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HomeMy WebLinkAboutLtr to realtor re useof property . ,. � � � ITY of ORON ti Municipal Offices ti G Street Address: Mailing Address: �`9k�;$HQ4� 2750 Kelley Parkway P.O. Box 66 Orono, MN 55356 Crystal Bay, MN 55323-0066 January 27, 2005 Michael Steadman Edina Realty 150 Lake Street West Wayzata, MN 55391 Re: Big Island Veterans Camp Property Dear Mr. Steadman: As you requested, I am forwarding to you a memo regarding the buildabiliity/developability of the Big Island Veterans Camp property. The memo is to follow up our November 30th meeting regarding the planned sale of the Camp property. When property with complex development parameters is put up for sale, the City generally prepares a Uuildability/developability analysis memo that addresses most or all questions regarding buildability and developability of the property. As realtors and potential buyers contact the City with questions, both the plaiuling staff and the office staff are then able to efficiently provide accurate information. With end of the year tasks and the holidays, I have had to put such a memo for the Vets Camp property on a back burner, but have now been able to complete it. The attached memo sets out the paraineters within which the property can be developed. The memo also identifies development hurdles we believe it would be helpful for both the buyers and sellers to be aware of. If you have any questions that I can address, please feel free to contact me at 952-249-4600. , Sincerely, j `� /' 'r �-�. �. ; /` Michael P. Gaffron Planning Director cc: Planning Staff Property File: 100 Big Island s Telephone(952)249-4600 • Fax(952)249-4616 www.ci.orono.mn.us . � CITY OF ORONO - MEMORANDUM To: Michael Steadman, Edina Realty Property File: 100 Big Island Planning Staff From: Mike Gaffion, Planning Director Date: January 27, 2005 Subject: Buildability&Developability Analysis - Big Island Vets Camp (100 Big Island) Purpose: When propertywith complex development pa�ameters is put up for sale,the City generally prepares a buildability/developability analysis memo that addresses most or all questions regarding bliildability and developability of the property. As realtors and poteutial buyers contact the City with questions,both the pla�lning staffand fl1e office staff are then able to efficientlyprovide accurate information. Property Description: PTNS #s 23-117-23 21 0001; 23-117-23 22 0001; 14-1 17-23 34 0001 (Metes and bounds legal descriptions) T11e property consists of three tax parcels that by Orono Zoning Code Section 78-568 are treated as a single property for zoning purposes, by virtue of their common ownership as of November 9, 1981. Property Area: PerHennepin Countypropertyinformation,total acreage ofthe three parcels is 56.46 acres. Far zoning purposes,Cityrecords list the DryBuildable Area(i.e.total exclusive ofwetlands)as 44.5 acres as of 1983. Determination of the actual area for current zoning purposes would require confirmation by a surveyor of the area above the 929.4'OHWL elevation for Lake Minnetonka,as well as confirmation ofthe area ofwetlands upon delineation under Wetland Conservation Act(WCA)rules. Comprehensive Plan Status: The City's Comprehensive Plan has guided the property for park use for the past 30-plus years. The City's long term plan for use ofthe property is park use.The guiding ofthe property is not consistent with the zoi�ing of the property. State Statute requires that the zoning of the properiy mustbe brought into compliance with the guiding ofthe properiywithin six months of the adoption of the Comprehensive Plan.This should have been done manyyears ago. But,since the use ofthe Vets Camp property has been consistent with the Comprehensive Plan during all of this time,the rezoning issue has been out-of-sight,out-of-mind.The current`RS'seasonal residential zoning,established in 1983,was meant to allow small scale seasonal residential uses until the propertywas converted to park use;it was recognized at the time that historic private development and ownership pattems on the island would likely remain unchanged for a substantial period of time as conversion to park gradually occurred. Further,the RS District ordinances did not contemplate the conversion away from park use to a seasonal residential use.Regardless,based on State Statute,in order to be compatible with the Comprehensive Plan,the Vets Camp property should be zoned for park use. ;; J � Big Island Vets Camp Buildability Analysis January 27,2005 Page 2 Conservation Planning Process. The City is cuirently involved in a process to identify the key elements of its natural character that are important to preserve,including natural resources and natural vistas,and to translate this information into a set of concept master plans to guide the type of development that should occur on a set of selected parcel groups in the City. T11e City is working with a team of consultants to identify and map natural resources on a number of selected parcel groups in the City.Based on the potential sale of the Vets Camp