to re-build or sell

[knoppers]

not sure the best option. my cabin is 3 season, I want a year round cabin, my current cabin is in need of repair, new siding, windows, and some water damage repair. this cabin was built on solid clay, so to build a new place, I would have to tear everything out, foundation, well and septic. not sure what would be cheaper, selling and buying another place, or re-building. I like my lake lot and location. the big problem may be the lake, as my cabin is only 60ft from the lake, and new construction needs to be 100ft off the water, as my garage was built 100ft off, and there is no room to build beyond that. so the new place would have to be 60-75ft from the water. I would like slab in floor heat.

any opinions on my best option, and is there a way I can get around the 100ft set back?

cabin is in aitkin co.

thanks for any help.

kevin

[Eric Wettschreck]

I can't help with the set back, but I know this. In 95 I bought an old house and did some major remodeling. This building started out as a country skool and was built in the 1880's.

Looking back if I could do it all over again I would have ran away. The time and $$$ I have invested in this place is insane.

[Surface Tension]

You would have to apply for a variance if you plan on rebuilding.

Heres a start with contact info..

www.co.aitkin.mn.us/Departments/Enviro-Svcs/PDF-Library/FAQ-BuildingInAitkinCounty.pdf]

Along with that your septic and or well would be looked into.

Doing that should make your options a bit more clear.

[Pinusbanksiana]

Resorts in our area are tearing down those cabins on the waters edge and rebuilding two story cabins in the same spot. Don't know how they get away with it.

[Down Deep]

I would start with getting an estimate of what a new structure would cost. Then get a assessment on what your existing could sell for, not what it is worth. Remember anyone who would buy the cabin is buying all your problems. Setbacks can be handled with variances especially with an existing structure. Depends on how the local officials enforce their requirements. If you have to replace your septic a mound system could be required and they take up a lot of room and going from a seasonal use to year-round family will require even a bigger system.

On the bright side there are some smokin deals on lake property right now.

[delcecchi]

It is a remodel and addition, which can grandfather you around the setback rules. You don't have to keep much of the old structure. I think the guy across the road from me kept one stud of the wall.

Talk to whoever your local planning and zoning/building permit folks are. The big problem might be the septic.

[brmuskie]

Lots of bad info out there like "you don't have to keep much of the old structure" or "you only have to keep one wall". Talk to the zoning officials and find out for sure.

Also check out MN Statutes 394.36 - nonconforming structures. You could rebuild your current cabin for whatever reason in the same place without a variance. Most zoning officials would let you add a foundation to it at the same time. The only limitation would be you couldn't make it any bigger. Aitkin County might have language in their Ordinance that allows some additions to non-conforming structures.

Going from seasonal use to year round use has no impact on the required size of your septic system. Septic systems are sized based on the number of bedrooms.... and somewhat based on the number of water using appliances in the home such as water softeners, washing machines, dishwashers, spas, etc....

Bottom line - call the Environmental Services Department in Aitkin County to get the real answers. Contrary to some people's perception, they are generally good people and want to help you.

[Tom7227]

I guess that before going too far I would find out if the lot will pass a current perk test and that decent water can be found. You may find that the cost of these two things cause a real bind on your plans. Septic systems can get pricey real fast.

[delcecchi]

All I know is what I observed in St Louis County, where the guy across the road built an addition on his cabin. A buddy and I went over there to look around. We could only find one stud left of the old cabin. All other lumber was new.

But that was a while back, and things might have changed. Some places it is the county that issues permits, others the township.

In st. Louis county the septic has to pass before you can get a building permit. Or at least that is how it used to be.

[Surface Tension]

I think I mentioned something about contacting the county.

The key word below is "could" but IMO not likely in this case.

"MN Statutes 394.36 - nonconforming structures. You could rebuild your current cabin for whatever reason in the same place without a variance."

The statute mentions fire and peril. When you go through the process you'll find a new term "hardship and compliance". The variance for new construction certainly isn't a road block and the county isn't in the business of denying these requests.

Either way after contacting the county the OP will know all his options.

[jentz]

You can rebuild where the cabin sets.You can NOT enlarge the footprint of the original.You can go up.without variance.Even tho this is the rule things in some areas that made the newspapers are getting stricter.Submit a plan to the county building Dept.say nothing but a plan must include the setbacks for legality.Once reviewed you'll find out if your OK'd

[delcecchi]

Apologies, not trying to diss anyone.

[knoppers]

thanks for all the reply's. I will be contacting the county on what I can do. I would like to buy another place and not worry about it, but there is nothing in the area I like, for year round.

[not_nuf_time]

Just a little cover your rear end advise. Get what the county guys tell you in writing, also make sure then double sure your contractor understands the language of the county persons rulings. We were in the same boat as you and our builder didn't follow county building rules and we had a summer long battle with Morrison County.