HomeMy WebLinkAbout10A - Waive Plat Requir-Stemmer
CITY COUNCIL AGENDA REPORT
MEETING DATE:
AGENDA #:
PREPARED BY:
MAY 5, 2003
10A
JANE KANSIER, PLANNING COORDINATOR
CONSIDER APPROVAL OF A RESOLUTION WAIVING PLATTING
REQUIREMENTS FOR THE SUBDIVISION OF PROPERTY LOCATED IN
SECTION 4, TOWNSHIP 114, RANGE 22 (STEMMER PROPERTY)
AGENDA ITEM:
DISCUSSION:
Historv: Arcon Development, represented by Larry Frank, and Warren
Stemmer are requesting approval for the metes and subdivision of unplatted
land located adjacent to Spring Lake Regional Park, north of CSAH 12, in the
Southwest X of the Northwest X of Section 4, Township 114, Range 22. The
entire property is currently 79.3 acres in area, and is the site of the Stemmer
home.
Current Circumstances: The applicants are proposing to subdivide the
existing parcel into two lots. Arcon Development is purchasing 77.5 acres of
the land for future development. The remaining 1.85 acre parcel is the site of
the existing Stemmer home. This property is designated for Low to Medium
Density Residential uses on the 2020 Comprehensive Land Use Plan Map.
There is no sewer and water service available to this site at the present time.
Municipal services will be extended to serve this property as part of the
development. Arcon Development has agreed to include the Stemmer
residence in the platting of this area, and to extend services at that time.
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:
1006. 104 Conveyance 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 Exceptions. The provisions of Section 1006. 104 do not apply
where all the resulting parcels, tracts, lots, or interests will be twenty (20)
1:\03 files\03 subdivisions\arconstemmer\cc report. doc Page I
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
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 purpose of the proposed subdivision is to allow Arcon Development to
purchase the Stemmer property and to allow the Stemmers to retain
ownership of their home. In the near future, both the existing Stemmer home
and the vacant land will be included in a future plat and served with City
services. At that time, the City will prepare a Development Contract and
collect the appropriate development fees.
Conclusion: Under other circumstances, the staff would not recommend
approval of this request. However, if a condition of approval of this
subdivision requires both properties be platted and connected to City sewer
and water at the time of development, waiving the platting requirements at this
time will not interfere with the purpose of the Subdivision Ordinance. The staff
recommends the City Council waive the platting requirements subject to this
condition.
FISCAL IMPACT:
Budaet Impact: There is no budget impact as a result of this proposal.
ALTERNATIVES:
The City Council has three alternatives:
1. Adopt a resolution waiving the platting requirements as requested, subject
to the listed condition.
2. Deny the resolution and require the property be platted.
3. Defer this item and provide staff with specific direction.
RECOMMENDED
MOTION:
REVIEWED BY:
to adopt a resolution waiving the platting requirement,
ondition.
1:\03 files\03 subdivisions\arconstemmer\cc report.doc
Page 2
RESOLUTION 03-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL WAIVING THE PLATTING REQUIREMENTS AND
ALLOWING THE CONVEYANCE OF PROPERTY IN SECTION 4, TOWNSHIP 114, RANGE 22
MOTION BY:
SECOND BY:
WHEREAS: Warren Stemmer is the owner of 79.3 acres of land located in Section 4, Township 114,
Range 22, which includes an existing residence; and
WHEREAS: Warren Stemmer is proposing to sell 77.5 acres of the existing parcel to Arcon
Development for future development and retain ownership of 1.85 acres with the existing
residence; and
WHEREAS: The applicants have asked the City Council to waive the platting requirements for this
property and allow them to convey 77.5 acres to Arcon Development; and
WHEREAS: Future subdivision of the property will require platting and the extension of City services,
including sewer and water; 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 owner may convey 77.5 acres of the 79.3 acre parcel to Arcon Development and retain
ownership of 1.85 acres with the existing residence.
4. Conveyance of this property is subject to the condition that entire 79.5 acres be included in the future pat
of this site and City sewer and water service be extended to the existing Stemmer residence at that time.
Passed and adopted this 5th day of May, 2003.
