Planning Report

Date:	February 16, 1999

Subject:	Concept Plan Review - Lot 11, Block 1, Innsbruck North Silver Lake (SW corner of 14th Street NW & Silver Lake Road

Applicant:	David Schell

Request

To consider concept plans for a three (3) lot subdivision of property located at the southwest corner of 14th Street NW and Silver Lake Road. Proposed access to the two newly created lots would be by a driveway easement located along the western property line.

Site Characteristics

1.	Location:	Southwest corner of Silver Lake Road & 14th Street NW.

2.	Size:	40,333 square feet

3.	Topography:	Wooded, small wetland/drainage area on the south portion of the site.

4.	Vegetation:	Grasses and mature trees

5.	Sensitive Areas:	Wetlands/drainage area

Site History

1.	Past Uses:	Single family home

2.	Historical Significance:	None

Departmental Considerations

Community Development

1.	Proposed Use:	Construction of two (2) additional single family residential homes. The existing 2-car garage and two (2) shed will be removed.

2.	Surrounding Land Uses:

North:	Single family residential

South:	Wetland & single family residential

East:	Freedom Park & Pike Lake Elementary

West:	Single family residential (Silver Lake Road)

3.	Impact on Surrounding Land Uses:	The addition of two new homes in the area may cause a minor traffic increase.

4.	Comp Plan Designation:	Single Family Residential

5.	Zoning:	R-1, Single Family Residential

6.	Lot Sizes:	Required: 10,000 square feet Proposed: 10,125 - 15,120 square feet

7.	Lot Widths:	Required: 75 feet Proposed:	75-112 feet

8.	Setbacks:	Required: 30 feet front & road; 5 feet side and 5 feet rear Existing: 37 & 63 feet front & road; 14 feet side and 50 feet rear

9.	Edge of Wetland:	The applicant will be required to locate the exact location of the wetland and drainage area at the south potion of the lot. No buildings or grading may encroach within the easement area.

10.	Other Considerations:	None

Public Works

1.	Streets:	No public streets are proposed. A shared driveway is proposed off of 14th Street NW to access the three lots. The developer would have to establish a shared access easement/agreement that would hold each lot owner responsible for maintenance.

2.	Utilities:	Water is available off of the curb at Silver Lake Road, sewer would likely be extended down the driveway easement.

3.	Easements:	10-foot drainage and utility easements, centered on side lot lines are required along all lot lines per City Code. The 50 foot drainage easement must be shown on the plat, as well as the driveway easement.

4.	Grading/Drainage:	The required grading plans shall be subject to review and approval of the City Engineer, and shall not have any negative impact on adjacent properties or wetlands.

5.	Rice Creek Watershed District:	NA - The subject site does not meet the criteria requirements for a Rice Creek Watershed District Permit.

6.	Environmental Concerns:	Protection of the Wetland/Drainage area.

7.	Other Considerations:	Any vegetation that is to remain on the site, and any proposed landscaping should be shown on the Preliminary Plat.

Building Official

1.	Structure Size:	NA

2.	Structure Height:	NA

3.	Exterior Treatment:	NA

4.	UBC Compliance:	Will be required

5.	Other Considerations:	None

Sanitation/housing

1.	Weeds:	NA

2.	Garbage/Rubbish Enclosures:	NA

3.	Other Considerations:	NA

Parks

1.	Park Dedication:	Per Section 26-27 of the New Brighton City Code, the applicant will be required to dedicate $750 per lot (2 new lots) for park purposes.

2.	Proximity of Parks:	Freedom Park located across Silver Lake Road to the east.

3.	Impact on Parks:	Minimal

4.	Impact on Community Facilities:	Minimal

5.	Other Considerations:	None

Fire

1.	Hydrant Locations:	NA

2.	Access to Site:	Subject to approval of the Fire Marshall

3.	Other Considerations:	None

Police

1.	Accident Counts:	To be addressed as part of a Preliminary Plat

2.	Violations:	NA

3.	Traffic Safety:	To be addressed as part of a Preliminary Plat

4.	On-Street Parking:	NA

5.	Site Security:	NA

6.	Other Considerations:	None

Staff Comments

The most significant issues with this project include the protection of the wetland/drainage area, the buildability of the southern lot, and the shared driveway. There are existing shared driveway arrangements within the City that do not appear to pose any problems. This may be the best solution in this situation, as direct access onto Silver Lake Road may be a dangerous situation and cause some traffic concerns. Access off of 14th and then east to the stop light at Silver Lake Road is much safer entrance on to Silver Lake Road. The proposed plan shall be subject to review and approval of Ramsey County, as additional right-of-way may be taken for Silver Lake Road.

The Planning Commission is asked to provide its opinions and suggestions on the proposed development so the applicant can proceed with a submittal for a Preliminary Plat.

Cary K. Teague, City Planner