05/02/2014-Ltr re property- lot combination

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�0�� C ITY OF ORONO � � Street Address: Mailing Address: Telephone(952)249-4600 �, � 2750 Kelley Parkway P.O. Box 66 Fax (952)249-4616 !,9 ��' Orono, MN 55356 Crystal Bay, MN 55323 www.ci.orono.mn.us KfsHot� 2 May 2014 Thomas Lind 2470 Carman St Wayzata, MN 55391 RE: 2470 Carman Street and 2490 Carman Street(the 2 vacant PIDs: 20-117-23-12-0010; 2011723120009) Tom: It was nice meeting with you on Monday. This letter will foliow up our discussion regarding the three properties you own on Carman Street and referenced above. I did find that at some time in the past the City had assigned the address 2490 Carman Street to the two vacant properties and the City has a street file for the address. Each of the properties is located in the LR-16, Single Family Lakeshore district which has a requirement for a minimum of 1.0 acre and 140-feet in width per lot. Required setbacks are as follows: 10' interior side, 35'side street (undeveloped right-of-way), 30' rear yard, 75'from the OHWL of the lake and the average lakeshore setback. According to the Hennepin County property information and surveys you provided it appears that each of the properties above are less than the minimum zoning district dimensional standards and are considered existing legal non-conforming lots of record. According to Ciry Code Section 78-72(c)(2), an existing nonconforming lot of record can be developed without variances to lot area and lot width if the following are met: 1. The lot must be at least 66 percent of the dimensional standard for lot width and lot size for the shoreland classification consistent with Minnesota Rules, chapter 6120 (see analysis below); 2. The lot must be connected to a public sewer...; and 3. Impervious surtace coverage must meet all hardcover location and square footage restrictions of this chapter and the total square footage of hardcover must not exceed 25 percent of the entire lot area; and 4. Development of the lot must be consistent with the comprehensive plan. Based on MN Rule 6120, the two properties which abut the lake are considered��riparian"lots and must be at least 9,900 square feet in area and have 49.5 feet in width; your lots seem to meet this standard. The smallest lot, which does not abut the lake, is considered a"nonriparian"lot and must be at least 6,600 square feet in area and 49.5' in width; based on Hennepin County information this lot is only 5,642 square feet and does notmeet this standard. This lot would not be considered individually buildable. At our meeting on Monday, we discussed the possibility of combining the two vacant lots to create one buildable lot. This lot combination can be done administratively and there is no fee; the City can help facilitate the process with Hennepin County for you. We would need a written request signed by all interested parties stating your intent to combine the lots and copies of each deed to do so.