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6.a Laurel Ridge Concept Plan - PC Packet1 | P a g e Date of Meeting: July 11, 2023 To: Chair Loeffler and Members of the Planning Commission From: T.J. Hofer, Consultant City Planner Re: Laurel Ridge Concept Plan Applicant: Dwayne Sikich, Continuum Development Group LLC Zoning: RR-G Owner: Mitchell Johnson, Etal Susan Sandager Future Land Use: Village Neighborhood Location: 22.032.20.13.0001 Review Deadline August 3, 2023 The applicant is requesting feedback on a concept plan for a subdivision called “Laurel Ridge.” The application would include a rezoning from Rural Residential General (RR-G) to the Village Neighborhood (V-N) base zoning district and a subdivision that would create 13 lots over two phases. BACKGROUND The existing parcel is a 39.47-acre parcel that is RR-G and is guided Village Neighborhood. The existing lot meets the standards of the current zoning district. The property is bisected by 205th Street North, however, no right of way exists for the road. A dwelling and one detached accessory structure exist on the site. Access to the existing residence is provided off 205th St. N. The rest of the lot is either heavily forested or used for agriculture. The lot’s topography is higher on the east side, with multiple depressions throughout the center and west side of the lot. The proposal indicates that the existing structures, well, and septic will be demolished or abandoned. 2 | P a g e Surrounding lots to the north, south, east, and west are all zoned RR-G and used for single- family dwellings or agriculture. One parcel to the west of the site is zoned V-N and contains a structure, the use of which is unknown. EVALUATION OF REQUEST Rezoning The current zoning of this land is Rural Residential General (RR-G), and the rezoning request would propose a rezoning to Village Neighborhood (V-N). The UDC states that a zoning map amendment should be judged based on, but not limited to: a. The specific policies and provisions of the City’s adopted Comprehensive Plan, including public facilities and capital improvement plans. b. Whether the proposed action meets the purpose and intent of this Chapter or in the case of a map amendment, it meets the purpose and intent of the individual Base Zoning District. The parcel is guided Village Neighborhood by the 2040 Comprehensive Plan. The V-N Base Zoning District is described as: Land zoned Village Neighborhood is established to designate growth areas surrounding the Village Center and is generally intended to be developed with single-family residential uses. These lands are guided Village Neighborhood in the adopted Comprehensive Plan. The proposed rezoning is for single-family dwellings. This meets the purpose and intent of the Base Zoning District. Staff would support the request for rezoning. Subdivision Density The 2040 Comprehensive Plan sets a maximum density standard for Village Neighborhood of 1 dwelling unit per 2.5 acres or 1 dwelling unit per 1 acre if approved through a process such as a conservation design, cluster development, conditional use permit, or planned unit development on a case-by-case basis. The concept does not meet the maximum density standards of the V-N zoning district which allows 4 dwelling units per 40 acres and 1 dwelling unit per 1.5 acres if public sewer and water is available. The 2040 Comprehensive Plan is the ruling document for the City and the density established in the Comprehensive Plan supersedes the UDC. The City Council discussed this conflict at their meeting on June 20, 2023, and directed staff to begin working on a comprehensive plan 3 | P a g e amendment to amend the standards within the comprehensive plan to reflect the intent of the Council. As the applicant has already made the City aware of their intent to develop the site to the standards established in the Comprehensive Plan, the Laurel Ridge development must be allowed to continue with the current density standards established in the Comprehensive Plan. The UDC requires a Yield Plan to be submitted. To determine the allowable number of density units, the applicant must create a Yield Plan drawn to scale showing the maximum number of lots that would be permitted using the performance standards for lots in a Conventional Subdivision that is designed in accordance with the applicable sections of this UDC and Comprehensive Plan. The applicant must submit the Yield Plan to the Zoning Administrator for review. If, after determining the maximum number of lots in a Conventional Subdivision, a lot could be created that meets 80% of the minimum lot size and otherwise meets all other lot requirements for the Base Zoning District, then that lot shall be