09-11-17 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, September 11, 2017
7:30 pm
1. Approval of Minutes
August 28, 2017, Regular Planning Commission Meeting
2. Informal Public Hearing — Minor Subdivision — 7200 Harold — SU17-14
Applicant: Tollberg Homes
Address: 7200 Harold Avenue
Purpose: To reconfigure the existing single family residential lot into two 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 document is availab(�in alternate fornaaks upt�n a 72-hour request, �'le�se caEl : �
763-593-8t}Ob(1"T1�:7b3-593-39b�}to make a'request; Exampies afi�Iter��ate formats �
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Regular Meeting of the
Golden Valley Planning Commission
August 28, 2017
A regular meeting of the Planning Commission was held at the Golden Valley City Hall,
Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday,
August 28, 2017. Chair Baker called the meeting to order at 7:04 pm.
Those present were Planning Commissioners Baker, Black, Blum, Johnson;
Segelbaum, and Waldhauser. Also present were Planning Manager Jason Zimrnerman,
Associate Planner/Grant Writer Emily Goellner, and Administrative Assistant Lisa
Wittman. Commissioner Blenker was absent.
1. Approval of Minutes
August 7, 2017, Special Planning Commission M�e#ing
Waldhauser referred to the fourth paragraph on page two and asked for clarification of the
last sentence.
MOVED by Waldhauser, seconded by Segelb�um and mation carried 4 to 1 to approve
the August 7, 2017, Special meeting minutes as submitted. Blum abstained.
August 7, 2017, Regular Planning Commission Meeting
Waldhauser referred to the discussian about Tennant Company and asked for clarification
of the third paragraph.
Segelbaum asked th�t Commissioner Kluchka's resignation from the Planning
Commission be added to the minutes.
MOVED by Johnsc�n, seconded by Waldhauser and motion carried 4 to 1 to approve the
August 7, 2Q�7, Regular meeting minutes with the above noted change. Blum abstained.
2. Infor�mal Public Hearing — Conditional Use Permit (CUP) — 6960 Madison
Avenu� West—Adult Day Care Center in the Industrial Zoning District—
CU-158
Applicant: Global Adult Day Services, Inc.
Address: 6960 Madison Ave. W.
Purpose: To operate an Adult Day Care Center in the existing building.
Goellner explained the applicant's proposal to operate an adult day care center in unit
#10 of the office/condominium building located at 6960 Madison Avenue West. She
stated that the property is zoned and guided for industrial uses.
Minutes of the Golden Valley Planning Commission
August 28, 2017
Page 2
Goellner explained that there will be 4 to 6 employees on site and up to 30 clients or as
many as allowed by the State Building Code and the MN Department of Human
Services. She stated that the hours of operation will be Monday through Friday 8 am to
5 pm.
Goellner referred to the transportation on the site and stated that there is good access
into the site because there are two driveways, the site is accessible by transit and
walking, and that the applicant will have two full-size vans that they will use to transport
some of their clients. She added that there are 98 existing parking spaces and that the
applicant is required to have 6 spaces for this proposed use.
Goellner stated that all other zoning requirements have been met and that the
engineering, building, and fire-related issues will be addressed prior ta#he is�uance of a
building permit. She stated that a neighborhood meeting was not re�u�red in this case
because there are no residential properties nearby.
Goellner stated that based on the evaluation of the factors'listed in the Zoning Code
staff is recommending approval of the requested Conditional Us� Permit with the
following conditions included: the applicant may serve up t� 30 clients or whatever is
allowed by the Building Code, the Fire Code, and the Department of Human Services,
and that the hours of operation be limited fi4 6 am to 7 pm,Monday through Friday.
Segelbaum noted that this building was built in 1979 and questioned if the accessibility
and access issues will have to be addre�sed� or if they would be grandfathered in.
Goellner stated that the number c�fi accessible �rarking spaces is addressed in the
Building Code and that a change in usc will require the building to be "brought up to
code."
Segelbaum asked how staff ca�me up the amount of clients allowed. Goellner stated that
the applicant requested' 30 clients, but the final number of clients will be determined
during the final building design based on Building and Fire Codes. Baker asked if the
final number wili be determined before this proposal goes before the City Council.
Goellner said no becaus�the applicant wants to have their land use approvals before
they do they final��������de�ign p�ans. �
Waldhauser referred to the transportation issues and noted that there is limited bus
serviee on Medicine Lake Road and on Douglas Drive and questioned what other types
of transportation would be used. Goellner said families would drop off and pick up
clients and that clients will use bus service and Metro Mobility.
