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Home My WebLink About2017-08-28 PACKET 06.1.STAFF REPORT CASE: MS2017-025 ITEM: 6.1 PUBLIC MEETING DATE: 8/28/17 TENTATIVE COUNCIL REVIEW DATE: 9/20/17 APPLICATION APPLICANT: Tom and Nicolle Hren REQUEST: A minor subdivision to subdivide a 3.129 -acre parcel of land into two parcels of 1.5 and 1.629 acres respectively. SITE DATA LOCATION: ZONING: [ell]117=197W_\►1salM=1 6450 Preserve Pass South R-2, Residential Estate Rural Residential LAND USE OF ADJACENT PROPERTIES: NORTH: EAST: SOUTH: WEST: SIZE: DENSITY: 3.129 Acres RECOMMENDATION ralII_7-70110 Rural Residential Rural Residential Low Density Residential Low Density Residential GUIDED Rural Residential Low Density Res. Low Density Res. Low Density Res. Approval, subject to the conditions stipulated in this staff report. Cottage COTTAGE GROVE PLANNING DIVISION Grove %eye pride and Prosperity Meet Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; 4burbank(D_cottage-grove. org Application Accepted:. 7/18/17 60 -Day Review Deadline: 9/16/17 City of Cottage Grove Planning Division a 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Hren Minor Subdivision Planning Case No. MS2017-025 August 28, 2017 Proposal Tom and Nicolle Hren have applied for a minor subdivision to subdivide a 3.129 -acre parcel of land at 6450 Preserve Pass South into two parcels of 1.5 and 1.629 acres respectively. The applicants are requesting that drainage and utility easements be vacated and rededicated to accommodate these boundary changes. 1 SITE T4 65 r° Location Map Planning Staff Report — Case No. MS2017-025 Hren Minor Subdivision August 28, 2017 Page 2 of 11 Existing Site Survey Review Schedule Application Received: July 14, 2017 Acceptance of Completed Application: July 18, 2017 Planning Commission Meeting: August 28, 2017 Tentative City Council Meeting: September 20, 2017 60 -Day Review Deadline: September 16, 2017 120 -Day Review Extension Deadline: November 15, 2017 Background When originally platted, this property was split into two parcels, Lot 24 and Lot 25. After the platting process, Lots 24 and 25 were combined to form one taxing parcel. Now the owner wishes to split the property back into two parcels, Parcel A on Lot 24 and Parcel B on Lot 25. The proposed parcels are similar to the original platted lots, but not identical in that the new parcels include some Planning Staff Report — Case No. MS2017-025 Hren Minor Subdivision August 28, 2017 Page 3 of 11 property line reconfiguration. The stated pupose of the lot line adjustment is to make the original two parcels more marketable for potential home buyers and developers. �. Loot S 25 s Parcel A► f Lot 24 '� Parcel B, Proposed Property Lines Gr gin Property Lines Planning Considerations Property Characteristics The parcel is currently undeveloped open space. The areas adjacent to the property boundaries contain single-family homes. Aerial Image 4 "1r. Planning Staff Report — Case No. MS2017-025 Hren Minor Subdivision August 28, 2017 Page 4 of 11 Slopes The topography of the site falls from a high elevation of 930 feet in the southwest corner to 850 feet in the northeast corner. Trees/Vegetation There are existing mature trees on the parcel that are not impacted by the proposed subdivision. The City's tree preservation ordinance would be reviewed at the time of building permit review on either parcel. Planning Staff Report — Case No. MS2017-025 Hren Minor Subdivision August 28, 2017 Page 5 of 11 Land Use The future land use designation for this property is Rural Residential and Low Density Residential. A copy of the future land use designations for the subject property and properties surrounding the site is shown below. The proposed request is consistent with the land use plan designation. Legend ROW ROW City Boundary - ROW_LINES *+� — CG Map( Pxads 2030 land Use LAND L,�Na U8E AgdmAural - Rual Residential J Law Density Residemial Med Density Residential - High Density Residewial M oced Use commercial - IWkMWal - Tnans9 ian Planning Area Parkammate Open Spacq Gnlf muse Psi R ; er •'�a Excerpt from Future Land Use Map Zoning The property is zoned R-2, Residential Estate, which has a minimum lot size of 1.5 acres. The proposed request is consistent with the zoning classification. Zoning Map Planning Staff Report — Case No. MS2017-025 Hren Minor Subdivision August 28, 2017 Page 6 of 11 Transportation Access and Public Right -of -Way Both proposed parcels would have frontage and public access through Preserve Pass South. There is an existing private driveway easement that would serve both of these parcels. The applicants are also working privately on the vacation of the 20 -foot southern portion of the existing private driveway easement of Preserve Pass South. -OT 2i I�• I y I I `, = rro+e a.ra I I T Ir i, v i eta r aaR`ae �. ,e-er ,rr . 7 v + Z. T ti 2 YY 4 I I I I' 41 I I I J P� A Lgo II Iv I r L� ,� � I I e I� I- I �✓ i. igl�i I I F I kaL� `'� f I � � 's p Jjf_+ fjJ IIf f t _ II �li i Is �C3 fb \ I Ili ..&a.u.o Iv 589'!i•=<'rt' FSE. SG i Driveway Easement Vacation No additional public right-of-way dedication is necessary-, this was satisfied with the original plat. Utilities and Area Charges This property is located within the Metropolitan Urban Service Area (MUSA). FA SAY )sy l FEET -OT 2i I�• I y I I `, = rro+e a.ra I I T Ir i, v i eta r aaR`ae �. ,e-er ,rr . 7 v + Z. T ti 2 YY 4 I I I I' 41 I I I J P� A Lgo II Iv I r L� ,� � I I e I� I- I �✓ i. igl�i I I F I kaL� `'� f I � � 's p Jjf_+ fjJ IIf f t _ II �li i Is �C3 fb \ I Ili ..&a.u.o Iv 589'!i•=<'rt' FSE. SG i Driveway Easement Vacation No additional public right-of-way dedication is necessary-, this was satisfied with the original plat. Utilities and Area Charges This property is located within the Metropolitan Urban Service Area (MUSA). Planning Staff Report — Case No. MS2017-025 Hren Minor Subdivision August 28, 2017 Page 7 of 11 Lot 24 is not currently served by public utilities and has approval to be served by private well and septic. Lot 25 is currently served by public utilities through a sewer line running westward through the center of the lot. See the map below for the location of the sewer line. On the image below, the green line represents the existing sewer line and the blue line represents the existing water line serving Lot 25. These lines were installed when the lot was intended to only have one single family home. Placement of the home on Parcel B may require modification of the location of these lines on the lot. • • i� � r rr,.� � I I J _ X �M-74= I d ASS Existing Water & Sewer Lines The stormwater area charges were satisfied with the original platting of the property. The water and sanitary area charges were satisfied for Lot 25 when public utilities were extended to Lot 25. 01 1 I � Rra�rrasr rim I � I I w, t I AIRlR AYRS / I � I I d� d _ .�- L4'1 i� 1` T.t V • I � F • � r SII Existing Water & Sewer Lines The stormwater area charges were satisfied with the original platting of the property. The water and sanitary area charges were satisfied for Lot 25 when public utilities were extended to Lot 25. Planning Staff Report — Case No. MS2017-025 Hren Minor Subdivision August 28, 2017 Page 8 of 11 Park Dedication The park dedication requirements were satisfied with the initial platting of the property. Stormwater Management Appropriate stormwater management considerations were undertaken during the original platting of the property. There is not any additional stormwater management action recommended for this property. Drainage and Utility Easement There is a large pipeline easement located along the Preserve Pass South drive that runs through Lots 24 and 25. The City will not be vacating this easement. Existing Pipeline Easement The applicants are proposing a change to the original drainage and public utility easements that run along the line separating lots 24 and 25. The applicants are proposing to shift the easements to follow the new property lines. '_m •ex naleal9^ I � I ' � a �i x°m r[x .,; nkatlon Nie Z r� a«t +o�—g wn rlc Ing 0 30 BD UUI-Fa .