07-22-13 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, July 22, 2013
7 pm
1. Approval of Minutes
July 8, 2013 Regular Planning Commission Meeting
2. Informal Public Hearing — Property Rezoning — 7901 23rd Avenue North —
Z019-06
Applicant: Sohan Singh and Swarn Singh
Address: 7901 23rd Avenue North
Purpose: To rezone the properties from Single Family Residential (R-1) to
Moderate Density Residential (R-2) in order to construct a twin home
3. Informal Public Hearing — Minor Subdivision — 7901 23�d Avenue North —
Chawla Estates — SU19-05
Applicant: Sohan Singh and Swarn Singh
Address: 7901 23�d Avenue North
Purpose: The proposed subdivision would create two parcels with a "zero lot line"
to allow far the construction of a twin home
--Short Recess--
4. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
5. Other Business
• Council Liaison Report
6. Adjournment
This documen#is avarlable in alternate formats upon a 72-hour request.Please call �
763-593-8006(TfY. 763-593-3968)to make a request. Examples of alt�rnate farmats �
may include large print,electronic,Sraille,autliocassette,etc.
Regular Meeting of the
Golden Valley Planning Commission
July 8, 2013
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,
July 8, 2013. Chair Kluchka called the meeting to order at 7 pm.
Those present were Planning Commissioners Boudreau-Landis, Kluchk�, McCarty,
;�t�
Segelbaum and Waldhauser. Also present were Community Developr��nt Direc�r Mark
Grimes, Planning Intern Brett Angell and Administrative Assistant Lisa Wittman. 3;
Commissioner Cera was absent.
1. Approval of Minutes
June 10, 2013 Regular Planning Commissian Me�ting '
��
Boudreau-Landis referred ta the eighth sentence,��i�the ei�hth p����raph on page three
and stated that the word "be" should be changed==to the wor� "but."
� Segelbaum referred to the first sentenc� �n the sixtfi p�r�,���ph on page 3 and stated that
the word "exited" should be changed to the wQ�d "excitec�."
MOVED by McCarty, secanded by Seg�lbaum and motion carried unanimously to
approve the minutes with the abave noted corrections. Waldhauser abstained from voting.
,��
2. Informal Public H��rmg -��Con�litional Use Permit (CUP) — 6124 Olson
Memorial Highway^A,uto Repa��`NVheel Alignment in the Industrial Zoning
District— CUw'�34
Applicant; Jeff M, Far�s I�BA The Alignment Guy
Add�es�; 6�1�2� Qlson Memorial Highway
Purpose: To allow for an Auto Repair/Wheel Alignment business in the
Industrial Zoning District.
Angell explained that the applicant is seeking approval of a Conditional Use Permit to
operate an auto repair/wheel alignment business at 6124 Olson Memorial Highway which
is zoned Industrial. He stated that the exterior of the building will not be changing and that
the applicant is not proposing to do engine repair or fluid changes. He reviewed the ten
factors that the City must consider when reviewing a Conditional Use Permit request and
said that staff is recommending approval of this request.
Segelbaum referred to the land use designation and the zoning in this area and noted
that it is the same area that the City has been considering rezoning. He asked what
changes the City has been contemplating and how this proposal fits in with plans for that
Minutes of the Golden Valley Planning Commission
July 8, 2013
Page 2
area. Angell stated that the zoning in the area is being studied, however existing uses in
the area would be allowed to remain even if the properties were to be rezoned.
Segelbaum asked if parking is an issue. Angell said staff feels that there is plenty of
parking available.
Waldhauser asked about the type of signage proposed. Jeff Forss, Applicant, stated that
he would just need a small sign so people can find his space. Waldhauser asked about
the hours of operation. Forss said his hours are generally 7 am to 6 pm d�aly and some
Saturdays. E�"�
�_:��
Kluchka asked who owns the property. Forss stated that a repre��b�itafiv����;� m
attendance. ' � �
McCarty asked the applicant why he chose Golden Valley. Forss sa�d that;it is the perFect
space for his business. The space is larger than his current spa�e, it's �asy to get to, it is
within his budget and there is adequate parking.
:;�
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Kluchka opened the public hearing.
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3
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Colin Quinn, Colliers International, representin� the owner �f the property, Welsh
Partners, stated there is a large mix of t�nantsr�n this �ui��ing and that the proposed use
is suitable for this type of a small ba�r ��ndu����l bi��l�i�g. He noted that the applicant has a
lot of support for his business and�that t��s ���iJding would be a long term home for the
�1�.
applicant's business.
