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TKDA
Memorandum
To: Scandia City Council Reference: Lund Minor Subdivision
Kristina Handt, City Application,
Administrator City of Scandia
Copies To: Richard Lund, applicant
Virginia Coller, owner Project No.: 15253.023
From: Sherri Buss, RLA AICP, Routing:
Planner
Date: December 9, 2013
SUBJECT: Lund Minor Subdivision
MEETING DATE: December 17, 2013
LOCATION: Lofton Avenue north of Scandia Trail North (Highway 97)
Scandia, Minnesota
APPLICANT: Richard A. Lund
11780 Scandia Trail North
OWNER: Virginia R. Coller
2417 Cowern Place, North St. Paul, MN 55109
ZONING: Agriculture- Core (AG C) District
60-DAY PERIOD: January 7, 2014
ITEMS REVIEWED: Application and Survey received November 3, 2013
BRIEF DESCRIPTION OF THE REQUEST:
The applicant and owner are proposing to subdivide a 3.6-acre parcel from an existing 28.3-
acre parcel. The applicant currently has a driveway easement within the 3.6-acre parcel and is
seeking to own the parcel out-right.
The property is located in the Agriculture- Core (AG C) District.
An emptoyee owned company promoting affirmative action ond equal opportunity
Lund Minor Subdivision Staff Report
Scandia City Council Page 2 December 17, 2013
BACKGROUND
The owner of the 28.3-acre parcel that is proposed for subdivision and the applicant are
siblings. Richard Lund, the applicant, owns the 34.7-acre parcel to the south of the parcel
proposed for subdivision. The parcels are shown on the Certificate of Survey that shows the
existing conditions.
The applicant currently holds a driveway easement within the parcel area proposed to be
subdivided from the 28.3-acre parcel. He would like to own the driveway area and some buffer
area around it. The applicant applied to the City for a lot line adjustment to transfer the 3.6-acre
parcel from the northern parcel to the southern parcel. However, the County could not record
the lot line adjustment because the current boundary line between the 2 parcels is the boundary
between the Chisago Lakes School District and Forest Lake Area School District, and also the
boundary between two watershed districts (Comfort Lake-Forest Lake Watershed District and
Carnelian-Marine-Saint Croix Watershed District). A parcel cannot be within 2 taxing districts.
Therefore, the County requires that the 3.6-acre parcel be subdivided and maintained as a
separate parcel, rather than transferred using a lot line adjustment or combined with the parcel
to the south in order to transfer the ownership of the parcel as requested by the applicant.
DETAILED EVALUATION OF THE SUBDIVISION REQUEST:
Comprehensive Plan
The Comprehensive Plan includes the following goals related to the Agriculture - Core District
that are relevant to the proposed subdivision request:
• The Agriculture—Core District is intended to protect and encourage long-term
agriculture production.
• Residential development that is compatible with agriculture is also permitted. The
maximum residential density is 4 units per 40 acres. The district permits lot sizes
between 2 and 5 acres, and 20 acres and larger.
The applicant is proposing that the existing single-family residential and agricultural uses
continue on the new and existing parcels after subdivision. No development or new structures
are proposed on either parcel.
The overall density of the area will not change as a result of the proposed subdivision. The lot
sizes meet the ordinance requirement for the AG - C District. The proposed subdivision is
consistent with the qoals in the Comprehensive Plan.
Density, Lot Size and Buildable Area
The permitted lot size for newly created lots in the Agriculture—Core District is 2 to 5 acres or
20 acres or larger. The proposed new parcel includes 3.6 acres and the existing parcel would
be reduced to approximately 24.6 acres.
Each of the lots is required to have 1.0 acres of buildable area. The Washington County
Conservation District completed a wetland determination fo�the proposed new parcel and found
that there are no wetlands on the parcel. There are no drainage easements or steep slopes on
either parcel. Each has more than 1.0 acre of buildable area.
The proposed lots meet the dimensional reauirements of the Development Code.
7 ;:
Lund Minor Subdivision Staff Report
Scandia City Council Page 3 December 17, 2013
Frontage on a Public Roadway
The Development Code requires that new lots in the GR District that are 3.0 to 4.0 acres in size
have at least 240 feet of frontage on a public roadway. The proposed 3.6-acre parcel will have
294.75 feet of frontage and the 24.6-acre parcel will have 875.5 feet of roadway frontage. The
parcels meet the frontaqe requirement.
Accessory Structures
There are no primary or accessory structures located on the existing 28.3 acre parcel. The
applicants are proposing no new structures on that parcel or the new 3.6 parcel after the
subdivision occurs. The parcels meet the Development Code reauirement.
Wet/ands
The applicant requested a determination for the proposed subdivision. Jed Chesnut of the
Washington Conservation District reviewed existing wetland inventories and the site and
determined that there are no wetlands on the proposed 3.6-acre parcel. A copy of the wetland
determination letter is attached.
Setbacks
The required setbacks in the Agriculture—Core District are as follows: 40 feet front; 20 feet
side, and 50 feet rear. No new buildings or structures are proposed on the existing parcel or
proposed new parcel.
Wastewater Treatment
No new uses that would require wastewater treatment are proposed on the existing or proposed
parcel.
