Subdivisions
Splitting one lot into two or more lots is governed by the City's Subdivision Regulations found in City Code Chapter 109. In Golden Valley, this action requires approval by the City Council. A property owner wishing to subdivide a residential lot must submit an application to the Community Development Department for review. If the standards established in the City Code are met, the City must approve the subdivision.
The subdivision process does not allow for the review or approval of the location or design of any new structures. It does, however, define the building envelope, or area within the lot where a future home may be built within the required setbacks.
The requirements for a preliminary plat can be found by viewing City Code Section 109-66.
Subdivision approval requires a formal public hearing in front of the Planning Commission and a review by City Council for approval. At these meetings, members of the public may ask questions, raise concerns, or voice support for a proposal. Properties within 500 feet of the site are notified by mail of the meeting dates and times for the respective application.
When reviewing a subdivision application, the City is said to be exercising a quasi-judicial (judge-like) function. The City must follow the standards and requirements of the ordinance it has adopted. If an application meets the requirements of the ordinance, generally it must be granted.
Requirements to subdivide vary by zoning district. The requirements for residential zoning districts are summarized below.
- In the R-1 Zoning District, a platted lot of a minimum area of 10,000 square feet and a minimum width of 80 feet at the front setback line shall be required for one single-family dwelling.
- In the R-2 Zoning District, a lot of a minimum area of 6,000 square feet and a minimum width of 50 feet at the front setback line shall be required for one single-family dwelling and a lot of a minimum area of 10,000 square feet and a minimum width of 100 feet at the front setback line shall be required for a two-family dwelling.
- In the R-3 Zoning District, a platted lot of a minimum area of 15,000 square feet shall be required for any principal structure. A minimum lot width of 100 feet at the front setback line shall be required.
- In the R-4 Zoning District, a platted lot of a minimum area of 20,000 square feet shall be required for any principal structure. A minimum lot width of 150 feet at the front setback line shall be required.
The City also examines:
- the presence of steep slopes or wetlands on the property
- the availability of sewer and water connections
- the proposed street layout(s), if applicable
- location and widths of proposed pedestrian ways
- size, species, and location of all existing significant trees, specimen trees, and significant woodlands
NOTE: For some subdivisions, a review by outside jurisdictions such as Hennepin County, MnDOT, the DNR, or the Bassett Creek Water Management Commission may also be required.
Survey Requirements
When surveys are required, they must be prepared by a registered land surveyor licensed in Minnesota and include the following information:
- north arrow
- for single-family residential properties, a clearly drawn scale of 1 inch equals 30 feet
- illustration key showing symbols for all information pertaining to lot and building design, including grades, easements, lot and block, setbacks, etc
- subject property's legal description, boundary lines, lot and block numbers, lot lines, right-of-way lines, and all recorded easements
- street names
- clearly shown flood elevations and locations, if the property is within or adjacent to a 100-year floodplain (flood control policy requires that all damageable property and all floor elevations be located a minimum of 1 foot above flood plain elevation)
- location of all existing and proposed buildings, structures, paved areas, and other man-made features (structures are considered, but not limited to, homes, garages, decks, porches, sheds, gazebos, swimming pools, and fences)
- location of any buildings on adjacent properties relative to the side(s) where the construction will take place.
- all existing and proposed building and structure setbacks (if the property is in a Shoreland Overlay District, as defined in City Code Section 113-149, shoreland setbacks and the Ordinary High Water Mark (OHWM) must also be shown)
The survey shall be provided on paper at a minimum size of 8 ½ by 11. If the survey is larger than 11 by 17, the applicant will supply seven copies.
As-Built Survey
For the construction of a new home or building, a certified As-Built Survey verifying the information indicated on the proposed survey shall be submitted before a Certificate of Occupancy can be issued.
Additional information may need to be shown on the survey and As-Built Survey to satisfy the requirements of other permits. Call the Engineering Division in City Hall at 763-593-8030 for information about the following permits:
- Grading, Drainage, and Erosion Control
- Right-of-Way
- Tree Preservation