ) • In accordance with City policy of estimating the value of land involved in new plats, platting waivers and. P.U.D's, I hereby submit the following opinion: Based on my experience and recent review of the above referenced property appraisal, it is my opinion, that a fair and reasonable value as of this date, is $60,000. SIXTY THOUSAND DOLLARS - Respectfully submitted, / Z�•-t�%G%�'7 �!lf� ��7�'I L Robert H. Hanscom Principal Appraiser Hennepin County Assessor's Office • Civic Center,7800 Golden Valley Rd.,Golden Valley Minnesota,55427, (612) 545-3781 ��.a T0: GOLDEN YALLEY PLANNING COMMISSION DATE: NOV. 23, 1983 FROM: MIKE MILLER, PLANNING & REDEVELOPMENT DIRECTOR � SUBJECT: REQUEST FOR WAIVER OF CITY PLATTING ORDINANCE - 4420 ADELL AVENUE Bruce and Karen Johnson, 4420 Adell Avenue are requesting a waiver of the City Platting Ordinance to allow the division of one parcel of land into two parcels without being required to plat the property. The attached survey shows the pro- posed subdivision, and fairly well explains for itself the reason for the Johnson's request. Also attached you will find a note of explanation from the Johnson's relative to their request. Apparently there have been some other errors in locating dwellings within proper lot line in this area in the past. This waiver would correct one more apparent long standing error. A personal site inspection by members of the Planning Commission (see neighborhood map) would most clearly demonstrate the justifica- tion of this request. While the minimum rear yard setback requirements for the parcel at 4420 Adell Avenue would normally be 33.5 feet, the actual setback after granting the waiver would be 25.54 feet. This would require the approval of a variance from the Board of Zoning Appeals to the Johnsons. Again an on-site inspection would explain this matter �ch more clearly. Staff recommends favorable action on this request for a waiver of the City Platting Ordinance, on condition that the Board of Zoning Appeals grants a • variance from the rear yard setback requirements. MHM:kjm � • A recent survey of the property at 3300 Lee Avenue North revealed that the existing fence on the property which has been there for approximately 15 years or more was about four feet on our property. It had been the opinion of all parties that the fence was the prop- erty line. Mr. � Mrs. Osmera also wish to replace a structure which was on the property when it was purchased. In order to do this a set-back is required and will require that his property line be enlarged to accommodate the required set-back. Both parties want to correct the property line to allow for the existing fence to be on the Osmera property in order to avoid any future title problems. Mr. � Mrs. Osmera will purchase from us enough property to correct , the property line and give them the required footage for the set- back in order to put up the addition. We are in favor of this sale and have agreed to sell them the necessary property. � • gsa a , �O�_' tte a i26 5 - - 4 j �t[ t4 7 �.t s � .zs ' ` 2S ' .e28 , �rt l o s r6�.i t ' q •�� ' 24 � ZS •� 6 6 � 8 3 07 ' * t4 •� 7 ' r . stj � �z e � • Za e 3 � ` 3 ' 21 ' s 22 c , , . ' g : 6 � � ' b �� ro � � 22 � . �g 9 I � ' 20 ' � �I ' ' ro � � z J � I9 � f �� 2 0 ' ' . 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T0: GOLDEN VALLEY PLANNING COMMISSION DATE: NOV. 23, 1983 FROM: MIKE MILLER, PLANNING & REDEVELOPMENT COORDINATOR � SUBJECT: REQUEST FROM CITY COUNCIL FOR REVIEW AND COMMENT ON A REVISED PRELIMINARY PLAT OF TOLG ADDITION On November 1, 1983, the Golden Valley City Council conducted an official public hearing on the Preliminary Plat of "Tolg Addition". The Preliminary Plat had been approved by the Planning Commission August 8, 1983 as a through street plat containing six single family dwelling lots (see attached Staff report relative to the Preliminary Plat of "Tolg Addition"). However, the proponent sought approval of a Preliminary Plat with a cul-de-sac street with a number of nonconformities. At the November 1, 1983 City Council meeting the attorney for the proponent asked the City Council if he could withdraw the Preliminary Plat as recommended for approval by the Planning Commission with the through street design, and instead submit plans for approval of a plat with a cul-de-sac street design (see attached proposed revised plat). The City Council voted to approve this action, and set December 6, 1983 as the date for a public hearing for the Preliminary Plat of the revised "Tolg Addition". In their action, the City Council required that the Preliminary Plat will be submitted to the Planning Commission for their review and comment. While this is a rather unusual and unorthodox manner for reviewing a preliminary plat, the City Staff has reviewed the new proposed plat and finds it lacking, as well as nonconforming in a number of ways. � 1 . The proposed revised design would result in two dead end watermains rather than a watermain loop. 2. Street costs and maintenance problems would be created with two cul-de-sac streets. 