6.b PC Staff Report Sandstrom Minor Subdivision
Memorandum
To: Scandia Planning Commission Reference: Olson Sandstrom Minor Subdivision
Copies To: Ken Cammilleri, City
Administrator
Brenda Eklund, Clerk
Matthew and Jennifer Olson,
applicants
Project No.: 17722.000 – Olson Sandstrom Minor
Subdivision
From: Evan Monson, Planner Routing:
Date: December 23, 2020
Subject: Olson Sandstrom Minor Subdivision – Lily Pad Lookout
Meeting Date: January 5, 2021
Location: 12937 Mayberry Trail North, PID 2103220420004
Applicant: Matthew and Jennifer Olson
Zoning: General Rural (GR), Shoreland Overlay
Review Period: 60-day period January 15th (120 day period March 16th)
Items Reviewed: Application and materials received on November 18, 2020
BRIEF DESCRIPTION OF THE REQUEST
The applicant is proposing to split an existing parcel into two, roughly similar sized parcels. The subject
parcel is currently 962,058 sq ft in size, or 22.09 acres, and located along the east side of Fish Lake. The
proposal shows Lot 1 would be 10.5 acres in size, while Lot 2 would be 11.06 acres in size. Each of the
proposed lots would have at minimum 5 acres of buildable area (land that isn’t within setbacks, buffers,
wetlands, or slopes exceeding 25%). The applicants are planning on acquiring Lot 1 and eventually
constructing a residence on it.
The applicants would need to acquire a watershed district permit, driveway access permit, grading permit,
building permit, approvals from the County for the septic, and approval from the Department of Health for
the well prior to building a house on Lot 1. The preliminary plat shows the house on a slope of 25% or
greater, which would likely require a variance unless a different location is chosen.
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Scandia Planning Commission Page 2
PROPERTY INFORMATION
Parcel: The subject parcel is currently 22.09 acres in size.
Zoning: The subject parcel is located in the General Rural zoning district and the Shoreland Overlay.
Land use: The subject parcel is currently used for a single-family residence and farmland. Both land uses
are permitted within the GR and Shoreland Overlay zoning districts.
Natural Features and Conditions: The subject parcel is largely farmland. A residence and buildings are
located in the south portion of the lot. Steep slopes and trees line the lot along the shoreline of Fish Lake,
while a wetland and wooded areas occupy a portion of the north side of the lot. Trees and vegetation form
a buffer between Mayberry Trail and the farmland.
EVALUATION OF THE SUBDIVISION REQUEST
Chapter 3 of the Development Code outlines the regulations for subdivisions within the Scandia. Section
6.2 lists the criteria that must be met by Minor Subdivisions.
1. The parcel of land has not been part of a minor subdivision within the last 5 years.
This criteria item has been met.
2. The minor subdivision shall result in 3 or fewer parcels.
The proposal shows only two parcels being created; this criteria item is met.
3. All contiguous parcels in common ownership shall be included in the Minor Subdivision
application.
This criteria item has been met.
4. The subdivision shall not be premature based on the criteria in Section 5.0 of this Chapter.
A premature subdivision is one that is defined in Chapter 3, Section 5.0 of the Development Code
as a subdivision that meets one of the following:
• Inconsistent with the Comprehensive Plan
• Inconsistent with the Capital Improvements Program (CIP)
• Lack of sanitary sewer system(s) available, or inability to have sewage treatment systems
onsite
• Lack of adequate streets to serve the proposed subdivision
• Lack of adequate drainage
• Inconsistent with environmental requirements
Based off the submittal, the proposal is not premature in nature. The proposal is consistent with
the Comprehensive Plan (see criteria item 5 below). The proposal is consistent with the CIP. The
applicant submitted plans for an on-site septic system for Lot 1, as is common for lots in this area
of the city. The proposed lots will have access to existing streets (Mayberry Trail North). Drainage
Olson Sandstrom Minor Subdivision January 5, 2021
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is not an issue on the property currently, and the proposed plat would fix the errors on the existing
drainage easements around the wetlands. This criteria item has been met.