Waldhauser asked if the definition of Adult Day Care Center is a State definition or a
City definition. Goellner said the definition was created by City staff. Waldhauser
questioned why the City would want to limit Adult Day Care centers to functionally
impaired adults as mentioned in the definition. She added that some clients might just
need a social facility. Goellner said she would do additional research on the definition.
Minutes of the Golden Valley Planning Commission
August 28, 2017
Page 3
Black noted that the staff report stated that there will be four employees but the
narrative refers to more positions. Goellner stated that they are proposing to have 4 to 6
employees.
Blum asked if there is a target market in terms of income. Goellner said she believes the
applicant is targeting people who are at 50% below the median income level.
Johnson referred to the hours of operation and said it is confusing to state in the
conditions that the hours will be 6 am to 7 pm when the applicant is really asking for
their hours to be 8 am to 5 pm. He said his preference would be to ha�e them match.
Goellner stated that staff is suggesting limiting the hours from 6 am to 7 pm but �hat
does not mean they have to be open those hours.
Baker asked what standards or inspections are involved in li�en�ing. �oellner said they
are related to safety and health issues. She added that when #he applicant �pplies for a
building permit staff will require a copy of their license.
Baker asked if the neighboring properties were confact�d. Goellner said yes, and added
that this property has a condo association who wifl decide if they want to allow this type
of use.
Johnson asked if the City Attorney has review�d this pr�posal in regard to liability since
there will be a registered nurse and d4ctor visitirr� �he site. Goellner stated that the City
would not be liable for the medical services provided.
Baker referred to the staff repc�rt which states that the other uses in the building are
primarily daytime uses, wit�r few emplc�yees, so staff does not anticipate any issues or
concerns with co-locating an aduCt'dare care business in the building. He asked if that
was written in error because tMe adult care business is also a daytime use. Goellner
clarified that the other uses in the building aren't very large so adding an adult day care
center won't put the buiJdinc� ouer capacity.
Baker asked if the applicant has other facilities. Omar Hassan, Applicant, said they have
another day care center in St. Paul and that they want to close that one and open a
smaller one in Golden Valley.
Blurn asked Hassan about their target market. Hassan explained that their business is
design�d to save costs for the State. He stated that the clients would come to the center
for six hours.,per day. Blum asked if approving this proposal would mean that the City is
helping them provide affordable care for seniors. Hassan said yes. Baker asked about
the costs. Hassan said the costs are approximately $48 to $49 per day and are set by
the State.
Segelbaum said this is an excellent service and something Golden Valley needs. He
noted that the area shown on the floor plan, used the majority of the time, seems small
for 30 people. Hassan stated that the space is divided into two with 1,000 square feet in
the front used for office space and cot rooms and approximately 1,000 square feet in
Minutes of the Golden Valley Planning Commission
August 28, 2017
Page 4
the back that will be used for an activity room. Segelbaum asked the applicant how he
determines that the building can accommodate 30 people. Hassan stated that they need
5 square feet per person and that the State will determine how many clients they can
have.
Johnson asked the applicant if they will be serving Golden Valley residents. Hassan
said yes.
Baker noted that the application states that they will be serving youth as well and asked
the applicant what the demographic will be. Hassan said they will serve clients �8 and
older.
Baker opened the public hearing. Seeing and hearing no one wishing #o cora�ar�e�'f;
Baker closed the public hearing.
Waldhauser said this sounds like a great service and it �eems tt� fit in the proposed
location so she is in favor of it. She added that the regulatary issues will be addressed
at the State or County level. Baker agreed. Blum also agreed �n:d:�aid it will be a more
affordabfe option than 24/7 care.
S�gelbaum said the number of clients concerns him::but he is confident that the
Department of Human Services will determine how many efients they can have. He
suggested adding a condition of ap�r�val that �tates they can have no more clients than
allowed by the State license.
IVIOVED by Blum, seconded by Johr�san and motion carried unanimously to recommend
approval of Conditional Us� Perrnit #158 subject to the following findings and
conditions:
Findinqs:
1. Demonstrated Need for�the R'roposed Use: Global Day Services Inc. has
demonstrated that demand exists for the unique social services they provide. Based
on their expertis� and experience with other similar adult day care centers, they are
able to prc�vi�e,#hese services in an efficient and responsible way within the City of
Golden Valley.
2. Consistency with the Comprehensive Plan: An adult day care center is consistent
with the Industrial designation of this property on the General Land Use Plan Map.
3. Effect on Property Values: Renovations to the building on the subject property may
have a positive impact on its property value, but staff does not anticipate that the
new use would have a positive or negative impact on the surrounding property
values.
