07-10-17 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, July 10, 2017
8 pm
1. Informal Public Hearing — Minor Subdivision — 210 Cutacross Road — SU12-21
Applicant: GreenWood Design Build, LLC
Address: 210 Cutacross Road
Purpose: To reconfigure the existing single family residential lot into two new
single family residential lots.
--Short Recess--
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Date: July 10, 2017
To: Golden Valley Planning Commission
From: Jason Zimmerman, Planning Manager
Subject: Informal Public Hearing on Preliminary Plan for Minor Subdivision of 210 Cutacross
Road —GreenWood Design Build, LLC, Applicant
Summary of Request
GreenWood Design Build, LLC, represented by Scott Loehrer, is proposing to subdivide the property
located at 210 Cutacross Road into two lots. There is one existing single family home on this lot which
would be demolished and replaced with two new single family homes.
Changes to the minimum lot area requirement of the Subdivision Code made in 2015 require a
calculation of the average lot size of all residential lots within 250 feet of the subject property in the
R-1 Single Family Residential Zoning District. If the average is greater than 18,000 square feet, the
new required minimum lot size becomes 15,000 square feet. If the average is less than 18,000 square
feet, the required minimum lot size remains at 10,000 square feet.
For 210 Cutacross Road, the average size of the lots within 250 feet is approximately 29,621 square
feet. Therefore, the minimum lot size of each new lot is 15,000 square feet. The existing lot is 31,484
square feet. The proposed Lot 1,the western lot, would be 15,008 square feet and the proposed Lot
2, the eastern lot, would be 16,322 square feet. City Code also requires that each lot have a minimum
of 80 feet of width at the front setback line and maintain 80 feet of width for 70 feet of depth. Both
lots would have over 100 feet of width at the 35-foot setback point and maintain that width 70 feet
back from the lot line. The dimensions of both of the newly created lots provide a sufficient building
envelope for development.
It is noted that the applicant sent a mailing to the neighborhood regarding the proposed subdivision.
Staff did not receive any comments.
Staff Review
The proposed two-lot subdivision qualifies as a minor subdivision because the property located at 210
Cutacross Road is an existing platted lot of record, the proposed subdivision will produce fewer than
four lots, and it will not create the need for public improvements.
1
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 would have access off
Cutacross Road. The existing home has two curb cuts—one of these would be relocated in order to
serve the westernmost lot.
The one existing sanitary sewer service is compliant with the City's Inflow and Infiltration
requirements. At the completion of construction of the two new homes, each will be inspected to
ensure the new lines are also compliant.
As required by the Subdivision Code, a tree inventory was performed in order to document all existing
trees. This inventory will be reviewed by the City Forester and used to calculate any required tree
replacement as the lots are redeveloped.
The Engineering Division has reviewed the application and has provided permiting information and
technical comments regarding the survey and plat, stormwater management, trees and landscaping,
and utilities (see attached memo).
The Fire Department has reviewed the application and has no comments or concerns.
There is a deferred street assessment of$4,900 for this property which must be paid prior to the
release of th� Fina! Plat, in addition to a Park Dedication fee of$5,550. `
Qual9fication Governing Approval as a Minor Subdivision
According to Section 12.50 of the City's Subdivision Regulations,the following are the regulations
governing appraval of minor subdivisions with staff comments related to this request:
1. Minor subdivisions shal! be denied if the proposed lots do not meet the requirements of the
appropriate zoning district. Both 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.
New utility easements must be dedicated and shown on the Final Plat.
5. If public ag�ncies 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.
2
6. The City may ask for review of title if required by the City Attorney for dedication of certain
easements. The City Attorney will determine if such a title review is necessary prior to approval of
the Final Plat.
7. The minor subdivision may be subject to park dedication requirements. A park dedication fee of
$5,550 (6%of the estimated land value with 50%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 A#torney will determine if a title review is necessary prior to approval of the Final Plat.
2. A park dedication fee of$5,550 shall be paid before release of the Final Plat.
3. A deferred special assessment of$4,900 shall be paid before release of the Final Plat.
4. Modifications to the Survey and Preliminary Plat, as outlined by the Engineering Division in the
memo dated July 1, 2017, shall be made and resubmitted to the City before approval of the Final
Plat.
Attachmentr.
