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4. Report on Sonnen Minor Subdivision 11.14.17 Memorandum To: Scandia Planning Commission Reference: Sonnen Addition Minor Subdivision Application Copies To: Neil Soltis, City Administrator Brenda Eklund, Clerk Nancy Sonnen, applicant Project No.: 16322.020 From: Sherri Buss, RLA AICP, Planner Routing: Date: November 14, 2017 SUBJECT: Sonnen Addition Minor Subdivision MEETING DATE: November 14, 2017 LOCATION: 20205 Oxboro Lane North APPLICANT: Nancy L. Sonnen 20205 Oxboro Lane North ZONING: General Rural (GR) District and Shoreland Overlay District 60-DAY PERIOD: December 24, 2017 ITEMS REVIEWED: Application and Preliminary Plat received October 24, 2017 BRIEF DESCRIPTION OF THE REQUEST: The applicant is proposing to subdivide an existing 6.1-acre parcel to create Lots 1 and 2, approximately 4.1 and 2.0 acres in size, respectively. The property is located in the General Rural (GR) District and Shoreland Overlay District of Public Water Wetland 56w, a Natural Environment Lake. Lot 1 includes an existing home and Lot 2 is vacant. 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 Sonnen Addition Subdivision Staff Report Scandia Planning Commission Page 2 November 14, 2017 requirement of no more than 1 housing unit per 10 acres, but acknowledges that there are a significant number of existing smaller parcels in the District, that areas near the lakes in Scandia that do not meet the lot size and density standard, and that this will continue. The Shoreland Ordinance, which is supported by the Comprehensive Plan, permits new lots that are not located in Tier 1 areas of Natural Environment Lakes (adjacent to the lake shore) to conform to the minimum standards of the underlying zoning district. The proposed use of the property 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  Minimum lot frontage on public roads: o Lots 2.0 to 3.0 acres: 160 feet o Lots 4.0 or larger: 300 feet  Structure setbacks: o 40 feet front o 20 feet side o 50 feet rear The two parcels are located within different original quarter-quarter sections, and comply with the density requirement in each. The lots comply with the size, buildable area, frontage requirements, and structure setbacks of the Development Code. Accessory Structures The existing home on Lot 1 has one accessory structure that is 2016 square feet in size. The Development Code permits up to 2 accessory structures with a total area of 2,500 square feet on parcels between 3.0 and 5.0 acres in size. There are no existing accessory structures on Lot 2. New accessory structures on the lots shall comply with the standards of the Development Code. Wetlands and Slopes The Preliminary Plat shows the locations of the steep slopes on Lot 1, and the location of wetland boundaries and proposed drainage and utility easements on Lot 2. The applicant submitted a copy of the Wetland Delineation that was completed for the site. No construction is proposed on the steep slopes or within the required wetland setbacks. Wastewater Treatment Lot 1 has an existing septic system that serves the home. The applicant submitted a copy of the septic system site evaluation completed by the system designer for Lot 2. He identified a potential location on Lot 2 for a new system. The applicant submitted the septic system Sonnen Addition Subdivision Staff Report Scandia Planning Commission Page 3 November 14, 2017 designer’s report to Washington County for review. County staff provided the following comment in their letter to the applicant: “Based on the observations at the site as well as Ed Elkin’s soil observation logs on the new lot, the proposed lot split (as shown on the enclosed site plan) appears to have suitable soil for individual sewage treatment systems, and the Department is approving the proposed subdivision as suitable to accommodate long-term sewage treatment.” County staff noted that additional soil testing on the site needs to be completed prior to permit issuance. The Planner included a proposed condition for approval of the subdivision that the applicant shall obtain a septic system permit from Washington County. Lot Coverage The maximum lot coverage permitted in the Shoreland Overlay District is 25%. The existing impervious cover on Lot 1 (approximately 45) meets the ordinance requirement. Future development on the parcels shall meet the coverage requirement. Stormwater Management The Planner sent the application to the Carnelian-Marine-St. Croix Watershed District for review. Jim Shaver, District Administrator, commented that the project does not require a District permit. Drainage and Utility Easements The City Engineer reviewed the Preliminary Plat and stated that he had no comments on the proposed easements. New Driveway The City Engineer noted that a driveway permit will be needed at the time of construction on Parcel 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 2030 Comprehensive Plan identifies a proposed park search area (Park Search - C) located immediately west of Lot 1. However, since Lot 1 is already developed for residential use, it is unlikely that the City would require park dedication on this parcel. The City could propose to collect the park fee of $3,000 in lieu of land for the new Lot 2. 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. Sonnen Addition Subdivision Staff Report Scandia Planning Commission Page 4 November 14, 2017 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 at 20205 Oxboro Lane North to create Lot 1 and Lot 2, as shown on the Preliminary Plat with the following conditions: 1. The minor subdivision shall be in substantial compliance with the Preliminary Plat dated October 23, 2017. 2. The applicant or future owners shall obtain a building permit(s) and for any future construction on the parcels in the subdivision, and a driveway permit for the driveway for Lot 2. All future construction shall comply with the Development Code. 3. The applicant or future owners shall obtain all required Watershed District permit(s) for proposed construction. 4. The applicant or future owners shall obtain a septic system permit from Washington County for the new SSTS on Lot 2. 5. 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. 6. The applicants shall record the plat within one year of the date when the minor subdivision is approved. 7. The applicants shall pay all fees and escrows associated with this application.