Phil (no last name or address given), said he has known the applicant for a while and he
is a technician he can trust. He said he �rcould like to see the applicant find a place that is
stable and in a central locatiorr since his customers come from all over the Twin Cities.
Kevin McCarthy, Min�:�appli�t�said he knows the applicant personally and professionally.
He said he is so�ially attd community engaged and really goes above and beyond the
average bus���ss o��er .
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Dr. Char'��� Kiri�� Univer�ity of Minnesota, stated that trust is a big issue and something
that is important`tr�him and he really trusts the applicant. He said the applicant's business
is dane mostly through word of mouth and through his roots in the community.
Seeing and:h�aring no one else wishing to comment, Kluchka closed the public hearing.
Segelbaum said he thinks the proposal satisfies the ten factors the Planning Commission
considers when reviewing a Conditional Use Permit application.
MOVED by Baker, secanded by McCarty and motion carried unanimously to recommend
approval of a Conditional Use Permit at 6124 Olson Memorial Highway to allow for an
auto repair/wheel alignment business in the Industrial zoning district subject to the
following findings and conditions:
Minutes of the Golden Valley Planning Commission
July 8, 2013
Page 3
Findinqs
1. The applicant has demonstrated need for the use.
2. The proposal is consistent with the City's Comprehensive Plan.
3. There will not be a negative effect on property values in the area.
4. The traffic generated from the proposed use will not conflict with current traffic in the
area.
5. The density or population in the area will not increase due to the proposed use.
6. There will not be an increase in noise by the proposed use.
7, The proposed use will not create dust, odor or excessive vibration.
8. The proposed use will not attract animal pests.
9. The proposed use will not significantly alter the visual appearance of the existing
building. , ; � a�,, '
10.No other negative effects of the proposed use are anticipate��
r
Conditions
1. The site plan shall become a part of this approval
2. All signage shall meet the requirements of Sectian 4.�0 c�f City Code.
3. All future improvements to the building shall rneet th�;City's B�ilding Code
requirements.
4. All other applicable local, state and federal requirements shall be met at all times.
5. Failure to comply with any of the terrr���������� p�;rmit sh��l be grounds for revocation.
,
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3. Informal Public Hearing -•Zoni�g Code Texf�Amendment— Adding Section
11.75 "Solar Energy Systems" �Z000-91 (Continued Item)
Applicant: City of E�elder� Vall�y
Purpose: To consider the addition of Section 11.75 "Solar Energy Systems" to
ths Zoning �;hapter of the City Code
Angell reminded�.the P1�l��ning �;bmmissioners that they tabled this item at their May 13,
2013 meeti�,�. He reviewed the changes made to the ordinance based on the discussion
from that r�����i�����, ��'�,
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Waldhauser refer��ed to Subdivision 3(A)(2) and the language regarding non-flush solar
systems not ex#ending more than three feet above the surface of the roof and asked if
that requiremerrt is due to safety issues. Angell said yes, it has to do with safety and wind
issues.
Waldhauser referred to Subdivision 4(F) regarding installation and asked if the term
licensed contractor means a general contractor or an electrical contractor. Angell said he
believes "licensed" means an electrician license. Grimes added that a general contractor
could install the panels but an electrician would need to do the electrical work.
Segelbaum referred to Subdivision 3(E) regarding setback requirements and stated that
five feet seems like a small setback for solar energy system that might be quite large.
Minutes of the Golden Valley Planning Commission
July 8, 2013
Page 4
Waldhauser noted that five feet is the same setback requirement for all accessory
structures. Grimes agreed and added that a solar energy system would also count
against the amount of impervious surface coverage allowed. Kluchka asked if the five foot
setback would be measured from the pole or from the outer perimeter of the system.
Grimes said it would be measured from the outer perimeter. Kluchka suggested that be
clarified to the ordinance language
Baker referred to Subdivision 3(D) regarding a maximum allowed height of 10 feet and
stated that that might be too restrictive. Angell stated that the language r�g��ding height
follows Minneapolis's ordinance and the Minnesota Solar Challenge s�ggested. language.
Waldhauser added that a 10-foot high pole could be screened. �}�;,,
Baker stated that he doesn't think it's appropriate to count solar energy syst�ms �gainst
the amount of impervious surface allowed because they are not on the'ground; He
suggested language be added to state that these systems are not considered to be
impervious surface because he doesn't want this ordinance to be too`res�trictive.
