City Council Meeting Date: September 17, 2024
To: Mayor and City Council
City Administrator
From: Mikayla Schmidt, City Planner
Title
Consideration of a Minor Subdivision Creating Cannon Commercial Center 2nd Addition.
Body
Action Requested:
The Northfield City Council is asked to approve the attached Resolution for a minor subdivision creating Cannon Commercial Center 2nd Addition.
Summary Report:
The applicant, City of Northfield, has submitted an application for a minor subdivision to replat three parcels into two parcels where the Northfield Ice Arena is located.
According to Article 8 of the Northfield Land Development Code (LDC), a minor subdivision follows a Type 5 review procedure. Type 5 review procedure decisions are made by the City Council with staff recommendation and do not require a public hearing at the Planning Commission. The approval criteria is as follows:
(A) Approval Criteria
All of the following criteria shall be considered in the review of minor subdivisions and lot consolidations:
(1) The subdivision or consolidation must be in general compliance with the comprehensive plan.
This minor subdivision is in general compliance with the Northfield Comprehensive Plan. It reflects the spirit and values of the land use principles, by allowing for redevelopment and land intensification. In the Land Use Chapter, the Conservation and Development map denotes the parcels as a “Redevelopment/Intensification Site” and “Corridor” on the Framework Map. Realigning the property lines helps greater utilize the site within city limits making it in close proximity to existing development and public infrastructure to facilitate new business/intensification in the area.
The Transportation Chapter denotes a potential road extension of Jefferson Parkway across the Cannon River on the northern-most parcel (north of the ice arena where the existing outdoor ice rink is located). This northern-most parcel can be conveyed to the larger parcel and still retain future potential for the road extension. A drainage and access easement will be recorded to accommodate access from Jefferson Parkway to the Mill Towns Trail along the Cannon River.
(2) The subdivision or consolidation must meet the purpose and intent of this LDC.
The subdivision and consolidation of these parcels eliminates odd existing parcel lines and setback nonconformities.
(3) Unless prior or concurrent approval of a variance is granted, any such minor subdivision or consolidation shall result in lots that meet the dimensional requirements for the zoning district in which the property is located, or shall not further increase the nonconformity of any lot dimension or structure.
PI-S: Public & Institutional parcels do not have dimensional requirements.
(4) The resulting parcels shall generally conform with the shape, character, and area of existing or anticipated land subdivisions in the surrounding areas.
The proposed parcels conform with the shape, character, and area of existing or anticipated land subdivisions.
(5) The subdivider shall comply with the park dedication (See Section 5.2.6, Parks, Trails, and Open Space Dedication), tree preservation (See Section 3.5.6, Tree and Woodland Preservation), and wetland buffer regulations, as required for a major subdivision.
No park dedication is required as this is city owned property. Tree preservation and wetland buffer regulations will be followed based on future development.
Staff Recommendation:
Staff recommends approval with conditions for a minor subdivision creating Cannon Commercial Center 2nd Addition.
1. A drainage and access easement must be recorded to accommodate access from Jefferson Parkway to the Mill Towns Trail along the Cannon River.
Alternative Options:
The provisions of the Type 5 review procedure are met and therefore no alternative options are offered.
Financial Impacts:
No financial impacts will affect the City on this process.
Tentative Timelines:
The minor subdivision will be recorded with Rice County as soon as possible following the approval of the plat.