07-28-14 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, July 28, 2014
7 pm
1. Continued Item — Informal Public Hearing — General Land Use Plan Map
Amendment— 305 and 345 Pennsylvania Avenue South — CPAM-54
Applicant: City of Golden Valley
Addresses: 305 & 345 Pennsylvania Avenue South
Purpose: To change the designation on the General Land Use Plan Map from
Low Density Residential to Medium Low Density Residential for the
property at 305 Pennsylvania Ave. S. and from Mixed Use to Medium
Low Density Residential for the property at 345 Pennsylvania Ave. S.
2. Continued Item — Informal Public Hearing — Property Rezoning — 305 and 345
Pennsylvania Avenue South — Z018-04
Applicant: Lake West Development, LLC
Addresses: 305 & 345 Pennsylvania Avenue South
Purpose: To rezone the property at 305 Pennsylvania Ave. S. from Single
Family Residential (R-1) to Medium Density Residential (R-3) and to
rezone the property at 345 Pennsylvania Avenue South from I-394
Mixed Use to Medium Density Residential (R-3)
3. Continued Item — Informal Public Hearing — Preliminary PUD Plan Review—
Laurel Ponds, PUD #117
Applicant: Lake West Development, LLC
Address: 305 and 345 Pennsylvania Avenue South
Purpose: To allow for a 30-unit, detached townhome development
4. Informal Public Hearing — Minor Subdivision — 4XXX Harold Avenue —
Fretham Twenty-Two — SU22-03
Applicant: Lake West Development, LLC
Address: 4XXX Harold Avenue
Purpose: To reconfigure the existing single family residential lot into two new
single family residential lots.
5. Continued Discussion Regarding Lot Depth and Shape
--Short Recess--
6. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
7. Other Business
• Discussion Regarding Recycling Centers
• Council Liaison Report
8. Adjournment
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Plannin De artment
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763-593-8095/763-593-8109(fax)
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Date: July 14, 2014
To: Golden Valley Planning Commission
From: lason Zimmerman, City Planner
Subject: Informal Public Hearing—Amendments to the General Land Use Plan Map and
Zoning Map—305 and 345 Pennsylvania Ave South — Lake West Development,
LLC, Applicant
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Background
The Applicant, Lake West Development, LLC, intends to construct 30 detached townhome units
across 3.3 acres as part of a Planned Unit Development (PUD) located at 305 and 345 Pennsylvania
Avenue South. In order for the Preliminary Design Plan to be considered,the Planning Commission
must first consider amendments to both the General Land Use Plan Map and the Zoning Map.
Without these amendments, the proposed use would not be consistent with the guiding or zoning
of the properties. At the Special Council/Manager meeting on June 4, 2014, the City Council heard
this request and instructed Staff to bring it to the Planning Commission for review.
General Land Use Plan Map Amendment
As part of the redevelopment plans, the Applicant intends to construct detached townhomes at a
density of 9.1 units per acres.
The property at 305 Pennsylvania Avenue South is currently guided Low Density Residential, which
accommodates densities of less than 5 units per acres. The property at 345 Pennsylvania Avenue
South is currently guided Mixed Use, which includes a mix of residential, commercial, institutional,
and business-oriented land uses.
Under the current proposal, the General Land Use Plan Map would be amended so that both
properties would be guided as Medium-Low Density Residential, which accommodates densities of
5 to 11.9 units per acre.
Any proposed Comprehensive Plan amendment must be sent to the Metropolitan Council for their
review and comment. No final approval for the Laurel Ponds PUD may be given by the City Council
until they have heard from the Metropolitan Council regarding the amendment. The City may
continue to review the Laurel Ponds PUD as long as final action is not taken prior to Metropolitan
Council review of the proposed amendment.
Recommendation
Staff recommends approval of the General Land Use Plan Map Amendment, reguiding 305
Pennsylvania Avenue South from Low Density Residential to Medium-Low Density Residential and
345 Pennsylvania Avenue South from Mixed Use to Medium-Low Density Residential.
Zoning Map Amendment
The property at 305 Pennsylvania Avenue South is currently zoned Single Family Residential (R-1),
which provides for single family dwellings on lots of 10,000 square feet with 80 feet of width at the
minimum front yard setback. The property at 345 Pennsylvania Avenue South is currently zoned I-
394 Mixed use, which requires a mix of uses (residential, commercial, office, other) on the site.
Under the current proposal, the Zoning Map would be amended to that both of the properties
would be zoned as Medium Density Residential (R-3), which provides for medium density housing
of up to 10 units per acre.
Based on the density of the proposed PUD of 9.1 units per acre, Medium Density Residential zoning
would be the most appropriate designation for the two properties. The PUD process will allow for
greater flexibility in designing the site layout and accommodating various setbacks.
Recommendation
Staff recommends approval of the Zoning Map Amendment, rezoning 305 Pennsylvania Avenue
South from Single Family Residential (R-1) Zoning District to Medium Density Residential (R-3)
Zoning District and 345 Pennsylvania Avenue South from I-394 Mixed Use Zoning District to
Medium Density Residential (R-3) Zoning District.
Final approval of the rezoning and reguiding of the two properties should be contingent upon final
approval of the proposed Planned Unit Development being advanced by the Applicant.
Attachments
Location Map (1 page)
Comprehensive Plan Table of Land Use Definitions (1 page)
Medium Density Residential (R-3) Zoning District Section of City Code (4 pages)
General Land Use Plan Map (1 page)
Official Zoning Map (1 page)
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Residential, Low-Density Single-family detached homes are the predominant low-density residential use, with small clusters of
(0.1 to 5 homes per gross two-family attached homes mixed in at scattered locations as appropriate. Other types of residential
acre of land area) structures in planned unit developments (PUDs)may also be appropriate as long as the overall density of
development falls within the acceptable range. Metro Council equivalent is "single family."
Residential, Medium- Medium-density residential uses indude two-family attached homes in clusters of more than 10 units, or
Density (from 5 to 11.99 townhomes, or other types of housing in PUDs where the average density of development fatls within the
homes per gross acre of land acceptabte range. Metro Council equivalent is part of"multi-family."
area)
Residential, Medium- Townhomes, apartment buildings, and condominiums are the permitted medium-high-density residential
High-Density (12 to 19.9 uses. Other types of housing in PUDs are also appropriate in these areas if they are developed to meet
homes per gross acre of land the minimum density threshold. Metro Council equivatent is part of"multi-family."
area)
Residential, High- Apartment buildings and condominiums are the predominant high-density residential uses. Other types of
Density (20 to 30 homes housing in PUDs are also appropriate in these areas if they are developed to meet the minimum density
per gross acre of land area) threshold. Metro Council equivalent is part of"multi-family."
This limited use category features general office buildings. Medical or laboratory facilities where work is
Commercial Office performed in a predominantly office setting are also acceptable uses. Office areas may include mixed-use
office/residential PUDs.Metro Council equivalent is part of"commercial."
Commercial uses inctude retail sales/services, restaurants, hotels/motels, and for-profit entertainment/
Commercial Retail/ recreation facilities, as well as anything allowed in an office area. Mixed-use commercial/residential
Service PUDs are also a possibility.Metro Council equivalent is "commercial,"except that does NOT dassify any
residential care facilities as commercial uses.
This category includes warehousing and storage, assembly and light manufacturing, truck/van terminals,
Light Industrial utility installations, offices, and large-scale specialty retail operations such as lumber yards, greenhous-
es, and vehide sales/rental lots.Metro Council equivalent is part of"industrial."
Industrial This category inctudes anything that coutd go into a light industrial area, as well as railroad uses, animal
care facilities, and heavy manufacturing. Metro Council equivalent is part of"industrial."
This category includes a mix of residential, commercial, institutional, and business-oriented land uses.
Mixed Use This area was estabtished to encourage a compact urban area that will serve as a gateway to the city.
Transit-oriented development is expected to spur high-density development that is encouraged to indude
a mix of uses.Approximatley 25 percent of this area is expected to indude residential development.
Open Space(public and These uses include golf courses, ball fietds, playgrounds, parks, nature areas, and storm water ponding
private) areas.Metro Council equivalent is"parks and recreation,"except the Metro Council does not specify
ponding areas or nature areas.
Schools and Religious These include education facilities at all levels, the cemetery, places of worship for all denominations,
Facilities and miscellaneous religious installations. Metro Council equivalent is part of"public, semi-public."
Public Facilities, Administrative or service installations(except those otherwise classified)at all levels of government fall
Miscellaneous into this category. Metro Council equivalent is part of"public, semi-public."
Semi-Public Facilities, Residential treatment or care facilities, hospitals and surgical centers, private dubs, and other not-for-
Miscellaneous profit facilities(except those otherwise classified)fall into this category. Metro Council equivalent is part
of"public, semi-public,"except for residential treatment or care.
Wetland Properties in this category are generally those listed in the National Wetland Inventory. By definition,all wet-
tand areas are considered to be"in use."Metro Council equivalent is"wetland development constraint."
Floodplain This category indudes all areas with a land elevation below the 100-year flood level. By definition,all flood-
way areas are considered to be"in use."Metro Council equivalent is"floodplain development constraint."
