7.b 5 Salminen minor subdivision
Memorandum
To: Scandia City Council
Neil Soltis, City
Administrator
Reference: Salminen Addition Minor
Subdivision Application
Copies To: Brenda Eklund, Clerk
David and Janice Salminen,
applicants
Project No.: 16022.011
From: Sherri Buss, RLA AICP,
Planner
Routing:
Date: July 7, 2016
SUBJECT: Salminen Addition Minor Subdivision
MEETING DATE: July 19, 2016
LOCATION: 14340 205th Street North
Scandia, Minnesota
APPLICANT: David and Janice Salminen
ZONING: Village Neighborhood (VN) District
60-DAY PERIOD: August 16, 2016
ITEMS REVIEWED: Application and Preliminary Plat received May 17, 2016
BRIEF DESCRIPTION OF THE REQUEST:
The applicant is proposing to subdivide an existing 12.41-acre parcel to create a new 2.51-acre
parcel (Lot 2). The remaining area will continue as a single 9.5-acre parcel (Lot 1) with the
current single-family use. The applicants propose that Lot 2 will be developed in the future with
a single-family home.
The property is located in the Village Neighborhood (VN) Zoning District.
DETAILED EVALUATION OF THE SUBDIVISION REQUEST:
Comprehensive Plan
The Comprehensive Plan describes the Village Neighborhood District as a planned extension of
the Village Center. The Plan states that the Village Neighborhood is a potential growth area
Salminen Minor Subdivision Staff Report
Scandia City Council Page 2 July 19, 2016
surrounding the village that is intended to support single- and multi-family residential uses on lot
sizes that reflect the existing sizes in the village. .
The proposed use of the property is consistent with the goals and policies in the Comprehensive
Plan.
Development Code Requirements: Density, Lot Size and Buildable Area
The Development Code requires a minimum lot size of 2.5 acres for single-family residential
uses in the VN District, with a minimum buildable area of 1.0 acres. The proposed subdivision
meets the lot size and buildable area requirements of the Development Code.
Frontage on a Public Roadway
The Development Code requires that lots in the VN District have at least 160 feet of frontage on
a public roadway. Lot 2 will have approximately 178 feet of frontage on 205th Street North, and
Lot 1 will retain over 200 feet of roadway frontage. The parcel meets the frontage requirement.
Accessory Structures
Lot 1 includes 5 accessory structures, and Lot 2 has no existing accessory structures. The total
square footage of the structures on the existing parcel is 3,326 square feet. The Development
Code permits up to 2 residential accessory structures and one additional rural use structure
(total area up to 4,000 square feet) on parcels between 5 and 10 acres in size. The number of
accessory structures on the 9.5-acre parcel therefore exceeds the number permitted in the
Development Code.
The Development Code permits the City to grant an exception to the requirements for the
number and/or total square footage of accessory structures permitted on a parcel to permit the
preservation of historic buildings and structures, based on the following criteria:
The exception shall only be granted when it is necessary to preserve the historic building
or structures, to maintain the historic character of the property, or meet the City’s goals
for preservation of its historic structures and character.
The appearance and arrangement of the building(s) and structure(s) shall reflect the
general design, massing and locations of historic buildings and structures identified in
Scandia’s Architectural Design Guidelines.
If the landowner proposes to move the building or structure to his/her property, an
exception shall only be granted for historic buildings or structures that originate within
Scandia and adjacent communities.
Only one exception shall be granted to each property in Scandia.
Exceptions shall be granted only for parcels that are 4 acres or larger in size.
Exceptions shall be granted only in the Agriculture Core (AG C), Agriculture Preserves
(AP), and General Rural (GR) Zoning Districts.
The exceptions shall not create an unreasonable burden on adjacent properties/owners.
The exception shall not be contrary to the public interest or the intent and purpose of the
Development Code and Comprehensive Plan.
City staff have reviewed the accessory structures on Lot 1, and recommend that they meet the
criteria, except that the parcel is located in the VN District.
Salminen Minor Subdivision Staff Report
Scandia City Council Page 3 July 19, 2016
Some options to address this issue include:
1. The City could amend the Development Code to permit the Exception for Historic
Buildings and Structures to be granted in the VN District. The proposed amendment
could be scheduled for a public hearing at the July PC meeting. The Salminen
application could be tabled, or approved with a condition that the ordinance be
amended, and the applicant subsequently applies for the exception to the Zoning
Administrator, to comply with the procedures in the Development code.
2. The applicants could remove two of the accessory structures to meet the number and
square footage requirements in the Development Code.
3. The applicants could apply for a variance to permit a larger number and square footage
of accessory structures, based on the goals and policies in the Comprehensive Plan and
ordinance to preserve historic structures.
The Planning Commission should review the structures at the site visit, review the options, and
recommend an approach to address the accessory structure issue. The Planner has included
conditions for approval for the options identified above.
