HomeMy WebLinkAboutproperty info Melanie Curtis
From: Melanie Curtis
Sent: Monday, April 27, 2009 3:08 PM
To: 'edhanlon@hotmail.com'
Cc: Mike Gaffron; Evelyn M. Turner; Bill Wells; Christine Mattson
Subject: 525 Leaf Street
Attachments: admin_ci_orono_mn_us_20090427_142408.pdf
Mr. Hanlon
525 Leaf Street is zoned LR-1A, one family, lakeshore residential. This district has a 2 acre minimum lot area
requirement. Churches are permitted as a conditional use. This property has been operated as a church since 1908 and
in 1984, the City granted a conditional use permit for a church on the property based on this historical use (Resolution
1617).
You asked the following questions:
1. What issues, if any, have there been with this property? The City has, as recently as this past winter, received
complaints regarding noise and wedding/church related on-street parking.
2. Has anyone applied for uses in the past thar have been denied? No
3. Did the recent survey indicate any uses rhat citizens may desire? The property at 525 Leaf Street is not situated
such that it would be able to appropriately address any of the sited wants/needs of the Orono citizens outlined
within the recent citizen survey.
I've compiled some information from other City departments (below)that may be helpful as well.
MUNICIPAL SEWER—MUSA INFORMATION:
This property is being added to the Metropolitan Urban Service Area (MUSA) as part of the 2008-2030 Comprehensive
Plan Update, so that it will be eligible for municipal sewer extension. This is the only church facility in Orono not yet
connected to sewer. See draft Comp Plan text below:
`4. This 2008-2030 Comprehensive Plan will immediately expand the current 2008 MUSA
by adding the following 5 individual developed residential properties:
MUSA PART XXXXVI - 5 and 15 Brown Road South (These two properties
were connected to sewer in 2001-2003 under the 50 "floating units" allowance
granted to Orono by Met Council in 1996 but were inadvertently not added to the
MUSA with the 25 Brown Road South amendment approved by Met Council in
2007.)
MUSA PART XXXXVII - 465 and 525 Leaf Street (These two Shoreland
properties are surrounded on three sides by the MUSA, and easements exist to
allow for connection to the sewer existing within Oxford Road immediately to the
west without extending the municipal sewer system. The property at 465 Leaf
Street is 2.0 acres in area and contains a residence constructed in 1979. It
currently has a nonconforming septic system that needs to be replaced. The 4.5
acre property at 525 Leaf Street currently contains a church building used for
regular services as well as a pastor's residence that has been converted for
wedding preparation use. The church facilities are also used by a commercial
entity, Weddings of Wayzata. The property is guided for institutional use while
being zoned for residential single family use. An existing CUP allows use of the
i
� site for weddings as well as other religious purposes. The existing septic system
has limited capacity and is expected to need augmentation or a sewer connection
under the current usage levels. This is the only church facility in Orono that has
not been connected to sewer.)
MUSA PART XXXXVIII - 3060 Fox Street (This property is an isolated existing
residence on a 1-acre lot that abuts the Farview sewer project completed in 2007
and which was provided a stub but has not yet been connected. This property is
surrounded by 2-acre parcels.)"
We have not been requested by the current owners to extend sewer to the property,to my knowledge. Such a
connection cannot move forward until Met Council approves the Comp Plan Update, which likely will not be until late in
2009.The property has not been assessed for sewer, and would be subject to a Connection Charge per the current fee
schedule should connection be requested. The current per-unit Connection Charge for the Oxford Road sewer project
that this property would likely be connecting into, is$36,550 per unit. I don't know how many units would be charged,
which depends on the usage.
We do not have municipal water available in this area of the City. Water service will continue to be via private well.
SEPTIC SYSTEM:
The drainfield (mound) portion of the septic system for 525 Leaf is basically sized for a three bedroom house. The lift
station is oversized so that a time dose system can be used to even out peak flows. The water flow for a building such as
the church can vary so greatly that I am reluctant to give any occupancy recommendations at all. For example,two
church services on a Sunday morning for a 150 people each service would use approx. 50 gallons of water. The same
150 people at two weddings during the week would use approx. 750 gallons of water. As I stated earlier,the use of the
building can greatly change the amount of water being generated. I have attached several memos and letters
concerning this system. I would recommend that anyone interested in this building to contact me first to discuss the
proposed use and potential problems.
Willie Gibbs 952.249.4626
There is additional information contained within the city's files for this property. Please feel free to contact me should
you have any additional questions or if you wish to set up an appointment to review the files.
Thank you,
Melanie
Melanie Curtis
Planning &Zoning Coordinator
City of Orono
2750 Kelley Parkway
Orono, MN 55356
Direct Dial: 952.249.4627
Fax: 952.249.4616
Planning &Zoning Office 952.249.4620
Email: mcurtisCrDci.orono.mn.us
Website: www.ci.orono.mn.us
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