09-08-14 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, September 8, 2014
7 pm
1. Approval of Minutes
August 25, 2014, Regular Planning Commission Meeting
2. Informal Public Hearing — Minor Subdivision — 200 Meadow Lane North —
Sunnyridge Woods — SU08-12
Applicant: Golden Valley Land Company (Matt Pavek)
Address: 200 Meadow Lane North
Purpose: To reconfigure the existing single family residential lot into three new
single family residential lots.
--Short Recess--
3. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
4. Other Business
• Council Liaison Report
5. Adjournment
'� This dacument is available in alternate formats upon a 72-hour request. Please call
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Regular Meeting of the
Golden Valley Planning Commission
August 25, 2014
A regular meeting of the Planning Commission was held at the Golden Valley City Hall,
Council Chambers, 7$00 Golden Valley Road, Golden Valley, Minnesota, on Monday,
August 25, 2014. Chair Kluchka called the meeting to order at 7 pm.
Those present were Planning Commissioners Blum, Kluchka, Segelbaum and
Waldhauser. Also present was Planning Manager Jason Zimmerman and Adrninistrative
Assistant Lisa Wittman. Commissioners Baker and Cera were absent. '
1. Approval of Minutes
July 14, 2014, Regular Planning Commission Meeting
July 28, 2014, Regular Planning Commission Meeting
Segelbaum referred to page 11 of the July 14 minutes and asked if it was him, or
someone else, who questioned how the Golden Ualley Senior Living proposal would
affect Schuller's. He asked that it be clarified that a neighbor asked that question during
the public hearing. Segelbaum referred to page 14 of the July 14 minutes and noted that
his first name, rather than his last, was used in fihe third paragraph.
MOVED by Segelbaum, seconded by Waldhauser and motion carried unanimously to
approve the July 14, 2014, and the July'28, 2U,14, minutes with the above noted
corrections.
2. Informal Public Hearing -Minor Subdivision Amendment— 221 Sunnyridge
Lane — Kate's Woods �- SU08-11
Applicant: David Knaebl�
Address: 221 Sunnyridge Lane
Purpose: To''rEvise the interior lot line of the recently approved Preliminary Plat.
Zimrnerman stated that the Preliminary Plat for the subdivision of 221 Sunnyridge Lane was
approved by the City Council on July 15. At that same meeting, the lot width definition was
amended, and is now in effect so the applicant is proposing a revision to the interior lot line
to improve the shape of both of the lots. He explained that the applicant is proposing to call
the interior lot line a side yard property line instead of a rear yard property line, and that staff
would like the Planning Commission to interpret the language in the Zoning Code to help
determine if it should be considered a side or rear lot line. He referred to a site plan of the
property and noted that that there is a deck on the existing house that must be removed or
modified in order to conform to the Zoning Code requirements. He stated that if the lot line is
determined to be a rear lot line, staff recommends denial of the revision as the proposed
subdivision would be in conflict with the requirements of the zoning district. If the lot line is
Minutes of the Golden Valley Planning Commission
August 25, 2014
Page 2
determined to be a side lot line, staff recommends approval subject to the conditions
recommended by Planning and Engineering.
Waldhauser asked how the lot depth is calculated since that is what is used to determine
the rear setback. Zimmerman stated that the rear yard setback requirement is 20% of the
average lot depth.
Kluchka asked why the interpretation issue couldn't be addressed during the final platting
process. Zimmerman stated that the City Attorney thought that the proposed change was
significant enough, and the Zoning Code is ambiguous enough, that it should be brought
back to the Planning Commission for review. Kluchka questioned if the �JJJan could.be
modified slightly to not be so extreme with either the side yard setb�ck or rear yard setback
location. �����`
Peter Knaeble, Applicant, handed out additional plans and stated that his intent is to rebuild
or modify the existing deck to keep it out of the setback areas. He stated that the approved
preliminary plat has really crooked property lines, and he'clea,rly heard from the Planning
Commission and the City Council that they would like that line to be straightened out. He
stated that the only practical way to do this subdivision without a variance is to call the
interior lot line a side yard property line, rather th�n a rear yard property line. He added that
calling that property line a side yard property line will also allow the existing home to remain,
which is a goal of the City Council. He showed examples of similar subdivisions, and
discussed the side yard property lines, and rear yard property lines in those examples. He
stated that when he first started considering fihis proposal he was told that there could be a
variable rear yard setback line. He added that on issues of ordinance ambiguity, the
common court precedent is to interpre# it to the advantage of the landowner.
Kluchka opened the public hearing. Seeing and hearing no one wishing to comment,
Kluchka closed the public hearing.
Blum referred to the site plan and note that the property line in question seems to bend at
the back corner �f the house, so'the other properties the applicant referred to are a bit
different than the subject property.
Waldhauser stated that �f the lot had been split without the existing house on it, the interior
lot line would have been considered to be a side yard lot line, so it doesn't seem logical to
call it a rear yard lot line at this point. She said this new proposal is an improvement over the
other options, and is preserving the existing house. She said she thinks the Planning
Commissian would mostly be in favor of straightening out the lot line.
Segelbaum said the property line in questions looks like a rear lot line. He agreed that if the
house were not there, it would be a different story, but he thinks the intent of the Code is to
have unbuilt property in back of the house. He said he also agreed that the Planning
Commission wanted the lot to not be such an odd shape, but he wishes there were another
way to draw the property line without necessitating a variance.
Minutes of the Golden Valley Planning Commission
August 25, 2014
Page 3
Kluchka questioned if it is fair to say that the Planning Commission asked that the property
line be straightened, when they didn't know about the rear yard versus side yard issue.
Waldhauser stated that the lot line could be re-drawn and there would not be a backyard on
Lot 1 at all.
Segelbaum said he is concerned about setting a precedent in how the Planning
Commission interprets this issue, and how future proposals would use it going forward.
Kluchka said he is not in agreement with calling the interior lot line a rear yard property line.
Blum agreed, and reiterated that this proposal is not like the pie shaped examples they were
shown, because there are clearly two parallel side lot lines.
MOVED by Segelbaum, seconded by Blum and motion carried 3 to 1 to recommend denial
of the preliminary plat amendment. Commissioner Waldhauser voted no. '
3. Informal Public Hearing — Conditional Use Permit—fi01 Boone Avenue North
— TruStone Financial — CU-137
Applicant: TruStone Financial
Address: 601 Boone Avenue'North
Purpose: To allow the applicant to'operate a new credit union with three drive-
thru lanes in the Cc�mmercial zoning district.
Zimmerman stated that the applicant is requesting a Conditional Use Permit (CUP) in
order to operate a new credit union with three drive-thru lanes. He noted that a CUP was
approved for this location in 200$, but the project was not constructed, so a new CUP is
now required. He referred ta a site plan and explained the applicants request to construct
a one-story building with three drive-thru lanes located on the southeast corner of the
building. He stated that 19 parking spaces are required, and the applicant is proposing 31
spaces. He addeci that based on the review of the application, and the evaluation of the
factors listed in the Zbning Code, staff is recommending approval of the proposed CUP.
Kluchka asked;if there are any material differences between this proposal and the
proposal appraved in 2008. Zimmerman stated that the building is slightly smatler in this
proposaL
Waldhauser asked if conditions could be added regarding landscaping and drainage.
