HomeMy WebLinkAbout2017-05-22 PACKET 07.2.STAFF REPORT CASE: MS2017-013
ITEM: 7.2
PUBLIC MEETING DATE: 5/22/17 TENTATIVE COUNCIL REVIEW DATE: 6/21/17
APPLICATION
APPLICANT: Gary Moody
REQUEST: A minor subdivision to subdivide a 5 -acre parcel of land into two 2.5 -acre
parcels.
SITE DATA
LOCATION:
ZONING:
GUIDED LAND USE:
8508 Keats Avenue South
R-4, Low Density Residential
Low Density Residential
LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED
NORTH: Rural Residential Low Density Residential
EAST: Open Space Parks/Open Space
SOUTH: Rural Residential Low Density Residential
WEST: Low Density Res. Low Density Residential
SIZE: 5 Acres
97:1I'll [+'il VIP
RECOMMENDATION
Approval, subject to the conditions in this staff report.
Cottage COTTAGE GROVE PLANNING DIVISION
L_ � Grove
fere pride and P(o5perity Meet
Planning Staff Contact: John M. Burbank; 651-458-2825; 0burbank(a-),cottage-grove. org
Application Accepted:. 3/24/17 60 -Day Review Deadline: 5/23/17 120 -Day Review Extension: 7/22/17
City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016
Planning Staff Report
Moody Minor Subdivision
Planning Case No. MS2017-013
May 22, 2017
Proposal
Gary Moody has requested a minor subdivision to subdivide a five -acre parcel of land at 8508
Keats Avenue South into two 2.5 -acre parcels.
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Planning Staff Report — Case No. MS2017-013
Moody Minor Subdivision
May 22, 2017
Page 2 of 7
Review Schedule
Application Received: April 26, 2017
Acceptance of Completed Application: May 1, 2017
Planning Commission: May 22, 2017
Tentative City Council Date: June 21, 2017
60 -Day Review Deadline: June 30, 2017
Planning Considerations
Property Characteristics
The parcel currently has a single family residence that would remain after any land subdivision.
The biggest topographic feature of the site is a natural drainage ravine that cuts the property into
two distinct "developable" areas. The high elevation on the site is 916 with a low of 888 feet above
sea level. The existing contours are shown below on the ortho-photograph of the site. The areas
adjacent to the property boundaries are densely vegetated with a variety of deciduous and conif-
erous trees.
2013 Ortho -Photo
Land Use
The future land use designation for this property is Low Density and Park and Private Open Space.
Planning Staff Report — Case No. MS2017-013
Moody Minor Subdivision
May 22, 2017
Page 3 of 7
A copy of the future land use designations for the subject property and properties surrounding the
site is shown below: The Parks and Private Open Space land use layer follows areas of steep
slopes, trees, and heavy vegetation cover. The proposed request is consistent with the land use
plan designation.
Legend
City boundary
ROW—LINES
ROW—LINES
Mississippi river
Agricultural
- Rural Residential
Low Density Residential
&led Density Residential
- High Density Residential
- Mixed Use
- Commercial
_ Industrial
- Transition Planning Area
- Parks+Private Open Space
- Golf Course
Mississlppl River
Excerpt from Future Land Use Map
The East Ravine Master Plan identifies that this property and those located to the south could
involve a future single-family development served by a cul-de-sac. This would most likely take all
the properties identified in order to be a viable development option. With this potential in mind,
the placement of the house on new parcel should be thoughtfully considered.
Excerpt from East Ravine Master Plan
Zoning
The property is zoned R-4, Low Density Residential, which has a minimum lot size of 7,500 square
feet. The proposed request is consistent with the zoning classification.
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Excerpt from East Ravine Master Plan
Zoning
The property is zoned R-4, Low Density Residential, which has a minimum lot size of 7,500 square
feet. The proposed request is consistent with the zoning classification.