4. Effect on Traffic: The number of trips generated by the proposed use is minimal.
The current uses in the building generate a very comparable amount of traffic to the
site, which do not cause any negative impacts to the area. Staff does not expect any
, ,negative traffic impacts to the surrounding areas resulting in the introduction of the
proposed adult day care center.
Minutes of the Golden Valley Planning Commission
August 28, 2017
Page 5
5. Effect of Increases in Population and Density: The proposed use may generate a
minimal increase in the number of employees at the location, but the number of
clients and employees will be limited by occupancy limits for Unit #10. The potential
for a minimal increase in the number of emptoyees on site does not threaten the
health, safety, and welfare of the community.
6: Increase in Noise Levels: The proposed use is not anticipated to cause a
concerning increase in noise levels. The majority of activities associated with the
proposed use will occur within the interior of the building, thereby reducing the
impact to the surroundings.
7. Impact of Dust, Odor, or Vibration: The proposed use is not anticipated fic� cause
an increase in dust, odor, or vibrations.
8. Impact of Pests: The proposed use is not anticipated to attract pests.
9. Visual Impact: Because the proposed use would involve only interior madifica�ions
and only a utilization of the existing parking spaces on in the'�ark�ng lot, staff does
not anticipate a change in the visual quality of the property, The applicanf must
abide by all regulations regarding fencing, screening! outdoor lighfin�, and outdoor
storage, as stated in the City Code.
10.�ther Impacts to the City and Residents: Staff does not anticipate any other
negative effects from the proposed use.
Conditions:
1. The plans by submitted by Design 2 Build, Inc. on Ju1y 26, 2017, shall become a part
of this approval.
2. Maximum occupancy for Unit #10 must be established by the State Building and Fire
Codes as well as the Minnesota Dep�rtment of Human Services. It must be
adequately recorded in the Conditi�nal Use Permit upon approval by the Building
Official and must serv� no more than allowed by the State. If additional space or
occupancy levels are d��ired in the fu�ure, the Conditional Use Permit must be
amended to refle�t the ir�cre�sed size and capacity.
3. Hours of Operat��n f�r Global Adult Day Services Inc. are limited to 6 am — 7 pm
Monday thrQugh Friday, Any e�ctension to these hours requires an amendment to the
Conditional Use Perrnit:
4. In the �uent that complaints to the City regarding parking are deemed by the City
Manage'r t�r hisli���r:'�lesignee to be signifiicant, the City reserves the right to require
signag�be installed''to assign the parking near the entrance to Unit#10. The City
reserves the right to require that these parking spaces be reserved for this use.
C?ther modifications to the days or hours of operation may be required to adequately
address parking concerns.
5. All nec�ssary licenses must be obtained by the Minnesota Department of Human
Services and the Minnesota Department of Health before adult day care operations
may commence. Proof of such licensing must be presented to the Building Official
and Planning Manager.
6. This approval is subject to all other state, federal, and local ordinances, regulations,
or laws with authority over this development.
Minutes of the Golden Valley Planning Commission
August 28, 2017
Page 6
3. Informal Public Hearing - General Land Use Map Amendment— 5509
Lindsay Street— CPAM-62
Applicant: City of Golden Valley
Addresses: 5509 Lindsay Street
Purpose: To change the designation on the General Land Use Map from
Right-of-Way to Medium-Low Density Residential.
4. Informal Public Hearing — Property Rezoning — 5509 Lindsay Street—
Z012-20
Applicant: City of Golden Valley
Address: 5509 Lindsay Street
� Purpose: To rezone the property from Rig�i�=�f-Way to;f\lloderate Density
Residential (R-2)
The Informal Public Hearings and discussic�n for It�ms 3 and 4 were combined.
Goellner referred to the subject property �n a map �nd stated that it is currently guided
and zoned as right-of-way. She statetl that the property has always been vacant and
was purchased by MnDOT for I�ighway development. She explained that the property is
13,155 square feet in size and is larg� enough for two lots, but an easement for the
existing retaining wall, and fihe tapography of the lot makes it unlikely that it would be
two lots. She stated that staff is recommending that the property be guided Medium-Low
Density Residential and Zon�d Moderate Density Residential (R-2).
Baker noted that the staff rep�rt states that the property doesn't meet the lot width
requirements in 5ingle Family (R`=1) Zoning District. Goellner stated that the lot is
buildable for one sir�c�le family home or one duplex. She added that staff is
recommending R-2 because there are other duplexes nearby and it would be difficult to
build twa �ep�rate single family homes because of the wall easement.
