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HomeMy WebLinkAboutRe: subdividing property vy J a �{'2" 1 � �n S M�d(� � � � -f� ��� S/ J t/ 1 /j� Iv� I� �9 � ���U � /��,� -��.,�.,d ,��+�q � � y���l �y � s���u, �u,��� _ � � d n,c� �t+/��j!>>7"LJ SSO.I�q� /�a�AA '"�(l�l��J �'J��c�S'WdJ � — °�l ��'A � �'y r S7�,��i �r� � ,y� c.�,�.� d �/�' � ss���./d -�oN J��� �� ���r1 ��'r�� ��7v���c� � 51�'� e s �/ ' u�oc/ 2t.oy�auu�J �o -a,r.�sw� � �as �9' ���s'�S 7 , y �'�{'��� ��'�l� C""' f/��/ // ���'/// J� S, � N J �Y �� d�.�� ��,��p y �s �u��6�f �� ��h�,��1 � >� - 7 �� � � l�2�� Hennepin County Properiy Map Print Page 1 of 1 Hennepin County Property Map - Tax Year: 2009 The da[a mntained on this page is derived from a compilation of records and maps and may contain discrepancies that can only be disclosed by an accurate survey performed by a licensed land surveyoc The perimeter and area(square footage and acres)are approximates and may contain discrepancies.The information on this page shoul0 be used for reference purposes only. 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Selected Parcel Data Date Printed: 3/1/2010 11:17:42 AM Parcei ID: 15-117-23-22-0001 Current Parcel Date: 2/3/2010 Owner Name:W M RINGER III/J M RINGER TR Parcel Address: 2165 NORTH SHORE DR,ORONO, MN 55391 j' Property Type: RESIDENTIAL LAK Sale Price: $0.00 Homestead: HOMESTEAD Sale Date: / � Area (sqft): 562469 Sale Code: �! Area (acres): 12.91 i A-T-B:ABSTRACT I. Market Total:$6,162,000.00 i' Tax Total: $59,620.30 I � �-. http://gis.co.hennepin.mn.us/HCPropertyMap/Locator.aspx 3/1/2010 , • , WINSTON LAW OFFICE June 5, 2007 City of Orono ATTN: Mike Gaffron Planning Director PO Box 66 Crystal Bay, MN 55323 RE: 2265 North Shore Drive, Orono, Minnesota PID Nos. 10-117-23-33-0005 and 0006 Gregg W. and Denise E. Steinhafel ("Steinhafel Property") AND 2165 North Shore Drive, Orono, Minnesota PID No. 15-117-23-22-0001 Walter M. Ringer III, et al. ("Ringer Property") Ladies and Gentlemen: We represent Gregg and Denise Steinhafel, the owners of the property at 2265 North Shore Drive, Orono, Minnesota (PID Nos. 10-117-23-33-0005 and 0006). The Steinhafels have asked us to render an opinion with regard to whether the Ringer Property, which adjoins the easterly boundary of the Steinhafel Property, can be subdivided under applicable Orono ordinances. It is our opinion that the Ringer Property cannot be subdivided under applicable ordinances, and we wish to be on record with the City of Orono as having stated that opinion. To reach our conclusion, we reviewed (i) the title history to the Steinhafel Property, and in particular the 1955 Deed by which the Murphy family came to own the property; (ii) the past and current uses of the Steinhafel Property and the Ringer Property; and (iii) the applicable subdivision ordinances. The summary of our review follows. Title Historv. The SteinhafPls acquired their property in 2003 from the Kingsley Murphy family. The Murphy family riad acquired this property almost 50 years earlier by warranty deed dated December 21, 1955, and recorded as Document No. 3039753 (the "1955 Deed"). 39i2 II)S Center,8o South Eighth Street,Minneapolis,Minnesota 55402 Telephone: 6i2.34i.9800 Facsimile: 6i2.332.i2i5 Email:winlaw�a popp.net June 5, 2007 Page 2 A copy of the 1955 Deed is enclosed for reference. Actually, language in the 1955 Deed suggests that Mr. Murphy's mother acquired a contract purchaser's interest in the land as early as November 16, 1944 (now more than 60 years ago), since the conveyance is made subject to: . . . liens or encumbrances, if any, which have been created, permitted or suffered on said land by the act of any party or parties other than first parties herein, subsequent to November 16, 1944 . . . . (See the bottom of page 2 of the 1955 Deed for the above quoted language, which carries over to the top of page 3.) This language suggests that the 1955 Deed was given in perFormance of a contract for deed made in 1944, eleven years earlier. Mr. Murphy confirmed that such was the case in a recent conversation we had with him. The duration of the Murphys' and now the Steinhafels' ownership of the property, from 1944 to present, is significant, because it means that the access easement, which provides the Ringer Property its only street access to its property, has been in existence for more than 60 years. It is that long standing access arrangement, and the Ringer Property's otherwise landlocked situation, which limit subdivision possibilities for the Ringer Property. Access Easement Languaae in 1955 Deed. The language describing the access easement is found on page 3 of the 1955 Deed. The access easement is described there as follows: First parties hereby expressly reserve an easement for right-of-way for road purposes over an existing private driveway running in a general northeasterly and southwesterly direction across Government Lot 4 and the SW1/4 of the SW1/4 of above mentioned Section 10, the center line of said existing driveway being described as follows: Beginning at a point in the North line of said Government Lot 4 in Section 10 distant 431 feet east of the Northwest corner of said Lot 4; thence southwesterly along a line forming a southwest angle of 65° 28' with the North line of said Lot 4 a distance of 606 feet; thence southwesterly on a tangential curve to the right with a radius June 5, 2007 Page 3 of 938.3 ft. a distance of 199.3 feet; thence southwesterly on a line tangent to last described curve a distance of 45.5 feet; thence southwesterly on a tangential curve to the right with a radius of 195.2 feet a distance of 69.1 feet; thence southwesterly on a tangential curve to the left with a radius of 70.2 feet a distance of 55.1 feet; thence southerly on a line tangent to last described curve a distance of 15.3 feet to a point in the North line of the premises hereinabove described at (1) as excluded from sale, and there terminating. The said easement hereby reserved is not exclusive to first