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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. Olson Sandstrom Minor Subdivision January 5, 2021 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 Scandia Planning Commission Page 3 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. Olson Sandstrom Minor Subdivision January 5, 2021 Scandia Planning Commission Page 4 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. Olson Sandstrom Minor Subdivision January 5, 2021 Scandia Planning Commission Page 5 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.