6.6. SR 09-20-2004
Item # 6.6.
MEMORANDUM
FROM:
Mayor and City Council
Michele MCPher~ctor of Planning
TO:
DATE:
September 20, 2004
SUBJECT:
Case No. AS 04-06
Administrative Subdivision Request by John Plaisted to Create
Two Lots
Request
The applicant requests that the City Council approve an administrative subdivision to create
two buildable lots.
Attachments
. Location Map
. Memo from the City Engineer
. Tree Inventory
. Site Drawing
. Preliminary Plat
Location
18860 Concord Street
Part of Lot 1, Block 6, Westwood Subdivision
60-Day
In order to comply with Minnesota Statute 15.99, a decision regarding this request must by
made by October 22, 2004..
AS 04~06 Plaisted Administrative Subdivision
September 20, 2004
Page 2
Zonin~Land Use
Rlc, Single Family Residential/UR, Urban Residential
Analysis
Existing Conditions
The subject property is 1.66 acres in area. Located on the property is an existing single-
family home which is proposed to be removed by the applicant. The site is heavily treed and
a portion of the site is consumed by the floodplain of Lake Orono. There is a 20-22 foot
change in elevation of the lot from the street to the lake.
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Request
The applicant is requesting to split the property into two lots; one lot 12,759 square, the
second 56,540 square feet. Both lot areas exceed the minimum requirements of the R1c
District. Only one of the two lots meets the 80-foot minimum lot width requirements of the
R1c District. There is enough lot width, with a small adjustment in the direction of the lot
line, to have the lot widths be 80 and 77 feet, respectively. They are currently 60 and 97 feet.
Granting the subdivision will have to acknowledge the lack of adequate site width for one lot
per the subdivision requirements.
The applicant is proposing to construct a zero lot line style structure (twinhome), straddling
the proposed subdivision line. In order to construct a structure with a zero setback along
the side in this district, a setback variance will need to be granted. It does not appear that
this structure "fits" the unique character of the lot. Two homes, individually designed,
would be much better for the lot.
Grading Drainage and Utilities
The City Engineer addresses the grading, drainage and utility issues in his memo. He points
out that in order to place the proposed structure on the lots, a 19-foot retaining wall will be
required along one side of the structure. This limits the amount of room to enter the side-
loaded garage and may pose building code issues relating to footings and retaining wall
elevations.
The Engineer also notes that an additional service for sewer and water will need to be
provided for the second lot.
S:\PLANNING\Case Files\2004\AS 04-06 Plaisted\09 20 04 cc memo.doc
AS 04~06 Plaisted Administrative Subdivision
September 20, 2004
Page 3
Park Dedication
The Parks and Recreation Commission reviewed this request and recommended cash for
park dedication purposes.
Recommendation
The existing lot can be split into two lots whose lot area meets the mininlUm standards of
the Rlc District. A variance will need to be acknowledged for the lot width requirement at
the front setback line, and the subdivision line should be adjusted to minimize the difference
between the two lot widths. Staff recommends approval of the request to subdivide the lot
with the following conditions:
I. IN GRANTING THE SUBDIVISION, THE CITY
ACKNOWLEDGES THAT THE LOT WIDTH REQUIREMENT OF
THE RI C DISTRICT SHALL NOT BE MET BY ONE LOT.
2. PARK DEDICATION SHALL BE PAID FOR ONE LOT.
3. SURFACE WATER MANAGEMENT FEES SHALL BE PAID FOR
ONE LOT.
4. THE RETAINING WALL SHALL MEET THE SETBACK FROM
LAKE ORONO.
Staff would not support a variance to allow a zero setback for the proposed structure. Two
individually designed homes are more appropriate for the lots that are being created.
S:\PLANNING\Case Files\2004\AS 04-06 Plaisted\09 20 04 cc memo.doc
TRAILS LEGEND
EXISTING SIDEWALK _ . . . . . . .
