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Home My WebLink AboutA014 - Letter dated November 6, 2001 regarding plat , divided tract City Attorney's Office G Car 515 Clark Avenue,P. O.Box 811 ing People Quali1v Programs Ames,IA 50010 6xrepio,ml Service Phone: 515-239-5146 •Fax: 515-239-5142 November 6, 2001 The Honorable Ted Tedesco, Mayor, and Members of the City Council C13® CERK — of the City of Ames, Iowa URI OF AMES,Mil1,11A Re: Northridge Heights Subdivision, Second Addition Dear Mayor Tedesco and Council Members: You have received the attached letter from the Auditor's Office about the scope of the plat required by state law,Section 354.6 Code of Iowa. The plat submitted for City approval only includes the lots being set out as Northridge Heights Subdivision, Second Addition,but not the balance of the"tract" that has been divided. That was the same approach taken with Northridge Heights, First Addition. That approach does not meet the Ames Code, Section 23.503(2)(g),which requires the plat to show "... the outer boundaries of the tract or area of land proposed to be subdivided ...". But, the Ames Code can be waived by the Council. However,the City Council cannot waive the state law,if the plat does not meet state law. State law, at Section 354.6(1) Code of Iowa, requires that: "A subdivision plat shall be made when a tract of land is subdivided by repeated divisions or simultaneous division into three or more parcels, any of which are described by metes and bounds description, for which no plat of survey is recorded. (emphasis supplied.) In 1994,the Iowa Attorney General issued the attached opinion that"... Iowa Code Section 354.6(1) allows filing a plat of survey in lieu of a subdivision plat unless a local ordinance requires filing of a subdivision plat." The landowners have recorded a plat and survey,labeled as a"Boundary Survey",that they maintain qualifies as a"plat of survey". The term"plat of survey"is defined at §355.1(9) as: "Plat of survey"means a graphical representation of a survey of one or more parcels of land, including a complete and accurate description of each parcel within the plat, prepared by a registered land surveyor." The recorded"boundary survey"seems to meet that definition. The problem is that Section 354.4(1) states that the grantor of land that has been divided using a metes and bounds description is required to file a plat of survey and: "the plat shall be clearly marked by the surveyor as a plat of survey ...". The survey plat filed for the Northridge Heights tract is clearly marked as a"boundary survey". This could be made an issue,but I think to do so would be to elevate form over substance. I do not think a court would do that if the issue was litigated. For that reason,it is my opinion the City may approve the plat by waiving the city ordinance, and that the state law will then be met by virtue of the "boundary plat" serving as the required"plat of survey". Also attached is a letter from the attorney for the subdivider that I interpret as a promise that if the City waives §23.503(2)(g) of the Ames Code this time they will include the balance of the Northridge Heights area in the plat for the Third addition. That seems fair, since the City staff let Northridge Heights First Addition get past us. Yours truly, �John R. Klaus City Attorney JRK:gmw Attachments c: Paul Wiegand Brian O'Connell Richard Horn Rod Reynolds Scott Wall Deb Krauth tlaal\lL1`, 05 MARY MOSIMAN Story County Auditor and �r = Commissioner of Elections 1itaaaal�� - -,t October 31, 2001 1 `ryt' J f� i •, , The Honorable Ted Tedesco,Mayor and Members of the Ames City Council City of Ames 515 Clark Avenue Ames, IA 50010 Ladies and Gentlemen, On October 13, 2001 you will be considering the final plat for Northridge Heights Subdivision, Second Addition.This subdivision is part of a larger tract created when Northridge Heights Subdivision, First Addition was platted but only