�fer il�rc SCFLE IH FEET B� h 2; �j gl + x jxars.sexl � - N99 52473E 291.27 + + Six �—� i' /lr LL 4 2— r—cR 8 e� r n�emeera p =TSI ..c uM�,r rsM ` 111.06 ^ J r L er. v r cn o o Pq.4fil FARM A i... �..: —fPR7VVM — ti I AND WU" x !I F !Or 2i �� '•. .--- — — — — — — — — J e_ 553.55 0 , _� Existing Pipeline Easement The applicants are proposing a change to the original drainage and public utility easements that run along the line separating lots 24 and 25. The applicants are proposing to shift the easements to follow the new property lines. Planning Staff Report — Case No. MS2017-025 Hren Minor Subdivision August 28, 2017 Page 9 of 11 rr.� wx� r rr•.. LV •i _ ,i `i t 2 or 2 i 7 ➢ Ir r p .r I �' I' ➢ .I _ _ r ,. d t Proposed Property Lines The plan above shows how the property line separating Parcels A and B would be slightly different from the current property line separating Lots 24 and 25. The horizontal property line would shift 20 feet north, causing Area 1 above to be included in Parcel B. The vertical property line would shift 17 feet east, causing Area 2 above to be included in Parcel A. In the image below, the dashed black line is the original property line separating Lots 24 and 25. The solid green line details the boundaries of proposed Parcels A and B. The red line shows the location of the eastern boundary of the original easement, while the orange line shows the eastern boundary of where the new easements would be located. The blue line shows the eastern bound- ary of the large drainage and utility easement that will remain in place. Planning Staff Report — Case No. MS2017-025 Hren Minor Subdivision August 28, 2017 Page 10 of 11 1 j I' xn[ rc[ r 1 d r31 ..UT 2 1 F r+�e r I CT 2. l: _ 22 RUM =.F d (, J ! s yyw' f 1 �P —a -- �-UR RMVW AMM s I I s I lit 11 +I! Drainage and Utility Easement Changes Public Hearing Notices Public hearing notices were mailed to 54 property owners within 500 feet of the proposed minor subdivision and published in the South Washington County Bulletin on August 16, 2017. Recommendation That the Planning Commission recommends that the City Council approve a minor subdivision sub- dividing a 3.129 -acre parcel of land (PIN 06.027.21.14.0063) into two parcels 1.5 and 1.629 acres respectively, subject to the following conditions: 1) A public drainage and utility easement that is ten feet wide shall be dedicated on the north and east property lines of Parcel A. 2) A public drainage and utility easement that is ten feet wide shall be dedicated on the west property line of Parcel B. Planning Staff Report — Case No. MS2017-025 Hren Minor Subdivision August 28, 2017 Page 11 of 11 3) Any future connection of Parcel A to public utilities will require payment of project costs, connection fees, and sanitary and water trunk area charges at the rate applicable at the time. 4) 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. 5) The minimum setbacks for the principal structure on each lot shall be those found in the zoning ordinance criteria for the R-2 zoning district. 6) A certificate of survey shall be required with the building permit applications for Parcels A and B. 7) An as -built survey shall be required prior to certificate of occupancy issuance for Parcels A and B. 8) The property owner shall obtain a right-of-way permit from the City prior to the installation of driveways for Parcels A and B. The driveway location shall be approved by the City Engineer. 9) The private access drive for Parcel A must be hard surfaced with asphalt or concrete be- tween the Preserve Pass South road edge to the front property setback line. 10) Grading and erosion control measures meeting City standards shall be utilized during con- struction on Parcels A and B. 11) Prior to the issuance of a certificate of occupancy for Parcels A and B, all disturbed areas shall be sodded or have ground cover established to the satisfaction of the City Engineer. 