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HomeMy WebLinkAbout2002-04-11 CC Meeting Packet EnclosureMeeting Date Originating Department / Re Requester's Signature Action Requested Oak Park Heights Request for Council Action Agenda Item Tide C = Time Required Agenda Placement 6/5 /4/0 G Background /Justification (Please indicate any previous action, financial implications including budget information and recommendations) . S: \SHARED `Forms \ COUNCIL ACTION REQUEST. doe platting. LAW OFFICES OF Eckberg, Lammers, Briggs, Wolff & Vierling, P.L.L.P. 1835 Northwestern Avenue Stillwater, Minnesota 55082 James R Lammers Robert G. Briggs Mark J. Vierling ++ Thoxms J. Weidner ++ Susan D. Olson +. David K. Snyder Timothy M. Kelley (651) 439 -2878 FAX (651) 439 -2923 Writer's Direct Dial: (651) 351 -2118 March 14, 2002 Mir. Thomas R. Haugrud Attorney at Law Rosene, Haugrud [ Staab 400 Robert Street North Suite 1800 St. Paul, Minnesota 55101 Re: WAT.E. Enterprises, Inc. (The Goldridge Group) B C WD Permit #01 -12 City of Oak Park Heights, Kern Center Outlot A Paul A. Wolff (1944 -1996) Dear Haugrud: Your coxres P ondence of March 11, 2002.clirected to the Brown's Creek Watershed District has been referred to our offices. • As you .know, we represent the City of Oak Park Heights. In reviewing your you letter, I notice that y ou offer the opinion that the development of Oak Park Station is somehow exceeding the City's authority relative to the development of Outlot A as a drainage .. easement which is clearly granted under the terms o f the plat. You also make reference and utility y �' . your correspondence to the Declaration of Covenants that was signed by Violet Kern on within y p , er 13, 1994. I have reviewed a coy of the Declaration of Covenants secured from the Decenib copy Recorder and it is Office of the County apparent from the expressed terms of the Declaration that it Pp i applies es only to the lots, not to the Outlot of Kern Center, and was imposed by the owner and was not signed nor authorized by Baytown Township nor accepted. :by them at the time of certainly not .� , Lyle J. Eckberg Of Counsel # Qualified Neutral Arbitrator *Certified Real Estate Specialist +Qualified Neutral Mediator It is my opinion that that document has no bearing relative to the existing rights of the City of Oak Park development Heights to the deve ment and utilization of Outlot A as a drainage and utility easement. The development of Oak Park Station does not in any way expand the use of Outlot A in a m permitted that is not ermitted under the terms of the unrestricted grant to the public authority platting at the time of lattin relative to Outlot A in its use as a drainage and utility easement. It is our opinion up op. reviewing n plat that there is no relative limitation to the use of Outlot A as a g the p drainag �': drainage and utility easement and the City of Oak Park Sleights maintains that it is within its authority and will continue its utilization of Outlot A. for the benefit of all of the owners of Kern Center as well as the City's public storm sewer system. • Mr. Thomas R. Haugrud March 14, 2002 Page 2 There seems to be an underlying implication within your letter that your client, W.A.T.E rp Enterprises, Inc. . seems to think that it has acquired some special drainage and utility e of its acquisition of the underlying fee ownership ights by virtue of Outlot A. Their ownership, of q . course, is subservient to the initial dedication within the plat to the public of Outlot A as a drainage ' easement and they may not have any rights relative to that property that is inconsistent and utility y � with that grant. ant. The City of Oak Park Heights maintains Outlot A. within. Kern Center as part of its tY systems and utilY s stems within the City and will not tolerate any action by any individual that would otherwise impair or impede that utilization. l understand Brown's Creek Watershed District has issued the permits to Oak Park Station ` and they, indeed, have and will. be beginning the work relative to the improvements that they y� are oin to be making both on their property and within Outlot A as it affects