Zimmerman stated that Conditional Use Permits really only consider the land use.
Waldhauser noted that there seems to be a lot of signage proposed. Zimmerman stated
that they will be required to follow the City's sign code requirements.
Kluchka asked about snow storage on the site. Zimmerman suggested the applicant
address that issue, but he assumes snow would be stored on the south side of the site.
Minutes of the Golden Valley Planning Commission
August 25, 2014
Page 4
Segelbaum noted that the first finding is the demonstrated need for the proposed use. He
asked if that is pertaining only to the drive-thru windows, or the entire use. Zimmerman
said it pertains to the entire use.
Sean Raboin, HTG Architects, stated that the proposed new building will be slightly
smaller than the one proposed in 2008. He stated that this should be a good fit, and a
nice use for this property. He referred to the question regarding snow storage and stated
that snow will be stored on the north part of the site, or it will be hauled off-site.
Waldhauser asked if the applicant feels that they need as much parking as they are
proposing. Raboin said yes, and added that this will be a very busy location.
Segelbaum asked why they need to have three drive-thru lanes. Raboin stated that 10
years ago four or five drive-thru lanes was typical, but now bartks like to have two drive-
up windows and one drive-up ATM.
� ���.
Blum asked how the parking at this property compares with the parking at their current
location. Raboin stated that they have more parking at their current facility, but it is a
much larger building.
Segelbaum asked if the applicant will continue to use their existing facility. Raboin said
no.
Kluchka asked if the timing of this project is related to the Douglas Drive reconstruction
project. Raboin said he didn't know, but he thinks the economy has played a part as well.
Kluchka opened the public hearing.
Steve Schmidgall, 6534 Olympia Street, said he hopes there will be very little EIFS used
and if so, not at grade, so it will continue to look good.
Seeing and hearing no one else wishing to comment, Kluchka closed the public hearing.
Kluchka said he knows this will be a busy location. He suggested that the applicant bring
elevations and a material list to the City Council meeting.
Segelbaum stated that more drive-thru lanes would also mean fewer cars stacking.
Waldh�user said the proposal looks reasonable. She said she hopes some landscaping
could be done along Highway 55, and that run-off from the parking lot could be captured
in rain gardens, or some other system.
MOVED by Blum, seconded by Waldhauser and motion carried unanimousfy to
recommend approval of the Conditional Use Permit at 601 Boone Avenue North to allow
a credit union with three drive-thru lanes in the Commercial zoning district subject to the
following findings and conditions:
Minutes of the Golden Valley Planning Commission
August 25, 2014
Page 5
Findinqs:
1. TruStone will be relocating from their current location at 6500 Olson Memorial
Highway and will likely maintain if not grow their existing base of customers.
2. A financial institution is consistent with the Commercial designation of this property
on the General Land Use Plan Map.
3. Staff anticipates the newly constructed building would not have a negative impact on
the surrounding properties. In fact, the addition of a quality building to the vacant site
is anticipated to have a positive effect.
4. As part of the original submission in 2008, a traffic study was done for this use and
anticipated no concerns. Since this proposal is a slightly scaled back version=of the
original plan, Staff does not expect any negative traffic impacts to the surrountling
areas.
5. The proposed use would generate a minor increase in the number of employees at
the location.
6. The proposed use is not anticipated to cause an increase in noise levels."
7. There would be some pollution caused by the idling af vehieles waiting'to be served
in the drive-thru lanes. Due to the surrounding land uses and the proximity to
Highway 55, this increase would not be significant.
8. The proposed use is not anticipated to attract pests. '
9. Based on the site plans submitted and the architectural design of other TruStone
Financial buildings that will be used as m�d�ls for this ��t�ucture, the visual quality of
the property will be enhanced.
10.Staff does not anticipate any other;,negative effects,of the proposed use. The
location is a commercial area with good access that can handle any additional traffic.
Conditions:
1. The plans by HTG Architects submitted on July 10, 2014, shall become a part of this
approvaL
2. The recommendations and requirements outlined in the memo from Fire Chief John
Crelly to Jason Zimmerman, Planning Manager, dated August 18, 2014, shall
become part of this approval. `
3. A bicycle rack shall be added to the property providing for a minimum of four spaces.
4. All signage must meet the requirements of the City's Sign Code (Section 4.20).
5. This approval is subject to all other state, federal, and local ordinances, regulations,
or lav���rwith �uthority'over this development.
4. lnformal Public Hearing — Final Plan Review— Planned Unit Development
(PUD) � Carousel Automobiles (Porsche Dealership) PUD #95, Amendment#3
Applicant: Twin Cities Automotive (Porsche)
Address: 9191 and 9393 Wayzata Blvd.
Purpose: To construct a new Porsche facility on the west side of the property.
Minutes of the Golden Valley Planning Commission
August 25, 2014
Page 6
Zimmerman stated that the Preliminary PUD plan for this proposal was approved by the City
Council in July, and the applicant is now starting the Final PUD approval process. He
referred to a site plan and explained the applicant's request to modify the existing parking
area and to construct a new Porsche of Minneapolis building located to the west of the
existing Audi building. He stated that since the Preliminary Plan stage the applicant has
made slight modifications to the parking lot layout and the number of parking spaces.
They've also made adjustments to the outdoor lighting levels. He discussed the design of
the building and stated that it meets the setback requirements of the underlying Commercial
zoning district, and there will be no change in the amount of impervious surf�ce because
the new building will replace an existing paved area.
Zimmerman discussed parking on the site. He stated that the current nurnber of parking
spaces on the site is 633 spaces. The applicant is proposing to reduce the number of
parking spaces to 557 which is a reduction of 76 spaces overall. The Preliminary PUD plan
reduced the parking by 64 spaces. He stated that the applicant is also proposing 37 parking
spaces that would encroach approximately five feet into the front yard setback, and
approximately 34 display spaces that would fall entirely v►rithin the 35 foot front yard setback
area along Wayzata Boulevard.
Waldhauser questioned if condition #5 in Zimmerman's stafF':report regarding the relocation
of the parking spaces along the south portion of the lot near the proposed buitding, should
be removed. Zimmerman said yes, condi�ion #5 from h'�s memo should be removed.
Waldhauser asked if the triangular shaped, I�ndscaped island shown on the plans is new.
Nguyen Hoang, Baker Associates, 150 South`Fifth Street, Architect for the project, said that
landscape island is not new and was shown on fhe preliminary plans.
Kluchka asked about snow storage. Wayne Pisinski, Twin Cities Automotive, Applicant,
stated that they might melt the snow on-site.
Blum asked what they did to address the lighting on the site. Pisinski said they switched to
LED lighting. Hoang added that the raised the light poles as well to provide more even
lighting.
Kluchka opened the public hearing. Seeing and hearing no one wishing to comment,
Kluchka closed the,public hearing.
MOVED by W�Idhauser, seconded by Segelbaum and motion carried unanimously to
recommend:approval of the Final PUD Plan for PUD #95, Amendment #3, Carousel
Automobiles subject to the following findings and conditions:
Findinqs:
1. 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.
Minutes of the Golden Valley Planning Commission
August 25, 2014
Page 7
2. 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. The PUD plan includes efficient and effective use (which includes preservation) of
the land.
4. The PUD Plan results in development compatible with adjacent uses and is
consistent with the Comprehensive Plan and redevelopment ptans and goals.
