06-11-07 Item 7C, PC 07-012, Variance at 1486 Arden Oaks Drive

Home Browse Search

) MAY-25-2007 10:13A FROM:MICHAEL LEE REMODELI 5517315152 TO: 5124927077 The project would require an extensive engineering evaluation of the existing home and foundations, and although not usually required for a residential structure, the new footings and foundations must be designed by a professional engineer. This project cannot be builder-designed. We are uncertain whether a system can be designed to support the existing house and garage while leaving room for the excavation work needed. CertaiIlly the best available house moving or engineering firm should be engaged. Whoever does the design and support work, they will not guarantee that structural damage to the house will not occur. Approximately 40 truck loads offill will need to be exported from the site, initially, and following installation of footings approximately 15 loads of fill will need to be returned to the site to fill in excavations. The site has no room for temporary storage of fill. If it rains during the project, work will need to stop because of local soils conditions- typical Arden Hills' clay. There will be significant risk of washouts and cave-ins if there are significant rains, requiring further excavations and making siltation control very difficult. Any builder that undertakes the job will either insist on a "cost plus" contract or require very significant contingency allowances because of unknown subsurface conditions and weather risks. It may be difficult to get builders to bid on the job because of the significant contingencies that must be considered. Architectural design for the front of the house will be a challenge, because of the two- story f~e of the garage adjacent to a raised entrance. We believe that a variance from the front set-back lines may be required for the engineered retaining walls and associated guard rails that will need to project a signficant distance from the front of the house, and you should review possible variance requirements with the City planning department. Significant engineering design work would be necessary before even rough estimates of the project cost could be prepared. However, we believe that the cost of such a project would be at least $75,000 greater than constructing a new garage in front of the house as previously proposed, and possibly much more. In our opinion, the cost of such a project, in comparison to the value of the existing home would make the project practically unfeasible. Michael Lee, Inc. is not willing to take on this project of lowering the existing garage floor and driveway due to the complexity, risks and unknowns. ~_ODa P.Y3