Planning Staff Report — Case No. MS2017-013
Moody Minor Subdivision
May 22, 2017
Page 4 of 7
Transportation Access and Right -of -Way
The parent parcel has public frontage along 85th Street and Keats Avenue. Washington County
has requested that the City obtain a total of 92 feet of public right-of-way from the eastern property
line of the parent parcel. The new parcel will be required to access off of 85th Street. The City will
also require the dedication of 33 feet of public right-of-way along 85th Street.
State Statutes provide municipalities and counties the opportunity to condition their approval of
subdividing property for the public good. In this particular case, the preservation of right-of-way
for future improvements on Keats Avenue is a reasonable requirement since it is anticipated that
future growth in this area will necessitate the reconstruction and widening of the roadway to meet
future capacity and connectivity demands. The right-of-way needs for a full build design of Keats
Avenue is 184 feet of public right-of-way.
Based on this criteria, the applicant has indicated that he will be resubmitting a revised survey
that adjusts the lot lines to make the new parcels equitable in size. This survey will be presented
in the City Council packet.
A condition of approval is that direct access onto Keats Avenue from Parcel B be restricted.
Utilities and Area Charges
This property is located within the Metropolitan Urban Service Area (MUSA) and public utility
services are currently available in this area. A water service has been stubbed to the property,
and a sanitary trunk utility pipe and associated manhole are located to the west of the parcel in
85th Street. The connection of the new parcel at this location would require the use of a grinder
pump within the new residence, as the lot elevations are not favorable to the use of a gravity flow
design. The existing residence on Parcel B is served by private well and septic, which can be
maintained in its current function, but would require to be connected to public utilities upon any
future system failure. The construction of a single family residence on the new parcel will be re-
quired to be served by public utilities due to the location within the MUSA. There will be area
charges, construction charges, and connection charges due with this minor subdivision. The area
charges triggered by the lot split and required connection to public utilities are identified in the
table below.
Item #
Item
Unit
Quantity
Unit Cost
Total Cost
AREA CHARGES
1
SANITARY SEWER, REMAINDER OF CITY
ACRE
2.5
$ 1,430.00
$3,575
2
STORM WATER FACILITIES, REMAINDER OF CITY
ACRE
5
$ 6,636.00
$33,180
3
WATER WORKS, REMAINDER OF CITY
ACRE
2.5
$ 2,515.00
$6,287
AREA CHARGES
$43,042
At the time of connection, the owner of the new parcel would be responsible to pay for the con-
struction costs of water and sewer services to the property. A water service was run to this prop-
erty during the 1995 water main extension on 85th Street. Reimbursement to the City for the water
service installation costs would be required per City ordinance. A sewer service would need to be
installed to the property under a City project from the adjacent sanitary sewer in Pine Meadows
4th Addition. A feasibility study would need to be completed to determine a detailed estimate for
the construction of the sewer service. Recent sewer and water service installation projects have
Planning Staff Report — Case No. MS2017-013
Moody Minor Subdivision
May 22, 2017
Page 5 of 7
ranged from $15,000 to $30,000 depending on the situation. The figure below shows further detail
on the water and sewer services.
The Planning Commission does not need to discuss or make a recommendation on the area
charge requirement, as the payment or deferment of the stormwater area charge is a City Council
policy decision. Area charges are required to be paid prior to the deeds being released for record-
ing with Washington County.
Park Dedication
State Statute and the City's Subdivision Ordinance allow the City the ability to require the dedica-
tion of land up to 10 percent of the property for public parkland purposes. If no land dedication is
required, a cash payment in lieu of land dedication is required.
The Future Parks and Open Space element of the Future Vision 2030 Comprehensive Plan does
not show any future park, public open space, or trail system on the subject property. For this
reason, it is required that the property owner pay a park fee that is equivalent to one residential
unit for each of the proposed parcels. The 2017 park fee in lieu of land dedication is $3,400 per
unit. The fee collected will be the rate listed in the City's annual fee schedule at the time of building
permit issuance. The existing house does not trigger the payment of the park dedication fee.