includes that portion of said tract which is being split into lots. It is our belief and the opinion of Assistant County Attorney Roderick Reynolds (attached) that Section 354.6, Code of Iowa requires that the entire tract be included in the subdivision plat. This Code section is mirrored by Section 23.503.g,Ames Municipal Code. The developers have requested in a letter dated October 19, 2001,that Ames waive the platting requirement. Mr.Reynolds is also of the opinion that under Sections 354.8 and 354.10, Code of Iowa the county has no authority to refuse this platting. If the City of Ames accepts Northridge Heights, Second as platted the county will record it with the understanding that it is in direct violation of the Code of Iowa. Sincerely, Scott T. Wall Mapping Technician STW:stw enc. cc: Richard Horn,Ames City Assessor Hunziker&Associates, Developers John Klaus,Ames City Attorney Roderick Reynolds, Asst. County Attorney Sue Vande Kampe, County Recorder Story County Courthouse, 900 Sixth Street, Nevada, Iowa 50201-2087 515-382-7210 Fax 515-382-7221 Deputies: Lisa M. Markley, David C. Harvey, Danielle J. Dunham Roderick Reynolds To: Scott T Wall/storycounty@storycounty - 10/24/2001 01:33 PM cc: Subject: your 10-23 question re subdivisions When a tract is divided requiring a subdivision plat, must the whole tract be included in the subdivision plat or can the owner exclude part of the tract? I think the answer is that the entire tract needs to be made part of the subdivision plat. §354.6(1) requires it. Not only that, §354.6(2)states that land set aside for future development shall be assigned a progressive letter.That is a definite statement with regard to'land set aside for future development.' I reviewed older files of the County Attorney's office.This same debate was held about 10 years ago and apparently ended when the opponents were unsuccessful in getting the legislature to make changes to Ch. 354(when it was changed from 409A)and unsuccessful in trying to get Gov. Branstad to veto the bill. 08/31/01 FRI 09:41 FAX 515 232 3846 NYEMASTER LAW FIRM l�l002 ul L"m -Lo;ou rni 51b ao;d %aZU STORY CO ASSESSOR Q0 02 iwss.No.00" 0 8 824 FILED FOR REGOFM `lldti� AUG 0 2 MM PM� PREPARED M JOEL N. 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INC. 35ql 104th STREET URBANDALE IOW" 50322 PH.(815) 276-0487 1 BOUNDARY SURVEY M ti P t 4 D til 0 a 152.134 ACRES an ccoamw ascww �r — 1•ls9r rrsa�s' 1 - m w Zw1 3 M a 7 Is. • el T.- lz ca 1 sacs'Ls'N!�wAar - 1 flrsc na asa�rigj a mw ai it aa� •�ALMOf� ROAD ., SM- SCALE 21' o am 1 >a 9 90G lw to 17 7L 13 IL '� 72 17.�. \ ="�" A1mf8S 3[GJIOY c,ie»t—/aycO,4s;'vrm /1C�f—LI�RI►CVRW'A—/AA D AV AO7(,D �.i� ��,�' �'• 11 IIC o Aza=11 js•pnvolrs moot-gr mow jwa- U i ROMEY CG le 11 i�i PROPRIEIUR: 3� i m U1HE FARM PARTNERS 105 S. 1 ath STREET AMES. IOWA 50010 auvw p EW��71hi 1 HAW SLOW"FOk AND v1rs,.®1FIELE RrGy 7M.T asomwo No. 1 l'4 M6 1�AW�7o im B aF w w1o,Mr :.gym 99 18 II}1 ltrgtitPrrLrtg IIBT�r�t><t}� 7w.r 1 AN A DULY umrg 9)a IAA S MLIM go TM s>aac OF MWA. !�ti¢ RENEWAL 31 EM 1299 F 3501 104t# Str"l Nrs Alatrwz Dawn 29P F a �'� J6F1 ILROYEY LS 12971 �$ SHEEP 1 OF 2 08/24/01 FRI 09:59 FAX 515 232 3846 NYEMASTER LAW FIRM 16 003 I 84 January 14,1994 COUNTIES;REAL PROPERTY.Subdivision platting.Iowa Cont.art.11X, §39A; Iowa Code §§35,C1, 354.2. 854.8, 864.4, 864.6, 354.8, 354.9 (1998). Iowa Code section 854.6(1) allows filing of a plat of survey in lieu of a subdivision plat unless a local ordinance requires filing of a subdivision Plat(Smith to Beekman,Plymouth County Attorney,1-14-94)#94-1.6 Mr John C. -&6d7=n, Plymouth County Attorney; You have requested an opinion of the Attorney General concerning the subdivision platting requirements of Iowa Code section 854.6(Z)(1993). We paraphrase your first question as whether Iowa Code section$64.6(1)allows filing of a plat of survey In lieu of a subdivision plat when repeated division of a tract creates a new