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<br />December 18, 2019 <br /> <br /> <br />Don Gamble III VIA EMAIL <br /> Bgamble48@gmail.com <br /> <br />Re: 2474 and 2480 Carman Street <br /> <br />Mr. Gamble, <br />Thank you for submitting plans showing possible lots splits at 2474 and 2480 Carman Street. Lot splits are <br />considered subdivisions, and are reviewed by the Planning Commission and City Council. The Planning <br />Commission will hold a public hearing where public comment is requested. In subdivisions, all created lots must <br />meet the zoning requirements, or variances must be requested and granted. The City Council does not typically <br />grant variances for subdivisions. Further, any existing non-conformities (driveway configuration) are often <br />expected to be resolved. My comments are intended to provide guidance as you consider your next steps. <br /> <br />1. Zoning. The subject properties are unique, in that they both extend from Shoreline Drive south, over a <br />lagoon, then onto Lake Minnetonka. The portion of each lot north of the lagoon is zoned LR-1C-1, and <br />the portion south of the lagoon is zoned LR-1B. The lot area/ width, and setbacks for each zone are as <br />follows: <br /> LR-1C-1 LR-1B <br />Area 0.5 acres 1.0 acres <br />Width 100 140 <br />Lake Setback 75 75 <br />Side Setback 10 10 <br />Rear setback 30 30 <br /> <br />You will need to show that each lot has a building site that conforms to these setbacks. <br /> <br />2. Lot area and Width. A proposal to subdivide any of the parcels must show that each parcel meets the <br />minimum lot area and width requirements. Within each lot 0.5 acres of dry-buildable area must be <br />included at a minimum. Lot area is defined in the subdivision code: <br />In urban areas served by sanitary sewer, each lot must contain contiguous dry buildable land <br />equal to the minimum areas as prescribed in chapter 78 or half-acre, whichever is less (exclusive of <br />public and private rights-of-way, vehicular or pedestrian easements, surface areas below the ordinary <br />high water mark of any surface water wetlands or areas at or below the floodplain elevation for a <br />specific property), and have legal access to the building site without encroachment of a wetland or <br />floodplain area. <br />Dry buildable land is also defined in the city code as land area occurring within the property <br />lines of a parcel or lot, excluding drainageways, flowage areas, floodplains, wetlands, marshland or <br />slopes of 18 percent or greater. <br />