parties, and is for road purposes from the tract described at (1) above as excluded from sale, to County Road No. 51 as now or hereafter located. It is agreed that second party shall maintain said existing private driveway in a reasonable state of repair and that second partv shall have the riqht upon written notice qiven three months prior thereto to first parties, to close off said existinq private drivewav hereinabove described, in which event first parties shall have and be entitled to an easement for right-of-way for road purposes over a strip of land finrenty (20) feet in width along and adjoining the Westerly line of the right-of-way of the Great Northern Railroad. In the event of the closing of said existing private driveway by second party, at which time first parties' right to the new easement for right-of-way purposes shall arise, there shall be no obligation on second party to prepare said twenty (20) foot strip for use for road purposes or to maintain said strip or roadway in repair, unless second party or second party's tenants shall use said roadway, in which event, second party shall bear one-half (1/2) of the expenses of preparing and maintaining said roadway for use. (Emphasis added.) A survey showing the Ringer Property outlined in red, with the existing driveway easement shown in green, and the area to which the easement can be relocated shown in blue, is enclosed for reference. While the width of the existing driveway easement is not stated, other than by reference to the "existing private driveway," it appears from the survey that the existing driveway is narrower than 20 feet. Ultimately, that is the width that controls, for at any time, the Steinhafels, as the successors of the "second party," may close the driveway, and limit driveway access to the 20-foot strip adjoining the railroad right of way. . , ` , June 5, 2007 Page 4 Past and Present Use of the Properties. The history of the use of the two properties and the use of the access easement is simple to state. The Steinhafel Property is and has been for the past 60 years improved with one principal residence and one caretaker residence. Those are the only residences on the Steinhafel Property using the driveway access. Similarly, the Ringer Property is and has been for the past 60 years improved with one principal residence. It is the only residence on the Ringer Property using the driveway access. These were the only residences when the access easement was created, and these are the only residences today. Future Use of the Properties. At present, the Steinhafels desire to maintain the status quo. Their plans could change, but at present, they do not want to see any development take place. They recognize and accept that the owners of the Ringer Property have access to that property over the driveway access easement. However, what the Steinhafels do not want to have happen is to have the owners of the Ringer Property subdivide the property, and attempt to access the subdivided property over the 20 foot wide, or less, driveway access easement described in the 1955 Deed. The access easement was created to serve one residence, and it should remain that way. This situation has been in place for the past 60 years. Subdivision Restricted. With Walter M. Ringer, Jr.'s death earlier this year, the Ringer family may decide to sell the Ringer Property. As part of the sale deliberations, the Ringer family, or a prospective buyer from the Ringer family, may seek approval from the City of Orono to subdivide the Ringer Property. The Ringer Property cannot be subdivided. If subdivision approval were sought, the Steinhafels could immediately act to relocate the access easement to the 20-foot wide strip along the railroad right of way (shown by the blue line on the enclosed survey). A 20-foot wide private way of access to a proposed subdivision having no other access to a public or private road prevents the subdivision from happening. Orono Ordinances, Section 82-256(c) states in part, as follows: June 5, 2007 Page 5 (c) Front/back lot subdivisions. Flag lots and easement back lots shall not be created. Front/back lot divisions shall be allowed only in conjunction with the creation of an outlot to provide access from the back lot to the public or private road. Here an "easement back lot" already exists in the form of the Ringer Property, and one can conclude that it would continue on a grandfathered basis. However, with the ordinance's absolute prohibition of easement back lots, one cannot envision the City exacerbating the problem by adding one or more additional illegal easement back lots. A "front/back lot" division cannot occur either, because that would require the "creation of an outlot to provide access from the back lot to the public or private road." The Ringers cannot create an outlot over property they do not own, in this case the Steinhafel Property, to serve the back lot or lots. Conclusion. In conclusion, the Steinhafels are requesting the preservation of the status quo as to the Ringer Property and its driveway access. The current access arrangement and the limited use thereof have been in place for more than 60 years. There is no reason to change the driveway access at present. Further, the applicable Orono ordinance prevents change. The Ringer Property is an easement back lot, whose existence, but for its grandfathered status, would not be allowed today under applicable ordinances. Under those ordinances, the creation of an additional easement back lot would be illegal. Further, a front/back lot division cannot be created, because there is no possibility of outlot access to a public or private road. This letter, then, is sent so that the City has all of the history and facts bearing on a possible subdivision request involving the Ringer Property. This letter is also sent to let the City know that the Steinhafels are opposed to any subdivision of the Ringer Property. Sincerely, , o n B. 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