HomeMy WebLinkAbout04-13-2016 - email re: buildable area for develop. 4
Melanie Curtis
From: Melanie Curtis
Sent: Wednesday,April 13, 2016 10:11 AM
To: 'Dave Pemberton'
Subject: RE: 1003 Wildhurst Trail - Orono
Attachments: MORGART_Property.pdf
Dave
This is a tough one. I've attached the packet from the most recent(1997)formal application made to develop the
property.
As you are aware, 1003 Wildhurst Trail has 2 PIDs: 07-117-23-21-0007 (Zoned LR-1B) &07-117-23-21-0002 (zoned RR-
1B). The LR-1B portion is within the MUSA and is served by City sewer; the RR-1B parcel is not within the MUSA or
served by sewer (and will not likely ever be eligible for connection). Also unlikely is a re-zoning of the properties.
Also, I'm not sure if a current survey of the property exists which calculates the slopes, dry buildable, etc. I've pasted the
definitions below for determining the dry buildable area for development—eg. steep slopes, wetlands, lake areas, etc are
not included in the calculation. ROWs and alleys could be vacated in conjunction with a subdivision or to better make use
of the existing layout. I recommend a Sketch Plan application be your first step in the application process if a subdivision
is proposed.
Septic system evaluations will be needed for each lot to be served by private on-site systems to identify a minimum of 2-
five bedroom sites per lot.
Let me know if you want to discuss further.
Chapter 78—Zoning Regulations
Setbacks from top of bluff and bluff impact zone
Bluff means a topographic feature,such as a hill,cliff or embankment, having the following characteristics(An area with an average
slope of less than 18 percent over a distance of 50 feet or more shall not be considered part of the bluff):
(1) Part or all of the feature is located in a shoreland area;
(2) The slope rises at least 25 feet above the ordinary high water level of the water body;
(3) The grade of the slope from the toe of the bluff to a point 25 feet or more above the ordinary high water level averages 30
percent or greater;and
(4) The slope must drain toward the water body.
Bluff impact zone means a bluff and land located within 20 feet from the top of a bluff.
Bluff, toe of the, means the lower point of the lowest 50-foot segment with an average slope exceeding 18 percent. If the lowest
such point is lakeward of the OHWL,the OHWL will be defined as the toe.
Bluff, top of the, means that point on the cross section of a bluff below which the slope becomes more than 18 percent and above
which the average slope for a distance of 50 feet or more is 18 percent or less.
Chapter 82—Subdivisions
Dry buildable land means land area occurring within the property lines of a parcel or lot,excluding drainageways,flowage areas,
floodplains,wetlands,marshland or slopes of 18 percent or greater.
Lot area, minimum, means minimum area required for each proposed lot as prescribed in chapter 78. In rural zones not served by
sanitary sewer,each lot must contain a minimum of two acres of contiguous dry buildable land exclusive of wetlands, public and
private rights-of-way,vehicular or pedestrian easements,surface areas below the ordinary high water mark of any surface water or
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Al,s at or below the floodplain elevation for a specific property.All rural lots must comply with chapter 58, article II. In urban areas
served by sanitary sewer, each lot must contain contiguous dry buildable land equal tol the minimum areas as prescribed in chapter
78 or half-acre,whichever is less(exclusive of public and private rights of way,vehicular or pedestrian easements, surface areas
below the ordinary high water mark of any surface water wetlands or areas at or below the floodplain elevation for a specific
property),and have legal access to the building site without encroachment of a wetland or floodplain area.
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Melanie Curtis
W952.249.4627 Mmcurtis@ci.orono.mn.us
From: Dave Pemberton [mailto:pemberton@sathre.com]
Sent:Wednesday, April 13, 2016 8:38 AM
To: Melanie Curtis<MCurtis@ci.orono.mn.us>
Subject: 1003 Wildhurst Trail - Orono
Melanie
Looking at these lots do you think any of this is really developable? I think we have wetland and bluff issues as well as
vacating streets/allys.
Anything else stand out?
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