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MINUTES OF THE <br />ORONO PLANNING COMMISSION <br />January 17, 2023 <br />6:00 o'clock p.m. <br />5. LA22-000060 JOHN GRZYBEK (MOHRMAN, KAARDAL & ERICKSON P.A.) O/B/O <br />WARD & DONNA EDWARDS, 2474 CARMAN STREET, SKETCH PLAN. <br />Community Development Director Oakden said the applicants are requesting some informal feedback on <br />a proposed sketch plan for 2474 Carmen Street. Staff recommends the commissioners discuss this <br />proposed application and provide feedback. It is an informal process. It's not a public hearing. 2474 <br />Carmen has street frontage on Shoreline Drive to the north. It is a long, relatively narrow piece of <br />property and there is a lagoon or kind of water inlet that divides this parcel. The survey also identifies a <br />wetlands on the northerly portion of the parcel. The parcel is roughly 1.6 acres of land. The lot is <br />improved with a single-family home on the portion of the southern part of the inlet. The portion of the lot <br />north of the inlet is unimproved. The property is unique in that the portion of the southern lot and the inlet <br />is zoned LRIB which is one acre minimum. And the portion on the north side of that kind of lagoon inlet <br />is LR1C1 which is half acre, so it is a split zoning on this parcel. <br />The applicant is proposing to split the lot into two parcels to facilitate a new building site north of the <br />inlet. The applicant has not identified how they're proposing to use that northern lot or how they would <br />access it. It is a heavily wooded lot with that wetland and there is a relatively steep grade that drops off <br />from Shoreline Drive. A similar application was made in 2020. That application was contemplating a lot <br />split for both this parcel and the parcel to the east at 2480 Carmen Street. At that time, the Planning <br />Commission and the Council were not in favor because that would create a non -conforming parcel. The <br />existing parcel is non -conforming today. This proposed sketch would create a non -conforming <br />substandard parcel to the south and then a conforming parcel on the northern side. Planning Commission <br />and City Council would have to support variances for lot area and lot width. The City engineer did <br />provide some comments regarding connectivity for utilities and then County permitting requirements. <br />They also noted the wetland in the location on that northerly lot and the potential issues with a buildable <br />envelope. I included comments from Hennepin County from their 2020 review. If a formal application <br />was made we'd get updated comments from the County at that time. No public comment has been made <br />The Planning Commission should discuss if you're comfortable with the proposed variances necessary to <br />create a non -conforming parcel. Do you have concerns with the layout? And then you should discuss the <br />buildable area and the intent with that northerly parcel. The next item on the agenda is a separate <br />applicant but it is the lot right to the east of this one. <br />McCutcheon asked if there is an effort with the two applications to have a combined driveway. <br />Libby said he would like to have the opportunity to look at the illustrations. <br />Oakden scrolled through additional images to show some contours and some slope and potential wetland <br />in the middle, as well as the house to the south on this parcel. There's a shared driveway connecting this <br />property as well as the property to the east, connected off Carmen Avenue. <br />Greg Erickson, business address 150 South Fifth Street, Suite 3100, Minneapolis and Scott W. Edwards, <br />2470 Carmen Street, spoke to the application. <br />Page 8 of 13 <br />