The URL can be used to link to this page

Home My WebLink About2020-10-26 PACKET 06.2. STAFF REPORT CASE: MS2020-046 ITEM: 6.2 PUBLIC MEETING DATE: 10/26/20 TENTATIVE COUNCIL REVIEW DATE: 11/4/20 APPLICATION APPLICANT: 61 Marine & Sports REQUEST: A minor subdivision to subdivide a 32.48-acre parcel of land into two parcels consisting of 2.0 acres and 30.48 acres. The 2.0-acre parcel would then be combined with the 61 Marine & Sports parcel to the east at 11730 Point Douglas Drive South. SITE DATA LOCATION: North of Highway 61 and west of Highway 95 ZONING: B-2, Retail Business GUIDED LAND USE: Commercial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Agricultural Transition Planning Area EAST: Denmark Twp Denmark Twp SOUTH: Highway 61 Highway 61 WEST: Agricultural Transition Planning Area SIZE: N/A DENSITY: N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; jburbank@cottagegrovemn.gov Application Accepted: 9/30/20 60-Day Review Deadline: 11/29/20 City of Cottage Grove Planning Division  12800 Ravine Parkway South  Cottage Grove, MN 55016 Planning Staff Report Minor Subdivision – 61 Marine 11730 East Point Douglas Road Planning Case No. MS2020-046 October 26, 2020 Proposal Al Stewart, 61 Marine & Sports, has applied for a minor subdivision to subdivide a 32.48-acre parcel of land at the corner of Manning Avenue and Highway 61 into two parcels. The smaller of the two parcels, which contains an existing outdoor storage yard for 61 Marine will be two acres in size, and the remainder of the parent parcel will be 30.48 acres. A site survey detailing the proposed lot configuration is included below. Location Map Planning Staff Report – Case No. MS2020-046 Minor Subdivision – 11730 East Point Douglas Road October 26, 2020 Page 2 of 7 Site Survey Review Schedule Application Received: September 30, 2020 Planning Commission Meeting: October 26, 2020 60-Day Review Deadline: November 29, 2020 Tentative City Council Meeting: November 4, 2020 Background The parent property is owned by James and Margaret Caturia. In January 2019, the City Council adopted Resolution 2019-006, which approved a conditional use permit to allow the expansion of a legal nonconforming use for additional outdoor storage and sales of recreational vehicles and boats at 61 Marine & Sports on a leased plot of land that is two acres in size and located adjacent to and directly to the east of the existing facility. The two-acre parcel in this application is the referenced parcel in Resolution 2019-006. Condition #12 of the resolution required a minor sub- division if the property was to be acquired in fee title. Approval of this application will satisfy Con- dition #12 of Resolution 2019-006. Planning Staff Report – Case No. MS2020-046 Minor Subdivision – 11730 East Point Douglas Road October 26, 2020 Page 3 of 7 Planning Considerations Property Characteristics The 32.48-acre parent parcel is currently rented out for small crop agricultural production, with the exception of the western two-acre parcel to be subdivided (already being utilized by 61 Marine & Sports). Site Orthophoto The property is relatively flat as detailed below. The existing tree windrow on the site was cleared by the current property owner for agricultural purposes. Planning Staff Report – Case No. MS2020-046 Minor Subdivision – 11730 East Point Douglas Road October 26, 2020 Page 4 of 7 Site Contour Detail Land Use The 2040 future land use designation for this property is Commercial. Excerpt from the 2040 Future Land Use Map Planning Staff Report – Case No. MS2020-046 Minor Subdivision – 11730 East Point Douglas Road October 26, 2020 Page 5 of 7 Zoning The property is zoned B-2, Retail Business, which has a minimum lot size of 1.5 acres for prop- erties outside of the Metropolitan Urban Service Area (MUSA). The proposed minor subdivision request is consistent with the existing zoning classification. Transportation Access and Right-of-Way The parent parcel is surrounded by a future road right-of-way on the northern border and two major arterial roadways on the east and south. Direct access to these arterial roadways will be limited in the future and will be dictated by the State. No right-of-way dedication will be required with this minor subdivision. Utilities and Area Charges The property is currently served by private well and septic. Public utilities will not be available in the near future as the site is located within Development Staging Area 6 of 8 of the 2040 Metro- politan Urban Service Area (MUSA). Utility Staging Plan Planning Staff Report – Case No. MS2020-046 Minor Subdivision – 11730 East Point Douglas Road October 26, 2020 Page 6 of 7 With any subdivision of property, the collection of area charges is required. For this case, a storm- water area charge in the amount of $19,400 will be applied to the two-acre parcel, and the appli- cable area charges on the balance of the site will be required upon future subdivision or develop- ment. Easements With the subdividing of the property, the City has statutory authority to require the dedication of drainage and utility easements. For this subdivision, the City will require 10-foot wide drainage and utility easements to be dedicated along the north, south and east property lines of the new two-acre parcel. 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. Per Tile 10-4-3 of the City ordi- nance, the park dedication requirement for the two-acre parcel created with this application will be $12,000. The park dedication fees on the balance of the property will be required at the time of any future subdivision of that parcel and at the rates applicable at that time. Stormwater Management Storm water improvements to the site were completed in 2019 with the grading and improvement of the site. No additional stormwater management improvements are required for this site at this time. A stormwater management agreement for the property needs to be signed and recorded with Washington County. Development Review The City’s Technical Review Committee did not identify any concerns with the proposed subdi- vision. Public Hearing Notices The public hearing notice was mailed to 18 property owners within 500 feet of the proposed minor subdivision and published in the St. Paul Pioneer Press on October 16, 2020. Recommendation That the Planning Commission recommends that the City Council approve a minor subdivision to subdivide a 32.48-acre parcel of land at the corner of Manning Avenue and Highway 61 into a 2- acre parcel and a 30.48-acre parcel, subject to the following conditions: 1) All conditions of Resolution 2019-006 shall be complied with. 2) The surface water management agreement shall be executed and recorded with Washington County. 3) Prior to release of the deed for recording with Washington County, a surface water man- agement area charge of $19,400 shall be paid shall be paid to the City by the applicant. Planning Staff Report – Case No. MS2020-046 Minor Subdivision – 11730 East Point Douglas Road October 26, 2020 Page 7 of 7 4) Prior to release of the deed for recording with Washington County, a park dedication fee of $12,000 shall be paid to the City by the applicant. 5) The future subdivision of the 30.48-acre parcel will require the payment of area charges and park dedication fees at the rates applicable at that time. 6) The newly subdivided two-acre parcel shall be combined with Parcels 3602721420024 and 3602721410007 at Washington County. Prepared by: John M. Burbank, AICP Senior Planner Attachments: Exhibit A – Survey Exhibit B – Resolution 2019-006