HomeMy WebLinkAboutRe: request for loop driveway �,0 b 3 S w�.� ��-- �- �
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To: Mayor Grabek & Orono Council Members
City Administrator Bernhardson
Fro�a: Jeanne A. Mabusth, Building & Zoning Administrator
Date: April 19, 1990
Subject: Lot 2, Block 2, Sugar Woods - Request for Loop Driveway
List of Exhibits
Exhibit A - Pflaum's Letter
Exhibit B - Site Plan - Loop Drive
Exhibit C - Site Plan - Turnaround
Exhibit D - Site Plan - Backout Apron + Interior Turnaround
Cul-de-sac
Exhibit E - Site Plan Approved by Staff with Issuance of
Building Permit
Exhibit F - Affidavit - Steiner & Roppelman Inc.
Exhibit G - Hardcover Fact Sheet
Exhibit H - Area Calculations for Sugar Woods Lots
Exhibit I - Staff Sketches
The developer of Sugar Woods has asked for clarification
concerning Condition 1-F of Resolution �2652 (resolution
approving conditional use permit for PUD) , written as follows:
F. The applicant has created a no-grading zone/woodlands
protection area within the private open space outlots
(namely Outlots A and B), and the setback areas defined
within each building lot. Within those areas no future
owner will be allowed to remove trees in excess of 2" in
diameter at 4' above grade. No grading is allowed within
the protected area, however, each residentiTal lot m_�
include one driveway up to 20' wide leading to the loop
road. This driveway may be graded and trees of any size may
�emoved to bui ld it. The subdivider's agreement should
also define the protected areas such as the setback area of
each lot and the private open space outlots.
Staff has not researched the minutes nor the staff inemos
that would confirm the City's intent regarding this specific
directive of that condition. It is the City's position that a
single access/curb cut/driveway with a maximum width of 20' was
to be installed to serve each residential pad. Such a driveway
would cross the 50' wide front street protected area. The single
underlying theme of this PUD has been to protect the unique trees
within the subdivision. This condition was an attempt by the
City to lessen the impact on the tree growth by limiting access
drives to one at a maximum width of 20'. It would be the City's
position that a loop driveway would be two driveways. It is the
developer's position that a looped driv�eway is one driveway and
not prohibited by resolution #2652. Please review Exhibit A, Mr.
Pf laum's letter ref lects his clients position.
���
Lot 2, Block 2, Sugar Woods
April 19, 1990
Page 2 of 5
The interpretation question arose at the time of the
issuance of a building permit for Lot 2, Block 2 to Steiner &
Koppelmann (review Exhibits B, C and D). Obviously, there are
portions of drive, backout apron and turnaround areas that cannot
be classified as a single driveway at a 20' width that encroach
the front setback area. This is not just an issue of two drive-
ways at a 20' width intersecting the front building setback area,
but of the other required improvements that would also be placed
within the protected setback area (review Exhibits E, F and G).
Staff issued a building permit to Steiner & Koppelmann based on a
driveway and backout apron designed to limit the encroachment of
the front setback area to 1,000 square feet (20' maximum width of
drive by 50' depth of front setback area) until Council would
approve a greater encroachment.
Specific site conditions for this lot require that the house
be p 1 aced right at the 5 0' setback 1 ine. Thi s wi 11 a 1 so be the
case for other lots within the plat where the desire is to
minimize impact on trees and taking advantage of gentler
elevations. In the case where a house is placed right at a 50'
setback line, the City must deal with the question of portions of
a backout apron and possible turnaround within the front street
setback area. It would be appropriate to amend the approval
resolution to allow for more than a single 20' wide driveway
directly to the street where appropriate for safe ingress and
egress.
It is the hope of both the developer and the City staff to
establish standards/criteria/guidelines for future building
permit applications within the Sugar Woods plat so that it is not
necessary to come back to Council for every building permit that
cannot follow the very general guidelines of the PUD.
If you have a chance to visit this specific site, you will
find that the majority of the front street setback area on the
portion of the curved lot that extends westward, has few trees. A
looped driveway will provide minimal impact on the trees within
the protected area. Note the contractor has already screened off
the larger trees, in fact, the looped driveway is almost defined
by the vacant corridors in the protected area.