Sweeney/Twin Lake, Wirth Lake, DNR unnamed basin#27-36 (in Wirth Park, atong the creek north of
Open Water Highway 55), and Bassett Creek are ctassified as open water areas. By definition, all open water is consid-
ered to be"in use."Metro Council equivalent is"open water."
This category includes all land reserved for street or highway uses and for certain transit facilities,
Right-of-Way, Road whether by easement or by fee title. By definition, all such right-of-way is considered to be"in use."
Metro Council equivalent is "roadways, option 2."
Right-of-Way, Railroad This category includes alt land reserved for railroad uses, whether by easement or by fee title. By defini-
tion, all such right-of-way is considered to be"in use.' There is no Metro Council equivatent.
• • .- • • ' 11: 1 :
§ 11.23
Section 11.23: Medium Density Residential
Zoning District (R-3)
Subdivision 1. Purpose
The purpose of the Medium Density Residential Zoning District (R-3) is to provide
for medium density housing (up to ten (10) units per acre with potential for twelve
(12) units per acre with density bonuses) along with directly related and
complementary uses. Senior and physical disability housing is permitted to a
density in excess of twelve (12) units per acre or up to five (5) stories or sixty (60)
feet in height with a Conditional Use Permit.
Source: Ordinance No. 459, 2nd Series
Effective Date: 08-12-11
Subdivision 2. District Established
Properties shall be established within the R-3 Zoning District in the manner
provided for in Section 11.90, Subdivision 3 of this Chapter, and when thus
established shall be incorporated in this Section 11.23, Subdivision 2 by an
ordinance which makes cross-reference to this Section 11.23 and which shall
become a part hereof and of Section 11.10, Subdivision 2 thereof, as fully as if set
forth herein. In addition the R-3 Zoning Districts thus established, and/or any
subsequent changes to the same which shall be made and established in a similar
manner, shall be reflected in the official zoning map of the City as provided in
Section 11.11 of this Chapter.
Subdivision 3. Permitted Uses
The following uses and no other shall be permitted in the R-3 Zoning District:
A. Townhouses
B. Two-family dwellings
Source: Ordinance No. 372, 2nd Series
Effective Date: 07-13-07
C. Multiple-family dwellings of up to ten (10) units or less per acre with
potential of (12) units per acre with density bonuses
Source: Ordinance No. 459, 2nd Series
Effective Date: 08-12-11
D. Foster Family Homes
E. Essential Services, Class I
F. No more than one (1) kitchen area and one (1) kitchenette shall be
permitted in each dwelling unit.
Source: Ordinance No. 372, 2nd Series
Effective Date: 07-13-07
Golden Valley City Code Page 1 of 4
§ 11.23
Subdivision 4. Accessory Structures and Uses
The following accessory structures and no others shall be permitted in R-3 Zoning
Districts:
A. Enclosed parking structures similar in construction and materials to the
principal structure
B. Storage structures similar in construction and materials to the principal
structure not exceeding five hundred (500) square feet in area. No accessory
structure shall be erected in the R-3 Zoning District to exceed a height of one
(1) story, which is ten (10) feet from the floor to the top horizontal member
of a frame building to which the rafters are fastened, known as the top plate.
C. Private indoor and outdoor recreational facilities, including but not limited to
swimming pools and tennis courts
D. Underground parking structures
E. Other Accessory Structures, as defined in Section 11.03.
F. Setback requirements. The following structure setbacks shall be required for
all enclosed parking structures and other accessory uses in the R-3 Zoning
District.
1. Front Setback. The required minimum front setback shall be twenty-five
(25) feet from any front property line along a street right-of-way line.
2. Side and Rear Yard Setback. The required minimum side and rear setback
for enclosed parking structures and garbage enclosures shall be thirty
(30) feet when abutting any R-1 Zoning District and twenty (20) feet in
all other instances. The required minimum side and rear setback for other
accessory uses shall be fifteen (15) feet.
G. Separation Between Structures. Accessory structures shall be located
completely to the rear of the principal structure and no less than ten (10)
feet from any principal structure and from any other accessory structure.
Source: O�dinance No. 459, 2nd Series
Effective Date: OS-12-I1
Subdivision 5. Conditional Uses
The following conditional uses may be allowed after review by the Planning
Commission and approval by the Council following the standards and procedures
set forth in this Chapter:
A. Residential facilities serving twenty-five (25) or more persons.
Golden Valley City Code Page 2 of 4
§ 11.23
B. Group Foster Homes
Source: Ordinance No. 372, 2nd Series
Effective Date: 07-13-07
C. Senior and physical disability housing to a density in excess of twelve (12)
units per acre or up to five (5) stories or sixty (60) feet in height
Source: Ordinance No. 459, 2nd Series
Effective Date: 08-12-11
D. Retail sales, Class I and II restaurant establishments, and professional offices
within principal structures containing twenty (20) or more dwelling units
when located upon any minor or major arterial street. Any such sales
establishment or office shall be located only on the ground floor and have
direct access to the street.
Source: Ordinance No. 372, 2nd Series
Effective Date: 07-13-07
*Re-lettering Source (E):
Ordinance No. 459, 2nd Series
Effective Date: 08-12-11
Subdivision 6. Buildable Lots
In the R-3 Zoning District a lot of a minimum area of fifteen thousand (15,000)
square feet shall be required for any principal structure. A minimum lot width of
one hundred (100) feet at the front setback line shall be required.
Subdivision 7. Corner Visibility
All structures in the R-3 Zoning District shall meet the requirements of the corner
visibility requirements in Chapter 7 of the City Code.
Subdivision 8. Easements
No structures in the R-3 Zoning District shall be located in dedicated public
easements.
Subdivision 9. Maximum Coverage by Building and Impervious
Surfaces
Structures, including accessory structures, shall not occupy more than forty percent
(40%) of the lot area. Total impervious surface on any lot shall not exceed sixty
percent (60%) of the lot area.
Subdivision 10. Principal Structures
Principal structures in the R-3 Zoning District shall be governed by the following
requirements:
A. Setback Requirements. The following structure setbacks shall be required for
principal structures in the R-3 Zoning District.
Golden Valley City Code Page 3 of 4
§ 11.23
1. Front Setback. The required minimum front setback shall be twenty-five
(25) feet from any front property line along a street right-of-way line. An
open front porch for each building, with no screens, may be built on the
ground level to within seventeen (17) feet of a front property line along a
street right-of-way line.
2. Side and Rear Yard Setback. When directly abutting any R-1 Zoning
District, the required side and rear yard setback shall be thirty (30) feet.
In all other instances, the required side and rear yard setback shall be
twenty (20) feet.
B. Maximum Density. Dwelling units shall not be built at a rate greater than ten
(10) units per acre, unless they meet the provisions of Subdivision 12.
Source: Ordinance No. 372, 2nd Series
Effective Date: 07-13-07
C. Height. No building shall exceed four (4) stories or forty-eight (48) feet in
height, whichever is less. Senior and physical disability housing with a
Conditional Use Permit shall not exceed five (5) stories or sixty (60) feet in
height.
Source: Ordinance No. 459, 2nd Series
Effective Date: 08-12-11
Subdivision 11. Density Bonus
Multiple Family dwellings providing sidewalks as required by the City shall be
granted one (1) of the following density bonuses.
A. Underground Parking. The provision of one (1) or more underground parking
space per dwelling unit shall increase the maximum allowable density by two
(2) units per acre.
B. Public Transit. Scheduled public transit route within one thousand (1000) feet
of the primary entrance accessed by public sidewalk shall result in an
increase in the maximum allowable density by one (1) unit per acre and
reduce required parking to one and one half (1.5) spaces per dwelling.
C. Recreation. Indoor or outdoor recreation facilities such as swimming pools,
porches, tennis courts, or other facilities requiring a substantial investment
equaling at minimum five percent (5%) of the construction cost of the
principal structure shall increase the maximum allowable density by two (2)
units per acre.
Source: Ordinance No. 372, 2nd Series
Effective Date: 07-13-07
*Renumbering Source (I1):
Ordinance No. 459, 2nd Series
Effective Date: 08-12-11
Golden Valley City Code Page 4 of 4
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�.:�p , - """ _ . . ,aya i N ��1����� i� //// j ,rs _44vNa ' _ . . - �z p',"" of the Zoning Chapter of the City Code of the Cily of Golden Valley.
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� j f� "� . g DONALD G.TAYLOR, qTY CLERK Yui,.{ytkitiY:"�
C ry of Golden Valley �+'�' 7 . R Brownie
Plann'ng Department � I _ : .
7800 Goltlen Valley Road � _ � " '
GolCen Valley MN 55427-45B8 w � Lake
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.golAenvalleymn.gov ��`.-—
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Planning Department
763-593-SQ95!763-593-81Q9(fax)
Date: July 28, 2014
To: Golden Valley Planning Commission
From: Jason Zimmerman, City Planner
Subject: Continued Item — Preliminary PUD Plan for Laurel Ponds PUD No. 117 —
305 and 345 Pennsylvania Avenue South — Lake West Development, LLC, Applicant
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Background
This item is continued from the informal public hearing held before the Planning Commission on
July 14, 2014.
Lake West Development, LLC, is seeking approval of a Planning Unit Development (PUD) Permit to
construct 30 detached townhome units across 3.3 acres at 305 and 345 Pennsylvania Avenue
South. Separately, the Applicant seeks to reguide the properties to Medium-Low Density
Residential and to rezone the properties to Medium Density (R-3) Residential.