5. All parcels resulting from the minor subdivision shall not conflict with any provi sion of the
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 proposed split
of this existing parcel would result in two lots to be used for single-family residential use. The lot
sizes are within what is permitted. Such lot sizes would not be out of place compared to the
surrounding areas, and other lots that are also zoned GR. The parcels resulting from the minor
subdivision would not be in conflict with the Comprehensive Plan.
6. The applicant shall enter into a development agreement specifying the number of density units
allocated among the parcels, if required by the City Council.
If the Council desires, an agreement can be added as a condition of approval specifying the
number of density units allocated among the parcels. Given the proposal is only creating one new
lot, and the GR zoning district does not permit high density development, this is not necessary. In
the event there is a desire for higher density development on one of these lots, Council approval
would be required for a new subdivision and/or rezoning of the parcels. This criteria item is met.
7. All parcels resulting from the minor subdivision shall meet all applicable requirements of this
Development Code including but not limited to density, lot size, lot width, minimum frontage on a
public road unless a variance has been approved according to procedures set forth in Chapter 1
of the Development Code.
Listed in the table below is the applicable requirements, the current lot, and the proposed lots.
Applicable
requirement
Current parcel Proposed parcel
Lot 1
Proposed parcel
Lot 2
Density 4 units/40 acres
or 0.1 unit/acre
1 unit/22.09
acres or 0.045
unit/acre
1 unit/10.5 acres
or 0.095
unit/acre
1 unit/11.06
acres or 0.090
unit/acre
Lot size 5 acres minimum
(Riparian lots
along Natural
Environment
Lakes)
22.09 acres 10.5 acres 11.06 acres
Buildable Area 1 acre minimum 13.6 acres 5.6 acres 8 acres
Lot
width/frontage
300 feet (if lot is 4
acres or more)
700.6 feet 354.3 feet 346.3 feet
Based off the above information, the two parcels resulting from the proposed minor subdivision
will meet the requirements set in the Development Code.
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8. No new public rights-of-way or streets shall be necessary for or created by the subdivision.
The current parcel’s east side already fronts Mayberry Trail. The proposed split would result in
the two proposed parcels still fronting and having access to Mayberry Trail. This criteria item is
met.
9. Streets, utility easements, drainage easements or public park land or cash in lieu of land shall be
dedicated or paid as required by the city.
There is a public road and utility easement along the east side of the property for the west 33 feet
of Mayberry Trail right-of-way. A 10 foot wide drainage and utility easement is shown along the
north, south, and east boundaries of Lots 1 and 2 on the final plat.
Chapter 3, Section 12 of the Development Code requires that new subdivisions convey or
dedicate land to the public use for things such as parks, playgrounds, trails, or open space. If the
City determines land is not needed in the area of the proposed subdivision, a cash fee shall be
paid to the City in lieu of land. The City fee schedule notes a $3,000 fee upon creation of a new
buildable lot if no land is being dedicated. Since one new lot is being created, a total fee of $3,000
would be required. Upon receiving the dedication fee, this criteria item will be met.
10. All wetland areas and DNR protected waters shall be protected with a conservation easement up
to the 100-year flood elevation or the wetland boundary, whichever is more restrictive, and any
other requirements of the DNR.
A drainage easement is shown along the west side of the properties, which line up against Fish
Lake and some wetlands. A drainage easement is also shown around the delineated wetland on
Lot 1. The DNR and Carnelian Marine Watershed District noted the plat meets their requirements.
11. The minor subdivision shall comply with all applicable requirements of the road authority,
including access spacing and location criteria for sight distances if located adjacent to a state or
county highway, and/or of the watershed district(s) in which it is located.
A final location for the driveway to access Lot 1 would be determined upon receiving a driveway
application.
The proposed minor subdivision meets the criteria for approval, per the findings above.
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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 12937 Mayberry Trail North (PID # 2103220420004) to split the existing parcel into two.
This is as shown on the Preliminary and Final Plat, and subject to the following conditions:
1. The minor subdivision shall be in substantial compliance with the Preliminary Plat and Final Plat
reviewed with this application.
2. The applicant shall pay a fee in lieu of park land to the City, with the fee total being $3,000.
3. The applicant shall pay all other fees and escrows associated with this application.
4. The applicant shall record the Final Plat with Washington County within one year of the date
when the minor subdivision is approved by the City.