Segelbaum referred to Subdivision 3(A)(3) and asked ��Q,ut th� t���inition of "rooftop
equipment.° Angell stated that rooftop equipmer�t�refers td���ush and non-flush mounted
systems and everything that entails.
' �
Segelbaum questioned why screening fs discussed in Subdivision 4(A) and in Subdivision
3(A)(3) and suggested the language be Combiried. An�ell said the language in
Subdivision 3(A)(3) could be remav�d and tttat it could remain in Subdivision 4(A).
Kluchka opened the public hearing. Seeing and hearing no one wishing to comment,
Kluchka closed the publi�.�rearing�s
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Baker questioned if e�fdefinii�r����or "Solar Gardens" is needed. Kluchka questioned what
the language "grid cQ��n�eted si�bscriber" means. Segelbaum said he thinks it means that
people are sharing el��tri��l��k��ut�ey are still on the grid. Baker questioned if the
definition for "Sal�r Gardens" would be just as effective without using the words "grid
connected:subscriber," K{uchka agreed the definition sounds confusing and suggested it
be changed. Ange�l said he would provide a better definition.
McCarty referred to the definition of"Non-Flush Mounted Solar Systems" and suggested
the word "pitch'' be changed to the word "angle."
Boudreau=L�r�dis referred to Subdivision 3(A)(2) which states that non-flush mounted
solar systems shall not extend more than three feet above the surFace of a roof and
questioned if that is adequate for a flat-roof commercial building or if it would be too
restrictive. Angell explained that that language was modeled on St. Paul's ordinance and
the Minnesota Solar Challenge language. Waldhauser added that if the system is taller, it
would have to structurally stronger and tied in to the building differently with added
expense.
Minutes of the Golden Valley Planning Commission
July 8, 2013
Page 5
McCarty asked if solar energy systems would count against the 1,000 square feet of
accessory structure space allowed on each property. Waldhauser stated that it would be
more permissive to use pervious surface requirements rather than to use accessory
structure requirements. Kluchka said he thinks using the accessory structure
requirements for solar energy systems is a good place to start. Grimes agreed that
massing and impervious surface issues could be further studied.
Segelbaum referred to Subdivision 3(C) and stated that the first use of the word energy
should be removed.
Boudreau-Landis stated the Subdivision 4(C)(2) regarding complia,nce is not nee�ed
because compliance is already covered in Subdivision 4(B). ,� `���
7
���1� E
Baker questioned if anything will be lost by removing Subdiv��io��4(��'�egardii�g systems
not having more than a 100 kilowatt capacity.
Boudreau-Landis stated the word "required" in Sub�ivisian 4(G) �hould be removed.
McCarty said he wants consistency in the langu�ge throug�out the ordinance and
suggested the following changes: delete the words "buildin�;mounted" from Subdivision
3(A), change the word "must" to "shall" in �ubd�nvisinn 3(A)���, delete the word "aIP' in
Subdivision 3(D), change the word "mu�t" to "shall" in'�ubdivision 3(A)(E), delete the
word "all" in Subdivision 4(B), delete the virord "�Fi��1;���Subdivision 4(D), reword
Subdivision 4(F) to read "Solar Energy Syst�r�s shall be installed by a licensed
contractor" and delete the words "requir�d" and "aIP' from Subdivision 4(F)(G).
MOVED by Segelbaum, s�conde�i by Boudreau-Landis and motion carried unanimously
to recommend approval af the addition of Section 11.75 "Solar Energy Systems" to the
Zoning Chapter of the City Gacle with the changes discussed.
;, ;
' --Short Recess--
;aa.
4. Rep�rts on Illleetings of the Housing and Redevelopment Authority, City
Cou�n;�,il;k:B�ard of:�oning Appeals and other Meetings
°� !�, il;.
Na other rii��tin�s were discussed.
5. O#her Business
• Discuss 2012 Planning Commission Annual Report
Grimes explained that the City Council has asked the Planning Commission to provide an
update about their activities during the past year. He stated that the report to the Council
could also include items of interest for future study and trends in planning and
development. Kluchka added that his intent is to bring the Commission's priorities and
issues the Commission would like highlighted to the Council.
