HomeMy WebLinkAbout2022-02-28 PACKET 06.1.
STAFF REPORT CASE: PP2022-004
ITEM: 6.1
PUBLIC MEETING DATE: 2/28/22 TENTATIVE COUNCIL REVIEW DATE: 3/16/22
APPLICATION
APPLICANT: The Harbor Church
REQUEST: A preliminary plat to be called Pine Harbor Church Addition, which
dedicates the appropriate Highway 61 right-of-way to MnDOT.
SITE DATA
LOCATION: 11125 West Point Douglas Road South
ZONING: R-1, Rural Residential
GUIDED LAND USE: Public/Semi-Public
LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED
NORTH: Highway 61 Highway 61
EAST: Highway 61 Highway 61
SOUTH: Agricultural Rural Residential
WEST: Golf Course Golf Course
SIZE: N/A
DENSITY: N/A
RECOMMENDATION
Approval, subject to the stipulations in this staff report.
COTTAGE GROVE PLANNING DIVISION
Planning Staff Contact: Emily Schmitz, Senior Planner; 651-458-2874; eschmitz@cottagegrovemn.gov
Application Accepted: 1/18/2022 60-Day Review Deadline: 3/19/2022
City of Cottage Grove Planning Division 12800 Ravine Parkway South Cottage Grove, MN 55016
Planning Staff Report
Pine Harbor Church – Preliminary Plat
Planning Case No. PP2022-004
February 28, 2022
Proposal
The Harbor Church has submitted application for a preliminary plat that dedicates the appropriate
Highway 61 right-of-way to the Minnesota Department of Transportation (MnDOT).
Site Location
Review Schedule
Application Received: January 18, 2022
Acceptance of Completed Application: January 18, 2022
Planning Commission Meeting: February 28, 2022
Tentative City Council Meeting: March 16, 2022
60-Day Review Deadline: March 18, 2022
History
Pine Harbor Church (Church) submitted application in 2020 for the addition of a modular structure
to their site. With the increase in enrollment, the Church required additional space for classrooms
and offices. Given the availability of the modular structure, the Church found it most feasible and
timely to purchase and move the structure to the site. The construction of the modular structure
is nearing completion. As part of the approval of the modular structure addition to the site, a con-
dition of approval required the parcel to be platted to correct lot lines that extended into Highway
61 prior to the issuance of a certificate of occupancy (Resolution 2021-083).
Planning Staff Report – Case No. PP2022-004
Pine Harbor Preliminary Plat
February 28, 2022
Page 2 of 3
Planning Considerations
Preliminary Plat
The current lot lines, as outlined below, extend within MnDOT’s right-of-way:
Current Lot Lines
MnDOT does currently have easements over the required right-of-way but prefers to have own-
ership over those areas when possible. The proposed preliminary plat depicts the adjustment of
the lot lines.
Preliminary Plat
Easements
The applicant has also provided standard perimeter easements of 10 feet on each property line.
While this area of the community is not planned for development as part of the 2040 Comprehen-
sive Plan, it is helpful for the City to have these 10-foot easements for utility purposes if needed.
Planning Staff Report – Case No. PP2022-004
Pine Harbor Preliminary Plat
February 28, 2022
Page 3 of 3
The Church access is provided through the City-owned River Oaks property via a recorded public
roadway easement.
Existing Right-Of-Way Easement Area
Public Hearing Notices
The public hearing notice was mailed to 6 property owners within 500 feet of the proposed pre-
liminary plat and published in the St. Paul Pioneer Press on February 16, 2022. Staff has not
received any comments.
Recommendation
That the Planning Commission recommends that the City Council approve a preliminary plat to
dedicate the appropriate Highway 61 right-of-way to MnDOT located at 11125 West Point Douglas
Road South, subject to the conditions listed below:
1) Preliminary and final plat approvals shall expire six (6) months after City Council approvals,
unless a final plat has been recorded with Washington County or the City Council approves
an extension.
2) The final plat shall include any public drainage and utility easements required by the City
Engineer.
Prepared by:
Emily Schmitz
Senior Planner
Attachments:
Preliminary Plat