03-24-14 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, March 24, 2014
7 pm
1. Approval of Minutes
March 10, 2014, Regular Planning Commission Meeting
2. Informal Public Hearing — Preliminary Plan Review — Planned Unit
Development (PUD) — Morrie's Automotive Group PUD #115
Applicant: Morrie's Automotive Group
Address: 7400 Wayzata Blvd.
Purpose: To allow the addition of a new standalone dealership with customer
service support area within the existing parking lot.
3. Informal Public Hearing — Minor Subdivision — 125 Cutacross Road — Olson
Tralee — SU12-14
Applicant: Peter Knaeble
Addresses: 125 Cutacross Road
Purpose: To reconfigure the existing single family residential lot into two new
single family residential lots.
4. Informal Public Hearing — Minor Subdivision — 221 Sunnyridge Lane — Kate's
Woods — SU08-11
Applicant: David Knaeble
Addresses: 221 Sunnyridge Lane
Purpose: To reconfigure the existing single family residential lot into two new
single family residential lots.
5. Informal Public Hearing — Minor Subdivision — 7218 Harold Avenue — Marie's
Woods — SU17-11
Applicant: Peter Knaeble
Addresses: 7218 Harold Avenue
Purpose: To reconfigure the existing single family residential lot into two new
single family residential lots. Variances from the Subdivision Code are
also being requested for this Minor Subdivision.
6. Informal Public Hearing — Minor Subdivision — Intersection of Noble Drive
and Major Drive — Hanson Wood Shores —SU06-06
Applicant: George Wessin
Address: Intersection of Noble Drive and Major Drive
Purpose: The proposed subdivision would reconfigure the existing single
family residential lot into two new single family residential lots.
--Short Recess--
7. Reports on Meetings of the Hausing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
8. Other Business
• Planning Commission Representative on the Community Center Task Force
• Council Liaison Report
9. Adjournment
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Regular Meeting of the
Golden Valley Planning Commission
March 10, 2014
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,
March 10, 2014. Chair Kluchka called the meeting to order at 7 pm.
Those present were Planning Commissioners Baker, Boudreau-Landis, Cera, Kluchka,
Segelbaum and Waldhauser. Also present was Community Development Dir�c#or Mark
Grimes, City Planner Jason Zimmerman, Planning Intern Nick Olson a�d Admini�trative
Assistant Lisa Wittman. Commissioner McCarty was absent.
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1. Approval of Minutes " �� `'����������
.;,
January 13, 2014, Regular Planning Commission Meefir�g
,
MOVED by Waldhauser, seconded by Cera and motion carried unanimously to approve
the January 13, 2014, minutes as submitted.
2. Informal Public Hearing — Final P,I�r�,Revi�w— Planned Unit Development
(PUD) — Carousel Automobiles (Porsche De�ler�hip) PUD #95, Amendment#2
;� ��6 :
Applicant: Twin Cities Autv�otiv�rl(F?orsche�
�..
Address: 9191 Wayzata Blvd. .` ` F
Purpose: To exp�nd the;existing building and modify the parking lot.
Zimmerman stated th�.#,the P'r�liminary PUD plan for this proposal was approved by the City
Council in February and now the:applicant is starting the Final PUD approval process. He
explained the a���licant's proposa���to expand their existing Porsche building and to modify
the parking area.��le refierred to renderings of the proposed new building and noted that it
would expand from'1� t9�� square feet to 26,655 square feet in size and would include new
service�k��ys, carwas�e;:.��Fices and employee facilities. He referred to the parking plan and
stated that �here are currently 193 parking spaces. The applicant is proposing to reduce the
parking by ��i spaces for a total of 147 parking spaces. He noted that there will be some
new display spaces, made of pervious pavers that will partially fall within the 35-foot front
yard setback area and will require a maintenance agreement with the City. He referred to
the landscaping plan and said there will be no net change in the number of trees, however,
five existing trees will be relocated and three ash trees will be replaced with sugar maples.
He stated that staff is recommending approval of the Final PUD proposal with the conditions
listed in his staff report.
Kluchka asked if the conditions that the Planning Commission recommended during the
Preliminary plan process are including in this proposal. Zimmerman stated that the applicant
added bike racks per the Planning Commission's recommendation and that the applicant
will be entering into a maintenance agreement in regard to the maintenance of the proposed
pervious pavers which was also a Planning Commission recommendation. He added that
Minutes of the Golden Valley Planning Commission
March 10, 2014
Page 2
some of the conditions added by the Planning Commission during the Preliminary process
were addressed so they have been removed.
Kluchka asked if the applicant has a snow storage plan. Zimmerman stated that snow is
stored on the northern part of the site.
Cera asked how the Final plan proposal is different from the Preliminary plan. Zimmerman
stated that the parking lot was modified slightly to provide better maneuverability.
Cera asked if the replacement ratio of pervious pavers versus green space is` 1 to 1.
Kluchka asked if pervious pavers are defined in the City Code. Grimes stated that.the Code
accepts and encourages the use of pervious pavers. Waldhauser��dded that some types of
pervious pavers are better than green space.
Baker stated that the parking lot in the Preliminary plan had iss�ues uvith thelf�rning radius
and asked if that has been addressed in this plan. Zimmerman��aid yes, th�e turning radius
has been fixed and that Fire Department staff has r�t�i,ewetl the �lans and is comfortable
with the proposal. ��' ���` ' � �� fi�� :;.
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Segelbaum asked if the City Council had any sigr�i�icant cor�cerns during their review of the
Preliminary plans. Zimmerman stated that the CouriciPs concerns were similar to the
Planning Commissions' such as the use;pf pervious paver� and the proposed
improvements to the parking lot.
Nguyen Hoang, Baker Associat��; �150 ��uth��ifth Street, Architect for the project, showed
renderings of the front of the���j�ding �nd pointed out the location of the bike racks and the
display parking area. Se elb'aum'aske� ,that that rendering be included in the City CounciPs
agenda materials. ���� �'
Hoang showed the Planning Commission a plan illustrating their property and the
neighboring property and how.mu�h of the display areas are located in the front setback on
both properties. '
Kluchka as6��d'tf��,�p��l�ca�t to explain their snow storage plan. Wayne Pisinski, Twin Cities
Automotive, Applicant, stated that they store snow on the north end of the property in a
grassy area��b�yo���l the parking lot.
�„
Cera asked Hp;ang to explain the pervious paver ratio discussed earlier. Hoang showed the
Commissibners a diagram illustrating how pervious pavers work and explained that the
effectiveness of pervious pavers depends on the substrate. Steve Sabraski, Landform
Professional Services, Engineer for the project, added that the pavers themselves are
porous and the gaps between the pavers are filled with stones to allow water to percolate
and infiltrate. He referred to the question regarding the ratio of pervious pavers to green
space and stated that some watersheds do consider it to be a 1 to 1 ratio and others don't.
He added that he feels comfortable using pervious pavers in this situation.
Minutes of the Golden Valley Planning Commission
March 10, 2014
Page 3
Kluchka opened the public hearing. Seeing and hearing no one wishing to comment,
Kluchka closed the public hearing.
Cera said he is comfortable with the proposal. Segelbaum agreed and noted that the
applicant has addressed the Planning Commissions' concerns. Kluchka agreed and said
that conditions added previously by the Planning Commission have been met and
renderings have been added to the plans as requested.
MOVED by Baker, seconded by Waldhauser and motion carried unanimousl�,to
recommend approval of the Final PUD Plan for PUD #95, Amendment�#2, Carq�sel
Automobiles subject to the following findings and conditions: �����
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Findings � �
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1. The PUD plan is tailored to the specific characteristics of'the��������s�te�nd achi�ves a
higher quality of site planning and design than generally expected under conventional
provisions of the ordinance.
2. The PUD plan preserves and protects substantial desirable �{+�rtions of the site's
characteristics, open space and sensitive eny�t-bn�r'rie�tal fea��{��,s including steep
slopes, trees, scenic views, creeks, wetlands;�;and oper� �vaters.
3. The PUD plan includes efficient and effective use (which.;includes preservation) of the
land.
4. The PUD Plan results in development compatible`with adjacent uses and is consistent
with the Comprehensive Plan and redeWelo�r'�aent plans and goals.
5. The PUD plan is consistent w�th preserving and improving the general health, safety
and general welfare of the people of,t�e City�.
6. The PUD plan meets th� P,UD Ir����t and Purpose provision and all other PUD
ordinance provisions. ;,���'`� �
7. The PUD plan propos�'�a sigr�ificant=�mprovement to the parking lot/drive aisles.
8. The PUD plan prpposes 2i:new and unique use of pervious pavers.
9. The conditions ad'd`�d�_b.y the;Planning Commission during the Preliminary plan review
have been rt�et. ��: � �'�'��
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Conditions '�
1. The plan� s�bi�l���d with the application shall become a part of this approval.
2. The r�Gprrirnendafions and requirements outlined in the memo from the Public
�Works C3��arfi��nt to Mark Grimes, Community Development Director, dated March
�5;��014, sfiall be�come a part of this approval.
3. All'�ignag���nust meet the requirements of the City's Sign Code (Section 4.20).
4. This a��:roval is subject to all other state, federal, and local ordinances, regulations,
or laws with authority over this development.
--Short Recess--
3. Discussion Regarding Breweries and Taprooms
Olson gave a presentation regarding breweries and taprooms. He discussed the
definitions, licensing provisions and differences befinreen breweries, taprooms and
Minutes of the Golden Valley Planning Commission
March 10, 2014
Page 4
brewpubs. He referred to several other cities and explained their requirements
regarding hours of operation and what zoning districts they are allowed to be in.
Olson stated that if the direction of the Planning Commission is to move forward with
creating an ordinance some of the issues that should considered include: how a
brewery would be defined, if there should be size limitations, the zoning districts they
would be allowed to operate in, if there should be a required distance from residential
areas, parking requirements, if they should be a permitted or a conditional use, the
types of licenses required, the application and licensing fees, the appropriate days and
hours of operation and if patios would be allowed.
The Planning Commission discussed on-site versus off-site liquor sale,. the different
types of licensing for breweries versus taprooms, the requirements regarding the,�ale of
food, allowing food trucks, how to be marketable, how to have a more;�ttract�ve.
ordinance than other cities, rather than just being consistent witM:tnrh�t other cities have
done, potential opportunities with the future light rail station area a�d,bike�tt�ails,
public/private partnerships, and parking issues. � _� E ���'�
After discussion, the direction from the Planning �3orr�f�i��ssion`vit�s�to have staff start
working on ordinance language and bring a draf#�of it to a future Planning Commission
meeting for review. ,
4. Reports on Meetings of the Hou�ing and Redevelopment Authority, City
Council, Board of Zoning��,pp+eals and other Meetings
.��.:� i�;
Zimmerman reported that the co�r����ltant�contract=for the Bottineau Light Rail Station
planning has now been sigr���d`'ar�d`th2�t the next Station Area Planning Committee
meeting will be on April 3. ''
Waldhauser reported on a sernir�ar she attended regarding the comprehensive plan
process kick-off. '`
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5. Oth���Busin��s�
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: �ounr��� Liaison Report
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Coun�il Memb�r Schmidgall gave an update on the City CounciPs recent decision
regardin,��th� LifieSpan Conditional Use Permit. The Planning Commission discussed
additional�rivays to communicate with neighbors.
Schmidgall stated that he attended a tour of the new addition at Breck School.
Kluchka stated that he will be providing the Planning Commission's 2013 annual report
to the City Council this spring.
Minutes of the Golden Valley Planning Commission
March 10, 2014
Page 5
6. Adjournment
The meeting was adjourned at 8:39 pm.
