HomeMy WebLinkAboutLA20-09 ExB PCSR
To: Chair Ressler and Planning Commission Members
Dustin Rief, City Administrator
From: Jeremy Barnhart, AICP
Community Development Director
Date: February 18, 2020
Subject: #LA20-09, Don Gamble o/b/o Richard A and Kim A Edwards, 2480 and 2474
Carman Street, Sketch Plan
Background
The applicant represents the two property owners of 2474 and 2480 Carman Street. 2474
Carman is west of 2480 Carman street, both have street frontage on Shoreline Drive. These lots
are long and narrow, and their listed area (per Hennepin County) is 2 and 2.24 acres
respectively, including a small inlet harbor type area.
The lots are each improved with single family home on the portion of the lot south of the inlet.
These homes are accessed via a private driveway off of Carman Street. They are the second and
third lots off of this driveway (nonconforming). The portions of the lots north of the inlet are
unimproved. It is the applicant’s goal to split the lots to facilitate two new building sites north of
the inlet.
The portion of the lots north of the inlet are heavily wooded. The west lot includes a wetland.
Both lots drop off quickly from Shoreline Drive. There are rumors of debris buried within the
property, though the city is not aware of any official findings or soil borings.
The property is unique in that the portion of the lot south of the inlet is zoned LR-1B, and the
portion north of the inlet is zoned LR-1C-1. The applicable lot areas and width are illustrated in
the table below.
Proposal
The applicant proposes splitting both lots, creating two buildable lots north of the inlet, and two
lots south of the inlet.
The lots would be required to connect to municipal sanitary sewer. The applicant proposes
access to the lot via a curb cut off of Shoreline Drive. The applicant has not provided
information relative to the housing style or character.
Application Summary: The applicant is requesting informal feedback on the proposed sketch
plan for the two existing lots at 2480 and 2474 Carman Street
Staff Recommendation: While no formal action is required, this memo will serve as a
foundation for the Commissions discussion with the applicant to bring to light potential issues
to be addressed prior to submission of a formal Preliminary Plat application. Planning
Department Staff recommends the Commission provide feedback.
FILE # LA20-000009
February 18, 2020
Page 2 of 3
Planning Staff Analysis
LOT ANALYSIS WORKSHEET
Lot Analysis Area Required Width Required Conforming? Notes
West Side (2474
Carman Street)
North of Inlet
(LR-1C-1)
0.93 .5 acre 136' 100' Yes Width is measured
only at lake, wetlands
may reduce lot area
South of Inlet
(LR-1B)
0.66 1 acre 124' 140' No, Lot area
and width
Width is measured
only at lake
East Side (2480
Carman Street)
North of Inlet
(LR-1C-1)
1.02 .5 acre 121' 100' Yes Width is measured
only at lake
South of Inlet
(LR-1B)
0.64 1 acre 155' 140' No, Lot area Width is measured
only at lake
Due to the configuration of the lots, and the shoreline, the two lots south of the inlet cannot
meet the lot area requirements unless they are combined. The Planning Commission and City
Council will have to support variances for the lot size (and lot width for 2474 Carman) to create
four lots.
Engineer Comments
The proposal was shared with Hennepin County transportation, as they control Shoreline Drive
(County Rd 15) Their comments were:
• If the watershed district concludes there to be developable land here, our 1st
recommendation would be to pursue an access easement to the east (commercial
parcel). With the high crash rates and nearly 20,000 vehicles per day along this
segment of Shoreline Dr we need to avoid direct access when we can. If an
easement proves not to be a viable option, will need to combine two sites into one
shared access.
• Access should be between Navarre and the existing remnant curb cut app. 20’ to the
east. Most importantly would be ensuring adequate sight distance and maintaining
a positive offset for opposing left turns (with EB left turns @ Navarre) as we recently
restriped (2019 overlay) this segment into a shared center left-turn lane
• Driveway needs to have level landing to allow for optimal sight distance
• Need to have site grading avoid need for any retaining walls along Shoreline Dr
• If/when replatting we will require right-of-way dedication to match a 45’ half
section (33’ half ROW today).
• Please submit a drainage report when available.
Public Comments
To date, no public comments have been received.
FILE # LA20-000009
February 18, 2020
Page 3 of 3
Issues for Consideration
1. Does the Planning Commission have any concerns with the layout?
2. In the Planning Commission comfortable with the proposed variances necessary?
Planning Staff Recommendation
Planning Staff requests feedback.
List of Exhibits
Exhibit A. Application Summary
Exhibit B. Subject Parcels
Exhibit C. Sketch Plan (3 pages)
Exhibit D. Narrative
Exhibit E. Wetland information
Exhibit F. Staff comment letter 1-14-2020