(As you may recall, development within this project is
limited to no more than 80$ of the defined building pad being
covered with "hardcover" improvements. The normal lakeshore
hardcover regulations do not apply. )
�..3
Lot 2, Block 2, Sugar Woods
April 19, 1990
Page 3 of 5
It should also be noted that there is no hardcover problem
(review Exhibit G). This is the smallest of the building pads
and it would appear that we have 3,400 square feet of additional
hardcover available for the improvement of this specific lot. In
consideration of the PUD as a whole, hardcover will not place any
restrictions on �dditional turnarounds or looped driveways on a
given lot.
In reviewing this issue with the Public Works Director, he
once again advised that in the recent amendment to Chapter 6 that
discussed driveway approaches to both private and public roads,
that properties were limited to one driveway approach and that
loop roads were to be discouraged. This ordinance was approved
in 1988. Gerhardson appreciates the concerns expressed in
Pf laum's letter and made the fol lowing suggestions for criteria
that could be used in determining whether a lot would qualify for
a loop road:
1. 200' minimum frontage on Sugarwoods Drive. I
2. Heavily treed or unique trees located within front
street setback area. As there is no doubt that a loop drive
limited to a minimum width of 12' and strategically placed
would reduce impact on protected area.
It is staff's recommendation that where safety concerns are
the real consideration because of placement of lots on curves,
that turnarounds on site always be preferred over loop road
configuration.
Chief Kilbo has advised the City against allowing the site
to be developed where only a backing out onto a roadway is
permitted. He warns that you are in violation of State law if ,
you don't back out into the direction of the flow of traffic. In ',
the site plan approved by staff, the user of the property would �
have to back out onto Sugarwoods Drive as no turnaround is
provided on the site.
General Staff Recom�endation -
A. Criteria for Loop Road. The loop road configuration shall be
allowed within the Sugar Woods subdivision as long as the
following site conditions exits:
1. Hardcover must be maintained at 80$.
2. 200 ' minimum frontage on Sugarwoods Drive.
3. Heavily treed or placement of unique trees within front
protected area in order to reduce impact on front street
setback area.
�''�
Lot 2, Block 2, Sugar Woods
April 19, 1990
Page 4 of 5
Such loop driveways through the front street protected area
are limited to a 12 ' width. Such lots would also not be
permitted interior turnaround cul-de-sac areas that may encroach
portions of the front street setback area. Driveway approaches
must be 10 ' from side lot lines at intersection of private road.
B. Criteria for the encroachment of other non-structure
improvements within front street setback area. Regarding
turnaround/interior cul-de-sac backout aprons located within
front street setback area. Encroachment allowed under the
following site conditions:
1. House placed at the 50' setback line because of ,
unique site conditions (trees - elevations) . I�
a) backout aprons from garage areas shall be limited
to a depth of 20' ;
b) allow portions of turnarounds within front setback
area (includes either portions of a turnaround driveway
or turnaround backout apron - to be based on impact of
trees), staff to make final determination.
Please review staff sketches, Exhibit I, that graphically
depict staff's discussion.
In conclusion and in consideration of the various site
conditions that may exist in the Sugar Woods plat, staff would
encourage the developer and contractors who develop within Sugar
Woods to use shared drives where possible, employ backout
turnarounds/interior cul-de-sacs within building pad where there
is minimal impact on trees within front street setback area, and
at last resort, seek the use of loop driveways. We would
encourage the developers and contractors to contact the Public
Works Director in the early stages of application for a building
permit.
�
Conncil Action -
Direct staff to draft a resolution amending resolution #2652
that granted conditional use permit approval of a PRD providing
criteria for permitted improvements encroaching front street
setback area.
� �7
Lot 2, Block 2, Sugar Woods
April 19, 1990
Page 5 of 5
Staff Reco�endatfon for Cnrrent Request -
To approve a loop driveway for Lot 2, Block 2, Sugar Woods
limited to a 12' width as it encroaches front setback area
providing necessary turnaround and the encroachment of a 20'
backout apron within the front setback area based on the
following findings:
1. Lot consists of 200 '+ of frontage on Sugarwoods.
2. Portions of house placed at 50 ' front setback.
3. Minimal trees within yard area designated for loop road.
4. No hardcover problem.
Subject to the condition that no portions of turnaround -
interior cul-de-sac or turnaround backout apron be allowed to
encroach setback area.