Charles D. Segelbaum, Secretary Lisa Wittman, Administrat����Assistant
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olden MEMORANDUM
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�a, E,'� Planning Department
763-593-8095/763-593-8109(fax)
Date: M a rch 24, 2014
To: Golden Valley Planning Commission
From: Jason Zimmerman, City Planner
Subject: Informal Public Hearing— Preliminary PUD Plan for Morrie's Automotive
(Maserati & Bentley) PUD No. 115—7400 Wayzata Boulevard—Morrie's
Automotive Group, Applicant
Background
Morrie's Automotive Group is seeking approval of a Planned Unit Development (PUD) Permit to
develop an additional, stand-alone, dealership within the existing parking lot at 7400 Wayzata
Boulevard. A new lot would be created in the southeast corner of the property. The site currently
contains the Morrie's Cadillac dealership; it would be joined by a Maserati and Bentley dealership
in the new building.
The property is zoned "I-394 Mixed Use" and guided for long-term "Mixed Use" on the General
Land Use Plan map. The total lot area is 5.6 acres; it is bounded by Highway 394 to the south and
Pennsylvania Avenue South to the west. The adjacent property to the east contains the Infiniti
dealership and the adjacent property to the north contains the Liberty Carton factory.
Summary of Proposal
The proposed PUD would allow the Applicant to subdivide the existing property and create two
lots. Lot 1, containing the Cadillac dealership, would be 4.6 acres; Lot 2, containing the new
Maserati and Bentley dealership, would be 1 acre. The new building would be located on the
southeast portion of the property and would have parking both to the south and north.
The new building would have a footprint of 9,904 square feet and total square footage of 19,860.
The first floor would contain two showrooms as well as sales offices and workspaces. An elevator
on the north side of the building would allow cars to be brought up to an additional pre-owned
showroom on the second floor.
The front (south) facade of the building would consist mostly of a curtain wall of clear glass with
illuminated signage and a clear glass overhead door. Face brick veneer would make up the
majority of the other three facades, with an additional overhead door located on the north side
of the building.
New landscaping would be installed around the foundation of the building and a hedge would be
added to the east side of the customer parking area to the south. New over-story shade trees
would be added along the east side of the north customer parking area. Overall, the amount of
impervious surfaces on the lot would be reduced.
After the subdivision, the Cadillac dealership would be left with 256 spaces. The new Maserati
and Bentley dealerships would share 27 spaces for a total of 283 spaces on-site. Code requires a
minimum of only 216 spaces for these uses, resulting in an excess of 67 spaces.
A private road runs along the south side of the property and provides access not only to the
Applicant's property, but to other businesses further to the east via a driveway easement. The
new Lot 2 will require use of this road and the existing curb cut into the Cadillac dealership lot.
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PUD 115 - Site Map
Land Use and Zoning Considerations
The property was guided for long-term Mixed Use development in the Comprehensive Plan in
2008. At that time, it was also zoned "I-394 Mixed Use." Although the I-394 Mixed Use Zoning
District requires a Conditional Use Permit for outdoor auto sales, a PUD would allow the
development to occur without this requirement.
The I-394 Mixed Use Zoning District regulates Dimensional Standards, the Density and Mix of Uses,
and various Development Standards. The Code allows the City to approve alternative approaches
that achieve the same design objectives. As a PUD, the City can also offers flexibility from the
regular zoning requirements in order to achieve a better development.
The following table summarizes how closely the requirements of the I-394 Mixed Use Zoning
District are met under the current proposal:
I-394 Mixed Use District Morrie's Maserati & Bentley
Dimensional Standards
Front yard setback, building No minimum 96'
Side yard setback, building 10' 15.9'
Rear yard setback, building 10' 28'
Front yard setback, parking 15' 28'
Side yard setback, parking 15' NA
Rear yard setback, parking 15' 28'
Maximum height 3 stories 2 stories
Impervious coverage 65% maximum 73% (down from 89%)
Density and Mix of Uses
Required mix of uses At least two uses when site is Single use
over one acre
Required open space 15%when site is over one 27% landscaped area
acre
Floor area ratio 0.6 maximum 0.46
Development Standards
Building placement Building close to primary Parking use between building
street; parking use in the and primary street
interior of the site
Building design Facades over 30' divided Yes
visually
Building tops defined through Yes
architectural details
Defined base, middle, and top Some
with human scale elements
Transparency Window and door openings at Yes
least 60% of length and 30%
of facade facing primary
street
Windows located minimum of No (floor to ceiling windows)
3' above grade
Door height maximum of 8' Yes
Window and door or balcony No
openings at least 15%of
upper story, side, and rear �
facades
Building entrances Entrances provided onto Yes
primary street
Entrances lighted and defined Yes
with architectural details
Building materials Exterior wall finish of glass, Yes
stucco, natural stone, brick,
architectural concrete, non-
corrugated metal, or an
equivalent or better
At least 20% of the facade None
facing primary street Kasota
stone or other indigenous
dolomitic limestone
Up to 15%of exterior wall Yes
may be wood, metal, EIFS, or
equivalent when used as trim
All facades shall be Front facade mostly glass;
constructed with materials of other facades brick
equivalent levels of quality to
the front facade, except when
not visible to public
Building colors Bright or primary colors Yes
limited to 15% of all street-
facing facades and roofs
Parking location Located to the side or rear of 20 parking spaces in the front
buildings; parking within front of the building; parking
yard setbacks between between building and street
building and street limited to 61' deep
maximum depth of 40'
Parking screening Screened from streets by 5' 28' wide landscaped strip but
wide landscaped strip no screening
Screening shall consist of None
masonry wall, berm, or hedge
a minimum of 3.5' and
maximum of 4' and not less
than 50%opaque year-round
1 deciduous tree per 50' of None
landscaped frontage
Pedestrian circulation Sidewalks required along all None
street frontages
6' sidewalks along all facades Yes
that abut public parking areas
Public art Encouraged None
Public Works and Fire Safety Considerations
As is standard practice for development proposals, plans for this proposal were reviewed by the
City's Public Works Department to ensure the site can be adequately served by public utilities and
that traffic issues are resolved. A memorandum from the Public Works Department that addresses
sanitary sewer and water services, stormwater management, and tree preservation and
landscaping is attached.
The Fire Department reviewed this proposal to ensure that buildings are equipped with fire
protection systems and that adequate emergency vehicle access is achieved on the site. A
memorandum from the Fire Department that addresses fire hydrants, water supply, and No
Parking Fire Lane signs is attached.
Justification for Consideration as a PUD
The PUD process is an optional method of regulating land use in order to permit flexibility in uses
allowed, setbacks, height, parking requirements, and number of buildings on a lot. Staff has
determined that this application qualifies as a PUD because it achieves the following standards
established in City Code:
• Achieves a high quality of site planning, design, landscaping, and building materials which
are compatible with the existing and planned land uses.
• Encourages creativity and flexibility in land development.
• Encourage efficient and effective use of land, open space, streets, utilities, and other public
facilities.
• Achieve development consistent with the Comprehensive Plan.
• Achieve development consistent with the City's redevelopment plans and goals.
In order to be approved as a PUD, the City must be able to make the following findings:
1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the site and
achieves a higher quality of site planning and design than generally expected under
conventional provisions of the ordinance.
2. Preservation. The PUD plan preserves and protects substantial desirable portions of the
site's characteristics, open space and sensitive environmental features including steep
slopes, trees, scenic views, creeks, wetlands, and open waters.
3. Efficient— Effective. The PUD plan includes efficient and effective use (which includes
preservation) of the land.
4. Compatibility. The PUD Plan results in development compatible with adjacent uses and is
consistent with the Comprehensive Plan and redevelopment plans and goals.
5. General Health.The PUD plan is consistent with preserving and improving the general
health, safety and general welfare of the people of the City.
6. Meets Requirements. The PUD plan meets the PUD Intent and Purpose provision and all
other PUD ordinance provisions.
Recommendation
Staff recommends approval of the Preliminary Plan for Morrie's Automotive (Maserati & Bentley)
PUD No. 115, subject to the following conditions:
1. The plans prepared by mfra, dated 2/21/14 submitted with the application shall become a
part of this approval.
2. The recommendations and requirements outlined in the memo from the Public Works
Department to Mark Grimes, Community Development Director, dated March 17, 2014,
shall become a part of this approval.
3. The recommendations and requirements outlined in the memo from the Fire Department
to Mark Grimes, Community Development Director, dated March 14, 2014, shall become a
part of this approval.
4. The Applicant shall submit a lighting plan.
5. A bicycle rack shall be added to the property.
6. Access to the newly created Lot 2 must be maintained via a driveway easement.
7. The Final Plat shall include "P.U.D. No. 115" in its title.
8. The City Attorney shall determine if a park dedication fee is required for this project prior to
Final Plan approval.
9. The final design shall be reviewed by the City prior to Final Plan approval.
10. All signage must meet the requirements of the City's Sign Code (Section 4.20).
11. This approval is subject to all other state, federal, and local ordinances, regulations, or laws
with authority over this development.
Attachments
Location Map (1 page)
Memo from the Public Works Department dated March 17, 2014 (4 pages)
Memo from the Fire Department dated March 14, 2014 (1 page)
Applicant's Narrative (2 pages)
Photograph of site (1 page)
Site Plans (7 pages)
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Date: March 17, 2014
To: Mark Grimes, Director of Planning and Development
From: Jeff Oliver, PE, City Engineer
Eric Eckman, Public Works Sp cialist
Subject: Preliminary Review—Planned Unit Development#115
Morrie's Automotive—Maserati and Bentley(7400 Wayzata Boulevard)
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Public Works staff has reviewed the plans submitted by Morrie's Automotive Group (Developer)
for construction of a new automobile dealership on a portion of the existing Cadillac dealer-
ship site. The proposed redevelopment, called Morrie's Luxury Auto, is located on the property
known as 7400 Wayzata Boulevard, which is east of Pennsylvania Avenue South and north of
Interstate 394. This memorandum discusses issues identified during the Public Works review
that must be addressed prior to approval of the Final PUD Plans. The comments contained in
this review are based on the plans submitted to the City on February 21, 2014.
Site Plan
This redevelopment includes the creation of a new parcet in the southeast corner of the existing
Cadillac dealership for the construction of a two-level, 19,860 square foot automobile showroom
and customer service building. A portion of the existing Cadillac parking lot will be removed to
accommodate the new building and associated parking facilities. Landscape improvements are
proposed along with a decrease in overall impervious surface area.
The City's street system in the vicinity of this project is adequate to accommodate the vehicle
trips generated by the development. The existing Cadillac parking lot will be modified to allow
for construction of the new dealership and there are no changes proposed to the site circulation
within the PUD or access to the City's street system. The Driveway Easement (Document
1033214) which provides the car dealership to the east of this site access to Pennsylvania Avenue
South may need to be modified to ensure that the new parcel has permanent access to the City's
street system. The Developer must provide copies of this easement to the City.
The City's Comprehensive Transportation Plan identifies a future sidewalk on the east side of
Pennsylvania Avenue South extending from Wayzata Boulevard to Laurel Avenue. The concrete
G:\Developments-Private\Morrie's Auto Maserati PUD 115\PrelimPUDReview 031714.docx
sidewalk must meet City standards and Americans with Disabilities Act (ADA) guidelines. Prior to
Final PUD Plan approval,the City will determine whether the Developer must construct the
portion of the sidewalk adjacent to the PUD or post a financial deposit for future construction by
the City.
Preliminarv Plat
This development includes subdividing the existing property into two new parcels. Lot 1 will
contain the existing Cadillac dealership and Lot 2 will be home to the new Maserati and Bentley
showroom. The preliminary plat and associated plans submitted for review did not include a
survey showing the existing conditions on and adjacent to the site. The Developer must submit a
survey as part of the Final PUD Plans.