considered as one lot for density computation purposes. Lot Standards The V-N zoning district requires the following dimensional standards for lots: Lot Size (minimum) 1.5 Acres Density (maximum) 4 Dwelling Units per 40 Acres Buildable Area (minimum) 1.0 Acres Lot Frontage (minimum) 100 Feet Front Minor Arterial 150 Feet from centerline, or 75 Feet from ROW, whichever is greater Major or Minor Collector 100 Feet from centerline, or 50 Feet from ROW, whichever is greater Any other Public Street 40 Feet Side 20 Feet Rear 50 Feet Impervious Surface Coverage 35% Principal structure height 35 Feet The concept plan shows 13 new lots. Staff has not reviewed each individual lot within the proposal, but the concept appears to meet the dimensional standards of the V-N district, aside from the density maximum. Buildable area will be required to be shown for each individual lot. Setbacks are listed on the concept plan from all front yard setbacks as a minimum of 40 ft. and proposed at 50 ft. The front setback from 205th St. N. is 50 ft. 4 | P a g e Phasing The applicant is proposing development in two phases. The first phase would develop six lots and the second phase would include seven lots. Utilities The concept plan shows proposed locations for subsurface sewage treatment systems. Before the subdivision could be approved, the applicant would be required to provide certification from Washington County that each lot can support an individual septic system, including primary and secondary drain fields, as required by Washington County SSTS Regulations. The applicant has not shown how water would be provided. Staff expects that each lot would be served by a private well. Stormwater is proposed to be managed by five separate basins. Staff discussed the application with the Carnelian- Marine-St. Croix Watershed District. The Watershed has identified three existing landlocked depressions that lead toward wetlands on and near the site and eventually lead to Jellum’s Lake. The Watershed will require that stormwater management meet volume, rate, and water quality control requirements. Parcels are required to provide individual stormwater management. The concept would need to provide stormwater management for new and existing impervious surfaces. Staff is expecting only one public pond that would be utilized for treatment for the new road. Other stormwater treatment would be achieved by individual lots and permitted through the Watershed District with the anticipation each lot will have to execute a maintenance agreement for the best management practices on their site. Stormwater management will be required to be significantly upsized as with the current proposal during extreme events water will have nowhere to go. Stormwater treatment and management would be required to meet the standards of both the City and the Watershed District. Currently, it is undetermined if the stormwater basins would be public or private. Staff has significant concerns regarding private stormwater basins and long-term maintenance. 5 | P a g e All new subdivisions, where appropriate, should be designed to accommodate the use of passive and active solar energy systems, with special attention given to street, lot, and building orientation. Streets, Access, and Parking The concept plan shows the creation of a new road with a cul-de-sac identified as Oakgreen Circle North and proposes that all streets follow the rural street section. The proposed street appears to meet City standards based on the length of the road and cul-de-sac size. The applicant will be required to comply with Washington County street naming standards. 205th St. N. runs through the property and is designated as a minor collector in the 2040 Comprehensive Plan. The proposed road would be considered a local road. All roads within the development should be designed using the urban street section. The City would require a right-of- way dedication of 100 ft. for the existing 205th St. N. and 66 ft. for the proposed new road. The cul-de-sac on the new road shows and would require 120 ft. of right-of-way (60 ft. radius). The road would be required to be constructed with curb and gutter. Right-of-way dedication would also be expected for Novak Avenue North on both the north and south sides of 205th St. N. Staff is concerned about the number of proposed accesses off of 205th St. N. Vehicles regularly travel through this area at approximately 50 miles per hour, and the area’s topography can impact the visibility of other vehicles and site distances on the road. The City Engineer has indicated that a turn lane may be required to address safety concerns. Staff also have concerns about corner visibility at the proposed intersection and