Summary
Following the July 14 Planning Commission meeting, staff from Planning, Engineering, and Fire
met with the Applicant to discuss a number of issues:
1. Installation of a sidewalk along Pennsylvania Avenue running the length of the property.
Ownership and maintenance of the sidewalk to be determined.
2. Addition of green area to be used as a gathering space for future residents.
3. Reduction in the number of driveways that directly access Pennsylvania Avenue.
4. Removal of the optional parking bays on Pennsylvania Avenue.
5. Relocation of water and sanitary sewer lines to clearly fall within the right-of-way of the
internal street system.
6. Upon completion of Phase 1 construction, closure of full access from within the site to 7400
Laurel Avenue. Emergency vehicle access with year round maintenance will be provided.
7. Preservation of the entire drainage, open space, and walkway easement at the south end of
the property.
General agreement was reached on items 1 through 6 and changes will be reflected on future
plans by the Applicant and submitted for review by Staff. Disagreement continues over item 7
with the Applicant requesting that the City vacate the northernmost 25 feet of the easement to
allow homes to be built within the first 10 feet and decks and patios, as well as landscaping,to be
constructed within the next 15 feet. The remaining 30 feet would contain a stormwater pond as
well as any additional landscaping along Laurel Avenue and at the Pennsylvania Avenue corner.
Research has shown that the City obtained 55 foot wide drainage, open space, and walkway
easements for both 345 Pennsylvania Avenue and 7400 Laurel Avenue in 1978. This was done at
roughly the same time as when the Laurel Avenue Greenbelt was first envisioned. The easements
allow the City to provide an area for drainage, a buffer from the industrial uses to the south, and
an opportunity to continue the east-west green connection along Laurel Avenue all the way to
Pennsylvania Avenue. Given the multiple purposes served by these easements, Staff is not
inclined to support a reduction in the width.
A handful of additional items remain as areas of Staff concern but were not discussed at the
meeting with the Applicant. It is expected these will be discussed and worked out prior to the
submission of Final PUD Plans.
1. The option of reducing the overall density by removing a small number of units in order to
provide room for additional green space or, alternatively, the consolidation of a handful of
units into attached townhomes to provide more space between structures.
2. The relocation or removal of the four parking bays on the adjacent property at 7400 Laurel
Avenue as they are located with the side yard setback area for properties in the I-394 Mixed
Use Zoning District.
3. The clarification or adjustment of the setbacks of the homes along the north side of the
property in relation to the adjacent R-1 Single Family Zoning District (a requirement of all
PUDs).
4. The clarification or adjustment of the setbacks of the two homes along the east loop street in
relation to the back of curb line (a requirement of all PUDs).
5. The lack of a dedicated turn-around for the southernmost roadway which dead-ends at the
eastern property line.
6. The construction of public streets within the development unless a waiver is granted by the
City for private streets (a requirement of all PUDs). All public streets must be designed and
built to City standards.
7. A development scheduled that outlines the orderly manner in which the site will be prepared
and home construction will be phased, as well as agreements to conditions that will minimize,
to the extent possible, the impact on the surrounding neighborhood.
Engineering, Maintenance, and Fire Safety Considerations
As is standard practice for development proposals, plans for this proposal were reviewed by the
City's Engineering Division to ensure the site can be adequately served by public utilities and that
traffic issues are resolved. A memorandum from Engineering that addresses access, easements,
sanitary sewer and water services, grading, stormwater management, and tree preservation 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.
lustification 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:
• Encourage, preserve and improve the health, safety and general welfare of the people of the
City by encouraging the use of contemporary land planning principles.
• Achieve a high quality of site planning, design, landscaping, and building materials which are
compatible with the existing and planned land uses.
• Encourage construction of affordable housing and a variety of housing types.
• Encourages creativity and flexibility in land development.
• Encourage efficient and effective use of land, open space, streets, utilities, and other public
facilities.
• Encourage development in transitional areas which achieve compatibility with all adjacent
and nearby land uses.
• 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 Laurel Ponds PUD No. 117, subject to the
following conditions:
1. The plans prepared by EVS, dated 6/13/14 submitted with the application shall become a part
of this approval.
2. The recommendations and requirements outlined in the memo from the Engineering Division
to Mark Grimes, Community Development Director, dated July 10, 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 July 7, 2014, shall become a part of
this approval.
4. The Applicant shall submit a lighting plan as part of the Final PUD Plan set.
5. All principal buildings shall conform to the rear and side property setbacks when adjacent to a
single family zoning district as outlined in Section 11.55, Subd. 3(C)(1).
6. No buildings shall be located less than fifteen feet from the back of the curb line for roads
that are part of the internal road system as outlined in Section 11.55, Subd. 3(C)(2).
7. Unless a wavier is granted by the City, any streets constructed within the development shall
be public streets as required in Section 11.55, Subd. 6(A)(6).
8. The Applicant shall consider the installation of a sidewalk along Pennsylvania Avenue running
the length of the property.
9. The Applicant is encouraged to explore ways to provide additional green area for use as a
gathering space for future residents of the development.
10. The Applicant should consider prohibiting the installation of fences within the development.
11. The Applicant is encouraged to explore a range of housing types and designs.
12. Permits to construct parking bays on the property at 7400 Laurel Avenue shall be obtained by
that property owner and shall not be located closer than fifteen feet to the side property line,
as required in Section 11.47, Subd. 6(B), unless a variance is obtained.
13. Any cross parking agreements that are created shall be submitted to the City for review and
shall be recorded with the Final Plat.
14. The Final Plat shall include "P.U.D. No. 117" in its title.
15. The City Attorney shall determine if a park dedication fee is required for this project prior to
Final Plan approval.
16. All signage must meet the requirements of the City's Sign Code (Section 4.20).
17. This approval is subject to all other state, federal, and local ordinances, regulations, or laws
with authority over this development.
Attachments
Letter from the Applicant dated July 24, 2014 (3 pages)
Access Points and Parking Plan dated July 24, 2014 (1 page)
Ponding and Open Space Design Plan dated July 24, 2014 (1 page)
Revised Color Site Rendering dated July 22, 2014 (1 page)
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DEVELOPMENT CO. , L. L.G
Members of the Planning Commission
Mayor Harris& Members of the Council July 24, 2034
c/o Jason Zimmerman
City Planner
City of Golden Valley
7800 Golden Vailey Road
Golden Valley, MN 55427
Re: Laurel Pond Plan Amendments to address staff cancerns and condit�ons
Dear Mr. Zimmerman,Grimes, Commission&Council:
�akewest met with planning and engineering staff on July 22�d,to discuss canditions
and concerns in the staff report reviewed at the Planning Commission meeting of July
14. We want to be sure that the previous narratives and the documents are clearly
understood. We have the fallowing plan amendments and clarifications in writing so
that the neighborhood we are proposing to construct can be approved for Final
Development Plans. ln order to have a chance to construct Phase One this fall,any
delay at this time of year jeopardizes the project for 2014 as the ability to pave is
limited to before November 15�h,and we need at least 8 weeks ahead of that date to
start a project to build piping and streets. (September approvaEs to proceed with
some utitity work) Staff has been accommodating to date to get to this stage so that
we can look at appravals that work for both the City and the development team. We
did not spend maney on all the submitted pfans to push the envelope beyond a
reasanable plan that is livable and enjoyable.
This neighborhood is an association of Detached Townhomes. This means that there
is the ability for us to control the architecture,grounds maintenance,pets and other
issues normally contained in Harneowners Association Documents.We have
submitted the HOA outline to staff as part of the initial submittals. Statutes created
by the Legislature wil! govern the association. No fences between units will be
allowed. Conveyance is by deed for land and structure,but the use of the land is
defined by the documents. Permission tv modify the exterior of the home is by
Architectural Control Committee, but the inside has full flexibility,something not
found in apartments or condaminiums as easily as townhomes.
Engineering had concerns that they could ma[ntain the piping of water and sewer.
The Fire Chief has no concerns about moving the City equipment through the site as
drawn.So long as the mains are 10'apart in the private drives Engineering sounded
14525 1-(ighway 7. 5uite 33� • Minn�zonka. MN 55345 ► Fhone: 952-930-3t700 � Fax; 9�2�•&�53-•27�8
camfortabte they would be maintained properly.We believe we have drawn the
mains in locations on the revised plans that allow for full access and maintenance of
water lines,hydrants,valves and other critical junctions. We have Draintile lines that
will be maintained privately,like sump hoses are on traditiona] single family.Street
repair in the case of pipe repairs is the responsibility of the association,similar to
when a water line freezes in a single-family yard, not all the work is paid for by the
public.
Drawings are resubmitted that do the fallowing:
1. Clarify the public and private utilities;
2. Show how all the elements desired in the ponding and open space easement fit
into 45'versus S5'width through a more detailed submittal;
3. Driveways,existing parking and proposed parking are shown that have a ratio
of almost 5:1 on site; 24 parking places possible not in garages or driveway
aprons. We have removed one driveway access onto Pennsylvania for
proposed lot 21,which increased parking options. Only two remain.