The Development code requires that no accessory structures be constructed on a parcel prior to
construction of the primary structure. The Planner has included a condition for approval of the
subdivision that no accessory structures may be built on Lot 2 prior to construction of the
primary structure.
Wetlands and Slopes
The applicants did not submit the required wetland delineation with the application. The
application noted that the wetland delineation is in process. The state statute that regulates
platting for subdivisions requires that the delineated wetlands and related easements be
identified on the plat. The Planner included a condition that the applicants shall submit a copy
of the Wetland Delineation report to the City when it is complete. The applicants shall update
the plat to show the wetlands and easements prior to filing the plat at Washington County.
The preliminary plat shows the location of existing steep slopes on the parcel and an existing
wetland and drainage easement. The existing and proposed buildings and septic systems meet
the required setbacks from these features.
Setbacks
The required setbacks in the VN District are as follows:
Side yard setback: 20 feet
Rear yard setback 50 feet
Setback from major or minor collector (205th Street North): 100 feet from the centerline,
or 50 feet from the right-of -way, whichever is greater
The Scandia Comprehensive Plan identifies 205th Street North as a Minor Collector roadway.
The Preliminary Plat does not show the correct setback from 205th Street North, and should be
revised to show the correct setback of 100 feet from the centerline of 205th Street North.
Salminen Minor Subdivision Staff Report
Scandia City Council Page 4 July 19, 2016
The setback does not affect existing structures, but does impact the proposed drainfield area on
the 9.5-acre parcel. The location of the drainfield should be changed on Lot 1 to place the area
outside the required setback.
The proposed house location on Lot 2 meets the setback requirement. The proposed septic
system location should be revised to meet the side setback requirement.
Wastewater Treatment
The applicant submitted a soils report for the site than identified areas suitable for development
of an on-site septic system. The proposed drainfield locations are shown on the preliminary
plat. The Planner included a proposed condition for the subdivision that the applicants need to
obtain the required septic system permit(s) from Washington County for proposed development
on the parcels, and that the proposed location of the septic area on Lot 2 shall be revised to
meet the setback requirement
Lot Coverage
The maximum lot coverage permitted in VN District is 25%. The Planner estimated the
coverage on Lot 1 as approximately 2.5%. There are no impervious surfaces on Lot 2. The lot
currently meets the coverage requirement. Future development will also need to meet the
coverage requirement.
Stormwater Management
The Planner sent the application to the Carnelian-Marine-St. Croix Watershed District for
review. The District Administrator’s comments included the following: “The applicant already
has a permit application. The permit will only require a buffer to be defined around the partial
wetland on the property. A buyer of the new lot building a new home may require a permit
also.”
The Planner added a condition that the subdivision and future development shall obtain all
necessary Watershed District permits.
Access and Easement Dedication
The 9.5-acre parcel has an existing driveway access. The proposed access for the 2.5-acre
parcel is an existing field entrance from 205th Street North.
The Engineer’s comments regarding the proposed subdivision included the following:
1. “In areas that don’t currently contain a drainage & utility easement or proposed drainage
& utility easement per the submitted Plat, 5’ wide drainage & utility easements shall be
shown/recorded on the Plat along all property lines per the redlined figure attached.
2. Proposed driveway location for potential new home is found acceptable. The proposed
driveway location as shown on Lot 2 should not be shifted any further east to maintain
adequate spacing from Olinda Trail North.”
The Planner has included the Engineer’s requested conditions in the proposed conditions for
approval of the subdivision.
Salminen Minor Subdivision Staff Report
Scandia City Council Page 5 July 19, 2016
Park Dedication
Park dedication is required for new subdivisions. The City has the option to obtain park land or
collect the fee in lieu of land ($3,000 per parcel). The property is not within a Park Search Area
identified in the Comprehensive Plan (it is between the identified Park Search Areas B and C,
which are west of Odell Avenue and south of 205th Street, respectively), so the City could
propose to collect the park fee of $3,000 in lieu of land for the new parcel. The Planning
Commission should make a recommendation regarding park dedication to the Council.
Staff have proposed a condition that the subdivision shall meet the City’s park dedication
requirement. The fee shall be paid before approval of the final plat.
PLANNING COMMISSION PUBLIC HEARING, DISCUSSION, AND RECOMMENDATIONS
The Planning Commission held a public hearing on the proposed subdivision at its June 7
meeting. The Commission received no written or verbal comments on the subdivision request.
The Commission discussed the issue related to the number of accessory structures on the
parcel. The Commission reviewed the buildings at their site visit, and concluded that the
structures would meet the criteria in the Zoning Ordinance to grant an Exception for Historic
Buildings and Structures. However, this exception is not currently permitted in the VN district.