YES NO
Haugen Haugen
Blomberg Blomberg
LeMair LeMair
Petersen Petersen
Zieska Zieska
Frank Boyles, City Manager
1:\03 files\03 subdivisions\arconstemmer\resolution.doc Page 1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
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ARCON
DEVELOPMENT, INC.
7625 METRO BLVD. · SUITE 350 · EDINA, MINNESOTA 55439 · PHONE 952/835-4981 · FAX 952/835-0069
E-mail: arcon@arcondevelopment.com · www.arcondevelopment.com
Metes & Bounds Subdivision Request
Arcon Development, Inc. and Warren Stemmer are submitting a Land Subdivision
Application for a Metes & Bounds Subdivision for the Warren Stemmer residence in the
City of Prior Lake. Arcon Development, Inc. is in the process of purchasing
approximately 77.5 acres of the approximately 79.3 acre 'Stemmer farm', which was
recently annexed into the City of Prior Lake. Warren Stemmers residence is presently
located on the 79.3-acre farm. In order to grant a deed to Arcon Development, Inc. for
the approximately 77.5 acres, the Stemmer homestead needs to be split offinto a separate
parcel, thus the reason for the Metes & Bounds Subdivision. The Metes & Bounds
Subdivision will result in two parcels, one parcel consisting of approximately 1.85 acres
and the Stemmer residence; and the second parcel consisting of approximately 77.5 acres,
which Arcon Development, Inc. will purchase. Arcon Development, Inc. has submitted a
'Concept' plan to the City of Prior Lake and will follow-up with Preliminary and Final
Plat applications accordingly. Arcon Development, Inc. will connect City sewer and
water to the Stemmer residence when it develops the Stemmer property.
WE DO MORE THAN DEVELOP LAND.... WE CREATE NEIGHBORHOODS
DEVELOPERS - PLANNERS - CONTRACTORS
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DEVELOPMENT, INC. lJui...-- Iv
7625 METRO BLVD. · SUITE 350 · EDINA, MINNESOTA 55439 · PHONE 952/835-4981 · FAX 952/835-0069
E-mail: arcon@arcondevelopment.com · www.arcondevelopment.com
April 9, 2003
Jane Kansier, Planning Coordinator
City of Prior Lake
16200 Eagle Creek Ave. S.E.
Prior Lake, MN 55372-1714
RE: Stemmer Property
Dear Jane,
Let this letter confirm to the City of Prior Lake, that upon approval ofa Preliminary and
Final Plat for the Stemmer property and the installation of City sewer and water in the
proposed development, Arcon Development, Inc. will stub sewer & water connections to
all ofthe existing and newly created Stemmer parcels.
Sincerely,
!:6:. ~
Project Manager
WE DO MORE THAN DEVELOP LAND.... WE CREATE NEIGHBORHOODS
DEVELOPERS - PLANNERS - CONTRACTORS
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25275 Vergus Ave.
NE'M Prague, MN, 56071
Phone (612) 232-9737
Fax (952) 758-6278
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Memo
From:
Date:
Dustin Kern/Arcon Developement
Tom Klanchnik
4/11/2003
To:
Re:
Septic Compliance Inspection: 16606 Maple Grove Lane
Hi Dustin,
Tl1e septic system compliance inspection for the above mentioned locatIon was
completed on April 10, 2003. A copy of the inspection document is enciosed for your
use. The results of the inspection revealed a status of passing or in compliance.
Please understand this evaluation is not a guarantee of future performance for
this septic system ThiS evaluation only documents that the septic system is in
compl'ance with bday's inspection standards at thL! time of the inspection
if you have any questions please feel free to contact me.
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25275 Vergus Ave.
New Prague, MN. 56071
Phone: (612) 232- 9737
Fax: (952) 758-6218
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Fax
To:
Pete
From: Tom Klanchnik
Fax: (952) 496-8489
D3te: April 11, 20C3
~hon": (952) 496-~:.~~_
Pages: 5
RI9:
MP~~.Compliance Inspac.~~~ Form
cc:
q Urgemt
21 For RevIew
o Please Comment 0 Pi ease Reply 0 Please Rocyele-
-Comments: Hi Pete.