Minutes of the Golden Valley Planning Commission
July 8, 2013
Page 6
The Commission discussed the items listed in the staff report and additional items such
as reviewing the height limits in all of the zoning districts, senior housing and it's tie-in
with transportation, affordable housing, housing variety, sections of the City Code that
need revisiting, deciding if the Mixed Use zoning district is still appropriate in the I-394
Corridor and other areas it could be applied to, the proposed Performance zoning district
language and form-based zoning.
Kluchka said he would work on the report with staff and will be presenting in to City
Council at their August Council/Manager meeting.
6. Adjournment °
The meeting was adjourned at 8:44 pm. �' ����`�
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Planning L}epartment
763-593-8095/763-593-8109(fax)
Date: July 17, 2013
To: Planning Commission
From: Joe Hogeboom, City Planner
Subject: Informal Public Hearing— Rezoning Petition —7901 23rd Ave. No.
D.J. Chawla., Applicant
Background
D.J. Chawla is proposing to rezone the property at 7901 23rd Ave. No. to accommodate the
construction of a twinhome. The property is currently zoned "Single Family Zoning District (R-1)."
The propased new zoning designation is "Moderate Density Residential Zoning District (R-2)."
Property records indicate that this property has always been vacant. Soil boring records indicate
that this property was once swampland and was filled by previous property owners with
compressible organic soils. This created drainage issues on the property. The applicant will have to
work with the City's Public Works Department to ensure that drainage issues are properly
mitigated on this site. This will be achieved through the Stormwater Management process, which
must be completed prior to the obtainment of a building permit.
The Moderate Density Residential Zoning District (R-2) permits single family homes and twin
homes/duplexes. Both R-1 and R-2 zoning classifications are considered "Low Density Residential"
in the City's Comprehensive Plan, so no General Land Use Plan amendment is needed for this
rezoning request.
Recommendation
Staff recommends approval of the Rezoning Petition, rezoning 7901 23`d Ave. No. from "Single
Family Zoning District (R-1)" to "Moderate Density Residential Zoning District (R-2)" in order to
accommodate the future development of a twinhome.
Attachments
Location Map (1 page)
Moderate Density Residential Zoning District (R-2) Section of City Code (4 pages)
Official Zoning Map (1 page)
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§ 11.22
Sectian 11.22: Moderate Density Residential
Zoning District (R-2)
Subdivision 1. Purpose
The purpose of the R-2 Zoning District is to provide for single and two-family
dwellings at a moderate density (up to eight (8) units per acre) along with directly
related and complementary uses.
Subdivision 2. District Es#ablished
Properties shall be established within the Two-Family (R-2) Residential Zoning
District in the manner provided for in Section 11.90, Subdivision 3 of this Chapter,
and when thus established shall be incorporated in this Section 11.22, Subdivision 2
by an ordinance which makes cross-reference to this Section 11.22 and which shall
become a part hereof and of Section 11.10, Subdivision 2 thereof, as fully as if set
forth herein. In addition the Two-Family (R-2) Residential Zoning Districts thus
_ established, and/or any subsequent changes to the same which shall be made and
established in a similar manner, shall be reflected in the official zoning map of the
City as provided in Section 11.11 of this Chapter.
Subdivision 3. Permitted Uses
The following uses and no other shall be permitted in the R-2 Residential Districts:
A. Single Family dwellings
B. Two-Family dwellings
C. Townhouses
D. Foster Family Homes
E. Home occupations, as regulated by Section 11.21, Subdivision 15
F. Essential Services - Class I
G. No more than one (1) kitchen area and one kitchenette shall be permitted in
each dwelling unit
Subdivision 4. Accessory Uses
The following accessory uses and no other shall be permitted in the R-2 Zoning
District:
A. Accessory structures, including private garages as defined in this Chapter.
Subdivision 5. Conditional Uses
The following conditional uses may be allowed after review by the Planning
Golden Valley City Code Page 1 of 4
§ 11.22
Commission and approval by the Council following the standards and procedures
set forth in this Chapter:
A. Residential facilities serving from seven (7) to twenty-five (25) persons
B. Group foster family homes
Subdivision 6. Buildable Lots
In the R-2 Residential Zoning District a lot of a minimum area of eleven thousand
(11,000) square feet shall be required for any principal structure. A minimum lot
width of one hundred (100) feet at the front setback line shall be required.
Subdivision 7. Corner Visibility
All structures in the R-2 Zoning District shall meet the requirements of the corner
visibility requirements in Chapter 7 of the City Code.
Subdivision 8. Easements
No structures in the R-2 Zoning District shall be located in dedicated public
easements.
