HomeMy WebLinkAboutCorrespondence to realtor/landowner ��
WINDWARD PROPERTIES, INC.
2385 Shadywood Road, Box 15
Navarre, Minnesota 55392
(612) 471-8457
Nov�nber 14, 1984
Mr. Mike Gaffron
CITY OF ORONO
P. O . Box 66
Crystal Bay, MN 55323
Dear Mike :
As per our phone conversation yesterday, I am an agent with
C.ntury 21 Windward Properties and am in the process of selling
a cabin on Big Island which is presently owned by Eugene A.
Nelson. (Record Lot ��22) . The offer I have written on behalf
of my buyer, Samuel A. McCloud, is contingent upon him receiving
a letter of verification from the City of Orono stating that
he may remodel or rebuild a new cabin on the property_ We have
been told by the listing agent, Judy Frommes , that this has all
been "hashed" out and that it is okay to do so, however, we do
need a verification letter to satisfy the buyer.
Please send the above to :
Samuel A. McCloud
Attorney at Law
533 Z�Test Parkdale Plaza
1660 South Highway 100 � - -
Minneapolis , MN 55415 � �.��J�4��Q�L��;
��:� - -�I ��
Sincerely f :� - �
' � � � 4 �Q .,
�� ���� ,�
�'a �
� ��
Cathy Jahnke
/cj
P. S . Please send a copy of the letter to my attention at
the above address .
Each Office Is Independently Owned And Operated REALTOR� Investment Property Sales
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�°� � - Post Office Box 66•Crystal Bay, Minnesota 55323•Municipal Offices
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November 28 , 1984
Mr. Samuel A. McCloud, Ltd.
533 West Parkdale Plaza
1660 South Highway 100
Minneapolis, MN 55415
Re: Big Island Property
Dear Mr. McCloud:
It is my understanding that you have purchased or are in the process of
purchasing property on Big Island referred to by the City of Orono as
Record Lot #22 , which comprises the following parcels :
PID NO. DESCRIPTION
22-117-23-41-0001 Part of Govt Lot 3 (Lakeshore Strip
Adjacent to Lots 6-11, Morse Island
Park )
23-117-23-32-0013 Lot 9 , Morse Island Park
23-117-23-32-0014 Lot 10 , Morse Island Park
23-117-23-32-0015 Lot 11, Morse Island Park
23-117-23-32-0019 Lot 15 , Morse Island Park
There are a number of items which from our standpoint are not totally
resolved, although a number of discussions have taken place :
l. Lot 15 is separated from the other parcels by a platted road
right-of-way. There has been discussion that Lot 15 would
not be sold with the remaining parcels, and the City would
agree to Lot 15 standing by itself as a separate recreational
lot (unbuildable ) and perhaps able to combine with other
adjacent unbuildable lots into a single building site as the
ordinances provide. Did you purchase Lot 15? Note that Lot
15 would not likely be accepted by the County for combination
with Lots 9 thru 11 across the right-of-way. If you do own Lot
15 , since the County would not accept the combination, a
special lot combination document would be filed by the City
with your chain of title.
BUILUING&ZO\1NG -a73•7357 • AU�11tiIS7RAT10N& PINANCf�: - 473-7358 • Pl'BLIC w'OKKS 473 7359
ASSESSING
� _ �
Mr. Samuel A. r�cCloud
Page 2
November 28 , 1984
2. We have received from Mr. Nelson copies of the torrens
certificates dated September 1970 from the strip along the
lakeshore. This division was never recorded by the County
for tax purposes and on our current plat maps is listed as a
single parcel adjacent to Lots 6 thru 11 . Am I correct in
presuming you are purchasing only the portion adjacent to Lots
9 thru 11? In order for you to obtain a separate tax statement
for this portion, the City would have to approve a
subdivision, since thiswas never legally subaivided per City
codes as far as we can discern. Please let me know if you wish
to proceed with this division.
3 . Because the lakeshore strip is in a different school district
than Lots 9 thru 11 , the Hennepin County Tax Records Of f ice
tells me you could not combine Lots 9 thru 11 with the lakeshore
strip. In order to complete this combination, you would need
to petition both school districts to have the boundary
changed. This would likely be approved by both districts,
but may involved more time and expense than is worthwhile.