This is the MPCA Compliance form for Dustin Kern 0[1 the behalf of Warren
Stemmer at 16606 Maple Grove Lane Shakopee, Mn. The system is a compliant or
passing system. F'lease call jf you have any questions.
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Compliance Inspection Form for Existing
Individual Sewage Treatment Systems
Water/Wastp.water- ISTS4 .31
Minnesota Pollution
Control Agency
ComplrmonOf U1Is form fulfills me mInImal Htqulrements of Mlnn, Sun ~ 115.55 (2001) end Minrlr?:>o/!J R. en. 7"080 (1 Slge). Pffla6e
.~~Lto lo~al ordm~~,:-~$ for other fe~,'~r;ts or infofflllJflg:';I.. _f?specially for c~!"pli3nc(J rsQu'!.2..'}2ents (or /:)f:1dl"?~'!; aad,tions.
General;.
Date of Inspection: _4-10..03__.. Reason for inspection:...__ Property Transfer_.......
Property Owner(s)_Warren Stemmer___.._. Telephone ( )...".
Person requesting inspection _.___Arcon Developernent Telephone (952) 835-4981_
Site Address _16606 Maple Grove Lane---.... _ City _Shakopee __. Zip Code _55379_
Fire NO.1 Parcel No. _._ County .-,Scott __Township _Spring lake
LegClI Description ___see address.._
Local Regulatory Authority _....._..Scott County
Date system constructed _1987 System ih Shore/and Area:~ no System in Wellhead
Protection Area: yes @ System serving a MDH licensedfadlity: yes ~ Local Permit # (if any)
r.-.'-SY5tems.. b. uii~ prior tOAprjll~"i996 ",nd not'located in '..1.'. ~ Systems located in Shor-;;;;and or w.el.lhead protecti;Jr
; Shorelc,nd tlr Wellhead Protection Area or Serving a Food, . Areas or Serving a Food, Beverage or Lodging
l,-- _ ___8_everage O,_~~g;ng Est. bllshment _ j Est. bHshm~~;.;: 3T~9~~ awlt after
I . . 'c I ts the $V$tem ~n irm:!li~9nt threat t9 PLlb/jc heaJ~ '
I sa.. ? (a ye.'s answer /s an F1i"7NS system) , Qr safety? (a yes answei' /~, an lTPHS system)
I . Dl~< , rge of Si.J'WZlce to the grounj surface? . Oischarge of sewage to the grtHmd sLirface~ YES @
I . DI:,crlarJ cf 5e.wa9(~ to drillntile or surface waters') - Discharge of sewage to draintile 01' surface waters? YES cRY
I . S~'iJ;19-a l-;.., <up l'1ro dweliliig? J . 5ewage JaCkUD ir,to dwelling? YES ~
! - SI~IJ;)tlon Wlt~~I'e potentia! to jmmedlately and ,.. S/~uation wfth the potential to lmmedlately <:md
'1' .idverse~y i'i~PZl, . (Jr threaten pub:ic health or adversely Impact or threaten public h'2:;llt~ or
5;Jfety? YES NO safety? YES (fjfJ
I ~s the svs!~m fallinQ. r--J yes 8lJSi r 1-; a failIng system) I Is the system failina? (a yes answer is a failing system)
, - l.ess tharl TWO feet of V(~, .:1 SelDa ,bon between - L.ess than THREE feet of vertir.:)/ separation between
! SV$t.em bottom .1nri saturate <;0 ()r bedrock? rES NO I system bottom and satLl(al,i~d soil or bedr~lck? YES @
1 . A ::;eepage pit, ce-..:;pool, dryw", r Icacning pit? YES NO I' A seepage pit, cesspool, Cryweil, cr leaChing pit? YES ~
I.!BhfL~y.s e 0 - .? j :j:~ tile system non-comoli.~.!'t1
,- is Ih? system .r.S:QUI d under a mon~orjng pian or l' - Is the system regulated under a monitoring pl~n or
op,:~:'altng perml! ') (, no, go tc p3ge 2) YES NO . operating permit? (if no.. go to page 2) YES lf19)
I if yes, ' , I If yes.