stormwater g g management practices that have been approved both by Brown's Creek and the City of Oak Park g Heights. It is our opinion to our client that the City does not need nor require the consent of Mr. Zintl and W.A.T.B. Enterprises relative to the imposition of drainage and utility uses upon Outlot A and indeed, the utilization of that property over the years for drainage and utility purposes reaffinals the original grant by ri ' a1 ant that was made b the owner, Violet Kern, of an unrestricted use of Outlot A for and utility purposes by the public authority. The City of Oak Park Heights certainly took drainage ty pip y P p authority over the public authori duties relative to Outlot A as part of the annexation that was granted by the Minnesota Municipal Board. The subsequent conveyance by Baytown Township of the underlying p fe e of your client, Outlot A to lien although interesting in some respects, does not in any way impair the � City's authority relative to the utilization of Outlot A and its modifications, changes and other utility purposes that are and will be imposed over that property presentl ears that follow. MJVldcb Yours ve ierling cc: Kimberly Kamper, City Administrator Brown's Creek Watershed District Board of Managers PETER ROSENE THOMAS R HAUGRUD' ANDREW E STAAB STE BN KEU ET •11,, P(OPe(y Law SpeCiniist, C(Citied by the Minne.8Qta State 8 r Anocki1Ian RE: W.A.T.E. Enterprises, Inc. (The Goldri.dge Group) Our File No. 3229.00 BCWD Permit #01-12 PLEASE DELIVER THE FOLLOWING PAGES: TO W.A.T.E. Enterprises, Inc. Mr. William H. Zintl TELEFACSIMILE NUMBER 651439-7758 58 TO: Smith, Parker, P.L.L P Mr. Churck Holtman, Esquire TELBFACSI iLE NUMBER 612-3344550 TO: City of Oak Park Ieigltts Ms. Kimberly Kamper TELEFACSIMILE NUMBER 651-439-0574 TO: Gold ridge Group Minnesota , LLC TELEFACSIMILE NUMBER 763 - 5774540 FROM: Mr. Stephen Kelly Mr. Thomas R. JJaugrud ROSENE, HAUGRUD STA/ Chartered LEGAL ASSISTANT A,1'TORNEYS AT LAW 400 Robert Street Mob LINDA L. PISGHER Suite 1$db Sf. Paul, MN 55101 TELEPHONE: (651) 227 -6621 TELEF,A,CSOILE: (651) 297 -6642 TELEF.A.csIMIz..E COVER LETTER March 11, 2002 TO: Jacob Holdings of Stllwater. LLC Mx.. Dennis E. Hecker TJLEFAWSTMILENUMBER 952 - 512 --5945 TO: Jerc1en, LLC Mr. Dennis E. Hecker TELE1ACS1 MILE DER 952-512-8945 TO: Valley Branch Watershed District Mr. John 'boson TELEFACSXMILE NUMBER 952-832-2601 TO: Foltz, Freeman, »upay & Associates, Inc. Mr. David Dupay TELEFACSDS/M . NUNWR 651 - 4304331 Originals to Follow by Mail: Yes ATTACBMETS TO COVER LETTER: Letter to Brown's Creek Watershed District and attachments. CoNF DENT LITY NOTICE: his transmission contains information that is confidential or legally privileged, The information is intended only for t/Ze person to whom it is directed. Ifyou are not the person to whom it is directed, you are hereby noted that any disclosure, copying, distribution, r:r taking ref any action in reliance on the contents ofthis transmission except its direct delivery to the person to whom it is directed is strictly prohibited. Ifyou have received this facsimile in error, please notify us teleph »tie immediutelvo that we can arrarz: e or return o the ara r 'nal documents. TOTAL NUMBER OF FACES CI AJ O TES COVR LETTER: 26 If y ou do not receive the number of pages indicated, please contact Holly at (651) 227 -6621. F.14etkol1 FilesSWATk 1s C Q teTax cover to BCWD 1 lMai 2.dac PETER M. ROGENE THOS HAuGR ANDREW E, 5TAAB STEPHEN KELLY "Htaf propert Law 5peci.atist, Certified by the Minnesota ate Bar AssaiatQn Brown's Creek Watershed District B oard of Managers Brown's Creel( Watershed District 1825 Curve Crest Boulevard Stillwater, M' 55082 R0SENE, HATJGRUP & Sm i cmirrEgED ATT ENMAT LAW 400 ROBERT STREET NORTH suTrE 1800 s1 PAUL, 1 55101 TELEPHONE; (651) 27-7-6621 T A � ■ ■ FASJMZLE: (6S1) 297 EMAIL; M Aff O .CO • }1 • March 11, 2002 RE: W. A..T. `' . Enterprises, Inc, (The Gold dg e Group) Our File No. 3229 B CWD Permit #01-12 Dear Board of Managers: ms's ..F• LEGAL A55I57'AN " LINDA L, FsCH R SENT VzA. TELEF,A.CSIMLB AND U.S. MAIL The firm of Rosene, Haugrud Staab, Chartered represents W.A.T.E. Et terprxses, Iuc. ("W.A,T,B,"). An