HomeMy WebLinkAbout20-09 ExF Comment letter 1-14-2020
January 14, 2020
Don Gamble III VIA EMAIL
Bgamble48@gmail.com
Re: 2474 and 2480 Carman Street
Mr. Gamble,
Thank you for submitting plans showing a proposed subdivision of the lots at 2474 and 2480 Carman Street.
Your proposal shows 5 lots on the north side of the lagoon. It is assumed that the proposal retains the two houses
on the south side of the lagoon as two separate parcels. In subdivisions, all created lots must meet the zoning
requirements, or variances must be requested and granted. Please be advised that the City Council does not
typically grant variances for subdivisions. Further, any existing non-conformities (driveway configuration) are
often expected to be resolved. My comments are intended to provide guidance as you consider your next steps.
1. Zoning. The subject properties are unique, in that they both extend from Shoreline Drive south, over a
lagoon, then onto Lake Minnetonka. The portion of each lot north of the lagoon is zoned LR-1C-1, and
the portion south of the lagoon is zoned LR-1B. The lot area/ width, and setbacks for each zone are as
follows:
LR-1C-1 LR-1B
Area 0.5 acres 1.0 acres
Width 100 140
Lake Setback 75 75
Side Setback 10 10
Rear setback 30 30
Based on the unscaled plans provided, the lot sizes are as follows: You will need to show that each lot
has a building site that conforms to these setbacks.
The lot areas noted above are assumptions based on the plans received January 13, 2020 and ignore
possible wetlands/ slopes, etc. that may reduce the calculable lot area:
In urban areas served by sanitary sewer, each lot must contain contiguous dry buildable land equal
to the minimum areas as prescribed in chapter 78 or half-acre, whichever is less (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.
Dry buildable land is also defined in the city code as land area occurring within the property lines
of a parcel or lot, excluding drainage-ways, flowage areas, floodplains, wetlands, marshland or
slopes of 18 percent or greater.
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.
2. Access/ roads. The road from shoreline providing access to the lots will need to be within a 50 foot
wide outlot (for a private road). The paved surface will need to be 24 feet wide. The road will need to
terminate in a cul de sac. The County will need to approve the intersection location. I’m sure the County
will confirm, but the road should line up with Navarre Avenue on the north side of Shoreline.
The remaining parcels (south of the lagoon) 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.
3. 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. Stormwater management
will be necessary for a lot with 7 lots.
Area Width Conforming?Notes
West Side
Lot 1 14000 100 No, Area
Width is measured at
the narrowest street
frontage
Lot 2 23746 131 Yes
Remainder
property 29920 121
No, Width and
Area 1 acre, 140 width
East Side
Lot 1 10000 100 No, Area
Width is measured at
the narrowest street
frontage
Lot 2 10000 100 No, Area
Lot 3 21300 121 No, Area
Remainder
Property 33000 160
No, Width and
Area 1 acre, 140 width
Lot Analysis
4. 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 have the right to apply for a subdivision. It is recommended that you initiate a sketch plan application, where
you can receive Planning Commission, and if desired, Council feedback. The next deadline for a sketch plan
submittal is Wednesday, January 22nd. Your plans should be to scale, and complete enough to adequately
demonstrate your proposal. You will submit your application online, through the city’s application portal. Staff
will not support variances that result in the creation of substandard lots.
In advance of making a formal sketch plan application, I would visit with the Hennepin County transportation
office regarding the access locations off of Shoreline and 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