Loading...
4.a) Staff Report-NechodomlMinorSubdivisionPC7 7 15 Memorandum To: Scandia Planning Commission Kristina Handt, City Administrator Reference: German Lake Estate Minor Subdivision Application Copies To: Ronald Nechodom, applicant George Lindgren et al, owners Project No.: 15744.009 From: Sherri Buss, RLA AICP, Planner Routing: Date: June 29, 2015 SUBJECT: German Lake Estate Minor Subdivision MEETING DATE: July 7, 2015 LOCATION: 218th Street North on German Lake Scandia, Minnesota APPLICANT: Ronald Nechodom 5481 Golfview Avenue North Oakdale, MN 55128 OWNER: George T. Lindgren et al 10929 Scandia Trail North Scandia, MN 55073 ZONING: General Rural (GR) District and Shoreland Overlay District 60-DAY PERIOD: August 14, 2015 ITEMS REVIEWED: Application and Preliminary Plat received June 15, 2015 BRIEF DESCRIPTION OF THE REQUEST: The applicant is proposing to subdivide an existing 39.72-acre parcel to create a new 9.0-acre parcel. The remaining area will continue as a single parcel under the current ownership. The new parcel will be developed in the future with a single-family residential use. Nechodom Minor Subdivision Staff Report Scandia Planning Commission Page 2 July 7, 2015 The property is located in the General Rural (GR) Zoning District and the Shoreland Overlay District of German Lake, a Natural Environment lake. 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 requirement of no more than 1 housing unit per 10 acres. The Comp Plan policies recommend a minimum lot size of 2 acres in the GR District. The Comprehensive Plan includes goals to protect the water and natural resources in the City through enforcement of the City’s ordinances, including the Shoreland Overlay District ordinance. The Shoreland Overlay District ordinance permits single-family residential uses within the district. The minimum lot size for Tier 1 lots (adjacent to the lake) on Natural Environment lakes is 5 acres. The proposed use of the property and proposed lot size are consistent with the Comprehensive Plan. Development Code Requirements: Density, Lot Size and Buildable Area The Development Code requires a minimum lot size of 2 acres in the General Rural District. The maximum density permitted in the District is 4 buildable lots per 40 acres (original quarter- quarter section). The 40-acre area that includes the proposed subdivision includes no existing residential units. The addition of one new buildable parcel is therefore permitted under the 4 units per 40 acres density requirement. The Development Code requires each lot in the General Rural District to have 1.0 acres of buildable area. The 9-acre parcel includes 1.0 contiguous buildable acre. The proposed lot meets the lot size, density and buildable area requirements of the Development Code. Frontage on a Public Roadway and Lot Width 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. The Shoreland Overlay District regulations require that Tier 1 lots on Natural Environment lakes be a minimum of 300 feet wide. The new lot will have approximately 300 feet of frontage on 218th Street North and will be 300 feet wide at the required setback from the OHWL. The parcel meets the frontage and width requirements. Accessory Structures The proposed lot and existing 39.72-acre parcel have no accessory structures. The Development Code requires that a primary structure be built on the parcel before any accessory structures may be added. The parcels currently meet the accessory structures requirements of the Development Code. The number and size of new accessory structures will need to meet the Code requirements. Nechodom Minor Subdivision Staff Report Scandia Planning Commission Page 3 July 7, 2015 Wetlands The wetland delineation completed for the parcel identified six wetlands within the parcel boundaries, including German Lake. The wetland areas limit the buildable area of the parcel. Development on the parcel will need to obtain permits and be in compliance with the Minnesota Wetland Conservation Act and the City’s wetland buffer requirements. The Planner sent a copy of the application to the Carnelian-Marine Watershed District for review and comment. The District’s comments will be available at the Planning Commission meeting. Setbacks The required setbacks in the Shoreland District and General Rural District are as follows: Structure setback from the OHWL: 200 feet Septic system setback from the OHWL: 150 feet Setback from top of bluff line: 30 feet Setback from the right-of-way of a public street: 40 feet Side yard setback: 20 feet The preliminary plat shows a potential building area on the site that meets the setback requirements. The preliminary plat does not show any potential structures on the new parcel. Structures developed in the future on the new parcel will need to meet the setback requirements for the Shoreland Overlay District. Wastewater Treatment The applicant submitted a soils report for the site than identified areas suitable for development of an on-site septic system. The report includes a potential location for a drainfield that meets the setback requirement from German Lake. The proposed drainfield location on the new parcel is shown as a hatched area on the preliminary plat. The Planner included a proposed condition for the subdivision that the applicants need to obtain the required septic system permit from Washington County for any development proposed on the new parcel. Lot Coverage The maximum lot coverage permitted in the Shoreland Overlay District is 25% of the lot area above the OHWL. The new parcel is undeveloped and has no existing impervious coverage. The lot currently meets the coverage requirement. Future development will also need to meet the coverage requirement. Stormwater Management The Planner sent the application to the Carnelian-Marine-St. Croix Watershed District for review. District comments will be available at the Planning Commission meeting. The Planner added a condition that the subdivision and future development shall obtain all necessary Watershed District permits. Nechodom Minor Subdivision Staff Report Scandia Planning Commission Page 4 July 7, 2015 Access The new parcel has access from a public roadway, 218th Street North, and meets the access requirement for new subdivisions. 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 (it is near the identified Park Search Area E, north of 218th Street North, but not within the area), so the City could propose to collect the park fee of $3,000 in lieu of land for the new parcel. The Planning Commission should make a recommendation regarding park dedication to the Council. Staff have proposed a condition that the subdivision shall meet the City’s park dedication requirement. 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 on 218th Street North on German Lake to create a new 9- acre parcel called German Lake Estate, with the following conditions: 1. The minor subdivision shall be in substantial compliance with the Preliminary Plat received by the City on June 16, 2015. 2. The applicants shall obtain the required septic system permit from Washington County for development on the new lot before approval of a building permit. 3. The applicants shall obtain a building permit when construction is proposed on the new lot. 4. The applicants shall obtain all required Watershed District permit(s). 5. The park dedication fee of $3,000 for the new parcel shall be due before the approval of the Final Plat. 6. No accessory structures shall be constructed on the new parcel before construction of a primary residential structure. 7. The applicant shall record the new parcel 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.