The preliminary plat submitted includes the dedication of right-of-way along Interstate 394 and
Pennsylvania Avenue South. However, it does not include the dedication of easements. The
proposed final plat must include the dedication of drainage and utility easements consistent with
the City's Subdivision Ordinance. In addition, since the development is adjacent to Interstate 394,
MnDOT will review the plat and may provide additional comments.
Utilitv Plan
The City's sanitary sewer and water systems that provide service to these properties have
adequate capacity to accommodate the proposed redevelopment. The Developer has
demonstrated that extension of services is possible, as shown in the Utility Plan.
This proposed development is within the sanitary sewershed that is tributary to a system capacity
issue near the intersection of Laurel Avenue and Turners Crossroad. The City's 24-inch diameter
sanitary sewer is effectively at capacity in this location and there is minimal capacity available for
future redevelopment along the 1394 corridor. However, the proposed use at this location is a
low generator of wastewater flow and will contribute minimal flows.
The proposed sanitary sewer and water services for the new building will be extended into the
site for the existing City facilities within Pennsylvania Avenue.The Developer will be required to
obtain Sewer and Water Permits, and a Right-of-Way Management Permit for this installation of
these services.
The Developer will own and be responsible for the sanitary sewer from the point of connection to
the City sewer to the building. The Developer will also own and be responsible for the
maintenance of the water service from the new valve at the point of connection to the City main
to the building.The City will own and maintain the valve at the point of connection.
The Preliminary Utility Plan submitted for review does not indicate any structural piling to
support the sanitary sewer and water services. The soils in the vicinity of this property have
resulted in utility service issues on adjacent properties resulting from soil settlement. The
Developer will be required to submit information from a soils engineer regarding the need for
pile support of the utility services as part of the final PUD submittal.
G:\Developments-Private\Morrie's Auto Maserati PUD 115\PrelimPUDReview 031714.docx
The existing and new buildings within this PUD must comply with the City's Inflow and Infiltration
Ordinance. The existing building has been inspected and staff is in the process of determining if
repairs are needed.The Developer must perform any repairs deemed necessary and obtain a
Certificate of Inflow and Infiltration Compliance, or post and escrow for repairs, prior to final PUD
approval. A Certificate of Compliance must be obtained for the new building prior to occupancy.
Stormwater Mana�ement
This proposed redevelopment is within the Sweeney Lake sub-district of the Bassett Creek
Watershed and is therefore subject to the review and comment of the Bassett Creek Watershed
Management Commission (BCWMC). Due to the scope of redevelopment,the project is not
subject to the BCWMC requirements for water quality and rate control, however,the plans will
be reviewed for erosion and sediment control best management practices.
Sweeney Lake is listed as an impaired water for nutrients (phosphorus) by the Minnesota
Pollution Control Agency. Review by the City and BCMWC will include an evaluation for
compliance with the Sweeney Lake Total Maximum Daily Load (TMDL) Implementation Plan.
The plans submitted by the Developer include the reduction of impervious surface area
(approximately 6,700 square feet), which is recognized as an effective best management practice.
However, the City recommends that the Developer explore additional opportunities for water
quality treatment which will strive to meet the goals and policies set forth in the TMDL.
Stormwater calculations must be submitted as part of the Final PUD Plans.
All existing and proposed storm sewer facilities that are part of this development will be
owned and maintained by the Property Owner. The Developer will be required to enter into
a Maintenance Agreement with the City for the storm sewer facilities installed as part of
the development.
This PUD is also subject to the City's Stormwater Management Ordinance. The City must approve
the Stormwater Management Plans prior to submittal to the BCWMC. In addition,the PUD is
subject to the Minnesota Pollution Control Agency's NPDES Construction Permit. A copy of this
permit must be obtained by the Developer and provided to the City, prior to issuance of any
permits to begin work on site.
Tree Preservation Plan and Landscape Plan
This PUD is subject to the City's Tree Preservation Ordinance and Minimum Landscape Standards.
The plans submitted with this application include a Landscape Plan. The City Forester will review
the plans in more detail, prior to Final PUD Plan submittal,to determine if additional information
is required.
Prior to approval of the Final PUD,the Developer will be required to post a financial security as a
guarantee that the landscaping will survive the two-year warranty period. Therefore,the
Developer must submit to the City an estimate of the cost to furnish and install the landscape
materials prior to Final Plan submittal.
G:\Developments-Private\Morrie's Auto Maserati PUD 115\PrelimPUDReview 031714.docx
Summarv and Recommendations
Public Works staff recommends approval of the Preliminary Plans for Morrie's Automotive PUD
115, subject to the comments contained in this review, summarized as follows:
1. The Developer must include a sidewalk along the Pennsylvania Avenue frontage of the
subject property on the plans submitted for the final PUD, and either construct the
sidewalk or post an escrow for the future construction of the sidewalk.
2. The Developer must submit an existing conditions survey as discussed within this review
as part of the final PUD submittal.
3. Approval is subject to the review and comments of the Minnesota Department of
Transportation.
4. The Driveway Access Easement between the two adjacent automotive dealerships must
be reviewed and be modified as necessary to allow the new automotive dealership access
to Pennsylvania Avenue.
5. The Developer must submit a geotechnical analysis on the needed for structural piling to
support the sanitary sewer and water services to the new building.
6. The Developer must enter into a Maintenance Agreement for the storm sewer facilities
being constructed as part of the PUD.
7. The Developer must obtain Stormwater Management, Right-of-Way Management, Sewer
and Water, and any other permits that may be required for development of this site.
8. The Developer must submit a security for the landscaping on site,the amount of which is
to be determined as part of the final PUD review.
Approval is also subject to the comments of the City Attorney, other City staff, and other
agencies. Please feel free to call the Public Works Department if you have any questions
regarding this matter.
C: Jeannine Clancy, Director of Public Works
Bert Tracy, Public Works Maintenance Manager
Mitch Hoeft, Utilities Engineer
Mark Ray, Street Maintenance Supervisor
AI Lundstrom, Park Maintenance Supervisor and City Forester
Kelley Janes, Utilities Supervisor
Mark Kuhnly, Fire Chief
John Crelly, Deputy Fire Chief
Jason Zimmerman, City Planner
Jerry Frevel, Building Official
G:\Developments-Private\Morrie's Auto Maserati PUD 115\PrelimPUDReview_031714.docx
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Fire Department
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Date: March 14, 2014
To: Mark Grimes, Director of Community Development
Cc: Jeff Oliver, City Engineer
From: John Crelly, Deputy Fire Chief
Subject: Preliminary PUD—7400 Wayzata Blvd —Morrie's Automotive (Maserati & Bentley)
I have reviewed the application for the Preliminary PUD application for Morrie's Automotive
(Maserati & Bentley) located at 7400 Wayzata Blvd. Listed below are my comments.
1. The installation and maintenance of any fire hydrant shall be in accordance with the City of
Golden Valley Public Works Department. Private fire hydrants located on private property shall
be identified with a red paint color. The installation of a fire hydrant shall be within 150 feet of
any fire department sprinkler connection or standpipe connection located on the building. City
Policy and Minnesota State Fire Code Section 9.3.3.7. Provide a fire hydrant within 150 feet of
the building fire department connection (FDC).
2. The fire department connection (FDC) shall be located within 150 feet of the hydrant. The plan
does not indicate a location for the FDC. Please the FDC location on future utility plans
3. The size of the combination fire line/water line is shown as 4-inch. National Fire Protection
Association (NFPA) #24, Standard for the Installation of Private Fire Service Mains and their
Appurtenances, Section 5.2.1 requires a private fire service main to be a minimum of 6-inches
or larger. Provide a water supply line which is 6 inches or larger in size.
4. The installation of No Parking Fire Lane signs shall be installed in accordance with the Golden
Valley City Ordinance. A 20 foot wide access road shall be provided and maintained starting at
the service drive, continue north along the west side of the new building and continuing north
and then west out to Pennsylvania Avenue. Fire lane signs"may" need to be added to ensure
the 20 foot wide road is always accessible.
5. The proposed landscaping site plan —location of trees and other materials shall not obstruct or
hinder the operation of the fire hydrants and post indicator valve.
6. The storage of motor vehicles located in the show room shall be in accordance with the
Minnesota State Fire Code Section 314.4
If you have any questions, please contact me at 763-593-8065, or e-mail
icrelly@goldenvalleymn.gov
Morrie's Luxury Auto - Golden Valley
Preliminary PUD Application
7400 Wayzata Bou/evard
Golden Val/ey, Minnesota
Proiect Narrative:
Introduction:
• The Applicant, Morrie's Automotive Group is making a formal application to change
their existing property at 7400 Wayzata Boulevard to a Planned Unit Development
(PUD).
General Project Scope:
• The purpose for creating a PUD, is to allow the applicant to develop the existing site as
a luxury automotive development. Currently Morrie's Cadillac Saab is located on the
site, and the applicant would like to construct another showroom facility that will house
additional high-end luxury automobile lines.
• Under the PUD, the current parcel will be platted into two lots, and each building will be
located on separate lots.
Site Design:
• The proposed location of the high-end luxury sho�room facility is east of the current
building, which is currently a vehicle display lot.
• Vehicle display will be located on the northeast portion of the site. Customer parking
for the proposed high-end luxury showroom facility will be located in front.
• No modification to the existing site lighting is anticipated.
Building Design:
• The proposed high-end luxury showroom building, consists of a two story structure,
with showrooms on both levels. Service write-up located is located between the main
level showrooms. All service work for the high-end luxury vehicles will be performed in
the existing Cadillac/Saab service department.
• The construction type proposed to the new building is II-B, and will be fully sprinklered.
• The proposed exterior building material consist of a combination of glass, aluminum
composite (ACM) rain-screen system, and face brick. The colors of the proposed
building materials will be of a lighter tone, which will blend with the existing building
colors.
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Morrie's Luxury Auto-Golden Valley
PUD Application
February 21, 2014 �
• Building signage will consist of individual illuminated channel characters for verbiage,
and the manufacturer's logo mark will be a backlit cabinet sign.
• The two main showrooms will each have the separate entrance to their respective
showrooms.
Landscaping:
• Existing landscaping will remain as is, except around the perimeter of the proposed
high-end luxury showroom building.
• Landscaping around the new facility will consist of a variety of foundation planting
around the building perimeter, a hedge along the east edge of the customer parking,
and several over-story shade trees at the northeast corner of the building.
• The sidewalk in front of the proposed showroom facility will be either a decorative
stamped concrete or pavers, which will match the sidewalks around the Cadiilac/Saab
building.
• The total landscaped area (pervious surface) will increase from the current condition.
• There currently are no trees located in the general area of the proposed development,
thus a Tree Preservation Plan is not required.
Grading & Drainage:
• Grading/drainage will be limited to the extent required around the proposed showroom
building. The general drainage direction will remain as currently exists, which is to the
southeast.
• The total hard surface (impervious surface) will decrease from the current condition.
Conclusion:
We believe this PUD request should be granted for the following reasons:
• The creation of this PUD will increase the land density within the 1394 corridor, and
eliminate the view of expansive display lot from Wayzata Boulevard/394.
• The proposed use is compatible with the adjacent businesses, and because of the
nature of the product sold, it is a destination point, and will not create an excessive
amount of traffic.
• The proposed building design, and exterior building materials are high-end, and
complement the designs of the existing adjacent buildings.
• The proposed development reduces the total amount of impervious surFaces on that
site.
