HomeMy WebLinkAboutLA19-84 ExD Comment letter 9-30-19
September 30, 2019
Julie Thometz
1340 Baldur Park Road VIA EMAIL
Wayzata, MN 55391 jthometz@comcast.net
Re: Subdivision on Baldur Park
File # LA19-000084
The City has received your proposal to subdivide your property at Baldur Park Rd. The submittal indicates a
proposal to combine multiple lots into three buildable lots, with a subdivision to create right of way (ROW) for an
extension of Baldur Park Road, resulting in a plat. This process is governed by the City’s subdivision process.
Based on the plan provided, the city offers the following comments:
The sketch plan process is an initial presentation of a subdividers plan and serves as a basis for conceptual discussion
between the city and the subdivider. You have been advised that your confidence in the Planning Commission and
Council’s response is proportionate to the level of detail offered in the submittal.
The platting of several lots at the northern end of Baldur Park, with an extension of Baldur Park Road does not pose
a significant policy question. The issues for discussion are primarily based on the details of the plan: Lot width and
size, ROW width and size, storm water management, floodplain impacts and solutions, etc. It is strongly
recommended that you retain the services of a surveyor or civil engineer to prepare responses to the items below,
prior to presentation to the Planning Commission and City Council. Multiple reviews of a sketch plan by the
Planning Commission and City Council are not available. At minimum, please provide a paper copy of the plan, I
have received a photograph of the plan.
Lot Area/ Width. As submitted, the plan is not to scale, so it is impossible to confidently determine that the lots
meet the requirements for size and width. That said, the minimum standards for lots in this LR-1C zone are:
Lot Area: .5 acres (exclusive of public and private rights-of-way, vehicular or pedestrian easements,
surface areas below the ordinary high water mark of any surface water, wetlands or areas at or below the
floodplain elevation for a specific property), and have legal access to the building site without encroachment of
a wetland or floodplain area. Confirmation of the lot area is requested.
Lot Width: Width of the lot is measured at the OHWL and at the 75’ setback, and must be 100 feet. The
lots appear to meet the standard, but should be confirmed.
Street design. The plan shows a cul-de-sac and a road, as advised. It is assumed that the road and cul de sac is
public. A waiver will be required to be approved by the City Council to reduce the width of the road ROW and
paved surface. Staff can support the reduction of the pavement width to correspond to the existing Baldur Park
Road. Staff will not support parking on this new section of Baldur Park. Stormwater management may require
barrier curbing in places.
Flood Elevation/ Wetlands. Both proposed home pads show an encroachment into the flood elevation. To meet
floodplain regulations, the lowest point of any structure will need to be at least 932.5. Elevating the houses on fill
will require a Conditional Use Permit. Engineering will need to be completed and reviewed to confirm that the fill
will not impact the flood level of the lake.
A wetland delineation has been receieve3d and accepted by the Watershed District.
Shoreland rules. Section 78-1221 Subdivision/ platting provisions apply to this subdivision. The Planning
Commission and City Council will need to consider the following in determining land suitability for subdivision:
(1) Susceptibility to flooding;
(2) Existence of wetlands;
(3) Soil and rock formations with severe limitations for development;
(4) Severe erosion potential;
(5) Steep topography;
(6) Inadequate water supply or sewage treatment capabilities;
(7) Near-shore aquatic conditions unsuitable for water-based recreation;
(8) Important fish and wildlife habitat;
(9) Presence of significant historic sites; or
(10) Any other feature of the natural land likely to be harmful to the health, safety or welfare of future
residents of the proposed subdivision or of the community.
Additional information will be required as part of the preliminary plat process:
(c) Information requirements. Sufficient information must be submitted by the applicant for the city to make a
determination of land suitability. In addition to information required by other provisions in this chapter
and chapter 82, the following information shall also be submitted:
(1) Topographic contours at two-foot intervals showing limiting site characteristics.
(2) The surface water features required in Minn. Stat. § 505.02, subd. 1, to be shown on plats,
obtained from United States Geological Survey quadrangle topographic maps or more accurate
sources.
(3) Adequate soils information to determine suitability for building and on-site sewage treatment
capabilities for every lot from the most current existing sources or from field investigations, such as
soil borings, percolation tests or other methods.
(4) Information regarding adequacy of domestic water supply; extent of anticipated vegetation and
topographic alterations; near-shore aquatic conditions, including depths, types of bottom sediments,
and aquatic vegetation; and proposed methods for controlling storm water runoff and erosion, both
during and after construction activities.
(5) Location of 100-year floodplain areas and floodway districts from existing adopted maps or data.
(6) A line or contour representing the ordinary high water level, the toe and the top of bluffs, and the
minimum building setback distances from the top of the bluff and the lake or stream.
Utilities. Stormwater. It is advised to meet with the watershed district early to understand their permitting
requirements. Three lots (the two pink lots and the existing home) will trigger stormwater management.
All lots will be served by municipal sanitary sewer services, at the developers expense. The sanitary sewer main
will need to be extended to the north, with individual lots served by service lines.
Conservation Design. City Code requires conservation design for projects either greater than 5 acres, or at densities
greater than one unit per 2 acres. We can support a waiver of the conservation design requirement in lieu of
identifying substantial trees (Oaks, Maple, Basswood, etc. greater than 6’ DBH)
Variances/ waivers necessary
Based on the information available, the following waivers or variances are identified:
Cul de sac length
Right of way width
Paved surface width
Conservation Design
Road or driveway improvements within the 75 lake yard.
Fill in the floodplain
Variances for future lot improvement
To maximize the benefit of the sketch plan process, it is recommended that a surveyor or civil engineer prepare
responses to these comments. 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.
Sincerely,
CITY OF ORONO
Jeremy Barnhart, AICP
Community Development Director