Gaellner stated thaf''staff did consider other options including park/open space, but
there are maintenance costs and it is not part of the city-wide comprehensive parks
plan. Blum stated there are several other commercial/industrial properties in the area
and questioned if those types of uses have been considered for this property. Goellner
said she N�ould not recommend commercial/industrial uses for this property because
there are homes right next to it. She added that a significant portion of this property isn't
buildable and she thinks the property woufd sit vacant if it were zoned Commercial or
IndustriaL
Minutes of the Golden Valley Planning Commission
August 28, 2017
Page 7
Black stated that the subject property is fairly small and asked how the size of the
adjacent lots compare to this property. Goellner said the adjacent lot is approximately
120 ft. x 140 ft. in size which is rather large for a single family home.
Waldhauser referred to the Comp Plan definition and noted that there isn't a definition
lisfed for medium-low density. Zimmerman explained that the Comp Plan map has a
medium-low density category, but the Comp Plan text describes the same density range
as medium density residential. He stated that this discrepancy will be fixed during the
Comp Plan update process.
Baker opened the public hearing. Seeing and hearing no one wishing t�comment,.
Baker closed the public hearing.
Blum referred to the area bounded by Highway 55 on the south, C?�uglas Drive on the
west, and Golden Valley Road on the north and stated that the majc�rity of the properties
in that area are Light Indusfrial, Industrial, and offices. He questi4ned why they are
limiting the subject property to R-2 when it seems like devel4pment is trending toward
something else. Zimmerman stated that the City has`the ability to rezone and guide this
property however it wants. He agreed that there �re some lndustrial uses to the south,
but there is a duplex right next to it and he daesn't think this is the best corridor for
Commercia! use. He said R-2 would be �ampafiible with the other residential uses in the
area but it is not the right location for Industrial or Commercial uses.
Baker agreed that Lindsay Street is not the right location for Industrial or
RetaiUCommercial uses and he believes fhe proposal makes sense. Blum said rezoning
the property to Industrial or ��mm�r�i�f could bring more value to the City and that R-2
could bring some negatives such�as encouraging rental properties rather than owner-
occupied properties so he doesn't`see th� value in zoning these properties R-2. Black
questioned if two driueways wcruld fit along the Lindsay Street side of the property and
said he would recomm�r�d zon'i�g the properties R-1 instead of R-2 because it is
smaller than other properti�s in the area.
Segelbaum said R-2 seems to fit and he would like to see the area reinvigorated. He
sugges�ted considering reguiding and rezoning this property during the Comp Plan
update prQcess instead of looking at it now. Zimmerman stated that staff didn't know
this property was going to be for sale when they presented the proposed �and Use
chap�er to the Planning Commission a few months ago. He said now that the City
knows the property is for sale it makes sense to consider how it should be zoned and
guided. Baker said they may be overlooking an opportunity and agreed that this should
be tabled and addressed during the Comp Plan update process. Blum agreed.
Zimmerman said he would clarify what can be done with the property if it is not zoned at
aIL
Segelbaum asked if the zoning has to match the Land Use Map. Zimmerman stated that
the City has nine months to make the maps align with each other.
Minutes of the Golden Valley Planning Commission
August 28, 2017
Page 8
Baker said he doesn't think the Planning Commission has enough information at this
point to make a decision. Goellner stated that staff did look at this proposal in a
comprehensive manor and that the hearing natice to the neighborhood stated that the
property is proposed to be zoned R-2 and if a different type of use is suggested the
neighbors might want to know that. She stated that if this lot were larger the City might
be open to other types of zoning, but this is a fairly small lot so she doubts anything
other than residential will be built there.
Waldhauser asked if the property supports R-1 development. Zimmerman said the
property would support one single family home or one duplex. Waldhauser agre�d that
given what is around the subject property she doesn't see anything other than R-'I or
R-2 being developed.
Segelbaum questioned if the Planning Commission could vate on the property being
rezoned and reguided to R-1 given that the hearing notices said R-�, Blum stated that
the staff report suggests it's open to discussion. Zimmerman noted th�t the hearing
notice said R-2.
MOVED by Waldhauser, seconded by Johnson and motian carried 3 to 2 to recommend
approval of changing the designation on the General Land Use Map from Right-of-Way to
Medium-Low Density Residential. Commissioners Baker an� Blum voted no.
Blum said he thinks the motion is premature given the pending Comp Plan update that
may have an impact on many different pro�erties like this one.
MOVED by Segelbaum, seconded by Baker and motion carried 3 to 2 to recommend
denial of rezoning the property frpm �2ight-of-Way to Moderate Density Residential R-2.
Commissioners Johnson and Waldhause�voted no.
Johnson said he thir�ks it is ok to have pockets of R-2 and he is not against having rental
properties.
