Planning Report

Date:	June 15, 1999

Subject:	PL-252; Minor Subdivision - Lot 11, Block 1, Innsbruck North Silver Lake (SW corner of 14th Street NW & Silver Lake Road - 1390 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 Lots B and C (the two southernmost lots) is to be by a 16-foot driveway easement located along the western property line off 14th Street NW. Access to Lot A will be via a separate driveway off of 14th Street NW.

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 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.	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 southern two lots. The driveway will be set a minimum of 5-feet from the western property per City Code requirement of Section 11-020.

The developer will be responsible for establishing a shared access easement/agreement that would hold each lot owner responsible for maintenance. Said agreement shall be subject to review and approval of the City Attorney.

2.	Utilities:	Water is available off of the curb at Silver Lake Road. Sewer will be extended down the driveway easement, therefore, the driveway easement must also be labeled a utility easement. The applicant, as a condition of approval, shall also submit a sewer plan for the specific sewer hook-up location for each new home. Said plan shall be subject to review and approval of the City Engineer.

3.	Easements:	A fifty-foot easement is located on proposed lot C. This easement shall remain in place as it protects an existing wetland.

4.	Grading/Drainage:	The grading plans have been reviewed and approved by the City Engineer.

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:	None

Building Official

1.	Structure Size:	NA

2.	Structure Height:	NA

3.	Exterior Treatment:	NA

4.	UBC Compliance:	Will be required of all structures

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

Staff Comments

The most significant issues with this project is the shared driveway and the grading plan. There are existing shared driveway arrangements within the City that do not appear to pose any problems. Staff believes that the shared access off of 14th is the best solution rather than direct access from Silver Lake Road, due to the safety concerns regarding additional driveways entering and exiting on Silver Lake Road. Ramsey County has reviewed the plan and stated that they would not approve of any additional curb cuts off of Silver Lake Road. Ramsey County staff believe that access for these homes off of 14th and then east to the stop light at Silver Lake Road is a much safer entrance on to Silver Lake Road than a private driveway directly off of Silver Lake Road. Additionally, the private drive will have to be maintained by the land owners of Lots B and C.

As demonstrated, the proposed lots meet all minimum City Code requirements including, minimum lot size and width. The only concern that staff would have is that the grading done for construction of the two homes does not negatively effect the adjacent properties. Therefore, as a condition of approval, a grading plan must be submitted with any building permit application to show the grading is consistent with the approved plans and will have no negative impacts on adjacent properties.

Recommendation

Motion to recommend approval of PL-252 subject to the following condition:

1.	A grading and drainage plan must be submitted with a building permit application to ensure that any grading associated with the construction of the two homes shall not have any negative impacts on adjacent properties.

2.	There shall be no building encroachment into the drainage easement.

3.	The applicant shall work with the City's Engineering Department in regard to utility hook ups.

4.	Submittal of a new survey to include the re-labeling of the "driveway easement" to "utility and driveway easement". Said plan must include a legal description of the "utility and driveway easement".

5.	Submittal of a shared driveway access easement/agreement that would hold the lot owners of Lot B & C responsible for maintenance. Said agreement shall be subject to review and approval of the City Attorney.

Cary K. Teague, City Planner