Subdivision 9. Maximum Coverage by Building and Impervious
Surfaces
Structures, including accessory structures, shall not occupy more than thirty
percent (30%) of the lot area. Total impervious surface on any lot shall not exceed
fifty percent (50%) of the lot area.
Subdivision 10. Principal Structures
Principal structures in the R-2 Zoning District shall be governed by the following
requirements:
A. Setback Requirements. The following structure setbacks shall be required for
principal structures in the R-2 Zoning District. Garages or other accessory
structures which are attached to the house or main structure shall also be
governed by these setback requirements, except for stair landings up to
twenty-five (25) square feet in size and for handicapped ramps.
1. Front Setback. The required minimum front setback shall be thirty-five
(35) feet from any front property line along a street right-of-way line.
Open front porches, with no screens, may be built to within thirty (30)
feet of a front property line along a street right-of-way line.
2. Rear Setback. The required rear setback shall be twenty percent (20) of
the lot depth.
3. Side Setback. The required side setback shall be fifteen (15) feet.
4. Corner Lot Setbacks. To determine the rear yard setback, use the longer
lot line. To determine the side yard setback, use the shortest lat line.
Golden Valley City Code Page 2 of 4
§ 11.22
B. Height Limitations. No principal structure shall be erected in the R-2 Zoning
District to exceed a height of thirty (30) feet as defined in the City's building
code.
C. Cornices and Eaves. Cornices and eaves may not project more than thirty
(30) inches into a required setback.
D. Decks attached to principal structure. Decks over eight (8) inches from
ground level shail meet the same setbacks as the principa! structure.
Subdivision 11. Accessory Structures
Accessory structures shall be governed by the following requirements:
A. Location and Setback Requirements. The following location regulations and
setbacks shall be required for accessory structures in the R-2 Zoning District:
1. Location. A detached accessory structure shall be located completely to
the rear of the principal structure, unless it is built with frost footings. In
that case, an accessory structure may be built no closer to the front
setback and side setback as the principal structure. If an addition is built
on to an existing principal structure that would create a situation where
an existing garage or accessory structure would not be completely to the
rear of the addition to the principal structure, the addition to the principal
structure may be built and the existing garage or accessory structure may
remain and be considered conforming as long as there is at least ten (10)
feet of separation between the existing principal structure with the
addition and the existing garage or accessory structure. Additions may be
made to the existing garage or accessory structure as long as the ten
(10) feet ofi separation can be met.
2. Front Setback. Accessory structures shall be located no less than thirty-
�ve (35) feet from the front property line along a street right-of-way line.
3. Side and Rear Setbacks. Detached accessory structures shall be located
no less than five (5) feet from a side or rear yard property line.
4. Separation between Structures. Accessory structures shall be located no
less than ten (10) feet from any principal structure and from any other
accessory structure.
B. Height limitations. No accessory structure shall be erected in the R-2 Zoning
District to exceed a height of one (1) story. One (1) story may not exceed
ten (10) feet from the floor to the top plate. Attic space in accessory
structures shall be used only for storage and/or utility space.
C. Garage Construction Required. No building permit shall be issued for the
construction of a new principal structure in the R-2 Zoning District not
Golden Valley City Code Page 3 of 4
§ 11.22
including at least a one (1) stall garage per dwelling unit. Single family
dwelling units shall require a two (2) stall garage.
D. Accessory structures including detached and attached garages, detached
sheds, greenhouses and gazebos shall be limited in size to a total of six
hundred fifty (650) square feet per dwelling unit. Swimming pools are not
included in this requirement.
E. Decks. Free standing decks or decks attached to accessory structures shall
meet the same setback requirements as accessory structures.
F. Swimming pools. Swimming pools shall meet the same setback and location
requirements as accessory structures.
G. Central Air Conditioning Units. Central air conditioning units shall not be
allowed in the front yard af any single or two-family dwelling.
Source: Ordinance No. 371, 2nd Series
Effective Date: 07-13-07
H. Photovoltaic Modules. Free-standing Photovoltaic modules, including solar
panels and other photovoltaic energy receivers, which are in excess of three
(3) square feet shall meet the same setback, location and height
requirements as accessory structures.
Source: Ordinance No. 443, 2nd Series
Effective Date: 8-13-10
Subdivision 12. Garden Structures
Garden Structures shall be located no closer than five (5) feet to any property line.
Garden Structures shall not exceed ten (10) feet in height.