MOVED by Segelbaum, seconded by Baker to recommend rez�ning the property from
�Right-of-Way to S��`rtgle �ar�ily Residential (R-1).
Blum said th� Planning Commission has recommended that the Land Use map be
changed to M�dium-Low density but recommended denial for rezoning it to R-2. He
stated`fihat the �eneral Land Use Map and the Zoning Map would not be in alignment if
the property is zoned R-1. Zimmerman clarified that the concern is that the Planning
Commission would like the City Council to consider Low Dens�ty guiding and R-1
zoning.
The Commissioners discussed the confusion between the Zoning Map, the 2030 Comp
Plan Land Use Map and text, and the proposed 2040 Land Use Map.
Segelbaum withdrew his motion.
Minutes of the Golden Valley Planning Commission
August 28, 2017
Page 9
MOVED by Waldhauser, seconded by Blum and motion carried unanimously to
reconsider the first recommendation regarding the change in land use.
Johnson said they need to take into consideration what the proposed new Comp Plan
designations will be.
Segelbaum asked staff why they recommended the land use be moderate-low density
residential versus low density residential given the fact that the surrounding properties
are all low density residential. Zimmerman said there are some inconsist�ncies in the
current Land Use Map and Zoning Map and that is something that will b� fixecf during
the Comp Plan amendment process. Johnson said he'd like the prope�ty,to be zaned
R-2 Segelbaum said it seems premature to reguide and rezone tl�i� now:
MOVED by Cathy, seconded by Johnson and motion carried unanirnously to
recommend denial of amending the General Land Use Plan Map frc�m Righf�of-Way to
Medium-Low Density Residential in order to consider this items during the Comp Plan
amendment process.
5. Informal Public Hearing - General Land Use Map Amendment—
1611 Lilac Drive North — CPAM-63
Applicant: City of Golden Valley
Addresses: 1611 Lilac D�r�ve No�th �
Purpose: To chan�e the'designation on the General Land Use Map from
Right-nf-Way to Low Density Residential.
6. Informal Put�,lic Hearing — Property Rezoning — 1611 Lilac Drive North —
Z011-16
Applicant: City of Golden Valley
Address: 1611 Lilac Drive North
_
Purpose: To rezone the property from Right-of-Way to Single Family
Residential (R-1)
The Informa�P�blic Hearings and discussion for Items 5 and 6 were combined.
Goellner referred to a map of the property and discussed the history. She explained that the
property was guided and zoned for single family homes in the 1950s and two homes were
built. The property was purchased by MnDOT for Highway 100 expansion and both homes
were demolished in 2000 and the property was left as right-of-way.
Baker asked why MnDOT didn't use the property. Goellner stated that several homes were
demolished, but that MnDOT purchased the properties in their entirety.
Minutes of the Golden Valley Planning Commission
August 28, 2017
Page 10
Goellner stated the property is buildable for single family homes and is eligible for a lot split
because it meets the width and lot size requirements. She added that staff has received
direction from senior management to get these types of properties back on the tax rolls.
Waldhauser asked about the blank property shown on the map just to the south of the
subject property. Goellner said that is also right-of-way, but it is not a buildable parcel.
Baker opened the public hearing. Seeing and hearing no one wishing to comment, Baker
closed the public hearing.
Blum said every property surrounding this one is R-1 so his thinks it is a great sp�t for a new
home. Segelbaum agreed. Waldhauser also agreed but added that the driueway would be
on the frontage road which is a bit isolating, but there are several properties like this in the
City.
MOVED by Waldhauser, seconded by Blum and motion��arried unanirn�usly to recommend
approval of amending the General Land Use Plan Map to g�i�e the property at 1611 Lilac �
Drive North from right-of-way to Low Density Resid�nti�L
MO�/Ep by Waldhauser, seconded by Blum �and motion car�-ied unanimously to recommend
approvai of rezoning the property at 1611 Lilac Drive North from right-of-way to Single
Family Residential (R-1).
' --S�tort Recess--
7. Reports on Meetings'of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
Zimmerman stated that the Citjr Council will be advertising for the open Planning
Commission spot so�n:
8. Other Busin�ss
• Council Liais�n Report
No r�port was given
• Election of Secretary
MOVED by Segelbaum, seconded by Baker and motion carried unanimously to elect
Blum as Secretary. Blum accepted.
9. Adjournment
The meeting was adjourned at 9:13 pm.
