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Home My WebLink About2018-02-26 PACKET 06.2.STAFF REPORT CASE: CP2018-001 & PP2018-002 ITEM: 6.2 PUBLIC MEETING DATE: 2/26/18 TENTATIVE COUNCIL REVIEW DATE: 3/21/18 APPLICATION APPLICANT: Cottage Grove Economic Development Authority REQUEST: A comprehensive plan amendment to change the land use from Parks and Private Open Space to Low Density Residential, and a preliminary plat to subdivide a 1.36 -acre parcel of land into three single-family residential lots. The subdivision name is Thompson Grove Country Club and will be located at the site of the former Cottage Grove municipal pool building. SITE DATA LOCATION: 6541 85th Street South ZONING: R-3, Single Family Residential GUIDED LAND USE: Parks and Private Open Space LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Residential Low Density Residential EAST: Residential Low Density Residential SOUTH: Residential Low Density Residential WEST: Industrial Industrial 1.36 acres DENSITY: RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage � Grove COTTAGE GROVE PLANNING DIVISION ""ere pride aid "'e'ity Meet Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; jburbankCa�cottage-grove. org Application Accepted:. 1/31/18 60 -Day Review Deadline: 4/1/18 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Thompson Grove Country Club Planning Case No. CP018-001 & PP018-002 February 26, 2018 Proposal The Cottage Grove Economic Development Authority has requested the following actions for the property at 6541 85th Street South: • A comprehensive plan amendment to change the land use from Parks and Private Open Space to Low Density Residential • A preliminary plat to subdivide a 1.36 -acre parcel of land into three single-family residential lots The subdivision name is proposed to be Thompson Grove Country Club, and it will be located at the site of the former Cottage Grove municipal pool building. Granada Park eLA L' v Q D Y T 85TH STS 85TH STs .. _ . 0 Location Map Thompson Grove Country Club Planning Staff Report — Cases PP2018-001 and CP2018-002 February 26, 2018 Page 2 of 8 THOl PSON GROVE COUNTRY CLUB I _?. LF THE LE z r�F _. . - --....STH Lh+E cF THE _E d CF E, '.3. TV` '. ee.E 2 E..i�a� T, --,E 2t �,. N 89' 37 56' E PLAT S 89'2935" W MEAS. 295.19— " c9 W tUc.I9 95.OG95.11 - r------__ t9 I � 1 � I I I ? I I I I t B LI C K iI I E I G g 10 I ::< �. E I'TI �- -1 ,E •'i, N1LTr -` `a'E-1 -LIT GF • 0 1 1 I I I I o •Y � I I �vl 1 213 I I 1 2 I I 1 I I I i l l j l I I I I I i t I cn 1 I I I ,, I I I ------------------------------------.: I I I 1 1 I I I I 00 - tUfl.t9 95.or 35.96 •_ _ MEAS. 295.19 N HT s? 56' E`'L-T Preliminary Plat Review Schedule The application was received on January 31, 2018. The application was deemed complete on January 31, 2018. The 60 -day application review expires on April 1, 2018. The 120 -day review extension date is May 30, 2018. Background The structure on the property was originally constructed in 1959 as an amenity for the early Thompson Grove neighborhood. It was operated by the homeowners association until it was acquired by the City in 1968. The site was operated as a municipal pool until it was decommis- sioned in 2014. Thompson Grove Country Club Planning Staff Report — Cases PP2018-001 and CP2018-002 February 26, 2018 Page 3 of 8 Planning Considerations Comprehensive Plan — Future Land Use Designation The future land use map in the City's Future Vision 2030 Comprehensive Plan identifies this property as park and private open space. The proposed use will require an amendment to the Comprehensive Plan to change the land use to Low Density Residential. One of the applications for this property is a comprehensive plan amendment, and the modification is required as the site will no longer be utilized as park or open space. Zoning This parcel is currently zoned Single -Family Residential (R-3). The proposed use is consistent with that zoning designation. Existing Site Conditions The site is 1.36 acres and currently has a vacant public building, which was formerly used as a community recreation center and municipal pool since the City's acquisition in 1968. The pool feature was removed and backfilled for safety reasons in 2014. The building is constructed of concrete masonry units with a gabled asphalt shingled roof. There is a picnic shelter, a parking lot, and an existing curb cut on Granada Avenue. Thompson Grove Country Club Planning Staff Report — Cases PP2018-001 and CP2018-002 February 26, 2018 Page 4 of 8 Existing Site Detail Minimum Development Standards The application submittal included a site development sketch plan of the houses proposed to be constructed on the new lots. As proposed, the required setbacks and other performance stand- ards for the zoning district would be in compliance. R-3 Development Standards Leat area 10,000 square feet Let width 75 feet Frant yard 30 feet Rear yard 35 feet Side yard 10 feet Sideyard, garage 5 feet Maximum structure height 30 feet R-3 Development Standards Thompson Grove Country Club Planning Staff Report — Cases PP2018-001 and CP2018-002 February 26, 2018 Page 5 of 8 85TH 6T. S. .ox+.io f I b �1 I b I I t wwee®wwe I a[� .1 mcle••w.ee I C E 0 I rlono•IDI j I I y 1 S C I aa..a i I i I I S I I I I I T I � I I , I � I 1 - r - - C 1 �! .°� I � � i i O7 i i LOf '} Lmrara, LOrI i I I meas s:. � � i acrs�asm aF I I U' I cors. area s=. i I i I I I I 1 I i 1 I 1 I t S i j 1 I i i I ✓ I i I j I I I 1 AAA'AG � 1 I `----------------4 mss.. `------------------------' I I AEMMW�� ea/e�s ♦ � y� I 1 y� I Site Development Sketch Plan Impervious Surface There are no maximum impervious requirements in the R-3 zoning district. Driveways The driveways would all be located at new curb cuts off of 85th Street and would meet the mini- mum standards. Hard surfacing of the drives is required, and the drive aprons shall meet the City's standard detail plate STR-19. Driveway Location Detail C E 1 - r - - �! .