parcel required to be described,by metes and bounds. It is our opinion that the statute allows film of a survey plat in lieu of a subdivision plat our second question is whether a coua - ay adopt subdivision platting thresholds more stringent than the thresholds in section 354.6(1). It is our opinion that Home Rule authority enables enactment of more stringent subdivision platting thresholds. Your request states that a"piece of property" larger than forty acres was divided in 1978 to create a tan-acre parcel that Vvaa described by metes and bounds on a recorded plat of survey.You have further explaited that the ten- acre parcel is now being divided into two parcels.The new divlaiott will create three parcels within the tract that was divided in 1978.We amslime the parcels resulting from the new division can be accurately described only by employing a"metes and bounds description"as defined in Iowa Code section 854.2(10). Otherwise,neither a plat of survey nor subdivision plat would be required?e We begin our analysis with the language of Iowa Code section 854.6(1)which, in relevant part,states: A subdivision plat shall be made when a tract of land is subdivided by repeated divisions or simultaneous division into three ar more parcels,anyof which are described by metes and bounds description for which no plat of survey is recorded.- Arguably, the meaning of section 854,6(1) is unambiguous. Three elements trigger the subdivision platting requirement:simultaneous or repeated division Of a tract into three or more parts,creation of one or more pm-cels described by metes and bounds,and failure to file a plat of survey for each plLrcal described by metes and bounds. Thus, if a plat of survey complying wit],section 854.4 ' EeFor example, if the irregular ten-acre Parcel lay in the southwest corner of a forty-acre tract and the new division conveyed that part of the parcel consisting of the mouth 200 feet of t11e west 800 feet of the forty acre track no plat of any kind would be required because the description would be by "specific quantity,"distinguished from metes and bounds in a previous opinion (#92-6-4(L)). VIThe quoted language was enacted as 1990 Iowa Acts, ch. 1888, section 20 i (creating new Iowa Code section 409A.6(recodified as section 854.6)). 08/24/01 FRI 10:00 FAX 515 232 3846 NYEMASTER LAW FIRM 16004 y~ , .fir `� , '�'1,•.i_ri.�.. -•r• �, OP �• r.. 85 were filed for each parcel described by metes and bounds,the third element of the subdivision platting requirement would be missing. This interpretation of the subdivision platting threshold in section 354.6(1) is consistent with the legislative purposes of chapter 354 as stated in sections 364.1 and 854.3. Filing of a plat of survey provides an accurate, clear acid concise Iegal description which reduces potential fora boundarY CUSPUTe 4 other real estate title problem.A plat of survey also provides county officials with information needed for assessment and taxation, and for entry on the transfer and plat books. Other purposes of the subdivision platting law are related to the authority of local governmental bodies to plan and regulate order ly development. Iowa Code H SG4.1(4), 354.8, 354.9. These purposes are served if the statute allows local governments to determine when a plat is required. Thus, we next consider your question whether a county may adopt a subdivision platting threshold more stringent than the threshold in section 854.6(1),We have previously opined that counties had authority under the County Home Rule Amendment,Iowa Cont.art.III,§39A,to adopt subdivision platei hg thresholds more stringent than the threshold set forth in a predecessor statute (Iowa Code section 409.1(1979)).1982 Op.AtVY Gen.302(#81-11-10(L)).n d The analysis in our previous opinion applies to the amended striate. 