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z x <br /> ', <br /> FILE#11-3526 <br /> 14 September 2011 <br /> Page 2 of 5 <br /> Background <br /> The applicant is proposing to combine and plat the existing 6 individual vacant lots south of <br /> 1545 Maple Place into 3 lots. Each of the existing 6 lots is 50 feet wide and has 9,000 square <br /> feet in area (0.2 acre) where 21,780 square feet (0.5 acre) and 100 feet of width is required <br /> within the LR-1C zoning district. The applicant is requesting to create 3 lots with a conforming <br /> 100-foot width and 18,000 square feet (0.4 acre) in area. The remaining 1545 Maple Place lot <br /> � will be 50' in width and 9,000 square feet in area. The properties would be served by public <br /> sewer. Lots 1 and 2 would be served by private wells; the Lot 13 portion of Lot 3 was assessed <br /> for city water in 1970 but it is unclear whether a water stub was extended to the property. Lot 3 <br /> would have the option of constructing a private well or making the connection to City water at <br /> their cost. <br /> ------------------------------------------------------------------------------------ <br /> LOT ANALYSIS <br /> Lot Area/Width: � <br /> The applicant is proposing to combine two 9,000 square foot, 50' wide lots into one 18,000 <br /> square foot lot. The LR-1C requirement is 21,780 square foot minimum area and 100 feet of <br /> width. The new lots would meet the width requirement. The proposed lots would be 3,780 <br /> square feet smaller than permitted but would meet 82%of the area requirement. <br /> Lot Area&Width Analvsis based on State Statute 462.357: <br /> MN §462.357 Subd. 1e (d) thru (j) regulates the use and development of lots of record in the <br /> Shoreland which are nonconforming as to lot width and lot area. Item (d) indicates that cities <br /> must regulate nonconforming lots of record per these rules. Item (e) applies speci�cally to <br /> `single' lots of record - which doesn't apply here because these are `contiguous' lots of record <br /> under common ownership. Item (f) applies to contiguous lots of record under common <br /> ownership and states that each individual lot must be considered as a separate parcel of land <br /> for the purpose of sale or development if it meets the following four criteria: . <br /> 1. Each must meet 66�6 of the dimensional standards for width and area for the Shoreland <br /> classification in Minnesota Rules 6120. Section 6120.3300 establishes for a sewered, <br /> non-riqarian lot in the shoreland of a General Development Lake the minimum width is <br /> 75 feet and minimum area is 10,000 s.f. 66%translates to a minimum area of 6600 s.f. <br /> and minimum width of 49.5 feet. Each of the applicants' seven lots meets this minimum <br /> criteria,as each is 9,000 s.f.in area and 50 feet in width. <br /> 2. Each lot must be connected to public sewer if available. There are existing sewer stubs to <br /> serve each of the three proposed building sites, and the entire property was assessed <br /> for sewer in 1965. <br /> 3. Impervious surface coverage must not exceed 25Ro of each lot. This is feasible, but not <br /> particularly practical for individual 50-foot lots. <br /> 4. Development of the lot must be consistent with an adopted comprehensive plan. The <br /> Orono CMP for this area places these lots in the land use category of Low-Medium <br /> Density Residential with a density of "2-3 units per acre". The proposed application <br /> takes 7 contiguous commonly-owned lots totaling 63,000 s.f. and re-organizes them to <br />