5. The PUD plan is consistent with preserving and improving the general health, safety
and general welfare of the people of the City.
6. The PUD plan meets the PUD Intent and Purpose provision and all other PUD
ordinance provisions.
Conditions:
1. The plans prepared by Baker Associates and submitted with the applicafion on
July 10, 2014, shall become a part of this approvaL
2. The recommendations and requirements outlined in the memo from the Fire
Department to Jason Zimmerman, Planning Manager, dated August 18, 2014,
shall become a part of this approval.
3. The recommendations and requirements outlined in the memo from the
Engineering Division to Jason Zimmerman, Planning Manager, dated August 18,
2014, shall become a part of this approval.
4. Parking in the lot south of Wayzata Boulevard shall'be limited to inventory
vehicles. Employee parking in this area will not be permitted.
5. All signage must meet the requiremen�s of the City's Sign Code (Section 4.20).
6. This approval is subject to all other state, federal, and local ordinances,
regulations, or laws with authority over this development.
5. Informal Public Hearing - Preliminary Plan Review — Planned Unit
Development (PUD) — G:olden Villas — PUD #118
Applicant: Golden Villas; LLC
Address: 9130 & 9220 Olson Memorial Highway
Purpc�se: ' To construct a seven-story, 162-unit apartment building.
Zimmerman stated that the applicant is proposing to develop a seven-story, 162 unit, market
rate apartment building on the 2.57 acre site. He stated that the applicant is also seeking
TIF assistance to help make the project financially feasible. He noted that 9130 Olson
Memorial Highway contains a small, one-story office building, and 9220 Olson Memorial
Highway contains the vacant bowling alley.
Zimmerman referred to a site plan and explained that the proposed new building will be
centrally located on the site. He stated that there will be two access points on Golden Valley
Road, and a sidewalk will be constructed along Golden Valley Road. He referred to the
parking on the site, and noted that the majority of the parking will be underground or
Minutes of the Golden Valley Planning Commission
August 25, 2014
Page 8
enclosed on the ground floor level. There will be surFace parking on three sides of the
building and a 20-foot wide fire drive aisle along the rear of the building. He discussed some
of the features and amenities including, eight units with individual entrances, secure bicycle
parking/storage, a pool, and terrace among others.
Zimmerman noted that staff is recommending approval of the Preliminary PUD plan subject
to the Engineering and Fire Department comments including: the relocation of parking out of
the right-of-way, additional work on the stormwater system, the number and location of fire
hydrants, and radio operability for emergency responders within the building<,
Kluchka asked if the applicant would be installing the sidewalk along Golden Valley Road.
Zimmerman said yes.
Kluchka asked if parking is allowed on Golden Valley Road. Zimrnerman said he wasn't
sure, but that he would find out.
Segelbaum asked for clarification on the number of stories. �imrnerman stated that there
are six stories above ground, and one underground.
Segelbaum noted that the nearby JHAP property has TIF financing and asked if that will
impact this proposal. Zimmerman said the properties are viewed independently.
Segelbaum referred to the number of parking'spaces and the amount of impervious surFace
and asked if it seems reasonable to allow less parking, but more impervious surface.
Zimmerman stated that if there are ways'to red�sign the 20-foot wide fire lane, there will be
more options to explore ways to reduae'the amount of impervious surface.
Bill Stoddard, Applicant, stated that the former Tiburon project proposed for this site was six
levels. He decided to have one level of underground parking which made it possible to
reduce the height. He noted that on the street side of the building he is proposing some
direct access units. He discussed other senior living facilities that he had developed in
Florida and discussed several of the amenities he plans for this project including a day spa,
"car to go";options, �nd conservation measures including roof top solar and water
conservation effarts. He said he loves this gateway location, but he can't do the project
without TIF. He referrEd'to a site plan and stated that the structural coverage on the site will
be 42.7% which includes the building, parking areas, and the fire lane.
Waldhauser asked Stoddard if he has done other project in this area, and who will be
managing this`project once it is built. Stoddard said he has done some developments in
Minnetonka and in a few other locations. He said he will be interviewing management
companies to manage the property.
Segelbaum asked Stoddard if he will continue to own the property after the building is
constructed, or if he plans to sell it. Stoddard said it is his intent to keep the property for a
long time.
Minutes of the Golden Valley Planning Commission
August 25, 2014
Page 9
Segelbaum asked Stoddard if he thinks the proposed 223 parking will be adequate.
Stoddard said he believes that amount of parking will be adequate. He added that he can
add more parking spaces on the site if needed. He is also proposing bicycle and moped
spaces and he wants to really push the "car to go" option.
Blum asked if the moped spaces count in the overall number of parking spaces. Stoddard
said no, and added that he is proposing 20 outdoor scooter spaces. Zimmerman agreed
that the scooter spaces are viewed differently than regular parking spaces.
Segelbaum asked Stoddard about the timeline of this project. Stoddard said this project will
take approximately 13 months to construct, and he hopes to break ground next summer.
Kluchka said he is interested in a sidewalk connection to let pedestrians know they are
welcome to walk on the property, not just past it. He added that he would also like to see a
high level of design and quality in this gateway location. Stodc(ard said he typically uses 1/3
brick, 1/3 panels and 1/3 Hardie board siding, or something similar, to br�ak up the look.
Kluchka opened the public hearing.
Kris Soder, Brookview Condominiums, said she is;concerned about the traffic impacts from
this proposal.
Naomi Gardner, Brookview Condominium$, asked if this entire project consists of rental
units. Kluchka said yes.
Seeing and hearing no one �Ise wi�'hing to comment, Kluchka closed the public hearing.
Kluchka asked about the traffic issues. Zimmerman stated that a traffic study was done for
the previously approved Tiburan project, and that this proposal is not much different.
However, staff will continue to work with the applicant on ways to improve any traffic issues.
Segelbaum asked about the stafus of the Highway 55 exit ramp. Zimmerman stated that the
slip ramp reconstruction was part of the Tiburon proposal, but it is not part of this proposal,
Segelbaum said he thought the ramp project was part of the TIF district proposal.
Zimmerman sfated that there is a redevelopment area that includes several parcels, but
each project is d'ifferent.
Kluchka said �ae would like to see some intersection improvements, and he wants to see
what the additional traffic will do to the wait times, not just the capacity issues. Zimmerman
stated that the HRA will be reviewing this proposal. He added that one concern staff has is
that MnDOT could close the slip ramp. He said the City does not want all the traffic to have
to go to Boone Avenue.
Segelbaum asked if there will be a neighborhood meeting held. Zimmerman said yes, the
PUD process requires that a neighborhood meeting be held.
Minutes of the Golden Valley Planning Commission
August 25, 2014
Page 10
Kluchka suggested a condition be added regarding the review of design and materials.
Segelbaum said he would like to add that language stating that review should also occur on
the items not shown in the current plans in order to preserve the City's rights. Waldhauser
agreed that it is difficult to tell at this point if the applicant and Planning Commission are
aiming toward the same goals.
MOVED by Segelbaum, seconded by Waldhauser and motion carried unanimously to
recommend approval of the Preliminary PUD Plan for PUD #118, Golden Villas subject to
the following findings and conditions:
Findinqs:
1. 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. The PUD plan preserves and protects substantial desirabl� port�ons of t�re site's
characteristics, open space and sensitive environmental features'inctuding steep
slopes, trees, scenic views, creeks, wetlands, and open waters.