property,it is being included in the set of selected parcel groups.Based on detenninations made regarding the key elements of the City's natural character to be preserved,the team of consultants will assist the City in developing concept master plans for the type of development to be planned for each of the parcel groups. The Vets Camp propertyhas a wide range of natural elements to be preserved,including lulls,bluffs,trees and other vegetation,wetlands,beaches,and natural vistas. The master plan for the type of development to be planned for the Vets Camp property will address the preservation of all these natural features and natural resources. We are looking forward to the results of this study in the next month or two. General Development Goals and Policies Conservation Desi�1. The City's development philosophy is based on the preservation of the natural character,natural resources,natural features,and natural vistas in the City. A key element of this is `conservation design'ar developinent responsive to the existing natural factors prevalent within a given site. This is an approach that focuses on the ecology of a site as the foundation for determining how the site should be developed. The use of consetvation desi�i would be a requirement of the development of the Vets Camp property. Preservation ofNatural Features. The City's policies call forpreserving the natural character and view of the lakeshore and shorelands.Big Island encompasses avarietyofnatural features,which as apackage give the Island a unique character as a quiet,natural refuge in the midst of a busy lake. These features uZclude a number ofwetlands both along the shorelllle a.nd in the interior;wooded shorelines and hills,with recreational cabins or homes scattered along the shore but generally set back far enough from the shore to remain relatively unobtrusive;a�id steep bluffs at the shoreline,soine extending 30 to 40 feet in height. Many of the bluffs at the lakeshore of the Vets Camp are completely unprotected,in fact neglected,and are experiencing severe erosion. It will be necessary to remedy the erosion prior to any further development of the property. Further,in arder to preseive the natural vistas associated with the bluffs,it may be necessary to limit the height of buildings on the property, or to require additional setback requireinents,to avoid negative impacts to the view of the bluffs from the lake. A develop�nent application would have to include a sight-line analysis to show any impact on the view ofthe bluffs from the lake. Additional tree preservation and planting requirements may also be required. . Big Island Vets Camp Buildability Analysis January 27,2005 Page 3 Orono's shorela��d preservation ordinances include hardcover limitations and prohibitions on tree removal. Far instance,for all lakeshore properties,all trees within 75 feet ofthe shoreline and greater than 6 inches in diameter must be preserved. Because the Vets Camp property is a particularly unique property with unique natural features and nah�ral vistas,it would be reasonable to expand these lilnitations as necessary to allow for the level of preseivation desired by the City. Access Management.By its verynature,access to Big Island is severely limited. There are no roads that connect the Island to the mainland. Virtually all platted rights of way on the Island were dedicated to the public use in tlle 1800s,before motorized vehicles existed. The platted rights ofwayprovide internal circulation on the Island,and serve to provide access to the few interior non-lakeshore lots as well as those existing lakeshare lots with topographic impediments to direct lake access. The use ofmotorized vehicles is prohibited on the Tsland,per City Council action in 1971,and signs were posted on the Island shortly thereafter. The basis for the ban on motor vehicles includes the lack ofability of the City to provide adequate police/fire/emergency services;the lack of City ability to mainiain and plow roads;and the lack of the need of the public to use motorized vehicles on the Island. The City has not formally opened any of the existing rights of way to vehicular traffic,although it has been involved in maintaining certain access points to their historic level of improvement,to provide for the minimum access needs of Island l andowners. Exceptions to the ban are made for construction and property maintenance needs. In addition,the prohibition serves to preserve the natural character of the Island,and to protect the Island from the negative impacts of motorized vehicles.Because the City cannot easily monitor or maintain the condition of the roads on the Island,and because the use of motorized vehicles on the Island cannot be adequately monitared or regulated,the prohibition is a very important consideration in the future planning and layout ofproperties on the Island. The creation of new roads as a result of development should be avoided. Each newly created lot should have direct usable access to the lake,without having to cross another lot. Environmental Review While the Vets Camp property is not within a mandatory category for an Environmental Assessment Worksheet(EAW)under Miimesota Environmental Quality Board(EQB)Rules Chapter4410,it also is not in an exempt category. Because the site has a significant history of commercial,public and sem.i-public uses,and still contains historic vestiges of those uses;and because the property contains high ground overlooking Lake Minnetonka,suggesting potential past uses by native Americans;there is a high potential that the City Council would honor a qualified petition for an EAW if presented with such petition. Potential developers of the site should be prepared to complete the EAW process. 