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Home My WebLink About5I Knollridge Plat Waiver Agenda Report Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com 4646 Dakota Street SE Prior Lake, MN 55372 CITY COUNCIL AGENDA REPORT MEETING DATE: DECEMBER 14, 2015 AGENDA #: 5I PREPARED BY: DAN ROGNESS, COMMUNITY & ECON. DEVELOPMENT DIRECTOR PRESENTED BY: DAN ROGNESS AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION WAIVING PLATTING REQUIREMENTS FOR THE COMBINATION OF PROPERTY LOCATED AT 3027 KNOLLRIDGE DRIVE DISCUSSION: Introduction The purpose of this agenda item is to review a request for the combination of two parcels of land located on Knollridge Drive in the Northwood Oaks Estates and the Coves of Northwood Meadows plats. History Kurt Larson and Rochelle Johnson own one parcel (‘A’ on the attached map), and WA Feldman Development Company owns another adjacent parcel (‘B’ on the attached map). Parcel A (PID #258010280) is 0.42 acre, and Parcel B (PID #254620430) is 2.16 acres, which would be combined as 2.58 acres. The minimum required lot area for parcels in the R-1 Use District is 15,000 square feet. Current Circumstances Parcel A at 3027 Knollridge Drive includes a single family house on a lot that meets the City’s minimum zoning lot standards in the R-1 Use District except for the 30% maximum impervious surface in the Shoreland District. Parcel A’s existing impervious surface is 35.6 percent. In order to comply, the owner must either remove existing impervious hard surface area or add more property to Parcel A. Kurt Larson is a partner with WA Feldman Development Company, which originally developed much of the Northwood plats. Parcel B (shown in the Attachment) is an existing Outlot A within the Coves of Northwood Meadows plat for purposes of storm water retention and open space. A public drainage and utility easement covers 100% of this outlot. If combined with Parcel A, Parcel B would not allow any building due to the easement; in addition, the outlot legal description would remain. Parcel B would become part of one combined parcel identification under one ownership (Kurt Larson and Rochelle Johnson). The combined single parcel would allow the impervious percent to be reduced to 5.8 percent. Conclusion The approval of the waiver will facilitate the process to combine the parcels together in order to meet the City’s maximum impervious surface requirement. One combined parcel would still not allow the owner to build anything on Parcel B (Outlot A of Coves of Northwood Meadows). ISSUES: The subdivision or combination of is regulated by Subsection 1006.100 of the City Subdivision Ordinance. Subsections 1006.104–106 state the following: 1006.104 Conveyance By 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 Exceptions. 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 Waiving Requirements. 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 combine the parcels in order to create a one larger parcel for the existing single family home. In this particular case, the obligation of the platting requirements creates an unnecessary hardship for the property owner to combine the property since the additional property will remain as is (an unbuildable outlot covered by a public drainage and utility easement). As a condition of approval, the property owner must submit deeds for the newly created parcel under one ownership. FINANCIAL IMPACT: There is no budget impact as a result of this proposal ALTERNATIVES: 1. Motion and a second, as part of the Consent Agenda, to adopt a resolution waiving the platting requirements to allow the combination of two parcels at 3027 Knollridge Drive. 2. Deny the resolution and require the property be platted. 3. Defer this item and provide staff with specific direction. RECOMMENDED MOTION: Alternative # 1 ATTACHMENTS: 1. Map of Parcel A and Parcel B to be combined. 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 15-xxx A RESOLUTION WAIVING PLATTING REQUIREMENTS FOR THE COMBINATION OF PROPERTY LOCATED AT 3027 KNOLLRIDGE DRIVE Motion By: Second By: WHEREAS, Kurt Larson and Rochelle Johnson are the owners of property located 3027 Knollridge Drive (Parcel A), and WA Feldman Development Company own adjacent property (Parcel B), all within the Northwood Oaks Estates and the Coves of Northwood Meadows plats; and WHEREAS, The property owners have asked the City Council to waive the platting requirements for this property in order to allow for the combination of two parcels identified as PID #254620430 and #2598010280; and WHEREAS, The City Council has found that compliance with the restrictions set forth in Subsections 1006.103, 1006.104 and 1006.105 of the Subdivision Ordinance will create an unnecessary hardship since no development is allowed on Parcel B, and failure to comply will not interfere with the purpose of the Subdivision Ordinance; and WHEREAS, The City Council has approved the conveyance of this property according to Subsection 1006.106 by waiving certain requirements in Subsection 1006.100. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The platting requirements are hereby waived. 3. The property owner(s) may combine Parcel A (PID #258010280) and Parcel B (PID #254620430) as shown on the map attached as Exhibit A, located in the Northwood Oaks Estates and the Coves of Northwood Meadows plats. 4. Conveyance of this property is subject to the condition that the property owner(s) submit deeds to the City of Prior Lake describing the newly created parcels. 5. All assessments levied or pending against these two parcels are hereby approved by the City of Prior Lake as one combined assessment. PASSED AND ADOPTED THIS 14TH DAY OF DECEMBER, 2015. VOTE Hedberg Keeney McGuire Morton Thompson Aye ☐ ☐ ☐ ☐ ☐ Nay ☐ ☐ ☐ ☐ ☐ Absent ☐ ☐ ☐ ☐ ☐ Abstain ☐ ☐ ☐ ☐ ☐ ______________________________ Frank Boyles, City Manager