HomeMy WebLinkAbout2004-03-31 City Ltr to Homeowner Re Non Conforming Use Fire Damage Calculation �? r
City of Oak Park Heights
14168 Oak Park Blvd N.•Box 2007•Oak Park Heights,MN 55082•(651)439-4439•Fax 439-0574
March 31, 2004
Mr. Larry Phillips CERTIFIED MAIL- RETURN RECEIPT REQUESTED
5272 Stagecoach Trail, N.
Oak Park Heights, MN 5082
Re: Non-conforming use fire damage calculation
Subject Address: 5272 Stagecoach Trail, N. (03.029.20.31.0005)
Dear Mr. Phillips:
City Ordinance directs that non-conforming structures destroyed beyond 50% of their
Fair Market Value (FMV) as determined by the City, must be removed. Your property at
• 5272 Stagecoach is a single family residential dwelling located within an area zoned
industrial (I) and is considered to be non-conforming.
The Washington County Assessor's Office states that your ASSESSED VALUES are
$127,200 for the dwelling structure and $75,000 for the land. You had indicated that the
estimated cost to restore your property to a pre-fire condition is $179,000; considerably
more than 50% of your ASSESSED VALUE totaling $63,600. ($127,200 X .50 =
$63,600)
Granted, the ASSESSED VALUE is not necessarily the Fair Market Value, but if 20% is
added to the ASSESSED VALUE, to better estimate a Fair Market Value, the total for
reconstruction of$179,000 would still be greater than 50% of the ASSESSED VALUE
plus 20%. [.50 X($127,200 X 1.20) = $76,320]
At this time, I am informing you that per City Ordinance 401.15. A.7 the dwelling at this
property address may not be reconstructed as it is non-conforming to the property's
zoning and the damage to the structure is in excess of 50% of the FMV. Additionally, the
structure must be removed from the property.
You are invited to contact us to discuss this matter further and provide any additional
information that you believe would be helpful to the determination of the status of your
structure under the City Code. We would ask that you do so promptly. Unless a different
determination is made by the City of Oak Park Heights, the structure must be
demolished and any existing wells, tanks, etc. closed/capped off. Said demolition will
require a permit from the City of Oak Park Heights and must be completed no later than
Friday, July 1, 2004.
At this time, I am advising you that the structure is to be considered hazardous. Please
secure the building to prevent unauthorized entry. If you have any questions regarding
this information, kindly contact me.
5 erely,
777Jim Butl ,
Building Official