Comment letter 12-18-19 - Laserfiche WebLink

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Your engineer can confirm, but it appears that a substantial portion of 2474 Carman includes wetlands and the southern parcels cannot meet the lot area requirements when water area, floodplains, and wetlands are excluded. Variances will be required. Your proposed lot split shows the property line through the lagoon. This creates lake frontage on each lot. Lot width will be measured at the lake and 75 feet back from the ordinary high water line. It does not appear that the southern lots meet the minimum 140 feet width. A variance will be required. 3. Access/ roads. The proposed two northern portions of the lot have frontage on Shoreline Drive, a County Road. The county will need to approve the driveway locations. The proposed two southern parcels do not have frontage on a public or private street. The shared driveway serving 2470, 2474, and 2480 Carman Street will need to be improved to city standards as a private street (50 feet of right of way, and a paved surface of 24 feet). The end of this road will need to include a cul de sac. Unless provided, a variance will be required. 4. Utilities. All lots will need to be served by the Sanitary sewer system. Utility trunk lines, if not at the property, will need to be extended to the property at the developers expense. 5. Conservation Design. This project will require a conservation design plan. The applicable regulations can be found here. The northern sites are heavily wooded, the conservation design plan should identify tree removal boundaries, including the identification of substantial trees. You had mentioned the desire to market the property as sub-dividable, with the final plat being completed by a potential buyer. To do so, you should have at least achieved preliminary plat approval. The first step in this process is development of a sketch plan. The sketch plan, which is drawn to scale and illustrates your proposal, is presented to the Planning Commission and City Council, where you can receive non-binding feedback. While not mandatory, it is often helpful for applicants to receive comments from the approving authorities prior to spending money on the development of engineering, grading, and utility plans, etc. In advance of making a formal sketch plan application, I would visit with the Hennepin County transportation office regarding the access locations for the two northern parcels, the Minnehaha Creek Watershed district for stormwater management and erosion control requirements. Please feel free to contact me at 952.249.4626 or by email at jbarnhart@ci.orono.mn.us if you have any questions on the above requirements or the subdivision process. Sincerely, CITY OF ORONO Jeremy Barnhart, AICP Community Development Director