12) The address for Parcel A shall be 6450 Preserve Pass South. 13) The address for Parcel B shall be 6498 Preserve Pass South. Prepared by: Beth Richmond, Planning Intern John M. Burbank, Senior Planner Attachments: Exhibit A — Survey LEGEND O Denotes iron monument set marked with [SB9 21'TO"fJ P.L.S. No. 44900 • Denotes found iron monument CB Denotes catch basin CBOX Denotes control box C Denotes communication box COL Denotes building column CS Denotes curb slop EM Denotes electric eter GROL Denotes ground light GW Denotes guy wire. HYD Denotes fire hydrant LP Denotes light pale MH Denotes manhole OHU Denotes overhead utility lines (P) Denotes pr plan e PPU Denotes power pale with underground utility RCP Denotes reinforced concrete pipe SAN Denotes sanitary manhole SANS Denotes sanitarynsewer SMH Denotes storm anhole ST S Denotes stamp s er TCS Denotes traffic control sign TRANS Denotes transformer UGC Denotes untlergraund commcation line UGE Denotes untlergraund electricnline W WV Denotes water line Denotes water valve I N 1 _ I Ilve®x I 1 I 1 I 1 I T I 1 � 30 0 30 60 1 SCALE IN FEET ul I PROPOSED PARCEL A � I o ,r // % � ' / \�ORAINAGE AND UTIUTY EASEMENT HOMESTEADPLATOF AT / HGHLANO HILLSI ,a/ I /-..------JOB. D/ a _ _-__- -__-_ _ __ 256.55 81 TUN I N OUS DESCRIPTION OF PROPERTY SURVEYED (Per Warranty Deed Doc. No. 3691517) [SB9'Jl'/9'WJ I I I III I� III dQ\ 0/ ci � CpiCRE�iEsrs SI TUN(Nous a,. � -- v/ [SB9 21'TO"fJ W NW C6RNER IO LOT 24 s ant is described as follows: Commencing at the southwest corner afL.t 25, Black 3, HOMESTEAD ,.: � ATHIGHLAND HILLS, Washington County, Minnesota; thence a med bearing North 89 degrees 1 .a ,L�IL J beginning of thea enterline to be described; thence North 3 degrees 46 minutes 02 s onds East a / 4 FT WOOD FENCE 1 Ia and said line there terminating. N $o I I I 8o Lots 24 & 26, Block 3HOMESTEAD AT HIGHLAND HILLS, Washington I I I 1 I I I I s pyI I PROPOSED PARCEL A � I o ,r // % � ' / \�ORAINAGE AND UTIUTY EASEMENT HOMESTEADPLATOF AT / HGHLANO HILLSI ,a/ I /-..------JOB. D/ a _ _-__- -__-_ _ __ 256.55 81 TUN I N OUS DESCRIPTION OF PROPERTY SURVEYED (Per Warranty Deed Doc. No. 3691517) [SB9'Jl'/9'WJ I I I III I� III dQ\ 0/ ci � CpiCRE�iEsrs SI TUN(Nous a,. � �i+r� PASO 4 \9 �$o �O [SB9 21'TO"fJ W I s ant is described as follows: Commencing at the southwest corner afL.t 25, Black 3, HOMESTEAD ,.: � ATHIGHLAND HILLS, Washington County, Minnesota; thence a med bearing North 89 degrees 1 .a assumed bearing of, North 89°52'03" East, along the north line of said Lot beginning of thea enterline to be described; thence North 3 degrees 46 minutes 02 s onds East a / 4 FT WOOD FENCE 1 Ia 4=22 27 S L-39.19 Io I �� J I v (� DRAINAGE ANO UnI]T' PER PLAT OF HOMSTE -a SOUTH L/NE 0 fI -�OT-- r_.- i496.60 1 4 FI WRIX1GHi 3 RIX FENCE 65TH RETE CURB STREET S Lots 24 and 25, Block 3, Homestead at Highland Hills. NHIGHLAND HILLS �- PARCEL A W I s ant is described as follows: Commencing at the southwest corner afL.t 25, Black 3, HOMESTEAD the the recorded plat thereof, Washington County, Minnesota, lying westerly of a ATHIGHLAND HILLS, Washington County, Minnesota; thence a med bearing North 89 degrees 1 .a assumed bearing of, North 89°52'03" East, along the north line of said Lot beginning of thea enterline to be described; thence North 3 degrees 46 minutes 02 s onds East a 24, s distance of 216.45 feet to the point of beginning of the line to be distance of447.50 feet; thence therly a distance of 39.19 feet Zang a tangential curve ave to rII 1 �a and said line there terminating. said centerline there terminating. I I I I I 1 I Lots 24 & 26, Block 3HOMESTEAD AT HIGHLAND HILLS, Washington I I I 1 I I I I pyI m I PROPOSED PARCEL B North 3 degrees 46 minutes 02 Seconds East a distance of447.50 feet; thence [ ] Bearings and/or dimensions listed within brackets are per