Aside from these three issues , Record Lot 22 is considered a
substandard buildable record lot per Orono Municipal Code Section
10 . 31 , Subd 6 (f ) , but would require a lot area variance and parcel
combination application before the City would issue any permits for
remodeling or replacing the existing structure. Note that per Code
Section 10 . 31 Subd 6 (A) ( 3 ) , the previous owner did not apply for the
automatic lot area variance as prescribed, so you would have to make
this application.
For the sake of clarity, I am sending you a copy of Zoning Code Section
10 . 31 . Please contact me if you have further questions.
Sincerely,
Zv��'�� ���..��t---
� /
Michael P. Gaffron
Assistant Zoning Administrator
ps
Enclosure
pc: Cathy Jahnke
,
� September 23, 1983
Page 4 -
6 . Nelson properties RECORD LOT #16 & #22: Gene Nelson has
been to see me several times. This is whats happeninq
with these inter-related lots (see files for letters & notes)
(w�.�s c�t��d � t� �..�..-..a)
a) RL determination:
n� 22 (1) Gene Nelson owns 5 parcels; Lot 15 separate;
-��"" Lots 9-10-11 adjac�nt; and PID 22-41-0001 which is
adjacent to Lots 9 and 10 and also runs in front
_.__________,___of Lots 6-7-8��_These were called RL #_22�___.- ----__�_
(2) Victoria Arnesan (sister of Gene) owns Lots 6-7-8 .
�L �G (3) Vivian Nelson owns PID 44 � � of Lot 7� .
,....��---
i (4) Mrs. H.R. Nelson (mother). owns Lot C (PID' s 1 & 2)
All of 2-3-4 were called RL #16.
b) There are two cabins: one on Gene ' s RL #22 and one on
� Mrs. Nelson' s RL #�g.
; c) Gene says that Mrs. Nelson wants to donate much of her
�� property to Hennepin Park Reserve. The cabin is old, etc .
1 His sister Victoria wants to build a new cabin on her
� lots 6-7-8 .
d) Gene says PID 22-41-0001 was divided years ago between
himself and Victoria along the extension of their common
lot line (between Lots 8 and 9) and is Torrens accordingly,
even though the tax records show only one parcel. This
would give lots 6-7-8 iake access which they don 't have
otherwise .
e) Gene was to talk with Hennepin Park Reserve to see if
and how they might want property. I have said that if
this is donated this would be consistent with Orono' s
Comprehensive Management Plan and that even with less
property, City would still allow construction of new
cabin on Lots 6-7-8 since this would be instead of the
old cabin of Mrs. Nelson.
f) This is what we have talked about doing:
(1) Gene is to send us copies of Torrens certificates
especially showing division of 22-41-0001 ,
(2) Gene is to sign and send new lot combo and area
variance forms, which he has.
(3) If 22-41-0001 division is old, City staff will
contact Hennepin County to have division made;
City will then revise ordinance to re-do Record
Lots as follows: . -
ti
. .
September 23 , 1983
Page 4 �
6 . Nelson properties RECORD LOT #16 & #22: Gene Nelson has
been to see me several times. This is whats happ�ninq
with these inter-related lots (see files for letters & notes)
��.�s �t��d � f� �.�...o)
a) RL determination: .--_____!
- ------_
�� ?2 (1) Gene Nelson owns 5 parcels; Lot 15 separate; ��,
-! W" Lots 9-10-11 adjacent; and PID 22-41-0001 which is I
adjacent to Lots 9 and 10 and also runs in front �'�
• of Lots 6-7-8 . �h��e__were called RL #22 . '
..��._� -----�--_�_�_..,�-.�.--__r .... .. _ .
�`---.-_._._._�_____"""'--_----_-__ . ._ _ ..__._ . . ^
(2) Victoria Arneson (sister of Gene) owns Lots 6-7-8 .
�L �G (3) Vivian Nelson owns PID 44 � Z of Lot 7� .
