7.b Resolution 11-20-18-02 Amending the development agree for the Bakken minor subdivision
,
Memorandum
To: Scandia City Council 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 20, 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 20, 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 City Council Page 2 November 14, 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 City Council Page 3 November 14, 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 application 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 City Council Page 4 November 14, 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 public 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 City Council Page 5 November 14, 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 COMMISSION RECOMMENDATION:
The Planning Commission met on November 13th and reviewed the application and circumstances of
the case. Based on its review and consideration, the Planning Commission voted to recommend 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.
CITY OF SCANDIA, MINNESOTA
CITY COUNCIL RESOLUTION NO. 11-20-18-02
APPROVING AMENDMENT TO BAKKEN DEVELOPMENT AGREEMENT #3963349
RELATED TO RIGHT-OF-WAY ACCESS FOR XXX 239TH STREET COURT NORTH
WHEREAS, Greg Hartley made an application to amend Bakken Development
Agreement #39663349 related to the required design of public street access to XXX 239th St Ct
N, one of two parcels created under a minor subdivision of the Bakken property at 11489-239th
Street North, and
WHEREAS, this application relates to Lot 1, PID 05.032.20.22.0005, at XXX 239th St
Ct N, legally described as:
BLOCK 1 LOT 1 SUBDIV ISIONCD 2884 SUBDIVISIONNAME BAKKEN; and
WHEREAS, the applicant has requested that a hammerhead turn around for the right-of-
way be allowed at the end of 239th St Ct N to serve Lot 1, instead of a cul-de-sac, as originally
required in the Bakken Development agreement, and
WHEREAS, the Planning Commission reviewed the request at a duly noticed Public
Hearing on November 13, 2018;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL
OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it should
and hearby does approve an amendment to the Bakken Development Agreement to allow a
hammerhead turn around design, instead of a cul-de-sac, for the end of 239th St Ct N where it
accesses Lot 1 of the Bakken minor subdivision.
FURTHER BE IT RESOLVED, that the following conditions of approval shall be met:
1. The design of the hammerhead turn around shall meet the specifications of the City
Engineer.
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.
Resolution No.: 11-20-18-02
Page 2 of 2
Adopted by the Scandia City Council this 20th day of November, 2018.
______________________________
Christine Maefsky, Mayor
ATTEST:
Neil Soltis, City Administrator