HomeMy WebLinkAboutRe: buildability status � __---_�\
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, ��`.q�t'E+gg0�'� �� 2750 Kelley Parkway P.O. Boz 66
'-= Orono, MN 55356 Crystal Bay, MN 55323-0066
October 5, 2004
Ben Meinhardt
101 Sth Avenue North
Hopkins, MN 55343
Re: Buildability Status of 3585 Sixth Ave. N. after MnDOT Acquisition
Dear Mr. Meinhardt:
You have requested City staff to advise you regarding the buildability status of your remaining property
after the proposed MnDOT acquisition of your house and the northerly portion of your property at 35 85
Sixth Avenue North.
The property is located within the RR-1 B One Family Rural Residential District,requiring a minimum lot
area of 2.0 acres of dry buildable land, and 200 feet lot width along the public road right-of-way. A
buildable site must also have room for a house meering 50'front and rear setbacks,3 0'side setbacks,and
26'setback from wetlands. Two 5-bedroom septic system drainfield sites must be available meeting 20'
setbacks from lot lines,buildings,and impervious surfaces,and meeting a 75'setback from wetlands. I
have sketched these setbacks onto a 1"=50'map of the property to assist in assessing the potential
buildability.
Based on the MnDOT proposed acquisition map you provided me, the following numbers are relevant:
Before Acyuisition Post-Acquisition
Gross Lot Area(Incl. Road) 140,662 s.f. (3.23 ac) ------------
Gross Lot Area(Excl. Road) 131,510 s.f. (3.02 ac) 104,433 s.f. (2.40 ac)
Wetland Area(Est. Per MnDOT map) 22,520 s.f.* (0.52 ac) 22,520 s.f.* (0.52 ac)
Net Dry Buildable Area 108,990 s.f. (2.5.0 ac) 81,913 s.f. (1.88 ac)
*Estimate based on scaling the MnDOT drawings
There are two factors which make it impossible to reach an absolute conclusion regarding the buildability
potential of the site at this time. These are: 1)lack of septic testing&design work to show whether
acceptable septic sites are available;and 2)lack of a formal wetland delineation to define the boundaries
and actual extent of the wetlands.The Minnehaha Creek Watershed Dishict wetland map indicates a larger
area of wetland on the site than is depicted on the MnDOT map.
Telephone(952)249-4600 • Fax(952)249-4616
www ci.ornno.mn.us
�
3585 Sixth Avenue North
October 5, 2004
Page 2
Given the information available,I would make the following conclusions regarding the post-acquisition
status of the property:
1. The propertymeets the required 200'width requirement,but is less than 2.0 acres in drybuildable
area, and would not be buildable unless a variance is granted.
2. Absent a formal wetland delineation,if the wetland boundary shown on the MnDOT map is
accurate,there is an area approximately 100'+wide and 200'+deep in the southwest quadrant
of the site where a house meeting setbacks would be feasible. A much more limited potential house
site is between the road and the wetland, in the r�ortheast corner of the property.
3. The potential septic system drainfield axeas of the site meeting the 75'wetland setback are also
limited to the southwest quadrant of the property.The soils in this area typically require mound
sewage treatment systems.Given the north-facing slope with contours running east-west,it is
questionable whether two 5-bedroom mound systems can be located on the site still meeting the
required wetland and lot line setbacks.
4. The"left-over"MnDOT land just west of the south half of your property appears to be high
ground,approximately 1 acre. If it has not been disturbed by MnDOT,that land added to your
remainder might help to make your remainder into a suitable building site,and might make sepric
sites more feasible.
Ben,the bottom line is that the rema,ining property after the acquisition mi Zt be buildable,but to know for
sure would require that you apply for a lot area variance,provide septic testing,and have the wetlands
delineated. As it stands today,without the septic and wetland information,we cannot conclude whether
staff could support the granting of a lot area variance.
I hope this answers your questions. ffI can be of further assistance,please feel free to contact me at 952-
249-4600.
Sincerely,
����
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Michael P. Gaffron
Planning Director
encl.
cc: Ron Moorse, City Administrator
Janice Gundlach, City Planner
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