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08.b3 CC Staff Report Tii Gavo TKDA | 444 Cedar Street Suite 1500 | Saint Paul, MN 55101 651.292.4400 • tkda.com An employee -owned company promoting affirmative action and equal opportunity. Memorandum To: Scandia City Council Reference: Tii Gavo 2nd Addition Copies To: Brenda Eklund, Clerk Ken Cammilleri, City Administrator Jaren Johnson, Applicant Project No.: 18407.000 From: Evan Monson, Planner Routing: Date: October 13, 2022 SUBJECT: Final Plat for a Major Subdivision for Tii Gavo 2nd Addition MEETING DATE: October 18, 2022 LOCATION: Outlots I, J, and K of the Tii Gavo subdivision - PIDs 28.032.20.42.0003, 28.032.20.34.0002, 28.032.20.42.0004 APPLICANT: Jaren Johnson - J. Johnson Development OWNER: Big Marine Lake Development, LLC ZONING: General Rural (GR), Shoreland Management Overlay REVIEW PERIOD: 60 day period ends November 20, 2022 ITEMS REVIEWED: Application and plans received September 21, 2022 DESCRIPTION OF THE REQUESTS The applicant is looking to subdivided three outlots in the Tii Gavo subdivision - outlots I, J, and K. The proposed subdivision would create eight buildable lots that would be available for single family development. The lots would all have access onto Meadowridge Trail North, which would be completed as part of this proposed development. The three outlots and the unconstructed portion of Meadowridge Trail North were platted out as part of the initial approval for the Tii Gavo subdivision back in 2007. The development was approved as an ‘Open Space Design’ subdivision and a Planned Unit Development, which under the ordinances in effect at that time required a Conditional Use Permit (CUP) to be approved with the subdivision’s Final Plat . As part of the review and approval of the proposed plat for the 2nd Addition, the 2007 CUP will be amended as well. The preliminary plat for this subdivision was reviewed earlier this year by the Planning Commission and approved by the City Council Tii Gavo 2nd Addition Staff Report October 18, 2022 Scandia City Council Page 2 PROPERTY INFORMATION Parcel description: The three outlots all are located along an unconstructed portion of Meadowridge Trail North in the Tii Gavo subdivision. Newgate Avenue is located east of the subdivision, while Lakamaga Trail is to the north. Outlot I is located between Rasmussen Pond and Meadowridge Trail, and totals approximately 4.5 acres. A small wetland is located on its southeast corner. Outlot J is located south of Outlot I, and totals approximately 3.5 acres. Outlot K is a long, narrow lot that is just under 3 acres in size; a wetland and drainage easements occupy portions of Outlot K. Land use: None/vacant Figure 1: Outlots I, J, & K shown in red, per City GIS EVALUATION OF REQUEST Comments on the Request The submittal was forwarded onto city staff and other agencies for review and comment (engineering, watershed, DNR). Comments received at the time of writing this staff report are included b elow: Tii Gavo 2nd Addition Staff Report October 18, 2022 Scandia City Council Page 3 Engineer The comments from the City Engineer are included in the meeting materials in a letter dated October 3, 2022. Development Code Requirements Overview & Previous Approvals The Tii Gavo subdivision was approved in 2007. Under the zoning ordinance at the time of the initial approval for the Tii Gavo subdivision, the site was zoned ‘Agricultural’ (AG). The site at that time was also within the Shoreland Overlay zone; the city at that time used the county’s shoreland ordinance. The approval of the Tii Gavo subdivision was done as an ‘Open Space Design’ (OSD) subdivision, which was a special kind of subdivision under the previous ordinance that allowed the site to have differing lot design standards and increased density in exchange for preserving a certain percentage of the site as undeveloped open space. The 2007 ordinance required at least half of the site to be preserved as open space. These areas are located throughout the subdivision today, and preserve wetlands, vegetation, and other features from being developed. OSDs under the previous ordinances required both a CUP and a preliminary and final plat to be approved; standard or conventional subdivisions followed just the preliminary and final plat process. To build this next addition in the subdivision, the existing CUP for Tii Gavo will be amended. The approval of the