FUTURE SIDEWALK 000000000000000000
EXISTING PAVED TRAIL _ _ _ _ _
FUTURE PAVED TRAIL '''''H.'-,c,cr'C''i ,
FUTURE TRAIL ................
FUTURE IIjDENED SHDULDER
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ROAD
SOFTBALL
Location Map
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Case Number: AS 04-06
PLAISTED
13065 Orono Parkway
Elk RIver, MN 55330
September 13, 2004
File: 824310]-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: WESTWOOD SHORES ADMINIS1RATIE SUBDIVISION
Dear Ms. McPherson:
As requested, we have reviewed the submittal for the proposed Westwood Shores
Administrative Subdivision. The submittal consisted of a grading, drainage, and erosion
control plan, a tree inventory, and a final plat all prepared by John Oliver & Associates, and
dated August 26, 2004. Based upon our review and comments received at the staff review
meeting, we would offer the following comments:
1. The site in question is a fairly large single-family residential lot located at the
intersection of Concord Avenue and 188,}, Street in the Westwood Subdivision. The
lot currently has a single-family residence on it. The proposal is to remove the
existing home, subdivide the lot into two parcels, and build two single-family units
with a zero lot line setback between them.
The lot has frontage along Lake Orono, so it is generally sloping from Concord
Avenue down to Lake Orono. There is approximately 20-22 feet of fall from the
street to the shoreline.
The site plan shows side-loaded garages with individual driveways entering off of
Concord Avenue. Because of the terrain of the lot, Unit 1 has a retaining wall all
along its driveway and west side of the structure. The retaining wall reaches a
maximum height of 19 feet, just outside the garage area. The driveway is shown only
20 feet wide. We question whether this width provides enough room for
maneuvering a vehicle into and out of a side-loaded garage with a significant drop-
off just five feet outside the driveway. We would suggest that this area be looked at
and additional width be provided in the driveway. Another consideration could be
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-rlver.mn.us
Westwood Shores/AS 04-06
September 13, 2004
Page 2
to front-load the garages and provide a shared driveway. This would eliminate the
maneuverability issue and would likely save a significant number of existing trees.
2. The retaining wall around the west side of Unit 1 will create a significant issue
relative to the building of the unit. The bottom of the retaining wall is currently
shown at 884 at one point. Given the walk-out elevation of 881.0 of the proposed
house, the bottom of the retaining wall will actually be lower that the footing of the
unit. In other words, the retaining wall will be holding up the footings and providing
structural support to the housing unit. We believe this will raise significant concerns
when a building permit is applied for. We would encourage the developer to discuss
these issues with the building official at this time and reflect the results of that
discussion on their site plan.
3. Since the units will be individually owned, they must have individual sanitary sewer
and water services according to City Code. Currently, there is one set of services for
the existing home. Assuming these can be used for one unit of the building, an
additional set of services will need to be brought into the site from the sewer and
water in Concord Avenue. It appears that both sewer services will be over the 100-
foot length requiring cleanouts some where on the service line.
4. Concord Avenue has barrier-style concrete curb and gutter along its edges.
Therefore, where the two driveways are proposed to access Concord Avenue, the
curb an gutter will need to be removed and a concrete apron re-poured to make the
transition for the driveway.
5. The setback from Lake Orono is 50 feet. The building appears to be outside the
setback requirement, but the retaining wall on the east side of Unit 2 does encroach
into the Lake Orono setback.
6. A detailed tree inventory of the site was provided with the submittal, however, it
would be very helpful if the trees to be removed with this proposed development
were noted on the tree inventory.
If you have any questions regarding any of these comments, please call.
Sincerely,
C
Te~~
City Engineer
s,\PLANNING\c"e Files\2004\AS 04-06 Plaisted\Gty Engr's memo.doc
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DATE RECEIVED
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John Oliver & Associates, Inc,
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WESTWOOD SHORES
ELK RIVER, MN
FOR
JOHN PLAISTED
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