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HomeMy WebLinkAboutCondemantion Appraisal 03119,''199_3 10: 50 E1'2:_;4974_;_; DDIVERSIFIED P E SERV PAGE 02 A DIVERSIFIED REAL ESTATE SERVICES, INC. 12 South Sixth Street,Suite#520, Minneapolis,Minnesota 55402 (612)349-9275 Fax; (612)349-7488 PRINCIPALS: ASSOCIATES: TIMOTHY I..,VERGIN,MAI MICHELLE R.KOLLING STUART J.M.ORTRUDE,MAI KURT M.OPF- IS NICHOLAS S.OSTMAN LEATHA LANNES MARILYN A.HOUGE JOSIE A.KLAVERKAMP SCOTT A,THORPE BRIAN J.HENNEN AMY B. STROEING March 19, 1998 Ms. Liz Van Zomeren City Planner/Zoning Administrator City of Orono 2750 Kelley Parkway P. O. Box 66 Orono, MN 55323 RE: Jim Johnson Property located at 4300 Watertown Road, Orono, Minnesota year Liz: I met with you a few weeks ago regarding the condemnation appraisal I am completing on the above referenced property. In my process of due diligence, I have come up with another scenario which may be plausible and prevent the need to have a total take on the northerly portion of the property where the highway easement is being acquired. If you recall, we discussed Mr. Johnson's intention that he could split the northerly three (3) lots. You stated that Mr. Johnson had combined the entire property into one PIO and therefore lost the ability to be "grandfathered" under the minimum lot size of 5.0 acres under the current zoning. However, the northerly three lots do constitute approximately 5.26 acres and therefore could be split Into one additional let. The highway easement being acquired is approximately 2.04 acres which leaves the remaining area of the northerly area of the property to 3.22 acres. As such, this would constitute a total taking in which the subject property owner is entitled to just compensation, it appears reasonable to me that the easterly 5.2 acres of the property could be split and sold. By combining the 3.22 acres remaining of the northerly portion of the property, combined with the existing property wherein the home improvements are located upon, the remaining lot area is approximately 5.76 acres. It would be greatly appreciated if you could review this scenario and determine if the easterly portion could be subdivided. Please review, and call me at your convenience at 349-9275. Thank you for your time and attention to this matter. Sincerely, DIVERSIFIED REAL ESTATE SERVICES, INC. Nicholas S. Ostman Appraiser N$0/ribs t 017 O 0 -„, CITYofORONO l, 1 ;:n �ti Municipal Offices f� Ii( � t9 U,,�, g.� Street Address: Mailing Address: .fEgHO 2750 Kelley Parkway P.O. Box 66 Orono, MN 55356 Crystal Bay, MN 55323-0066 March 20, 1998 Diversified Real Estate Services, Inc. 12 South Sixth Street, Suite 520 Minneapolis, Minnesota 55402 Re: Jim Johnson Property at 4300 Watertown Road Dear Mr. Ostman: I have reviewed your letter regarding Mr. Johnson's property with Greg Gappa, Public Services Director, and Mike Gaffron, Senior Planning Coordinator. Mr. Johnson is able to have 1 zoning lot with his home and possibly one other zoning lot if both zoning lots have 5 acres of dry buildable land, 2 suitable septic sites (primary and alternate) and 300 feet of lot frontage. I have been informed that Mr. Johnson does not have a conforming septic system. He cannot subdivide property without solving this problem. If you have questions, please call me at 473-7357. Sincerely, Vi____ Elizabeth Van Zomeren EVZ/ch cc: Street File Telephone (612) 473-7357 • FAX 473-0510 n:::./1 fl/1?RR 1 LI: 50 612:3497483 D I'.....EPLUF I ED R E SERV Fo=i_E U: 40 6. 00 4,-, 4 ---PNA diWT,IJ •n I C.'". 34:;' ;;;' 1.. 1 -A . le• 0 '..,-1 S. ..or• ,...S"' : ,... .,1, 7.....) .. , . 1 1 ----,i 1 . ill g -o `4•1 - .., ..—. –• . Mr. 1 A 0 0 i it \ i !C1114117 al i , , 4 t, 1 t\c-„v ''4.4.1 t • 1 \ 1 .1441041WA .- 1 i ) 1I 1 J ,.,7 F;"*:...„- 7".11•- •"--4'.\..- ,, .,1"4IP51-11.I.li.k.4s.1..4, _ .ki r i..,e',4.y.# V , \ \\ :T. A4,.V. ,• I...".I 1 ' '. • .ti . el r 1 ; • & -! / • .N'StZk.thk i,\'/ Ike% I .,. ., 516.4Zik 7 i' % V 14iFiL a 1 4.40, ,• „ , „...... , cy, ...).\\1/4\ . 1-= E I •' ,! 4111 --. • '''1\V,..,<„> (_C” ,•.• :•,... ' ' ,_ I. • \ I — .. --—— A F.— ___.-----•-•'''-'' • --_— , 1 ' s ig a i r : 1 -5 • • - -•- . —....... / I----- ' I 3 4. / -'-•-,,_ •/. • _•7 . , ' .7--.,.- •;---."4"---. i . l, ) Fis\ c9 ..__..• v .01:16 -1 -N. , •' 'A . N ''..;tit ..-- • A ; C: A . : 4,14 '''horg. r II .•1 .6. ... . IN N /il •-''.... 4 --- • . 4.' • .. ... 1;•.‘....._,_. '--' 1 -...........,-. • .f? ;,,," .L'Cir..