1'he 1990 revision of the platting code included enactment of the express statements of legislative purpose presently codified in section 8541E These purposes include encouraging local governments to plan for land development and establish ordinances regulating the division and use of land and allowing"the widest possible latitude for cities and counties to establish and enforce ordinances regulating the division and use of land, within the scope of, but mot Limited to,...this chapter."[Emphasle added,) While allowing such lat?tuda to local 90vernment3, the 1990'amendment significantly narrowed the scope of the subdivision platting threshold by including the express limitation to those divisions creating metes and bounds descriptions and the further limitation to only those metes and bounds descriptions for Which no plat of survey is recorded.The statement of purposes in section 864.1 would conflict with These limitations it they were interpreted to preempt local governments from adopting more stringent subdivision plating I thresholds. 1 In conclusion,it is our opinion that Iowa Code section 354.6(1)allows filing of a plat of survey in lieu of a subdivision plat unless a o or dinance ane regiures f filing of asubdivision pat. i O d Gen. n l o to adopt platt ngthrh tsmore stringent hinthose in a predecsor f swti n • I 864.6(1)). {I wo 1990 Iowa Acts, ch. 1236, §X5 (creating new Iowa Code section 409A.1, recodified as section 854.1(1993)). gr�c� OCT 2 3 2001 I V NYEMASTER, GOODE, VOIGTS, WEST, HANSELL & O'BRIEN LEGAL DEPARTMENT CITY OF AMES IOWA A PROFESSIONAL CORPORATION ATTORNEYS AND COUNSELORS AT LAW L.R.VOIGTS JAMES E.GRTTZNER WILLARD L.BOYD III AMY L.BENTLER 700 WALNUT,SUITE 1600 JAMEEDGA F. WEST MARK C. I THRALL JEFFREHALLIY W.CLL-CAR NEASTEP K.WEL.IN M DES MOINES,IOWA 50309-3899 EDCAR F.HANSELL MARK C.DICKINSON IiALLIE E.STILL�ARIS STEPHANIE L.MARETi R.CRAIG SHNES GREGORY B.WILCOX L.W.'BILL"ROSEBROOK JORDAN B.HANSELL (515)283-3100 DON MUYSKENS JOHN F.LORENTZEN TERRY L.MONSON JODI L.AHLMAN LAWRENCE E.MYERS ROD KUBAT BARRY J.NADLER CORY R.HARRIS KEITH E.LUCHTEL STEVEN J.ROY DAVID W.BENSON 1416 BUCKEYE AvENUE,SUITE 200 GERALD J.NEWBROUGH FRANK B.HARTY BRIAN J.HUMKE AMES,IOWA 50010-8070 ROBERT A.VANORSDEL JAMES C.WINE DEBORAH S.KRAUTH OF COUNSEL RICHARD J.SAPP BRUCE W.BAKER PAULA S.DIERENFELD SAMUEL G.O'BRIEN G.R.NEUMANN THOMAS W.FOLEY COREEN K.SWEENEY JOHN J.MCLAUGHLIN (515)233-3000 RUSSELL E.SCHRAGE STEVEN H.LYTLE JOHN B.TUFFNELL DREW R.TILLOTSON CARLTON T.KING TERRY C.HANCOCK JILL M.STEVENSON FRANK B.COMFORT FACSIMILE GREGORY P.PAGE ANTHONY A.LONGNECKER ANGEL A.WEST W.DON BRITIIN,JR. RANDALL G.HORSTMANN JOSEPH A.QUINN KATHRYN A.OVERBERG ROGER L.FERRIS (515)232--3846 JAY EATON WADE H.SCHUT ANGELA L.WATSON COOK LUTHER L.HILL,JR. BURNS MOSSMAN MARK D.ALJETS KERI K.FARRELL-KOLB WRITER'S DIRECT DIAL NUMBER BRADFORD L.AUSTIN G.THOMAS SULLIVAN MARY E.FUNK (515)232-3921 SARA J.SERSLAND JOAN FLETCHER DEBRA L.HULETT RAY NYEMASI'ER HAYWARD L.DRAPER THOMAS H.WALTON JOHN T.CLENDENIN (1914-1995) DSK@NYEMASTER.COM REPLY TO: AMES October 19, 2001 - - j: The Honorable Ted Tedesco, Mayor, and y Members of the Ames City Council City of Ames, Iowa 515 Clark Avenue Ames, IA 50010 Ladies and Gentlemen: On behalf of the Uthe developers, we are seeking approval of the Final Plat of Northridge Heights Subdivision Second Addition, Ames, Story County, Iowa. Based on extensive conversations with city staff, the developers request, pursuant to the Municipal Code of the City of Ames Section 23.103, that the City waive any requirement that the balance of the land included in the preliminary phases of planning as Northridge Heights Subdivision be included in this final plat. Based on all the facts and circumstances of this case, this waiver is warranted under the terms of the ordinance. The developers agree that the next submitted addition will cover the total land area in Northridge Heights Subdivision. Sincerely, N EM 4T , GOODE, VOIGTS, WEST, HANSELL & O'BRIEN, P.C. �: ut� DSK:cbd P:\DSKrauth\NorthridgeHgts\Second Add ition\cityletterwaiver.doc