HomeMy WebLinkAboutRe: building parameters Jo
en
000.
1.0000,
f--07 It000l
Q
714
o w 77�s ��� ins
CITY of ORONO
Municipal offices
P
Street Address: Mailing Address:
2750 Kelley Parkway P.O. Box 66
---.-- -- Orono, MN 55356 Crystal Bay, MN 55323 0066
November 1, 2005
Tim Devine
950 Willow View Drive
Long Lake,MN 55356
RE: Building Parameters for 531 North Stream Road
Dear Mr. Devine,
In response to your inquiries over the telephone on September 14, 2005 and in a letter
dated September 19, 2005, the City would offer the following comments regarding the
buildability of your property located at 531 North Stream Road:
• Septic designs must be completed and submitted to the City for review. The City has
on file percolation test information from 1985, however no design work was ever
completed and this information should not be used to determine viable septic site
locations today. Without actual designs, the impacts the septic site locations have on
the possible buildable area are unknown.
It is highly recommended that viable septic site and design work be completed first,
because if viable septic sites cannot be found all other parameters to determine
buildable area (noted below) become mute. It is also recommended that your septic
designer contact the City's Septic Inspector, Willie Gibbs at 952-249-4626, at the
start of the process.
® The depiction of wetland boundaries as platted in 1985 varies substantially from that
shown on your 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. In addition, the City adopted a new wetland
ordinance on August 22, 2005, which requires a more restrictive 36.5' structure
setback(16.5' buffer &20' buffer setback) where 26' was previously enforced.
o Principal structure setbacks of the RR— 1B district apply as follows:
o Spring Hill Road— 50'
o North Stream Road—50'
o Side Yard Setbacks—30'
Telephone(952)249-4600 a Fax(952)249-4616
www.ci.oronommus
• The property exists within the Shoreland Overlay District and is therefore subject to
the hardcover regulations of Section 78-1288 (attached for your reference). It appears
that the property lies within the 250'-500' and 500'-1,000' zones as measure from the
OHWL of Lydiard Lake.
In conclusion, the above noted requirements have virtually eliminated any buildable area
on the property as defined by the Zoning Ordinance. That being said, because the
property was legally created in accordance with the subdivision regulations that were in
effect in 1985, the City will be obligated to consider variances to the above noted
requirements that would allow for reasonable use of the property as a single family
dwelling. Reasonable use of the property, as far as footprint size, location, and level of
variance, can only be determined by the Planning Commission and City Council by a
formal variance process (application is attached). In order to apply for a variance your
application must include a development plan, including footprint location, size, proposed
grading, etc. Should you have further questions I can be reached at 952-249-4623.
Sincerely,
City of Orono
Janice Gundlach
City Planner
CC. Thomas Barrett, City Attorney
Mike Gaffron, Planning Director
Willie Gibbs, Septic Inspector
LOT STATUS WORKSHEET 4-25-05 MPG
Address: 531 North Stream Road
Legal: Lot 5,Block 1,North Stream
PINS: 25-118-23 34 0008
ISSUES:
1. Lot was created in 1985 (File#918)prior to adoption of Wetland Conservation Act. In 1985,
970'contour was used as the boundary of the wetland, and this yielded exactly 2.0 acres of dry
buildable. It is unknown whether the property meets the 2.0 acre dry buildable requirement
under WCA and current wetland rules. Wetland delineation and survey confirming non-
wetland area will be required prior to issuance of building permits; if less than 2.0
acres dry,will need a lot area variance.
2. Septic testing done in 1985 along SE boundary of propertry- current(2000) airphotos indicate
this area may be disturbed soils. No septic design was ever completed for this property.
Needs septic testing and design for primary and alternate sites for 5 Bedroom home.
Site Development Parameters:
Driveway access must be from North Stream Road(private). No driveway access will be
allowed directly to Spring Hill Road. Spring Hill Road is a City of Orono street.
Setbacks were approved at the time of subdivision and have not changed, except that setback
from wetland boundary depends on actual location of wetland boundary, and pending Orono
wetland code revisions will likely require a 16'wetland buffer plus 20' setback to buffer for any
structures.
Lot Line Setbacks: Along cul-de-sac and private road: 50'
Along Spring Hill Road: 50'
East Lot Line: 30'
S and SE Lot Lines: 30'
Use private wells and septic systems- City sewer and water are not planned for this area.
Melanie Curtis
From: Melanie Curtis
Sent: Friday, November 21, 2014 9:56 AM
To: John Adams (JAdams@CBBURNET.COM)
Cc: Andrew Mack; Mike Gaffron
Subject: 531 North Stream Rd - Letter
Attachments: buildability letter 112114_531 North Stream.pdf
John
As we discussed, please find attached the letter regarding 531 North Stream. A hard copy has been sent to Mike Hahn,
the property owner, today.
Variance Application
Wetland Code
Stormwater Overlay District Reas (Hardcover)
Please contact me with any additional questions.
Have a nice weekend- Melanie
Melanie Curtis
Direct 952.249.4627
Planning &Zoning Office 952.249.4620
2750 Kelley Parkway, Orono, MN 55356
Email: mcurtis(ccilci.orono.mn.us
Website: www.ci.orono.mn.us
1
CITY OF ORONO
'A Street Address: Mailing Address: Telephone(952)249-4600
2750 Kelley Parkway P.O.Box 66 Fax (952)249-4616
!9 Orono,MN 55356 Crystal Bay,MN 55323 www.ci.orono.mn.us
kESHO�
21 November 2014
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 area on the
property as defined by the Zoning Ordinance. Reasonable use of the property, as far as footprint
size, location, and level of any variance to make the lot buildable, can only be determined by the
Planning Commission and City Council by a formal variance process; a variance application is
enclosed. In order to apply for a variance your application must include a building plan and a full
survey, including footprint location,delineated wetland, proposed grading, etc.. Should you have
questions I can be reached at mcuf s@aci.orono.mn.usor by phone at 952.249.4627.
Sincerely,
City of Orono -�
Melanie Curtis
City Planner
enclosures
copies: John Adams, via email
Street File- 531 North Stream Road
Andrew Mack, Community Development Director