. - Has the reqred monitoriilg taken place? NO - Has the required monItoring :aken place'! YES NO
I (If no. tllo $ stf;/Tl i$ nOIl-como/ying) (f[ no. the system is non-colT/plying)
I . The niloring indicate that the system meets - The monitoring indicate that the system meets
I p I orrmmce ~)(pectatiOn!.'i? performai1ce expectations? YES NO
J /fIe :;Y$:rem IS norH.'i.lrnpfymg) (If no. the system is. non-complying)
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Property Owner(s)
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Fire No.1 parcel No.
S'lst~h:!_C;!::,_",ponen~(Please describe tfle system components): Septic tan~ and gravity fed shallow trenches
What method~ wer~ used to make the determinations for the compliance Inspection? (Noto: No standard protocol e~ists.
TM following list is riot exh.:J(Jsrive, not in sequential order nor indicates which combinations are necessary to make a determination)
~ Examined empty (pumped) tank
:J Probed outside :;ani'; for "black soli"
:J PreS5w re/;Jac.uli r:l check
[J OthC'f
Hydraullt; Functjsm.in.g
)( Searc!)ed for 5UrTrlCe outlet
:l Per1'orr:lf::'d hydraul;c test
;S Searc:'cd for seeping in yard
:J Check'?d for back-up in heme
.::) ExceSSive pending in soil systemiD-Boxes
X Hom:eO'fmer testimony
:J Exam:ned for surging in talik
o ~Black soli" above soil ~stcm
Y~t;ai Se~itri:lticn Distance
X Conducted 5011 brJlings
Depth to :im:ting layer cle.,4cl A4 c:,r:: '"/
rr
Depth to sY$tl~nl bottom -3CL
o Exam,ned records
o LGllllrnltlng Layer VerifiC<ltion
o Other ___.".._
Wil.t&ti9ht~)
X P((~bed rank bottom
:J Observed. low :J."1,J,d I'~I/el
':., Examined const. n::)cords
I
:J
other
~otthe.s__
-
Based on the compliance criteria, the system status is: (check one) C failing (to protect groundwater) 0 an
imminent tnreat to public health or safety (TTPH5), CJ non-~ompliant (monitoring issue). R[ compliant (non-of the 3
previolls conditions). Is this system a EPA Class V Injection Well? 0 yes ::J no
~refore, t.~.IS d~~~~ntJs (1: C Cert~cate of Compliance 0 NotiCp. of Non~o~~.=,
-
5;..flftifi(:atioF1
l h0rr::by c~:rtlfl<lS a state ot r"1,nnesota licensed Inspecror and/or DeSigner I or QI.Jalltled Emoloyee Inspec.lw and/e,- Qualified EfT\ployee
De"lgl)(~r 1 t"h('lt I conducted an irlVt:stigi:lttor'. that accur3\:(;!ly determined tl~e comp iaf"ce status of this $yst,~rn <lnd the: Try re("(Jrded
~)bSelvatloI1:; im~ accurate as of till!> d::!te. No determinarron of fut\.!'i~ hydraulic p:;rforrnance has been nor (;<In be made due (0
unknown cnndltlons durirlg system construction, aO:.Jse of the system, inedequare maintenance, or future w2ter usage.
)nspector't nam(: (print) % __Thomas I<land1nlk.~_.. Phone_952-7S8~2.78__..._._
License and!o~ Registration l'hmlb.:1_ 4QO_ Address __.._313 LY:1dale Ave. North, New Pr2gue, llliN. 56071
i:rnpli:..'Y.zcl by _..___ Ailvonc n-Site Inc....____ Addres~; ._.__25275 Vergu$ ~.v€., New Prague', f"iN. S6071~
S';'I,dure _3~rfi5 '.-.._____...., ... ._._____________ Date: _4 :'0-0;____
UpQrade R!;:gyjrements ,[derlVNJ from Hmn~50::a Scarure; f .u.>.5S)
.4/7 ITPHS must oe lIiJ9raded., rep/acffi, or Irs use discontinued wlttwI ten months of receipt of this notice or within 8 shorter period if
reaulred by 10c;;;1 ordmance. If tlie' .w.<:t(;"'m falls to provide sufficient groundwater prot(?ct/on, chen the system must be upgraded,
replaced, or it:'; use discontlllUed within the time reqUired by rule or the local ordinance. If an existing S)lstem Is not failing as defined In
law,. an(j lIas at least tvlo fefJ[ of eies/go soil separation, then the system need not be upgraded, riJpalred, replaced,. or Its use
d,scorrtinued, nocwith:.TJnding any focal ordmance tlJat IS more srriC(. . Tills does not apply to systems In shoreland areas, wel/Mad
protection arei/s, or those used in cOfJn,:.'ction with tOGa, /)~f'~rdge, and lodgrng (')"tabllshments <J$ d8ined i~ lowl.