Source: Ordinance No. 433, 2nd Series
Effective Date: 2-26-10
Golden Valley City Code Page 4 of 4
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Planning Department
763-593-8095/763-593-8109(fax)
Date: July 18, 2013
To: Planning Commission
From: Joe Hogeboom, City Pianner
Subject: Informal Public Hearing: Minor Subdivision of Property at 7901 23�d Ave. No.
D.J. Chawla, Applicant
Summary of Request
D.J. Chawla, representing the prospective owners of 7901 23rd Ave. No., is proposing to subdivide the
property into two lots to accommodate a twin home. The lot is currently vacant. City Code requires
that the total area of both lots which will contain the twinhome is at least 11,000 square feet.
Additionally, City Code requires that the total site have at least 100 feet of width along each street.
The developer is requesting a variance from the Subdivision Code to allow for a shorter distance along
23rd Ave. No. to accommodate Hennepin County's intention to take an additional 7 feet for street
right-of-way purposes. Following the right-of-way acquisition, the site would measure approximately
97.1 feet along 23`d Ave. No.
Also due to the County's proposed right-of-way acquisition,the applicant has petitioned for a
variance for the home to be located approximately 7 feet closer to Winnetka Ave. than allawed by
City Code.
Qualification as a Minor Subdivision
The proposed two tot subdivision qualifies as a minor subdivision because the property located at
790123rd Ave. No. is part of a recorded plat. In addition, this proposed subdivision will produce fewer
than four lots and will not create need for public improvements, such as street construction. The
applicant has submitted the required information to the City that allows for the subdivision to be
evaluated as a minor subdivision.
Staff Review of Minor Subdivision
The applicant has submitted a survey for the affected property prior to subdivision, as well as
renderings of proposed setback boundaries and lot layout following lot division. These documents
provide the City with information necessary to evaluate the minor subdivision. All documents indicate
the future construction of a twinhome.
City Engineer Jeff Oliver, PE, has submitted a memorandum dated July 15, 2013 which outlines
requirements from the Public Works Department. A copy of the Public Works Department
memorandum is attached to this report.
Qualification Governing Approval as a Minor Subdivision
According to Section 12.50 of the City's Subdivision Regulations, the following are the regulations
governing approval af minor subdivisions with staff comment related to this request:
1. Minor subdivisions shall be denied if the proposed lots do not meet the requirements of the
appropriate zoning district.The two proposed lots will meet the requirements set forth by the R-
2 Single Family Residential Zoning District.
2. A minor subdivision may be denied if the City Engineer determines that the lots are not
buildable. The City Engineer has determined that the proposed lots are buildable.
3. A minor subdivision may be denied if there are no sewer and water connections available or if it
is determined by the City Engineer that an undue strain will be placed on City utility systems by
the addition of the new lots. A developer would be required to submit detailed plans regarding
the proposed sewer and water Iocations at the time building permits are applied for. Utility
connections are available in this area.
4. Approval of the minor subdivision may require the granting of certain easements to the City.
The final plat must show all necessary easements as required by the City Engineer and City
ordinances.
5. If public agencies other than the City have jurisdiction of the streets adjacent to the minor
subdivision,the agencies will be given the opportunities to comment. Hennepin County holds
jurisdiction of Winnetka Ave. (County State Aid Highway 156). The County has been made aware
of this proposal. No driveways are proposed to connect to Winnetka Ave.
6. The City may ask for review of title if required by the City Attorney regarding the dedication of
certain easements. The City Attorney will determine if such a title review is necessary prior to
approval of the finat plat.
7. The minor subdivision may be subject to park dedication requirements. In this case, a park
dedication fee of$180.00 will need to be paid prior to final plat approval. (Park Dedication Fees
are determined by assessing 1% of the Estimated land Value of the site).
Recommended Action
Staff recommends that the Planning Commission declare the following:
The Planning Commission finds that the Minor Subdivision proposal at 7901 23rd Ave. No. meets
criteria established in City Code Section 12.50, and therefore recommends approval of the petition
subject to the following conditions:
1. The City Attorney will determine if a title review is necessary prior to approval of the final plat.
2. A park dedication fee of$180.00 shall be paid before final plat approval.
3. The City Engineer's memorandum, dated July 15, 2013 shall become part of this approval.
4. A Subdivision Development Agreement will be drafted for review and approval by the City Council
that will include issues found in the City Engineer's memorandum.