plat or record documents. northerly a distance of 39.19 feet along a tangential curve concave to the east having a radius of 100.00 feet and a central angle of 22 degrees 27 mmutes 11 TITLE COMMITMENT seconds and said centerline there terminating. This survey was prepared without the benefit of current title ark. Easements, appurtenances, and '= I umbrances may exist in addition to those shown hereon. This survey is subject to revision upon the recorded plat thereof, Washington County, Minnesota, lying easterly of the a receipt of a current title insurance commitment or attorneys title opinion. line described a ting at the northwest co of said Lot 24; thence GENERAL NOTE North 89°52'03'5 East, along the north line of said Lot 24, a distance of 216.45 feet to the paint of beginning of the line to be described; thence South 00°07'57" East 275.62 feet to the south line of said Lot 25 and said line there I terminating. [NB9 5/'5B [J I N89`52'D1"E 1.) Utility information from plans and markings was combined with observed evidence of utilities to County, Minnesota. The centerline of said ... ement is described as follows: 94.08 - to I ... tion ofundergroundfeatures cannot be a uratel y, completely and reliably tlepic ted. In addition, HILLS, Washington Caun ty, Minnesota; thence on assumed bearing North 89 II degrees 37 minutes 19 seconds East along the south line of..id Lot 25 . response. Where additional o ore detailed information is required, excavation and/or aprivate utility distance . of 24.O6 feet to the beginning f the centerline to be described; thence locate request may be necessary. sws 2.) Other underground utilities of which we are unaware may exist. Verify all utilities critical to s.NS -a SOUTH L/NE 0 fI -�OT-- r_.- i496.60 1 4 FI WRIX1GHi 3 RIX FENCE 65TH RETE CURB STREET S Lots 24 and 25, Block 3, Homestead at Highland Hills. PROPOSED DESCRIPTION OF NEW PARCELS Together ith a 30.00 foot easement for driveway purposes, over, under and across Lots 24 & 26, PARCEL A Black 3, HOMESTEAD AT HIGHLAND HILLS, Washington County, Minnesota. The centerline of said Those parts of Lot 24 and 25, Black 3, Homestead at Highland Hills, according s ant is described as follows: Commencing at the southwest corner afL.t 25, Black 3, HOMESTEAD the the recorded plat thereof, Washington County, Minnesota, lying westerly of a ATHIGHLAND HILLS, Washington County, Minnesota; thence a med bearing North 89 degrees line described a cin, at the northwest co of said Lot 24; thence, an n 37 mnutes 19 s onds East along the south line ofsaid Lot 25 a distance of 24.O6 feet to the assumed bearing of, North 89°52'03" East, along the north line of said Lot beginning of thea enterline to be described; thence North 3 degrees 46 minutes 02 s onds East a 24, s distance of 216.45 feet to the point of beginning of the line to be distance of447.50 feet; thence therly a distance of 39.19 feet Zang a tangential curve ave to rII described; thence South 00'07'57" East 275.62 to the south line of said Lot 25 the east having a radius of 100.00 feet and a central angle of 22 degrees 27 minutes seconds and and said line there terminating. said centerline there terminating. TTegae eLr with a 30.00 footeasement for driveway purposes, r under and Property is located in Washington Count Minnesota per y g y, Lots 24 & 26, Block 3HOMESTEAD AT HIGHLAND HILLS, Washington PLAT RECORDING INFORMATION County, Minnesota. The centerline of said ... ement is described as follows: Commencing at the sou th_st corner of Lot 25, Black 3, HOMESTEAD AT HIGHLAND HILLS, Washington County, Minnesota; thence o med bearing North 89 SS ad The plat of Homestead At Highland Hill. was filed of retard on June 17, 2003, as Document No. 3346203. degrees 37 minutes 19 s onds East along then south Lot 25 . distance of 24.O6 feet to the beginning of the centerline to be described; thence North 3 degrees 46 minutes 02 Seconds East a distance of447.50 feet; thence [ ] Bearings