4. We cannot shift the driveway accesses proposed to align with Quebec. We
have dimensioned the distances from Centerline to Centerline,which exceed
typical guidance for distance fram a public street.
5. We have confirmed the parking stalls on site currently and have less trip
generatian with our plan than Mark Hurd or allowed office uses at their peak
operations.
6. We have agreement with our neighbor on all issues that concerned staff
regarding access,temporary access,guest parking and ability to work together
on retaining wall stabilizatian for the duration of the life of our project.
7. We have shawn a sidewalk and the City engineers agree we can build it.
8. We will be asking XCEL energy to plan for 200 amps per home to better allow
for electric cars in the future;
9. We have not heard from any other neighbors of concerns,they were
comfortabfe with all dimensions as proposed to property lines.
10.The ftre chief has no concerns with the layout;
11.Should the City and Workabilities believe that a drive lane should not be
maintained in the future between our two sites,we would leave money in the
association to convert it to a grass fire lane, plowed in the winter;
12.The site appears dense, but is more desirable than the previous alternatives
that were of other fand uses. The view into the property from Pennsylvania
Ave is a similar pattern af housing as is across the street, 6 residential facades.
13.The target market is Pamilies that da not want yard maintenance. We do not
see lots of children as a result that require active play space on site like
apartments. The big parks are two blocks away with all the amenities desired
by children or grandc�ildren. The open space at Laurel is 75'x 220'from the
curb to proposed edge of easement,almost a youth football field. We have a
place proposed to visit and enjoy the landscape amenity and whoever you may
be with.The pond drains dry and provides dual interest,as it is a wildflower
mix that will bring birds and a variety of colorful insects like butterFlies as
well. The plan continues the walkway corridor available next door,but
currently absent on the current property.
14.We see no benefit to our future homeowners by removing a home site in the
middle of the plan for any "special" open space that is perceived to add
recreatior►space.
The City still needs to consider what improvements will be built with the park
dedication dollars the project will contribute. We seek to do the following with the
dollars,estimated to be in the range of $25,000.
1. Extend the sidewalk from our site north to Western;
2. Add a trellis and kiosk showing the sidewalk and trail network in our private
resting space similar to other signage features in other open space corridors.
We will provide the following in the apen space at our cost:
1. All the new trees, shrubs and groundcovers;
2. The perimeter irrigation system and creek bed fountain;
3. At least two benches;
4. Wildflower plantings; and
5. Additional sidewalk connections.
Summary
With these clarifications we seek your recommendation of approval at the upcoming
meetings. We welcome the opportunity to visit privately or publicly with any
member who has speciFic concerns or would like greater explanations of any portion.
Respectfully submitted,
��.�
Donald Jensen
i.and Development Director
UMTC 19$0, BLA
Cc: Curt Fretham
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/ �_, RETAINWG t �- "..__ — , � e .�.
I � �
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-- -- -_ il
� _:_. " `.. :�,: �... .� i � NO CHANGE .
r ��
.i �� ���st7.:. r .�,�._,.
� � {�i i�" i �� y � � Z �
' TO EXISTING
� I ' � VEGETATION
.�� i ...... I '. ` . . . ... . . . . . �
�s��i ' i
NOTES LEGEND SINGLE FAMILY SITE DEVELOPMENT SUMMARY CIN OF GOLDEN VALLEY VEHICLES DETAIL
GROSS SITE= 3.31 AC
� PROPOSEDBITUMINOUSPAVING OUTLOTA= 0.15AC �� �
1. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT AND T`^. � � .
ARE TO BACK OF CURB AND EXTERIOR FACE OF BUILDING UNLESS � PROPOSED HEAW DUTV BITUMINOUS PAVING NET SITE AREA= 3.16 AC -- �w^^�Q�')w �
�� tiy`�,:.R. IHEREBYCERTIFYTI-IA"C"CHIS
NOTEDOTFiERWISE . I_ '
NUMBER OF LOTS= 30 LOTS ...— .F--�� 38��5 . PLAN,SPEC[FICATION,OR
2. CONCRETE SUPPLIERS ARE REQUIRED TO HAUL CONCRETE WASTE �___� PROPOSED CONCRETE SIDEWALK REDUIRED DENSITv= MPJc 70.12 U/AC J �oto Ev�.�� I � REPORT WAS PREPARED BY ME
AND WASH OFFSITE. PROPOSED DENSITY= 9.5 U/AC _ OR UNDER MY DIRECT
� PROPOSED CONCRETE PAVEMENT - - - --- --- � SUPERVISION AND THAT I AM A
LOT SUMMARV (u 1-�� I DULY L[CENSED PROFESS[ONAL
3. EXISTING S7RIPING ON POWERS BLVD AT LAKE DRIVE W ILL NEED y�� �� HNGINEER UNDER THE LAWS OF
TO BE CHANGED TO ACCOMODATE TURN LANES.EXISTMG � ������- TIPOUT CURB(66-12) 3478 SF � �� 4°� O O
MINIMUM LOT AREA iHE STA7'E OF MINNGSO7'A.
STRIPING SHALL BE OBLITER4TED BY GRINDING OR MINIMUM LOT wIDTH 36 FT �
SANDBLASTING.NEW STRIPES SHALL BE LATEX WITH 6'EDGE LINE. — . . — . � — STRUCTURE SETBACK MINIMUM LOT DEPTH 97 FT
NUMBEROFLOTS 30 UNITS 6.�rj Z�.$Q
4. ALL CONCRETE CURB SHALL BE B6-12 UNLESS OTHERWISE NOTED. � STREET LIGHT - � ----
serencKs — �--� 1`--' ���_� \i� 1993 Ladder T uck teet DavidNash
5. DRAINAGE AND UTILITY EASEMENTS SHALL BE PROVIDED AS �- STOP SIGN DATE 6/1312a14
REQUIRED.DRAINAGE AND UTILITY EASEMENTS WILL BE PROVIDED LAURE�AVE 3o F7 T^' Width : 7.22 REGISTRATION NUMBER 21636
OVER ALL PUBLIC UTILITIES AND UP TO ONE(1)FOOT ABOVE THE STREET SIGN PENNSVLVANIA AVE 13 F7 '-'"'n°�'"�" Track : 7.22
HIGH WATER LEVEL OF ALL PONDS. + FRONT YARD 2a Ff FROM DRNE�5 FT L —� ^yfl�-u��
SIDEYARD - --T"`�-, Lock to lock Time : 6.0
� "POND BUFFER'SIGN REAR VARD 75 F7 - '�—---1-��-'- Steering Angle : 33.3
� MINIMUM DRIVE ISLE(PARKING ON ONE SIDE) 24 FT B TO B JI i'?3 i '_��rl(Ia_o TR�ck w��.,\� I D[lA�VN BY CHECRED BY
PARK MONUMENT SIGN �I__.._ — }--
_i �— _ �'���`_}`+� ___ DMS/ZRE DJN I ZRE
WO WALKOUT ZONING I �
�O LOOKOUT ` �� f DATE PROJECT#
EXISTING ZONING I-394 MIXED USED 8 SINGLE FAMILV RESIDENTIAL(R-i) jY'�" I J
PROPOSEDZONING PU� I �i��;,�)� r I 6.13.2014 2011-038.1
R R4MBLER I
bd ��
SOG SLAB ON GR4DE 129 AG (39%) r(a�")f._-. ` � ..
E%ISTWG IMPERVIOUSAREA ��pAC (52 0)
PROPOSED IMPERVIOUS AREA I " -�� ' ����
SL SPLIT LEVEL NOTE:PERCETAGE OF THE SITE THAT IS PROPOSED TO BE IMPERVIOUS � � �' SHEET NUMBER
fALL5l1NDER THE PERCENTAGE ALLOWED IN THE REZONED PROPERN. O 30 60
TUG TUCK UNDER GAR4GE ��0 �
SCALE IN FEET
� �
CZ��1 ����
���
� .��. Plannin De artment
��. ��� g p
763-593-8095/763-593-8109(fax)
� � . .. ��� , �°i
Date: July 28, 2014
To: Golden Valley Planning Commission
From: Jason Zimmerman, City Planner
Subject: Informal Public Hearing on Preliminary Plan for Minor Subdivision of
4XXX Harold Avenue— Lake West Development, LLC, Applicant
"'!sz����dlim��;�a�..s..,' �M,n..:.»�.�� nw�,n..z.-:_.. ":-:.��.��'?�i��u�"r�s.;s,s..,�...�-;'.�� r�..., . ��`a'�.����.�, s=�.�� ��:"�.._�-=.'"�°..�....... �a�i�."���:�...:..:.. �
Summary of Request
Lake West Development, LLC, is proposing to subdivide the property located at 4XXX Harold Avenue
into two separate lots. This is the second split of the original lot at 400 Decatur Avenue North; there
are no homes on this lot.
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 west would be 10,151 square feet and the lot to the east, Lot
2, would be 10,002 square feet. City Code also requires that each lot have a minimum of 80 feet of
width at the front setback line. Lot 1 to the west would have 81 feet of width. Lot 2 to the east would
have 80 feet of width. 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 located at
4XXX Harold Avenue 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. 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 to 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. Both lots will have access off of Harold
Avenue.
City Engineer Jeff Oliver has submitted a memorandum dated June 16, 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. As
discussed in the Public Works memo, existing drainage and utility easements must be vacated and
new easements must be dedicated and shown on the final plat.