issue as to the use and ownership of Outlot A of Kern's Center 2nd Addition has eonie to our attention. Insofar as W A.T.E. owns most of Outlot A, we are responding to this issue on its behalf. Part of Outlot A (approximately .9 acres) is owned by the State of Minnesota, Department of Transportation (parcel number 0602920 X 30004). The other part of Outlot A (appQximatt1y 2.56 acres) is owned by W.,A,.T.E. (parcel number 0602920130014). Outlot A currently contains a holding pond that was built in 1990. We do not have an abstract or title work for the parcel, but the bistory of Outlot A can be easily traced through the recorded documents. On December 13, 1994, the plat of Kern. Center 2nd Addition was filed with the Washington County Recorder (Document #825978). Also on December 13, 1994, a Warranty Deed was filed with the Washington County Recorder (Document #825982), transferring Outlot A from Violet E. Kern to. #1e. Town of Baytown. On September 9, 1997, a Quitclaim Deed was filed with the Washngton County Recorder (Document #944561) transferring part of Outlot A from Town of Baytown to the Stag of Minnesota. On January 1.0, 2002, a Quit Claim Deed was filed with the Washington County Recorder (Document #3207740) transferring all of Outlot A, except that part conveyed to the State, from the Tow;o, of Baytown to W.A.T.E (parcel number 0602920130014). The recorded plat under the Owners Ceztifiicate provided in part for a dedication to "the public for public use forever the street, the avenue and the boulevard and also dedicate the easements as shown on this plat for drainage and/or utility purposes only." The plat references a "Drainage and Ponding Easement" on Outlot A. Brown's Creek Watershed District Board of Managers Brown's Creek Watershed District March 11, 2002 Page 2 Also on December 13, 1994, a Declaration of Covenants, Conditions and Restrictions was filed with the Washington County Recorder (Document #825979) which affects the lots in Kern Center 2nd Addition, including Outlot A. The Declaration at paragraph 4 thereof specifically refers to the easements as shown on the recorded plat, and further provided that: Drainage easements shall be granted to the Town of Baytown which cover land adjacent to the ponding areas up to their 100 year flood elevation and which cover all ditches and storm sewers, The Town of Baytown shall be responsible for all maintenance within drainage easements. on February 25, 2000, an Amendment to Declaration of Covenants, Conditions and. Restrictions was filed with the Washington County Recorder (Document #3094151). This Amendment did not change the easement provisions of the original Declaration. Between 1994 and p resent a the City of OA Park Heights flexed from the Town of Baytown the area in which Outlot A is located. oolch idge Group Minnesota, LLC, Jacob Holdings of Stillwater, LLC and Jerden, LLC "Developers ") are proposing a project called Oak Park Station to the northeast of Outlot Ay The p ro y ect proposes to subdivide four lots into seven for commercial development, construct one � p ro p new stoxmwater pond, and further joses to expand the existing pond on Outlot A. The expansion of the pond on Outlot A includes modifying the slope on the northeastern part of the property and expanding the pond to the northwest onto the Developers ' property. The i Developers are then using the entire holding volume/capacity of the Outlot A pond in their calculation for the project. The Developers have applied to the City of Oak park Heights ( "City ") for a PUD. As part of that application they need a permit from the area watershed. Seventy percent of the project in is located n the Valley Bich Watershed District ( "VBWD") and thirty percent is located in the Brown's Creek Watershed District ('13CWD") The water generally flows from the VBWD into the BCWD. VBWD took the issue up its octoh r• 25, 2001 meeting and approved Pernai.t #2001-26, The Developers applied to BCWD for a permit on October 26, 2001: The BCWD issued permit #01.