Stormwater Management
The City's consulting engineer has reviewed the submitted contour information provided and the
Washington County contour map to evaluate any potential drainage issues that should be ad-
dressed. It was determined that a public drainage and utility easement that is 60 feet wide and
centered on the bottom of the ravine that dissects the property will be required to be dedicated to
the City. The easement documents shall be recorded with the deeds for the subdivision with
Washington County.
Planning Staff Report — Case No. MS2017-013
Moody Minor Subdivision
May 22, 2017
Page 6 of 7
Drainage and Utility Easement Area
Public Hearing Notices
Public hearing notices were mailed on May 10, 2017, to 58 property owners within 500 feet of the
proposed minor subdivision. The public hearing notice was published in the South Washington
County Bulletin on May 10, 2017.
Recommendation
That the Planning Commission recommends that the City Council approve a minor subdivision sub-
dividing a 5 -acre parcel of land (PIN 15.027.21.41.0004) into two 2.5 acre parcels, subject to the
following conditions:
1) Direct access onto Keats Avenue from Parcel B is prohibited.
2) A public right-of-way dedication totaling 92 feet from the eastern property line of Parcel B
shall be dedicated to the City prior to recording the deeds creating the lots with Washington
County.
3) On Parcels A and B, a public right-of-way dedication totaling 33 feet along 85th Street shall
be required.
4) A public drainage and utility easement that is ten feet wide shall be dedicated on the north
and south property lines of Parcels A and B.
5) A public drainage and utility easement that is five feet wide shall be dedicated on the east
and west property lines of Parcels A and B.
6) A public drainage and utility easement that is 60 feet in width and centered on the bottom
of the ravine that dissects the property will be required to be dedicated to the City. The
easement documents shall be recorded with the deeds for the subdivision with Washington
County.
Planning Staff Report — Case No. MS2017-013
Moody Minor Subdivision
May 22, 2017
Page 7 of 7
7) Area charges in the amount of $43,042 shall be paid to the City of Cottage Grove. Payment
must be made to the City prior to recording the deeds creating the lots with Washington
County.
8) Any future connection of Parcel B to public utilities will require payment of sanitary and
water trunk area charges at the rate applicable at the time.
9) The park dedication fee in lieu of land dedication amounting to the annual rate applicable
at the time of building permit (currently $3,400.00/unit) shall be paid to the City for Parcel
A prior to the release of a building permit.
10) All applicable permits (i.e.; building, electrical, grading, and mechanical) for the construction
of houses on the parcels must be completed, submitted, and approved by the City before
any construction activities begin. Detailed construction plans must be reviewed and
approved by the Building Official and Fire Marshal.
11) The minimum setbacks for the principal structure shall be those found in the R-4 zoning
criteria.
12) A certificate of survey shall be required with the building permit for Parcel A.
13) An as -built survey shall be required prior to a certificate of occupancy for Parcel A.
14) The property owner shall obtain a right-of-way permit from the City prior the installation of
driveway for Parcel A. The driveway location shall be approved by the City Engineer.
15) The private access drive for Parcel A must be hard surfaced with asphalt or concrete be-
tween the 85th Street road edge to the front property setback line.
16) Grading and erosion control measures meeting City standards shall be utilized during con-
struction on Parcel A.
17) Prior to the issuance of a certificate of occupancy for Parcel A, all disturbed areas shall be
sodded or have ground cover established to the satisfaction of the City Engineer.
18) If the City Engineer determines that any additional drainage easements are necessary to
direct off-site runoff onto or across the subject property, the property owner is required to
dedicate such easements without cost to the City as recommended by the City Engineer.
19) The address for Parcel A shall be 9855 85th Street South.
Prepared by:
John M. Burbank, AICP
Senior Planner
Attachments:
Exhibit A — Survey
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