7.a)3) Staff Report-ODonnellMinorSubdivision Council 4 15 14Memorandum
To: Scandia City Council Reference: Bruley Morgans Minor Subdivisior
Kristina Handt, City Application
Administrator
Copies To: Scott and Lisa O'Donnell,
owners
Joel Anel, Landmark Project No.: 15485.006
Surveying, Applicant
From: Sherri Buss, RLA AICP, Routing:
Planner
Date: April 7, 2014
SUBJECT: Bruley Morgans Minor Subdivision
MEETING DATE: April 15, 2014
LOCATION: 23160 Lofton Avenue North
Scandia, Minnesota
APPLICANT: Joel Anel, Landmark Surveying, Inc.
21090 Olinda Trail North
OWNER: Scott and Lisa O'Donnell
22950 Lofton Avenue North
ZONING: Agriculture - Core (AG C) and Shoreland Overlay District
60 -DAY PERIOD: May 11, 2014
ITEMS REVIEWED: Application received March 11 and revised Preliminary Plat received
March 25, 2014
BRIEF DESCRIPTION OF THE REQUEST:
The applicant and owner are proposing to subdivide an existing 30.5 -acre parcel to two parcels
that are approximately 5.0 (Lot 1) and 25.53 acres (Lot 2) in size. The applicants propose that
the existing home be included on Lot 1, and propose the potential development of a new single-
family home Lot 2.
The property is located in the Agriculture -Core (AG C) Zoning District and within the Shoreland
Overlay District of Nielsen Lake, a Natural Environment Lake.
An employee owned company promoting affirmative action and equal opportunity
444 Cedar Street, Suite 1500
Saint Paul, MN 55101
651.292.4400
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Memorandum
To: Scandia City Council Reference: Bruley Morgans Minor Subdivisior
Kristina Handt, City Application
Administrator
Copies To: Scott and Lisa O'Donnell,
owners
Joel Anel, Landmark Project No.: 15485.006
Surveying, Applicant
From: Sherri Buss, RLA AICP, Routing:
Planner
Date: April 7, 2014
SUBJECT: Bruley Morgans Minor Subdivision
MEETING DATE: April 15, 2014
LOCATION: 23160 Lofton Avenue North
Scandia, Minnesota
APPLICANT: Joel Anel, Landmark Surveying, Inc.
21090 Olinda Trail North
OWNER: Scott and Lisa O'Donnell
22950 Lofton Avenue North
ZONING: Agriculture - Core (AG C) and Shoreland Overlay District
60 -DAY PERIOD: May 11, 2014
ITEMS REVIEWED: Application received March 11 and revised Preliminary Plat received
March 25, 2014
BRIEF DESCRIPTION OF THE REQUEST:
The applicant and owner are proposing to subdivide an existing 30.5 -acre parcel to two parcels
that are approximately 5.0 (Lot 1) and 25.53 acres (Lot 2) in size. The applicants propose that
the existing home be included on Lot 1, and propose the potential development of a new single-
family home Lot 2.
The property is located in the Agriculture -Core (AG C) Zoning District and within the Shoreland
Overlay District of Nielsen Lake, a Natural Environment Lake.
An employee owned company promoting affirmative action and equal opportunity
O'Donnell Minor Subdivision Staff Report
Scandia City Council Page 2 April 15, 2014
DETAILED EVALUATION OF THE SUBDIVISION REQUEST:
Comprehensive Plan
The Comprehensive Plan includes the following goals related to the AG C District that are
relevant to the proposed subdivision request:
Agriculture is proposed to be the dominant use in the AG C District, but the district
allows for low density residential and other uses when compatible with agriculture.
The goal for the maximum density in the district is 4 dwelling units per 40 acres, with lots
between 2 to 5 acres in size allowed if the density standard is met.
The applicant is proposing that the existing single-family residential use of the parcels will
continue after subdivision. The proposed lot sizes are consistent with the policies in the
Comprehensive Plan. The proposed subdivision is consistent with the land use goals in the
Comprehensive Plan.
Development Code Requirements: Density, Lot Size and Buildable Area
The Shoreland Overlay District permits single-family residential uses in the Overlay District, and
requires that newly created lots on Natural Environment Lakes be a minimum of five acres in
size and 300 feet wide.
The maximum density permitted in the AG C District is 4 dwelling units per 40 acres. The 40 -
acre area that includes the proposed subdivision currently includes 2 residential units, including
the existing unit on Lot 1. The addition of one new residential unit Lot 2 is permitted under the 4
units per 40 acres density requirement.
Each lot in the AG C District is required to have 1.0 acres of buildable area. The applicant
identified the areas of wetlands and related drainage easements on the plat. Lot 1 includes 1.3
contiguous buildable acres, and Lot 2 includes 4.8 contiguous buildable acres.
The proposed lots meet the lot size, density and buildable area requirements of the
Development Code.
Frontage on a Public Roadway
The Development Code requires that new lots in the AG C District that are greater than 4.0
acres in size have at least 300 feet of frontage on a public roadway. Lot 1 will have
approximately 311 feet of frontage on Lofton Avenue, and Lot 2 will have approximately 680 feet
of frontage on Lofton. The parcels meet the frontage requirement.