Minutes of the Golden Valley Planning Commission
August 28, 2017
Page 11
Ron Blum, Secretary Lisa Wittman, Administrative Assistant
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Planning Department
763 593 8095 1?&3-593-8109{fax)
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Date: September 11, 2017
To: Golden Valley Planning Commission
From: Jason Zimmerman, Planning Manager
Subject: Informal Public Hearing on Preliminary Plan for Minor Subdivision of 7200 Harold
Avenue South —Tollberg Homes, Applicant
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Summary of Request
Tollberg Homes, represented by Nathan Jones, is proposing to subdivide the property located at 7200
Harold Avenue into two lots. There is one existing single family home at this address which would be
demolished and replaced with two new single family homes.
The subject property is zoned R-2 Moderate Density Residential and allows for both two-family and
single family dwellings. The area is guided for Low Density Residential and, because of the elongated
nature of the properties on this block, both the existing and the proposed lots would meet the target
density of no more than 5 units per acre. The lot is currently 39,640 square feet and has a width of
118 feet at the front setback line. It fronts on Harold Avenue to the south and backs up to Olson
Memorial Highway to the north. A wetland has been identified in the northeast corner of the
property. A 15 foot drainage and utility easement is in place along the south 205 feet of the east
property line to protect access to a pipe that conveys water from the wetland area to the City's storm
sewer.
For single family dwellings in an R-2 zoning district, the minimum lot size is 6,000 square feet and the
minimum width is 50 feet at the front setback line. This width must be maintained to a depth of 70
feet from the front lot line. The proposed subdivision would create lots of 18,505 square feet and
20,616 square feet and with widths of 56 and 62 feet respectively. Both lots would maintain those
widths to a depth of 70 feet from the front lot line. The dimensions of both of the newly created lots
would provide sufficient building envelopes for development.
It should be noted that though the applicant sent a mailing to the neighborhood regarding the
proposed subdivision, it was not received 10 days prior to the Planning Commission public hearing as
required by the City's Neighborhood Notification Policy. Staff has not received any comments on the
proposal to date.
1
Staff Review
The proposed two-lot subdivision qualifies as a minor subdivision because the property located at
7200 Harold Avenue 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.
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 of
Harold Avenue. A new driveway and apron would need to be added to 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 would 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 permitting information and
technical comments regarding the plat, utilities, stormwater management, and trees and landscaping
(see attached memo).
The Fire Department has reviewed the application and has no comments or concerns.
There are no deferred street assessments for this property. A Park Dedication fee of$2,790 (6% of the
land value with 50% credit for one unit) will be required.
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 of the lots of the proposed subdivision meet the requirements
of the R-2 Moderate Density Residential 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. One additional set of sewer and water connections will be
necessary. 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.
Modified drainage and utility easements to protect the wetland and provide a native vegetation
2
buffer, as well as to accommodate access to the City's storm sewer pipe, must be dedicated and
shown on the Final Plat.
5. If pubiic agencies other than the City have jurisdiction of the streets adjacent to the minor
subdivision,the agencies will be given the opportunities to comment.The Minnesota
Department of Transportation was contacted and has stated that a future bicycle trail along the
south side of Olson Memorial Highway is shown as a planned future development on the
Hennepin County Planned Bicycle System Route Map. Staff will continue to work with MnDOT and
the developer to determine the amount of right-of-way needed through easement dedication to
accommodate this trail.
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
$2,790 (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 Attorney will determine if a title review is necessary prior to approval of the Final Plat.
2. A park dedication fee of$2,790 shall be paid before release of the Final Plat.
3. The City Engineer's memorandum, dated September 6, 2017, shall become part of this approval.
4. Modifications to the Preliminary Plat, as outlined by the Engineering Division in the memo dated
September 6, 2017, shall be made and resubmitted to the City before approval of the Final Plat.
Attachments:
Location Map (1 page)
Memo from the Engineering Division dated September 6, 2017 (5 pages)
Existing Conditions and Preliminary Plat (2 pages)
Tree Inventory, dated July 20, 2017 (1 page)
3
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Public Works Department
763-593-80301763-593-3988(fax)
Date: September 6, 2017
To: Jason Zimmerman, Planning Manager
From: Jeff Oliver, PE, City Engineer
Eric Eckman, Public Works Specialist
Subject: Lions Park View- Minor Subdivision SU17-14- 7200 Harold Avenue
Engineering staff has reviewed the application for a minor subdivision, called Lions Park View,
located at 7200 Harold Avenue. This plan involves the subdivision of an existing parcel on Harold
Avenue to create two new parcels. The existing parcel will be divided into two parcels with the
west half becoming Lot 1 and the east half becoming Lot 2. The existing house at 7200 Harold will
be demolished before construction of the new homes. The comments contained in this review
are based on plans submitted to the City dated July 21, 2017.
