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Home My WebLink About2017-01-23 PACKET 06.1.STAFF REPORT CASE: PP2017-001 ITEM: 6.1 PUBLIC MEETING DATE: 1/23/17 TENTATIVE COUNCIL REVIEW DATE: 2/15/17 APPLICATION APPLICANT: Janet Bremer, Trustee for the Lorraine and Glen Brown Trust REQUEST: A preliminary plat to be called "Brown Farm Division, which subdivides a 17.33 -acre parcel of land into two parcels of 5.6 acres and 11.73 acres. SITE DATA LOCATION: ZONING: GUIDED LAND USE: 9670 Kimbro Avenue South R-1, Rural Residential Rural Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Rural Residential Rural Residential EAST: Agricultural Agricultural SOUTH: Rural Residential Rural Residential WEST: Park Parks/Private Open Space 64PA: l DENSITY: 17.33 acres RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage COTTAGE GROVE PLANNING DIVISION Grove ere Pride and Prosperity Meet Planning Staff Contact: John McCool, Senior Planner; 651-458-2874; jmccool(o�cottage-grove. org Application Accepted: 11/21/16 60 -Day Review Deadline: 1/20/17 120 -Day Extension Deadline: 3/21/17 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Brown Farm Division — Preliminary Plat Planning Case No. PP2017-001 January 23, 2017 Proposal Janet Bremer, trustee for the Lorraine and Glen Brown Trust, has filed a preliminary plat application to subdivide a 17.33 -acre parcel of land at 9670 Kimbro Avenue South (PIN 23.027.21.31.0004) into two parcels of 5.6 acres and 11.73 acres. The location map for the proposed Brown Farm Division subdivision is shown below. and sr = Proposed Brown _ Farm Division r — Preliminary Plat _r 9670 Kimbro Avenue mQ 4 � N0 W . E 4• - I I � (II4 I � � IS 025 Location Map Review Deadline Application Received: November 21, 2016 Acceptance of Completed Application: December 28, 2016 Tentative City Council Date: February 15, 2017 60 -day Review Deadline: Febrary 25, 2017 Planning Considerations Site Conditions This existing farmstead is comprised of approximately 17.33 acres of land that is heavily wooded along the west one-third and southerly one-third of the property. Two residential dwell- ings and numerous farm buildings exist on the property. There is a private driveway for each of the existing dwellings. None of the existing structures have any historic significance. The property includes a small triangular parcel on the east side of Kimbro Avenue (southeast corner of the 17.33 -acre site). This triangular parcel is not buildable because of its 6,812 square foot lot area and steep slopes. Brown Farm Division Addition Planning Staff Report — PP2017-001 January 23, 2017 Page 3 of 5 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 Rural Residential District (R-1). The R-1 District requires a three - acre minimum lot area for residential land uses and a 180 minimum lot width fronted along a public road. The two residential lots proposed in the preliminary plat comply with these devel- opment standards. Utilities The subject property is not located within the Metropolitan Urban Service Area (MUSA). The site is currently served by private wells and septic systems. The minimum acreage for property having an individual sanitary treatment system (ISTS) is 1.5 acres. Traffic/Access Kimbro Avenue is designated as a Major Collector Roadway in the City's Future Vision 2030 Comprehensive Plan. Existing traffic volumes on Kimbro Avenue are very low. No changes are proposed for either of the two existing private access drives that connect to Kimbro Avenue. Park Dedication/Open Space The 17.33 -acre farmstead parcel abuts the Cottage Grove Ravine Regional Park. The City is purchasing two acres of the applicant's land to deed to Washington County. These two acres are required to be platted as an outlot on the Brown Farm Division. A warranty deed transferring ownership of this two -acre outlot and the triangular shaped Outlot A shown on the preliminary plat shall accompany the Brown Farm Division final plat when recorded at the Washington County Recorder's Office. 4.985 acre's t•4 6 (Or i 10.34 acres Outlot A and Two Acre Parcels Brown Farm Division Addition Planning Staff Report— PP2017-001 January 23, 2017 Page 4 of 5 A park fee in lieu of land dedication is not required for either of the two residential estate lots in the Brown Farm Division subdivision since a residential structure exists on each proposed lot. Any future subdivision of either parcel will likely require a park fee in lieu of land dedication to be collected. Surface Water Management No grading is proposed on any of the parcels proposed to be created in the Brown Farm Divi- sion subdivision. The existing dwellings and farm structures are not planned to be altered. Exist- ing surface water drainage patterns on the properties are not proposed to be altered. The City Engineer is requiring a drainage and utility easement in the southeast corner of Lot 2, Block 1. An illustration of this easement is shown below. &I H A9.5733' 7Y - - -- y �` !.