4. Report on Sonnen Minor Subdivision 11.14.17
Memorandum
To: Scandia Planning
Commission
Reference: Sonnen Addition Minor
Subdivision Application
Copies To: Neil Soltis, City
Administrator
Brenda Eklund, Clerk
Nancy Sonnen, applicant Project No.: 16322.020
From: Sherri Buss, RLA AICP,
Planner
Routing:
Date: November 14, 2017
SUBJECT: Sonnen Addition Minor Subdivision
MEETING DATE: November 14, 2017
LOCATION: 20205 Oxboro Lane North
APPLICANT: Nancy L. Sonnen
20205 Oxboro Lane North
ZONING: General Rural (GR) District and Shoreland Overlay District
60-DAY PERIOD: December 24, 2017
ITEMS REVIEWED: Application and Preliminary Plat received October 24, 2017
BRIEF DESCRIPTION OF THE REQUEST:
The applicant is proposing to subdivide an existing 6.1-acre parcel to create Lots 1 and 2,
approximately 4.1 and 2.0 acres in size, respectively. The property is located in the General
Rural (GR) District and Shoreland Overlay District of Public Water Wetland 56w, a Natural
Environment Lake. Lot 1 includes an existing home and Lot 2 is vacant.
DETAILED EVALUATION OF THE SUBDIVISION REQUEST:
Comprehensive Plan
The Comprehensive Plan describes the General Rural District as a residential area of mixed lot
sizes. The Plan states that overall density in the District should meet the Metropolitan Council
Sonnen Addition Subdivision Staff Report
Scandia Planning Commission Page 2 November 14, 2017
requirement of no more than 1 housing unit per 10 acres, but acknowledges that there are a
significant number of existing smaller parcels in the District, that areas near the lakes in Scandia
that do not meet the lot size and density standard, and that this will continue. The Shoreland
Ordinance, which is supported by the Comprehensive Plan, permits new lots that are not
located in Tier 1 areas of Natural Environment Lakes (adjacent to the lake shore) to conform to
the minimum standards of the underlying zoning district.
The proposed use of the property is consistent with the goals and policies in the Comprehensive
Plan.
Development Code Requirements: Density, Lot Size, Frontage, and Buildable Area
The General Rural Zoning District includes the following standards for new parcels:
4 buildable lots per 40 acres (original quarter-quarter section)
Minimum lot size: 2.0 acres
Minimum buildable area: 1.0 acres
Minimum lot frontage on public roads:
o Lots 2.0 to 3.0 acres: 160 feet
o Lots 4.0 or larger: 300 feet
Structure setbacks:
o 40 feet front
o 20 feet side
o 50 feet rear
The two parcels are located within different original quarter-quarter sections, and comply with
the density requirement in each. The lots comply with the size, buildable area, frontage
requirements, and structure setbacks of the Development Code.
Accessory Structures
The existing home on Lot 1 has one accessory structure that is 2016 square feet in size. The
Development Code permits up to 2 accessory structures with a total area of 2,500 square feet
on parcels between 3.0 and 5.0 acres in size. There are no existing accessory structures on Lot
2. New accessory structures on the lots shall comply with the standards of the Development
Code.
Wetlands and Slopes
The Preliminary Plat shows the locations of the steep slopes on Lot 1, and the location of
wetland boundaries and proposed drainage and utility easements on Lot 2. The applicant
submitted a copy of the Wetland Delineation that was completed for the site. No construction is
proposed on the steep slopes or within the required wetland setbacks.
Wastewater Treatment
Lot 1 has an existing septic system that serves the home. The applicant submitted a copy of
the septic system site evaluation completed by the system designer for Lot 2. He identified a
potential location on Lot 2 for a new system. The applicant submitted the septic system
Sonnen Addition Subdivision Staff Report
Scandia Planning Commission Page 3 November 14, 2017
designer’s report to Washington County for review. County staff provided the following
comment in their letter to the applicant: “Based on the observations at the site as well as Ed
Elkin’s soil observation logs on the new lot, the proposed lot split (as shown on the enclosed site
plan) appears to have suitable soil for individual sewage treatment systems, and the
Department is approving the proposed subdivision as suitable to accommodate long-term
sewage treatment.” County staff noted that additional soil testing on the site needs to be
completed prior to permit issuance.
The Planner included a proposed condition for approval of the subdivision that the applicant
shall obtain a septic system permit from Washington County.
Lot Coverage
The maximum lot coverage permitted in the Shoreland Overlay District is 25%. The existing
impervious cover on Lot 1 (approximately 45) meets the ordinance requirement. Future
development on the parcels shall meet the coverage requirement.
Stormwater Management
The Planner sent the application to the Carnelian-Marine-St. Croix Watershed District for
review. Jim Shaver, District Administrator, commented that the project does not require a
District permit.
Drainage and Utility Easements
The City Engineer reviewed the Preliminary Plat and stated that he had no comments on the
proposed easements.
New Driveway
The City Engineer noted that a driveway permit will be needed at the time of construction on
Parcel 2. This requirement is included in the condition requiring a building permit.
Park Dedication
Park dedication is required for new lots in subdivisions. The City has the option to obtain park
land or collect the fee in lieu of land ($3,000 per parcel).
The 2030 Comprehensive Plan identifies a proposed park search area (Park Search - C)
located immediately west of Lot 1. However, since Lot 1 is already developed for residential
use, it is unlikely that the City would require park dedication on this parcel. The City could
propose to collect the park fee of $3,000 in lieu of land for the new Lot 2. The Planning
Commission should make a recommendation regarding park dedication to the Council.
Staff have proposed a condition that the subdivision shall comply with the City’s park dedication
requirement. A park dedication fee shall be paid before approval of the final plat.
Sonnen Addition Subdivision Staff Report
Scandia Planning Commission Page 4 November 14, 2017
ACTION REQUESTED:
The Planning Commission can recommend the following:
1. Approval
2. Approval with conditions
3. Denial with findings
4. Table the request
PLANNING STAFF RECOMMENDATIONS:
The Planner recommends that the Planning Commission approve the proposed minor
subdivision of the property at 20205 Oxboro Lane North to create Lot 1 and Lot 2, as shown on
the Preliminary Plat with the following conditions:
1. The minor subdivision shall be in substantial compliance with the Preliminary Plat dated
October 23, 2017.
2. The applicant or future owners shall obtain a building permit(s) and for any future
construction on the parcels in the subdivision, and a driveway permit for the driveway for
Lot 2. All future construction shall comply with the Development Code.
3. The applicant or future owners shall obtain all required Watershed District permit(s) for
proposed construction.
4. The applicant or future owners shall obtain a septic system permit from Washington
County for the new SSTS on Lot 2.
5. The subdivision shall comply with the City’s park dedication requirement, and a park
dedication fee shall be due before the approval of the Final Plat.
6. The applicants shall record the plat within one year of the date when the minor
subdivision is approved.
7. The applicants shall pay all fees and escrows associated with this application.