3. The PUD plan includes efficient and effective use (which includes preservation) of
the land.
4. The PUD Plan results in development compatible with adjacent uses and is
consistent with the Comprehensive Plan and redevelopment plans and goals.
5. The PUD plan is consistent with preserving and improving the general health, safety
and general welfare of the people of tMe Gity.
6. The PUD plan meets the PUD Intent and P,urpose provision and all other PUD
ordinance provisions.
Conditions:
1. The plans prepared by Gronberg & Associates, Inc., submitted with the application
on July 25 and August 11, 2014, shall become a part of this approval.
2. The recommendations and requirements outlined in the memo from the Engineering
Division to Jason Zimmerman, Planning Manager, dated August 18, 2014, shall
become a pa'rt af this approval.
3. The recommendations and requirements outlined in the memo from the Fire
Department to Jason Zimmerman, Planning Manager, dated August 18, 2014, shall
become a part of this approval.
4. The final design of materials and landscaping shall be reviewed and approved by the
City prior to Final Plan approval.
5. All signage must meet the requirements of the City's Sign Code (Section 4.20).
6. A park dedication fee of$31,680 (2% of the estimated land value) shall be paid prior
to approval of the Final Plat.
7. The Final Plat shall include "P.U.D. No. 118" in its title.
8. This approval is subject to all other state, federal, and local ordinances, regulations,
or laws with authority over this development.
--Short Recess—
Minutes of the Golden Valley Planning Commission
August 25, 2014
Page 11
6. Reports on Meetings of#he Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
Kluchka gave an update on the most recent Community Center Task Force meeting
where developing the current driving range and removing the 9-hole area were
discussed.
7. Other Business
• Update Regarding Council/Manager Meeting
Zimmerman gave an update on the August 21 Council/Manager meeting. He stated that
the Council agreed with the Planning Commission's recommendations regarding
recycling centers, so he will start working on ordinance language and bring it back to the
Planning Commission for review.
Zimmerman stated that at the same meeting the Council discussed putting a
moratorium on all Single Family R-1 subdivision proposals in order to allow them time to
discuss large lot requirements, aesthetics, and the community feeling regarding
subdivisions.
• Council Liaison Report
No report was given. '
8. Adjournment
The meeting was adjourned at 9:1.,5 pm.
Charles D. Segelbaum, Secretary Lisa Wittman, Administrative Assistant
eity vf
Planning Department
763-593-8Q9S/763-593-87Q9(fax)
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Date: September 8, 2014
To: Golden Valley Planning Commission
From: Jason Zimmerman, Planning Manager
Subject: Informal Public Hearing on Preliminary Plan for Minor Subdivision of 200 Meadow
Lane North —Sunnyridge Woods—Golden Valley Land Company, Applicant
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Summary of Request
Golden Valley Land Company, represented by Matt Pavek, is proposing to subdivide the property
located at 200 Meadow Lane North into three separate lots. There is one existing single family home
on this lot which would be demolished and replaced with three new single family homes.
The existing lot is 38,091 square feet. City Code requires that each new lot be a minimum of 10,000
square feet in the R-1 Single Family Residential Zoning District. The proposed Lot 1, to the north,
would be 11,200 square feet; Lot 2, to the south, would be 13,810 square feet; and Lot 3, to the east,
would be 13,081 square feet. City Code atso requires that each lot have a minimum of 80 feet of
width at the front setback line. Lot 1 would have 80 feet of width, Lot 2 would have 100.2 feet of
width, and Lot 3 would have 122.3 feet of width. The dimensions of all of the newly created lots
provide a sufficient building envelope for development.
Qualification as a Minor Subdivision
The proposed three lot subdivision qualifies as a minor subdivision because the property located at
200 Meadow Lane North 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 three 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 three lots after the subdivision. Lot 1 would have access off of Meadow
Lane, the other two lots would have access off of Sunnyridge Lane.
City Engineer Jeff Oliver has submitted a memorandum dated September 2, 2014, regarding
recommendations from the Engineering Division 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. All three of the 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 Engineering memo, new utility 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. A park dedication fee of
$4,448.80 (2%of the estimated land value with credit for one unit) 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. A park dedication fee of$4,448.80 shall be paid before Final Plat approval.
3. The City Engineer's memorandum, dated September 2, 2014, shall become part of this approval.
4. Alt applicable City permits shall be obtained prior to the development of the new Iots.
Attachments:
Location Map (1 page)
Memo from Public Works Department, dated September 2, 2014 (3 pages)
Site Plans (6 pages)
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Date: September 2, 2014
To: �son Zimmerman, City Planner
From: Jeff Oliver, PE, City Engineer �
Eric Eckman, Public Works e ialist �
Subject: Subdivision Review for Sunnyridge Woods
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Engineering staff has reviewed the plans for a proposed minor subdivision of property located at
200 Meadow Lane North. The Developer proposes to demolish the existing home and subdivide
the parcel into three single-family lots. The comments contained in this review are based upon
plans submitted to the City on August 7, 2014.
Engineering staff recommends approval of the proposed minor subdivision of property located at
200 Meadow Lane North, called Sunnyridge Woods, subject to the following comments:
1. The existing lot is part of the recorded plat known as Sunnyridge Addition which did not
include the dedication of public easements. The final plat for this development must
include the dedication of new easements, consistent with the City's Subdivision
Ordinance.This includes the following:
a. 10-foot drainage and utility easements along all plat boundaries.
b. 12-foot drainage and utility easements centered on interior lot lines.
c. 15-foot drainage and utility easement along north plat boundary to accommodate
the proposed storm sewer system.
2. A City demolition permit, stormwater management permit, and utility permits are
required for the demolition of the existing home.
3. A City Right-of-Way Management permit is required for each parcel for the proposed
excavations and obstructions in public right-of-way that are specific to each parcel.
a. The proposed Lot 2 will utilize the existing concrete driveway apron. Lots 1 and 3
will require the construction of new driveway aprons which must meet the City's
standard and Americans with Disabilities Act (ADA) requirements.
G:\Developments-Private\Sunnyridge Woods\Subdivision Review_sunnyridge woods.docx
�" �
b. The construction of the driveway for Lot 1 will impact the City's existing sidewalk
on Meadow Lane and therefore portions of the sidewalk must be removed and
replaced in compliance with City standards and ADA requirements. Details
regarding the driveway and sidewalk construction will be further refined at the
time of permitting.