------------- ' i R 11.73 AMS iiia q �fii Oarzor .4 �-------.-se,-__...d.,=__ �,. ✓'� P ac .!n. eJstt-.-moi^� - i S .v Gw N ve tit nY ✓ ee �,�' � �': / y./i 7!3!d `•= 4-1 1[ ` N r a'ir nr c� rnA- as —_W,mrr dxa—_ GW b..'M,D1 r JfbYl 1 It • 4v A' i G jl"r�v S•4l v. AIL I sru ,.rcxr„.. The City is requiring payment of the storm water facility area charge for three acres (minimum land area for estate parcels zoned R-1) on each of the two proposed estate lots. Payment of the storm water facility area charge on the remaining acreage for each lot will be collected in the future if the property owner decides to subdivide their property. The 2016 storm water facility area charge rate is $4,673 per acre, or $14,019 per lot. The City intends to subtract the total $28,038.00 storm water facility area charge for both estate lots from the amount owed to the property owner for the two acres planned to be added to the County park system. An agreement between the City and property owner will be prepared by the City Attorney. This agreement will include a provision that a park fee in lieu of land dedica- tion will not be required for either of the two existing dwellings (one dwelling proposed on each lot proposed in the Brown Farm Division subdivision). Any future subdivision of either lot for the construction of a new home will require payment of park fee in lieu of land dedication at the rate when the lot is replatted. Brown Farm Division Addition Planning Staff Report — PP2017-001 January 23, 2017 Page 5 of 5 Public Hearing Notices A public hearing notice was published in the South Washington County Bulletin on January 11, 2017. Public meeting notices were mailed to the nine property owners that are within 500 feet of the subject property on January 11, 2017. Recommendation That the Planning Commission recommend that the City Council approve the Brown Farm Division preliminary plat located at 9670 Kimbro Avenue South, subject to the following conditions: The final plat must be modified to add a second outlot along the west property boundary of the 17.33 -acre site. This outlot shall consist of a two -acre gross land area. A warranty deed conveying ownership of this two -acre outlot and the triangular shaped Outlot A as shown on the preliminary plat shall accompany the Brown Farm Division final plat when recorded at the Washington County Recorder's Office. 2. A 10 -foot wide drainage and utility easement along the west property boundary lines for the two estate lots abutting the two acre outlot shall be shown on the final plat. A drain- age and utility easement as required by the City Engineer (depicted in the planning staff report) shall also be shown on the final plat. 3. No additional drives shall be permitted along Kimbro Avenue. 4. Any lawn irrigation placed within the Kimbro Avenue public right-of-way shall be the homeowners' responsibility if repair or maintenance is required. 5. The storm water facility area charge in the amount of $14,019 per lot (gross amount is $28,038) is required to be paid to the City prior to the release of the plat for recording with Washington County. The payment of storm water facility area charge was calculated by multiplying a three -acre minimum lot area (R-1 District) by the 2016 citywide storm water facility estate area charge rate of $4,673 per acre. 6. The applicant and City enters into a written agreement outlining the City's acquisition of two acres of land along the west side of Lots 1 and 2 as shown on the preliminary plat for public park purposes; collection of storm water facility area charge for three acres on each of the two estate lots; future payment of additional storm water facility area charges for the remaining acreage of land for either of the two estate lots if the landowner decides to subdivide their lot in the future; and payment of additional park fees in lieu of land ded- ication if an additional residential dwelling is constructed on other platted lots if created in the future. This agreement shall be recorded with the Brown Farm Division final plat at the Washington County Recorder's Office. Prepared by: Attachments: John McCool, AICP Preliminary Plat Senior Planner