City Council Meeting Date: December 6, 2022
To: Mayor and City Council
City Administrator
From: Revee Needham, Assistant City Planner
Mikayla Schmidt, City Planner
Title
Resolution for Minor Lot Consolidation Creating Gleason Fourth Addition.
Body
Action Requested:
The Northfield City Council is asked to review and approve a minor lot consolidation creating Gleason Fourth Addition.
Summary Report:
The applicant, Self Storage Dundas, LLC, has submitted an application for a lot consolidation to plat Gleason Fourth Addition. The two parcels (2111 & 2051 Honeylocust Dr.) total is just over 1.8 acres and are currently zoned Highway Commercial (C-2). After the lot consolidation is approved, the applicant will apply for a rezoning of the parcel. The platting of the lot will facilitate the construction of self-storage facilities.
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 consolidation is in compliance with the Northfield Comprehensive Plan. It reflects the spirit and values of the land use principles in the Conservation and Development map, which denotes the parcels as “Infill Sites”. The development of this site utilizes land within the Priority Growth Area, which is in close proximity to existing development and public infrastructure to facilitate the new business.
(2) The subdivision or consolidation must meet the purpose and intent of this LDC.
The proposed consolidation was found to be in compliance with the LDC through review by the City Planner and the Engineering Department. Platting this new lot will allow for the new business.
(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.
The consolidation will plat the lot and meet the dimensional requirements for the zoning district.
(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 parcel conforms with the shape, character, and area of existing or anticipated land subdivisions in the surrounding areas.
(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.
The subdivider will comply with park dedication, tree preservation, and wetland buffer regulations (as applicable).
Staff Recommendation:
Staff recommends approval of the minor lot consolidation to plat Gleason Fourth Addition.
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 lot consolidation will be recorded with Rice County as soon as possible following the approval of the plat.