4. The Developer has shown on the plans that utilities can be extended to serve the
proposed dwellings. Staff has the following comments regarding the proposed utility
construction:
a. Lot 1 will reuse an existing sewer service stub and will require the construction of a
new water service in Meadow Lane. Staff recommends that the Developer explore
constructing a new sanitary sewer service parallel to the new water service for
several reasons (staff has discussed this with the Developer and the Developer is
looking into this further). Staff also recommends that the Developer or Contractor
directional bore the water and sewer services to Lot 1, if feasible,to minimize
impacts to traffic and the street pavement on Meadow Lane North.
b. Lot 2 will reuse the existing water and sewer services which currently serve
200 Meadow Lane.
c. Lot 3 will utilize an existing sewer service stub and proposes to construct a new
water service in Sunnyridge Lane. The pavement on Sunnyridge will be excavated
to construct the water service.
d. A Right-of-Way Permit is required for all excavations and 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, rehabilitation,
or installation of utility services.
e. The Developer is proposing the construction of a 12-inch HDPE storm sewer along
the north boundary of the development to drain a low area of the property. Due
to the lack of easements on the property immediately north,the storm sewer
must be relocated south so it is centered within the proposed 15-foot drainage
and utility easement. The storm sewer must be constructed of reinforced concrete
pipe, unless otherwise approved by the City Engineer. The final design and location
of the pipe and structures will be determined at the time of permitting. The storm
sewer will be constructed by the Developer and will be owned and maintained by
the City. Therefore, a letter of credit or cash security will be required for the public
improvement as a guarantee that the storm sewer will be constructed in a timely
manner and in accordance with City standards.
5. Sanitary Sewer Inflow and Infiltration (I/I) Reduction
a. The existing sanitary sewer service to 200 Meadow Lane North is in the process of
being inspected for compliance with the I/I ordinance. Depending on the results of
the inspection,the Developer may need to enter into an I/I Deposit Agreement
with the City guaranteeing that the service is removed/repaired/rehabilitated to
comply with the I/I ordinance.
G:\Developments-Private\Sunnyridge Woods\Subdivision Review sunnyridge woods.docx 2
� •
b. The three new parcels must obtain compliance with the City's Inflow and
Infiltration Ordinance, prior to occupancy of the homes.
6. A preliminary grading plan was submitted by the Developer. 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 of each home. A stormwater
management plan that meets City standards is required as part of each permit submittal.
The Developer and its Contractors must ensure that stormwater runoff in the north
portion of the development is accommodated within the property and directed to the
proposed storm sewer to the extent feasible.
7. This development is subject to the City's Tree Preservation Ordinance and a preliminary
tree preservation plan was submitted by the Developer. Because each lot will be custom-
graded, a separate Tree Preservation Permit will be required for each lot prior to the start
of home construction. The City Forester will review the tree inventory,tabulations, and
plans in more detail at the time of permitting.
8. There is a deferred assessment of$3,250 for the reconstruction of streets adjacent to this
property as part of the City's 2002 Pavement Management Program.
9. The developer and/or contractor must obtain the appropriate permits prior to
development.
Approval of this minor subdivision 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
Chantell Knauss, Assistant City Manager/Interim Physical Development Director
John Crelly, Fire Chief
Eric Seaburg, Engineer
Kelley Janes, Utility Maintenance Supervisor
Jerry Frevel, Building Official
Sue Virnig, Director of Finance
G:\Developments-Private\Sunnyridge Woods\Subdivision Review_sunnyridge woods.docx 3
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� DATE DESCRIPTION
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GOPHER STATE ONE CALL
NNWV.GOPHERSTATEONECALL.ORG PRELIMINARY PLAT
(800)252-1166 tO�L FREE A S ITE PLAN
(651)454-0002 LOCAL �nl*
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i GENERAL GRADING NOTES:
' �, �, .�. - 1.SEE SITE PLAN FOR MORIZONTAL LAYOUT d GENERAL GRA�ING NOTES. 11. FINISHED GRADING a'HALL BE C064PLETED.TME CON7RAG70R SNALL UNIFOftMLY GR4DE �,�I , I �M1 - � �
� ' \ ! ( RREASVvITHML�MITSOFGRADINGJNC�UDINGADJACENTiRANStT10NAREAS.PROVIOEA
. �, I �. /��'i � 2,THE CONTRACTOR SFAil GOMPLETE?tiE SITE GRADING WNSTRUCTION(INCLUDING BUT �^
� ' �> I � � SMOOTH FINISHED SURFACE VJITHIN SPEpFlEO TOIFRANCES,VJRH UNIPORM LEVELS OR nasi w.es7H si.su�re zoo
� �I � (`������C'F I ��^ �)' � I NOT LIMfTEO TO SITE PREP4flATI0N,SOII CORRECTION,EXCAVATbN,ENBANKA7ENT,ETC.)IN
�- I � �� � SLOPES BETWEENPOINTS WHERE ELEVATION5.4RE SNOWN.OR BETWEEN SUCH POIMSAND 6T.LGUI PARK,MN ssnie
I ,I � / ; I � � � ACCORDANCEWR4TFiEREQUIREA�ENTSOFTHEOWNER'SSOILSENGMEER.ALLSOIL c�isi�eGrwvmm
, , , � , I TESTING SHALL BE CO�iPLE i ED BY THE OVr'NER5 SOILS ENGWEER.THE CONTRACTOR SHALL EkISTING GRADES.AREAS THAT HAVE BEEN FINISH GZ4DFA SHALL 6E PROTECTED FROM Mett Pevek Pa�saner
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. � �. . , SUBSE�UEIvTWNST�UCTIONOPERhTIDNS TRAPFlCAND'cROSION.REPAIRALLAREASTHAT
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. , '. ' � � Fl4VE BECOA4E FUTTED 8V TRAFFIC OR ERODED BY WATER OR HAS SETTIED BELOW THE
THE SOILS ENGINEER.
i , �'� '�, �� � ' . I GORRECT GRADE.ALL ARE45 DISTURBED BY THE CONTRA�TOR'S OPERATIONS SHALL BE
'� ' � �� �. - 3,GRADINGANDEIICAVAiIONNCTNITIES6HALL8EPERFORMEDINACCORDANCEWITH7HE RESTOREDTpE'JUALORBETTERTHANORIGINALCCNDIilONOR?OTHEREpUIREMENTSOF
T - � PIATIONAL POLLU710N DISCHARGE ELIA�INATION SYSiEbi(NPDES)PERMR RE�INREMENTS d iHE�EW WORK.
I '�, GRADING LIMIT,SILT � li �. PERMIT REQUIREMENTS OP THECITY,
� ''�� � � � ' I2. PRIOR TC PLACEMEVT OF THEAGGREGATE BASE,P TESi ROLL WILL BE REDUIRED ON THE
�. ��� '� ', FENCE . . '� . ', . 4.PROPOSEDSPOTGRhDESAREFLOWIINEFINISHEDGR4DEELEVAT10N5,UNLESS STREETANOIORPARKINGAREASUBGRADE.THECO�TRACTORSHALLPRpVIDEALOA�ED
. � . �. OTHERWISE NOTED. TANDEb1 AXLE TRUCK WITH A GROSS WEIGHi OF 25 TONS.THE TEST ROLLING SHALL BE AT
� \ . .. . �, � � .' � ;'� 5.6RADES OF VJNLKS SHALL 3E INSTALLED IRRH 5%MPX.LONGITUDMAL SLOPE AND i%MIN. mE�IRECTION Of TNE SqLS ENGINEER AND SHHLL 3E COA�PLETED IN AREAS AS DIRECTED
� �� AN�29b MAX,CROSS SLOP°,UNLESS OTHERW'ISE NOTED. 8Y THE 301LS ENGINEER.?HE 30LS ENGINEER SMALL DEiERN11NE WNICH SECTIONS OF THE
�+�f�'RZ'-�---,ZT����'"`���'�'�� �'���"'�'��'�'� �� � STREETOPPAR<N�.`�REPAREUNSTA6LE.CORRECiIONOFTHESUBGRADES0ILSSHALLBE
,� � '� �r � _ � � `�-�e � � '� .. , 6,PROPOSEDSLOPESSFIALLNOTEXCEED3:IUNLESSINOICATEDOTHERtMSEONiHE
"k��� 1 �TK ��ir��i.�. 10'D&U EASE. � CONIFLETED IN ACCORDANCE V41TH T�E REQUIREAAENTS OF iHE 501LS EN^u1NEER,
� � �._ _ =f�g$g _ _.� _ _ � � DRA4YINGS.MAXIMUMSLOPESINMAINTAINEDAREHSIS4:1
(� � - - - -- -- - 13. 10
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D AND ENGWEEReD 8Y A REGIS'EflED 13A, THE BUILDIVG SUBGR4DE FINI3HED SURFACE ELEVATION SHALL NOT 4AR1'BY IAORE
' � � � � I� � / � � I I � ,i � REIAINING WALL ENGINEER.DESIGN DRAN'INGS SHHLL BE SUBA9IT�ED FOR REVIEVv AND THAN 4.30 FOOT A60VE OR 0.30 FOOT BELOW THE PRESCRIBED ELEVHTION A7 qNY
�. �., �� I � �� � � �� � . POWTWHEREMEASUREMENTISMADE.