�
Morrie's Luxury Auto-Golden Valley
PUD Application
February 21, 2014 2
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763-593-8095/763-593-8109(fax)
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Date: March 24, 2014
To: Golden Valley Planning Commission
From: Nick Olson, Planning Intern
Subject: Informal Public Hearing on Preliminary Plan for Minor Subdivision of
125 Cutacross Road —Peter Knaeble, Applicant
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Summary of Request
Peter Knaeble is proposing to subdivide the property located at 125 Cutacross Road into two separate
lots. The existing house at 125 Cutacross Road would be demolished and both of the newly created
lots would be developed separately.
City Code requires that each new lot be a minimum of 10,000 square feet in the R-1 Single Family
Residential Zoning District. Lot 1 to the north would be 15,548 square feet and the lot to the south,
Lot 2, would be 14,561 square feet. City Code also requires that each lot have a minimum of 80 feet of
frontage at the front setback. Lot 1 to the north and Lot 2 to the south would have 99 feet and 114
feet of frontage measured at the 35 foot setback respectively. The dimensions of both of the newly
created lots provide a sufficient building envelope for development.
Qualification as a Minor Subdivision
The proposed two lot subdivision qualifies as a minor subdivision because the property Iocated at 125
Cutacross Road is an existing platted lot of record, the proposed subdivision will produce fewer than
four lots, and it 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
Staff has evaluated the proposed lot subdivision request as a minor subdivision. As previously
indicated, the proposed subdivision would create two lots in the R-1 Single Family Residential Zoning
District.
The Applicant has submitted a survey of the existing lot prior to the proposed subdivision, as well as a
preliminary plat displaying the two lots after the subdivision. The documents show the existing home
being demolished. These documents provide the City with the necessary information to evaluate the
proposed minor subdivision.
City Engineer Jeff Oliver has submitted a memorandum dated March 17, 2014, regarding
recommendations from the Public Works Department concerning this request. Requirements set
forth in Mr. Oliver's memo are to be included in the recommended action of this subdivision.
Qualification Governing Approval as a Minor Subdivision
According to Section 12.50 of the City's Subdivision Regulations, the following are the regulations
governing approval of minor subdivisions with staff comments related to this request:
1. Minor subdivisions shall be denied if the proposed lots do not meet the requirements of the
appropriate zoning district. Both lots of the proposed subdivision meet the requirements of the
R-1 Single Family Zoning District.
2. A minor subdivision may be denied if the City Engineer determines that the lots are not
buildable. The City Engineer finds that the 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.The addition of the new lots will not place an undue strain on City
utility systems.
4. Approval of the minor subdivision may require the granting of certain easements to the City.
The drainage and utility easements shown on the preliminary plat are acceptable.
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. No other public agencies
have jurisdiction over the streets adjacent to the site.
6. The City may ask for review of title if required by the City Attorney for dedication of certain
easements.The City Attorney will determine if such a title review is necessary prior to approval of
the final plat.
7. The minor subdivision may be subject to park dedication requirements. A park dedication fee of
$2,800 (2% of estimated land market value) shall be paid by the applicant prior to final plat
approval.
Recommended Action
The Planning Department recommends approval of the proposed minor subdivision 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$2,800 shall be paid before final plat approval.
3. The City Engineer's memorandum, dated March 17, 2014, shall become part of this approval.
4. A Subdivision 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.
Attachments:
Location Map (1 page)
Memo from City Engineer Jeff Oliver, dated March 17, 2014 (2 pages)
Site Plans (5 pages)
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Public Works De artment
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763 593 8030!763 593-3988(fax)
Date: March 17, 2014
To: Mark Grimes, Director of Community Development
From: Jeff Oliver, PE, City Engineer
Joe Fox, EIT, Water Resource nginee�.,��
Subject: Minor Subdivision —Olson Tralee— 125 Cutacross Road
Public Works Staff has reviewed the application for a minor subdivision to be named Olson
Tralee. The subdivision is located at 125 Cutacross Road.
The property has a deferred assessment of$4,900 against it for the 2010 Pavement Management
Program. This must be paid at the time of application for the final plat.
Preliminary Plat and Site Plan
The proposed subdivision includes dividing the existing single-family parcel into two single-family
lots with frontage on Cutacross Road. The Developer will be required to obtain a City of Golden
Valley Right-of-Way Management Permit for the installation of driveway aprons onto Cutacross
Road.
The existing home and unattached garage will be torn down. A City of Golden Valley Demolition
Permit will be required along with Sewer and Water Cutoff Permits.
Utilities
There are existing sanitary and water services for both new houses. These services were installed
during the 2010 PMP project and the costs were assessed to the property owner.
There were no easements dedicated on the original Tralee plat in 1939. The preliminary plat for
the current proposed subdivision shows six-foot drainage and utility easements along the sides of
the new parcels and ten-foot drainage and utility easements along the front and back of the new
parcels. These easements are acceptable as drawn.
The existing home at 125 Cutacross Road is not compliant with the City's Inflow and Infiltration
Ordinance. The Developer has entered into an Escrow Agreement and has submitted the
G:\Developments-Private\Olson Tralee Addition-125 Cutacross Road\Memo_PW_MinorSubd.docx
necessary deposit with the City for the I&I repairs. Both new homes must be compliant with this
ordinance before a Certificate of Occupancy will be issued.
Stormwater Management
The proposed subdivision is within the Sweeney Lake sub-watershed of the Bassett Creek
Watershed. This project does not meet the threshold for review by the Bassett Creek Watershed
Management Commission (BCWMC).
The Developer will be required to obtain individual City of Golden Valley Stormwater
Management Permits for each lot at the time of home construction. At the time of permit
application, Grading and Erosion Control Plans that meet City standards must be submitted.
Tree Preservation
This development is subject to the City's Tree Preservation Ordinance. Because each lot will be
custom-graded at the time of home construction, the project will be considered a single-lot
development, in which a separate Tree Preservation Permit will be required for each lot. The
Developer has submitted a Preliminary Tree Preservation Plan which will assist in the review of
each permit application.
Recommendation
Based upon a review of the materials submitted by the Developer and appropriate City
ordinances and standards, Public Works staff recommends approval of the minor subdivision for
Olson Tralee. Approval is subject to the Developer obtaining the required permits as described
above and becoming compliant with the City's Inflow and Infiltration Ordinance.
Please feel free to call me with any questions regarding this matter.
C: Jeannine Clancy, Director of Public Works
Mark Kuhnly, Fire Chief
John Crelly, Deputy Fire Chief
AI Lundstrom, Park Maintenance Supervisor and City Forester
Jerry Frevel, Interim Building Official
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Planning T�epartment
763-593-8095/763-593-81 Q9(fax)
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Date: March 24, 2014
To: Golden Valley Planning Commission
From: Nick Olson, Planning Intern
Subject: Informal Public Hearing on Preliminary Plat for Minor Subdivision of
221 Sunnyridge Lane—David Knaeble, Applicant
��.�.��-� =� _ _ ;:.�� � .� ��... � ��������. m. ��-��� ��� � ����_��
Summary of Request
David Knaeble is proposing to subdivide the property located at 221 Sunnyridge Lane into two
separate lots. The existing house at 221 Sunnyridge Lane would remain and the northern portion of
the lot would be developed separately.
City Code requires that each new lot be a minimum of 10,000 square feet in the R-1 Single Family
Residential Zoning District. Lot 1 to the south, containing the existing home, would be 11,455 square
feet and the new lot to the north, Lot 2, would be 10,050 square feet. City Code also requires that
each lot have a minimum of 80 feet of frontage at the front setback. Lot 1 to the south and Lot 2 to
the north would have 119.1 feet and 84.8 feet of frontage measured at the 35 foot setback
respectively. The dimensions of the new north lot would provide a sufficient building envelope for
development and the existing house on the south lot conforms to the new building envelope of the
proposed subdivision.
Qualification as a Minor Subdivision
The proposed subdivision qualifies as a minor subdivision because the property located at 221
Sunnyridge Lane is an existing platted lot of record, the proposed subdivision will produce fewer than
four lots, and it 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
Staff has evaluated the proposed lot subdivision request as a minor subdivision. As previously
indicated, the proposed subdivision would create two lots in the R-1 Single Family Residential Zoning
District. �
The Applicant has submitted a survey of the existing lot prior to the proposed subdivision, as well as a
preliminary plat displaying the two lots after the subdivision. The documents show the existing home
will be kept. These documents provide the City with the necessary information to evaluate the
proposed minor subdivision.
City Engineer 1eff Oliver has submitted a memorandum dated March 17, 2014, regarding
recommendations from the Public Works Department concerning this request. Requirements set
forth in Mr. Oliver's memo are to be included in the recommended action of this subdivision.
Qualification Governing Approval as a Minor Subdivision
According to Section 12.50 of the City's Subdivision Regulations, the following are the regulations
governing approval of minor subdivisions with staff comments related to this request:
1. Minor subdivisions shall be denied if the proposed lots do not meet the requirements of the
appropriate zoning district. Both lots of the proposed subdivision meet the requirements of the
R-1 Single Family Zoning District.
2. A minor subdivision may be denied if the City Engineer determines that the lots are not
buildable. The City Engineer finds that the 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.The addition of the new lots will not place an undue strain on City
utility systems.
4. Approval of the minor subdivision may require the granting of certain easements to the City.
The drainage and utility easements shown on the preliminary plat are acceptable.
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. No other public agencies
have jurisdiction over the streets adjacent to the site.
6. The City may ask for review of title if required by the City Attorney for dedication of certain
easements.The City Attorney will determine if such a title review is necessary prior to approval of
the final plat.
7. The minor subdivision may be subject to park dedication requirements. A park dedication fee of
$5,860 (2%of estimated land market value) shall be paid by the applicant prior to final plat
approval.
Recommended Action
The Planning Department recommends approval of the proposed minor subdivision 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$5,860 shall be paid before final plat approval.
3. The City Engineer's memorandum, dated March 17, 2014, shall become part of this approval.
4. A Subdivision 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.
Attachments:
Location Map (1 page)
Memo from City Engineer Jeff Oliver dated March 17, 2014 (2 pages)
Site Plans (4 pages)
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763 593 8030/763-593-3988(fax)
Date: March 17, 2014
To: Mark Grimes, Director of Community Development
From: Jeff Oliver, PE, City Engineer
Joe Fox, EIT, Water Resources Engineer�
Subject: Minor Subdivision —Kate's Woods—221 Sunnyridge Lane
Public Works Staff has reviewed the application for a minor subdivision to be named Kate's
Woods. The subdivision is located at 221 Sunnyridge Lane.
Preliminary Plat and Site Plan
The proposed subdivision includes dividing the existing single-family parcel into two single-family
lots with frontage on Sunnyridge Lane. The existing house will remain. The Developer will be
required to obtain a City of Golden Valley Right-of-Way Management Permit for the installation
of the driveway apron onto Sunnyridge Lane for the new home.
Utilities
The Developer has proposed the installation of sewer and water services for the new house.
A City of Golden Valley Right-of-Way Management Permit, along with Sewer and Water Permits,
will be required for the installation of these utilities.
The parcel being subdivided was platted with drainage and utility easements which must be
vacated. The Developer must submit an Easement Vacation Application. The preliminary plat for
the current proposed subdivision shows six-foot drainage and utility easements along the sides of
the new parcels and ten-foot drainage and utility easements along the front and back of the new
parcels. These easements are acceptable as drawn.
The existing home at 221 Sunnyridge Lane is compliant with the City's Inflow and Infiltration
Ordinance.
Stormwater Management
The proposed subdivision is within the Wirth Lake sub-watershed of the Bassett Creek
Watershed.This project does not meet the threshold for review by the Bassett Creek Watershed
Management Commission (BCWMC).
