04-28-14 PC Minutes Regular Meeting of the
Golden Valley Planning Commission
April 28, 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 24, 2014. Chair Kluchka called the meeting to order at 7 pm.
Those present were Planning Commissioners Boudreau-Landis, Cera, Kluchka, McCarty,
Segelbaum and Waldhauser. Also present was City Planner Jason Zimmerman and
Administrative Assistant Lisa Wittman. Commissioner Baker was absent.
1. Approval of Minutes
March 24, 2014, Regular Planning Commission Meeting
MOVED by Cera, seconded by Segelbaum and motion carried unanimously to approve
the March 24, 2014, minutes as submitted.
2. Informal Public Hearing — Minor Subdivision — 400 Decatur Avenue North —
Fretham 21St Addition — SU22-02
Applicant: Lake West Development, LLC
Addresses: 400 Decatur Avenue North
Purpose: To reconfigure the existing single family residential lot into finro new
single family residential lots.
Zimmerman explained the applicant's request to subdivide the property into two lots. He
stated that the existing home would remain and would be 11,315 square feet in size with 94
feet of frontage along Decatur. A new home would be built toward the east side of the
proposed new Lot 2 and would be 20,153 square feet in size with 161 feet of frontage along
Harold Avenue.
Segelbaum referred to a map showing the proposed building envelopes and asked why the
new house is proposed to be built so far to the east. Zimmerman stated that the applicant
originally submitted a proposal for three lots and that he may come forward in the future with
plans for a third lot. He explained that the Zoning Code and Subdivision Code define lot
width differently and that the Council is going to be discussing this issue soon in order to
clarify which definition should be used.
Waldhauser referred to the plans and asked about the notation shown on the western
portion of the proposed new lot. Zimmerman stated that notation referred to the
grade/elevation of the property.
Zimmerman noted that the existing house has a deck that will be located in the rear yard
setback area after the proposed lot split. He also noted that there is an existing shed that
would be located on proposed Lot 2. He stated that the applicant has agreed to reconstruct
the deck in a conforming location and to remove the shed from the property.
Minutes of the Golden Valley Planning Commission
April 28, 2014
Page 2
He stated that staff is recommending approval of the Minor Subdivision subject to the
conditions listed in his staff report. Cera noted there is also an overhead wire will need to be
relocated. Zimmerman agreed.
McCarty asked if there are many trees that will need to be removed. Zimmerman stated that
some trees will be removed and that a tree preservation plan will be required.
Segelbaum referred to the existing curb cut on Harold Avenue which will provide access to
Lot 2 and noted that it will be the only driveway on Harold. He asked if that existing curb cut,
or the fact this this will be the only access on Harold Avenue, is significant in the City's
consideration of this proposal. Zimmerman stated that the existing curb cut isn't the reason
that the access will be on Harold Avenue, Harold Avenue just provided the frontage needed
in order to subdivide the property.
Kluchka asked if there are any potential issues with the proposed new house being so close
to two parking lots. Zimmerman stated that there aren't any Code issues with houses being
close to parking lots and that anyone purchasing the property will have full knowledge of the
parking lots. Kluchka said he doesn't want the City put in the position of having to grant
variances for taller fencing in order to screen the existing parking lots.
Segelbaum asked if Mr. Fretham owns the property. Don Jensen, Lake West Development
Co., representing the applicant, said yes, Mr. Fretham is the current owner of the property.
Jensen referred to an aerial photo of the property and stated that he will work with the City's
forester regarding the trees on the property. He explained that the power lines running over
the property will be relocated either underground or to the perimeter, the required inflow and
infiltration work will be completed, the deck on the existing house will be removed and
reconstructed in a conforming location and the existing house will be remodeled. He added
that the proposed new home will be placed on the east side of the newly created lot in case
they can build another home in the future, if they can't build another home there will just be
more yard space for the finro lots. He stated that this proposal fits with why people want to be
in Golden Valley.