�'I �` �: ` ,� - - _ ♦ APPROVALPRIORTOCONSTRUCTION.
III I �� � � y � � ' . I � I � � �� � 30.4'�RSB�� �^� 13.2� THESTREETORPARKI�GHREASUBGRADEFINISHE�SURFACEcLEVATIONSHALLNCT
� !! � -j r \ I � � ' \ &THe CONTRACTOR SHALL BE RESPONSI9LE FOR MFUNTENANCE pP GRADE STAKES VARV BV MORE ThAN 0.05 F00T ABOVE,OR�.10 POOT BELOVJ,hiE PRESCRIBEG
�. i, � �� ��� �jl �� o ��r ,� . �� � � I N I I� �� � �j ,,\ iHR0UGH0UT THE DURATION OF CONSTRUCTION TO ESTABl1SH PROPER GRAOES.THE ELEVATION OF ANY POINT WHERE MEASUREAAENT IS MA�E
I . I M � (Q(Q O.O O � �� � I � -853.SG 8S1.5C 't ��� � „ CONTRACTOR SHALL ALSO BE RESPONSIB�E FOR A FMAL FIELD CHECK OF FINISHED GF7AOES �3.3� AREAS VJHICH ARE TO RECENE TOPSpIL SHA:L BE 6RA�ED TO WRHIN 0.34 PoCT ABOVE
.
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' o eo P S• o -� �' \ y `° � � I� RP:953.50 p� � eNc�neeR.
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�I o � 1 � 19.4, 70PSOIL SHAIL BE GR4DED TO PWS�R MINUS 121NCM OF THE SPEGIPoED THIGKNE55.
I �� �• ' � ',Sb ��O � O 1 Y\, � I I � LOT 3 SJ��� � � 9.IF EXCESS OR SHORTAGE OF SCL MATERNL ERISTS THE CONTRP,CTOR SHALL TRAN3PORT 14. Mn,INTENANCE
��� I � 1 �I ���,� i � . 5�8�� � � A L L E X C E S S S O I L I v 1 A�t R I A L O F F T H E S I T E i 0 A N A R E q S E L E C T E U B Y T H E C O N T R A C T O R,O R �q,�, 7F{E CONTR4CTOR SHAIL PROTEC7 NEWLY GRA�ED AREAS FROM TRAFfIC AND
� C7 I� � / p.1 � �
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� r� � � . - - � � � 8 WALKO UT ` _+ \ SiOCKPILE IN kREAS DESIGNATED ON THh SIT6 THE CONTRhCTOR SHAL�SAL�AGE ENOUGH RUTTED AREAS 70 SPECIFIEO TOLERANCE3,Dl1RING THE CONS1Rl.CT10N,If REQUIRED, N Z N
. "���` � ��L _ _ _ _ _ ��� :�12.5'SSB - - �a= a.. j� � 1 °`� \ �. � � TOPSOIL FOR RESPREADWG ON THE SITE A3 SPECIFIE�.E%CESS TOPSqISHP,IL BE PLACED kND�URING TH[N'ARRANN PERIOD ERODEO AREAS NHERE TURP IS TO BE � �
� � f LF:954.00
SWALE g5�� � ^~�Y � , FSTABLISHEDSNALLBERESEFCEDAN�69UlCHE�. Q tl7
i �'��� I� � ��� IN EMBANKNEhT AREAS OUTSIDE OP BUIIDIfvG PA05.ROADPoAYS AND PARKMG AREAS.THE � �
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w � \__� � Of d INCHES.RESPREAD TOPSOIL IN AREAS VJHERE TURF IS TC�BE ESTABLISHED TO A `-2
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,"��. 1 b C� � � . �. I� - ' ,� �^r',.�: SILTATION PND EROSION OF THE PRO.ECT AREp.ALL EROSION CONTROL AND SILTATION � � W
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� j�� � LF:954.50 `t � ( I ; � � � / � � NANUAL THE CONTRACTOR SHALL USE WHATEVER NIEANS NECESSARY TO CONTROL � � W Z
, ��. . �. � N � 1 � � EROSION pN0 SILTATION INCLUDING,BUT NOT IJMRED T0,STAKED STRAW BALES,ROCK O W
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��"\ � � i� * PROTECT PROPERTY AND IMPROVFMENTB.ANY DEPOSITING OF SIL7 OR MUD ON NEN'OR O Z
I O I . I I ♦, . � /� � �.- ' � � yy� - EXISIING PAVEMENT OR IN FJ(ISTMG STpRA9 SEWERSOR SINALES SHALL BE REMOVED � Q Q �
"� II ' I ,� -� ,�°j GRADING_�1�v11T, ILT -��/1� ,� � �/y P.FTEREACHRWNAN�EFFECTEDHREASCLEHNEDTOTHESATISFHCTpNOPTHEObYNER, � W
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I � m ' . .. � �� / . �� \ � � � F F44A0 i� �ROADNAME rn.
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' �` -_ _------• �� . REVISIONSUMMARY
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�. TYPICAL LOT INFORMATION: i_�eiE oE�R�PT�aN
.