5. All applicable City permits shall be obtained prior to the development of the new lots.
Further, the Planning Commission finds that;
• The proposed lots measure 97.1 feet in width along the north front setback line.
• Section 12.20, Subdivision 5(Aj of City Code requires that lots in the R-2 Zoning District measure at
least 100 feet in length on street abutting sides,
• Hennepin County intends to acquire right-of-way for future needs along CSAH 156, thus
eliminating the ability for this site to achieve that requirement along the north front setback line
(23rd Ave. NO.).
Therefore, the Planning Commission recommends approval of a waiver to Section 12.20, Subdivision
5(A) of City Code allowing site to have a 97.1 foot width along the north front setback line.
Attachments:
Location Map (1 page)
Memorandum from City Engineer Jeff Oliver dated July 15, 2013 (3 pages)
Survey (1 page)
Site Plans (5 pages)
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Public Work.s Department
763-593-8030/763-593-3988(faxj
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Date: July 15, 2013
To: Mark Grimes, Director of Planning a d Development
From: Jeff Oliver, PE, City Engineer
Eric Eckman, Public Works Specia ist
Subject: 7901 23rd Avenue North - Rezoning and Minor Subdivision
First Addition to E.A. Anderson's Addition
S��a�..�aa:�. . �.,:H�.�� °i�;. ���.���:,,�T���a:: .... ' :': ' � ,� ?i, .� ����s���..�..: £�'_ �s, .
Public Works staff has reviewed the plans for the proposed minor subdivision called First Addition
to E.A. Anderson's Addition. The proposed development is located on the southwest corner of
the intersection of Winnetka Avenue and 23�d Avenue North. The development consists of
subdividing the existing vacant parcel to create two parcels for attached housing. This
memorandum discusses issues identified during the Public Works review that must be addressed
prior to approval of the final plat.The comments contained within this review are based on the
revised plans submitted to the City on July 3, 2013.
Site Plan
The Developer proposes to create two parcels with zero setback at the shared lot line to
accommodate the attached houses.The two homes and garages will face 23�d Avenue North and
will have driveway access and utility service from 23`d Avenue. The Developer will be required to
construct new driveway aprons that meet the City's standard. A Right-of-Way Management
permit is required for driveway construction and curb alteration.
Preliminarv Plat
The Development is adjacent to Winnetka Avenue, a Hennepin County highway. Therefore,the
plans must be submitted to Hennepin County for review and comment. Consistent with the City's
subdivision ordinance and recently approved plats in the Winnetka Avenue corridor, the
Developer is dedicating an additional seven (7) feet of right-of-way on the eastern boundary of
the plat, adjacent to Winnetka Avenue.
The property being subdivided is part of a plat of record from 1963 described as Lot 1, Block 1, of
E.A. Anderson's Addition. There are existing utility easements along the west and south property
lines that will need to be vacated as part of the subdivision process. The Developer must submit
G:\Developments-Private\790123rd Ave(First Addn to EA Andersons Addn)\7901 23rd Ave_Preliminary Review.docx
,
application and exhibits to the City for the easement vacation to complete this process. The final
plat for this development must include ten (10) foot easements on all plat boundaries consistent
with the City's Subdivision Ordinance. In addition,the Developer will be required to dedicate a
larger twenty (20) foot wide easement along the south plat boundary to accommodate a small
drainage basin and overflow swale proposed by the Developer. The grading and drainage will be
discussed later in this review.
Utilities
Municipal water and sanitary sewer service is available to the property being subdivided, and
there is adequate capacity available in these systems to accommodate the development.
There is currently one sanitary sewer service and one water service for the lot being subdivided.
The Developer will be required to install one sanitary sewer service and one water service for the
new lot being created, as shown on the plan submitted for review. The Developer will be
required to obtain all appropriate permits, including utility and right-of-way permits for this work.
The City has a Sanitary Sewer Inflow and Infiltration Ordinance. The sanitary sewer services to the
new homes must be inspected and obtain certificates of compliance prior to the occupancy of
the homes.
Stormwater Mana�ement
This development is within the Main Stem sub-district of the Bassett Creek Watershed. Based
upon the size of the development, review by the Bassett Creek Watershed Management
Commission (BCWMC) is not required. The Developer is required to obtain City Stormwater
Management permits for the site grading and construction of each home.These permits must be
obtained prior to issuance of building permits. All temporary and permanent erosion and
sediment control measures must be shown on the stormwater plans, consistent with City
standards.