Proposed Motfon: Moved by , seconded by , to adopt staff's
recommendation based upon the findings and conditions noted �,
above. Ayes , nays .
/
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L
APPLICATIOA NO.
CITY OF ORONO
P.O. Box 66 NOTICE OF COUNCIL ACTION
Crystal Bay, MN 55323
473-7357 Date of Notice: 4/27/90
---------------------------------------------------------------
TO: Sidney Rebers COPZES: Rick Lang
3525 Webster Ave. Steiner & Roppelman, Inc.
St. Louis Park, MN 55416 3610 Hwy. 101
Deephaven, MN 55391
Steve Pflaum
Leonard, Street and Deinard
Suite 2300 ,.
150 South Fifth Street
Minneapolis, MN 55402
---------------------------------------------------------------
TYPE OF APPLICATION: Request for Loop Driveway
--------------------------------------------------------------
DATB OF MELTING: April 23 , 1990 VOTE: 5 For 0 Against
---------------------------------------------------------------
COIINCIL ACTION - MOTION:
A. To approve a loop driveway for Lot 2, Block 2, Sugar Woods subject tc
following conditions:
• a. Portion of driveway that encroaches front street setback area t<
be limited to a 12' foot width
b. Backout apron limited to a 20' depth as it encroaches fron1
street setback area
Applicant to provide an updated survey and hardcover calculation:
for review and approval by the City staff. Please note that as �
turnaround maneuver will be facilitated with the use of a loo�
road no portion of an interior cul-de-sac or turnaround backou=
apron shal 1 be allowed to encroach the front street setback area
B. Council conceptually approved staff's request to amend Resolutior
2652, that specific section that deals with limits on the encroachment
of the front street setback area to allow for necessary nonstructura?
improvements to facilitate ingress and egress from site.
Please contact Jeanne Mabusth (473-7357) if you wish to participate in thE
City's discussions in determining criteria and standards of the forms oi
acceptable hardcover improvements within the front street setback area
Once the City is satisfied that all concerns have been addressed, Cit�
staff wil 1 prepare the necessary amending resolution for presentation at
the Council meeting of May 29, 1990.
Please contact Jeanne Mabusth if you have any questions concerning any oi
the issues discussed above.
� ~
: �- 600 5� - 090 �Z��3►
SURVEY FOR: STEINER & KOPPELMAN Pre ared B : .
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' SCHOELL & MADSON, INC.
Engineers • Surveyors • Planners • Soils Testing
C�_ __-_ - . ( 10550 Wayzata Boulevard
_ _---- ""�y � /� , O O n Minnetonka_ Mn. 55343
�� Y U s Tel. 546 7601
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;;,,: - Description:
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I ��°% ,, 3� / � a 1) • Denotes Iron Monument found
'�3� �' c '� \ a 2) o Dentoes Iron Monument set
1 3;-• 6��v � 3) Area: 35,464 Sq.ft, or 0.8141 Ac.
�,�$. �%,�, 9P �� `° 4) x 1015.2 Denotes existing spot elevation '
5) x(1015.3 Denotes
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n '—__ s � = ° ,��—�o�,°�o Q�� 6)-.—Denotes direc
� __ z �,� � �� .9�� ti on of surface drainage
� � '� � _ �a 9 ��, � �� .� \ 7) Proposed top of foundation elevation = 1012.76
r I � � b"'°x � a,� .� `so \ � 8) Proposed garage floor elevation = 1012.5
F �� Po,�h �� � y �� �� , 9) Proposed basement floor elevation = 1004.0
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�D03 �
APPLICATION NO.