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GOPHER STATE ONE CALL
WWW.WPH ERSTATEONECALL.ORG PRE LI M I NARY
�eoo�ssz-iiesTourReE ^ GRADING PLAN
(851)454-0002 LOCAL �N r
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� GENERAL UTIL�TY NOTES: � �
� . ' �. , , �� � � � ', � ;�� . i.SEESITEPLANFORHORQOMALDIkiE�SION'sANDLAYOUTANDCENERALCONSTRUCTqN �-�,� . .� .�'^ - ` '
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�, .. . 4831 W.35TH 3T.6UITE 200
' '��, '�. -. �'� 2.CONTR4CTOR SHALL FIEI.D VERIFY LOCATION ANO ELEVATICN Of EXISTING UTCITIES AND 67.�ouisa+wK,mrv ssns
' �� �� � ' TOPOGRAPHICFEATURESPRqRTOCONSTRUCTION.THECONTRACT02SHAllI�,iMEDIATELY aviurtacruupcom
�. . ..-.... ...__...._."'_"_._._ I \ i MettPevek Pa[Sener
� � ' � / NCTIPY THE ENGINEER OF 019CREPANCIES OR VARl4T10NS FROM7HE PtFNS res-?is�saq �,z-zouaew
�, � - STMH-�EO��DIA II' ����� � �� j�� . � 3.THECONTRACTORISSPECIFICALLVCAUTIO�EDTHAThiELOCA7IONA40lORELEVATIONOF
CONSTRUCTOVEREX30�� I� I \�� \ \�,, EXISTINGUTiLR1E5ASSHOWNONTHESEPLAN515&4SEDONRECORCSO�THEVARI011S
' : STORM f1 r�I�- I , r?� -J'� i � � U?ILfiV COMPANIES AND,WHERE POSSBLE,MEASUREA4ENTS TAI(EN IN THE PIELD.THE
INFORMATION IS NOT TO BE RELIE�ON 4S BEING EXACT QR COMPLETE.THE COUTRACTOR
��. RE=954.0�MATCH� �, /� �' \ MUST CALL THE APPROPRIATE UTiLITY CONIP�4NY AT LEAST 46 HOUftS BEFORE ANY
�, . �(�E N�S=946.rj - � . ' �, EXCHVATpN TO REQUEST EXACT PIELD LOCATION OF 6TILITIES.il SHA�L BE THE
'� . PROP IE E=84�.� �. � ' � RESPoN5181LITY OF TNE COMRACTOR TO RELOCATE ALL EXUTING UTILITIES VJHICH
' ' ' � "' \ CONPLICTWITHTFEPROPOSEDIAiPROVEMEVTSSHOWNONTHEPUINS.THELOC4T10N50F
; . CB-2(27"DIA) .
165 LF 12�HDPE R�'��•5 ' I Sf�1ALL UTILITIES SHALL BE OB7tJNE0 BY THE CONTRACTOR,BY CALLING GOPHER STATE ONE
� C?LL.TNE CONTRACTOR SHAII REPAIR OR REPI.ACE ANY U7ILITIES THAT ARE DAMAGED
i STORM @ 0.50% �£W-g48•5 � ouawccoNsraucrioNaTuocosrrorHeowtieR.
� I
��. . �. 4.ALL SqLS TES7NG SHALL B[COMPIETED BY FN W�EPENDEN7 SOLLS ENGWEER.
� ��. ' . . . '�. �. � . � . EXCAVATpN FOR THE PURPOSE Of REb10VING UNSTABLE OR UNSUITA3LE SOILS S11ALL BE
' . . ' � '� . � . COMPLETECASRE'�UIREDBYTHESOILSENGINEER.THEU?1LITYIiACKFlLLCON3?RUC710N
� �������������������� ������+� ������__���� 8 '� ', � SHP.I�f.OA�PiYW1'HiHFRF4UIRP�,iFNTSOfTHFSdISFNGWPPR.THFCON7RAf,TQRSHAIi
��� � � � , BE RESPONSBLE FOR COORDINATING kLL REOUIREb SOILS TESTS AND SOII INSPECTIONS
. � _ _ _ _ . 10'D&U EASE. , . � � �. � WITH THE SOILS ENGINEER.
LOT'I �� � I � � i � ' � 5.lJi1LfTY IN6?ALU?ipN SHALLCONFORM TO iHE CURRENT EDRION OF"STANDAR�
EXISTING4"SANSERV. � j I � \�,� SPEqFICATIONSFORWATERAhAINANDSERUICELINEINSTAILATION"AV�"S4NI7ARYSEWER
. I I '.��.��`i+- AN�STORMSEVJER INSTALL4TION"ASPREPARE�BYTHECIIYENGMEERSASSOCWTIONOf
PROPOSED1°WATERSERV. I � \ ` MINNESOTA(CEAM).ANDSHALI.CONfORMWRHTHEREQUIPEMENTSOFiHECITYANDTHE
-I-1-1 I--�1 � �•,� I I �\ 1, PROJEC'fSPECIFlCATI0N5.
1 I _ �.� r � I I I \ ` , E.ALLU7ILITIESSHALLBECONSTRUCTEDMACCORDpNCETOqTYRE�UIREA�IENTS.
I , 0 � 7,CONTRACTOR SHALL NOT OPEN,TURN OPF,IVTERFERE WITH,OR ATTACH ANY PIPE OR HOSE `
� i � O I I � , . TO OR TAP WATERMAIN BELONGING TO THE CRV UNLESS OULY AUTHORQED TO CO SO BY /�
II, :, � � � I i � � THECIN.ANVA�VERSECONSEqUENCESOPANYSCHEDULE00FUNS��HEDULED � � N
. � , � I LOT J \ �� � � DISRUP'IONS OF EERVICE 70 THE PUBLIC ARE THE IJABILIN OF 7F1E CONTRACTO4 � /r �
�i N
� � I W � � \ � 8.Cl�,511NG5 S41ALL eE S/�LV�GEp FROM STRUCTURE REWOVqIS ANJ RE-USEC OR PLACED�T � Z a
' I I � 13,081 SF � �, THeaRec�oNOFrHeowNeR. Q � � �
�I 9.ALL MATERW_5 ShALL BE AS SPECIPIE�IN CEAM SPECI°ICAilONS EXCEPT AS MODIFIED 1' }
� I �` H��N. O J � W
1 . - - __ _ _ - -_ - __ -_ -- - "- - J I �I J -�
��, � -� � '0 1�. NLL MATERWLS SHALL COMPLV tNfiH THE FEQUIREMIENTS OF THE CIT'. � Q -�
r_` �. � � �� � � . �
I� ,_,.,,��.-� __ _ _ _ _ _ _ 6'D8U EASE. I \�\ ` 11. ALL WATER PIPE SHALL BE DUCTILE IRON PIPE(DIP)UNLESS OTHER6VISE NOTED. � W � Z
� uj I 12 ALLSANRARYSEN'ERSFi4LLBEPOLWINYLCH�ORIDE(PVC)UNLESSOTHERWISENOTED. 0 � O
LOT� , i i� I � � 13. ALL SiORM SEWER PoP'e ShALL BE REINfORCE�CONCRETE RPE i'�CP)OR HIGH DENSITV W J J O
EXISTING4"SANSERV. i � � � I � POLYET�1'LENE(HDPEjUNLE550THER'NISENOTED. rn C9 �
EXISTING 1"WATER SERV. � � � `
I W� �p � I / � / 14, NLL JOINTS kND CONNEC110NS IV STORM SE4BER SYSTEM SMNLL BE GAS?IGHT OR Q = /� W
� Q� LOT 2 ,i o I / , `���� � �� WATERTIGHT,APPROVEDRESILIENTRUBBERJOINTSMUSTBEUSE�TO�,WKEWATERTIGHT � W �
