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4.b) Staff Report-ODonnellMinorSubdivisionPC4 1 14 Memorandum To: Scandia Planning Commission Kristina Handt, City Administrator Reference: Bruley Morgans Minor Subdivision Application Copies To: Scott and Lisa O’Donnell, owners Joel Anel, Landmark Surveying, Applicant Project No.: 15485.006 From: Sherri Buss, RLA AICP, Planner Routing: Date: March 25, 2014 SUBJECT: Bruley Morgans Minor Subdivision MEETING DATE: April 1, 2014 LOCATION: 23160 Lofton Avenue North Scandia, Minnesota APPLICANT: Joel Anez, 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 and Survey received March 11, 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. O’Donnell Minor Subdivision Staff Report Scandia Planning Commission Page 2 April 1, 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. O’Donnell Minor Subdivision Staff Report Scandia Planning Commission Page 3 April 1, 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 5.00-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 requirements. 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 will be provided to the Planning Commission at the April 1 meeting. Access There is an existing driveway on Lot 1. The proposed driveway access to Lofton Avenue North is shown for Lot 2, but the driveway connection to the house is not shown. The Planner submitted the preliminary plat to Washington County for review because Lofton Avenue North is a County roadway. County comments will be available at the Planning Commission meeting. 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. O’Donnell Minor Subdivision Staff Report Scandia Planning Commission Page 4 April 1, 2014 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 approval of the final plat. 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 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. 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.