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. No park dedication fee is
required for this subdivision.
8. The conditions spelled out shall provide the only basis for denial of a minor subdivision.
Approval will be granted to any application that meets the established conditions. All conditions
have been met.
Recommended Action
Staff 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. The City Engineer's memorandum, dated April 23, 2014, shall become part of this approval.
3. All applicable City permits shall be obtained prior to the development of the new lots.
Attachments:
Location Map (1 page)
Memo from Public Works Department, dated June 16, 2014 (2 pages)
Site Plans (3 pages)
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OlC��YI MEMORANDUM
g .
�Ta. �,'� Public works Department
763-593-8030/763 593 3988(fax)
Date: June 16, 2014
To: I.fVlark Grimes, Community Development Director
From: Jeff Oliver, PE, City Engineer �
Eric Eckman, Public Works Specialist �
Subject: Subdivision Review for Fretham 25th Addition
Public Works staff has reviewed plans for the proposed minor subdivision of property located at
400 Decatur Avenue North. The Developer proposes to subdivide Lot 2 of Fretham 215Y into two
single-family parcels. The comments contained in this review are based upon plans submitted to
the City on May 19, 2014.
Public Works staff recommends approval of the proposed minor subdivision of property located
at 400 Decatur Avenue, called Fretham 25t"Addition, subject to the following comments:
1. Existing drainage and utility easements within the boundaries of the development must
be vacate.d.
2. The final plat for this development must include the dedication of new easements,
consistent with the City's Subdivision Ordinance.
3. The sanitary sewer service for the existing house at 400 Decatur Avenue must be
relocated to accommodate this development. Depending on the final location of the
sewer service, a private easement between the owners of 400 Decatur Avenue and Lots 1
and 2 of Fretham 25th Addition may need to be executed and recorded at Hennepin
County. A copy of the recorded private easement would need to be provided to the City
prior to final plat approval.
4. Staff recommends that the Developer or Contractor directional bore the water services to
the properties to minimize impacts to traffic and the street pavement on Harold Avenue.
A Right-of-Way Permit is required for any excavations or obstructions within City right-of-
way. The Developer or Contractor will also be required to obtain the appropriate sewer
and water permits from the City for the removal and installation of utility services.
5. The properties must obtain compliance with the City's Inflow and Infiltration Ordinance,
prior to occupancy of the homes.
G:\Developments-Private\Fretham 25th Addition\Subdivision Review.docx
.
6. New driveways must meet City standards including the installation of a concrete apron. A
City Right-of-Way Permit is required for the construction of each driveway.
7. The new lots will be custom-graded at the time of home construction, and therefore a
City Stormwater Management Permit will be required before the start of construction. A
stormwater management plan that meets City standards is required as part of the permit
submittal.
8. This development is subject to the City's Tree Preservation Ordinance. Because each lot
will be custom-graded,the project is considered a Single-lot Development in which a
separate Tree Preservation Permit will be required for each lot prior to home
construction.
9. The developer and/or contractor must obtain the appropriate permits prior to
development.
Approval is also subject to the review and comment of the City Attorney and other City staff.
Please feel free to call me if you have any questions regarding this matter.
C: Tom Burt, City Manager
John Crelly, Fire Chief
Eric Seaburg, Engineer
Joe Fox, Water Resources Engineer
Kelley Janes, Utility Maintenance Supervisor
Jason Zimmerman, City Planner
Jerry Frevel, Building Official
Sue Virnig, Director of Finance
G:\Developments-Private\Fretham 25th Addition\Subdivision Review.docx 2
'�IIISTING CONDITIONS OF FRETHAM 25TH ADDITION = E'
FOR: LAKEWEST � .
DEVELOPMENT ::
OWNERS: _ .II ��
FEDERAL NATIONAL MORTGAGE ASSOC. � �,
so�exis snawn nius 14221 DALLAS PKWY STE 11201 I v � � m
�
DALLAS TX, 75254-2916 � j v Y------------------------------ m„
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---------�-----_� ���------�--------- I � �� I � �
APPLICANT i _ Q � _ i i �
No sc� � U P I �
BONG 10 FEET IN 1MD1H AND ADJdNING RIGHT-OF-WAV Jolene Schmelzer oa
LINES AND B�NG 8 FEET IN MIDhI AND ADJdNING ALL I - w 1O I I
on��rs�or uNes,uN�ss an��rsvnse sHowrr a�rHe rur. Lake West Development � p i � I �I
14525 Highway 7 � � ¢ �
Suite 335 �— � � � I � V
Minnetonka, MN 55345 � 1 yl I
iolene@Iwestdev.com Rim:889 ( I �e
I.EGA[.DESCRIPTION � inv�880 a �c�a asi.o es�.i - I ��
952-653-2193 � � ( _
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Lo!2 Bloak 1.fAEiNAM 175T ADD1710µNwm�Gh Canbi Mhnsta - -----—- / // \ I/_[_ '� / _�� '� m a Ex. ` _ � I
\� �x e :bsa.i Houss
SURVEYOR / LAND PLANNER � " �
� ��. esa.o �
ACRE LAND SURVEYING, INC. a'� 8924 a9„ I
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9140 BALTIMORE STREET NE � /L �ee �� e8 \��"' °I
Rirr.'.89G.0 �....Bst 1 �
suitE ioo WALLY ����855 � �E�'"6
BLAINE, MN 55449 • '" " x0901 \ � \\ � �
� / � �v e �� I
(763) 238-6278 �
� xaso,
JOSHUA P. SCHNEIDER, PLS _ - � �1 � � .�.�}'' ��
(763) 235-6278 CELL AVE �J w m9�'JG� n� xa9�.s b',+�pe�r,; �
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LEGEND J ° �
- � �� �
�,/ , , .....:
• DENOTES IRON MONUMENT FOUND �'�\ �\ s"' ''3 � xeee.a ..� " �
o DENOlES IRON MONUMENT SET �__________�- \ \ 89t3 „ = i ti / 891 5 n�Z; +es s - {
\\ ,0\ ' � ~ � � ��0
TO BE SET 9...- J ^ '. +�� ��. �-� 64 3 -9 aee e �
❑ DENOlES CATCH BASIN ����� g�. g< ,I „T i�' /� , x � �, � �
�\ � // I �: � � ��� 1 f / \�4� .345��� I' JPS
xioii.zDENOTESIXISTING ELEVATION. ��` ;-• � i \/,'�3,� . w �+ aEUGr�D
OO DENOlES SANITARY SEWER �J\ \\ es,.a � ��' \ ���/� / � pPA VN MDN
•6d8 2
� DENOTES DRAINAGE MANHOLE �� '�.
DENOTES ITYDARNT � �' � �� � �� ' '�. a�D �Ps
\ e+�� i � ,� �� f . � rro rx�cn o.e wesr
� DENOTES LIGHT POLE '� '�\ \ � I � \ ' � < ^ eae., k 04 NOR7H OF
�Wy DENOTES GUY N7RE N OR TH - ��� \81. \ ) �^y r/ � av � ; ��P ��n� �E'-'o
`a' DENOlES P01AER POLE ° - aszo `e � \\ I � rJ- / ry�; � �i� ���#� a� e a �
� DENOTES TREE � , _ u� . I �c+' JCS�' ,� :'�,.D` : �` ��` � 1 y s x �v o� m
cw DENOlES CO7"fONW00D . ��i`1.� � '. e / ,� � �� � I/� �W�... eoo.� �'o� �
DENOTES CONCRElE ( IN FEET) _ � � \ , I � � ;� ; � / � o�_� _
. BASED ON CI7Y AS-BUILTS t inch=20ft � .. Hwte �J\ ` �..� ��� :,�� :..,� . ��.aee.e �vvicze � � � b E o�
..
.•
r-', \ /
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.. a� �'� `' j�p,tv j � ,,/ i i � a�o g� `�
a9z a /o /
89t 6 a�\\ � i � :�� � ...................... � �i i s- '�.
