#5 Approve final certified survey map on DeerfieCommunity Development Department Memorandum
September 16, 2011
TO: Janesville City Council
FROM: Brad Schmidt, AICP, Associate Planner
SUBJECT: Final CSM 11008-C, Mercy Health System, 1 Lot along Deerfield Drive.
SUMMARY
Mercy Health System has requested the approval of a one-lot certified survey map
located at 3400 Deerfield Drive between the Wal-Mart Supercenter and Home Depot.
The subject property has not been previously surveyed or platted except for the inclusion
of a small Outlot located at the corner of Deerfield and Sandhill Drive. The applicant
intends to pursue development of the site and has submitted plans for an initial
development consisting of a 23,000 square foot physician’s clinic, urgent care facility and
emergency department. The proposed development will occur on the southernmost 5
acres of the 25 acre site. Recording a CSM is a necessary component of any future
development of the property which the applicant is addressing with this action.
DEPARTMENT RECOMMENDATION
The Plan Commission and Community Development Department recommend the City
Council find the conveyance of a small parcel of public land for inclusion in this survey
consistent with city plans and then support a motion to approve CSM 11008-C subject to:
1. Payment of special assessments of $172,993.41 for storm sewer improvements.
2. Transfer of a portion of a City-owned Outlot to Mercy Health Systems by quit claim
deed in advance of the recording of the CSM.
3. Inclusion of a sidewalk and transit shelter building easement on the final CSM.
ASSISTANT CITY MANAGER’S RECOMMENDATION
I concur with the recommendation of the Plan Commission
SUGGESTION MOTION
A motion to find the conveyance of a small parcel of public land for inclusion in this survey
consistent with city plans and then approve CSM 11008-C subject to the payment of
special assessments of $172,993.41 for storm sewer improvements and transfer of a
portion of a City-owned Outlot to Mercy Health Systems by quit claim deed in advance of
the recording of the CSM.
ANALYSIS
A. The survey complies with the requirements of the City’s Subdivision and Zoning
Ordinance.
B. The necessary street right-of-way dedications are included in the survey along
Deerfield and Sandhill Drives.
C. The survey area is undeveloped, contains 25.34 acres of land and is zoned B4,
Highway Business District. The site is currently used for agriculture purposes. The lot
configuration for the proposed parcel is adequate in size and shape to satisfy the
zoning and subdivision ordinance requirements. Development of the site is being
reviewed as a Planned Unit Development (PUD) since the applicant is proposing
phases for future development.
D. Lot One of the survey includes a small triangular shaped parcel of land that is
currently in public ownership at the northeast corner of Deerfield and Sandhill Drive
(see Exhibit A). That parcel was acquired by the City in 1998 as part of a land
exchange between the City and the developer of Pine Tree Plaza to allow for the
dedication of the Sandhill Drive. It is considered an unusable remnant which has no
functional value to the city due to its isolated location. At the time of acceptance, it
was the City’s intent to hold the property for future conveyance to be combined with
the adjoining lands to the north. As such, it is logical for a portion of this surplus
property to be included as part of Lot 1 with the balance of the parcel to be combined
with the adjoining public greenbelt. The CSM has been configured to fulfill that
original intent. The conveyance of land can be achieved through a transfer of land
between the adjoining owners prior to the completion of the certified survey yet
following City Council authorization of the conveyance.
E. The final survey includes all existing utility easements and additional utility
easements as requested by the utility companies having rights to serve the area. A
20-foot wide municipal utility easement is included on the CSM to encompass a
storm sewer main that bisects a portion of the lot near Sandhill Drive.
F. Under current special assessment policy, the survey will be subject to payment of
special assessments for storm sewer improvements, as calculated by the City
Engineering Department. Street light and sidewalk assessments were previously
satisfied when Deerfield Drive was improved and the right-of-way for Sandhill Drive
was dedicated by prior CSM.
G. Sidewalks currently exist along the Deerfield Drive frontage of Lot 1. A 10-foot wide
pave bicycle and pedestrian trail is constructed along the unimproved section of the
Sandhill Drive frontage of the survey area.
H. Based on standard practice, this survey is not subject to parkland dedication
requirements since the property is zoned for and will be developed for commercial
purposes.
I. The applicant should contact the City Clerk’s Office regarding any outstanding taxes,
special assessments, or other fees which must be paid.
PLAN COMMISSION ACTION – 19 SEPTEMBER 2011
The Plan Commission unanimously agreed to forward Final CSM 11008-C to the City
Council with a favorable recommendation subject to the conditions listed in Section 1.
Cc: Eric Levitt
Jay Winzenz
Duane Cherek