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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. � , ; �� Charles D. Se Ibaum, Se ary Lisa ittman, Administrative Assistant