1 Big Island Vets Camp Buildability Analysis January 27,2005 Page 4 Subdivision of Property Subdivision to create new lots would require platting. Wetland delineation would be required. Due to the unique nature of the Vets Camp,a tree inventory and vegetation preservation plan would be required. Septic testing to identify at least two 5-bedrooin septic drainfield sites per lot would be required.More detailed subdivision requirements are found in Orono Municipal Code Chapter 82 as well as in the Zoning Code, Chapter 78. Zoning Code Requirements (The Orono Zoning Code may be accessed on-]ine at ci.orono.mn.us) RS District Pennitted Uses (See 78-564 for details): A) One-family detached seasonal recreational dwellings (not to exceed 180 days per year) B) One-family seasonal recreational use without principal structure (limited accessory structures allowed) C) Publicly owned/operated parks, nature areas or wildlife preserves (day use only) RS District Conditional Uses (Conditional Use Permit Required - See 78-565 for details): A) One-family principal dwellings(181 or more days per year)subj ect to ininimum health, safety and welfare requirements. B) Guest Cabuls accessory to a pennitted principal dwellulg,subj ect to minimum health,safety and welfare standards. C) Day-use recreation areas, subject to minimum standards. D) Overnight camps, subject to minimum standards. E) PRD (Planned Residential Development) Subdivisions. F) Animals - the keeping of domesticated animals for noncommercial purposes. RS District Accessorv Uses (See 78-566 for details) Additional Standards for development within the RS District are found in Chapter 78,Sections 78-561 through 78-577 of the Orono Municipal Code. Other general standards pertinent to development ofthe property are found throughout Chapter 78,the Orono Zoning Code. Basic development standards for the RS Dish-ict are summarized below: , . Big Island Vets Camp Buildability Analysis January 27,2005 Page 5 Minimum Lot Area: 5.0 acres of diy buildable land minimuin Minimum Lot Width: 200'minimum,measured as a straight line at the shore]ine and at the 75' lakeshore setback line Minimum Structure Setbacks: Lakeshore (929.4'MSL contour): 75' Wetlands: 26'(Pending ordina��ce revisions maychange this) Platted right-of-ways: 30' Internal side or rear lot line: 50' Setback from other buildings: 10' Hardcover Limitations: 0-75' from OHWL: 0% Allowed 75-250 from OHWL 25% of 75-250' Zone Allowed 250-500' from OHWL 30% of 250-500' Zone Allowed 500-1000' from OHWL 35% of 500-1000' Zone Allowed Building Height: Maximum 2-1/2 stories; maximum 30' (Must meet both standards) Construction Standards (See 78-573): 1) Foundation Required 2) Minimum Dwelling Area Required: Seasonal dwelling: 400 sf Principal Dwelling: 800 sf 3) Minimum dwelling width: 20' 4) Minimum roof requirements: (See 78-573) 5) Minimum Plumbing Requirements: (See 78-573) 6) Fire Protection System Requirements(See 78-573) 7) Building Security Requirements: (See 78-573) On-Site Sewage Treatment System Standards (See 78-574) Garbage Removal and Sanitation (See 78-575) Open Burning Prohibited (See 78-576) Tree Retnoval Regulated (See 78-577 and 78-1285) Permits are required for private improvements within public rights-of-way(See 78-567) � r Big Island Vets Camp Buildability Analysis January 27,2005 Page 6 Additional Comments - Dock locations and lake use regulations are under the purview of the Lake Minnetonka Conseivation District. - The small bay along the northwesterly shore of the Vets Camp property has become a gathering place for la.rge numbers ofboaters duiing the sununer inonths. This has resulted in concems about trespass on the Vets Cainp properiy. City regulations allow no fencing or otlier structures within 75'of the shoreline.Law enforcement on the water is the jurisdiction ofthe Heru�epin County Sheriff's Water Patrol,and on the land is tlie City of Orono.The City does not have the equipment or staffing necessary to provide general law enforcement or response to general calls for seivice on the property,and emergency response is subj ect to substantial delays due to the inaccessibility of the Island. - Fire protection service is limited at best,and at ceitain times of the yea�unavailable on the Island, due to the lack of fire-fighting equipment accessibility and lack of a conuilon water supply system. - Neither municipal sewer or water sei-vice are available to the Island.