02-25-2004 - buildability status of lot

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MEMORANDUM To: Ron Moorse, City Administrator From: Mike Gaffron, Planning Director Date: February 25, 2004 Subject: Buildability Status of Lot 58, Tonkaview Gardens Property Address: 1055 Wildhurst Trail PINS Number: 07-117-23 24 0031 (old Plat/Parcel no. 43500-5800) Legal Description: Lot 58, Tonkaview Gardens, Hennepin County, Minnesota Zoning District: LR-1B, Single Family Lakeshore Residential, 1 acre/140' width minimums Lot Area: 46,036 s.f. ±= 1.057 ac. Lot Width: 138.8' (measured parallel to road at rear of required front yard) Note: Per Zoning Code Section 78-72(b)(1), no lot width variance is necessary because the lot width exceeds 80%of the zoning district width requirement. A lot area variance was granted for this lot in 1973 prior to the adoption of Section 78-72(b)(1), but was never used. Hardcover Zone: The easterly 1/3 of the lot is within the 250-500'hardcover zone allowing 30% hardcover. The westerly 2/3 of the lot is within the 500-1000'zone allowing 35% hardcover. Lot Coverage by Structures: The lot is limited to 15%structural coverage or a maximum of 6905 s.f. of structural footprint. Required Principal Structure Setbacks: Front (east): 35' Rear(west): 30' Sides: (north and south): 10' Municipal Sewer: A municipal sewer stub for this property was installed as part of the 1970-LS-1 sewer project (see attached as-built map). The property was assessed for 1 sewer unit at $1,270.00 per unit and 130.0 feet of frontage at$7.80/ft=$1,014.00. The property was not charged the$225 connection charge as no house existed at that time. The$225 charge was to pay for the Orono Sewer Plant which is now defunct,hence the$225 fee is no longer required.The SAC fee is the only sewer-related charge required(to be paid with building permit). Municipal Water: Not available; private well required. Utilities: The area is served with natural gas, telephone, electric (and presumably cable). Topography: The grade rises from approximately 934'at the front lot line to 987'at the NW corner of the lot,or about 53'in 330'along the north lot line. This yields an average slope of 16%. A natural terrace exists about 100'into the lot which would be a desirable building location. A driveway can be developed from Wildhurst Trail to the house site;it may have to angle across the slope to yield a comfortably driveable grade. Conclusion: The lot is buildable,and should allow for the development of a substantial residence without the need for variances. As an existing Lot of Record,no Park Fee is required.(Note:the City has not yet begun to charge the Storm Water and Drainage Trunk Fee for redevelopment or expansion of existing development. If that fee was charged,it would be based on the amount of hardcover being added and would likely be $2,700 based on the expected hardcover addition of over 2,000 s.f.)