CITY OF ORONO
P.O. Box 66 1JOTIC$ OF CODNCIL ACTION
Crystal Bay, MN 55323
473-7357 Date of Notice: 4/27/90
---------------------------------------------------------------------------
TO: Sidney Rebers COPI$S: Rick Lang
3525 Webster Ave. Steiner & Koppelman, Inc.
St. Louis Park, MN 55416 3610 Hwy. 101
Deephaven, MN 55391
Stephen Pf laum
Leonard, Street and Deinard
Suite 2300 ,
150 South Fifth Street
Minneapolis, MN �55402
---------------------------------------------------------------------------
TYPS OF APPLICATION: Request for Loop Driveway
---------------------------------------------------------------------------
DATS OF I�BTING: April 23 , 1990 VOTS: 5 For 0 Against
---------------------------------------------------------------------------
CODNCIL ACTION - MOTION:
A. To approve a loop driveway for Lot 2, Block 2, Sugar Woods subject to
following conditions:
a. Portion of driveway that encroaches front street setback area to
be limited to a 12' foot width
b. Backout apron limited to a 20' depth as it encroaches front
street setback area
Applicant to provide an updated survey and hardcover calculations
for review and approval by the City staff. Please note that as a
turnaround maneuver will be facilitated with the use of a loop
road no portion of an interior cul-de-sac or turnaround backout
apron shall be allowed to encroach the front street setback area.
B. Council conceptually approved staff's request to amend Resolution
2652, that specific section that deals with limits on the encroachment
of the front street setback area to al low for necessary nonstructural
improvements to facilitate ingress and egress from site.
Please contact Jeanne Mabusth (473-7357) if you wish to participate in the
City's discussions in determining criteria and standards of the forms of
acceptable hardcover improvements within the front street setback area.
Once the City is satisfied that all concerns have been addressed, City
staff will prepare the necessary amending resolution for presentation at
the Council meeting of May 29, 1990.
Please contact Jeanne Mabusth if you have any questions concerning any of
the issues discussed above.
� Cit� of ORONO
RESOLUTION OF THE CITY COUNCIL
� NO. 2653
• - • •
A RESOLDTION APPROVING TH$ PLAT OF
SIIGAR WOODS
FII.$ NO. 1334
WHEREAS, the City of Orono is a municipal corporation
organized and existing under the laws of the State of Minnesota;
and
WH$REAS, the City Council of the City of Orono
(hereinafter the "City Council " ) has adopted subdivision
regulations for the orderly, economic and safe development of
land within the City; and
WHEREAS, on July 10 , 1989 , the City approved a
conditional use permit, Resolution � 2652 , for a Planned
Residential Development of 25 single family detached residential
units within the R-lA Residential Zoning District requiring a
minimum of 25 acres; the property consists of 32.6 acres. The
proposed development plan was found to satisfy all pertinent
standards of Section 10.20, Subdivision 3 (H) of the Planned
Residential Development Ordinance. The approval of the
conditional use permit was also based on the subdivider agreeing
to the fol lowing limitations on the development and future use of
the property:
1. Each building pad is defined by specific setbacks as
follows:
Lots 1 through 4, Block 1:
50 ' front and rear
40 ' side
All other lots in Blocks 1, 2, 3 and 4: i
50 ' front and rear
30' side
2. Each building pad is limited to 80$ hardcover
improvements as defined in Article IX, Section 16 of the
Declaration of Covenants, Conditions, Restrictions and
Easements of Sugar Woods. Such improvements will include
the access road through the portion of the property located
within the front street setback area.
Page 1 of 5
City of ORONO
RESO�UTION OF THE CITY COUNCIL
� NO. 2653
• - • •
3. The open space areas, Outlots A & B, and the defined
setback areas within each of the residential lots shal 1 be
restricted from all grading/land alteration activities, and
no tree in excess of 2" in diameter at 4' in height shall
be removed unless it is diseased or presents a hazard.
Limitations of grading and tree removal shall not restrict
the area of the access drive within the front street setback
area.