� b� tl
/ I � N "OCdv�`c °c�
� �ah � � '' ✓ � � �g"
P-^�� �Cas / � �,; •- ,> i i = �b�� ,��
•''�,�s i �:: �,a o •�,
� ` � � � / / � � ., i _ F-J �;a�; �
R-1 ZONING SiANDARDS: ` c r
MIN.lOT51ZE: IO,OOOSF 06 Jf n� J�� ��/ . / B9 � � �U f" ta$y p�
MAX.BUILDING COVERAGE 30% f o p, yyy\\\\ �,y\ � /� I a �a«�= p
MAX.IMVERVIOUSSURFACE 50% SaCti \. s � �/ � � g _ � '"' '
M I N.W I D i H�A T F 5 8) a o�(i o n'C O R N E H L O T) P,�o \� � / '���� '' xBBB.� I �.�� �+.e
FRONTSETBACK 35' �:.d� Y ;'�� ,-���� � ������ r ... _ I I p� '
;..... :`����
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w
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V�
SIOESETBACK VARIES/SEEORDINANCE � r -_-
REARSETBACK 20%OFLOiDEPTH Q°�`�G'�'� \ -9 �m � "'
%`'m-� \5�., eeaa �. 00a � � W � Q
,�Q;���J c�:.e�a � I �: u� z O
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GENERAL NOTES 'aas�J``��� ��'`� �� f,a i � � z o z
1. Parcd ID Number. 31-118-21-31-0011 � � {�\ /.�a .e qeaea � \ � I � Z
N ,s.s �i s se.e�,�aseme�< � 1' � � Q �
�%t cw�.� Pe.o o ss�ea�-�— I
2. A d d r e s s o f t he su r v e y e d p r e mi s e s: X X X H a r o l d A v e N, G o l d e n V a l l e y, M N 5 5 4 2 2. � a''� � �� �� Q
�°\ � / oo.p ._� I ��.xa9R��.aee.i Z = �
3. Bearfngs shown hereon are based on on assumed dotum. Proposed Lot dimensions to nearest gZ�ZS ��• ��_ ���� � ,ee, x �i�:e�es(w)•�RiFr �
foot. ` aee. °G/
.eee.a � cr 888.9 / � ._I... /... i��:e�e.i O � J
- -._.-._ _._._ _.-.-._ _.- .- .�,. .-4��'�_. eeas ���' x ... .eaes �
♦ �"�
4. Boundary orea of the surveyed promises: —' — — — — — — — — ' _� � ��-�- -� �-* a"�,:�'� vFRiFr -�- - -,��,�.3+ �✓/ N Q
Total Area: 20,152 sq. ft. (0.46 acres), " �� � ���.— _ _ _ _ _ _ (�
asi H,^eey.s a S88°56'07'B sa�se.e.�a�,a<y) 142.75 - - � �
...... FND RLS 15221 — — — — — — —
5. Subject Property is Zoned R-1. {"v.eA'� ........ ........ ��...-.. /.i z Q
...... eas h-
6. The surveynd premises adjoins Harold Ave. ��� -����� . . . / � 2 (n � w
89z ses•s6 0� E s�o eaa.. = Z
x8925 .... .. 893��.: ��• 899]x ���. Up ......... 888 ..� -
� .... .•' X � Q
Z Utilities shown hercon are observed. Excavations were not made durtng the proeess of this ....�- ..." J � TMr�' W � J
survey to locate underground uti7ities and/or structures. The IoeaHon of underground City of �"� � _L ,....... ��--��9outh Line of nlEt[4 SW1/4 - -- � 0
Golden Valley are based in part on the proposed utllity plans by SEH dated Febrvary 25th, 2013 -� � �` �`�� "� "� *
and may wry from locations shown hereon. Additional underground uttlities and/or structures � *cece '�'�' �c°oca aee.s ('�
may be encountered. Contact Gopher State One Call Notlfication Center at (651) 454-0002 for 'T���' � �
verification of utflfty type and field location, priw to excavat7on. I ^ � �
8. The Reld survey of thfs stte was completed on Jan 3rd, 2014. in the middle of the Minneaota HAROLD AVENUE R°°a E°se'^°"t P=�000.No.a�2zisa � �
anow/winter season. There may be improvements/features in addition to those shown hareon
that were not loeated due to anow/fce cover. �' �—� � � �—� �—� � � � � � �—�— 1M7e a�v�eePNeermw
� — —I—I I i 6"DI=
9. Adjoiner information obtained from Henneptn County Website accessed on 1-24-14. I 5-19-14
— — — — — — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — —
- - - - - - - - - - - - - 13853
SIEET AQ
1 /3
C: d Proycte 2008\13853AIInSUb dwg\73853PREPLAT 25.dwg May 20,2014 4:OBpm
GRADIN6 PLAN OF FRETHAM 25th ADDITION
_ � .
FOR: LAKEWEST �
DEVELOPMENT SITE DATA � •
_ TOTAL 517E AREA 20,153 sq. ft. �II 0D,
LOT 1 AREA 10,151 sq. ft. � � �'
onaNncE nrro unun�soaais sHown n�us: w I � LOT 2 AREA —10,002 sq. ft. � � ��
, �
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, , "
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o e�. �e o i I S88'S6'07"E 170.0
--------1------J ------�--------- i 3° � ;".�a i il � af ��
no scuF � - Q I - � i Tree Removal Z �
B�NG 10 FEET IN YAD1H AND ADJdNING RIGHT-OF-WAY � I U � I � � � n
LINES AND B�NG 8 FEET IN 1ND1H AND ADJdNING ALL � �I � � �a �I � Lot 1= Remove 65'Cottonwood and 36'x3 Cottonwood
07HER LOT LINES,UNLESS 07HERWISE SHONN ON THE PLAT. � �
y� "� � _ i° _..l \ \ I i Lot 2= Remove 42" Cottonwood and 2B' Apple
�' ! V � � "
� ,� � 1 �� � �} OENOTES SYGNIFlCANT OR SPEpMEN
LEGALDESCRIPTION }e� a$' /� R"^eB09� eas.e asa., _ __ i +Tf�T��T�BE REMOVED �e
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• DENOTES IRON MONUMENT FOUND �"\` \ 091Y j +'' � " I
i �
O DENOTES IRON IAONUMENT SET _______�— � � ee�.3 , x � � � I ag�s � ` ' �� ,es s .: �
TO BE SET \� � � � Y �Z 77 � �
❑ DENOTES CATCH BASIN ._..�� 5\ Ba'`��� ,s`�,�.°� � . , ..T .. � i�' `. + +� \ �\/� 3 �6¢0'�9 eeas g�. ^ .
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.tott2 DENOTES E%IS11NG ELEVA710N. �� \ N�s ,� i :-.. � �i �t.3� � / T �3`34&�w I����, `" lIESIG�ED ✓Ps
� DENOTES SANITARY SEWER � \ e91B / �v ' � � -. .eae.z
� DENOiES DRAINAGE AIANHOLE � � \I� � �I iwav� MDN
DENOTES ITYDARNT ����...:.i � �' '. � � � / �� I � � � �'' � cr['Cn[D �vs
4 DENOTES LIGHT PIXE \ \ , I �'�I \v�y,0 �� Fl7D PINCH�be NEST
` / < I .. � � � �0 4 yorsn�ov
�w�DENO7E5 GUY N7RE NORTH ��� \ � e57.5� 7- / �g���� � \���� �P p�T� S E a,o
`a-' DENOiES POWER POLE u eazo � \�. . TOB � � // ,„+�/� �ry�). � 0 \y. `" ee.i \{ �S�Q �
� DENOTES TREE W _ - J\ g'. ���� / /� � / � n I �PropoeW Stlt I BB86 � �c o° x
LJ J \ I�� / . ' Fancs
cw DENOlES COTTONWOOD � . ` � � / I � . cw ��Et
:=�
DENOTES CONCRETE ( IN FEET) . �=i .. Ex• `\,�' \ � , 'I �� /�/ � ..� f . I I ,�-I � � o��� z
�. ;
t inch= 20ft. ���� ' � '� ��
. BASED ON CITY AS-BUILTS � :: Moue� J\\\� O�� :.j :'' I „PP�cm � � � 4 E c°° o
�./\DENOTES PROPOSED CONTOUR BOB 9 ��\ ''\ I �Qi / .�;'' ..". _ �...... � Ramow has � I � w a o�,o,', rc
\ \ ���� �� � � I � I � r s�°p�� a
''.�^-�,DENOIES EXISiING CONTOUR e91 s \ � � „ ; , . -. . . N a , �r
u\ , ` bh / � �i�T � .�t C�p I � `" '°� - „g.a m L�
/ DENOlES PROPOSED DIRECTION OF DRAINAGE. \� 5�eoa ��4�� '�ST� . ' �I :� I F� �:j �n�o m°i
92. DEN07ES PROPOSED ELEVAiION. �\ � . �
� � ;n-'� 'n
� DENOlES PROPOSED SANITARY SEVYER SERVICE � � J� \\�ao.z �e.. � /�r ��:,� P��� �I � �� F-- �4���[y L Y
Q N �� '( �` � B9hU,151 sy Ft / �a Full Basement � � aea � c° �bt �o°
� DENOTES PROPOSED WAIER SEWER SERVICE •�j � ; 023 acres : � Lot 2 � __ '�
V J a.
����'��� � � ...l�ot ' / 0.23 acres
/ � � W
-0 o ❑ ❑ DENOlES PROPOSED EROSION CONTROL �� � �; :� � -'--�� � � � �� 10,0�2 sq� ft, � I . � --
� ___ ` ='.
...... . .. ..... ..... DEN07ES SEIBACK LINE � ....... � 1 '--- � � --'
/ ---� � t Q
.. \g!:�,: P�� i eae / / / �0�� � I W p F'-
\.' Fun eu..m.n�°° � �d'T,� � � �, ,° zO O
EXISTING AND PROPOSED ZONING=Rl \ / cw.z t �: N
F-1ZONINGSTANDARDS: � N Q �"�� ' �� .... � I O. - ~ W
MIN.LOTS2E: IO,OOOSF C�oD� � .. ,; 81... . .. .�... ,. .... . ... � .... .... i...l.. �' Q Z
MAX.BUILDING COVERAGE 30% � \ I aee. � Z Q Z
MAX.IMPERVIOUSSURFACE 50% 6% ```��� `s I aea.a I
i R fN � Q Q �
MIN.WIDTH/AiFSB) 80'(100'CORNEFLOTJ ProposW SAt J) \\\ � ��
FNONTSE7BACK 35, Fana \ °� e.e cw��s3 � \ � � .. �
- ee ^
q .....��. �
SIDESEiBACK VARIES/SEEORDINANCE OM1 �. � a �� � a�il —� i enz / I�rv:eB6B5(W)* � �—
REAR SETBACK 10%OF LOT DEPTH ,�„
827.25 ' — _ .a
_ . e .a — — — —eea — — — — !� / i��:s�e.t � � W
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.—._._.—._._ _ � BB9.5 H ..