Location Map �1 page)
Memo fram the Engineering Division dated July 1, 2017 (3 pages)
Tree Inventory, dated June 8, 2017 (2 pages)
Site Plan and Preliminary Plat (2 pages)
3
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Date: luly 1, 2017
To: Jason Zimmerman, Planning Manager
From: Jeff Oliver, PE, City Engineer
Eric Eckman, Public Works S ecialist
Subject: Tralee at Cutacross (201 Cutacross Rd) — Minor Subdivision Review
Engineering staff has reviewed the application and plans for the proposed minor subdivision of
property located at 210 Cutacross Road. The subdivision consists of splitting one parcel into two
new parcels. The Developer proposes to demolish the existing structure and construct two new
single family homes. The comments contained within this review are based on the plans
submitted to the City on June 8, 2017.
1. Survey and Preliminary Plat. The survey and preliminary plat submitted are generally
acceptable, except for the following comments:
a. The benchmark elevation used by the surveyor appears to be incorrect. City
records list the elevation as 889.67 NGVD29 datum. Please revise accordingly.
b. Existing utilities must be shown on the survey. The City has record drawings to
assist with this effort and locates and marks City utilities consistent with state law.
The developer and/or contractor is responsible for coordinating the location and
surveying the utilities in order to determine the availability of utility connections.
c. Depending on the locations of the existing and proposed utility services, the
proposed platted easements may need to be modified to ensure that utility
services proposed to cross property lines are placed within easements.
d. The existing survey shows two curb cuts and driveways serving the existing home.
According to city code, the future homes must have only one curb cut and
driveway per home. Any existing driveways (including concrete curb and apron)
that are not reused by the new homes, must be removed according to City
standards under an approved right-of-way management permit.
G:\Developments-Private\Tralee at Cutacross\Minor Subdivision review.docx
2. Demolition. Several permits must be obtained from the City before demolition of the
existing home. The permits required by Engineering include Stormwater Management,
Tree and Landscape, and Right-of-Way Management permits.
3. Stormwater Management. A preliminary grading plan was not submitted as part of this
application. Staff's understanding is that the two new lots will be custom-graded at the
time of home construction, and therefore a City Stormwater Management Permit will be
required for each parcel before the start of construction. A stormwater management plan
that meets City standards is required as part of each permit submittal. If the lots and
home pads are proposed to be mass-graded as a first phase of construction, then a
preliminary grading plan will be required before issuance of individual permits. The
developer and or contractors must ensure that existing drainage patterns are maintained
and potentially improved by directing runoff toward the front yard and street to the
extent feasible. Drainage area calculations and maps may be required. Contact Tom
Hoffman at THoffman@goldenvalleymn.�ov.
4. Tree and Landscape Plan. This development is subject to the City's Tree and Landscape
Ordinance. As required for new residential subdivisions, the applicant submitted a tree
survey and inventory summary table. Because each lot will be custom-graded, a separate
Tree and Landscape Permit will be required for each lot prior to the start of home
construction. The City Forester will review the tree survey, summary table, and tree and
landscape plans in more detail at the time of permitting. Contact Tim Teynor
�.t��rs�����C�����c�t��9P��,������.��tr.
_
5. Natural Resources Management Plan. Staff consulted the City's natural resources
management plan and found that the development of this property does not significantly
impact the City's natural resources, native land covers, or green corridors identified in the
plan.
6. Utilities. The existing survey and preliminary plat did not show the locations of the
existing and proposed utilities or services. The developer or contractor must submit a
proposed utility plan for each lot prior to issuance of permits. Contact RJ Kakach
�k�6e�~�������-���c$rtv�,a��.�rr���=.�a���r.
a. The City watermain appears to be on the opposite side of Cutacross Road. Any
new water service shall be directionally bored under the street to minimize
impacts and disruption, unless otherwise approved by the City Engineer.
b. 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.
c. Sanitary Sewer Inflow and Infiltration (I/I) Reduction. The sewer service at 210
Cutacross is compliant with the City's I/I Ordinance. The two new homes must
obtain compliance with the City's I/I Ordinance, prior to occupancy of the homes.