`� q j� CCNNECTIONS TO IAANHOLES.CATCHBASINS,OR OTNER STRUCTUR:S. A/ O J W
'I �' � � ( � �J,810 SF � I i� / � �i ,/'�� 15.PIPE LENG?HS SHOWN ARE FROM CENTER TO CENTER OF STRUC?URE OR TO END OF �� W J Q
I . � I i I / j � FLNRE�END SECTION. � ZQ a �
� I� � � I I 1 I I � �� � i6. UTILITIES ON THE PLAN ARE SNOVJN TO WITHIN 5 OF THE BUILDING FOOTPRINT.THE Z _7 � �
�� I� �'� �� �� ' j� / � CONTRACTOR IS ULTIMATELY RESPONSIBLE FOR THE FINAL CONNECTION TC BUILDING LINES. Z �y �
� I LOT 3 cooao r T �v�nNs Z z
. �� I � I . INA E WI H ARCHITECTURP.L AND MECHANICA . O
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��� � ��. I. I I ( I j /�� � . EXISTING 4'�SAN SERV. �. 17. CATCH&4SIN5 AN6 A�ANHOLES IN PAVED NREAS SHALL BE SUMPED 0.06 FEET.ALL CATCH ��/� `Q Q �
� � � � . PROPOSED 1��WATER SERV. BASINS M GU'TFRS SH,4LL BE SUA7PE�Od5 FEET PER DETAILS.RIM ELEVATIONS SHOWN 0�1 V J �
� � i I ( I / / ..((/�(`�� . THIS PLAN DO NOT REFLECT SUMPED ELEVA-IONS. 0 'J OO
O I I / � \y 18. A MINIA�UM QF B FEET OF COVER 16 RE�UIRED OVEq bL�NlATERNP,IN,IINLE55 OTHERWSE N O �
� ; i � �i y NGTED.EXTRA DEPTH MAY BE REQUIRED TO MAINTAIN A MINIMUM OF 18"VERTICHL V
� , ^ . 1 I , . � �� ��. SEPARP?ION TO SANITFRY OR STOR415EWER JNES.EXTRA DEPTH YYATERNIHIN IS
. � � _ -. _ - ._ - � J �/', . ..� . INCIDEMAL w
I � - M�� 19. AMINIAAUA�10Fi81NCNE50FVERTICALSEPARATIONPNDt�FEETOFHOR120NTAL a
' '�. II 1 � �p�p&UEASE� ���� � SEPARPTIONISREQUIREDFORALWA-ERAIAIN,STORMSEWERANOSANfTHRYSEWER?IPES, n
W �'�� - ' UNLESSOTHERWIS"ehOTEU,
.. � .., �� . . . , '_�'��'-' . / '" ,� , �NeaEeviceRnFirHarrwsauN.
b\ �������������� �' " ,
- - i� 20.ALL CONNP�TIONS TO EXISTING UTILI?IES SHALL BE IN ACCOR�ANCE WITH Cf'Y STAND.4ROS �EaricpnoN oR R�oRr wns
i
. � . � ' ..� j L � / A - ^rREPPRFD BV ME�JR UNCER MY DIRECT
� �,..-r , �" ,� ND CO�RDIFI4TED WITH THE CITY PPoOR TO CONSTRUCTION. su�avi�oN nNoiHai i mm�uu�v
, , �
� � " � � ` .-= �.� � ;•, f��- � �� 27.CONNECTIQNS70EXISTINGSTRUCTU2ESSHALLBECORE-0WLLED. ��N���nwsoFr.�eernieoF
.; ._.•x ` � .. , . . .. . . . .. � ..g'
� �. -z�����. �� -�- �� - � � �'"- �r � �-�' 22.COOR�INAiE�OCATIONSANDSIZESOFSERVICECONNECTIONSYVITHTHEMECHANI:AL Mir esora
.__ . ___ ....._i .,c �• ' � �,, ..: � ;�: \�
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` � y �,. " � � ,.�4,<4 ce,° .- � � , oRnwitics.
w Y , , n
I���� % � T�'f� /� e� ' �'�� ' GOFTHEWSTALLATIONOFU I ITIESNITH
I i � r ' � S�YR�DV E . � � � 23.COORDINATE INSTALLATION AN�SCHEDULIN ?! ' Me ewR.Pevek
__
., _-- �� -`r � �� ADJACENTCONTR.4CTORSAIJDCINST4FF, aare e!7/14 �ceNseNu a4263
,_ .o � � �
. ..:._.� _. , . .�
� �-� � �� `,.. .'���� FLL STREET REP4IRS AND PATCHNJG SHALL 8E PERFORMED PER THE REQUIREA9ENTS OF
��� � ' y� � � �_ " � �- ' �"� \\ %/ QTHECIN.ALLPA\rEMENTCONNECTI0N5SHALLBESAVJCUT.ALLTRNFFICCONTROLSSHALL ISSUE/SUBMITTA
' '\ \ 2 LSUMMARY
! � , _._ I.' _ / . �DATE DESCRIPTION
�IH ,/�.. �y. ..... . . ..�\\ .�._.:._� . . ����_� � J .... ,�/�/ � �\\ \.. (� (��� %� . TME MO N�ESOBA MANU O ON UNffORAMNT�4AFFIC CO�ABl1SHED PER THE REQUIREMENTS OF --
� _...__ ___.___' _......___ .`_.�`.�- .\`\-...,.�'_-'____"-�- � / HOAD H4 NA P �L DEVICES(IAI.1U'CD)AND THE CIiV. e-7-14 PRELIMINAF'�PLAT SU�.tlira.
�/ � LL INCLUDE Bl,i NOT BE LIMITED.0 SIG GE,BARP,ICADES FASHFRS,AND
�. n" J '�. . - � J � j� FLAGGERS AS NEEDED.ALl PUBLIC STREETS SHALL BE QPEN TO TRAFFIC AT AILTIMES.NC
� � /� �\ , � j � CLOSURES SHALI BE PERMITTED YYI?HOUTAP ROVAlBV THE CITY. --
� '�" n ��; (; '' � �, --'-�� � I I Ir) j� ��� 25.ALL STRUCTURES,PUBLIC AND PRNATE,SHALL BE A0.IUSTED TO PROPOSED GR4DES -
� � � ��
\��. �� ��� � 'I � \ . � 4 � �� TRAFflC OADING. THE REW IREM6NTS OF ALL OLYNERS MUST BE CO�IPIJED WITH•FOR _
� j _ I� �, ��� � V ��• � � STRUCTURESBEI�GRESETTOPAVEDAREASMUSTMEET04VNERSREQUIREMENTS
e; / ..
�. � � �� �,.. �.�� _ ..
� . _
' ���� ���'" ` �\ �' 26.CONTRACTOR SHALL COORDINATE ALL VJORK N�fTH GRNA?E UTILIN COA�PANIES. �
i -
27.CONiRACTDRSHALLC00RDMATECONNECTIONOFiRRIGATIONSERVICEi0U1lLITIES. REVISIONSUMMARY
�, __ .._. _.__ __..__.____ __._.. '•. �,.� ._
�, '� I� � COOP,DttJATE THE INSTALLATION Of IRkIGATION 3LEEVES NEGESSARY AS TO NOT IMPAC7 _ onre oescaianoN ___
� �, � WSTALLATION OF UTILITIES.
� �� 28.CONiRACTORSHALL�IAINTAINkS-BUILTPIANSTHRWGHOUTC6NSiRUC'IONANDSUBNIIT
CITY OF GOLDEN VALLEY UTILITY NOTES: �eseauNsroeNcweeRUPONcowa:EnoNOFwoRK. -"-
1,RESERVEDF6dSPEfWLCIIYNOTFS - --
GOPHER STATE ONE CALL
°� NNNN.GOPHERSTATEONECALL.ORG PRELIMINARY
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