HomeMy WebLinkAbout8A Knollridge Plat Waiver 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 21, 2015
AGENDA #: 8A
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 22.8 percent
based on a revised calculation using the ponding area surface as
impervious within Parcel B (Outlot A).
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 are as follows:
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/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:
The staff is looking into the possibility of applying a water quality or storm
water fee in this instance since the parcel to be combined is already
required for existing storm water drainage purposes in the platted area.
Adding a fee to compensate the city for the additional impervious surface
drainage caused by the petitioner’s construction of a pool exceeding the
30% maximum may be considered as an equitable means to recover this
loss. Staff will prepare a proposed fee for council consideration on
December 21.
ALTERNATIVES: 1. Motion and a second, to adopt a resolution waiving the platting
requirements to allow the combination of two parcels at 3027 Knollridge
Drive with or without a fee as the city council desires.
2. Motion and a second to deny the resolution and require the property be
platted.
3. Motion and a second to 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; lot for 3027
Knollridge; and Outlot A of The Coves of Northwood Meadows
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 21st DAY OF DECEMBER, 2015.
VOTE Hedberg Keeney McGuire Morton Thompson
Aye ☐ ☐ ☐ ☐ ☐
Nay ☐ ☐ ☐ ☐ ☐
Absent ☐ ☐ ☐ ☐ ☐
Abstain ☐ ☐ ☐ ☐ ☐
______________________________
Frank Boyles, City Manager