HomeMy WebLinkAbout05/02/2014-Ltr re property- lot combination �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
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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.
a
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2470&2490 Carman Street
May 2,2014
Based on our research, there will be no water connection charge due for 2490 Carman Street as this
charge was assessed to the property in the 1970's. The City sewer connection charge for 2490 Carman
Street will be $6,700 according to the 2014 fee schedule. The sewer connection charge will be collected
at the time of the issuance of a building permit.
I believe all of the requested information has been provided within this letter. If not, please contact me
and I will be happy to supplement with additional information. I can be reached at 952.249.4627 or
mcurtisCa�ci.orono,mn,us.
Sincerely,
CITY OF ORONO �
�_
Melanie Curtis
Planning &Zoning Coordinator
Copies via email: Tom Lind, Carla Koster, Gregg Larsen