---�----
(4) Mrs. H.R. Nelson (mother). owns Lot C (PID' s 1 & 2)
All of 2-3-4 were called RL #16.
b) There are two cabins: one on Gene ' s RL #22 and one on
Mrs. Nelson' s RL #�g.
c) Gene says that Mrs. Nelson wants to donate much of her
property to Hennepin Park Reserve . The cabin is old, etc .
His sister Victoria wants to build a new cabin on her
lots 6-7-8 .
d) Gene says PID 22-41-0001 was divided years ago between
himself and Victoria along the extension of their common
lot line (between Lots 8 and 9) and is Torrens accordingly,
even thouqh the tax records show only one parcel. This
would give lots 6-7-8 lake access which they don 't have
otherwise .
e) Gene was to talk with Hennepin Park Reserve to see if
and how they might want property. I have said that if
this is donated this would be consistent with Orono' s
Comprehensive Management Plan and that even with less
property, City would still allow construction of new
cabin on Lots 6-7-8 since this would be instead of the
old cabin of Mrs. Nelson.
f) This is what we have talked about doing:
(1) Gene is to send us copies of Torrens certificates
especially showing division of 22-41-0001 .
(2) Gene is to sign and send new lot combo and area
variance forms, which he has.
(3) If 22-41-0001 division is old, City staff will
contact Hennepin County to have division made;
City will then revise ordinance to re-do Record
Lots as follows:
(4) RECORD LOT #16, Gene Nelson, would include
Lots_ 9-10-11 and # 0�41-0001 only (omit Lot 15) .
------.--- -- --
- ----------- _ _. -_ ______
(5) RECORD LOT #22, Victoria Arneson, would include
Lots 6-7-8 plus '� of 22-41-0001 only.
(6) NEW RECORD LOT #70 would be Lot 15 alone which would
be unbuilable (separated now so it could be sold and
combined with other adjacent unbuildabl�, lots into
one building site as the ordinance provides) .
(7) NEW RECORD LOT #71 would be PID 23-32-0044 � 2 of Lot 7� e�
because this really is a separate owner. This is �
also unbuildable .
(8) NEW RECORD LOT #72 would be Mrs. H.R. Nelson' s Lot C,
PID' s 0001 & 2 , which would then ,be transfered to HPRD.
7 . Other Properties:
RECORD LOT #2 HPRD should have lot combo
RECORD LOT #3 Erickson should have quest house conditional
use permit (but they may not be intending to
use their two guest houses as su h - they have
not returned forms - no problem�pr no+.✓ .
RECORD LOT #4 Erickson vacant land needs lot combo�but
I think they applied directly to Hennepin County� .
RECORD LOT #6 Faus - nothing needed.
RECORD LOT #8 Ruud - vacant - combo processed but needs area
variance.
RECORD LOT #62 Deggendorf: should have principal use conditional
use permit, guest house conditional use and area
variances. Nothing returned yet.
8 . Properties which have not returned automatic variance forms :
a) Need variance only (already 1 parcel) :
RL #11 , 12 , 18 ,21 ,28 , 36 , 40 ,41 ,55 ,61 . �K 11n-e
b) Need variance and lot combo: ►+�'Te� 11� Q�-�
RL #19 ,23 ,24 ,25,27, 37,48 � , L , �
. '.
(4) RECORD LOT �� Gene Nelson, would include
Lots 9-10-11 and � of 22-41-0001 on�(omit Lot 15) .
-- --- --- --- -------__�.
� (5) RECORD LOT � Victoria Arneson, would include \
_—..Lots 6-7-8 plus � of 22-41-0001 only. ____,_____---- �
(6) NEW RECORD LOT #70 would be Lot 15 alone which would
be unbuilable (separated now so it could be sold and
combined with other adjacent unbuildabl@, lots into
one buildinq site as the ordinance provides) .
(7) NEW RECORD LOT #71 would be PID 23-32-0044 � Z of Lot 7� e�
because this really is a separate owner. This is �
also unbuildable.
(8) NEW RECORD LOT #72 would be Mrs. H.R. Nelson ' s Lot C,
PID' s 0001 & 2 , which would then ,be transfered to HPRD.
7 . Other Properties:
RECORD LOT #2 HPRD should have lot combo
RECORD LOT #3 Erickson should have quest house conditional
use permit (but they may not be intending to
use their two guest houses as su h - they have
not returned forms - no problem�r now .
