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<br /> <br />April 22, 2020 <br /> <br />Don Gamble III <br />10704 Water Lily Lane VIA EMAIL <br />Woodbury, MN 55129 Bgamble48@gmail.com <br /> <br />Re: Carman Street Subdivision <br /> <br />As requested, I have reviewed the ordinance as it applies to potentially subdividing 2474 and 2480 Carman Street. <br />For each lot created, the following are to be reviewed: <br /> <br />1. Lot area, 2. Lot width, 3. Access, 4. Utilities, 5. Buildable site <br /> <br />You have proposed creating 4 lots. <br />1. Lot Area. As you know, the zoning for the southern 1/3 of the property is LR-1B, which requires a 1 acre lot <br />size. The definitions follow, with pertinent sections highlighted: <br />Lot area, minimum, means minimum area required for each proposed lot as prescribed in chapter 78. In <br />rural zones not served by sanitary sewer, each lot must contain a minimum of two acres of contiguous <br />dry buildable land exclusive of wetlands, public and private rights-of-way, vehicular or pedestrian <br />easements, surface areas below the ordinary high water mark of any surface water or areas at or below <br />the floodplain elevation for a specific property. All rural lots must comply with chapter 58, article II. In <br />urban areas served by sanitary sewer, each lot must contain contiguous dry buildable land equal to the <br />minimum areas as prescribed in chapter 78 or half-acre, whichever is less (exclusive of public and <br />private rights-of-way, vehicular or pedestrian easements, surface areas below the ordinary high water <br />mark of any surface water wetlands or areas at or below the floodplain elevation for a specific <br />property), and have legal access to the building site without encroachment of a wetland or floodplain <br />area.” <br /> <br />Lot area means the area of a lot in a horizontal plane bounded by the lot lines, but not including any <br />area occupied by the waters of a duly recorded lake or river or wetland or area which has been <br />dedicated as public right-of-way. <br /> <br />Assuming all four sites are to be served by municipal sewer, the southern lots need to have at least one-half <br />acre of dry buildable land each, defined as: <br /> <br />Dry buildable land means land area occurring within the property lines of a parcel or lot, excluding <br />drainageways, flowage areas, floodplains, wetlands, marshland or slopes of 18 percent or greater. <br /> <br />Assuming service by municipal sewer, and some land dedicated for access to the eastern lot, both lots appear to <br />meet the area requirement, based on the careful review of the definition, though the flood elevation and <br />wetlands may impact the area calculated. To get to the 1 acre threshold, a portion of land north of the inlet <br />will need to be included in the lots south of the inlet.