G:\Developments-Private\Kate's Woods-221 Sunnyridge Ln\Memo_PW_MinorSubd.docx
The Developer will be required to obtain City of Golden Valley Stormwater Management Permits
for each new lot. At the time of permit application, Grading and Erosion Control Plans that meet
City standards must be submitted.
Tree Preservation
This development is subject to the City's Tree Preservation Ordinance. Because each lot will be
custom-graded at the time of home construction, the project will be considered a single-lot
development, in which a separate Tree Preservation Permit will be required for each Iot. The
Developer has submitted a Preliminary Tree Preservation Plan which will assist in the review of
each permit application.
Recommendation
Based upon a review of the materials submitted by the Developer and appropriate City
ordinances and standards, Public Works staff recommends approval of the minor subdivision for
Kate's Woods. Approval is subject to the Developer obtaining the required permits and the new
home becoming compliant with the City's Inflow and Infiltration Ordinance.
Please let me know if you have any questions regarding this matter.
C: Jeannine Clancy, Director of Public Works
Mark Kuhnly, Fire Chief
John Crelly, Deputy Fire Chief
AI Lundstrom, Park Maintenance Supervisor and City Forester
Jerry Frevel, Interim Building Official
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Date: March 24, 2014
To: Golden Valley Planning Commission
From: Nick Olson, Planning Intern
Jason Zimmerman, City Planner
Subject: Informal Public Hearing on Preliminary Plan for Minor Subdivision of
7218 Harold Avenue— Peter Knaeble, Applicant
���.x..: �. - . - :_ �'�_: }���.,.�::'- �,[� �:. =� ���,,
Summary of Request
Peter Knaeble is proposing to subdivide the property located at 7218 Harold Avenue into two
separate lots. The existing house at 7218 Harold Avenue would be demolished and both of the newly
created lots would be developed separately.
City Code requires that each new lot be a minimum of 11,000 square feet as set forth by the Zoning
Code in the R-2 Moderate Density Residential Zoning District. Lot 1 to the west and Lot 2 to the east
would each be 15,726 square feet.
City Code also requires that each lot have a minimum of 100 feet of frontage at the front setback.
Both Lot 1 and Lot 2 would have 54.54 feet of frontage at the lot line. The proposed subdivision woutd
require a variance to allow the lots to be the proposed 54.54 feet in width. Due to the small lot
widths, the Applicant is also requesting a variance from the required side yard setbacks of 15 feet on
either side to a distance of 7.5 feet. As proposed, the dimensions of both of the newly created lots
would provide an adequate building envelope for development.
Qualification as a Minor Subdivision
The proposed two lot subdivision qualifies as a minor subdivision because the property located at
7218 Harold Avenue is an existing platted lot of record,the proposed subdivision will produce fewer
than four lots, and it will not create the 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
Staff has evaluated the proposed lot subdivision request as a minor subdivision. As previously
indicated,the proposed subdivision would create two lots in the R-2 Moderate Density Residential
Zoning District.
The Applicant has submitted a survey of the existing lot prior to the proposed subdivision, as well as a
preliminary plat displaying the two lots after the subdivision. Both documents show the existing home
being demolished. These documents provide the City with the necessary information to evaluate the
proposed minor subdivision.
City Engineer Jeff Oliver has submitted a memorandum dated March 17, 2014, regarding
recommendations from the Public Works Department concerning this request. Requirements set
forth in Mr. Oliver's memo are to be included in the recommended action of this subdivision.
Qualification Governing Approval as a Minor Subdivision
According to Section 12.50 of the City's Subdivision Regulations, the following are the regulations
governing approval of minor subdivisions with staff comments related to this request:
1. Minor subdivisions shall be denied if the proposed lots do not meet the requirements of the
appropriate zoning district. Both lots of the proposed subdivision would fail to meet the
requirements of the R-2 Moderate Density Residential Zoning District with respect to frontage and
side yard setbacks. The Applicant has requested variances from these requirements as part of this
proposal.
2. A minor subdivision may be denied if the City Engineer determines that the lots are not
buildable.The City Engineer finds that the 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.The addition of the new lots will not place an undue strain on City
utility systems.
4. Approval of the minor subdivision may require the granting of certain easements to the City.
The drainage and utility easements shown on the preliminary plat are acceptable.
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. Highway 55 is adjacent to
the rear of the minor subdivision. MnDOT has requested additional information from the
Applicant in order to be able to adequately evaluate the proposal.
6. The City may ask for review of title if required by the City Attorney for dedication of certain
easements.The City Attorney will determine if such a title review is necessary prior to approval of
the final plat.
7. The minor subdivision may be subject to park dedication requirements. A park dedication fee of
$1,600 (2%of estimated land market value) shall be paid by the applicant prior to final plat
approval.
Variance Request
The proposal requires variances from the following sections of City Code:
• Section 11.22, Subd. 6 Buildable Lot Requirements
City Code requires a minimum lot width of 100 feet at the front setback line. The Applicant is
requesting 45.46 feet off of the required 100 feet to a width of 54.54 feet for each lot.
• Section 11.22, Subd. 10(A)(3) Side Yard Setback Requirements
City Code requires side yard setbacks of 15 feet.The Applicant is requesting 7.5 feet off of the
required 15 feet to a distance of 7.5 feet for both side yards for each lot.
The City may grant variances from the Subdivision Code if all of the following conditions outlined in
Section 12.54 of the City Code exist:
1. There are special circumstances that would create unusual hardship and deprive the applicant
of reasonable use of his land. Economic difficulty or inconvenience shall not constitute a
hardship.
2. The variance is necessary for the preservation and enjoyment of a substantial property right of
the petitioner.
3. The granting of the variances will not be detrimental to the public welfare or injurious to other
property in the neighborhood.
Staff believes the proposal fails to meet all of the listed conditions:
1. There are no special circumstances that would create a hardship for the Applicant and deprive
him of reasonable use of his land if the provisions of the R-2 Moderate Density Residential
Zoning District were applied with respect to lot width and side yard setbacks. The lot could be
developed with a twin home, thereby achieving the same density, without the granting of the
variances.
2. The variances are not necessary for the preservation and enjoyment of the property rights of
the petitioner. The lot could be developed in a manner consistent with the requirements of
the zoning district.
3. The granting of the variances would not be detrimental to the public welfare. It may, however,
complicate the potential for future redevelopment of properties within this R-2 Moderate
Density Residential Zoning District as two-family dwellings or as townhomes.
The Applicant has responded with the following points:
1. Given that the property is currently zoned for two dwelling units (twin homes), two single
family homes is a reasonable alternative of this property.
2. The property can accommodate either a twin home or two single family homes.
3. There will be no increase in density, traffic, tree removal, grading, or utility construction with
this project over the construction of a twin home.
Recommended Action
The Planning Department recommends denial of the proposed minor subdivision and requested
variances.
Attachments:
Location Map (1 page)
Memo from City Engineer Jeff Oliver dated March 17, 2014 (2 pages)
Letter from Applicant Addressing Variance Requests dated March 10, 2014 (2 pages)
Site Plans (7 pages)
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Public Works De artment
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763-593-8030/7b3-593-3988(fax)
Date: March 17, 2014
To: Mark Grimes, Director of Community Development
From: Jeff Oliver, PE, City Engineer
Joe Fox, EIT, Water Resource Engineer�
Subjett: Minor Subdivision — Marie's Woods—7218 Harold Avenue
Public Works Staff has reviewed the application for a minor subdivision to be named Marie's
Woods. The subdivision is located at 7218 Harold Avenue.
Preliminarv Plat and Site Plan
The proposed subdivision includes dividing the existing single-family parcel into two single-
family lots with frontage on Harold Avenue. The Developer will be required to obtain a City of
Golden Valley Right-of-Way Management Permit for the installation of driveway aprons onto
Harold Avenue.
The existing home will be torn down. A City of Golden Valley Demolition Permit will be required,
along with Sewer and Water Cutoff Permits.
Utilities
There are sanitary and water services for the existing house. These can be used for one of the
proposed new homes; new services will be needed for the other proposed home. Harold Avenue
was reconstructed as part of the 2012 Pavement Management Program. Since the road is less
than five years old, the Right-of-Way Management Ordinance requires that the Developer mill
and overlay the bituminous street after open-cutting the street to install the new services. The
extent of the mill and overlay will be determined by City Staff at the time the Developer applies
for the Right-of-Way Permit.
There were no easements dedicated on the original plat in 1944. The preliminary plat for the
current proposed subdivision shows six-foot drainage and utility easements along the sides of the
new parcels and ten-foot drainage and utility easements along the front and back of the new
parcels. These new easements are acceptable as drawn.
G:\Developments-Private\Marie's Woods-7218 Harold\Memo_PW_MinorSubd.docx
The existing home at 7218 Harold Avenue is not compliant with the City's Inflow and Infiltration
Ordinance. The required repairs can be done immediately. Alternatively, the Developer can enter
into an Escrow Agreement with the City and the repairs can be completed as part of the
construction of the homes. Both new homes must be compliant with this ordinance, before a
Certificate of Occupancy will be issued.
Stormwater Management
The proposed subdivision is within the Sweeney Lake sub-watershed of the Bassett Creek
Watershed. This project does not meet the threshold for review by the Bassett Creek Watershed
Management Commission (BCWMC).
The Developer will be required to obtain individual City of Golden Valley Stormwater
Management Permits for each lot, if they are graded separately. At the time of permit
application, Grading and Erosion Control Plans that meet City standards must be submitted.
Tree Preservation
This development is subject to the City's Tree Preservation Ordinance. Because each lot will be
custom-graded at the time of home construction, the project will be considered a single-lot
development, in which a separate Tree Preservation Permit will be required for each lot. The
Developer has submitted a Preliminary Tree Preservation Plan which will assist in the review of
each permit application.
Recommendation
Based upon a review of the materials submitted by the Developer and appropriate City
ordinances and standards, Public Works staff recommends approval of the proposed minor
subdivision for Marie's Woods. Approval is subject to the Developer obtaining the required
permits as described above and becoming compliant with the City's Inflow and Infiltration
Ordinance.
Please feel free to call with questions.
C: Jeannine Clancy, Director of Public Works
Mark Kuhnly, Fire Chief
John Crelly, Deputy Fire Chief
AI Lundstrom, Park Maintenance Supervisor and City Forester
Jerry Frevel, Interim Building Official
Te���
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Civ�i�rir�
land f��nit�g*C�arsultin�
March 10, 2014
Mark Grimes
City of Golden Valley
7800 Golden Valley Road
Golden Valley, MN 55427
Re: Marie's Woods
Golden Valley,MN
TE #14-103
Dear Mark:
Per our meeting last Friday with the City staff to discuss this project, you indicated that we
should expand on our variance request in writing. This letter will address our request for
variances for this project.
As you know, this property, and its entire block, is currently zoned R-2 Moderate Density
Residential Zoning. This zoning district allows single family homes, twin homes and
townhomes, up to a maximum density of 8 units/acre. We are proposing single family homes
with lot width and side yard setback variances.
A twin home, with individua154.5' wide platted lots for both sides, could be built on this site
without variances. We are basically proposing "splitting"the twin home into two detached
single family homes. The site density would obviously be the same whether a twin home or two
single family homes were built on this site. The building coverage, impervious area, site
grading,tree removal, and utility service construction would also be almost identical with the
construction of either a twin home or two single family homes on this site.
Specifically, we are requesting a lot width variance from 80' to 54.5' to accommodate the two
single family homes. We are also requesting 7.5' side setbacks (15' total for both sides) that
would allow construction of homes up to 39.5' wide. These side setbacks are similar to the
current zoning which requires a total of 15' side setbacks for lots that are 50' wide. We
understand that in the R-2 District, there are no increases in side setbacks for homes over 15'
high.
