Next mtg? Rezone Club Lane memo
CITY OF
SHOREWOOD
5755 Country Club Road Shorewood, Minnesota 55331 952-960-7900
Fax: 952-474-0128 www.ci.shorewood.mn.us cityhall@ci.shorewood.mn.us
MEMORANDUM
TO:
Planning Commission, Mayor and City Council
FROM:
Brad Nielsen
DATE:
29 September 2016
RE: Pike, Bryan – Proposed Rezoning from R-1A to R-1C
FILE NO.:
405(16.23)
BACKGROUND
Mr. Bryan Pike owns the properties at 24845 Smithtown Road and 5810 Club Lane (see Site Location map
– Exhibit A, attached). He has requested that the City rezone the two properties from R-1A, Single-Family
Residential to R-1C, Single-Family Residential. He explains his request in his letter - Exhibit B, attached.
The properties in question are occupied by single-family homes. The Smithtown Road lot contains 42,697
square feet of area, while the Club Lane lot contains 57,761 square feet. The lots are two of 12 lots that are
bordered on the west, south and east by the new Minnetonka Country Club PUD (MCC). MCC consists of
single-family homes on lots of varying sizes that were developed with R-1C zoning standards as a basis.
ISSUES AND ANALYSIS
A. Spot Zoning. It is important to remember that rezoning of the two subject properties, by themselves,
is considered to be spot zoning, which is generally not considered to be good planning. With few
exceptions, separating out small areas within a neighborhood tends to undermine the fundamental
principles of zoning. Having said that, the points made in Mr. Pike’s request letter are well taken
and an examination of the surrounding properties and zoning is appropriate.
B. The Bigger Picture. As shown on the current zoning map for the area in question, Mr. Pike’s lots
and 10 other lots form an approximately 11-acre “pocket” of land that is surrounded by land
developed to R-1C density/standards. In addition, several of the lots are nonconforming with respect
to their current R-1A zoning. Lots that do not currently conform with respect to lot area and/or
width are highlighted on Exhibit D, attached. The following table shows lot areas and widths for the
12 lots.
Memorandum
Re: Pike Rezoning
29 September 2016
Club Lane Area Lot Size Analysis
Parcel Number Lot Area Lot Width
(see map – Ex. D (square feet)(feet)
1 42,697 210
2 57,761 315
3 51,118 170
4 32,918* 105*
5 36,287* 106*
6 60,934 200
7 29,802* 160
8 25,748* 90*
9 37,510* 149
10 43,146 140
11 21,769* 132
12 21,789* 110*
*Does not conform with R-1A zoning standards
As shown, seven of the lots do not meet the 40,000 square-foot area requirement for the R-1A
District, while four of the lots do not meet the 120 foot width requirement. In addition, many of the
lots in the neighborhood do not comply with R-1A setback requirements. Essentially, all of the lots
would benefit from the reduced setbacks of the R-1C District – 35’ front vs. 50’ and 40’ rear vs. 50’.
Finally, any rezoning should be consistent with the City’s Comprehensive Plan. The Planning
Advisory Committee, established for the study of the MCC redevelopment, recommended that the
Club Lane area could be developed at a higher density than its current “minimum density”
classification. Rezoning of this area would make it consistent with a “low to medium” land use
classification.
C. Effect of Rezoning on the Pike Property. Obviously, it is Mr. Pike’s intent to maximize the
redevelopment potential of his property. A cursory examination of the two lots, suggests that four
lots could be achieved with R-1C zoning. What would go along with that is an upgrading of Club
-2-
Memorandum
Re: Pike Rezoning
29 September 2016
Lane. The right-of-way for this street is substantially substandard, being currently only 30 feet wide.
Any platting of the Pike property should include the 20 feet of R.O.W. width necessary to bring it to
City standards, as well as a turn-around.
RECOMMENDATION
Staff does not recommend rezoning of the Pike property by itself. It is, however, recommended that the
Club Lane “pocket”, including the Pike property, be rezoned to R-1C, Single-Family Residential. This will
necessitate a new notice being sent out, plus a separate public hearing. If the Planning Commission is in
agreement, this would be scheduled for the November meeting.
Cc: Bill Joynes
Tim Keane
Paul Hornby
Larry Brown
Bruce DeJong
-3-
i ry
S
s s
h ;
N ssi
nn v le
La
ca
L
d � rrJ
04
N Oa s w
CD
UQ y
O
c
i
s
Cir
z ,, Subject T
Properties N
A
0 300 600 1,200
Feet
Minnetonka Country Club P.U.D.
_Yellow Tr
d)
nt
i
Y
i
Bryan and Ellis Pike
24845 Smithtown Rd & 5810 Club Lane
Shorewood, MN 55331
September 6, 2016
Brad Nielsen
Planning Director
City of Shorewood
5355 Country Club Road
Shorewood, MN 55331
Re: Rezoning —25845 Smithtown Road and 5810 Club Lane
Dear Brad Nielsen:
This letter is to request the rezoning from R -IA to R -1C of our above mentioned properties.
Reasons for this request:
1. We are surrounded by R -1 C zoning at this point with the exception of 12 properties on or
near Club Lane.
2. We believe the higher density of R -1C would provide a benefit to both the City and
ourselves going forward.
3. The advisory committee for the Minnetonka Country Club project recommended some
sort of medium density for the subject area.
4. After discussion with you the rezoning to R -1C would appear to bring several of the non-
conforming properties into conforming properties in this area.