The Commission recommended that the ordinance be amended to add the VN District to the
districts where the exception is allowed. The Commission recommended that the subdivision
request be tabled until the ordinance amendment could be considered by the Commission and
Council. The Commission also recommended that the City require that the cash in lieu option to
meet the park dedication requirement.
The Planning Commission reviewed the ordinance amendment for accessory structures at its
July meeting. The Commission voted to recommend adoption of the amendment to include all
zoning districts in the exception. The Commission recommended that the Council approve the
subdivision application based on adoption of the ordinance amendment. The applicant also
provided some of the revisions needed to the survey at the July meeting, and Planner updated
the conditions to reflect the new information.
ACTION REQUESTED:
The City Council can recommend the following:
1. Approval
2. Approval with conditions
3. Denial with findings
4. Table the request
PLANNING COMMISSION RECOMMENDATIONS:
The Planning Commission recommends that the City Council approve the proposed minor
subdivision of the property located at 14340 205th Street North to create a new 2.5-acre parcel
(Lot 2), with the following conditions:
Salminen Minor Subdivision Staff Report
Scandia City Council Page 6 July 19, 2016
1. The minor subdivision shall be in substantial compliance with the revised Preliminary
Plat received by the City on July 1, 2016.
2. The applicants shall submit the wetland delineation report for the Plat to the City, and
revise the preliminary plat to show the wetland boundaries and required drainage
easements.
3. The proposed driveway location shown on Lot 2 shall not be shifted further east to
maintain adequate spacing from Olinda Trail North.
4. The City amends its zoning ordinance to include the Village Neighborhood (VN) zoning
district in the districts where the Exception for Historic Accessory Buildings and
Structures may be granted.
5. The applicants shall obtain the required septic system permit(s) from Washington
County for development on the parcels before approval of any building permits.
6. The applicants shall obtain a building permit(s) for construction on the parcels in the
subdivision.
7. The applicants shall obtain all required Watershed District permit(s) for proposed
construction.
8. The park dedication fee of $3,000 for Lot 2 shall be due before the approval of the Final
Plat.
9. No accessory structures shall be constructed on Lot 2 before construction of a primary
residential structure.
10. The applicant shall record the plat within one year of the date when the minor
subdivision is approved.
11. The Applicant shall pay all fees and escrows associated with this application.
CITY OF SCANDIA, MINNESOTA
RESOLUTION NO. 07-19-16-03
APPROVING A MINOR SUBDIVISION FOR THE SALMINEN ADDITION ON THE
PARCEL LOCATED AT 14340 205TH STREET NORTH
WHEREAS, David and Janice Salminen have made an application for a Minor
Subdivision to create one 2.5-acre parcel on the parcel at 14340 205th Street North, by
subdividing parcel 23.032.20.22.0003; and
WHEREAS, the property is legally described as follows:
Lots Thirty-five (35) and Thirty-six (36) of county Auditor’s Plat No. 6, Washington
County, Minnesota; and
WHEREAS, the Planning Commission reviewed the request for the Minor Subdivision
at a duly noticed Public Hearing on June 7, 2016, and again on July 5, 2016, and recommended
approval of the Minor Subdivision with conditions; and
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL
OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it should
and hereby does approve a minor subdivision to create a new parcel 2.5 acres in size, located at
14340 205th Street North by subdividing parcel 23.032.20.22.0003.
FURTHER BE IT RESOLVED, that the following conditions of approval shall be met:
1. The minor subdivision shall be in substantial compliance with the revised Preliminary
Plat received by the City on July 1, 2016.
2. The applicants shall submit the wetland delineation report for the Plat to the City, and
revise the preliminary plat to show the wetland boundaries and required drainage
easements.
3. The proposed driveway location shown on Lot 2 shall not be shifted further east to
maintain adequate spacing from Olinda Trail North.
4. The City amends its zoning ordinance to include the Village Neighborhood (VN) zoning
district in the districts where the Exception for Historic Accessory Buildings and
Structures may be granted.
PC Resolution No.: 06-07-16-__
Page 2 of 2
5. The applicants shall obtain the required septic system permit(s) from Washington County
for development on the parcels before approval of any building permits.
6. The applicants shall obtain a building permit(s) for construction on the parcels in the
subdivision.
7. The applicants shall obtain all required Watershed District permit(s) for proposed
construction.
8. The park dedication fee of $3,000 for Lot 2 shall be due before the approval of the Final
Plat.
9. No accessory structures shall be constructed on Lot 2 before construction of a primary
residential structure.
10. The applicant shall record the plat within one year of the date when the minor subdivision
is approved.
11. The Applicant shall pay all fees and escrows associated with this application.
Adopted by the Scandia City Council this 19th day of July, 2016.
______________________________
Randall Simonson, Mayor
ATTEST:
________________________________
Neil Soltis, Administrator/Clerk