Accessory Structures
Lot 1 has 2 existing sheds with a total area of approximately 1,300 square feet. The
Development Code permits 5 to 10 acre lots to have up to 3,000 square feet of residential
accessory structures, plus one additional rural use building for a total accessory structure area
of 4,000 square feet. The site plan does not show any proposed accessory structures for Lot 2.
Any new accessory structures proposed for either parcel will need to meet the ordinance
requirements. The parcels currently meet the accessory structures requirements of the
Development Code.
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O'Donnell Minor Subdivision Staff Report
Scandia City Council Page 3 April 15, 2014
Wetlands
A wetland report was completed previously for the parcels, and the wetland areas and related
drainage easements are shown on the preliminary plat.
Setbacks
The required setbacks in the Shoreland Overlay District and AG C District are as follows:
Structure setback from OHWL: 200 feet
Septic system setback from OHWL: 150 feet
Setback from arterial roadway ROW: 75 feet
Side yard setback: 20 feet
Rear yard setback: 50 feet
The existing buildings on the 5 -acre lot meet the setback requirements, and the proposed
building site on the 25.53 -acre parcel meets the setback requirements. The preliminary plat
does not show any potential accessory structures for Lot 2. Those structures will need to meet
the setback requirements of the Shoreland Overlay District and AG C District. The proposed
structures meet the setback reauirements.
Wastewater Treatment
The existing dwelling on Lot 1 has a sewer mound, shown on the preliminary plat. The
proposed drainfield location is shown on Lot 2, based on recent soil tests. The Planner included
a proposed condition for the subdivision that the applicants need to obtain the required septic
system permit from Washington County for the proposed dwelling on Lot 2.
Lot Coverage
The maximum lot coverage permitted in the Shoreland Overlay District and AG C Zoning District
is 25%. The existing coverage on Lot 1 is slightly more than 2% of the lot. The proposed
coverage for lot 2 is not known, but will need to meet the ordinance requirement when building
is proposed. The lots currently meet the coverage requirement.
Stormwater Management
No alteration is proposed on Lot 1. A new dwelling is proposed on Lot 2, and it will require a
driveway.
The Planner sent the application to the Comfort Lake -Forest Lake Watershed District for review.
The District Engineer's comments included the following: "If the project involves subdivision of
land into two or more buildable lots, the project will require a Watershed District permit under
District Rule 4.0 — Lake, Stream, and Wetland Buffer Requirements. Buffers would be required
around onsite wetlands and Nielson Lake, and a Wetlands Function and Values Assessment
will be required per 4.4.5" (see Watershed District website for rule text).
Access
There is an existing driveway on Lot 1. The proposed driveway access to Lofton Avenue North
is shown for Lot 2. The Planner submitted the preliminary plat to Washington County for review
because Lofton Avenue North is a County roadway. The County Engineer completed a site visit
to the proposed subdivision, and provided verbal comments to the Planner, indicating that the
County has no concerns related to the proposed subdivision and driveway locations. The sight
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O'Donnell Minor Subdivision Staff Report
Scandia City Council Page 4 April 15, 2014
distances at the driveway are adequate. The Engineer noted that the new driveway will require
a culvert.
The location and grading for the driveway will need to be shown on the lot for the building permit
application. The proposed driveway 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 per parcel). The property is not within a Park Search Area
identified in the Comprehensive Plan, so the City could propose to collect the park fee of $3,000
in lieu of land for each of the parcels.
One new housing unit is proposed with this subdivision. City records do not indicate whether a
park dedication fee was paid at the time of prior subdivision and creation of the existing home.
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 require that a park
dedication fee of $3,000 be paid for this subdivision, for Lot 2. Staff have proposed a condition
that the $3,000 park dedication fee would be applied to Lot 2. The fee shall be paid before
aaaroval of the final Dlat.
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The Planning Commission held a public hearing on the O'Donnells' minor subdivision
application at their meeting on April 1. The Commission received no comments on the request
The Commission discussed the request, and concurred with the staff recommendation and
proposed conditions, including the condition regarding the park dedication fee.
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 23160 Lofton Avenue North to create two new parcels, 5.0
and 25.53 acres in size.
1. The minor subdivision shall be in substantial compliance with the Preliminary Plat
received by the City on March 11, 2014.
2. The applicants shall obtain the required septic system permit from Washington County
for Lot 2 before approval of a building permit.
3. The applicants shall obtain a building permit when construction is proposed on Lot 2.
4. The applicants shall obtain any required Watershed District permits.
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O'Donnell Minor Subdivision Staff Report
Scandia City Council Page 5 April 15, 2014
5. The park dedication fee of $3,000 for Lot 2 shall be due before the approval of the Final
Plat.
6. No accessory structures shall be constructed on Lot 2 before construction of a primary
residential structure.
7. The applicant shall record the new parcels within one year of the date when the minor
subdivision is approved.
8. The Applicant shall pay all fees and escrows associated with this application.
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