Stormwater Management
No alteration is proposed in the grades on the site, and no new impervious surfaces are
proposed.
The Planner sent the application to the Carnelian-Marine-St. Croix Watershed District and
Comfort Lake-Forest Lake Watershed District for review. The Districts indicated that they have
no comments on the proposed subdivision, and no district permits are required.
Access
There is an existing driveway on the 3.6-acre parcel. The driveway provides access from Lofton
Avenue to the applicanYs home on the parcel to the south. The applicant has an existing
easement for this driveway. He is proposing to purchase the 3.6-acre parcel so that he owns
the driveway and some additional buffer area. No additional access is proposed. The drivewav
access meets the ordinance requirement.
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). The property is not within a Park Search Area per the
Comprehensive Plan, so the City could propose to collect the park fee of$3,000 in lieu of land.
No new housing units are proposed with this subdivision. The subdivision is proposed in
response to County requirements that a parcel may not be included in different school districts
1
Lund Minor Subdivision Staff Report
Scandia City Council Page 4 December 17, 2013
or watershed districts. Because the park fee is based on the expected demand for new park
and trail facilities with new development, the Planner and City Administrator suggest that the
City may chose to waive the park dedication fee that would be required for the new parcel at this
time, since the new lot will not generate new park system use. Staff have proposed a condition
that the park dedication fee would be applied in the future if the current or future owner submits
a buildinq permit application for a new residence on the parcel.
PLANNING COMMISSION PUBLIC HEARING AND DISCUSSION
The Planning Commission held a public hearing on the Lund application at their meeting on
December 3, 2013. The Commission received no verbal or written comments regarding the
subdivision application.
The Commission discussed the application at length. Commissioners expressed concerns
about identifying the new lot as a "buildable" lot and how this may affect future subdivision of the
Coller parcel and the tax status of the new parcel. Staff responded that the new parcel meets
the definition of a buildable lot in the City's Development Code, and cannot be classified as non-
buildable. Commission members discussed the intent of the "4 dwelling units per 4 acres"
density standard for the General Rural District and how this impacts potential future subdivision
of the Coller parcel. The Commission Chair indicated that the language in the Development
Code does not express the intent of the density standard as it was discussed during the
development of the Comprehensive Plan. The Commission requested that the Council be
informed about this issue, and that the Commission discuss the interpretation of the density
standard at a future meeting.
The Commission also discussed the staff recommendation to waive the park dedication fee at
this time, and require that it be paid in the future if development is proposed on this parcel. The
Commission concurred with the staff recommendation.
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 on Lofton Avenue north of Saint Croix Trail North
(Washington County PID 17.032.20.42.0001).
1. The minor subdivision shall be in substantial compliance with the Certificate of Survey
dated August 8, 2013.
2. The park dedication fee of$3,000 shall be waived based on the proposed use of the
new parcel. The City shall require payment of the fee in the future at the time of a
building permit application for a residence on the parcel.
7
Lund Minor Subdivision Staff Report
Scandia City Council Page 5 December 17, 2013
3. No accessory structures shall be constructed on the new parcel before construction of a
primary residential structure.
4. The applicant shall record the new parcel within one year of the date when the minor
subdivision is approved.
5. The Applicant shall pay all fees and escrows associated with this application.
1 ,..
CITY OF SCANDIA, MINNESOTA
RESOLUTION NO. 12-17-13-03
APPROVING A MINOR SUBDIVISION FOR PID 170322042001
WHEREAS, Richard A. Lund and Virginia R. Coller have made an application for a
Minor Subdivision to create a new 3.647-acre parcel by subdividing a parcel with a Parcel
Identification Number 1703220420001, located on Lofton Avenue north of Scandia Trail North
(Trunk Highway 97); and
WHEREAS,the property is legally described as follows:
Part of the Southwest Quarter of the Southeast Quarter, and Part of the Northwest Quarter
of the Southeast Quarter, Section 17, Township 32 North, Range 20 West, City of Scandia,
Washington County, MN; and
WHEREAS, the Planning Commission reviewed the request for the Minor Subdivision
at a duly noticed Public Hearing on December 3, 2013, 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 3.647-acre Minor Subdivision of a parcel with the PID number
1703220420001 located on Lofton Avenue north of Scandia Trail North; and
FURTHER BE IT RESOLVED,that the following conditions of approval shall be met:
1. The minor subdivision shall be in substantial compliance with the Certificate of Survey
dated August 8, 2013.
2. The park dedication fee of$3,000 shall be waived based on the proposed use of the new
parcel. The City shall require payment of the fee in the future at the time of a building
permit application for a residence on the parcel.
3. No accessory structures shall be constructed on the new parcel before construction of a
primary residential structure.
Resolution No.: 12-17-13-03
Page 2 of 2
4. The applicant shall record the new parcel within one year of the date when the minor
subdivision is approved.
5. The Applicant shall pay all fees and escrows associated with this application.
Adopted by the Scandia City Council this 17th day of December, 2013.
Randall Simonson, Mayor
ATTEST:
Kristina Handt, Administrator/Clerk
CERTIFICATEOF SURVEY wR��, PREPARED F�
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