°� I � � 1 I 1 I t � 1 I • I 1 AAA'AG � 1 I 4 AEMMW�� ea/e�s ♦ � y� I 1 y� I C $ i 1 ►moo' y1Dl{{� yi / :! 1 II &A-0 ' 1 Driveway Location Detail Thompson Grove Country Club Planning Staff Report — Cases PP2018-001 and CP2018-002 February 26, 2018 Page 6 of 8 Architecture The new structures have been designed to blend into the existing neighborhood. Utilities The subject property is located inside of the Metropolitan Urban Service Area (MUSA) and is adequately served by City public utilities. Parking The new lots will all have garages meeting the minimum requirement of 440 square feet and would provide the required off-street parking requirements. Traffic/Access The relocation of the site's access from Granada Avenue to 85th Street will not negatively im- pact the roadways. These adjacent roadways were designed to accommodate existing and forecasted traffic, which would include the projected average of 10 trips per day per new lot. Pedestrian Access Not applicable with this application. Surface Water Management In order to meet the SWWD phosphorus loading requirements for this area, a 200 -foot drainage swale will need to be constructed. This can be achieved through the typical side yard and rear yard drainage swales that are graded during home construction. Grant opportunities are avail- able through the SWWD for residents seeking to voluntarily improve water surface management practices on their sites above and beyond the minimum requirements. Thompson Grove Country Club Planning Staff Report — Cases PP2018-001 and CP2018-002 February 26, 2018 Page 7 of 8 Tree Preservation Trees to be removed beyond the ordinance threshold will be required to be replaced on site in addition to any trees required through the subdivision process. Landscaping As a result of the subdivision process, a boulevard tree is required to be planted on each lot along a public street (four trees total) as well as four additional trees and ten shrubs. Two of the four additional trees must be coniferous. Area Charges The area charges were addressed in the purchase agreement for the property. Park Dedication The Park Dedication requirements were addressed in the purchase agreement for the property. Public Hearing Notices The public hearing notice was published in the South Washington County Bulletin on February 14, 2018, and mailed to the 82 property owners who are within 500 feet of the property on February 15, 2018. Builders Escrow At the time of building permit, a builder's escrow shall be submitted to the City for each lot. Builder Escrow Per Lot Yard & Boulevard Sod $3,943 Boulevard Trees — Interior * $428 Sidewalk Replacement - Interior Lot $778 Property As -built Survey & Corner Pin Placement $1000 Sod and Blvd. Tree Inspection Fee $150 Curb Stop Inspection Fee $150 Grading As -built Review Fee $30 Right-of-way Permit Fee $50 TOTAL $6,529 * Adjustments needed for corner lots Summary A. The City worked for many years to find an adaptive reuse for the site. B. The site is properly zoned for the creation of the proposed single family residential lots. C. The land use amendment is proper given the change in land use of the site from park and open space purposes to a new single family residential use. D. The land use amendment does not have any negative impacts on local or regional systems. Thompson Grove Country Club Planning Staff Report — Cases PP2018-001 and CP2018-002 February 26, 2018 Page 8 of 8 E. There will be no negative impacts to city roadways or infrastructure resulting from the subdi- vision. F. The new residential structures were purposely designed to be harmonious with the existing neighborhood. Recommendation The Planning Commission should recommend that the City Council approve the following applications subject to the conditions listed below: • A comprehensive plan amendment to change the land use from Parks and Private Open Space to Low Density Residential • A preliminary plat to subdivide a 1.36 -acre parcel of land into three single-family residential lots. Conditions of Approval: 1. The comprehensive plan amendment must be accepted and acknowledged by the Met- ropolitan Council prior to the issuance of any building permit. 2. All applicable permits (i.e.; building, electrical, grading, right-of-way, mechanical, etc.) must be completed, submitted, and approved by the City prior to the commencement of any construction activities. 3. A boulevard tree shall be planted along 85th Street on each lot, and an additional one along Granada Avenue on Lot 1, Block 1. 4. In addition to the required boulevard trees, each lot shall have four trees and ten shrubs planted prior to the issuance of the certificate of occupancy. 5. A builder's escrow of $6,529 shall be posted at the time of building permit in order to en- sure completion of all inspections and requirements related to the new construction. Prepared by: John M. Burbank, Senior Planner Attachments: Preliminary Plat LFGIEND 11uo CB THOMPSON GROVE COUNTRY CLUB PRELIMINARYPLAT 85TH ST STH -- --- -- ------- --- UTILITY AND SITE DATA iE 1111 '111 i1qII11111ITsq g III IG I A,; I'll I, — 1su c1 3 SURVEYOR/ENGINEER/DESIGNER F-7 SURVEYORS NOTES xl SURVEYORS CERTIFICATION --N- A - - — — — - �111X d"Al ....... .. AREA TAB U LATI 0 IN 771" 212A:"I VICINITY MAP B L 0 C K I.IYANI' 2 R ' l 3 L�". IN B E. "'SEll OWNER/SUBDIVIDER — 1su c1 3 SURVEYOR/ENGINEER/DESIGNER F-7 SURVEYORS NOTES xl SURVEYORS CERTIFICATION --N- A - - — — — - �111X d"Al ....... .. AREA TAB U LATI 0 IN 771" 212A:"I