Loading...
HomeMy WebLinkAboutA001 - Council Action Form dated November 14, 1995 C� � � Item # Date: November 14, 1995 COUNCIL ACTION FORM SUBJECT: VACATION OF RIGHT-OF-WAY OF BLOOMINGTON ROAD AND GEORGE WASHINGTON CARVER AVENUE. BACKGROUND: The developer's of Northridge Parkway Subdivision have requested that the City initiate transfer of a parcel of land that will become excess right-of-way when the intersection of George Washington Carver Avenue and Bloomington Road is reconstructed to form a "T" intersection versus the present curve. The reconstruction of the intersection is programmed for the spring of 1996. The "excess" right-of-way that is created by the intersection realignment is shown on the attached drawing which depicts the approved development plan for the subdivision. The total area involved is approximately 3.9 acres. All City departments were contacted to determine if other municipal purposes could be made of the property. No department indicated a need for the land. With the restriction for safety purposes that access to the parcel not come from either Bloomington Road or George Washington Carver Avenue, the only potential user (without any additional land purchase) is the adjacent owner, the developers of Northridge Parkway subdivisions. The developers are proposing a change in this development concept to down zone the area that is currently zoned R-3 to a R1-6 zoning, as well as modifying the street layout to utilize the excess right-of-way. That proposal is also attached. The zoning change and the use of the land do not need to be tied together since the excess right-of-way could also be added to Lot 2 and utilized for multi-family uses. The use of the excess parcel fits well with the proposed R1-6 zoning and the street layout since the new lots created from the excess parcel are accessed from the new street. Council raised a question about the effect on Cy-Ride with the proposed change in the subdivision. A number of years ago, Cy-Ride modified its anticipated service concept for the Northridge Parkway area by indicating that any service that would be provided would be along George Washington Carver Avenue. No service would extend into the subdivision. Based on that decision, the City stopped constructing extra strength streets at the intersection of Valley View Road and Sycamore Road. Thus, the proposed change in the subdivision does not affect Cy-Ride at all. CAF - R-O-W Bloomington/George W. Carver November 14, 1995 Page 2 If it is Council's decision to dispose of the excess land, a value needs to be determined. The usual process for disposal of excess City land is by established City policy. That policy was established by the City Council and has been used specifically to dispose of small, non-buildable parcels. The parcel in question is buildable and it may be more appropriate to have a formal appraisal completed in this case. The determination of value of the excess parcel is dependent upon its proposed usage. The value would be different if the use is for multi-family or for single family, thus the determination of zoning is critical to the value. Once the fair value has been established, the actual compensation can take many forms. One method is to receive cash. Another compensation concept is to exchange for land in another location. The determination of value for the excess property is still important to ensure that commensurate value is received in a land exchange. ALTERNATIVES: 1 . Designate the parcel as excess right-of-way and indicate a desire to sell it to the adjacent landowners based on a formal appraisal of the land once the zoning question is decided. The Developers would be responsible for reimbursing the City for the cost of the appraisal in addition to the value of the land. 2. Designate the parcel as excess right-of-way and indicate a desire to sell it to the adjacent landowners based on the use of the established City policy once the zoning decision is addressed. 3. Designate the parcel as excess right-of-way and indicate a desire to trade it to the adjacent landowners in exchange for land in another location which has an equal or greater value. The value would be determined by a formal appraisal once the zoning question is resolved. The developers would be responsible for reimbursing the City for the cost of the appraisal, as well as the exchange of land. 4. Reject the request to market the excess right-of-way. MANAGER'S RECOMMENDED ACTION: It is the recommendation of the City Manager that the City Council accept alternative number one and designate the parcel as excess right-of-way and indicate a desire to CAF - R-O-W Bloomington/George W. Carver November 14, 1995 Page 3 sell the parcel to the adjacent landowners based on a formal appraisal. However the appraisal process should not be initiated until such time as the zoning issue has been resolved by the City Council. COUNCIL ACTION: f:\pw\95caf\b Ioomg wc.N 14\pw:rev 1