WHER$AS, the City Council has considered the
application fox a subdivision of a plat by Sidney Rebers and
Barbara Rebers, husband and wife, and Rebers Construction
Company, a Minnesota Corporation (hereinafter "the subdivider");
and
WH$R$AS, Sidney Rebers and Barbara Rebers, have deeded
Outlot D, Sugar Woods to the Sugar Woods Homeowner's Association,
Inc. , a Minnesota non-profit corporation; and
WHEREAS, the subdivision of a Planned Residential
Development has been found to meet all pertinent standards of the
subdivision regulations of the City finding that each lot is of a
size and configuration that will allow its use as a single family
residence to be fully developed without the need of any
variances; and
WH$REAS, the subdivider has completed all requirements
of the platting regulations of the City, including:
1. Completion of all the requirements of Resolution #2554
that granted preliminary approval of the subdivision and
Planned Residential Development.
2. Dedication on the plat of drainage and utility easements.
3. Dedication on the plat of rights-of-way for public
streets and roads shown as Brown Road North and State
Highway 12.
4. The creation of a new private road shown on the plat as
Outlot C, to be known henceforth as Sugarwoods Drive.
Page 2 of 5
Cit� of ORONO
RESOLUTION OF THE CITY COUNCIL
� NO. 2653
• - � i
5. Concurrent with the creation of this private road, the
subdivider has dedicated to the City a road and utility
easement granting to the City permanent access, improvement
and utility easements over Outlot C; the subdivider has
created non-exclusive ingress, egress, drainage and utility
easements over said outlot in favor of all abutting and/or
benefitting lots, including a declaration of certain
maintenance covenants wherein each of the abutting and/or
lot owners through their homeowners' association covenants
and agrees to permanently maintain and pay the cost of
maintenance for said private road.
6. Dedication to the City of a drainage easement providing
for limitations on the use of a detention pond and
drainageways described therein and shown on the plat as
drainage easements with Outlot F.
7. Execution of a Subdivider's Agreement providing for the
installation of certain improvements as a condition of
subdivision approval and the posting of acceptable security
to the City to ensure the completion of these improvements.
8. Payment to the City of a Park Dedication fee in the
amount of $10,000.00.
9. Payment to the City for the legal review and filing of
the plat, easements and covenants.
NOW, THEREFORE BE IT RESOLVED, that �he City Council of
Orono hereby approves the plat of Sugar Woods, Hennepin County,
Minnesota; subject to the following condition:
1. The subdivider shall post security with the Public Works
Director of the City of Orono in an amount to be determined
by the City Engineer to ensure that all damage to Brown Road
sustained during the construction period of Sugarwoods Drive
and the early building stages for residential construction
are repaired to the City's satisfaction. The subdivider is
hereby advised that the City may choose to request extention
of coverage of the security beyond the original agreed upon
two year period depending upon the building schedule for the
proposed development.
Page 3 of 5
� � c�t of oR,oNo
�
RESOLUTION OF THE CITY COUNCIL
� NO. 2653
• - • •
2. All construction vehicles used for the installation of
the private road shall enter and exit only from II.S. Highway
12. The subdivider is to provide appropriate signage to
control traffic during the construction period. No
construction traffic shall be directed to use Sixth Avenue
North. The subdivider shall be held responsible for the
enforcement of the approved traffic pattern.
3. Prior to the filing of the final plat, associated
documents and covenants, the subdivider shall have completed
the execution of an agreement or petition agreeing to pay
without appeal f or sanitary sewer and water lines to be
instal led in or near Highway 12 by the City.
4. Outlot D, a portion of future east/west road located
within the commercial zoned portion of the property, shall
be installed at the time of the development of Outlots E or
F or the development of the Wear property (unless the City
has obtained an alternate legal access through Outlot E to
the Wear property a 11 sub j ect to the approva 1 of the City).
5. The af oresaid p 1 at sha 11 be f i 1 ed by the City of Orono
with the Registrar of Titles on or before January 10, 1990
together with a certified original copy of this resolution
and executed copies of the easements and covenants noted
above. The execution of the plat by the City of Orono and
the filing of the plat shall be conclusive evidence that the
subdivider has satisfied all conditions set forth in this
resolution.
The approval granted by this Resolut,ion shall expire if
the plat has not been filed by the date specified above. In that
event, it will be necessary to file a new application with the
City of Orono for subdivision review.
� Dated this lOth day of July, 1989.
AT ST:
�
� �_ ---
orothy Hallin, City Clerk es R. Gra yor
' Page 4 of 5
- . . ,
� City of ORONO
RESOLUTION OF THE CITY COUNCIL
�
NO. 2653
• � � •
STATE OF MINNESOTA )
) ss.
