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4.a) Staff Report-RuddylMinorSubdivisionPC10 7 14 Memorandum To: Scandia Planning Commission Kristina Handt, City Administrator Reference: Alexanderville Minor Subdivision Application Copies To: Mary Kay Ruddy, applicant Project No.: 15485.020 From: Sherri Buss, RLA AICP, Planner Routing: Date: September 18, 2014 SUBJECT: Alexanderville Minor Subdivision MEETING DATE: October 7, 2014 LOCATION: 21020 Meadowbrook Avenue North Scandia, Minnesota APPLICANT: Mary Kay Ruddy 21020 Meadowbrook Avenue North ZONING: Agriculture - Core (AG C) District 60-DAY PERIOD: October 24, 2014 ITEMS REVIEWED: Application and Preliminary Plat received August 25, 2014 BRIEF DESCRIPTION OF THE REQUEST: The applicant is proposing to subdivide an existing 36.4-acre parcel to create a new 5.0-acre parcel. The remaining 31.4 acres will continue as a single parcel. The new parcel may be developed in the future with one single-family residential unit. The property is located in the Agriculture-Core (AG C) Zoning District DETAILED EVALUATION OF THE SUBDIVISION REQUEST: Comprehensive Plan The Comprehensive Plan includes the following goals related to the AG C District that are relevant to the proposed subdivision request: Ruddy Minor Subdivision Staff Report Scandia Planning Commission Page 2 October 6, 2014  Agriculture is proposed to be the dominant use in the AG C District, but the district allows for low density residential and other uses when compatible with agriculture.  The goal for the maximum density in the district is 4 dwelling units per 40 acres, with lots between 2 to 5 acres in size allowed if the density standard is met. The applicant is proposing that the existing parcel and new parcel for single-family residential uses after subdivision. There are two existing homes within the original quarter-quarter section that includes the proposed lot. The proposed lot sizes and densities are consistent with the policies in the Comprehensive Plan. The proposed subdivision is consistent with the land use goals in the Comprehensive Plan. Development Code Requirements: Density, Lot Size and Buildable Area The Development Code permits lot sizes between 2.0 and 5.0 acres and 20 acres or greater in the AG C District. The maximum density permitted in the AG C District is 4 buildable lots per 40 acres (original quarter-quarter section). The 40-acre area that includes the proposed subdivision currently includes 2 residential units, including the existing unit on the larger lot. The addition of one new buildable parcel is permitted under the 4 units per 40 acres density requirement. Each lot in the AG C District is required to have 1.0 acres of buildable area. The 5-acre parcel includes 1.5 contiguous buildable acres. The proposed lot meets the lot size, density and buildable area requirements of the Development Code. Frontage on a Public Roadway 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 new lot will have approximately 732.77 feet of frontage on Highway 97. The parcel meets the frontage requirement. Accessory Structures The proposed lot has no accessory structures. The Development Code requires that a primary structure be built on the parcel before any accessory structures may be added. The existing 31 acre parcel has 3 accessory structures, including agricultural buildings. The development code permits up to 2 residential accessory structures plus and unlimited number of agricultural structures on lots of this size The parcels currently meet the accessory structures requirements of the Development Code. Wetlands A wetland report was completed for the new parcel, and no wetlands were identified. Setbacks The required setbacks in the AG C District are as follows: Ruddy Minor Subdivision Staff Report Scandia Planning Commission Page 3 October 6, 2014 Front yard setback: 40 feet Side yard setback: 20 feet Rear yard setback: 50 feet The existing buildings on the 31-acre parcel meet 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 of the AG C District. Wastewater Treatment The proposed drainfield location on the new parcel is shown as the “soil test” area. 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 AG C Zoning District is 25%. The existing coverage on the 31-acre parcel is approximately 5% of the parcel area. The proposed coverage for lot 2 is not known, but will need to meet the ordinance requirement when building is proposed. The lots currently meet the coverage requirement. Stormwater Management No alteration is proposed on Lot 1. The Planner sent the application to the Carnelian-Marine-St. Croix Watershed District for review. District comments via email included the following:  The District will require a permit for this project. The District would appreciate it if the City would add a CMSCWD Permit to any stipulations for the subdivision. The Planner has added a proposed condition that the applicant shall obtain the necessary Watershed District permit. Access The Planner submitted the preliminary plat to the Minnesota Department of Transportation (Mn/DOT) for review because Highway 97 is a State roadway. Tod Sherman of Mn/DOT’s staff provided the following comment: “Per our conversation, the access to the site will need to be provided from Meadowbrook Avenue North, rather than from Highway 97. The proposed construction will need to maintain existing drainage rates to MnDOT right-of-way. I will run the preliminary plans by our Surveys section to make sure that the property lines shown on the plans are consistent with ours. Other than that we won't have any additional requirements.” The Planner added a condition that driveway to the new parcel shall be from Meadowbrook Avenue North. Ruddy Minor Subdivision Staff Report Scandia Planning Commission Page 4 October 6, 2014 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, so the City could propose to collect the park fee of $3,000 in lieu of land for the new parcel. 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 at 21020 to create two parcels, 5.0 and 31.4 acres in size, with the following conditions: 1. The minor subdivision shall be in substantial compliance with the Preliminary Plat received by the City on August 25, 2014. 2. The applicants shall obtain the required septic system permit from Washington County for development on the new 5-acre lot before approval of a building permit. 3. The applicants shall obtain a building permit when construction is proposed on the new parcel. 4. The driveway access to the new parcel shall be from Meadowbrook Avenue North. 5. The applicants shall obtain the required Watershed District permit. 6. The park dedication fee of $3,000 for the new parcel shall be due before the approval of the Final Plat. 7. No accessory structures shall be constructed on the new parcel before construction of a primary residential structure. 8. The applicant shall record the new parcel within one year of the date when the minor subdivision is approved. 9. The Applicant shall pay all fees and escrows associated with this application.