Lehman submitted packet - reservedTo: City of Shorewood Minnesota, City Planner, Planning Commission and City Council.
From: Peter and Marie Lehman
21265 Radisson Road
Shorewood, MN 55331
Subject: 1) Requestfor minorsubdivision /lotI ine revisionand
2) Request for Conditional Use Permit a nd Va riances for new s i ngle fa mily home on revised
I ot.
Location:
1. 5625 Merry La ne
2. 5635 Merry La ne
3. 21265 Radisson Road (PI D: 35-117-23-13-037)a nd
4. 21285 Radisson Road (PI D: 35-117-23-13-033)
Date: May 5, 2014
Summary:
We (Peter a nd Ma rie Lehma n)would like to ma ke better use of two adj scent I ots we own a nd would
like to ma ke these I ots compliantwith the City of Shorewood's Comprehensive PI an for the City, in
pa rtnershipwith the City. To meetthi s goa 1, a minors ubdivision/lot I ine revision i s requested with a
related requestfor a Conditional Use Permit and Variances to build new home.
1) Request for lot line revision.
As 28 yea r res idents of the City of Shorewood, we res pectfully request a lot I ine revision for 2
a dj a centTorrens Title I ots of record we have owned for over 25 yea rs on Ra disson Road and Merry
Lane. Our properties are unique and have gross non - conformities in their current state and we
would Iiketo bring them into better compliance with the City ofShorewood's Comprehensive Plan
Update of 2009 by making them more equally sized at 24,848 sq. ft. and 21,410 sq. ft.
2) Request Conditional Use Permit and Variances for new single family home on revised lot.
Subj ectto the a pproval of our mi nors ubdivision /lot I ine revision by the city council, we a re
req uesti ng the fol lowing conditional use permit and variances to build on the revised lot for 21285
Radisson Road:
1. Conditional Use Permit and Lot SizeVariancetobuildona21 ,410sq.ft.Iot,54%ofthe
required 40,000sq. ft. I otfor R1A.
2. Lot Width Varianceto bui [don a 90ft. wide lot, 75%of the 120 ft. lotwidth required for R1A.
Lehman'sAddition Pagel of 5
3. Road SetbackVarianceof 35ft. from Merry Lanevs. the required 50ft. for R1A(3 existing
homes currently only 20ft. from Merry Lane).
Gross non - conformities of existing lots:
Gross non - conformities currently include:
• 4 homes on 2 I ots,
• 3 homes 20ft. or less from Merry Lane (2 of which area [so withinfrontand rearyard
setbacks),
• 3 homes lessthanthe minimum required sizeof 30ft.x 22ft., and
• a significantly substandard corner I of of record entirely within the 50ft. Merry Lane road
setbackattheSEcornerof Merry Lane and Radisson Road (21285 Radisson Rd).
Proposed Improvements:
The proposed improvements for the Merry La ne /Radisson Road properties would be:
• a reduction inhousingdensity from 4 homesto 2,
• a reduction in structural setback violation from 2323 sq. ft. to 951 sq. ft. (60% reduction),
• revision of a grossly substandard lotof record toa% zacre lot (consistentwith the City's
comprehensive plan for I ow density housing),
• the complete removal of the.3 substandard homes 20ft. or less from Merry Lane,
• the construction of a single new home on the proposed lot35ft. from Merry Lane,
• removal of 3 driveways and parkiingfrom Merry Lane i nfavorof a single driveway off Radisson
Roa d, a nd
• removal of I driveway currently within 20ft. from the Merry La ne/Radisson Road corner (40
ft. required by code)
Itshouldbenoted thattheshortdrivefrom Radisson Roadto the Christmas Lake Publicaccesswill
be beautified with all driveway /parkingremoval a ndthe addition of trees and plantings on the east
side (our revised lot). The new IandscapingwillcomplementtheaI ready natural Christmas Shores
Outlot -A on the west s i de creating natural corridorto the public access improving the sometimes
congested trafficfI ow through the removal of the exi sting 3 driveways.
In addition:
• the shoreland district hardcover requirement of 25% will be met,
• City required utility and drainage easements will be added to the perimeter of both lots, and
• The current house and detached garageat21265 Radisson Roadwill remain unchanged.
Lehman's Addition Page 2 of 5
Section 1201.05 of Shorewood Zoning Ordinance
Conditions Governing Consideration of Minor Subdivision and Variance Request
Subsection b.
(1) Special conditions and circumstances existforthe grossly substandard Iotofrecord (Circa:
1940's) located at21285Radisson Road. The corner lot is currently situated at the SE corner
of Merry Lane and Ra disson Road. Being 50ft. wi de a nd 150ft. I ong corner lot, the entirety of
the parcel is within the designated R1A setback. The lotis 7,500 sq.ft., 18.8%of the required
40,000 sq. ft. In addition to bei ng wi thin the setback, a nd grosslys u bstandard in size, the
home located on this I of i s 20ft. wide by 30ft. I ong which is I ess than the minimum required
for Shorewood of 22ft. wide by 30ft. long.
