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LA515\161\1061684.v3 <br />City Council <br />Date:12/2/2025 <br />Regular Agenda <br />TO: City Council <br />ITEM: Registered Land Survey #132 (RLS) – 3481 Laverne Ave <br />SUBMITTED BY: Ashley Monterusso, City Planner <br />REVIEWED BY: Jason Stopa, Community Development Director <br />Sarah Sonsalla, City Attorney <br />CORE STRATEGIES: <br />☐Vibrant, inclusive, connected community ☐Efficient, reliable, innovative services <br />☒Responsive, transparent, adaptive governance ☐ Balanced Finances now and future <br />☒Managed Growth ☐Resilient Infrastructure <br />INTRODUCTION/BACKGROUND: <br />The City Council is being asked to review and approve a registered land survey (RLS #132) <br />proposed by Chama Mission LLC and John Pecchia at the property addressed as 3481 Laverne <br />Avenue N., Lake Elmo. The request is to reconfigure the property boundaries to ensure that the <br />former creamery building (building on west side of the site) is fully contained within its own <br />dedicated parcel, so that this parcel may be sold by CHAMA Mission LLC to a different owner <br />(John Pecchia). The proposed subdivision will result in the creation of two tracts. <br />Registered Land Survey (RLS): An RLS is a means of subdividing a Torrens parcel into <br />separate tracts of land. Minnesota Statutes Section 508.47 outlines the standards and <br />requirements for conveying Torrens property in Minnesota. The statute notes that “[t]he County <br />Registrar of Titles may require the owner of a registered parcel who wishes to convey any part of <br />the Parcel to prepare a drawing known as a registered land survey.” Additionally, the statute <br />states that an RLS must be approved by the City in the manner required for approval of <br />subdivision plats. For this reason, the RLS is being processed as a minor subdivision instead of <br />an administrative lot line adjustment/consolidation process. <br />GENERAL INFORMATION <br />Applicants: CHAMA Mission LLC and John Pecchia, 3481 Laverne Ave, Lake Elmo <br />Location: 3481 Laverne Ave N., Lake Elmo | PIDs: 1302921320083, 1302921310003, 1302921310016 <br />Request: The request is to reconfigure the property boundaries to ensure that the former creamery <br />building (building on west side of the site) is fully contained within its own dedicated parcel. <br />Existing Zoning: VMX – Village Mixed Use <br />Future Zoning: VMX - Village Mixed Use