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me on
this lOth day of July, 1989, by James R. Grabek & Dorothy M.
Hallin, Mayor & City Clerk of the City of Orono, a Minnesota
municipal corporation and said instrument was executed on behalf
of the City.
� Notary Publ'
tib::�.�:'��.� LA i K. SCHEFFLER
�:-:.,�¢;7 ciy NOT�Ar VU9uC—MINVESOTA
- MENNEpiN COJVTY S
. -��� �Ay commission ox�irosG•II-93
My Commissio
t
Page 5 of 5
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As an authorized agent of Steiner & Koppelman Inc., I
fully understand that with the issuance of a building permit by
the City of Orono for residential construction on Lot 2, Block 2,
Sugar Woods (address 2003 Sugarwoods Drive), that this permit is
issued by the City based on the site improvements shown on the
attached survey/site plan with no official date assigned, but
dated by the Orono staff on April 9 , 1990. This site plan
includes an apron and single access drive from Sugarwoods Drive.
Portions of the backup apron are located within the front
building setback area. The total access drive and backout apron
cannot exceed the allowed maximum of 1, 000 square feet of
driveway area within the front building setback area (20' width x
50' length).
The City is not obligated to provide turnaround or
additional drive areas in excess of the allowed 1,000 square feet
within a front building setback area to facilitate vehicular
traffic within the residential lot. It is understood that the
Orono Council is the only authority that can approve additional
paving improvements in excess of the allowed 1 ,000 square feet
within the front building setback area.
i �
� ^ .
��:.(��. � �.���
Authorized Agent of St 'ner & Koppelman Inc. �
ATTEST:
/�1,1-- 1 - /�./GCG�'� C'��e�
. � �
04�03�90 15:12 THE C I TY rJF OPrt•10 612-�i'7�-�357 �0a
HARDCOVER CALCUY,AT�ON WORK,9HEET
Proposed �iardcover -
a. House x � 25�7Co s.f.
leng�h w�dth
x = s. f.
x = s.f.
x = s.f.
x - s.f.
b. Garage x = ��jQj s.f.
�- � Y. / �
c. Driveway x = -��- s .f.
tinclude area within front sethack area }
x = s.f.
d. Sidewalk x = �jSZ s.f.
x = s.f.
x = s. f.
e. Patio/ x - ?�4�o s. f.
Deck/Poo1./
Pond x = s.f.
f o Landscape x = q-�-o s.f.
�r�as
underlain � x � s. f.
with pervious ar imperv�.ous
sheeting/ x = s.f.
fabric
X = 5.�.
q. Other x a s. f.
x = s.f.
x = s. f.
- - 5' � �- '"� ,�..�
TOTAL BARDCOVER = ��j-�" s.f. �, �, � '