3. There would be severe fire-life safety concerns with the cul-de-sac streets. 4. Existing Roanoke Circle cul-de-sac to the south is deficient in minimum radius and existing cul-de-sac street is longer than 500 maximum allowed in the City Subdivision Code. 5. Two existing single family dwellings at the end of existing Roanoke Circle cul-de-sac to the south would have nonconforming front yard setbacks. There would be no opportunity to add on to the house if nonconforming. 6. There is a possibility of nonconforming lot widths within the proposed subdivision. In conclusion, the Engineering and planning staff have carefully re-examined this revised preliminary plat, and have found it to be far below the minimum standards for the City of Golden Valley. Approval of this revised preliminary plat would not only be a poor land use decision, but would be contrary to established procedure for review and approval of a preliminary plat. � Regu1 ar Meeti ng of the Ci ty Counci 1 November 1, 1983 *A ove Summa of Ordinances for Publication - Taxicab Ordina e • I�VED b Stockman, seconded by Mitchell and motion tarried u nimously to approve the ordin nce sunanary for publication. *A rove S of Ordi nance for Publ i cati on - Debri s e L i tter Ordi nance MOYED by Stockm , seconded by Mitchell and motion ca ied unanimously to approve the ordinance su ry for publication. Public Hearin - Pre mina Desi n Plan A roval - PUD �16 - 2nd Amendment - oxenant anor James YanVugt, Executive irector, Colonial res Healthcare Center and Rick Moore, Architect for the p onent were pre nt to review the plan and answer questions from the Council . � Gary Prazak, Planning Commissio r, sta ed that the Planning Commission recommended approval of the preli 'na design plan and answered questions from the Council . The Mayor opened the meeting for bli input and persons present to do so were afforded the opportunity to expr ss the views thereon. Hearing and seeing no one, the May or closed the publi hearing. MOVED by Stockman, seconded y Mitchell and tion carried unanimously to approve the preliminary design pla for PUD �Y16, 2nd A ndment, sub3ect to the following � conditions; 1. Relocation of the x inch building sanitary s r connection directly into the sanitary sewe line to the east of the buildi instead of into the manhole slightly to the ortheast. 2. Sprinklering o the entire new building including th parking levels. 3. Location of e Fire Department connection for the spr� Nc1er systen and standpipes the northeast corner of the building in p ximity of the fire hydrant. 4. Construc on of an opening in the existing fence on the ea � property line to prov de access to the fire hydrant on that side. 5. Atten on on the landscape plan submitted with the general pla , of development to 1 dscaping treatment of the five foot setback and radio tow� site on th north side of the building. Upon a roll call vote, the vote was as follows: Continued Public Heari - Preliminary Plat Approval - To1g Addition Council Member Johnson abstained from the discussion and voLing on this item, stating a potential conflict of interest. Sam Courey, of Courey, Schwinn, Kodadek and McRoberts; representing the proponent, � stated that the proponents Mould like to withdraw approval of the plat, with the through street �sign, and submit plans for approval of a plat, with a cul-de-sac design. Robert Skare reviewed the procedure for granting the request. Regular Meeting of the City Council November 1, 1983 Continued Public Hearing - Preliminary Plat Approval - Tolg Addition - Continued eLoaell Odland reviewed the drainage and platting requirements and answered questions fram the Council . MOVED by Anderson, seconded by Stockman and motion carried to approve the request from the proponents to Mi thdraw the prel i mi nary pl at, wi th the through street design. MOVED by Anderson, seconded by Mitchell and motion carried to ca11 a public hearing to consider approval of the preliminary plat for Tolg Addition for December 6, 1983. The Planning Commission will have the preliminary plat submitted to them for their information. 'R�OttS=AnIElTdtfl�?t�T�O- - MOVED Mitchell � seconded by Stockman and motion carried unanimous to bring on the t le for second reading the ordinante amendment herein ent led: AN ORDINANCE AMENDING THE CITY CODE iscellaneous Amendments to the City Zoning de) The Mayor opened th meeting for public input and person present to do so were afforded the opportun to express their vierrs thereo . Hearing and seeing no � one, the Mayor closed t public hearing. MOVED by Mitchetl , seconded Stockman and mot9 carried unanimously to approve on second reading the ordinanc amendment here quoted by title. Upon a roll ca11 vote, the vote was as fo11 ANDERSON - YES JOHNSON - YES MIT EL - YES STOCKMAN - YES THORSEN - YES Public Hearing - Second Reading - Or nan Amendment - Fire Prevention