_ _ _ _ _ _ _ _ _ �,-�— + i Z N J
� ........ � � 9� .... x e a Y — M� v.� /
39 _ Q
H 9aa 5 � aes S88 6 07 E 142.7 FND RLS 15221 Q a �
....897 �v e[�5� �...... ......... Frop°°d _. �.
O—�-N ........ �-... 88g .... .o
GENERAL NOTES 89z ss�s,s•o� E 9 oi sea...� � �� � P��«� � � w
Pr sed Inlat
�,j .,. b9 ;: m c�i...... 888�� LLI Q
Prapo�sd Inlat _. �-_.... :�; - m N ase ..
1. Bwrh g'a ahown an basd on aasumsd datum. ProtxNon �� ������ "'�� � � J
�
2. Contractw to wrily Aouse Iocatlon.drtw�wy,sswer and baaanart dsptAa No aoB barh�ga haw � ....... �........ < .. ����� ^ � O
.... ... I � x
bsan dons at th7s tNns to wi/y depM o/groundwatr or so9 atabR7ty. . ee ......... ' een.z °°a.'
3. Proposed qrodfng to bs tomplated at time of conaWct(on o/hauss and yoraqs. '� rcaca Tc rcace eee.s �
4. dewtton md loeatbn o/s�t(stMg'Ys'aro eethnated bosed on Cfty ot Colden Valley plans and e�� — �c
should be Macked pHor to coneWctlon o/houas. � �
5. Proposed Lot dimanslms�o��,��� I H AR OLD A VEN U E I � �
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PRELIMINARY PLAT OF FRETHAM 25th ADDITION
FOR: LAKEWEST SITE DATA
DEVELOPMENT � �
TOTAL SIlE AREA 20,153 sq. ft. (q II W,
LOT 1 AREA 10,151 sq. ft. 3 •L�,
LOT 2 AREA— 10,002 sq. ft. � � � ,
oR�uxAce ua unulr�o+is sHowri n�us: w I � 9
_ v cry
� � E --------------------------
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I Q w I S88'S6'07"E no.o � � m
0 8� ~B o � - � �n � I � �r m °
-________.�_._._._.__._.� __._.__.__�.'___._._____ � 30 � I ��30 � � Tree Removal Q W m
L � Q � � � �
NO SCALE �
BONG 10 FEET�N W107H AND ADJdNING RIGH7-OF-WAY �tr i w P � � Lot 1= Remove 65' Cottonwood and 36'c3 Cottonwood
LINES AND B�NG 8 FEET IN WID1H AND ADJOINING ALL ,{� iO a �
O7HER l0T LINES.UNLESS Oh1ERMI5E SHONN ON TIE PLAT. &� d' I � _ � o�a I � Lot 2= Ramove 42' Cottonwood and 28�Apple
� �ry {� -�-� � � � I I DENOTES SIGNIFlCANT OR SPECIMEN V �
� ^i I � �I I ��TREE TO BE REMOVED ^
f2im:889. �e
LEGAI.DESCRIPTION }� � /� i��:aaa.J °c�a �es�.o ase.� _ - I
(F) I
Proy°°°d � .
i � I I
Lot 2,Bladc 1.FRETHAM 215T ADD1710N.Nennapfn County,MMnseota. -_----_ �i� � �e .e evo.i � Houro ; �
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W� 89.9 B9J.8 ' Yp�Attlll]f001]
R�m_890.0 / � \�91.z B9ta K����� ��
WALLY e�s� � � � \��ELM6
xaso.i )� \� �
� � �B90.B I
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AVE '� �o BSQP� F� xB9afi � y 'Oe,��t;'tyo� �
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LEGEND '' � � ' ' ti. i °"'ne,�� °I
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• DENOlES IRON MONUMENT FOUND \ � i� %asnv . '�.o , ���� .. ,89.5
o DENOTES IRON MONUMENT SET _ __��� 891.3 � � \ /��.�' \ �
TO BE SET ----— \ �o � S� ti y a, +��.\ \\+? N ,,O �I f �
❑ DENOTES CATCH BASIN �� °�� S`��/'� J � � ��I� + /� % 643 9 eee.e g �
.ton2DENOTES EXISIING ELEVAiION. �� \ Q0� // '�. ;_'.. � ^� �� �1.3� / T� \ `3q,8" PP``� "' 11ESIGrED �Ps
OO DENOlES SANITARY SEWER J � i � ' �� � \
� DENOlES DRAINAGE MANHOLE \ e9,.e �, � � rl� xeaaz W �I peAwv roDN
DENOlES ITYDARNT ```����� ` i �y �' \ � '� i � BS a[x�ccn �as
� DENOlES LJGHT POLE \\ \ I 't'�I, \V�Q � <� I n � � k 0.4 NO�RTi 6�
�Wy DENOTES GUY MARE NORTH _ \ \ � \ � � / � � � ` COA1P.P09710N �E��
`O� DENOTES POVYER POLE ' enz.o � \ �, � � ry . � ` �� ��{ �, �i ,�
� DENOTES 1REE � _ �``��\ s�. �c�'/�o` ,� ��y�` � . I � ���` i 1 eaa.. � �a o� e
cw DENOTES COTTONWOOD , \��7.� � I . /� '/ � I : I/� cw� ��F�w �
DENOTES CONCRETE ( [N FEET) _ Ex. � � �.
1 inch= 20ft .. MWN \ \ ..,�\�`�'/ / I � �/ I �n_a Z
. BASED ON qTY AS-BUILTS ` su�� \ J / / � I � �v�cm � � 4 E_� •
�'�,� , ,
�\OENOTES PROPOSED CONTOUR °^� \`4`p °�� '�C� � � � � �w �. � � O «a a'�..°. �
s �� �� "eez.e /DP` / ' � . /a � ^! a��p� . `o
...�•-.,..DENOTES EXISTING CONTOUR as�.s 't` �� �. � �ay� `r'r ,� . / I I � � _ �g,�tn�� c�
•.
/ �DENOTES PROPOSED DIRECTION OF DRAINAGE. �^�'^�� ��o.� ��s• '� // � �'� :i i �� t a n"� mr°
e2. DENOTES PROPOSED ELEVATON. � � \ , \ �xss / � � ,. I �y � � �-, �;�y'i u '�n
1 DENOTES PROPOSED SANITARY SEWER SERVICE a ,a o,1 � aeo.z � � � � �u �y �o 0
� "@^ a �� \ \ . / E . � .;, [+� f" �Ydu ppy t«
'3 a o � 'i �� / . IO�IS] Sq {C � �' �d 088.0 8 i �Ut �o
� DENOTES PROPOSED WAlER SEWER SERVICE •� s o� y � I _��-��-
0�23 a�res Lot 2
�'� o Z w �� �i_o: : / / 0.23 acres '� � w '
-0 ❑ ❑ ❑ DENOTES PROPOSED EROSION CONTROL �^� �=��o � � N q � � . � � o� --
� 4,.,?G �� � 10,00z sq ft, o � _
� � - � - - � � DENOTES SE7BACK LINE ' \� -q "'
.. o m i `���.. 9 eeaa :�� / / � � d Q
''8QA°nm�J eea.e 'mnN^ . �� �� _ ,�i i p� p ~
EXISTING AND PROPOSED ZONING=Rl °c ma?, \� �'�° �'� / cw,s � � � O
F-1 20NING STANDARDS: J iN �\' ` ������ � �°s / �,. p � o a � i °� � W
MIN.LOTSREr 10,0005F j� ...\ \ 81 ,`�� .. � �: ........ �..... . � � Q Z
MAX.BUILDINGCOVERAGE 30% O � �� °�vn � � �°8B�' l �� � Q � Z
MA%.IMPEFVIOUSSURFACE 50% � .I\ �es.s eae.a � I C'� � � C
MIN.WIDTH(AiFSB) 80'(100'CORNERLOT) J; \ � � \ i �
FFONTSETBACK 35' � s � r 5'Sewe rEosement - � Q L
`N+�, eae.e Cw� 3 � Per�oc. 567847-�—
SIDESETBACK VARIES/SEEORDINANCE \ \ � � ^� I ��� � � � y1 -R;m:aaa,i � _ �
REAkSETBACK 10%OFLOTDEPTH gZ�25 —a,_ ��, ,� v eeea � I � ��, aes/, Irv.e76.5(W)�ygRlfv
��-y�- - -.J L.�._, � G� / Im�.576.1 � ~ �J.�
- - - - - - �r �.- - - -em..1�x�"�'- � Q � J
_._._._._._ —.—._._ _.—._�. _ic 988.5 x�� i� N
> > > � S9 _ _ -eee.i +-�" VERIFY + .ea . ._._._.�. Z J
R���aas.s �D �s� S88`56'07"E so�sewe.�ce,ccY� FND RLS 15221 � � �
IrvE85.7� 142.�5 �
GENERAL NOTES J a
588'S6'07"E 970 W = Z
� �' � L�J
7. Bwring'a aM1own ars baaed an aesumed dotum. � °wax'' � � �
2. Cmlracta to verNy houss locottm,dr(wwaX sawar md baaement depMa No aoA bwfnga haw � O
been dons at Mh t7ms to wrl/y dspM of proundwater or eop stabilltX n �e� <- '< '< '<— '< '< �<
3. Propossd qrodB�y to bs corrrpleted at tfine of oonstructlon ot house and garags cece rc'�� % T��a e�ee.s (7
4. Elewtfon an0 locatlarr o/extstMg'Ys'aro settmatad bassd ar Ctty o/Colden Vdley plons and BBB.) W
I c� �
Mauld bs cheN«ed prlar to conabuetlan o/houan � � �
5. �.�,��o��,��s�o��..��t. HAROLD AVENUE Raed Ea=eme��Pe�Doc.No.3722128 � �
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L'1�� C�� ;
Plannin De artment
� r
763-593-8095/763-593-81 Q9(fax)
Date: July 28, 2014
To: Planning Commission
From: Jason Zimmerman, City Planner
Subject: Potential Modifications to Lot Requirements–Lot Depth and Lot Shape
Background
At the June 23 Planning Commission meeting, the Commission recommended approval of a revised
definition of lot width within the Zoning Code. A brief discussion of various additional methods of
regulating lot shape were also discussed. Staff was asked to evaluate a number of recent
subdivisions through the lenses of these various methods to determine if they would have met the
standards and therefore have been recommended for approval. Diagrams and evaluations will be a
part of the Staff presentation.