6001 Glenwood Avenue, Minneapolis, Minnesota 55422 763-593-9325
T����
Engine�riing,lnc.
CiviE E�eerirq;
tand l��ning•Co[tsulting
We are not proposing any variances for lot area requirements, since we exceed the minimum lot
area of 10,000 sf by over 57%. We also are not requesting variances to the front or rear setbacks.
Per Section 12.54 of the City Code:
1. There are special circumstances that would create an unusual hardship and deprive the
applicant of reasonable use of his land. Given that the property is currently zoned for
two dwelling units (twin homes),two single family homes is a reasonable alternative
use of this property.
2. The variance is necessary for the preservation of a substantial property right of the
petitioner. The property can accommodate either a twin home or two single family
homes.
3. The granting of the variances will not be detrimental to the public welfare or the other
property in the neighborhood. There will be no increase in density,traffic, tree
removal, grading, or utility construction with this project over the construction of a twin
home.
We believe that these variances, required to build two single family homes on this site, (where
none are required to build two twin home units) are justified. These variances are necessary to
meet the City's housing density goals, and satisfy the need in Golden Valley for a variety of
affordable housing types.
We are respectfully requesting that the City staff recommend approval of these variances. If you
have any questions, please call me at 763-593-9325.
Sincerely,
���e�L �. /�r�c�GC�e�e
Peter J. Knaeble, PE
Terra Engineering,Inc.
6001 Glenwood Avenue, Minneapolis, Minnesota 55422 763-593-9325
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763-593-�Q95/763-593-�109(fax}
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Date: March 19, 2014
To: Golden Valley Planning Commission
From: Jason Zimmerman, City Planner
Subject: Informal Public Hearing on Preliminary Plan for Minor Subdivision of
Wessin Property (Hanson Wood Shores)—George Wessin, Applicant
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Summary of Request
George Wessin is proposing to subdivide his property located south of Major/Noble Drives and west
of Sweeny Lake and reconfigure the existing single family residential lot into two new single family
residential lots.
City Code requires that each new lot be a minimum of 10,000 square feet in the R-1 Single Family
Residential Zoning District. Lot 1 to the northeast would be 80,344 square feet and Lot 2 to the south
and west would be 97,433 square feet.
City Code also requires that each lot have a minimum of 80 feet of frontage. Lot 1 would have 80 feet
of frontage and Lot 2 would have 87 feet of frontage at the lot line. As proposed, the dimensions of
both of the newly created lots would provide an adequate building envelope for development.
Qualification as a Minor Subdivision
The proposed two lot subdivision qualifies as a minor subdivision because the property located south
of Major/Noble Drives and west of Sweeny Lake is an existing platted lot of record, the proposed
subdivision will produce fewer than four lots, and, as proposed, it would 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
Staff has evaluated the proposed lot subdivision request as a minor subdivision. As previously
indicated,the proposed subdivision would create two lots in the R-1 Single Family Residential Zoning
District.
The Applicant has submitted a survey of the existing lot prior to the proposed subdivision, as well as a
preliminary plat displaying the two lots after the subdivision. These documents provide the City with
the necessary information to begin the evaluation of the proposed minor subdivision.
The owner of the adjacent property immediately to the south, 1801 Noble Drive, has contacted the
City and hopes to subdivide his property in the near future. At this point, his property can only be
accessed via a 20' driveway to Noble Drive, which is platted as a separate lot. In order to provide the
access and frontage necessary for him to subdivide, Staff has evaluated a design that would combine
the 20' driveway with a 30' wide portion of the subject property to create enough right-of-way to
build a new public street. This would not only allow the owner of 1801 Noble Drive to subdivide, but
would provide additional frontage should the Applicant choose to further subdivide his property in
the future.
Section 12.20, Subdivision 1, of the City Code states that when land is subdivided the City shall plan
for new streets:
The arrangement of streets in new subdivisions shall make provisions for the appropriate
continuation of the existing streets in adjoining areas. Where adjoining areas are not
subdivided, the arrangement of streets in new subdivisions shall make provision for the
proper projection of streets. When a new subdivision adjoins unsubdivided land
susceptible to being subdivided, then the new streets shall be carried to the boundaries of
the tract propose to be subdivided.
Staff requires a revised preliminary plat showing the new public street—and the necessary cul-de-sac
at its termination—be provided to and approved by Staff prior to review by the City Council.
City Engineer Jeff Oliver has submitted a memorandum dated March 17, 2014, regarding
recommendations from the Public Works Department concerning this request. It covers the new
public street and cul-de-sac, sewer and water connections, stormwater management and grading,
tree preservation, and public improvements and special assessments. Requirements set forth in Mr.
Oliver's memo are to be included in the recommended action of this subdivision.
Fire Chief Mark Kuhnly has submitted a memorandum dated March 14, 2014, regarding comments
from the Fire Department concerning this request. It covers fire access to the two lots as proposed by
the Applicant. The construction of the new public street and cul-de-sac would help alleviate concerns
from the Fire Department.
The City Attorney has reviewed the legal opinion provided by Paula Callies, attorney for the Applicant,
and disagrees with the conclusion that the City must approve the subdivision application without the
conditions related to the new public street.
Qualification Governing Approval as a Minor Subdivision
According to Section 12.50 of the City's Subdivision Regulations, the following are the regulations
governing approval of minor subdivisions with staff comments related to this request:
1. Minor subdivisions shall be denied if the proposed lots do not meet the requirements of the
appropriate zoning district. Both lots of the proposed subdivision meet the requirements of the
R-1 Single Family Zoning District.
2. A minor subdivision may be denied if the City Engineer determines that the lots are not
buildable.The City Engineer finds that the 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 preliminary utility plan must be provided that better illustrates a
feasible extension of sewer and water to the new lots.
4. Approval of the minor subdivision may require the granting of certain easements to the City.
The City requires the dedication of right-of-way to accommodate the extension of a public street
and a cul-de-sac. Additional easements are required as outlined in the March 17, 2014, memo
from the Public Works Department.
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. No other public agencies
have jurisdiction over the streets adjacent to the site.
6. The City may ask for review of title if required by the City Attorney for dedication of certain
easements. The City Attorney will determine if such a title review is necessary prior to approval of
the final plat.
7. The minor subdivision may be subject to park dedication requirements. A park dedication fee of
$26,400 (2% of estimated land market value) shall be paid by the applicant prior to final plat
approval.
Recommended Action
The Planning Department recommends approval of the proposed minor subdivision subject to the
following conditions:
1. A revised preliminary plat that includes a public street and cul-de-sac will be submitted to Staff
prior to review by the City Council.
2. The City Attorney will determine if a title review is necessary prior to approval of the final plat.
3. A park dedication fee of$26,400 shall be paid before final plat approval.
4. The City Engineer's memorandum, dated March 17, 2014, shall become part of this approval.
5. The Fire Chief's memorandum, dated March 14, 2014, shall become part of this approval.
6. A Subdivision Agreement will be drafted for review and approval by the City Council that will
include issues found in the City Engineer's memorandum.
7. All applicable City permits shall be obtained prior to the development of the new lots.
Attachments:
Location Map (1 page)
Memo from Fire Chief Mark Kuhnly dated March 14, 2014 (1 page)
Memo from City Engineer Jeff Oliver dated March 17, 2014 (6 pages)
Letter from Paula A. Callies, Callies Law, dated March 18, 2014 (2 pages)
Site Plans (2 pages)
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���-���-sa��/ �s�-s��-soss(fax)
Date: March 14, 2014
To: Mark Grimes, Director of Community Development
From: Mark Kuhnly, Fire Chief
Subject: Minor Subdivision -Wessin Property (Hanson Wood Shores)
The Golden Valley Fire Department has reviewed the minor subdivision plans dated 1-30-2014 for
the Hanson Wood Shores project. Listed below are the fire department comments.
Note:
This is the third or fourth review of a proposed project for this area. The biggest challenges facing
the fire department are the very lengthy driveways, the distance to a water supply and our ability
to turn around and get back to a public street. Typically the fire department will park on the street
in front of a house and lay a 200 foot pre-connected hose which will reach ALL interior points of a
home. Successfully fighting a fire in a building that does not have any "built in fire protection
systems" boils down to early identification of the fire, prompt fire department response and quick
deployment of ample amounts of water to combat the fire. �
1. Lot 1 as proposed does not meet the requirements of Minnesota State Fire Code. The following
need to be addressed:
a. The private driveway is approximately 230 feet in length. A fire road that exceeds 150
feet shall be provided with an approved turn around.
b. The drawing does not detail the clear width of the private road (appears to be 12 feet
wide) and to what standard the road will be constructed to.
2. Lot 2 as proposed does not meet the requirements of Minnesota State Fire Code. The following
need to be addressed:
a. The private driveway is approximately 390 feet in length. A fire road that exceeds 150
feet shall be provided with an approved turn around.
b. The drawing does not detail the clear width of the private road (appears to be 12 feet
wide) and to what standard the road will be constructed to.
If you have any questions, please contact me at 763-593-8080 or by e-mail,
mkuhnlv@goldenvallevmn.�ov
city o�f �,:,�t �,,;
Public Works De artment
r
763-593-$030/763-593-3988(fax)
Date: March 17, 2014
To: Mark Grimes, Community Development Director
From: Jeff Oliver, PE, City Engineer
Subject: Subdivision Review of Hanson Wood Shores
Mr. George Wessin has submitted an application for a minor subdivision of his property located
on the west side of Sweeney Lake immediately south of Noble Drive and Major Drive.
The proposed development includes splitting the existing 4.08 acre parcel into two lots with
frontage on Noble Drive. The preliminary plat submitted for review indicates that the parcel is
approximately 3.1 acres in size above the Ordinary High Water level (OHW) of Sweeney Lake.
A Subdivision Agreement that outlines the Developer's obligations will be required for this
development.
Preliminarv Plat and Site Plan
As discussed above, the proposed subdivision includes splitting the existing parcel into two
single-family lots with frontage on Noble Drive. The Developer will be required to obtain a City
Right-of-Way Management Permit for the installation of driveway aprons onto Noble Drive.
There is an existing 20-foot wide parcel immediately adjacent to the property being considered
for subdivision that is owned by the property owner immediately south of the subject property
(1801 Noble Drive). The property at 1801 Noble Drive has an existing home on it and the 20-foot
wide parcel serves as the access to that home. The owner of 1801 Noble Drive has met with City
staff several times and has submitted concept plans for the subdivision of that property. Based
upon preliminary review of these concept plans it appears that the 1801 Noble Drive parcel can
be subdivided into two or three conforming parcels. In addition, there is a portion of Lot 3, Block
1 of Golden View, which was approved by the City in the fall of 2012, and additional properties
located to the west that may be developable.
The Golden Valley City Code, Section 12.20: Minimum Subdivision Design Standards, Subdivision
1. Street Plan, outlines Developer requirements to extend street through a property being
developed to make provision for the proper project of streets through to the boundary between
parcels to allow for subdivision of the adjacent, undeveloped property. Because the property
G:\Developments-Private\Hanson Wood Shores\Subdivision Review 031714.docx
owner at 1801 Noble Drive has indicated his desire to develop his adjacent parcel, this
development must comply with Section 12.20 of the City Code.
Therefore, the Developer of the proposed Hanson Wood Shores must dedicate street right-of-
way to provide for the logical extension of streets to the adjacent parcel. In addition, it is this
Developer's responsibility to extend public streets, sanitary sewer, watermains and storm sewer
within this subdivision to provide those services to the adjacent property.
