4. a Hartley Amendment to Dev Agmt 11.13.18
,
Memorandum
To: Scandia Planning Commission Reference: Hartley Request to Amend Bakken
Development Agreement #3963349
Copies To: Neil Soltis, City Administrator
Brenda Eklund, Clerk
Greg Hartley, applicant Project No.: 16622.012
From: Merritt Clapp-Smith, Planner Routing:
Date: November 13, 2018
SUBJECT: Hartley Request to Amend Bakken Development Agreement #3963349 to
install a hammerhead turn around for emergency vehicles instead of a cul-
de-sac at the end of 239th St Ct N.
MEETING DATE: November 13, 2018
LOCATION: XXX 239th St Ct N
PID 05.032.20.22.0005
ZONING: General Rural (GR)
60-DAY PERIOD: December 28, 2018
ITEMS REVIEWED: Application received October 29, 2018, related information, and Bakken
Minor Subdivision case files
Hartley – Amendment to Bakken Dev Agreement
Scandia Planning Commission Page 2 November 2, 2018
PROPERTY INFORMATION
Parcel description: XXX 239th St Ct N is a 10-acre, triangular shaped lot at the northern border of
Scandia, just northwest of Bone Lake. The lot is located at the terminus of 239th St Ct N.
Land use: The property is vacant, with single-family homes as the nearest uses.
Natural Features and Conditions: The lot is wooded, with wetland areas along the western edges
and part of the eastern edge. There is a steep slope leading down to the wetland on the southern
corner. The grade drops ten (10) feet over the thirty (30) feet between the edge of the right -of-way
shown and the bottom on the slope.
After excluding road and wetland
setbacks, the buildable area of the
lot is roughly 2.5 acres, as depicted
in blue shading in this image.
The proposed design change for the
terminus of 239th St Ct N, from a
cul-de-sac to a hammerhead, could
be accommodated without impacts
to the area.
Image courtesy of City
Administrator Neil Soltis.
Hartley – Amendment to Bakken Dev Agreement
Scandia Planning Commission Page 3 November 2, 2018
DESCRIPTION OF THE REQUEST:
Mr. Hartley plans to develop the
parcel for a single-family home. A
single lot development would only
require one driveway access to 239th
St Ct N., and therefore, Mr. Hartley is
asking for an amendment to the 2013
Bakken Minor Subdivision
Development Agreement, to allow
installation of a hammerhead style
turn around at the end of 239th St Ct
N, instead of a cul-de-sac, as required
in the original Development
Agreement.
EVALUATION OF THE REQUEST
The 10-acre property at the end of 239th St Ct N is the result of a lot split following approval of the
Bakken Minor Subdivision by the Scandia City Council under Resolution 8-20-13-02. Lot 1, as the parcel
is referred to, was required in the Bakken Development Agreement to have a cul-de-sac at the end of
239th St Ct N to serve it. The rationale was that if further subdivision of Lot 1 was sought in the future,
a cul-de-sac would provide the best access for multiple lots. The current applicant, Mr. Hartley, has no
plans to subdivide Lot 1 and therefore requests that the requirement for a cul-de-sac be amended to
allow a hammerhead turn around instead.
Scandia Development Code
Chapter Three, Subdivision Regulations of the Scandia Development Code, identifies eleven criteria to
be met for Minor Subdivisions. Criteria 6.2 (11) relates to public road access, “The minor subdivision
shall comply with all applicable requirements of the road authority, including access spacing…”
Access and Design
The City Engineer, Fire Chief and Public Works Director reviewed this applicat ion and provided the
following recommendations:
Fire Chief -- We need any road end to have a space adequate to turn a fire truck around and
support the weight.
Public Works Director -- At a minimum, we need room to turn the dump truck around. A hammer
head would work [if properly sized].
Hartley – Amendment to Bakken Dev Agreement
Scandia Planning Commission Page 4 November 2, 2018
In consultation with the Public Works Director, City Engineer Ryan Goodman has suggested the
hammerhead turn around design and dimensions shown below as an alternative to a cul-de-sac. The
design is consistent with comparable street projects in Scandia.
Under Mr. Hartley’s proposed use for Lot 1 as a single lot, a hammerhead design is adequate to
accommodate access to the lot, as well as turnaround space for emergency and publi c works vehicles.
If subdivision of the lot is proposed in the future, then street design improvements appropriate to
serve the proposed subdivision could be identified and required at that time.
Hartley – Amendment to Bakken Dev Agreement
Scandia Planning Commission Page 5 November 2, 2018
ACTION REQUESTED:
The City Council can recommend the following:
1. Approval
2. Approval with conditions
3. Denial with findings
4. Table the request
PLANNING STAFF RECOMMENDATION:
The Planner recommends that the City Council approve the request to amend Bakken Development
Agreement #3963349 to allow a hammerhead turn around instead of a cul-de-sac, under the following
conditions:
1. The design of the hammerhead turn around shall meet the specifications of the City Engineer,
(as detailed in City Plate No. STR-23 on the previous page).
2. The applicant shall construct the hammerhead turn around before the City will approve a
building permit for Lot 1.
3. Lot 1, PID 05.032.20.22.0005, shall remain as a single lot and not be further subdivided.