91-059
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RESOLUTION NO. 59-91
A RESOLUTION GRANTING PRELIMINARY PLAT APPROVAL FOR
THOMPSON ADDITION
WHEREAS, CHARLES THOMPSON (Applicant) has an interest in
certain land within the City of Shorewood and has applied to
the Council for preliminary approval of a plat to be known
as Thompson Addition; and
WHEREAS, Applicant's request has been reviewed by the
City Planner and his recommendations have been duly set
forth in a Memorandum to the Planning Commission dated
30 May 1991, which Memorandum is on file at City Hall; and
WHEREAS, a Public Hearing was held by the Shorewood
Planning Commission on 4 June 1991, for which notice was
duly published and all adjacent property owners duly
notified.
NOW, THEREFORE, BE IT RESOLVED by the City Council of
the City of Shorewood as follows:
1. That Applicant's request for preliminary plat
approval of Thompson Addition is hereby granted.
2. That such approval is subject to the recommendations
set forth in the City Planner's Memorandum dated 30 May 1991
attached hereto and made a part of hereof as Exhibit A and
the terms and conditions contained in the minutes of the
Planning Commission meeting of 4 June 1991 on file at City
Hall.
ADOPTED BY THE CITY COUNCIL OF THE CITY OF SHORE WOOD this
10th day of June, 1991.
r
ATTEST:
~wc~
James C. Hurm
City Administrator/Clerk
Roll Call Votes:
Ayes:
Nays:
6/14/91
. .
MAYOR
Barb Brancel
COUNCI L
Kristi Stover
Bob Gagne
Rob Daugherty
Daniel Lewis
CITY OF
SHOREWOOD
5755 COUNTRY CLUB ROAD · SHOREWOOD, MINNESOTA 55331 . (612) 474.3236
MEMORANDUM
TO:
Planning Commission, Mayor and City Council
FROM:
Brad Nielsen
DATE:
30 May 1991
RE:
Thompson Addition - Preliminary Plat
FILE NO.:
405 (91.11)
tt BACKGROUND
Mr. Charles Thompson requests permission to divide his property, located at 5260 St.
Alban's Bay Road (see Site Location map - Exhibit A, attached), into three lots. The
property is zoned R-1A, Single-Family Residential and is occupied by a new house under
construction by Mr. Thompson.
Exhibit B shows how the applicant proposes to divide the property. As can be seen, he
proposes to provide access to his three lots plus an existing lot to the north via an upgraded
private driveway which currently exists on the site.
You may recall that the subject property was part of a larger proposal in 1989 to rezone
and plat eight, 30,000+ square foot lots, known as Heights of St. Albans Bay (see Exhibit
C). After considerable discussion, the project was denied and the property north of the
applicant's has since been redivided.
ISSUES AND ANALYSIS
A. Zoning Requirements. All of the lots meet or exceed the minimum width and area
requirements of the R-1A district. Following is how the proposed lots compare with
R-1A zoning requirements:
.
Exhibit A
A Residential Community on Lake Minnetonka's South Shore
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.
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Re: Thompson Addition
Preliminary Plat
30 May 1991
R-IA District
Lot 1
Lot 2
Lot 3
Lot Area
40,000 sq. ft.
60,200 sq. ft.
48,800 sq. ft.
40,700 sq. ft.
Lot Width
120 ft.
190 ft.
130 ft.
138 ft.
Lot Depth
150 ft.
367 ft.
280 ft.
290 ft.
B. Access. One of the primary issues involved in the Heights of St. Albans Bay plat
was access to the subject property. Although the access shown on Exhibit C was
ultimately recommended by the staff and Planning Commission, the City Council
denied the plat on the basis of density.
While the alternative access plans shown on Exhibits B and D are not as acceptable as
the public street shown on Exhibit C, they are better th~ trying to "snake" driveways
from Lots 2 and 3 down to Manor Road. The site alteration necessary to build
driveways to Manor Road would devastate the property, and the resulting driveways
would likely be no better than what is proposed. In this light the access shown on
Exhibit B is recommended with qualifications:
1. Width. Since the driveway serves more than two homes, the Uniform Fire Code
(U.F.C.) requires it to be 20 feet in width. The existing drive must be widened
by five feet. Also, the cul-de-sac at the bottom of the hill is inadequate for
emergency equipment to turn around. The diameter should be increased to 80
feet.
Since the 20 foot wide access must remain unobstructed (i.e. no parking), the
City should require that the homes on Lots 2 and 3 be no closer than 50 feet to
the traveled surface of the road. This coincides with the setback requirement for
the R-IA district and should provide ample room in driveways for guest parking.
As an alternative, the applicant could show a joint use parking area which would
accommodate four cars on the east side of the driveway.
2. Surfacing. The U.F.C. does not specifiy paving, but does require an all-weather
driving surface. As part of the applicant's final plat, his plans should incorporate
the recommendations of the Excelsior Fire Marshal regarding roadway surfacing.
3. Grade. The City's current policy for private roads and driveways provides for a
maximum grade of 10 percent. The proposed driveway is just slightly steeper
than that (approximately 10.3 percent). Approximately one foot of fill at the
bottom of the driveway would bring the grade to 10 percent.
- 2 -
.
Re: Thompson Addition
Preliminary Plat
30 May 1991
The applicant's plan indicates that an existing outbuilding at the top of the
driveway will be removed and the driveway entry to St. Alban's Bay Road will
be turned to 90 degrees and widened. As part of the final plat the applicant
should incorporate a landing at the top of the driveway, based upon the
recommendations of the City Engineer.
4. Cross-Easements/Maintenance Agreement. As part of the final plat for this
project, the applicant's attorney must provide the necessary easements for the
joint use driveway, as well as a maintenance agreement which spells out rights
and responsibilities of the various property owners. While the owner of the lot to
the north retains a right to use the common driveway, there is no way to force his
participation in its maintenance. Nevertheless, the applicant should seek his
participation.
C. Utilities. The applicant proposes to tie the house on Lot 3 into an existing six inch
service which serves the lot to the north. He should demonstrate what agreement
exists for maintenance and repair of this sewer service.
. The sewer service for Lot 2 extends across Lot 3 and requires easements.
The proposed house on Lot 1 will require a lift pump to the sewer main in St.
Alban's Bay Road.
Presumably all lots will be served by private wells.
When he submits his [mal plat the applicant must advise the City Clerk how he wants
sewer equalization charges spread against the lots.
D. Park Dedication. Prior to release of his final plat, the applicant must pay two park
dedication fees ($1500). Credit is allowed for the lot with the existing home on it.
RECOMMENDATION
Ordinarily a three-lot division would not require formal platting. Due to the number of
issues raised in the preceding, it has been required in this case. It is recommended that the
preliminary plat be approved subject to the recommendations contained herein. The
applicant must submit a final plat within six months of the City Council's approval of the
final plat.
.
cc:
Jim Hurm
Glenn Froberg
Joel Dresel
Charles Thompson
- 3 -
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(ST. ALBANS BAY J
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Exhibit A .
SITE LOCATION
Thompson Addition - Preliminary Plat
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.. PROPOSED DRAINAGE B UTILITY EASEMFNTC:,
Exhibit C
PREVIOUS PROPOSAL
Heights of St. Alhans Bay
10 FEET IN W
AND 10 FFF,
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ALTERNATE DRIVEWAY LOCATIONS
Exhibit D
ALTERNATE DRIVEWAY LOCATIONS