Based upon the above discussion, the preliminary plat for Hanson Wood Shores must be revised
to include the dedication of 30-feet of street right-of-way along the western property line. The
property owner at 1801 Noble Drive will be required to dedicate the existing 20-foot wide parcel
as street right-of-way to provide a total street right-of-way of 50-feet wide. In addition, both
Developers will be required to dedicate additional right-of-way to provide for the construction of
a cul-de-sac at or near the common property line. The determination of the location of the right-
of-way for a cul-de-sac must be reviewed by City staff and must be acceptable to both
Developers.
The proposed plat must be modified to include the dedication of drainage and utility easements
consistent with the Subdivision Ordinance. This includes 10-foot wide easements on all plat
boundaries and 12-foot wide easements centered on internal property lines.
Because the development is adjacent to Sweeney Lake, the preliminary plat must include
drainage and utility easements which incorporate any wetlands on the lake shoreline, and must
accommodate the floodplain for the lake. Therefore, the preliminary plat must be revised to
extend the proposed drainage and utility easement over the portion of the property within the
lake and extend to an elevation of 833.5 mean sea level, which is the regulatory flood protection
elevation as outlined in the Subdivision Ordinance.; and/or to a point ten-feet beyond any
wetlands located on the lakeshore, whichever elevation is greater.
The Developer will also be required to dedicate conservation easements along the shore of
Sweeney lake as discussed later in this review.
Utilities
There is an existing 16-inch diameter sanitary sewer that is located partially within the 20-foot
wide parcel immediately west of the property proposed for development. This trunk City sanitary
sewer extends from the west and flows northward along Noble Drive, and is not located within
the subject property. There are no existing sanitary sewer services extended from this main to
provide service to the property being developed.
The City holds a ten-foot wide sanitary sewer easement (Document 3144805) over its 16-inch
sanitary sewer. The preliminary plat submitted for review does not include the location of this
sanitary sewer easement and must be modified to include the easement.
The Developer has submitted plans that indicate that sanitary sewer services will be extended
from the City's trunk sanitary sewer at a point within the right of way of Noble Drive. These
proposed sewer services are long and include direction changes. The length may result in
elevation issues to provide service to the lower levels of the new homes, and other maintenance
issues are likely to result from the length and direction changes. The developer should
demonstrate that other sanitary sewer service locations are not feasible for the proposed lots.
Consistent with the discussion of extending public streets to the undeveloped properties to the
south and west of this proposed subdivision, the developer must submit a utility plan the extends
City sanitary sewer, water and storm sewer to the adjacent property.
There is an existing 6-inch diameter watermain located within Noble Drive adjacent to this
property with adequate capacity to serve the proposed development. However, there are no
existing water services to the subject property. The Preliminary Utility Plan must include the
location of water services to each of the properties.
The new homes within this development must be compliant with the City's Inflow and Infiltration
Ordinance prior to issuance of Certificates of Occupancy for the homes.
Stormwater Mana�ement and Gradin�
This development is within the Sweeney Lake 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. However, if the individual Grading Plans for each lot
include any grading or land-disturbing activity within the floodplain, those plans will be subject to
the review of the BCWMC.
This staff review assumes that each lot will be custom-graded at the time of home construction.
A City Stormwater Management Permit will be required for each lot, before the start of
construction. A Stormwater Management Plan meeting City standards is required as part of each
permit submittal.
This development is subject to the City's Floodplain Management Ordinance, due to the presence
of the floodplain for Sweeney Lake. The lowest floor and lowest openings of new principal and
accessory structures must be a minimum of two (2)feet above the base flood elevation to ensure
adequate flood protection. In addition, City and BCWMC requirements prohibit the placement of
fill within a designated floodplain. According to the preliminary plat submitted, there are no
proposed impacts to the floodplain of Sweeney Lake. The individual Stormwater Management
Plans submitted for each lot must also ensure that these provisions are met.
The Developer will be required to provide a wetland delineation report for review prior to
approval of the final plat. If it determined that wetlands are present, the easements discussed
earlier in this review must cover the wetlands and provide for a 10-foot wide vegetated buffer
upland of the wetland limit. If it is determined that wetlands are present, staff reserves the right
to require additional protective measures as part of the final plat.
Sweeney Lake is listed as impaired for nutrients on the Federal List of Impaired Waters and a
Total Maximum Daily Load (TMDL) study was completed by the Minnesota Pollution Control
Agency and BCWMC. The TMDL study identified several best management practices that would
help to improve the water quality of Sweeney Lake. One of those best management practices is a
vegetative buffer along the shore. As part of the approval of this development, a 10-foot native
or natural vegetative buffer is required to be established along the lake and wetland to improve
the water quality of Sweeney Lake. The buffer should be designed in a manner consistent with
the City's Stormwater Management Ordinance, which allows a corridor for property owner
access to the lake. The buffer must be a minimum of 10-feet in width and should be shown and
described on plans submitted with the final plat.
As an additional requirement, each property owner must grant and convey to the City a
permanent conservation easement, to ensure that the buffer is preserved and maintained into
the future. The property owner will be responsible for ongoing maintenance of the buffer. The
maintenance requirements will be included in the text of the conservation easements. Because
each homeowner will determine the location of their access corridor, the conservation
easements must be based upon customized legal descriptions. The legal descriptions and surveys
illustrating the easements must be submitted by the Developer to the City for review and
approval. Signs or posts designed to City standards must be placed in the field to clearly mark the
boundary of the conservation easement areas. No permanent structures will be allowed in the
conservation easements or the access corridors, and no outside storage will be allowed within
the conservation easement areas. Stairways, docks, and sand beaches may be allowed within the
access corridors, provided they are consistent with the Minnesota Department of Natural
Resources (MnDNR) guidelines and permit requirements, and the provisions of the Wetland
Conservation Act. Work below the OHWL may not occur without a permit from the MnDNR.
The conservation easements must be drafted by the City, signed by all parties, and recorded at
Hennepin County, before Stormwater Management Permits are issued for new construction. The
Subdivision Development Agreement will specify that an escrow must be posted by the
Developer in an amount sufficient to cover the establishment of the buffer per plan and the
maintenance required for two additional growing seasons.
Tree Preservation Plan
This development is subject to the City's Tree Preservation Ordinance. Because each lot will be
custom-graded at the time of home construction, the project will be considered a single-lot
development, in which a separate Tree Preservation Permit will be required for each lot. The
Developer has submitted a Tree Inventory and Preliminary Tree Preservation Plan which will
assist in the review of each permit application.
Public Improvements and Special Assessments
Following the modifications to the plans to address the extension of public utilities and streets to
accommodate future development as discussed in this review, the plans must be resubmitted for
review. Staff recommends that the three property owners communicate and develop an orderly
plan for development and improvements that will benefit all three parties.
The public utilities and streets discussed within this review will be constructed as a public
improvement project with the Developer(s) responsible for 100%of the construction and indirect
costs. In order to initiate the public improvement process a petition for the improvements must
be submitted to the City with all three property owners' signatures. This petition must include a
waiver of the right to appeal special assessments for the improvements.
The property being considered for development has a $42,000.00 deferred special assessment
levied against it for the 2006 Pavement Management Project. In addition, the undeveloped lots in
the vicinity of this proposed development also have deferred special assessments. These
deferred assessments will be due at the time of final plat approval. However, the deferred
assessments may be applied toward the cost of the required street construction. The deferred
special assessments, public improvement costs, and the associated special assessments will be
addressed in the Development Agreement for this subdivision, and/or for any subdivision that
occurs on the undeveloped property.
Summary and Recommendations
Public Works staff recommends approval of the proposed minor subdivision to be named Hanson
Wood Shores, subject to the comments contained in this memorandum. These comments are
summarized as follows:
1. Modification of the preliminary plat to include the dedication of right-of-way to
accommodate the extension of a public street to undeveloped property to the south and
west of the proposed development.
2. Modification of the preliminary plat to include the dedication of easements consistent
with the Subdivision Ordinance, including easements on the plat boundary, internal
property lines, and over the floodplain of Sweeney Lake, as discussed in this
memorandum.
3. The preliminary plat must be revised to include the location of the existing sanitary sewer
easement over the City trunk sanitary sewer located immediately west of the property
being developed.
4. The Developer must submit a Preliminary Utility Plan that includes extension of sanitary
sewer, watermain and storm sewer to provide service to undeveloped property to the
south and west of the property being developed.
5. The homes within the proposed development must be compliant with the City's Inflow
and Infiltration Ordinance, prior to issuance of Certificates of Occupancy for the homes.
6. The low floors of homes within this development must be no lower than an elevation of
833.5 feet mean sea level, in accordance with the Floodplain Management Ordinance.
7. A wetland delineation must be performed for the proposed development, prior to the
approval of the final plat.
8. The Developer must place a 10-foot wide buffer strip with native vegetation along the
shore of Sweeney Lake, as discussed in this memorandum.
9. The City and each of the homeowners must establish and record with Hennepin County,
permanent conservation easements, the vegetated buffer strips, and any wetlands on
each lot.
10. The Developer or builder must obtain a City Stormwater Management Permit for
each of the properties within the development, prior to issuance of Building Permits for
the homes.
11. The Developer must obtain City Right-of-Way Management Permits for any work within
City street right-of-way or easements.
12. The Developer or builder must apply for and obtain a Tree Preservation Permit for each
lot, prior to issuance of Building Permits.
13. The Developer must pay the deferred special assessments on the property being
developed, prior to approval of the final plat.
14. The Developer must enter into a Development Agreement with the City that includes a
waiver of his right to appeal special assessments for the extension of a public street,
sanitary sewer, watermain and storm sewer through the property being developed to
provide for the development of property to the south and west of this parcel.
15. Approval is also subject to the review and comments of the City Attorney, City Planner,
and Deputy Fire Marshal.
Please feel free to call me with any questions regarding this matter.
C: Jeannine Clancy, Director of Public Works
Eric Eckman, Public Works Specialist
Joe Fox, Water Resources Engineer
Mitch Hoeft, Utility Engineer
Mark Kuhnly, Fire Chief
John Crelly, Deputy Fire Chief
Jason Zimmerman, City Planner
Jerry Frevel, Interim Building Official
CALLIES Paula A. Callies
�..... L1��'1�
5500 Wayzata Blvd. •Suite 1000• Minneapolis,MN 55416 pcallies�callies-law com•www callies-law com (763)546-8020
March 18,2014
Jason Zimmerman
City of Golden Va11ey . �
7800 Golden Valley Road �
Golden Valley,MN 55437
RE: George Wessin Minor Subdivision '
Tract B, RLS#1104 � '
Dear Mr. Zimmerxnan:
I represent Jacqueline Day who is working on behalf of Mr.Wessin. I am writing in response to
your letter of February 27, 2014 to Mr. Wessin. I am not able to attend the Planning Commission
meeting on March 24, 2014. Please include this letter as part of the record.
Your letter indicates that the City will only approve of Mr. Wessin's proposed minor subdivision �
if he agrees to dedicate 30' of land alongside the existing driveway to construct a future public
street. This is a major change from the City's previous position whereby staff encouraged Mr.
Wessin to subdivide his land into 21ots since that would not necessitate a new road. Because the
land dedication requirement does not serve a public purpose,the City does not have the authority
to make approval of the minor subdivision subject to this condition.
You cite Section 12.20, subd.l of the City Code as support for the City's position. As you note,
subdivision 1 reads, in part, "[t]he arrangement of streets in new subdivisions sha11 make
provisions for the appropriate continuation of existing streets in adjoining areas." However, Mr.
_ _
_
-- - essin's propos- is�or a simple 1ot sp it. T�ie lot to be subd'ivided consists of 4.08 acres. As
required by §12.20, subd.5 and §12.50, subd.3(A), the two new lots will"abut entirely on an
improved public street" and have direct access to Noble Drive. No new streets are being
proposed,nor are any new streets needed to serve the new lots. The proposed lots meet all of
the minimum area and dimension requirements for the R-1 zoning district.No variances are
needed.