Code and A prove Summa o Ordi nance or P cat�ot�� .. MOVED by Anderson, seconded by ohnson and moti� carried unanimously to bring on the table for second rea g the ordinance ameir nt herein entitled: A RDINANCE AMENDING THE CITY � E (Fire Prevention Code) The Mayor opened e meeting for public input and persons pr ent to do so were afforded the op rtunity to express their views thereon. Hear� and seeipg no one, the Mayor closed the public hearing. MOYED by J nson, seconded by Mitchell and motion carried unanimously approve on seco �eading the ordinance amendment herein quoted by title. M�V by Mitchell, seconded by Stockn�n and motion carried unanimously to ap ove � t ordinance sunmiary for publication. �� T0: GOLDEN VALLEY PLANNING COMMISSION DATE: AUGUST 3, 1983 FROM: ALDA PEIKERT, ASSISTANT PLANNER SUBJECT: CONTINUATION OF INFORMAL PUBLIC HEARING - PRELIMINARY PLAT OF "TOLG ADDITION" : The Golden Valley Planning Commission on July 11 , 1983 continued to August 8, 1983 an informal public hearing on the Preliminary Plat of "Tolg Addition" to allow the proponent time to prepare a revised Preliminary Plat utilizing a cul- de-sac design rather than a through street design. The subject parcel of land, tocated at 206 Sunnyri.dge Lane, is approximately two and one half acres in size. The proponent, the law firm of Courey, Schwinn, Kodadek and McRoberts acting on behalf of the property owners , proposes division of the property into six lots. One lot encompasses a single family residence currently existing on the property, and the remaining five newly created vacant lots would be available for sfngle family residential development. The Preliminary Plat submitted with the original application proposes extension of Roanoke Circle through the subject property to Sunnyridge Lane. The proposed street layout completes a loop of Roanoke Circle previously planned at the time • of approval of Russell 's Wirth Park Addition directly to the south. The revised Prelimina ry Plat submitted in response to Planning Commission direction proposes a cul-de-sac with access off of Sunnyridge Lane. This' design leaves Roanoke Circle as it currently exists with a cul-de-sac directly to the south of the cul- de-sac proposed for "Tolg Addition". Staff recommends approval of the Preliminary p)at of "Tolg Addition" utilizing the original through street design. Reasons for recommendation of the through street design include the following: 1 . Creation of nonconforming lots 2. Deficiencies in terms of Minimum Subdivision Design Standards for Streets and Cul-de-sacs 3• Life safety concerns 4. Street maintenance problems 5. Inefficient watermain design 6. Drainage problems • Golden Valley Planntng Commission -2- August 3, 1983 • � These items of concern are expanded in the following paragraphs. The City Engineer will be present at the August 8� 1983 Planning Commission meeting to further explain staff concerns and answer questions. 1 . Creation of nonconforming lots TFPe revised Preliminary Plat of "Tolg Addition" which proposes a cul-de-sac design creates two lots which are nonconforming in terms of lot width. Lots 3 and 4 are 75 feet in width at the building setback line, which is 5 feet less than the minimum 80 foot lot width required by Ordinance. Lots in the revised plat are otherwise conforming in terms of lot size and width. On the other hand, all six lots in the original Prelimina ry Plat for "Tolg Addition" utilizing a through street design exceed mintmum lot size and width requirements. 2. Deficiencies in terms of Minimum Subdivision Design Standards for Streets and Cul-de-sacs � The existing Roanoke Circle cul-de-sac, which would remain in the event a through street is not completed, is deficinet in terms of the Minimum Subdivision Design Standards contained in the City Subdivision Regulations. Section 440:70 (2) (a) of the City Code specifies a minimum street right- � of-way width .of 60 feet for a cul-de-sac street and a minimum diameter of 120 feet for tfie right-of-way for a cul-de-sac. A 50 foot street width and 100 foot diameter cul-de-sac were allawed in the case of Roanoke Circle with the understanding that the cul-de-sac situation would be temporary and that the street would be completed through to Sunnyridge Lane at the time . of development of the subject Tolg property. In additiori� the existing Roanoke Circle cul-de-sac exceeds the maximum allowable length for a cul-de- sac. Section 440:70 (2) (j) of the City Code provides for a maximum cul-de-sac length of 500 feet measured along the centerline of the cul-de-sac street from the point of intersection or origin to the ertd of the right-of-way. The existing temporary Roanoke Circle cul-de-sac is over b00 feet in length. � 3- Life safety concerns • The through street design is preferable to cul-de-sac design for emergency vehicle access and is promoted by the Public Safety Department including the Fire Marshal . Attached for information is a memorandum provided to the City Engineer by the City of Eden Prairie explaining the advantages of through street over cul-de-sac design from the standpoint of life safety. 