5. I have discussed this with xx of the 12 property owners and there is a general consensus
to move ahead with this.
6. The setback requirements for the R -1 C District vs. the current R -1 A requirements would
provide greater flexibility for future construction projects, especially for those with
substandard lots.
Sincerely,
Bryan and Ellis Pike
Exhibit B
APPLICANT'S REQUEST LETTER
-ddlk FOR
ran
,r.,•
:elm ■IMIN wo7glrrli
-oefl.
qVil WE
Ift
Al
WV
F.S.0% F rw��!
324, jds
co
ui
594 loo. 4 1
0 01.26
152.68 166.32
co 111,6
Lol 133
20 RODS 20 r, L4
2/3 RODS
Ao
al 561 C>
a 160.13 166.32 166.6i� 166.97 14
XAA
Ln
1.01 M
jI
Ln
Ln
C� 120 122 126.8
tg kA
L" AK4
co CD
20 2/3 RODS 501 Ln V11 68.18
Y: 2153 S2- 52'33-E 165.07 rn 115.73 122.15 S2*5433' 126,36 7 co
LM
OR
Ul
Cl) 1 E -'j-0 3.49..43 18.8.461 Sl' 4 159'E L.9
181.6 571
tv
139.72 137 N H
137 156
All z
co
CD
Ln
rn
CD
4NA so
1410.27 SO' Ol'20MY 145 115
UT
LC
Co LA
Ln 142.79 SO Oi'20'W 151 155 145 C
Lo
co
G, 147.56 t65.04 1,43.3 156.86
L'4 CoLA
L�l OD
Lo
F13 .8
189.34 160 09'39-W 6.35
LA :Ln
552.5 'CD
ul
LA
208 25
27 R
LA
Ln
t5 i
Ln
rl) L4
M �152 12 54
NO* 22'E 33.12 361
129.44 120
LQ
CITY OF
SHOREWOOD
5755 Country Club Road Shorewood, Minnesota 55331 952-960-7900
Fax: 952-474-0128 www.ci.shorewood.mn.us cityhall@ci.shorewood.mn.us
MEMORANDUM
TO:
Planning Commission, Mayor and City Council
FROM:
Brad Nielsen
DATE:
27 October 2016
RE: Pike, Bryan – Proposed Rezoning from R-1A to R-1C
FILE NO.:
405(16.23)
At its October meeting, the Planning Commission considered a request from Bryan Pike to rezone his and
his parents’ properties on the west side of Club Lane from R-1A to R-1C. The Commission agreed with
City staff that a “spot zoning” of two properties was not advisable. They also agreed that the case made for
rezoning the two properties made sense for the 12 lots in the Club Lane neighborhood. The Commission
directed staff to publish a second legal notice, this time proposing the rezoning for all 12 lots. This has been
done and a public hearing has been scheduled for Tuesday, 1 November.
An issue that came up in the Pike hearing was what Club Lane might look like if upgraded as part of a
redevelopment of the Pike properties. Exhibit A shows the street widened to the City’s 50-foot standard
width, with a 100-foot diameter cul-de-sac at the south end. The Pike properties are shown being re-divided
into four lots.
As in the initial staff report, staff recommends the rezoning of the Club Lane neighborhood from R-1A to R-
1C.
Cc: Greg Lerud
Paul Hornby
Larry Brown
Tim Keane
Bryan Pike
- 1
vi on
v
S•s — --------
Cn
N
.................... . . .... .... .....
8LV ................
S91
- —Z691 OV
-- ----------
OL!
Zq -SL-091
IV9
------------------- an— Ln
vk iol- 10 Lw (01)
Ln M n 6E 10
10 FT 0", -1
617
, ------------- I m
It
(a
917 Iz WD71
!as
0.7 C, 9 E (090 9'LVI (�D /Z . . ul
m �O SS'
0 9G
z L in r.
h\,()v < Iqs V. 52 CJL :t,
9r. r-a
WL, :Z0
L�4 , L"
--4 , �c w
gigs L O*P
os 0s;
Sol
SL f.",
9171
IT
01
'Is'sV7, LD C�
INS
c
-.98N c,
U) z
SS'7_91 3.91D,
SqrSL 1 01 09
01. AVOYNA
01 Era 61 10-1,AO I?Wd
"."C'PS 3;:�- L0,061
<J1 �9 (W I I . gg"9�1
0
p yo
(,j w
179'Zl 3.99,0VAIRS F .9c,
Lo-gl--
t L 0
M 6L-291
/ij -1 99-091 �co
8 LO L�
-OS co La 0 US
(9s:)
54 C> 1-11 (D
(9), 0 0
Ll 101
0
C. 0 (A W =8 Jo L)3vci
� [��
oz 101 0 .0.
HILHON Z9,6zl Ln b, 12:0�
- co .40 UAVd
Go'S11 09
ZY, -. - (zz) .- --(Iz) 7, m a Y.1
x ES"6 - 9 0 F>
-osl
u0b Bi Fi 0- Z) CD - 817
0 g 0- (5:z) U'- I IM �:U Z� (M
O . CIO :,
cz�11 1 A
w M.9S,Vb.89N 9 V
09
8556 y , 0 - o
WH a EO
6, 9 TZLI hr
LrBol �0 k".
S0,178Z
0 M.Oos:= gs-, %
(A m
9z (9z) w
co 9 w 8- c
L2 L q
10 —
. 14
K 10-1