HomeMy WebLinkAbout5F - Waiving Platting (Scharf)
CITY COUNCIL AGENDA REPORT
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
MEETING DATE:
AGENDA #:
PREPARED BY:
REVIEWED BY:
MARCH 15, 2004
5F
CYNTHIA KIRCHOFF, AICP, PLANNER
JANE KANSIER, PLANNING COORDINATOR
CONSIDER APPROVAL OF A RESOLUTION WAIVING PLATTING
REQUIREMENTS FOR THE SUBDIVISION OF PROPERTY LOCATED IN
SECTION 10, TOWNSHIP 114, RANGE 22
AGENDA ITEM:
DISCUSSION:
Historv: Allen Scharf is the owner of approximately 3.5 acres of land located
at 3775 and 3845 170th Street, south of CSAH 12 (170th Street) and north of
TH 13. Two commercial buildings are present on the unplatted parcel, the
Triangle Car Wash and former Buff and Shine.
Current Circumstances: Joe Bendzick, the applicant, is requesting the
property be subdivided into two parcels so that he may purchase Tract 1 for
the operation of commercial retail sales in the existing building. The current
property owner will retain Tract 2, which will also house an existing building.
This property is zoned C-1 (Neighborhood Commercial). The minimum lot
size is 20,000 square feet, and the maximum lot size is 5 acres. Tract 1 is
proposed to be 1.78 acres (or 77,593 square feet) and Tract 2 is proposed to
be 1.8 acres (or 78,406 square feet). The C-1 use district minimum setbacks
are compared to the existing structures on both tracts in the following table:
TABLE 1
C-1 REQUIRED SETBACKS COMPARED TO EXISTING SETBACKS
Yard Requirements Tract 1 Tract 2
(in feet) (in feet) (in feet)
Front 30 45.37/237 55.31/198/93
Side 15 120.24n2 136.03
Rear 30 n/a n/a
Permitted uses include banks, offices, services, and retail. As noted, the
applicant proposes to operate retail sales on proposed Tract 1.
The Issues: The subdivision of unplatted land (lands described by metes and
bounds) is regulated by Sections 1006.104 through 1006.106 of the City
Subdivision Ordinance. These sections state the following:
1:\04 files\04 admin plats\bendzick m & b sub\cc report.doc
PQge j .
www.cnyotpnorlake.com
Phone 952.447.4230 / Fax 952.447.4245
1006. 104 Convevance Bv Metes And Bounds. No division of one or
more parcels in which the land conveyed is described by metes and bounds
shall be recorded if the division is a subdivision, as defined by the Subdivision
Ordinance. Building permits will be withheld for buildings or tracts that have
been subdivided and conveyed by this method without City approval and the
City may refuse to take over tracts as streets or roads or to improve, repair or
maintain any such tracts,
1006.105 ExceDtions. The provisions of Section 1006. 104 do not apply
where all the resulting parcels, tracts, lots, or interests will be twenty (20)
acres or larger in size and five hundred feet (500? in width for residential uses
and least five (5) acres or larger in size for commercial and industrial uses.
1006.106 Council Resolution Waivina Reauirements. In any case in
which compliance with the foregoing restrictions will create an unnecessary
hardship and failure to comply will not interfere with the purpose of this
Section, the Council may waive such compliance by the adoption of a
resolution to that effect and the conveyance may then be filed,
The applicant is requesting a waiver of platting requirements to subdivide a
3.5 acre parcel into Tract 1 and 2. The resulting parcels will be 1.78 acres
and 1.8 acres, so both will comply with minimum lot size for the C-1 use
district. Both structures also comply with required minimum setbacks.
Although the applicant cites the added costs of platting the property as the
difficulty, staff recognizes the uncertain location of the future reconstruction
and realignment ot CSAH 12 as the hardship. CSAH 12 is scheduled tor
reconstruction in 2006. The future intersection of CSAH 12 and TH 13 may
extend through the property, so platting the property at this time appears to be
impracticable. The subdivision will create a second parcel but no
development is proposed at this time.
Normally, the City would collect the applicable development fees with the
subdivision. Again, due to the uncertainty ot the location and right-ot-way
needs for CSAH 12 project, staff feels it is reasonable to defer the fees until
the property is redeveloped.