4. Street maintenance problems The cul-de-sac deslgn presents street maintenance problems particularly in terms of snow plowing. (n addition to providing inadequate maneuvering space for snaw plows, the cul-de-sac design is deficient in snow storage space • due to minimai street frontage left after driveways. r Golden Valley Planning Commission ' -3- August 3. 1983 � 5. Inefficient watermain design Looping of watermain is required for efficient operation. The watermain in Roanoke Circle currently terminates in the existing temporary cul-de-sac in anticipation of eventual street extension. In the event the street is not connected at the time of development of the Tolg property, the watermain � stkould nevertheless be carried through to Sunnyridge Lane. Watermain construction through the reserved street right-of-way beyond the Roanoke Circle cul-de-sac would take place even without street construction. A watermain easement should be provided for connection to the proposed new "Tolg Addition" cul-de-sac. Construction of watermain in street right-of- way is preferable to construction in easements over private property from the standpeint of access for maintenance purposes. 6. Drainage problems The proposed Grading Plan for Tolg Addition presents drainage problems in two areas: First, the plan calls for drainage around the cul-de-sac gutter from the north side of the cul-de-sac to the south side of the cul-de-sac and onto Sunnyridge Lane. However, the grade provided along. the gutter is inadequate. � The City Engineer specifies a minimum .8i grade in order to avoid standing water in the cul-de-sac, and the proposed Grading Plan does not provide that minimum grade. Secondly, the proposed cul-de-sac plan directs a large portion of the surface water drainage to the southwest of the subject property where a drainage problem already exists. Drainage in that direction enters an open ditch which has insufficient grade and tends to become obstructed. According to the City Engineer, one house in the area with a walkout basement design has exper- ienced recurring problems due to the existing drainage situation. The through street design carries a greater portion of the surface water drainage down the street and alleviates the situation created by runoff to the southwest. In conclusion, staff confirms the recommendation presented in the July 6, 1983 staff report for conditional approval of the original through street design. Recommended conditions of approval include completion of a drainage plan satisfactory to the City Engineer, addition of utility easements, and payment of park dedication fees. As noted in the previous staff report, the drainage plan submitted with the original through street design Preliminary Plat was incomplete. The City Engineering Depart- ment requires information on drainage of the northeasterly portion of the proposed subdivision. A complete drainage plan sattsfactory to the City Enginee� should be provided prior to City -Councfl consideration of the Preliminary Plat. i Golden Valley Planning Commission -4- August 3, 1983 • Secondly, Section 440:70 (4) (a) of the Subdivision Regulations requires utility easements at least 12 feet wide centered on lot lines. The standard six foot drainage and utility easements required along side and rear property lines shoutd be added on the Final Plat. Finally, Section 440:80 (2) of the City Subdivision Regulations provides for dedication of ten percent of the area subdivided for parks, playgrounds, public open space or storm'water holding area or for payment of a cash amount equivalent to ten percent of the fair market value of the undeveloped land 1� the proposed subdivision. It is recommended that the proponent be required to pay cash in lieu of an amount equal to ten percent of the fair market value of the subject undeveloped property. A fair market value figure will be �determined by the Hennepin County Principle Appraiser assigned to the City of Golden Valley prior to consideration of the Preliminary Plat by the City Council . Staff suggests that the Planning Commission recommend City Council approval of the original Preliminary Plat of "Tolg Addition" utilizing a through street design subject to the following conditions : � l . Provision of a complete drainage plan satisfactory to the City Engineer prior to City Council consideration of the Preliminary Plat. 2. Addition on the Final Plat of standard six foot drainage and utility easements • along side and rear property lines. 3• Payment of cash in lieu of land in an amount equivalent to ten percent of the fair market value of the undeveloped land included in the Preliminary Plat. Attachments: 1 . Site Location Map ' 2• ��Y > > , 1983 Planning Commission Minutes 3. Preliminary Plat with Through Street Design 4. 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