G:\Developments-Private\Tralee at Cutacross\Minor Subdivision review.dotx
f
7. Right-of-Way Management. A City Right-of-Way Management Permit is required for each
parcel for the proposed excavations and obstructions within public streets, rights-of-way,
and easements adjacent to each parcel. Excavated streets must be restored to meet City
standards. In addition, as discussed earlier, any existing driveways (including concrete
curb and apron)that are not reused by the new homes, must be removed according to
City standards. Please contact Brennan Johnson at �����r�s�r�(c���-�����������=.����rn �����.
8. Deferred special assessments and park dedication fees must be paid prior to permit
issuance.
Summary and Recommendations
Engineering staff recommends approval of the proposed minor subdivision located at 210
Cutacross Road subject to the conditions and comments contained in this review. Approval is also
subject to the review and comments of the City Attorney and other City staff. Please feel free to
call me if you have any questions regarding this matter.
C: Tim Cruikshank, City Manager
Marc Nevinski, Physical Development Director
John Crelly, Fire Chief
Emily Goellner, Associate Planner
Joe Kauth, Acting Building Official
AI Lundstrom, Park Maintenance Supervisor and City Forester
Joe Hansen, Utilities Supervisor
RJ Kakach, Engineer
Tom Hoffman, Water Resources Technician
G:\Developments-Private\Tralee at Cutacross\Minor Subdivision review.dotx
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Date:June 1, 2017
' Project:Tree Inventory for 210 Cutacross, Golden Valley
� City of Golden Valley Definition of Significant Tree: Hardwood Deciduous (oak, hard maple, walnut,
� birch, black cherry, honeylocust, basswood, hackberry) 6" and above in diameter. Softwood
i Deciduous(cottonwood, poplars, aspen, ash, boxelder, willow, silver maple, elm) 12" and above in
' diameter. Conifers 4" and above in diameter.
City of Golden Valley definition of Legacy Tree:A significant deciduous tree which is equal to or
greater than 30" in diameter or a significant conifer tree which is equal to or greater than 24" in
' diameter.
Tree#:Tree numbers are shown on the map. Note: No tags were used on this inventory.
'�! Tree Diameter(DIA): in inches, measured at 54" above ground.
, Tree Condition (COND): health of tree based on a scale from 0-9. Zero being a dead tree and 9 being
a perfect tree.Trees 4 and above are healthy.
� X and Y: longitude and latitude of the tree's location.
� Our locations are Resource grade, not Survey grade.
; TREE AND
� HORTICULTURAL
SPECIALISTS�INC.
a DAVEY�.company
LEGACY
TREE (=or
>30"
TREE# SPECIES DIA COND NOTES X Y diameter)
Located on
1 Spruce, Blue 11 6 boulevard -93.35684041740 44.98020184580
Located on
2 Spruce, Blue 13 6 boulevard -93.35678831340 44.98014518850
Located on
3 Cedar, White 6 6 boulevard -93.35671864670 44.98010429780
4 Maple, Silver 38 4 -93.35659469750 44.98019974550 Yes
5 Spruce, White 18 5 -93.35646044450 44.98031493340
6 Maple, Silver 32 5 -93.35642379450 44.98035730780 Yes
7 Pine, Red 12 5 -93.35631575330 44.98039175120
8 Spruce, White 20 5 -93.35632053000 44.98041355230
9 Pine, Scotch 17 4 -93.35628829220 44.98041408120
unhealthy due
10 Black Locust 13 2 to decay -93.35625658130 44.98044186040
11 Spruce, White 14 5 -93.35630652450 44.98045204120
12 Maple, Silver 39 4 -93.35659704560 44.98039014450 Yes
13 Elm, American 30 5 -93.35666155780 44.98034021120 Yes
14 Spruce, Blue 10 6 -93.35666458430 44.98047408130
15 Basswood 23 5 -93.35663247890 44.98054340010
16 Cedar, White 15 5 3 stem tree -93.35686818480 44.98048040970
17 Ash, Green 22 6 -93.35691793000 44.98057280890
18 Maple, Silver 28 4 -93.35703225430 44.98061474110
unhealthy due
19 Crabapple 19 3 to decay -93.35706839110 44.98053442670
.
unhealthy due
20 Maple, Silver 55 3 to decay -93.35716256420 44.98046183090 Yes
21 Basswood 20 5 -93.35702701750 44.98033308750
unhealthy due
22 Maple, Norway 29 3 to decay -93.35679604560 44.98025767340
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