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HomeMy WebLinkAbout2015-11-23 PACKET 06.2.STAFF REPORT CASE: PP2015-042 & V2015-043 ITEM: 6.2 PUBLIC MEETING DATE: 11/23/15 TENTATIVE COUNCIL REVIEW DATE: 12/16/15 APPLICATION APPLICANT: Allen Stewart REQUEST: A preliminary plat for Stewart Addition, which will create 5 rural residential lots, and a variance to lot depths. SITE DATA LOCATION: ZONING: GUIDED LAND USE: 9866 Kimbro Avenue South R-1, Rural Residential Rural Residential LAND USE OF ADJACENT PROPERTIES: CURRENT NORTH: Rural Residential EAST: Agricultural SOUTH: Rural Residential WEST: Ravine Park SIZE: 13.7 acres DENSITY: 2.74 units/acre RECOMMENDATION GUIDED Rural Residential Agricultural Rural Residential Parks & Open Space Approval, based on the findings of fact and subject to the conditions Cottage COTTAGE GROVE PLANNING DIVISION J G eh Pdde and P,ozPedW Meet Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; 0burbank()cottage-,qrove.org Application Accepted:. 10/27/15 60 -Day Review Deadline: 12/26/15 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 56016 Planning Staff Report Stc,wart Addition Preliminary Planning Ce,ise No. PP2015-042 and V2015-043 November 23, 2015 Proposal Stu -Mac Properties has filed for the following applications for property located at 9866 Kimbro Avenue South. A preliminary plat for the Stewart Addition, which will create 5 rural residential lots. A variance to lot depths. (Note: This application withdrawn based on closer review of the ordinance_) • A final plat for Stewart Addition, which will create 5 rural residential lots. (Note: The final plat is a Council action item only.) Location Map Site Orthophoto Review Deadline The 60 -day application review expires on December 26, 2015, Project Plans The preliminary plat for the proposed subdivision were prepared by Dwyer and Associates, Inc. and were submitted on 10/27/15. Stewart Addition Planning Staff Report — PP2015-042, FP2015-044 and V2015-043 November 23, 2015 Page 2 of 7 Background Site Conditions The site is currently has a vernacular -gabled ell farmhouse (circa 1914) and associated acces- sory structures related to its agricultural history. The home is to remain on the property and is reported to have been constructed by the parents of Jim Jansen, a landowner and active farmer in the community. The topography is varied and contains a variety of native and cultivated trees and vegetative communities. � jN fr, l(rr ri f/f /Ilii lf({r %f f! t� '1 with Contours fill � /11 <ri II „ FunA, -moi rl c \.-rw ¢ I fM> i " 1 'ffi�i'0Y]I'E I ptol.� I lel i -- anaar9.n �• llre I:�LBI 11 If / I � t• I. �R Stewart Addition Planning Staff Report— PP2015-042, FP2015-044 and V2015-043 November 23, 2015 Page 3 of 7 Stewart Addition Planning Staff Report— PP2015-042, FP2015-044 and V2015-043 November 23, 2015 Page 4 of 7 Planning Considerations Comprehensive Plan — Future Land Use Designation The future land use map in the City's Future Vision 2030 Comprehensive Plan shows this prop- erty with a Rural Residential land use designation. The proposed plat is consistent with that des- ignation. Zoning This parcel is currently zoned within the Rural Residential District (R-1). The proposed plat is consistent with that zoning designation. Ordinance Requirements City Code Title 10 establishes subdivision requirements within the City. The material submitted with the plat identifies that the lots meet or exceed the required performance standards. Density The minimum density in the Rural Residential zoning district is three acres, and all of the proposed parcels exceed this acreage. Lot Sizes The minimum lot width frontage along a public right-of-way is 180 feet, and all of the proposed parcels exceed this minimum width. Utilities The subject property is not located within the Metropolitan Urban Service Area (MUSA). The site is currently served by a private well and septic system that was recently upgraded. The new lots are proposed to be served by individual sewage treatment systems (ISTS). A soil percolation test septic design plan will be required to be submitted for each new lot prior to release of the plat for recording with Washington County. Traffic/Access The plat includes public frontage and access connections to Kimbro Avenue. The four new addi- tional lots will create an estimated traffic increase of 40 average daily trips (ADT). Given the designation of Kimbro Avenue as a Major Collector Roadway with a design capacity of 1,000 to 15,000 vehicles a day, a negative impact is not anticipated with the approval of the requested subdivision. Given the stated roadway designation, it is recommended that the new lots be required to have a common shared driveway connection with the public right-of-way. The appli- cant has discussed this topic with staff and has concurred with the recommendation. Park Dedication/Open Space State Statutes allows for and the City ordinance requires parkland dedication or cash in lieu of dedication in conjunction with subdivisions. For this project, it is recommended that a cash dedi- cation be collected for the four new lots at the rate applicable at the time of recording of the final plat. The rate is currently $3,400 per unit. Consistent with previous practice, proposed Lot 3 with the existing homestead is exempt from the dedication requirement. Any future subdivision of this parcel would require additional dedication. Stewart Addition Planning Staff Report — PP2015-042, FP2015-044 and V2015-043 November 23, 2015 Page 5 of 7 Surface Water Management The site grading for the project is proposed to be handled on an individual lot basis as each par- cel develops with a single family residential use. Proposed grading is required to be identified on a certificate of survey during the building permit process and verified with an as -built survey post construction. Given the existing surface water management requirements and existing cross site drainage patterns, a stormwater management plan was requested to be completed by the appli- cant. The stormwater management plan was not completed prior the completion of this report, but will be required prior to the application being presented to the Council for review. Any drain- age and utility easements required by the City Engineer will be required to be included on the final plat. Area Charges The subdivision of properties within the community triggers the requirement for payment of area charges. For the 21.92 -acre portion of the subdivision, the required area charges are detailed in the table below. AREA CHARGE ACREAGE RATE/ACRE CALCULATED FEE Water 21.92 N/A N/A Sanitary 21.92 N/A N/A Storm 21.92 $4,673 $102,432 Total $102,432 Public Hearing Notices A public hearing notice was published in the South Washington County Bulletin on November 11, 2015. Public meeting notices were mailed to the 8 property owners who are within 500 feet of the property on November 12, 2015. Summary A. The proposed use is compliant with the City's Comprehensive Plan. B. The proposed use is permitted under the current zoning classification for the property. C. The proposed development is not served by public utilities, but can be adequately served by private well and septic. D. The surface water management plan for the project meets State, Watershed District, and City performance standards. E. The proposed plat is in compliance with the approved site master plan for the PDO. F. Parkland dedication will be required with the recording of the plat. G. Additional park dedication and area charges will be required based on the additional subdivi- sion of lot 3. H. The shared access drives will reduce traffic conflicts in the future as traffic counts increase on Kimbro Avenue. Stewart Addition Planning Staff Report— PP2015-042, FP2015-044 and V2015-043 November 23, 2015 Page 6 of 7 I. A 10 -foot wide easement for future public trailway purposes shall be dedicated along the east boundary of the plat prior to prior to release of the plat for recording with Washington County. Recommendation That the Planning Commission recommend that the City Council approve the preliminary plat for the Stewart Addition, which will create 5 rural residential lots to be located on property at 9866 Kimbro Avenue South: 1. The grading plan shall be submitted prior to City Council review. 2. The final plat shall be modified to reflect any changes required by the City Council prior to release of the plat for recording with Washington County. 3. The final plat shall include any drainage and utility easements required by the City Engineer. 4. The septic design information shall be reviewed and approved by Washington County prior to release of the plat for recording. 5. The final plat shall be approved and recorded prior to any building permit being issued within the subdivision. 6. All applicable grading, right-of-way, building, ISTS, well, plumbing, and electrical permits shall be obtained prior to the construction of any structure on the newly plated lots. 7. - No structures shall be permitted on any of the newly platted lots prior to the construction of the principal structure. 8. The lowest opening of all structures on properties within the plat shall be constructed two feet above all high water easement elevations. 9. The applicant shall provide an as -built certificate of survey identifying setbacks, septic and well locations, structure ground elevations, and critical drainage swales identifying positive drainage from the habitable structure. 10. The applicant is required to comply with the recommendations given by the City Engineer upon final review of the stormwater management plan. 11. Shared drives shall be required between Lots 1 and 2, Lots 4 and 5, and Lot 3 and any subsequent lots created from that parcel. 12. No additional drives shall be permitted along Kimbro Avenue. 13. The driveways shall be hard surfaced with concrete or bituminous to the front property line. Stewart Addition Planning Staff Report— PP2015-042, FP2015-044 and V2015-043 November 23, 2015 Page 7 of 7 14. Cross access and maintenance easements shall be created over each shared driveway and recorded with Washington County. 15. A financial guarantee in the amount of $5,000 per lot shall be posted with the City at the time of building permit to ensure the completion of the driveway aprons, as -built surveys, and yard sodding or seeding. 16. Any lawn irrigation that is placed within the Kimbro Avenue public right-of-way shall be the homeowners' responsibility if repair or maintenance is required. 17. Cash payment in lieu of land dedication for park purposes must be paid for the creation of four additional lots. Said fee shall be paid to the City prior to the City releasing the final plat to the developer for recording at Washington County Recorder's Office. The park fee rate will be the amount at the time the final plat is approved by the City. At the current 2015 rate, the park dedication amount would be $13,600. 18. The developer must comply with the tree preservation ordinance, and tree replacement shall comply with minimum requirements. Submittal of a building permit must include a tree inventory for that particular lot. City ordinance allows up to 20 percent removal of significant trees. Each building permit application will be reviewed by Planning, Building, and Engineering staff to ensure appropriate location and building elevation are consid- ered for preserving significant and specimen trees. 19. The stormwater area charge in the amount of $102,432 shall be paid to the City prior to the release of the plat for recording with Washington County. 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