-I.2 requiring certain conditions to . be met. Before those r conditions were met, it was brought to BCWD's attention that ownership of Outlot A was in question and this may have an effect on the Developers' plans to enlarge the Outlot ,A pond. on February 2, 2002, J3CWD brought this issue to the Developers attention by letter. On February 7, 2002, the City and the Developers signed a Developers Agreement. The City has given the ers Develo p permission to work in Outlot A "to the extent" of the City's easement rights The issue is whether the Developers can enter Outlot A and enlarge the pond without the consent of the owner of Outlot A. The "drainage and ponding easement" granted in the 1994 dedication was an a ress grant of an easement. No case, statute or rule ill in Minnesota defines a Brown's Creek Watershed District Board of Managers Brown's Creek Watershed District March 11, 2002 Page 3 drainage easement or ponding easement. Courts, when interpreting the intention of the parties in an express easements, look to the words of the grant. Minneapolis Athletic Club v. Collier, 287 254, 258, 177 N.W.2d 786, 789 (1970). In this case, the grant is the language in the dedication "and do hereby dedicate d donate to the public for public use forever ... the dedl � easements s shown on this plat for drainage . purposes only► „ The easement shown on the e meats plat ~ a "Drainage and Ponding Easement” on Outlot A. When a grant occurs in a plat �S g dedication, it is to be interpreted naxrowly, Minn. Stat., §505.02, subd. 2 (the purpose of any easement shown on the plat must be clearly stated, and shall be confined to only those that deal with — n� such drainage easements as deemed necessary for the orderly development of the land encompassed vitbih the plat. "). What this grant does not contain is secondary or "ancillary" easements. Christopher R. 4 A an Note, Property Owners Beware: The _ Minnesota Su e reme Court has Twice Duggan, 7 �' ,"Misconstrued" Express .asenents,, 25 Wm. Mitchell L. Revs 1545, 1554 (1999). Secondary eas e are easements to the enjoyment of the primary easements including the easements necessary "fight to access, maintain, and repair air the primary easement" Id. The grant for the easement gives neither the City nor adjacent property owners the right to modify or expand its easement. giv � adjacent " a extent of an easement should not be enlarged by legal construction beyond the objects originally contem contemplated or expressly agreed upon by the parties." Minneapolis Athletic Club, p ex p 287 Minn. at 258, 177 N.w►2d at 789 -90. What was contemplated and agreed - to at the time this easement t was created was a and on Cutlot A. Nowhere in the Plat or Declarations of Covenants is the City or adjacent property owners given the Light to expand its drainage or pending easements. Ka han v. Zion Lutheran Cburcb, 1999 WL 732433 (Minn. App. Ct. Sept. 21, 1999) Kapp :Lan could not be "enlarged." to include gate); Guzzetta v. Mudek, 1999 WL Nat'l App. Ct. Jan. 5, (easement did not by its terms include a fence or gate); Lien l X97 (MintL p� � 1999 � �� 403 N.W.2d 286 (Minn, Ct. App. l 9 8 7) (easement for "pedestrian walkway" to lake y. Loral's, � � ghw pp , l Bank, 256 did allow dock to b e installed); J,ay 7 Embers, Inc Northwestern did not a �� N.W.2d 271 , 275 (Minn, 97 l (express view easement to the north can not be ' enlarged to � include the east). This p n o d is sigDificant to W.A.T.E. and the other existing owxters 9f property in Kern Center 2 Addition. Althou W.A.T.E. recognizes that these easements exists, the proposal of � the Developers, approved by the City and under the consideration of the watershed, exceeds the pp y tY grant, The Developers' ers' use of the pond's volume and capacity in excess of the easement gr p p � , t t is an enlargement of the easement to the dement of W.A.T.E. rights to the use easement � g' of its ' property. . The pond's volume and capacity in excess of the easement grant are the property of W.A.T.E. and cannot be taken without permission. A t this time , Enterprises, w.A.T.E. Ente rises , Inc. asks that all work toward expanding or enlarging th e pond on Outlot A Gease and that no entity enter onto Outlot A without express permission, w }A.T rE . would like to meet with the Developers, City and i