Engineering comments are as follows:
1. Site Plan and Access
a. Demolition of the existing home requires a number of permits, including but not
limited to, building permit, sewer and water cutoff permits, stormwater
management permit, tree and landscape permit, and right-of-way management
permit. Staff in the physical development department can assist the contractor in
determining all requirements when ready.
b. Each new home must have one driveway extending to Harold Avenue. The new
driveways must meet city code and engineering standards including the
installation of a concrete apron. A City Right-of-Way Management Permit is
required for the construction of each driveway.
c. Harold Avenue was reconstructed by the City as part of the 2012 Pavement
Management Project. According to the City's Right-of-Way Management
Ordinance and restoration standards, open cutting a pavement less than five years
old requires a full-width pavement mill and overlay at a length determined by the
City Engineer. The details and extent of the restoration will be determined by the
G:\Developments-Private\Lions Park View 7200 Harold\7200 harold-minor subd_090617.docx
City Engineer at the time the Developer applies for a Right-of-Way Permit to install
the utilities and driveways. As a reminder, in order to protect the City's investment
in its infrastructure, no pavements cuts or excavations are allowed between
November 1 and the date that spring load restrictions are lifted by MnDOT.
2. Preliminary Plat
a. The existing property proposed for development is part of Auditor's Subdivision
Number 322. It appears there are no platted easements across this property.
However, City records show that the City obtained an easement for drainage and
utility purposes in 1985 over the east 15 feet of the property at 7200 Harold
Avenue for the construction of an 18-inch storm sewer pipe within a 24-inch
casing pipe.
Maintenance access to this storm sewer pipe must be preserved as part of this
development. According to plans and records,the pipe is up to 12 feet deep and is
located west of centerline within the easement. Therefore, additional easement is
required in order to work safely on this pipe in the future. Staff is requiring a total
of 25 feet for the easement to ensure clearance from the new home. The
Developer is looking at design options for the home and is working with staff on
the details of this easement dedication. Staff is in the process of inspecting the
condition of this pipe and will coordinate with the developer if repairs are needed
in advance of home construction.Staff recommends that any storm sewer issues
identified be addressed, and easements dedicated, before any permits are issued
for new construction.
In order to preserve permanent maintenance access and the overall integrity of
the pipe,the existing trees located above the pipe may need to be removed.
Planting of new trees would generally not be permitted within this easement,
however perennials and certain shrubs may be allowed by permit.
b. There is an existing wetland on the property located at 7200 Harold Avenue that,
upon platting, will be situated on Lot 2 of the proposed development. The
Developer will be required to dedicate a drainage and utility easement over the
wetland that is at least 15 feet upland of the delineated wetland edge, in order to
accommodate a native vegetation buffer zone required by the City and Bassett
Creek Watershed. The exact buffer width will be determined by the wetland
function and value assessment being completed by the Developer. The buffer
requirement is discussed in more detail in the stormwater management section of
this review.
c. The City's Subdivision Ordinance requires drainage and utility easements on all
plat boundaries and interior lot lines. The preliminary plat appears to meet the
requirements of the code.
d. The proposed development is adjacent to Trunk Highway 55 and therefore is
subject to the review and comment of MnDOT. As referenced in the letter from
MnDOT dated August 23, 2017,there is a planned future bike route (off-street
trail) located along the south side of Highway 55 extending from Winnetka Avenue
to Harold Avenue, adjacent to this development.This facility is also shown in the
City's 2030 comprehensive plan. Since this corridor is identified for a future trail,
the City is requiring the Developer to dedicate a trail/walkway easement on the
north portion of the property adjacent to Highway 55. It is anticipated that the
easement may need to be as wide as 30 to 40 feet to match the highway right-of-
way boundary east and west of the proposed development.The City will draft the
easement document for the developer's signature.
3. Utilities
a. The City's water and sanitary sewer systems that provide service to this property
have adequate capacity to accommodate the proposed development.
b. The Developer will need to submit a plan for extending water and sewer services
to the new homes before issuance of permits (building permit, water and sewer
permits, right-of-way management permit). A right-of-way permit is required for
all excavations and obstructions within public right-of-way. The details and extent
of the street restoration will be determined by the City Engineer at the time of
permitting. As a reminder, in order to protect the City's investment in its
infrastructure, no pavements cuts or excavations are allowed between
November 1 and the date that spring load restrictions are lifted by MnDOT.
c. The City has a Sanitary Sewer Inflow and Infiltration (I/I) Reduction Ordinance. City
records indicate that the property at 7200 Harold Avenue has obtained a
Certificate of Compliance with the I/I Ordinance. However, all new sewer services
in this development must be inspected by the City after construction, and must
achieve compliance with the City's I/I Ordinance, prior to occupancy of the homes.