S1l99~sted Attat;hments
:i) Site sketch which Includes the S'y.~tem location (mandatory). Other items could indude: well, well setoack to system, dwelling ~r
otller bLllldlngs, tank(s),neser,,~d soil treatment 2retl, surf<lce water ~nd SOil boring locations. Include as-built drawing if available.
2.) Soil boring logs, S'10vlimg eoc:, hQl"lzcn. Indicate: tile texture, color, redoxlmorprlc features depth to bedror.k, standing water and
whcth.:'r tIle material is 111I.
:;,) A iist of ~1I"ly'and all (eqllir~rncnts of the roca~ crdin'3nce that ere ~Jiffert"~nt from the state reQUjrernents referrt!.d to on thfs form.
~ i ,A. tlorn~O\!\/ner S~r\le'l of !:\ystem performa~ce, ~~j~Jnc?d c;)' tLe ;~~;f: :~;~.:;"'\;~'l ~l (;5 being facru;~~L
;) nO:;lt();-I;)~: d~rc (;$ ::'!)!JII;ljJIICll,:;
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FH;~; NO. : 952 758-6278
Hpr, 11 2003 Lj:3:25AM P6
24375 Highview Ave.
Lakeville, MN. 05044
Phone (952) 468-1603
Fax (952) 758-6278
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Memo
To:
From:
Date:
Dustin Kern/Arcon Development. Inc.
Tom Klanchnik
4/11/2003
R~:
Alt Site: 16606fv1aple Grove Lane Shakopee, Mn.
Hi Dustin,
An alternate stte for the above mentioned location was completed on April 10,
2003. A copy of the soil borings is enclosed as well as a sketch for your use. The
alternate site will remain in effect only as long as it remains in the same condition as
its time of designation. Please take appropriate measures to preserve the site. Jf you
hCfve any questions concerning this report pfease feel free to contact me at (952)
758-6278.
Thanks!
,
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LOG OF SOIL BORINGS
Location ofProjcCl:.J.60.9.&.".Map)~.1.J!!.!..c:.
Borings made. by Tom Klanclmik
Classification System: AASHO
Date: April 10.2003
OSDA-$CS X Unified
Other
i\ugcr Use'd (check two):
Hand_X___.. Power
Fligh1
Buck:et X_ Other
._____.__.~.~h Auger
J)e'ptF'-'---~-'- I . DePTh
Ir: T3orin[.' 1'\. lImb\~ ............B3...,.___..._._ "1 Ii;
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Surface EievCliion
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3 --..
, 10 YR 4/4 Sand", Loam
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I 10 YR 5/4 Fine Sand
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[nd of Boring:H _. ,..___:?,?,.,..... _ feet.
Standing Water Tabk:
Present at ________,._ ft;et of depth,
________-'-_h()ll.r$ ~.tf1er boring,
Not Prese:1t inbc.1ring hol(;._.__..JL____._
End of Boring at 5.0
Standing Water Table:
Present aI
feet
feet of depth,
hours after boring.
Not Pres~nt in boring hole X
MOLtkd Soii:
Obsen:ed at feet of depth.
N(I1: Present inhoring hole _X___
Mottled SQil:
Observed at _._t~.5 _ fect of depth
Nor Present .in 1)<)riJJg hole
ObScl'\/.J.rioll :.\nd Comments:
Ob~~crvation and Comments:
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