4.a Application for Minor Subdivision - xxx 220th St and xxx Pilar Road
Memorandum
To: Scandia Planning
Commission
Reference: Maurer Minor Subdivision
Copies To: Neil Soltis, City
Administrator
Brenda Eklund, Clerk
Tony Randall, applicant Project No.: 17122.000 - Maurer
From: Merritt Clapp-Smith,
Planner
Routing:
Date: March 20, 2019
SUBJECT: Maurer Minor Subdivision
MEETING DATE: April 2, 2019
LOCATION: xxx 220th Street North and xxx Pilar Road North
(PID# 12.032.20.43.0001)
APPLICANT: Tony Randall
920 West Broadway, Forest Lake
ZONING: General Rural (GR) District
60-DAY PERIOD: April 16, 2019
ITEMS REVIEWED: Application and Preliminary and Final Plat received on Feb. 15, 2019
BRIEF DESCRIPTION OF THE REQUEST:
The applicant is proposing to subdivide an existing, vacant 17.47 acre parcel into two single-
family lots - Lot 1 as an 8.25 acre lot off Pilar Road, and Lot 2 is a 7.76 acre lot off 220th Street.
Maurer Minor Subdivision - Staff Report Submitted: March 25, 2019
Scandia Planning Commission Page 2 Public Hearing: April 2, 2019
PROPERTY INFORMATION
Parcel description: The parcel is a vacant 17.47 acre lot with Pilar Road North as the northern
boundary and 220th Street North as the southern boundary.
Zoning: The parcel is located in the General Rural District.
Land use: The parcel is undeveloped. Other properties in the vicinity are a mix of vacant
parcels, farms, and large lot single-family residential.
Natural Features and Conditions: The parcel is a mix of wooded areas, fields, and a few small
wetlands. There are gentle to moderate slopes across the parcel, with some relatively level
areas.
Maurer Minor Subdivision - Staff Report Submitted: March 25, 2019
Scandia Planning Commission Page 3 Public Hearing: April 2, 2019
Maurer Minor Subdivision - Staff Report Submitted: March 25, 2019
Scandia Planning Commission Page 4 Public Hearing: April 2, 2019
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 first goal of the Land Use chapter is to “preserve the rural, agricultural character of
Scandia through zoning regulations, ordinances, and site design standards”. The Plan also
promotes to protection of natural resources, such as wetlands, when development occurs.
The proposed creation of two single-family lots which comply with all code standards and will
comply with wetland setbacks 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 (43,560 square feet)
Minimum lot frontage on public roads:
o Lots 4.0 acres or larger: 300 feet
Structure setbacks:
o 40 feet front
o 20 feet side
o 50 feet rear
The two parcels comply with the density, size, buildable area, frontage requirements, and
structure setbacks of the Development Code.
Accessory Structures
No accessory structures are proposed at this time. Any accessory structures placed on the lots
in the future shall comply with the standards of the Development Code.
Wetlands and Slopes
The Preliminary Plat shows the location of slopes on the lots and the general location of
wetlands. A Wetland Delineation is required and will be completed as soon as spring growth
Maurer Minor Subdivision - Staff Report Submitted: March 25, 2019
Scandia Planning Commission Page 5 Public Hearing: April 2, 2019
begins. No construction is proposed on the steep slopes or within required wetland setbacks ,
the boundaries of which will be confirmed with the Wetland Delineation. If the proposed
location of the building sites is found to fall within wetland setback areas, then the building site
should be shifted to avoid the setback area.
Wastewater Treatment
The applicant submitted a copy of soil tests for the septic system suitability for Lots 1 and 2,
and the soil test areas are indicated on the Preliminary Plat. Based on the tests, the proposed
lots have locations where soil is suitable for individual sewage treatment systems.
The Planner included a proposed condition for approval of the subdivision that the applicant
shall obtain a septic system permit from Washington County.
Water Service
An individual well will be required to provide water service to each lot.
Lot Coverage
The maximum lot coverage permitted in the General Rural District is 25%. Future development
on the parcels shall meet the coverage requirement.
Stormwater Management and Watershed District Comments
The Planner sent the application to the Carnelian-Marine-St. Croix Watershed District for
review. Jim Shaver, District Administrator, provided these comments:
“This will require a District Permit for CMSCWD Rule no. 4.0 to establish buffers around any
delineated wetlands or groundwater natural resources and shoreland areas on public
waters.”
The Planner has included the requirement for a CMSCWD permit in the recommended
conditions of approval.
DNR Comments
The Department of Natural Resources (DNR) Area Hydrologist, Jenifer Sorensen, was sent the
application for review, but had not commented at the time of this staff report.
Drainage and Utility Easements and Rights-of-Way and City Engineer Comments
Maurer Minor Subdivision - Staff Report Submitted: March 25, 2019
Scandia Planning Commission Page 6 Public Hearing: April 2, 2019
The City Engineer reviewed the Preliminary and Final Plat for the minor subdivision and
provided the following recommendations:
Outlot A shown in the image below should be dedicated to the City and recorded as
such on the Final Plat
The 220th Street right-of-way identified in the image below is currently held as a road
easement (document No. 644528). It should be dedicated to the City and shown as such
on the Final Plat.
Final Plat should indicate:
o 5 foot side lot line drainage & utility easements
o 10 feet of drainage & utility easements in the road footage
o drainage & utility easements over approved delineated wetlands
o drainage & utility easements labeled with an arrow leader on Lot 1 and on Lot 2,
as well as label the dimensions in the plan view.
New Driveway
Maurer Minor Subdivision - Staff Report Submitted: March 25, 2019
Scandia Planning Commission Page 7 Public Hearing: April 2, 2019
The City Engineer noted that a driveway permit will be needed at the time of construction on
Lot 1 and on Lot 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 2040 Comprehensive Plan does not identify any park search areas near the proposed lots
and therefore, and therefore, collecting a fee in lieu of dedication may be preferred . 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.
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 recommend approval of the proposed
minor subdivision for the property at xxx Pilar Road North and 220th Street North to create Lot
1 and Lot 2, as shown on the Preliminary Plat and Final Plat with the following conditions:
1. The minor subdivision shall be in substantial compliance with the Preliminary Plat and
Final Plat dated February 15, 2019, except where requested revisions to the Final Plat
have been noted in subsequent conditions.
2. The applicant or future owners shall obtain building permits for any future construction
on the parcels in the subdivision, and a driveway permit for the driveways to Lot 1 and
Lot 2. All future construction shall comply with the Development Code.
Maurer Minor Subdivision - Staff Report Submitted: March 25, 2019
Scandia Planning Commission Page 8 Public Hearing: April 2, 2019
3. The applicant shall obtain a District Permit from the Carnelian-Marine-St. Croix
Watershed District, under Rule No. 4.0, to establish buffers around any delineated
wetlands or groundwater natural resources and shoreland areas on public waters.
4. A formal wetland delineation must be completed, reviewed by the Technical Evaluation
Panel prior, and reflected on the Final Plat prior to it being recorded.
5. The Final Plat shall indicate drainage & utility easements over the delineated wetlands.
6. The Final Plat shall include drainage & utility easements labeled with arrow leader at
least one time in Lot 1 and Lot 2, and label the dimensions in the plan view.
7. Outlot A north of Pilar Road North should be dedicated to the City and recorded on the
Final Plat.
8. The applicant or future owners shall obtain a septic system permit from Washington
County for any new Subsurface Sewage Treatment System on Lot 1 or Lot 2.
9. 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.
10. The applicants shall record the plat within one year of the date when the minor
subdivision is approved.
11. The applicants shall pay all fees and escrows associated with this application.