-•.1'.,; Cli rf KW i To: Lisa Berg, Hennepin County Attorney's Office From: Michael P. Gaffron, Senior Planning Coordinator Date: July 31, 1998 Subject: 4300 Watertown Road - James Johnson Property City Position on the Buildability Status of Lots in the Plat of Mark One. 1. The plat of Mark One was approved by the City Council of Orono in September, 1972 and filed at Hennepin County October 6, 1972. 2. The plat of Mark One consisted of 6 building lots and a road outlot. 3. The zoning of the property in 1972 was R-1C One Family Residential District, requiring a minimum lot area of 1.0 acre and a minimum lot width of 140' as measured at the rear of the required 35' front yard. Each building lot met these minimum requirements. 4. The zoning of this area of Orono was changed as of January 1, 1975 to RR-1A, Single Family Rural Residential requiring a minimum building lot size of 5.0 acres and a minimum lot width of 300' as measured at the rear of the required 100' front yard. 5. The status of existing lots of record from from 1-1-75 to 4-1-84 was governed by Orono Zoning Code Sections 31.200, 31.201, 31.202 and 31.203 (copy attached). In brief, an existing lot of record in a district requiring minimum lot size in excess of one acre could be utilized for single family purposes if the Council found that it was at least one acre in area and at least 100' in width; if it was served by sewer or meets all City septic system requirements; and meets all standards of the City ordinances. The process for having the Council reach such a conclusion was the variance process. 6. The only records in City files in reference to Johnson's legal combination of Lots 1-2-3, Block 1, Lots 1-2-3 Block 2 and Outlot A of Mark One are: 1) a legal combination request signed by Johnson and dated July 14, 1977; and 2) building permit No. 3580 dated July 25, 1977. 7. The only ways the City could have issued a permit for a residence in the location within Lot 1 Block 2 as proposed by Johnson in 1977,would have been 1)if a variance had been granted to lot area and front or side setback; or 2) if enough lots/parcels were legally combine to result in a lot meeting the 5 acre minimum area standard and yielding a house location meeting setback requirements (100' front and rear, 50 sides). 8. The City relies on the process of legal combination to permanently define parcels for zoning purposes. Parcels which have been legally combined may not be separated without going through a subdivision process. City ordinances do not allow the creation of new substandard area lots in a new subdivision. 9. On July 14, 1977 Johnson signed a request for legal combination of all 6 lots and Outlot A. The City subsequently relied on that combination to confirm that the building site met the 5-acre minimum lot area and 300'minimum lot width standards of the RR-1A zoning district, and that the proposed house location (see plat drawing with penned-in house location and 190'front setback dimension arrow)met the 100'front/rear and 50'side setback requirements. Although the house location and size penned into the above referenced drawing is clearly not to scale, said location clearly does not meet a side or front setback from Outlot A and would not have been approvable unless a combination was in effect. 10. Johnson probably would have been allowed to build the house at its proposed location had he merely combined enough parcels to create a 5-acre lot that would allow setbacks to be met by the proposed house. For unknown reasons, he combined all 7 parcels. City files contain no documentation of any discussions related to the combination which may or may not have occurred between Johnson and City staff. 11. The legal combination had the effect of eliminating any "grandfather" rights to buildability that the individual Mark One lots may have previously enjoyed. It is the City's position that the property currently consists of a single conforming tax parcel which, if it contains approximately 11 dry acres as indicated to the City, could likely be split to create a new 5- acre minimum lot, leaving the existing house on a 5-acre minimum lot. 1-4,7 1,4 41i C C.,t)C-Y2-er- 9b6ol4 //to 6".A4 //N4 I 4777 tmetd4 5: 40ik-J4 4 j-4, s- s 2-2_ z 2 -S-7 r-- -1Airt) a. caiLiFev2444hey Lt)rs tit)7711 Pe.,6erbs, 464-r-41U7- /14/10 . 0 /4e.41..te Atok f.:4 300' 12f4-1 , ri-0/0121-4 (eR, /4) *ki S CIL) t./* <4 LI i ‘1, r•-• s . .... ti, i 1 ......... 4)' Z Z ' i .., , 3 N....Jo; t.,), : _ _ • CV , , - -,_ -"-- - - Q, I - C'• r 1' r-- • 43-- ---..... •••••..._ ......,_ 4S''-' F , . „ o (.4Z::7 2 eV ...1.•.- ►2 -; 5► w �� \1• ftp -- q0y. C 272.08 -� 3 Ad-`°° (4) s On.OT ► .O •s ►��.��qQ`��p� ® 245 � , 9 3DD' •,, ,P,4 6 "2 v . 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