In addition, Staff is suggesting the calculation of lot depth be revisited since the current definiti4n—
which relies upon an average measurement—is subject to many of the same issues raised by the
calculation of lot width under the old definition.
Staff has been asked to summarize the Planning Commission's discussion at the August 21
Council/Manager meeting and look for direction from the City Council as to possible zoning text
amendments.
Summary of Lot Depth Issue
Lot depth is currently defined within the Zoning Code as "the mean horizontal distance between
the front (street) line and the rear lot line." As with lot width, unusually shaped lots provide
challenges for determining average lengths. Although lot depth is not used to determine if a
subdivision meets the minimum requirements, it is used to determine the rear yard setback in the
R-1 and R-2 zoning districts (20%of the lot depth). In all other zoning districts, the rear yard setback
is a set distance and is not dependent on the calculated lot depth.
To address this issue, Staff recommends one of two options: (a) revise the definition of lot depth so
that is does not use a calculation of the mean, or (b) revise the rear yard setbacks in the R-1 and R-
2 zoning districts so that they do not rely on the calculated lot depth but are a set distance, similar
to other zoning districts in Golden Valley.
A brief survey shows that roughly half of the of surrounding communities use a mean distance to
determine lot depth while the other half use the shortest distance between the front and rear lot
lines.
Using the shortest distance to determine lot depth while still utilizing the 20% rule for determining
rear yard setbacks would potentially require slightly smaller setbacks for some lots compared to
the existing mean lot depth method of calculation.
Of those communities that utilize the mean distance for determining lot depth, most still use a set
distance for their rear yard setbacks (option (b) above).
Summary of Lot Shape Issue
The City Council and the Planning Commission have both expressed some concern regarding the
creation of lots that fail to provide sufficient width in the portion of a lot where a home is most
likely to be constructed. In addition, there is concern over lots that deviate to far from what might
be considered a "regular" shaped lot.
Staff has found three potential methods of ineasurement that could be added to the current lot
width requirements in an attempt to ensure sufficient width in a new subdivision, as well as one
test that could be applied to screen out lots deemed to be "too irregular."
The first option is to require that the lot width measured at the front yard setback be maintained
continuously for a certain percentage of the lot depth. This would allow for some variation in the
shape of the lot but would ensure that a targeted area would have enough width to comfortably
construct a home. St. Louis Park uses this approaches and requires the minimum lot width be
maintained continuously for 30% of the lot depth. Note that this requires that lot depth be clearly
defined and easy to calculate as it would be a critical figure in determining if a subdivision meets all
lot requirements.
A second potential option allows lots to have portions that are narrower than the required lot
width, but these portions are not counted towards the required minimum lot area when evaluating
a potential subdivision. As pointed out in the option above, this would allow for some portions of a
lot to narrow while still requiring a majority of the lot to meet the minimum width requirement.
Because the narrower portions would not count towards the minimum lot area, in these cases this
option would, in effect, create slightly larger lots when subdivision occurred.
Finally, a third option utilizes the lot "midpoint" and requires that the minimum lot width be met at
this point as well as at the front setback line. This ensures enough width at two places in the lot,
though it allows for narrowing at other points.
Any of these three potential variations would be generally consistent with how minimum lot width
has been interpreted in the past 24 years, but would also ensure some additional width would be
required in order to receive subdivision approval.
Addressing the stated concern over "irregular" lots, Staff found a formula that mathematically
evaluates a proposed lot for its level of irregularity prior to examining the other minimum lot width
and lot area requirements.
Under this evaluation, the following formula is used:
PZ/A =X
where P is the proposed lot perimeter and A is the proposed lot area. If the result is 22.0 or greater
for any proposed lot, the proposed subdivision is not allowed. If the result is less than 22.0, the
proposed lots are then evaluated further to see if they meet the other subdivision requirements.
Using this formula, a perfectly square lot would have a result of 16. A rectangular Iot with a 2:1
ratio in length to width would have a result of 18. The more irregular the shape of a lot becomes,
the higher the associated output number.
Recommendation
Staff recommends the Planning Commission evaluate the following and offer feedback for the
August 21 Council/Manager discussion:
1. A method for determining lot depth and how it should relate to rear yard setbacks.
2. A preference (if any) for additional lot width/lot shape requirements that could be utilized as
part of the subdivision approval process.
('��� 1��
Plannin D e artmenfi
� r
763-593-8095!763-593-8749(fax)
Date: July 28, 2014
To: Planning Commission
From: Jason Zimmerman, City Planner
Subject: Discussion of Zoning Code Text Amendments–Recycling Centers
Background
The City Council has directed Staff to bring to the attention of the Planning Commission the
possible need to update both the definition of Recycling Centers in the Zoning Code and the
reconsideration of the appropriateness of Recycling Centers as permitted uses within the Light
Industrial and Industrial Zoning Districts.
Recycling Centers are defined in Section 11.03, Subd. 79 as "Any area or structure, whether
privately or publicly owned and operated, that engages in recycling or reclamation of inetals,
paper, or other materials including crushing, shredding, baling or compacting materials such as
auto bodies, scrap metal, etc."
In Section 11.35, Subd. 3(G) Recycling Centers are listed as permitted uses, "including the recycling
of inetals and other materials" without any additional quantitative or qualitative requirements or
restrictions. The Council expressed concern that some types of high intensity recycling centers
might be allowed to locate in areas of close proximity to residential uses and/or could conduct
some of their recycling operations outdoors.
Research
Staff investigated the definitions and requirements of Recycling Centers in many other
communities and was able to generalize the findings in a way that may offer suggestions as to how
Golden Valley could rewrite their zoning ordinance if they so choose.
First, many cities separate out the broader category of Recycling Centers into at least two sub-
categories—often defined as "low" vs. "high" intensity or "minor" vs. "major" facilities. Typical use
of the low intensity or minor recycling facility is for household goods such as bottles, cans, plastics,
newspapers, etc. High, or major, recycling facilities are often targeted for materials from
commercial or industrial uses.
Some zoning codes also separately distinguish the recycling of"green" materials such as yard waste
and compost.
Second,there are occasionally limits placed on the location of the Recycling Center with respect to
any other Recycling Center in the City and/or in relation to residential properties–especially single
family homes.
Finally, most descriptions include details about how operations are to be conducted, including
requirements that dumping and sorting take place indoors, the prohibition on outdoor storage of
materials, and limits as to the types/intensities of operations that may be conducted on-site
(prohibiting the crushing of cars, for example).
Current Issues
This discussion was generated by the interest expressed in the former SIFCO site (2430 Winnetka
Avenue North) by a scrap metal recycler. Even though the potential owner would conduct their site
operations indoors and would not recycle automobiles,the realization that more intense uses—
including the crushing of cars or the shredding of inetals—are currently allowed on this site
prompted the City Council to pass a six month moratorium on any recycling centers until the zoning
issues around them could be examined.
Recommendation
Staff has been asked to report back to the City Council at the August Council/Manager meeting.
Staff recommends the Planning Commission look at the following three items and offer guidance:
1. Should Golden Valley continue to define one type of Recycling Center or are two or more
categories more appropriate? In which zoning districts should they be allowed? Should they be
permitted uses or conditional uses?
2. What limits should be considered for the location of any type of Recycling Center, if any?
Distance from residential areas? Distance from other Recycling Centers?
3. What operational requirements or prohibitions should be considered? Outdoor vs. indoor
storage of materials? Metal shredding? Car crushing? Etc.
Attachments
Zoning Map (1 page)
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