some accesses. Compliance with the corner visibility standards in 153.400.030 Site and Building Design of the UDC will be required. Currently, one access exists on 205th St. N. to provide access to the existing structure. The proposal shows 6 new accesses off 205th St. N. and 6 accesses off Oakgreen Cir. N. One proposed lot at the southeast of the intersection of 205th St. N. and Oakgreen Cir. N. is currently proposed to have access off of 205th St. N. Staff would encourage the applicant to consider shared access for lots located along 205th St. N. Parcels within the Concept plan are not given identifying descriptions, so staff has prepared the adjacent exhibit. Staff would require that lot 1 have access off of Novak Ave. N. and that lot 6 have access off of the new road. Shared parking should be discussed for lots 2 and 3 and for lots 4 and 5. 6 | P a g e The proposed driveways do not show grades, however, staff estimates that some of the proposed accesses and driveways would be at grades between 20 to 25%. The proposal states that the driveway grade range would be two to eight percent. The City does not have standards to limit grades on driveways. Generally, a grade between two and ten percent is considered best practice for driveways. Landscaping and Woodland Preservation The applicant has submitted a landscaping plan. The UDC requires five trees per dwelling unit and this can be provided by existing vegetation. Staff will review each lot individually when an application that requests formal action is submitted. The proposed tree species include species that are not on the City’s recommended tree list within the UDC. A Woodland Preservation Plan will be required as described in 153.400.070 of the UDC. Based on the plan tree replacement may be required if significant trees are removed as part of the development. Wetlands and Natural Resources Staff met with the Carnelian-Marine-St. Croix Watershed District and discussed concerns around wetlands and natural resources on the site. The Watershed District believes that there may be additional wetlands on the south side of the site. A wetland delineation will be required, and a MnRAM determination will be required to determine setbacks from all wetlands. Wetland buffers compliant with District requirements will be required. Areas of the buffer disturbed shall be replanted with native plants. The buffers must be field monumented, and a buffer agreement shall be recorded against the property. Due to the topography on the site, plans will need to be reviewed for compliance regarding steep slopes and standards in Section 153.400.050 of the UDC. Erosion and sediment control will be required that meets the City and Watershed’s standards. Minimum requirements include perimeter control downgradient of disturbed areas, protection of stormwater BMPs during construction or staging of BMPs after stabilization of disturbed areas, revegetation specifications, and a construction entrance to minimize tracking of sediment from the site. A SWPPP may also be required if an acre or more disturbance is proposed for the cul- de-sac. Disturbance of steep slopes is not advised, but if graded, it will require extra control measures. Easements No utility easements are currently shown on the plans. Easements will be required as required in Section 153.400.020 of the UDC. Drainage and utility easements need to be shown where drainage crosses private property. All streets also need an additional 10 ft. drainage & utility easement. 7 | P a g e Signs No sign has been proposed. Any signs proposed in the future will be subject to 153.400.100 of the UDC. Lighting Streetlights will be required at the intersection and back of the cul-de-sac. All streetlights within new subdivisions must be on ornamental poles with underground electrical service and comply with the City’s lighting standards identified in Sections 153.400.030 and 153.400.040. Architectural Design Standards The proposed subdivision will fall within the Character Area: Village Districts (V-N, V-C, and V-HC). While no architectural or building plans were provided as part of the application, structures constructed in the subdivision will be subject to the standards established within the Architectural Design Guidelines and Section 153.400.040 of the UDC. Parks and Trails The concept plan shows an on-road trail proposed to connect to the Big Marine Loop. This trail is identified in the 2040 Comprehensive Plan. No future parks are identified for the area in the 2040 Comprehensive Plan. Parkland Dedication The creation of new lots through the subdivision process triggers the parkland dedication requirements as detailed in Section 153.500.090 Subd. 5 of the UDC. This requirement