HomeMy WebLinkAboutbuildability letter 112114_531 North Stream21 November 2014
CITY OF ORONO
Street Address: Mailing Address: Telephone (952) 249-4600
2750 Kelley Parkway P.O. Box 66 Fax (952) 249-4616
Orono, MN 55356 Crystal Bay, MN 55323 www.ci.orono.mn.us
Mike Hahn
521 North Stream Rd
Wayzata, MN 55391
RE: Building Parameters for 531 North Stream Road
Dear Mr. Hahn,
In response to a recent inquiry, the City offers the following comments regarding the buildability
of the property located at 531 North Stream Road:
Septic Testing: A soil boring report and site evaluation were submitted by Swedlund Services in
November 2005 to the City for review; the report is enclosed. It references the 1985 percolation
test information submitted for subdivision and states that the sites originally contemplated for the
property are the only potentially viable locations; it also identifies known design or setback issues
with the sites as originally proposed. Additionally, as the requirements governed by MN Rule
7080 may have changed since the report was conducted, the information provided should be
reevaulated by a septic designer and the City's septic manager. Please note, if viable septic
sites cannot be found, the other parameters listed below to determine buildable area
become mute.
Wetlands: The depiction of the wetland boundary as platted in 1985 varies substantially from
that shown on the 2005 survey. While it may be possible that due to physical conditions the
wetland itself has changed over time, it seems more likely that the variation is due to revised
methods of establishing wetland boundaries as a result of the Minnesota Wetland Conservation
Act of 1991 (WCA). Further, the City adopted revised wetland regulations in 2013, eliminating
the previously required variable buffer and a 20' setback from the buffer; the 2013 code requires
a 35 -foot structural and hardcover setback from a delineated wetland edge (City Code Section
78-1605 enclosed). Wetland delineations must be approved by the Minnehaha Creek Watershed
District (MCWD) and are valid for a period up to 5 years. The wetlands on the property may
need to be re -delineated. Contact the MCWD at 952.471.0590 for more information.
Zoning District Setbacks: Principal structure setbacks of the RR -113 2 -acre rural residential district
remain unchanged and are as follows:
o Spring Hill Road — 50'
O North Stream Road — 50'
O Side Yard Setbacks — 30'
Hardcover: The property is located within the Shoreland Overlay District, is classified a Tier 3
property within the City's Stormwater Quality Overlay District and is therefore subject to the
hardcover regulations of the Zoning Chapter (enclosed). The Tier 3 classification dictates that the
property is limited to 35% hardcover.
531 North Stream Rd
20 November 2014
Page 2 of 2
In conclusion, the above noted requirements have virtually eliminated any buildable are
a on the
hfar asfootprint
property as defined by the Zoning Ordinance. Reasonable use of the property, s
size, location, and level of any variance to make the lot buildable, can only be deter) mined bs the
Planning Commission and C or aty ovarianuncil bce your applicationy a formal emust include a ( building plan and a full
enclosed. In order to apply proposed grading, etc.. Should you have
survey, including footprint location, delineated wetland, pro p
questions I can be reached at mcurtisgci.orono.mn.us or by phone at 952.249.4627.
Sincerely,
City ofOrono�
(v dwy
Melanie Curtis
City Planner
enclosures
copies: John Adams, via email
Street File- 531 North Stream Road
Andrew Mack, Community Development Director