City Council Meeting Date: February 20, 2024
To: Mayor and City Council
City Administrator
From: Colton Guarini, WSB
Mikayla Schmidt, City Planner
Title
Consideration of a Minor Subdivision Creating Polzin Second Addition.
Body
Action Requested:
The Northfield City Council is asked to approve the attached Resolution for a minor lot split creating Polzin Second Addition.
Summary Report:
The applicant, Jeff Leicher, representative of Polzin Glass, has submitted an application for a minor subdivision to replat Polzin Addition, Lot 1, Block 1 into two new lots to be known as Polzin Second Addition Lot 1, Block 1 and Lot 2, Block 2. The two parcels total approximately 1.31 acres and are zoned Highway Commercial (C-2). Lot 1 will be 0.53 acres, and Lot 2 will be 0.79 acres. This property was originally two lots, but back in 2003 the property was granted a lot consolidation to become one lot. The applicant wishes to revert back to two lots.
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 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 Conservation and Development map, the parcels are denoted as “Corridor Redevelopment. The parcels are denoted as “Corridor” on the Framework Map. The development of this site utilizes land within the City Boundary and is in close proximity to existing development and public infrastructure to facilitate new business in the area.
(2) The subdivision or consolidation must meet the purpose and intent of this LDC.
The purpose of the C-2 Zoning District is to “(1) Provide locations for retail and service businesses that benefit from access to and visibility from the highway. (2) Provide for a wider range of commercial building and site sizes than may be possible in other zoning districts. (3) Provide locations for mixed-uses within buildings and sites. (4) Support efficient use of the limited highway commercial land supply, attract and retain businesses that contribute to economic growth and job creation, and enhance the economic vitality of the district and of Northfield. (5) Provide locations for businesses that rely on easy auto access and parking plus visibility from the highway while providing safe and attractive routes to businesses for pedestrians and bicyclists from neighboring sites and the rest of the city. (6) Create buildings and sites that are visually attractive and that can be adapted to changing business and community needs. (7) Enhance the sense of gateway and arrival along Highway 3. (8) Minimize the negative effects of commercial site development on housing in adjacent residential zoning districts.” The proposed minor subdivision allows for the development of a new business, making efficient use of the space available within the city while having minimal hinderance on the surrounding area.
(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 minor subdivision meets the dimensional requirements of 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 with conditions for a minor subdivision creating Polzin Block 1, Lot 1.
1. A cross access agreement must be submitted to accommodate the shared access between the two new lots.
2. The 15 x 24 shed is located in the setback area and in the required drainage and utility easement. To ensure that future development of Lot 1 is not encumbered with an odd setback configuration in the middle of the lot, the applicant shall revise the plans and choose one of the following options to ensure that a straight property line is provided between the lots:
• Move the property line to the west, draw the property line straight and keep both sheds outside of the easement.
• Remove the small shed and draw the property line straight. The property line can shift to the east if desired as long as the shed is outside of the easement.
• Remove both sheds and draw the property line straight. The property line can shift to the east if desired as close as 5 ft. to the building and the main building must be outside the easement as well.
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.