calls for either 5% of the land in the subdivision to be dedicated to the city for parks, or a cash payment in lieu of land be paid to the city. The amount of cash to be paid in lieu of land dedication shall be based on the fair market value of the land to be subdivided at the time of final plat approval, multiplied by the percentage of land required to be dedicated. If cash in lieu is pursued, the following options are listed in the UDC: 1. The City and the developer may agree as to the fair market value; or 2. The fair market value may be based upon a current appraisal submitted to the City by the subdivider at the subdivider’s expense. The appraisal shall be made by appraisers who are approved members of the SREA or MAI, or equivalent real estate appraisal societies. 3. If the City disputes such appraisal, the City may, at the subdivider’s expense, obtain an appraisal of the property by a qualified real estate appraiser, which appraisal shall be conclusive evidence of the fair market value of the land. 4. The developer may pay a cash fee of $3,000 for each residential unit created as the presumptive fair market value of the land for which cash is paid. 8 | P a g e 5. Cash and Land Combination. The City, upon consideration of a particular development, may require that a lesser parcel of land should be dedicated due to particular features of the development. In such cases, a cash contribution shall be required in addition to or in lieu of the land dedication in order to ensure that the development contributes to the park system in rough proportion to its impact. The applicant is proposing to meet park dedication through cash in lieu. Staff would likely recommend cash-in-lieu as no parks are planned for the area. ANALYSIS Review Comments The submittal was sent to city staff and the Carnelian-Marine-St. Croix Watershed District for review. Comments have been incorporated throughout the above review. Staff Analysis As the applicant has already made the City aware of their intent to develop the site to the standards established in the Comprehensive Plan, the Laurel Ridge development must be allowed to continue with the current density standards established in the Comprehensive Plan. City will begin the process of amending the comprehensive plan to meet the goals of the Council. The applicant has 120-days starting July 18. 2023, to get the application in order to be considered under the current standards. An application for preliminary plat must be submitted before the comprehensive plan amendment has been approved by the City COMMISSION ACTION No formal action is taken when considering concept plans. Comments made by the Planning Commission and staff are considered informal. RECOMMENDATION Staff recommends the Planning Commission discuss the concept plan and provide feedback to the applicant. The UDC states that the Concept Plan may be reviewed by the City Council if recommended by the Planning Commission. Staff recommends that the Commission recommend the application to the City Council. Attachments A. Zoning Map B. Future Land Use Map C. Application D. Concept Plan Exhibits E. Carnelian-Marine-St. Croix Watershed District comments, dated June 28, 2023 1, 50 4.7 Legend Zoning 0 1,053 Feet This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information, and data located in various city, county, and state offices, and other sources affecting the area shown, and is to be used for reference purposes only. The City of Scandia is not responsible for any inaccuracies herein contained. Disclaimer: © Bolton & Menk, Inc - Web GIS 6/27/2023 11:12 PM Roads US Trunk Highway Minnesota Trunk Highway County Highway Local Roads Ramp City Limits PWI Basin Public Water Basin Public Water Wetland PWI - Watercourse Parks Shoreland Overlay PUD Overlay Lakes Mining Overlay Saint Croix River District Zoning Agricultural Core Agricultural Preserves Rural Residential General Village Neighborhood Rural Commercial Rural Residential Neighborhood Village Historic Core Village Center Industrial Park Scandia_2022.sid Red: Band_1 Green: Band_2 Blue: Band_3 m i n n e s o t a RL Ate' m 1IqmIp E: y n _ 95 4 kz/1 Mfg i i / Z"] / iii - 1 _ Subject Property File No._____________ APPLICATION FOR PLANNING AND ZONING REQUEST City of Scandia, Minnesota 14727 209th Street North, Scandia, MN 55073 Phone 651/433-2274 Fax 651/433-5112 Web https://www.cityofscandia.com/ Please read before completing: The City will not begin processing an application that is incomplete. Detailed submission requirements may be found in the Scandia Development Code, available at the City office and website www.ccityofscandia.com) and in the checklist forms for the particular type of application. Application fees are due at the time of application and are not refundable. 