subdivision in 2007 planned for 37 total lots to be developed in the subdivision, with 29 in the initial first phase. This was identified in the Development Agreement as well as the Conditional Use Permit (CUP) approved as part of the project. The future eight lots that would bring the subdivision to a built-out total of 37 lots would occupy the areas that are currently platted as outlots I, J, and K. The applicant’s proposed preliminary plat creates eight buildable lots, keeping in line with the original approval and plans for the Tii Gavo subdivision. The applicant submitted the preliminary plat for review and approval to the city earlier this summer. The plat was approved at the August 16th Council meeting, along with a variance to the building setback from Rasmussen Pond. The variance was to allow for a 100 foot setback consistent with the first phase of Tii Gavo, instead of the 200 foot setback required under today’s ordinance. The proposed final plat is consistent with the design of the preliminary plat, with eight lots in total. Five of the lots will be north of Meadowbridge Trail, while three will be south of the street. Table 1: Proposed Lots Lot Size (acres) Buildable Area (acres) Lot 1, Block 1 1.04 0.20 Lot 2, Block 1 1.04 0.37 Lot 3, Block 1 1.00 0.34 Lot 4, Block 1 1.40 0.50 Lot 1, Block 2 2.92 0.42 Lot 1, Block 3 1.00 0.65 Lot 2, Block 3 1.14 0.74 Lot 3, Block 3 1.38 0.86 Tii Gavo 2nd Addition Staff Report October 18, 2022 Scandia City Council Page 4 Infrastructure The existing subdivision is already served by a community septic system, which the new eight lots would also be served by. Each lot would utilize wells for drinking water . The proposed new lots will all front Meadowridge Trail North; the unfinished portions of the road would be completed as part of the project. Lot 1, Block 2, and Lot 4, Block 1 are proposed to utilize a shared driveway, as shown by the access easement that runs north between the two lots. Wetlands and easements prevent individual driveways from adequately serving those two lots. Lot 4, Block 1 has a Manage 3 wetland on it, while Lot 1, Block 2 has a Manage 1 wetland on it. Drainage easements also cover portions of each lot. A Development Agreement between the applicant and the city will be required to ensure proper installation and construction of the subdivision. Parkland Dedication Creation of new lots through the subdivision process triggers the park dedication requirements of the city’s subdivision ordinance. This requirement calls for either land in the subdivision be dedicated to the city for parks, or a cash payment in lieu of land be paid to the city. The Development Agreement from 2007 for the Tii Gavo subdivision noted a $1,500 parkland dedication fee is to be paid for each created lot; for this second phase the cash in lieu fee required would total $12,000. ACTION REQUESTED The City Council can do one of the following: 1. Approve, with or without conditions 2. Deny, with findings for denial 3. Table the request for further review/study The Council may require such revisions in the final plat as it deems necessary for the health, safety, general welfare and convenience of the city. Approval will require a majority vote of the entire Council. RECOMMENDATION Staff recommend approval of the Final Plat for the Tii Gavo 2nd Addition. The following conditions of approval were recommended: 1. The applicant is permitted to create eight lots, as shown on the plans submitted to the city and reviewed with this request. 2. The proposed eight lots shall adhere to the setback requirements as approved with the Preliminary Plat. 3. The applicant shall acquire any required permits from the watershed district, and comply with their requirements. 4. The applicant shall address the comments from the City Engineer in the letter dated October 3, 2022. 5. The applicant shall update the current Development Agreement and Conservation Easement to include the proposed improvements for Tii Gavo 2nd Addition, which shall be approved by the City Council. 6. All other requirements of the existing Conditional Use Permit shall remain in full force and effect. 7. The applicant shall secure any other applicable Federal, State, County, and local permits required for the project. Tii Gavo 2nd Addition Staff Report October 18, 2022 Scandia City Council Page 5 8. The applicant shall pay all fees and escrows associated with this application.