4. Stormwater Management
a. The proposed development is within the Sweeney Lake sub-watershed of the
Bassett Creek Watershed. However, due to the size of the development,the
project does not meet the threshold for review by the Bassett Creek Watershed
Management Commission (BCWMC).
b. There is a wetland on the property being developed and therefore the Wetland
Conservation Act will apply. The Developer submitted a wetland report and is
working on completing a wetland function and value assessment. Once received,
the City will issue a notice of application to government entities responsible for
wetland oversight. Staff anticipates there will be no comments on the wetland
application. The individual grading and stormwater plans submitted by the
builders must show the wetland, and care must be taken during construction to
ensure that the wetland is clearly staked and protected at all times.
c. The Developer is required to provide a buffer of native or natural vegetation
around the portion of the wetland located within the subdivision, consistent with
the BCWMC's Watershed Management Plan and the City's Stormwater
Management Ordinance. The buffer width will be determined by the wetland
function and value assessment being completed by the developer. The proposed
vegetation type must be shown and described on the stormwater plan and tree
and landscape plan for Lot 2. The Developer will be required to deposit additional
funds, added to the stormwater financial security, to guarantee proper
establishment and maintenance of the buffer for the first three growing seasons.
Although the wetland buffer will be located within a public easement,the buffer
will be owned and maintained by the Developer or future property owner of Lot 2.
d. Without a grading plan, it is unclear whether the lots will be custom graded (each
lot graded separately) or if a two-phased development approach will be used. In a
two-phase development,the first phase involves mass grading and utility work to
prepare the site pads for construction and the second phase involves construction
of homes and driveways, final grading, and landscaping. The Developer and
contractor will be required to obtain a City of Golden Valley Stormwater
Management Permit for overall site grading, if applicable, and contractors are
required to obtain separate permits for construction on individual lots. A
stormwater management plan that meets City standards is required as part of the
Stormwater Management Permit submittals.
e. In general, existing drainage patterns in the area must be maintained and
stormwater runoff from each property must be minimized to the maximum extent
practicable. Staff will review the individual stormwater plans in more detail when
permit applications are submitted.
f. The Developer submitted a drainage map and calculations to determine the high
water level and emergency overflow of the wetland partially located within the
development. High water level elevations are used to help determine flood risk,
easement boundaries, and low floor elevations for new homes. The maps and
calculations submitted were found to be acceptable. The Developer or contractor
must ensure that the individual stormwater plan submitted for each home meets
the City's freeboard requirements.
g. According to the City Stormwater Ordinance, new principal structures must be set
back at least 25 feet from the delineated wetland edge. Plans submitted for the
individual lots and homes must be in conformance with this requirement.
5. Natural Resource Management Plan —Staff consulted the natural resource management
plan and determined there is both herbaceous and shrubland cover identified in the north
portion of this development, however no significant green corridors are identified in this
area. According to the wetland report and confirmed by staff during its site visit,there is a
significant amount of invasive species (reed canary grass and buckthorn) present around
the wetland area. Staff is confident that the dedication of permanent easements and the
establishment of the native vegetation buffer around the wetland will protect and
enhance the more desirable land cover.
6. Tree and Landscape Permit-The Developer has submitted a tree survey and inventory
consistent with the City's Subdivision Ordinance. A tree and landscape permit will need to
be obtained before beginning any work onsite. Permit submittals include a tabular
inventory of significant trees and a plan showing trees to be protected, removed, and
planted/replaced. Individual permits will be required for each phase of development and
for each lot. The City Forester will review the inventory and plan in more detail at the time
of permitting.
7. The Developer must obtain a Stormwater Management, Right-of-Way Management,Tree
and Landscape, Sewer and Water, and other permits that may be required for
development of this site.
Recommendation
Engineering staff recommends approval of the application for minor subdivision subject to the
comments contained in this report. Approval is also subject to the comments of the City
Attorney, other City staff, and other governmental entities. Please feel free to call me if you have
any questions regarding this matter.
C: Tim Cruikshank, City Manager
Marc Nevinski, Physical Development Director
Sue Virnig, Finance Director
Emily Goellner, Associate Planner
John Crelly, Fire Chief
Joe Kauth, Building Official
Tim Kieffer, Public Works Maintenance Manager
AI Lundstrom, Park Maintenance Supervisor and City Forester
Marshall Beugen, Street &Vehicle Maintenance Supervisor
Joe Hansen, Utilities Supervisor
RJ Kakach, Engineer
Tom Hoffman, Water Resources Technician
Brennan Johnson, Engineering Technician
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