Soil boring records on file at the City, performed by two previous property owners, indicate that
portions of this vacant parcel were once swamp land with fill placed over the compressible
organic soils. With the placement of fill, the natural drainage was blocked creating drainage
issues in the southwest corner of the subject property. This is evidenced by the installation of a
privately-owned catch basin and storm sewer pipe by the previous owner in 1981. The plan
submitted by the Developer shows the existing privately-owned storm sewer pipe which drains a
low area in the southwest corner of the parcel and discharges to the City's system in Winnetka
Avenue. The low area collects runoff from the subject property and adjacent rear yards, and may
serve as an emergency overflow for the adjacent stormwater pond, if necessary. Staff
recommends that the owner keep the storm sewer pipe in place and operational to assist with
drainage in this area.
Due to a conflict with the proposed house foundation, the Developer is proposing to relocate a
portion of the private storm sewer pipe. The Owners will be required to enter into a Maintenance
Agreement with the City, stating that the storm sewer pipe and structures will be permanently
G:\Developments-Private\7901 23rd Ave(First Addn to EA Andersons Addn)\7901 23rd Ave_Preliminary Review.docx
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owned and maintained by the Owners. The maintenance agreement will be drafted by the City
and must be signed before a building permit is issued.
In addition to relocating the storm sewer pipe, the Developer has proposed drainage swales
beginning in the rear. yard and extending around the houses to 23rd Avenue. These swales will
serve as overflow, should the private catch basin or pipe become plugged. Dedication of the
twenty (20) foot rear yard easement discussed earlier in this review will ensure that no structures
or fill are placed in the small basin or overflow swales.
Tree Preservation
This development involves new home construction and is subject to the City's Tree Preservation
Ordinance. The City Forester has reviewed the plan and visited the site and has determined that
no permit is required for this development.
Summarv and Recommendations
Public Works staff recommends approva) of the minor subdivision at 7901 23rd Avenue North
subject to the comments contained in this review, which are summarized as follows:
1. Vacation of the existing drainage and utility easements on the parcel being subdivided,
and rededication of drainage and utility easements as discussed within this review prior to
approval of the final plat.
2. Both halves of the proposed duplex must be in compliance with the City's Inflow and
Infiltration Ordinance prior to issuance of the Certificate of Occupancy for the homes.
3. The property owners must enter into a Storm Sewer Maintenance Agreement for the
private storm sewer facilities extending across the property from Winnetka Avenue. This
agreement must be signed prior to issuance of building permits for the site.
4. Subject to the comments and review by Hennepin County and other City staff.
C: Jeannine Clancy, Director of Public Works
Mark Kuhnly, Fire Chief
John Crelly, Deputy Fire Chief
Gary Johnson, Building Official
Joe Hogeboom, Planner
AI Lundstrom, City Forester and Park Maintenance Supervisor
Mitch Hoeft, Engineer
G:\Developments-PrivateV901 23rd Ave(First Addn to EA Andersons Addn)\7901 23rd Ave_Preliminary Review.docx
PROPOSED LOT DEVISiON FOR e``-'"--
ra sman us om m s, nc. �{m�u�0. � C7gS5.00CQt'ES., J12C.
Mr. Dave Gardner 61.2 251--5009 ✓
PROFESSIpNALLAND SURVEYORS
- AND IAND DEVEIOPMENT CONSULTANTS
DESCRIPTZON: Lot 1 , Block 1 , E,A. Anderson's Addition (763) 421-9126.
City of Golden Valley, Hennepin County, Mn. �3821 VINEWOOD LANE DAYTON,MN 55327
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PROPOS�;D Descriptions for Lot Split� � ;
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The Easterly 61 .00 feet of Lot 1 , Block 1 E. A.
Anderson's Addition,�.City of Golden Valley, Minnesota. � , i
Total Area = 8,421 .17 Sq. Ft.
That part of Lot 1 , Block 1 , E. A. Anderson's
Addition, City of Golden Valley lying Westerly of t�� -
Easterly 61 .00 feet thereof. , �
Total Area = 5,872.0 Sq. Ft.
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��.q�� �}✓ f1, �_ �,� �i f'Z�� I hereby certify that this Proposed Lot-Split was prepared
�°`"'"�� `"( by me or under my direct supervision and that I am a duly
�; Licensed Professional Land Surveyor under the laws of the �
SL�, Stat f Minnesota. Dated April 15, 2013. �
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