; �
(A) Building Setback Area (B) Total Lvt Area = (C) Building Pad �
Area 3S. Sa1�. s.f. - _ ZZ�`� �`�7 s.f. -
1 Z.�o"l�. s.�.
(C) Building Pad 1�rea `Z+(�"� �o s.f. x SO$ � I � ,( 4��
s.f. Allowed Iiardcover
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LAW OFFICES
LEONARD, STREET AND DEINARD
SIDNEY LORlER• ROBERT 1EW15 SARROWS' SUITE Z3OO MICHAEL l.BERDE STEVE BELTOH
SIDNEV SARROWS' 1(ENT E.RICNEY LOWELL V.$TOpT2 PETER H.BACHMAN
HAROLD D.FICID,JR.' RICHARD J.WEGENER I S O SOUTH FIFTH STREET DOUGUS B.GREENSWAG MARC D.SIMPSON
ALLENI.SAENS' MUGH M.MAYNARD' ELLEN G.SAMPSON SMAUN C.MCELHATTON
TXOMAS O.�EINBERG' �REDERICN W.MORRIS M I N N EAPOL15, M I N N ESOTA 55402 MARGARET M.VAN VALKENBURG JAMES J.BERTRAND
MOftR15 M.SNERMAN• JOMN C.NUEMN pOSANNE NATMANSON JAMES R.BEMRENBRINKER
GEORGEAEILL�' BRADLEYJ.GILLAN TELEPHONE (G12) 335-�SOO SMEitF�L.NNUiM MARKW.DELEMANTV
CHARLES N.DAYTON M�CHAEL A.NEKICM• MICMAEL G.TA�LOR PETER E.SCHIFSNY
DAVID N.LO%• MApTMA C.BRAHD' FACSIMILE (6�2) 335-1657 .10MN W.GETS�NGER LAWqENCE P.SCHAEFER
STEPNEN R.PfLAUM• DAVID H.MAYNES TMOMAS P.SANDERS ROHALD J.SCHULTZ
CNARLES A.MAYS' CAROL�N CHALMERS ROBERTZEGLOVITCM CAROL�N V.WOLSI(I
LOWELL J.NOTESOOM• JAMES V.R07H• TIMOTHY WELCM STEVEN J.RINDS�G
GEORGE F.MCGUNNIGLE,JR.• ROBERT L.DCMAV GREGOPV C BROWN ,JAMA M.NR12
RICNARD G.PEGIN,�R. ANGEIA M.BOHMANN SUSAN M.ROBINER
FNEDRIC T.ROSENBLATT' ROBERT P.THAVIS' DEBRA G.STREHLOW
BYRON E.STARNS• JAME$G.BUILARD' GEDER A.�ARSON GEORGE B.LEONARfl1iB�2�i956I
JOMN M.MERMAN JOSEPM M.FIN�EY• MICHAEL R.COMEN ARTMUR L.M STPEET lig»�ig6i1
STEVEN D.D[RUYTER• LAWRENCE J.FIELD NANCY WIIrGEN REIBERT BENEDICT DEINARD 1i899�i9691
JAMES R.DORSEY DAVID W.IIELLEY VIRGINIA 8.CONE AMOS 5.DEINARD(IB9B�i9B61
1(ATMLEEN M.GRAMAM MARK 5.WEITZ• Apr i 1 �V� 19 9 0 M CMEL�LE ABOS LEE�E _
STEPNEN J.DAVIDSON• DAVID L.LILLEMAUG
STEPMEN R.LITMAN• DAVID IUNTOR TIMOTNY R.M IRENE SCOTT
DAVID C.ULM• ANGELA M.CMRIST' ,JCNNIFEq K. ��' TM
EDWARD M.MOERS�ELDER• MARK.R.LINDGREN BLANESMEP /��"��� .SAT
•woress�o�w�to�eOn��iows WILLIAM L.G _ {/R��I�Rrs[� A
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�612�
WT.i'�^n'a GiRE�T DIAL�
BY MESSENGER
Ms. Jeanne A. Mabusth,
Building & Zoning Administrator
City of Orono �PR 1 ? �9�
1335 South Brown Road
Orono, Minnesota 55323
Re: Sugar Woods Planned Residential Development
Our File 18311-2
Dear Jeanne:
This letter is in furtherance of recent discussions you have
had with Rick Lang of Steiner & Koppelman and with my partner
Hugh Maynard, concerning driveways serving homes in Sugar Woods.
This question has arisen: "Is a driveway that starts at one curb
cut on Sugar Woods Drive, loops into the lot, goes to the front
of the house and the garage, and returns to Sugar Woods Drive at
another curb cut one driveway or two driveways?"
I understand that you are taking the position that a looped
driveway is two driveways and is prohibited by Paragraph F of
�ity C�an�il ��solu��bn ?��. 2�i52, which was int�naed to protect
the existing trees in the project. We believe that a looped
driveway is one driveway and is not prohibited by Resolution No.
2652 . However, we do not want to get bogged down in an argument
about what the City Council meant in passing Resolution 2652 ,
what the developer understood and what city staff understood.
Even if the City Council fully intended to prohibit looped
driveways, we believe there are good reasons to eliminate the
prohibition at this time.