Upon development of the property or construction of a new or expansion of
the existing building, the City will prepare a Development Contract and collect
the appropriate development fees. Therefore, waiving the platting
requirements at this time will not interfere with the purpose of the Subdivision
Ordinance.
Another issue is that the property is not currently connected to municipal
sewer and water service. However, as a condition of approval staff
recommends the connection be made upon the availability of services.
1:\04 files\04 admin plats\bendzick m & b sub\cc report.doc
Page 2
_..._-.,-""""'""'...".._-_.'_.._....-".....-,..,,-.,.~"-",.,~,-"'~,._-,._.,..'"',._._-"'.""'-'-----~-.,-
Conclusion: The staff recommends the City Council waive the platting
requirements and allow the property owner to subdivide the 3.5 acre parcel
into two tracts so that Tract 1 can be conveyed to the applicant, with two
conditions:
1. Development fees shall be paid upon development of the property,
construction of a new building, or expansion of the existing building.
2. The property shall be connected to City sewer and water when it is
available.
FISCAL IMPACT:
Budaet ImDact: There is no budget impact as a result of this proposal.
AL TERNA liVES:
The City Council has three alternatives:
1. Adopt a resolution waiving the platting requirements and allowing the
property owner to create a new lot and to convey Tract 1 to the applicant.
2. Deny the resolution and require the property be platted.
3. Defer this item and provide staff with specific direction.
RECOMMENDED
MOTION:
A motion and second to adopt a resolution waiving the platting requirement
and allowing the property owner to create a new lot and convey Tract 1 to the
applicant, with the following conditions:
1. Fees shall be paid upon development of the property, construction of a
new building, or expansion of the existing building.
2. The property must be connected to City sewer and water when it is
available.
REVIEWED BY:
Frank Boyles, City Manager
1:\04 files\04 admin plats\bendzick m & b sub\cc report. doc
Page 3
". "'-"'''~'''_''''''~''_'''''''''-'''''''-''''---'''''-'''' -, . '. '-." ~",-,"--"-".~._--,~,~""---""'-""""-~,--""""".''''''."........
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
RESOLUTION 04.XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL WAIVING THE PLATTING REQUIREMENTS AND ALLOWING THE
CONVEYANCE OF PROPERTY IN SECTION 10, TOWNSHIP 114, RANGE 22
MOTION BY:
SECOND BY:
WHEREAS:
Allen Scharf is the owner of property located in Section 10, Township 114, Range 22; and
WHEREAS:
The property owner and the applicant, Joe Bendzick, have asked the City Council to waive the platting
requirements for this property to allow the creation of new parcels, one of which will be conveyed to the
applicant; and
WHEREAS:
Future subdivision of the property will require platting and the payment of development fees; and
WHEREAS
The property shall be connected to City sewer and water upon availability; and
WHEREAS:
The City Council has found that waiving the platting requirements for this conveyance will not interfere
with the purpose of the Subdivision Ordinance; and
WHEREAS:
The City Council has approved the conveyance of this property by metes and bounds.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PRIOR LAKE, MINNESOTA:
1. The recitals set forth above are incorporated herein as if fully setforth.
2. The platting requirements are hereby waived.
3. The property owners may convey the property as shown on the survey attached as Exhibit A.
4. The metes and bounds subdivision is subject to the following conditions:
a) Development fees shall be paid upon development of the property, construction of a new building or expansion of the
existing building.
b) The property must be connected to City sewer and water when it is available.
Passed and adopted this 15th day of March, 2004.
YES NO
Haugen Haugen
Blomberg Blomberg
LeMair LeMair
Petersen Petersen
Zieska Zieska
Frank Boyles, City Manager
1:\04 files\04 admin plats\bendzick m & b sub\resolution.doc
www.cityofpriorlake.com
Page 1
Phone 952.447.4230 / Fax 952.447.4245
\
\ <,
\ \ 'L~,
.~'b "
~~:~. \\ \
~...\
~.';\/';
/ \
\
\ ~~-
,'-" ~io .~. \
. ,) \~I
\
\
\
~.
i~
~~~ \.
\ \
\ \
\ \
\ \
\ \
\ ~\~
~:
\\,
\ \
\
\
\
\
\
\
\
\
\
\ \
\
\.
\.
\
~
~
:>
~
~
ifJ.