RECORD LOT #4 Erickson vacant land needs lot combo�but
I think they applied directly to Hennepin County� ,
RECORD LOT #6 Faus - nothing needed.
RECORD LOT #8 Ruud - vacant - combo processed but needs area
variance .
RECORD LOT #62 Deggendorf: should have principal use conditional
use permit, quest house conditional use and area
variances. Nothing returned yet.
8 . Properties which have not returned automatic variance forms:
a) Need variance only (already 1 parcel) :
RL #11 , 12 , 18 ,21 ,28,36 , 40 ,41 ,55 ,61 . n.Fit� lin-e
b) Need var iance and lot combo: k�Te� 1�n Q�-�
RL #19 , 23,24 ,25,27,37 ,48 � , (_ , �
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'�'�` �'s �- Post Office Box 66•Crystal Bay,Minnesota 55323•Municipal Offices
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March 27 , 1985
Samuel A. McCloud
Attorney at Law
533 West Parkdale Plaza
1660 South Highway 100
Minneapolis , riN 55415
Re: Big Island Property (Record Lot #22�
_._-----
Dear Mr. McCloud :
This letter is to update you on the action taken by the
Planning Commission and City Council regarding the subdivision
for tax purposes of the lakeshore strip of property currently
under P.I.D. No. 22-117-23 41 0001 and which was torrensed as two
separate parcels some years ago.
The Plannin; Commission first reviewed the application on
February 19 , 1985. The staff recommendation to the Commission
was approval of the subdivision subject to combination of the
appropriate parcels per the record lot designations described in
the zoning code. D1r. Smedberg, who was present, objected to the
combination requirement. The Planning Commission tabled the item
pending further discussions between staff and the affected pro-
perty owners.
In the ensuing discussions, Smedberg gave the impression he
was mainly concerned with his buildability rights if the property
he is buying was one record lot instead of two, and he would
prefer that Lot C, to the rear, be a separate record lot. He was
informed that under the zoning code if he owns the contiguous
properties, they would be considered in total as one record lot,
hence his rights are not negotiable and are spelled out clearly
in the code.
In order to facilitate your anticipated closing, this item
was again brought to the Planning Commission on March 18 , with an
outline of the code regulations on Record Lots on Big Island.
Planning Commission voted 6-0 to recommend approval of the
division subject to combination of the northerly strip with your
Lots 9-10-11 and the southerly strip with Smedbergs Lots 6-7-8.
It is a standard policy of the Planning Commission and Council
when creating small unbuildable parcels as part of a metes-and-
bounds division, to require the resulting parcels to be combined
with the appropriate adjacent parcels.
BUILUItiG& 'LONING - 473-7357 • ADh11N15TRATION NC PINANCE - 473-7358 • Pl'BLIC w'URKS - 473-7359
ASS!{SSING
Samuel A. McCloud
March 27 , 1985
Page 2
Again, i.n order to accommodate your closing, this applica-
tion was brought directly to the Council at their next scheduled
meeting on March 25. Staff recommended approval per the Planning
Com�ission recommendation. At this meeting, Smedberg stated his
objections to a� combination stipulation at this time, feeling
he was being pressured by the City to complete an action he
should be given the appropriate 6-month period to consider.
Staff suggested to Council that the division for tax purposes
could be approved without the combination provisions at this
time, and the 6-month consideration period be granted to each
record lot owner as a separate issue. Council voted 2-1 to table
the application in order to allow Smedberg the 6-month period to
consider whether he would acknowledge the record lot designation,
and then take action on the subdivision and record lot acknow-
ledgements all at once.
I have been requested by Judy Frommes to formally indicate
to you that you have the right to reconstruct or replace your
existing cabin. It is my understanding that you are willing to
acknowledge that your Record Lot #22 consists of Lots 9-10-11 and
the lakeshore strip and will agree to the combination of these
parcels and agr�e to the filing of the automatic lot area
variance resolution in the chain of title.