1. Property Location: (street address, if applicable) 2. Washington County Parcel ID: 3. Complete Legal Description: (attach if necessary) 4. Owner(s): Phone: (h) (b) Street Address: E-Mail: City/ State: Zip: 5. Applicant/Contact Person: Phone: (h) (b) Street Address (Mailing): E-Mail: City/ State: 6. Requested Action(s): (check all that apply) ____ Variance ____ Variance Extension ____ Conditional Use Permit (CUP) ____ CUP Extension ____ CUP/ Open Space Subdivision. ____ CUP/ Planned Unit Development ____ Interim Use Permit (IUP) ____ Annual Operators Permit ____ Administrative Permit (type)____________________ ____ Site Plan Review (type)____________________ ____ Site Plan Modification ____ Site Plan Extension ____ Sign (Permanent) ____ Amendment (Development Code ) ____ Amendment (Comp. Plan ) ____ Subdivision, Minor ____ Subdivision, Preliminary Plat/Major ____ Subdivision, Final Plat ____ Environmental Review ____ Wetland Review 7. Brief Description of Request: (attach separate sheet if necessary; include Variance Rationale if necessary) _______________________________________________________________________________________ _______________________________________________________________________________________ _______________________________________________________________________________________ _______________________________________________________________________________________ _______________________________________________________________________________________ _______________________________________________________________________________________ _______________________________________________________________________________________ _______________________________________________________________________________________ 8. Project Name: I hereby apply for consideration of the above described request and declare that the information and materials submitted with this application are complete and accurate. I understand that no application shall be considered complete unless accompanied by fees as required by city ordinance. Applications for projects requiring more than one type of review shall include the cumulative total of all application fees specified for each type of review. I understand that applicants are required to reimburse the city for all out-of-pocket costs incurred for processing, reviewing and hearing the application. These costs shall include, but are not limited to: parcel searches; publication and mailing of notices; review by the city’s engineering, planning and other consultants; legal costs, and recording fees. An escrow deposit to cover these costs will be collected by the city at the time of application. The minimum escrow deposit shall be cumulative total of all minimum escrow deposits for each type of review required for the project, unless reduced as provided for by ordinance. The city may increase the amount of the required escrow deposit at any time if the city’s costs are reasonably expected to exceed the minimum amount. Any balance remaining after review is complete will be refunded to the applicant. No interest is paid on escrow deposits. PLEASE NOTE: If the fee owner is not the applicant, the applicant must provide written authorization by the fee owner in order for this application to be considered complete. Property Fee Owner Signature(s) Date: Applicant Signature(s) Date: For City Use Only Application Fees: _______________________ Escrow Deposit: _______________________ City of Scandia, Minnesota © 2023 Microsoft Corporation © 2023 Maxar ©CNES (2023) Distribution Airbus DS P H A S E I I P H A S E I P H A S E I CONTINUUM DEVELOPMENT GROUP PHASE I PHASE II © 2023 Microsoft Corporation © 2023 Maxar ©CNES (2023) Distribution Airbus DS © 2023 Microsoft Corporation © 2023 Maxar ©CNES (2023) Distribution Airbus DS CONTINUUM DEVELOPMENT GROUP © 2023 Microsoft Corporation © 2023 Maxar ©CNES (2023) Distribution Airbus DS CONTINUUM DEVELOPMENT GROUP 342C 453B 454D 158D 454D 453C 12049B 453C 453D 49B 453C 453C 49B 453D 504D 453B 453C 453C 453D CONTINUUM DEVELOPMENT GROUP CONTINUUM DEVELOPMENT GROUP © 2023 Microsoft Corporation © 2023 Maxar ©CNES (2023) Distribution Airbus DS © 2023 Microsoft Corporation © 2023 Maxar ©CNES (2023) Distribution Airbus DS CONTINUUM DEVELOPMENT GROUP CONTINUUM DEVELOPMENT GROUP © 2023 Microsoft Corporation © 2023 Maxar ©CNES (2023) Distribution Airbus DS CONTINUUM DEVELOPMENT GROUP 1 TJ Hofer From:Tom Langer <tom.langer@cmscwd.org> Sent:Wednesday, June 28, 2023 8:12 AM To:TJ Hofer Subject:RE: Laurel Ridge Concept Plan Review Hi TJ, There isn’t necessarily a single way to achieve the rule requirements so I don’t think we can