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t; t <br /> To: Street File, 375 Silver Meadow Drive <br /> Copy to Street File, 380 Silver Meadow Drive <br /> From: Mike Gaffron, Asst. City Administrator <br /> Date: September 13, 2011 <br /> Subject: Buildability Status of 375 Silver Meadow Drive <br /> Zoning: RR-1B, 2-acre minimum lot size <br /> This memo is intended to document the background on the above properties for future reference. <br /> New residence structures were built at 375 and 380 Silver Meadow Drive in 1988-89. In <br /> approximately 2001-2002, MnDOT acquired the properties at 375 and 380 in order to use the <br /> northerly portions of those properties for right-of-way. <br /> MnDOT was advised via my letter dated August 28, 2003 that after their intended taking, the <br /> parcel at 380 would decrease from a conforming 2.4 acre lot area to a nonconforming 1.7 acre <br /> area, that the taking would not impact the existing septic system but that an alternate septic <br /> system site should be tested and approved if they intend to resell that home for future occupancy. <br /> MnDOT did the testing and found the alternate site. <br /> Concurrently, MnDOT sold the house structure at 375 for removal, which was moved to 3743 <br /> Watertown Road in summer 2003 (there is no demo permit on file for 375). My 8-28-03 letter <br /> indicated that re-usability of the existing sewage treatment mound system at 375 was unknown, <br /> that the tested alternate site was impacted by the taking. I noted that the reduction of lot area <br /> from a conforming 2.1 acres to 1.2 acres left the property with a nonconforming lot area. I <br /> advised MnDOT that the options would be to test for new primary and alternate septic sites and <br /> apply for a lot area variance if they wanted to resell the lot as a buildable site; or to sell the lot to <br /> a neighboring property owner as additional yard area. <br /> MnDOT subsequently in July 2004 offered for sale the vacant parcel at 375 and the house at 380 <br /> as a single unit of approximately 2.5 acres. See the attached information from MnDOT. We do <br /> not know whether MnDOT attempted to have the property tested for septic sites. However, <br /> MnDOT did not legally combine the two properties for tax purposes. The properties were <br /> apparently purchased as a package by Shawn Cadwallader et al of Buffalo, MN in August 2004 <br /> for$427,000 based on Hennepin County tax records. <br /> As of 2011 the vacant parcel at 375 and the homestead parcel at 380 have never been combined. <br /> Current (2011) tax records indicate a market value of$407,000 for 380 and $35,000 for 375. <br /> This valuation is consistent with the expectation that 375 is not a buildable lot. <br /> In order for 375 to become buildable, the following would have to occur: <br /> 1) primary and alternate septic sites would have to be tested and approved; <br /> 2) it would have to be demonstrated that a residence structure meeting all pertinent 2-acre <br /> zoning district standards could be constructed on the site; and <br /> 3) a lot area variance would have to be obtained. <br /> If combined, the combination of 375 and 380 would yield a conforming lot; separately, each is <br /> nonconforming as to lot area. Granting of the lot area variance is not guaranteed even if items 1 <br /> and 2 above are satisfied. <br />