and/or dimensions listed within brackets are per plat or record documents. northerly a distance of 39.19 feet along a tangential curve concave to the east having a radius of 100.00 feet and a central angle of 22 degrees 27 mmutes 11 TITLE COMMITMENT seconds and said centerline there terminating. This survey was prepared without the benefit of current title ark. Easements, appurtenances, and PARCEL B Those parts of Lot 24 and 25, Black 3, Homestead at Highland Hills, according to umbrances may exist in addition to those shown hereon. This survey is subject to revision upon the recorded plat thereof, Washington County, Minnesota, lying easterly of the a receipt of a current title insurance commitment or attorneys title opinion. line described a ting at the northwest co of said Lot 24; thence GENERAL NOTE North 89°52'03'5 East, along the north line of said Lot 24, a distance of 216.45 feet to the paint of beginning of the line to be described; thence South 00°07'57" East 275.62 feet to the south line of said Lot 25 and said line there 1.) Survey coordinate basis:Washington County Coordinates terminating. UTILITY NOTES Together with a 30.00 foot easement for driveway purposes, over,under and across Lots 24 & 26, Block 33 HOMESTEAD AT HIGHLAND HILLS, Woshington 1.) Utility information from plans and markings was combined with observed evidence of utilities to County, Minnesota. The centerline of said ... ement is described as follows: develop a w of the underground utilities shown hereon. However, lacking a.CdTtion, the exact Commencing at the southwest corner olLot 25, Black 3, HOMESTEAD AT HIGHLAND I ... tion ofundergroundfeatures cannot be a uratel y, completely and reliably tlepic ted. In addition, HILLS, Washington Caun ty, Minnesota; thence on assumed bearing North 89 result in n complete Gopher State One Call locate requests from surveyors may be ignored o l degrees 37 minutes 19 seconds East along the south line of..id Lot 25 . response. Where additional o ore detailed information is required, excavation and/or aprivate utility distance . of 24.O6 feet to the beginning f the centerline to be described; thence locate request may be necessary. North 3 degrees 46 minutes 02 seconds East a distance of447.50 feet; thence northerly a distance of 39.19 feet along a tangential c ee to the east 2.) Other underground utilities of which we are unaware may exist. Verify all utilities critical to having a radius of 100.00 feet and a central angle of 22 degrees 27 minutes 11 construction or design. seconds and said centerline there terminating. 3.) Same underground utility locations or, hown as marked onsite by those utility companies whose AREAS locators responded to our Gopher State One Call, ticket number 171003065. PARCEL A = 85,340 square feet or 1.500 acres 4.) Contact GOPHER STATE ONE CALL at 651-454-0002 (800-252-1166) for precise onsite location of utilities prior to any excavation. PARCEL B = 70,964 square feet or 1.629 acres 0x� JIM :3 I hereby certify that this survey, plan, or report was prepared by m under my direct supervision and that I a a duly Licensed Land Surveyor under the laws of the State of Minnesota. Dated this 1st day of May, 2017. SUNDANO SURVEYING, LLC. By._ __ --- _____________- Arlee J. CO11.6,` P.L.S. Minn. Lie. No. 44900 MINOR SUBDIVISION FOR TOM ANO NICOLLE HREN an Office: IS UNDE emI eieaa ' ae.afa e-3-AIe LAND SURVSI'ING S52 -eel -saran H`a'ts2 eee-S5. a0aa.e.._- 21-ws-e2s1 S-1 : 1 of 1 a F I I 3 d I 01 q I hereby certify that this survey, plan, or report was prepared by m under my direct supervision and that I a a duly Licensed Land Surveyor under the laws of the State of Minnesota. Dated this 1st day of May, 2017. SUNDANO SURVEYING, LLC. By._ __ --- _____________- Arlee J. CO11.6,` P.L.S. Minn. Lie. No. 44900 MINOR SUBDIVISION FOR TOM ANO NICOLLE HREN an Office: IS UNDE emI eieaa ' ae.afa e-3-AIe LAND SURVSI'ING S52 -eel -saran H`a'ts2 eee-S5. a0aa.e.._- 21-ws-e2s1 S-1 : 1 of 1