~
o
~
~
<
u
~
~
~
~
~
~
u
Ii I i ~
~ q;;c
u -all
~. !~~~
ll. - 5 i i
~ ~ in!
l:l 0- 0
.
ii
~i
II!U
",I:
~~
~~;
~!:
i~~
\...
I , 0..
l'; \ i~
~ u,>
z 18
\"1:.
\~
\ <<.
<... P-
i ~:N
ibl~
. ----'
~
~~
:i:\~{
g~~ L!JJ
l.SI,IO.llIH
OI'Kt
"u
~;
!i~
028
~ ~~
~~]
~i~
H~
::i~i
!l,1--
~~~
;~f
:H
H~
cj?~
~ti.c
.<i
~io
:ii
~s:
I~i!!
Hi
8z"
os~
lloi!
iJ~
;U
~aH~~jr
~ t ~ .r ~ ~ ~.o 1:
~i2D~~~30
~:=~~g~~i.,;
E_Oo.;;_~~o.ll
:~!:a..ai~.!~
c:::~..e""2'J-'
.j ~~.n~;'O~~o
~;~:3;~~iP
~=~iir-h~~
UOOE'ONt/'I4tcOG
~!~~~~::~~:
V:J;8~'~~js:
;2~1!5!~si ~
H~'OH~!!~~
:~;;fi!'~j;u
~:~~~~i8g~
~:~iii~.ti-~...;
~c'~s:5~:I: ..~"O
:!~!~i~~t:
i! i:~ !;.~I =~
~~t~:tV;?~ ~
HmnW
~ i ~!!;:;;~h!
c eg;;;oll,,;; ~li
!!.l:5f~Y:~
~;ht:H~~
lii~;gi:~~
\.
\,
'(~~')
\,
c
~li):i~liJ~h
z ~ll th ~::;~:;:€:.:
!!~; IH~ i HH
ii~~~ Hrr~:: ~
!mmmm
~~;;: i~~ ~~~ i~~
;~~~! .il~ ~R~~:
~~ ~g.~~ ~j; ~:ig
mmHmi~
~ s E .~ =- !! · !";; jj..!; II
~i~!i~l~~~i~~
~H~~f~ H h ~.~
'Hmnmm
~ 5 ~~ ~~~.r~~~ 8':
t ~ .~ ; 0 ~ ~ J1 '0 f~ ~ .~
80::!:~ ~ ~~~ g b.~
O"E!!8~U~!.=~I
~j ~~,~~~~ b~~do
\
\
\1\
\
\
\
\
\
\
\
\
,,,
,,>
\
\
, I.
\
\
~
o
N
~
\
~ ---
\
\
_\~/il
~!
)-03
~
'lQ
Cii
;J
'" z 0
0:" Z
g 8 ~
t; d~
A ~ :~
$ is l)l ,
! lQ vi!
I ~ g~
.., t; ~
~~ ~
~
JSJ Wd vU:C'vO vO/ll/2O
5~ ~"fo"'d PU01\'J
b"Ph91?\fi"P\hEXHlBIT A
LOCATION MAP FOR BENDZICK
METES & BOUNDS SUBDIVISION
UJUlltW
~
~
500
I
o
500 Feet
I
+
-",.....,....._~-~.......""""'=....._,.~~.....~-....-..,_...... """~"...,..~.."'m~..~...."......;..--.___........,_~..~__....._"........_._.._......''''''-''_'"__'~''''~'''''':'~'''....,..........._._.._"...~,_..,~..__,~'~~"_'._"_..,"..,,, __ ,. ......."".,~_..",'_..,.,.,.,.",.",'~"~" """".""__"",_",_,~_""","'_.";"4~_",,,,_,_~,,,~,,,_,,,,,~,,'.._""'. ..
I
I
!
j
1
I
,:I
'1
;:
\
\
\
\
\
~
~
>
~
~
r.n
~
o
~
~
<
u
~
~
1--4
~
~
~
u
:i 'I : J ~
0( :.~
~ -811
~. ~~U
2E ~ ;;;
0( iii
~ lUl!I
. 0e 0
~
r[1.,
i~.. \ ':
WllIll :
\. \
\ \
\ \
\ \
\ \
\ \\j
~,
\\
\
\ \
\ \
~ \
.. \
\. Ii
\ :
.(c
\
\
\
\
\
\
\
\
\
\
\
\
~I
~u
n
IIlU
i~
b:r"
15~
'i;;~
We'/!
a...