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Ms. Jeanne A. Mabusth
April 16, 1990
Page 2
We are hereby requesting that the Orono City Council
formally approve the use of looped driveways in Sugar Woods,
because straight driveways are already proving to be impractical
and unsafe. Looped driveways are common in Orono and should be
allowed in Sugar Woods. If the City Council agrees, it could pass
a resolution interpreting Paragraph F of Resolution 2652 as
allowing looped driveways or it could pass a resolution amending
said Paragraph F. In either case, no driveway should be more
than 20 feet wide as it passes through the 50-foot wide front
setback area.
The question of looped driveways arose recently with the
application for a building permit for a house to be built by
Steiner & Koppelman on Lot 2 , Block 2, Sugar Woods. I understand
that several driveway layouts were proposed, namely the
following:
1. The builder proposed to build a looped driveway with
the enclosed layout ("Choice #1") . It was rejected, because
it involved two driveways that cut through the 50-foot area
front setback area.
2. The builder proposed an alternate layout consisting of
a straight driveway with a turn-around circle (enclosed as
"Choice #2") • It was rejected, because portions of the
driveway were more than 20 feet wide within the 50-foot
front setback.
3 . The builder prepared a third layout with a turn-around
"Y", which could have been modified to satisfy both the one
driveway rule and the 20-foot wide rule (enclosed as "Choice
#3") . It was also rejected, because it would occupy more
than 1000 square feet (50 ' x 20' ) in the front set-back
area.
4 . You proposed and the builder accepted a fourth layout,
consisting of a straight 14-foot wide driveway that widened
at the front of the three-car garage (enclosed as "Choice
#4n� .
If my recitation of the facts is not completely accurate, please
forgive me, because most of this is second hand. However, it is
clear that on this particular lot a looped driveway would be the
safest and most sensible layout, as well as a more aesthetic
i
Ms. Jeanne A. Mabusth
April 16, 1990
Page 3
solution. Please recall that on this particular lot there are
almost no trees within the 50-foot front setback area; and that
the purpose of Paragrah F of Resolution 2652, as we understand
it, was to protect trees 2" or more in diameter. Even if the
City elects not to change Resolution 2652, it should permit a
looped driveway on Lot 2, Block 2, Sugar Woods.
There are many other lots in Sugar Woods where looped
driveways would make more sense, eyen if anore trees arz taken
than with straight driveways. There are four lots on the inside
of curves of Sugar Woods Drive and six lots on the outside of
curves of Sugar Woods Drive; and straight driveways would result
in cars backing into Sugar Woods Drive where it curves. Most of
the lots are heavily wooded and backing out of heavily wooded
lots into Sugar Woods Drive would be dangerous. Looped driveways
encourage off-street parking by guests and this is desirable.
Sidney Rebers has demonstrated an extraordinary desire to
preserve trees on this site. He personally planted many of the
trees and he has relocated many trees during construction of
Sugar Woods Drive, rather than cut them down. Through his
control of the architectural control committee for Sugar Woods,
Sidney Rebers will be able to continue his efforts to preserve
trees in Sugar Woods.
We respectfully request that looped driveways be allowed in
Sugar Woods, subject to the site conditions, subject to the
approval of the architectural control committee of the homeowners
association (which is controlled by Sidney Rebers during the
development period) , arid subject to the limitation that no
driveway may be more than 20 feet wide as it passes through the
front setback area. We do not think that every request for a
looped driveway should need to be brought to the City Council or
its staff.
We request that this matter be heard and decided at the
regular meeting of the City Council scheduled for Monday, April
23, 1990. Sidney Rebexs and Rick Lang will attend the meeting
and I hope to be there as well. However, I have another
governmental hearing scheduled for that afternoon and, if it does
not finish on time, I will ask Hugh Maynard to attend in my
place.
Ms. Jeanne A. Mabusth
April 16, 1990
Page 4
Thank you for your understanding and your help on this
driveway question. We hope that the City Council will
accommodate the needs of Rebers Construction Co. , Steiner &
Koppelman and the other builders by approving looped driveways in
Sugar Woods.
Very truly yours,
LEON�RD, STREET AND DEINARD
By ;.1�, �--
Steph+en R. Pflaum
HMM:rbb
cc: Thomas Barrett, Esq.
Mark Bernhardson
Sidney Rebers
Rick Lang
Hugh M. Maynard, Esq.
Robert Kost
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