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to owner re status of property
�o� 0 0 ,rr�f�s i_ CITY of ORONO �, n���� ,,���<;�° � Mun,��pa� off�es �,t��',�������`G�;`�,�G~ Street Address: Mailing Address: `4$�Hp'g' 2750 Kelley Parkway P.O. Box 66 Orono, MN 55356 Crystai Bay, MN 55323•0066 May 23, 2005 Stephen D. Towle 5115 Pinnacle Drive Oldsmar,FL 34677 Re: Property in Orono: Lot l, Block 1, Jacobs Mill (PINS 32-118-23 21 0010) Dear Mr. Towle: You have requested that I provide you with a letter indicating the buildability status of your vacant properly at Lot 1,Block 1,Jacobs Mill(also known as 3760 Jacobs Mill Road)in the"before"and"after"condition with regards to the MnDOT acquisition currently underway. The property was platted in 1999 as part of the plat of Jacobs Mill. The property is zoned RR-lA,One FamilyRural Residential Zone,requiring a miniinum lot width of 300'and a minimum drybuildable acreage of 5.0 acres. The property contains a gross area of approximately 9.1 acres(9.12 per preliminary plat drawing;9.038 per Hennepin County Tax Records). Two delineated wetlands are located in the southerly portion of the property, totalling approximately 1.2 acres in area; the wetlands are within drainage easements comprising approximately 1.9 acres. These wetlands and easements were not deducted from the drybuildable calculations in 1999 during the plat approval process,because they are wetlands not historicallyprotected by Orono,although they are subj ect to Wetland Conservation Act(WCA)regulation and for all intents and purposes, they are not buildable land. Because the property is less than 10.0 acres gross area in the"before"condition,it is not subdividable today under the current zoning,and will not be subdividable after the MnDOT acquisition.The gross area of the property remaining after the MnDOT acquisition, appears to be approximately 5.7 acres, or approximately 3.8 acres exclusive of the wetland drainage easements. While there is apotential that the remainder ofthe propertymight ultimatelybe granted a lot area variance and allowed to be used as a building site if a variance was applied for,there are a number of factors, limita.tions,and unl�owns which could make the remaining properiy difficult to develop for residential use. These include: 1. The wetland is centrally located on the site, forcing all development to be at its periphery. Telephone(952)249-4600 • Fax(952)249-4616 www.ci.orono.mn.us Stephen D. Towle May 23, 2005 Page 2 2. MnDOT is acquiring the most buildable portion of the site,those areas above elevation 986'near the mid-point of the 9 acres,as well as the north-facing wooded slopes in the north half of the property. The remaining available areas meeting the required 100'front and rear and 50'side setbacks from the final lot lines,are generally at elevation 984'or lower,no more than 4'higher than the apparent wetland elevation,and with soils mapped as Hamel Loam,a relatively wet organic ----___ ._._. -----seil:���ai�r�g�d��l-o�3r���a�l3��o�di�civ�tc��ve�c��g-a.�e��-���t----.._ --------- unless fill is brought to the site, and the need for soil replacement is a possibility. 3. The most likely area for a house to be built is east of the tested and approved mound septic system drainfield sites. The 20'setback for structures and impervious surfaces from these sites,when considered in conjunction with the boundaries of the drainage easements,leaves only anaxrow corridor along the north lot boundary for installation of a driveway uphill from the mound sites. 4. The mound sites are within 30-50'of the temporary construction easement to be obtained by MnDOT. Protection of these sites from errant construction traffic(both from MnDOT construction and home construction)is of the utmost importance,because any vehicular traffic over these sites, evenby one vehicle on one occasion,could render them unusable. Further,the fact that these sites are near the base of the south-facing highway slope,will require extra caution in site grading design to ensure that runoff from that slope is directed away from the mound sites. Attached is a sketch compiling the available site information onto a single site plan for analysis purposes, as well as an excerpt map section from the Hennepin County Soil Survey.The MnDOT acquisition will leave you with a property that requires a lot area variance in order to construct a residence(no guarantee of approval,although such variances have been granted on occasion for pre-existing substandard lots in the 5-acre zone),and which has a number of constraints that will significantly limit site layout flexibility as compared to the property in the"before" condition. Please feel free to contact me at 952-249-4600 if you have any questions. Sincerely, � � Michael P. 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