state that the Watershed is requiring a specific number of basins or how water gets routed to it. The District needs to remain open and flexible to how the applicant wants to propose meeting the requirements. The District Engineer summarized the applicable rules to the proposed project and what must be done to demonstrate compliance. The District’s stormwater management, erosion and sediment control, buffer rule will be triggered by the proposed project. Rule 2 Stormwater Management – The entire parcel is tributary to one of three landlocked depressions, which in extreme events would overtop southwest toward offsite wetlands and ultimately Jellum’s. Given the landlocked nature of the site, District Rule 2.4.1(b) requires volume control for the 10-year, 24-hour event. Soil borings to a depth of at least 5-ft below proposed stormwater features including grain size and hydrometer analysis for the layer most restrictive to infiltration will be required. To the extent possible, development planning must focus stormwater management features on areas of the site mapped with Zimmerman fine sand. Applicant shall follow modeling requirements outlined in District Rule 2.5.3. A declaration for maintenance of stormwater management features is also required. Additional stipulation: Each lot is also proposed for custom grading when the individual lots develop, therefore, the District permit for this subdivision will also stipulate that individual lot permits will be required to comply with District Rules prior to being developed. Rule 3 Erosion & Sediment Control – An erosion and sediment control plan is required. Minimum requirements include perimeter control downgradient of disturbed areas, protection of stormwater BMPs during construction or staging of BMPs after stabilization of disturbed areas, revegetation specifications, and a construction entrance to minimize tracking of sediment from the site. A SWPPP may also be required if an acre or more disturbance is proposed for the cul-de-sac. Disturbance of steep slopes is not advised, but if graded will require extra control measures. Rule 4 Buffers – Subdivision and the presence of an NWI wetland (identified on the concept plan north of 205th St N) triggers establishment of conservation easements for required buffer area(s). The entire parcel must be investigated, as the District’s CWPMP suggests wooded wetland may exist along much of the south property line. In addition, NWI indicates a wetland to the south of the site which may extend onsite, but even if it doesn’t it will be required to be buffered (onsite). MNRAM analysis for all onsite delineated wetland will be necessary to establish District Wetland Management Categories and buffer requirements. A planting plan to establish native vegetation for any areas of the buffer area that will be disturbed will be required. If a required buffer intersects steep slopes, the buffer must be extended beyond minimum requirements to the top of the steep slopes. Buffers must be physically monumented and declared against the property. A shortened version: The District’s stormwater management, erosion and sediment control, buffer rule will be triggered by the proposed project. Stormwater management must meet volume, rate, and water quality control requirements for landlocked basins. Both soil testing and stormwater modeling are required. Stormwater practices should look to target areas of Zimmerman fine sand as best as practicable and must complete a declaration of stormwater 2 maintenance agreement. An added stipulation of the permit will require that as individual lots are developed they must also comply with District stormwater and erosion and sediment control requirements. An erosion and sediment control plan is required. Minimum requirements include perimeter control downgradient of disturbed areas, protection of stormwater BMPs during construction or staging of BMPs after stabilization of disturbed areas, revegetation specifications, and a construction entrance to minimize tracking of sediment from the site. A SWPPP may also be required if an acre or more disturbance is proposed for the cul- de-sac. Disturbance of steep slopes is not advised, but if graded will require extra control measures. All wetlands need to be delineated, assigned a MnRAM, and establish wetland buffers compliant with District requirements. Areas of the buffer disturbed shall be replanted with native plants. The buffers must be field monumented and an buffer agreement shall be recorded against the property. Tom Langer Riparian Permit Specialist | Carnelian Marine St. Croix Watershed District 11660 Myeron Rd North | Stillwater, MN 55082 Phone:  (651) 275-7452 | Cell: 507-276-8056  www.cmscwd.org