(2) Litera I interpretation of the provisions of this ordinance renderthi s lot unbuildable by nature
of i t bei ng a corner l of a nd grossly substandard i n size. Other nearby lots of record are either
I a rger, not situated on a corner or were revised into the 131C zoning district.
(3) The s pecial conditions a nd circumstances brought a bout by the grosslys ubstandard I of ca me
i nto exi stence i n the 1940's a nd were not created through a ny action of ours.
(4) Given the unique circumstances surrounding the number of homes on our l ots and the
s ubstandard nature of one of the lots, we do not bel ievethis request provides special
privilege. We believe our request is in I inewith otherva riances granted, wherein density of
homes is reduced through combining of I ots or removal of non - conforming dwellings that are
consistent with the Shorewood Comprehensive Plan for housingdensity.
Rationale for approval:
Although variances are required for our proposed mi norsubdivision and subsequent new home
construction, we have made an effortto mi nimize the number of variances required and we believe
the goals defined in the City's Comprehensive Plan Update of2009for Land Use inour neighborhood
are being met i n at l east 2 i mportant a reas:
• A reduction from Medium Density Residential (3 -6 units per acre) to Low Density Residential
(1 -2 units per acre) [(Shorewood's Comprehensive Plan Update of 2009; Proposed Land Use
map, pageLU -23] and
• The preservation of existing taxable I ots [Shorewood's Comprehensive Plan Update of 2009;
General Land Use Policy 13, page LU -8,].
In addition, even thoughthe new I ots will not meetthe R1A minimum required lot size of 40,000 sq.
ft. and Iotwidthof 120ft., they wi I I both bewi der and largertha nthe adjacent residential lot
i mmediatelyto the east of the proposed minorsubdivision. This adjacent lot (21235 Radisson Road)
Lehman's Addition Page 3 of 5
of 17,184 sq. ft. and lot width of 65.5 ft. was granted a Conditional Use Permit and Variances to build
a I a rge new home in 1999 (City of Shorewood Resolution No. 99 -037, Olson, 21235 Ra disson Road).
The number of requested variances required is 3:
1. Conditional Use Permit and Lot Size Variance to build on a 21,410sq. ft. I ot,54% of the
required 40,O00sq. ft. I otfor R1A.
2. Lot Width Variance to build on a 90 ft. wide Iot,75 %of the 120 ft. I otwidth required for R1A.
3. Road SetbackVariance of 35 ft. from Merry Lane vs. the required 50ft. for RlA(3 existing
homes currently only 20ft. from Merry Lane).
Code does al lowfor legal setbacks lessthan the normal minimum required fora given zoning district:
Ord inanceSecti on: 1201.03 Genera I Provisions: Subd. 3,YardRequirements.Subsectiond:
Where adjacent residential structures within the some block have front yard setbacks differentfrom
those required, the front yard minimum setbackshall be the average of the adjacentstructures. If
there is only one adjacent structure, the front yard minimum setbackshall be the average of the
required setbackand thesetbackof the adjacent structure. In no case shall the required frontyard
setback exceed thatrequired minimum established within the districts of this chapter.
Given thatour 3 homes that comprise the'same blocK of Merry Lanefrom Radisson Road to the
Publ is access are 20ft. from Merry Lane, we bel i eve this section of the Ordinance could reasonably
defi nethe current setback as 20ft. from Merry Lane. The more restrictive interpretation (average of
1 home and the 50ft. RIA requirement) would putthe setback at 35ft. (our request). We
acknowledge the fact that having these buildings removed priorto constructing the new home
complicate the interpretation of the setback requirement, however, we bel i eve that removing the 3
houses 20ft. from Merry Lane i nfavorof a single house 35ft. from Merry Lane (the more restrictive
i nterpretation) i s reasonable.
Given thesefacts:
• our current I ots have gross non - conformities and
• we arewi I lingto makethis change and
• our proposal is consistent with the City of Shorewood's Comprehensive Plana nd
• our proposal is consistentwith the approved conditional use permitand variances of a similar
i mmedi atelyadjacent substandard lot,
we bel i eve our request meets the spirit of the City's Comprehensive Plan, and as best as possible,
meets the City's Ordinances.
For these reasons, we res pectfullyrequestthe Shorewood City Council to gra nt a ll 3 Va riance
Requests with the Conditional Use Permit.
Lehman's Addition Page 4 of 5
More details and further discussion are contained in the fo I lowing pages of our request including
maps of proposed changes, preliminary Registered Land Survey, proposed home concept d raw! ngs,
elevations and IandscapingpIan.
Shorewood
Proposed
Land Use
Subject Property
Low Density
Residential
(1 -2 units per acre)
RAr^���i7s+ns.ry Ra��:r
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L+3w 4l+t�f Ra *Cmq�1
[1 -2 urft pN aae)
Low b� U*$k^ D"sdy heart
(2-5 urds Pw sve)
Mew," rmi:-,e RCrh;pnr'ti
0 fl L'"s pe, a0m)
i
Lehman's Addition Page 5 of 5
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