watersheds to resolve this ssue. Please contact me at your earliest convenience. Brown's Creek Watershed District Board of Managers Brown's Creek Watershed District March 11, 2002 Page 4 SKJbTf Enclosures G.C. Pursuant to your attorney's letter dated March 4, 2002 please find attached copies of: 1. December 13, 1994, the plat of Kern Center 2nd Addition (Document #825978) 2. December 13, 1994, Warranty Deed (Docent #825982) 3. December 13, 1994, Declaration of Covenants, Conditions and Restrictions (Document #825979) 4, September 9, 1997, Quitclaim Deed (Document #944561) 5. February 25, 2000, Amendment to Declaration of Covenants, Conditions and Restrictions (Document #3094151) 6 January 10, 2002, Quit Claim Deed (Document #3207740) Very truly yours, ROSS, HAUGRUD & STS, CHARTERED Thomas R. Haugru.d Stephen Kelly Attorneys at Law Enterprises, Inc., Ate... Mr. William H. Z ntl, President Mr, Chuck Holtman, Esquire City of Oak Park Heights, Attn.: Ms. Kimberly Kamper, City Administrator Goldridge Group Minnesota, LLC Jacob Holdings of Stillwater, LLC rerden, LLC Valley Branch Watershed District Mr. David Dupay, Foltz, Freeman, Dupay & Associates, Inc HAGenet4 Ghent Fie \WATZCorporatc'LcUcr to BC D.d c hrf ti ■ ■ + • • r� k • w 1 • • • z + . ,,}.r I -. •� ' .; �~ • ' r ' Bane: S 1I�39�4439 • , •Fax 5 5Ir43 9 -�5 . • . �.: ' • x '�. ' �' ■` r' 1: :Pa ulev rd tr P •o: '804 20Q7• • •• ak Park He ight's , ips:kaOO • •P r ■.' r • • •■ •may -•� L . • •t !2' 1 ■ • • . • a r { • ■ ■ •' • 1. 1 . • r r •r' ' • • �• • • �• r. 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' ; , �+]�•y� e • • • ( ���]]] ] n ! •fit ts • ' ate ; afforded to t�xe • public or=der the plat • fox : �/em . •Centex .Second • + • • • 1 • • • 1 1 dda •,� • • . • Q f •� ' 1 , '' • •, •M •. r '' •• 0 • . age { >••� '• ■14 Vu• \r► 1 'a ■ /. + rl'1 � , +' , • 1 + 1 t�on. dedxcatmg utlot A' Alp the•,public . for :storruw ain 'pesos 1 • 1 /1 at � r•"y • r r .. N I .4 r tate of Minnesota has re. iousl • secured a dditio nal rights in the area and ai eriats' a • _ 1 °' • thay s, o 'w ork .m th ea ec r'ed'b the r Mate of 'I\!Ii i?.e sota wl il have, to be sect red, ` ' r ' ' be�• 1lecessary e. � s . �`" • 1 • 1 � } 'the De •art ment •.of �Trai orta# on of ice j': • .1 • • .: ' • : • ' . • I , . , . • ' • • • _ ' `, : •+ • • r • 1.' �' } •'� 4 r y • ■: • •��M u' • , • .� + , f • • / + ' . � • 1 • • ♦� 1 '• �• • / e• ,• h •� •, • f, / 6 1 ♦ f • 1 1 , • • ' • ♦r" ,•' • •• .. •,•+• 1 „ s. .. .• If ■,.. 1 • 1 'r. 1 • • • , • / '/f • • •1 ' • . 1 • ■ • • ' • • • • • : 1 . • ■ ,• ••■ 11 , ■ • . ■ • 1 • 1 .. • ' , . . ��'y^ PP te.��••�{{ yy[[ P. }�. {1 • • ■•� 1 ♦' • • r • +■ ' • . ` ' r• ! • . ■ ' 1 e ' h eas V �ll•#•■.e7,t�5 = th t r ,are' 1 1 • ' ' • ■ • • •his.. This/consent • t 'does.. not • • autaorxze. Work ; beyond.' the •xrstixz' r f - ' • d to j the City: = of Oak Park. Heig is within, • the Oat .af Kerr Center : S ee onc1 Addition as have • ■ 1 .. • `L, ry , dedicated' to ; the:••�y j ••'�]ublic ad in the event there Hare :confl g • • ict ; real naterests .or claims ' ■ f + •' . 4J�err+ *•� +� •a 1 r �•• , �' • ' • • ■ • • v • • • . •. • , r • f ' 1 y r, 1 ' 1 ' • r. • ' exs: i • n end about.. e area 1 �. whi you r I' 1 • • your •fk joyemn e ts tis • - r • ' •�3f o w l 1 . • 1•r rM/as� to ' • • •+ make �V V•rnlr "i ', . d. 1 . . 1 • • 1 , • , .71} .•/;.�j eP.�e /[o■ . ej t� r o v ide'•ind .ifrcation b►_��r //�•• the••City` of •. Oak Park' Heights.. to yc qr benefit • • 1 . ' . ! • � .a.+r� y � mil► I . • V YV I ' ^. , • •.. • ■• 1 . , ' 1 ! t • • ,• • f . • 1.....• `'• • �I�+y e ■ r • a• ± { . 1 �. . V �r ♦ any di ' s •Mould arse elatl e to •thV S e iut . r ' , : 1 1 •„ •+; ; • r • • •• , f. 1 r•, ... •. J� { • • .•• 1 • fro. !✓ ■ ■ • . ' � • 1 , .• • • • • ' •' . ,1 • • r • ' + • I • • • • • ■ ' ■ • • • • ' • • r • r �� f d f • .�r�� ■ Jy� • ` • a • p • r � ' ' • • • • ° ' f r k •• ..... • • • ' ' • 1 0 * , • 11 ' ■ • • • • { I Yours very.' P , ■' • • •, • i . Ir 1 • I • • • •• • • 1 • . y •• • f r 1 . • I • • • • ■ • •. •■ ti • , • r • rampe ' •.• City Aliniiiistator. •. 1 1 � ...City of Oak Park Heights • . Tree City U.S:A. • •, • r • • • O • S h •