\
\
\
\
\
\
\
\
\
\
\
\.
\
\
\
\
\
\ \_-----
\ \ /~--_.\"-
\ ,~ -\ \
j ..-,.-' "\
\ \"
"'\, \
\ c~_ "_
.' ~ .~~. \
,.~, '~). \
\ .
\ \.
\
\
\
\
\
\ ~!
, ~i
\ ~ ~;;
~ ,J = ':!
\ lot
\
\
\
\
\
\
\ ~ .
~ .. \ ~
\" u,>
z 18
\ \'4.
, I':
\ ~
\
<.. i~
\ -t:..
~-3ll1ll
\
\
\..
o-rH\r:n\" .~~'_-
u~. 'i3Z
~~': :t
~~ ~
3.SI,ICI.ION
OI.trt
..ll
jiD
Zf;l
ii:
,;~z
hj
s _..
~:]
i~ll
'ili
Jl :J:l;
~l:
30'" J
c!'"
DO'"
:~i
~ 0"
;;j
lis
~h
0, 0
'iii
li~
_0
~ii
:::i~
liig,
jii
-~~
0_
pi
~j~
iu
Ii!
; 1i)i'::;~lr-
': 5--;'&0 ;-i
.! 31'i :~;.;;:
Pr",51~o-
d~-j~~~:::; ,
_~ol\._ ''''0
i~HUili~
l':;~ori~~t~~o
"~zo.~:;;l-.
~1l:::~;5' J~
uo-;'13r;;lo~~
HI Uo~:Ii!
.llll_D H:.'I
rj~!Q='esiJ~
:.;:112";'i~ II
6~hri~: g
"'011 ~ i-~o
.Z ;11:..110 ~ll-
;sg~~~.."ii
.to!.:1~I~lI'l
HH!lth~
"'11 1I.. ...."
o"~q~~Uli
iiiS1!:i~i
"ii ~o3-.:2-a':i
..ncZ-:J:.!.-.
'0 sl l!1C :i; b
': oi :8:!! .i.~;
~,rz-'" ..... ":
'ifoiiilfr;:
~lro;H3!!
, 0..-1100
t t,: ..z, ..; 0 "
3u:~"I:.:-
Oiio_l"i:o~
.thI"slis.
li;6o~I:I~
,,'::'
'(~:')
'(~.,
'l'.
,~,
~
i 0
'I '" i
,I ffi g
...... <::;J !I ... ~
i ~
! ~ ~
I ~ !
3
f
..lii2~J~ ; L
: li~ i~Ji: ..h: ~
J~lltozl.:i12~-~
H'l: f~s;i :H:
0: :""".0- .u -
~20fJ:~i;lt=;1
;Hj~; r~S~ 0:;
ti~ i:~,;!~~ij;
~1z 5 ~ jooH: iii
i~!o~''''='''.uzz :.0-
~: i~ :i!;s~ S! li
8p:~i 1Ili =;g~g
II' _u "c:iK . 0-
~~!:Ili.~~j:l
OD._~ c8.o"".
&H~d! I:~":.!
Gl:25.~,2"iO;E!""U'O
~~8;;i i'~~~i!~
- -tw'8...::>.,,~
toJoji; (' o~ ;8:
HH:li';,it~h:
~.~;i~~ ?t!.!.i ~
2.""A---.oS5.2!'E
~!iol!i.ol:i~~
~ ji tls~.;l: is:s
~il:~;igi~!ti
~~~~!in!i::i
i .So:; :jolO o~j..
eli..-li..-"lDO- .c
iB~::H~:~r
<1v:,:r;;H! sri sf
o.E!!:;~~if~~t
li BHHi~~';~
\
\
\
\ ,~ \
\
,,, \
\
\ \
~\ \ I.
..\
\ \
\
~
r----
I
_:';i)
~
~
~
I
~
~
iSJ Hd p('(('pO pO/ll/20 b."'h')I;~\ti.t>'hql<!'L Sl:>~O"'d pu01'-J
u
~;i
~I
~!
;..a
. ~
lD
in