If you do execute these documents , in return the City wi 11
grant you the automatic lot area variance, which effectively
grants you the rights per Section 10.31, Subdivision 6 (F) (copy
attached ) . Note that the listing for Record Lot #22 includes
P.I.D. No. 23-117-23 32 0019 , which is Lot #15, Morse Island
Park, and which former City Planner Alan Olson stated would
become separate Record Lot No. #70. This is still agreeable to
the City, but has not been officially changed in the code because
Mr. Nelson has never returned the paperwork.
I will shortly be forwarding to you copies of the lot
combination request form and the lot area variance resolution for
your review, signature, and return. Please contact me if you
have further questions.
Sincerely, /
:'
„ _� ;
� � ,
�,� � �� �-�,��. ,�_._
_�
;
Michael P. Gaffron,
Assistant Zoning Administrator
Enclosure
§ 10 . 31
Record Tax Parcels in Combined Exist.
�Lot No. Location Common Ownership Dry Acre. Use
4) Big Island 22-117-23 13 0001
0005
22-117-23 42 0001 19 .8 SR
5) Big Island 22-117-23 14 0002 9 . 0 CUP
6) Big Island 22-117-23 31 0001 6 . 3 SD
7) Deer ing Island 18-117-23 31 0001 _, ,_., ,,,6.5 ,„, . , SD .:... _,. ,,r,,.,,,
-�-�-, ,........ .r...
__.. __ .. _ _.. �.
-xw:. �... .�-�.�-.�F�-..=-
..��::._--_
F. Substandard - Buildable Record Lot Inventory.
The following record lots are hereby established, each of which is
determined to have a dry-buildable lot area of less than 5.0 acres
per owner, which lot area is substandard pursuant to the minimum
lot area requirements of this Subdivision. However , based upon
individual lot surveys and existing lot development patterns, the
� record lots listed herein are hereby granted lot area variances and
;� are recognized by the Council as buildable lots. Each of the
following record lots may be used f.or one-family seasonal
� recreational use or for a single permitted seasonal dwelling which
� may be either the existing dwelling, a replacement dwelling, or if
` vacant, a new dwelling, without further Council action or review,
subject to strict compliance with all setback, hardcover , on-site
sewage treatment and other performance standards for development in
the "RS" Distr �.�t, including tax parcel combination pursuant to
Subparagraph B of this Subdivision. Record lots are identified by
Record Lot Number , and each includes all property identified
thereafter by the listed tax parcel property identification
numbers. "SD" means permitted Seasonal Dwelling; "SR" means
permitted Seasonal Recreational Use without structures; "CUP" means
Conditional Use Permit:
Record Tax Parcels in Combined Exist .
Lot No. Location Common Ownershi Dry Acre. Use
8) Big Island 23-117-23 23 0001
23 0002 4 . 3 SR
9) Big Island 22-117-23 24 0006
24 0008 3. 7 SD
10) Big Island 23-117-23 22 0002 3. 6 SD
11) Mahpiyata Is. 22-117-23 13 0002 3. 4 SD
12) Big Island 22-117-23 42 0019 3. 1 SD
13) Big Island 22-117-23 24 0009 3. 1 SR
ORONO CC 317 (4-1-84j
• � 10 . 31
Record Tax Parcels in Combined Exist.
Lot No. Location Common Ownershi Dry Acre . Use
14) Big Island 22-117-23 42 0001 2 .7 SR
15) Big Island 23-117-23 32 0028
0029
0046
0047
0048
0049 2 . 5 SD
16) Big Island 23-117-23 32 0001
0002
0013
0014
0015
0044 2. 2 SD
17) Big Island 23-117-23 32 0030
0031
�032
0033
0041 2. 0 SD
18) Big Island 23-117-23 22 0018 1. 8 SD
19) Big Island 22-117-23 42 0004
0009
0010
0011
0012
0013
0014
0015
0016
0017
0018 1. 7 SR
20) Big Island 23-117-23 32 0042
0053 1. 5 SD
21) Big Island 22-117-23 31 0002 1.4 . SR
22) Big Island 22-117-23 41 0001
23-117-23 32 0013
0014
oais
-�9�93�9� 1.3 S D
23) Big Island 23-117-23 22 0008
0016 1. 2 SD
ORONO CC 318 (4-1-84)