Kluchka asked Mr. Jensen about the timeline for this proposal. Jensen said they hope to
begin construction in June.
Kluchka asked if the new home would be a custom home or a spec home. Jensen said it
would be a combination of the two. Kluchka asked if the home would be built before they
have a buyer. Jensen said a home would potentially be built before they have a buyer.
Segelbaum asked the applicant how their plans would be impacted if they are able to split
the property into three lots. Jensen said there would be no impact to their plans because
they are placing the house on the property so that a third house could fit.
Segelbaum asked about the size of the proposed new home(s). Jensen said they would be
2,000 to 3,000 square feet in size. Segelbaum asked if the currently proposed new home
would double in size if they are not allowed to split the property into three lots. Jensen said
no, the market would not support that large of a home in this location.
Minutes of the Golden Valley Planning Commission
April 28, 2014
Page 3
McCarty asked Jensen to address the screening of the adjacent parking lot. Jensen said the
screening can be addressed with the floor plan, the window placement, and landscaping
and it should not be incumbent on the City to provide variances for screening.
Waldhauser asked Jensen if the potential buyers are likely to be residents of the home, or
just the owner. Jensen said he thinks there is more demand for the homeowner to live in the
home.
Kluchka opened the public hearing. Seeing and hearing no one wishing to comment,
Kluchka closed the public hearing.
Boudreau-Landis stated that if a Lot 3 is created it would have a much smaller rear yard
setback than Lot 2. Zimmerman stated that the rear yard setback requirement is 20% of the
lot depth, whereas the side yard setback requirement is 15 feet.
Segelbaum said he is supportive of this proposal. The applicant has answered all of the
Commissioner's questions and he feels this is an appropriate way to enhance this property.
Kluchka suggested a condition be added stating that future variances for screening will not
be allowed. Cera said he would rather leave variance decisions to the Board of Zoning
Appeals or the City Council. Segelbaum agreed. Waldhauser agreed, but said she thinks it's
important to note that the Planning Commission doesn't see the need for future variances.
Cera asked how high a fence could be on the adjacent commercial property. McCarty said
fences in the Commercial zoning district are allowed to be 8 feet in height. Cera said in that
case a variance regarding the height of a fence would not be an issue. He suggested a
condition be added requiring that the existing shed be removed.
MOVED by Cera, seconded by Boudreau-Landis and motion carried unanimously to
recommend approval of the proposed minor subdivision at 400 Decatur Avenue North
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$800 shall be paid before final plat approval.
3. The existing rear deck on the home at 400 Decatur Avenue North shall be removed to
allow the property to conform to the rear yard setback as outlined in Section 11.21,
Subd. 11(A)(2) of the City Code.
4. The existing shed shall be removed before building permits are issued.
5. The City Engineer's memorandum, dated April 23, 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.
--Short Recess--
Minutes of the Golden Valley Planning Commission
April 28, 2014
Page 4
3. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
Waldhauser gave an update on the April 10 Bottineau LRT Planning Advisory
Committee Meeting where the group met with representatives of the Minneapolis Park
Board.
Zimmerman informed the Commission of two upcoming meetings regarding comments
on the Draft Environmental Impact Statement (EIS). The first meeting will be held on
May 7 and will be led by Hennepin County. The second meeting will be a joint Planning
Commission, Environmental Commission and Open Space and Recreation Commission
meeting and will be held on May 15. The purpose of both meetings is to accept
comments on the DEIS in order to pass them along to the Metropolitan Council and the
City Council.
4. Other Business
• Council Liaison Report
Council Member Snope stated that the City Council approved the Preliminary PUD
plans for the new Maserati/Bentley dealership at the April 17 City Council meeting.
5. Adjournment
The meeting was adjourned at 8:05 pm.
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Charles D. Se Ibaum, Se ary Lisa ittman, Administrative Assistant