Section 12.20, subd.l also provides that, [w]here adjoining areas are not subdivided,the
arrangement of streets in new subdivisions shall make provision for the proper projection of
streets. When a new subdivision adjoins unsubdivided land susceptible to being subdivided,then
the new streets shall be carried to the boundaries of the tract proposed to be subdivided."
(emphasis added). Again,Mr. Wessin's minor subdivision does not require new streets. Section
12.20, subd.l is simply not applicable to his proposal.
Jason Zimmerman
March 19, 2014
Page Two
As you know,the lot to the south of Mr.Wessin's proposed subdivision is now owned by Lecy
Bros. Construction Inc. ("Lecy"). Lecy is interested in future development of that lot. T'he Lecy
lot has always had direct access to Noble Drive via the existing shared driveway. Turning the
driveway into a public street is not the only option for Lecy. Lecy could attempt to purchase
land from neighboring property owners for public street access from Spring Valley Road. There
is no legal basis for the City to force Mr. Wessin to give up his land for another's private
development. Not to mention that the Lecy lot has a very large spring in the middle of the
property and a huge culvert that feeds fresh water directly into Sweeney Lake. The City is
demanding that George Wessin give up his valuable land to create a road to serve a pazcel that
may not be appropriate for more intense development in any case. The City should not be
involved in furthering one private development at the expense of another.
In summary,the City is going too fax by imposing the condition that Mr. Wessin dedicate 30' of
his land for a public street in order to obtain subdivision approval. This condition is not
reasonable, or necessary for public purposes. Requiring Mr. Wessin to dedicate land for a road
unfairly diminishes the value of Mr. Wessin's property and causes him individually to bear the
burden of the City's preference for another private development. The cost of the road makes the
minor subdivision economically unfeasible and would amount to an unconstitutional taking.See
Kottschade v. Rochester, 760 N.W.2d 342 (Minn. Ct. App. 2009); Wensmann Realty Inc. v. City
ofEagan, 734 N.W.2d 623 (Minn. 2007).
Mr. Wessin's proposed minor subdivision meets all established city code requirements.
Accordingly,the City must approve his application without conditions.
Thank you.
Sincerely,
q '
_ _ . _.... ._. _ _. _ . .�v1� . ... . .. . ... ..... ...
.___ ' _ . . .. .
. . . _ �����. � `,... . _ .. . . ... . .
Paula A. Callies
cc: Jacqueline Day
George Wessin
Scott Lucas, Esq.
Mark Grimes
Allen D. Barnard. Esq.
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763-593-8095/763-593-8109(fax)
Date: March 17, 2014
To: Planning Commission
From: Mark W. Grimes, Community Development Director
Subject: Planning Commission Representative on the Community Center Task Force
The City Council is in the process of forming a task force to consider the construction of a new
community center. The Council has asked that one member from the Planning Commission serve on
this task force. We will discuss this at the March 24, 2014, Planning Commission meeting. Information
about the community center task force is attached.
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Request for Qualifications & Quote:
Architectural Services for Needs Assessment,
Conceptual Design and Cost Estimates for a
Community Center
PURPOSE
The City of Golden Valley is seeking proposals for Architectural Services for a community task
force needs assessment, conceptual design and estimated construction budget for a community
center of approximately 40,000 square feet of building (not including parking requirements).
Proposers must have demonstrated experience in site and building design and in estimating
construction costs of municipal community centers. Architectural services will include,
assessment of current community center, all meeting notes, data collection, meeting materials,
task force meeting facilitation, staff work sessions, final report and conceptual building design
with estimated construction costs. Architectural services will also be expected to present at up to
three council/manger meetings.
The analysis will include a review of input from Community Center Task Force, identification of
building program needs as well as to help refine space requirements for each program component
and costs associated with each of them (construction).
The new community center concept would be located on the same property as the current
Brookview Community Center, however there is an opportunity to take advantage of current
programming and eliminate out buildings and possibly shift (North-South) to a new location
within property. As a part of this process, the chosen architect will assist in site analysis and
building layouts based on location options.
TASK FORCE MISSION
The mission of the Community Center Task Force is to provide input based on historical use
patterns, community needs, staff input, future program and revenue opportunities, as well as
gather new information to make a recommendation to the City Council regarding the
construction of a new community center at Brookview.
The Task Force will be scheduled to meet six (6) times with facilitation provided by selected
consultant and staff representatives. A preliminary meeting schedule is outlined below:
• Review current building, use patterns, issues, needs and opportunities
• Tour similar concept area centers/golf operations
• Discuss impressions and opportunities from the facility tours keeping in mind what types of
things would potentially be a good fit for Golden Valley/determine priorities for Golden
Valley/imagine ideal Community Center
• Review an initial program space design based on input from Task Force and staff. Prioritize
key components if needed.
• Check in meeting with City Council
• Review program and design to be presented to City Council/review needs and priorities
again to be sure the program reflects the desires of the Task Force and staff
• Final Task Force meeting/review recommended proposal and facility report for presentation
to the City Council.
GENERAL SCOPE OF SERVICE
The design firm will:
• Brookview Community Center Assessment: Develop an assessment of the current
Community Center and provide opinion as to whether or not it should be considered as an
option for remodeling/addition.
• Facilitate Community Task Force Process: Work with appointed Community Task
Force and staff on issues, needs, building location, design and program components.
• Program Development: Review and refine the preliminary program for each of the
components. The architect will look at the desires and intentions for each component's
use and be sure enough space is included for all potential needs. The architect, based on
past experiences, will be called upon to suggest additional enhancements to the facility.
• Location: Recommend building location based on opportunities and current use patterns
for site.
• Schematic Designs/Concept Plans: Schematic building plans and alternatives should be
prepared for potential locations within the site. At this time we are looking at the
feasibility of building a new facility at Brookview and its fit with surrounding and new
uses. Successful designs must consider the surrounding existing uses, scale, and
character, as well as future land use plans of the site. The City Council is very interested
in having the site and building be a unique design with a lot of character utilizing low
maintenance building materials.
• Preliminary costs estimates for construction: A cost estimate for construction should
be developed based on program components, building layout and location.
• Meetings: Attend and facilitate all task force meetings (6), all consultant/staff work
session meetings and associated project meetings (including design and working group
meetings) (8-10). Plan to attend up to three (3) City Council meetings as a part of this
process.
PROJECT TENTATIVE TIMELINE
Architecture firm hired: Week ofApril 14`h, 2014
Initial meeting with project lead: Week of April 21 s`, 2014
Community Center Task Force Appointed: May 6`h, 2014
Task Force Meeting#1: Tuesday, May 20`h, 2014
Task Force Meeting#2(tour): Tuesday, June 17`h, 2014
Task Force Meeting#3: Tuesday, July 1 Srh, 2014
Task Force Meeting#4: Tuesday, August 12th, 2014
City Council Check-in meeting: Tuesday, September 9rh, 2014
Task Force Meeting #5: Tuesday, September 16`h, 2014
Task Force Meeting #6: Tuesday, October 14`h, 2014
City Council check-in meeting: Wednesday, November 12`h, 2014
Note: Task Force meetings will be scheduled from 5:30 — 7:30 p.m. on scheduled dates. Council
check-in meetings will begin at 6:30 p.m.
The City of Golden Valley would like this part of the �roject completed by November 7t", 2014
for final presentation to City Council on November 12t , 2014. The City Council can then decide
if they wish to pursue this project by going forward with public meetings and financing plans.
SUBMITTAL REQUIREMENTS
The deadline for proposals is 10 a.m. on Friday, March 28th, 2014. Please submit four (4) paper
and one (1) electronic copy of the proposal for City review. Proposals should not exceed 12
pages and should provide the following information:
l. Clearly identify the firm, address, telephone number, contact person responsible for the
proposal, and their e-mail address.
2. Provide brief informational statement about the firm.
3. Clearly identify all consultants proposed and each discipline and the specific services
each consultant will be providing.
4. Provide brief background, of experience in design and construction of municipal
community centers and sustainable sites and buildings.
5. Proposals must clearly indicate the design team for the firm and who will be assigned to
this project as principal, architect, engineer, project managers, etc.
6. Provide a list of projects that are similar in type (i.e. community and recreation centers)
and scope that the firm has completed in the last five years. For the projects identified,
please provide the total construction cost and price per square foot, the name and
telephone number of the owners' representatives on the projects, and your firm's
principal and team for each project.
7. Provide an overview of your firm's understanding of and approach to the project.
8. Provide a brief statement on what distinguishes your firm from others that might be
considered for this project.
9. List and describe your scope of services by bullet point.
10. Present any additional information not requested that may be useful and applicable to the
selection process.
11. Describe your professional fees, basic services and deliverables for task force facilitation,
staff work sessions, program area identification, planning, site design, facility design, city
council meetings and construction estimation. The proposed fee for services shall be a not
to exceed amount, should clearly indicate the hourly rate of each team member and the
hours and percentage of time each team member will dedicate to the project and list any
reimbursable expenses that are anticipated for this project.
12. Reponses must be sent to and questions directed to the project lead:
Rick Birno
Director of Parks and Recreation
City of Golden Valley
200 Brookview Parkway
Golden Valley, MN 55426
(763) 512-2342
rbirno@goldenvalleymn.gov
SELECTION PROCESS
A selection committee comprised of staff from Administration, Public Works, Community
Development and Parks & Recreation will review all submissions. Selected firms will be invited
for an interview. The timeline for the selection process is as follows:
• Submission deadline: March 28th, 2014, 10 a.m.
• Review of responses: March 31 St to April4th, 2014
• Notification to firms selected for interviews: April7th, 2014
• Interviews: Scheduled for Friday, April 11 th, 2014
ACCEPTANCE/REJECTION OF PROPOSALS
The City of Golden Valley intends to enter into a contract with the selected firm that best
satisfies the needs of the City. This RFP does not commit the City to award a contract or share in
any expense of preparing these proposals.
ADDITIONAL INFORMATION
Each proposal will be evaluated based on the Consultant's response to the Request for Proposal.
Emphasis will be placed upon experience with similar projects, ability to meet proposed
schedule, project understanding, direct experience and time involved with municipal service
consulting and fiscal requirements. City staff review may require additional information during
the selection process. The City of Golden Valley will not be liable for any expense incurred by
the Consultant in preparing or submitting the proposal. The City of Golden Valley reserves the
right to reject any and all proposals and to waive any irregularities in a proposal. Selected
consultants will be contacted after City review of the proposals and scheduled for an interview.
The selected firm will enter into a standard AIA contract (as modified by the City) with the City
of Golden Valley.
ATTACHMENTS
• Site map of the potential location options
NO CONTACT
Proposers are prohibited from contacting any elected official for purposes of lobbying to secure
this contract.
PROPOSED COMMUNITY CENTER TASK FORCE
2 members from the Open Space and Recreation Commission (selected by Commission)
1 member from the Planning Commission(selected by Commission)
1 member from the Environmental Commission(selected by Commission)
1 member Teen Committee (selected by Committee)
2 members from the Brookview Seniors Program (Staff facilitated)
1 member from the Brookview Men's Golf Association (Staff facilitated)
1 member from the Brookview Women's Golf Association(Staff facilitated)
2 members from Golden Valley Youth Athletic Associations (Staff facilitated)
3 staff representatives from Parks & Recreation Department
1 staff representative from Planning Department
2 staff representatives from Brookview Golf Department
1 staff representative from Public Works Department
1 staff representative from Communications Department
Task Force commitment would be a total of six meetings, one meeting per- month
beginning in May on Tuesday evenings from 5:30 - 7:30 p.m.