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HomeMy WebLinkAbout2022-11-28 PACKET 06.1. (LOT SPLIT AT 6525 HADLEY)STAFF REPORT CASE: MS2022-060 ITEM: 6.1 PUBLIC MEETING DATE: 11/28/22 TENTATIVE COUNCIL REVIEW DATE: 12/7/22 APPLICATION APPLICANT: Mark Tinucci, Sr. REQUEST: A minor subdivision to subdivide a 4.26-acre parcel of land into two parcels of 1.75 and 2.51 acres. SITE DATA LOCATION: ZONING: GUIDED LAND USE: 6525 Hadley Avenue South R-2.5, Residential Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Residential Low Density Residential EAST: Residential Low Density Residential SOUTH: Residential Low Density Residential WEST: Residential Low Density Residential SIZE: DENSITY: 4.26 acres N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION � here Pride and Prosperity Meet Planning Staff Contact: Conner Jakes, Associate Planner; 651-458-2868; ciakes _cottagegrovemn.gov Application Accepted:. 9/28/2022 60-Day Review Deadline: 11/27/2022 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Tinucci Minor Subdivision Planning Case No. MS2022-060 November 28, 2022 Proposal Mark Tinucci Sr. (Applicant) has applied for a minor subdivision in order to subdivide a 4.26-acre parcel located at 6525 Hadley Avenue South into two parcels- one 2.51-acre parcel and one 1.75- acre parcel. '4I Current Site Review Schedule :�L� ,�II� is T7 T 11r-;'T LAKE AND LAN-) LRZ Y_ C III-. hfciiJ it 1 Lv hl vL.i ,.i1.0 P _P..:I ift ft?I1 Ac F l 11 rk I .r Fk N[ I^ I n CRI TION_ [q Pl.1 1 .,r. -i Parcel A ` I iw BLOCK 2 Parcel B r 1. e b Nd'HIL - C Ls .z Application Received- September 28, 2022 Acceptance of Completed Application- September 28, 2022 60-Day Review Deadline- November 27, 2022 Planning Commission Meeting- November 28, 2022 Tentative City Council Meeting- December 7, 2022 60-Day Extension Deadline- January 26, 2023 Proposed Site Planning Staff Report — Case No. MS2022-060 Tinucci Minor Subdivision November 28, 2022 Page 2 of 7 Planning Considerations Background/Property Characteristics The Applicant has owned the parcel located at 6525 Hadley Avenue South prior to the time the surrounding subdivision, Timber Ridge, was completed. The parcel currently contains one single- family residence with an attached garage. The lot is heavily wooded, although the applicant has noted numerous trees are diseased and have been removed. Topographically, the lot limits the buildable areas for the newly created Parcel A due to elevation changes on the west side of the lot. The Applicant currently owns the subject parcel as well as the 0.010 acre parcel to the south referred to as Outlot E. The intent at the time of the Timber Ridge plat was for Outlot E and the subject parcel to be combined. II, '1 ,'I("A'H,,' OW Siii?VI I !AXE AM UXNa 54-xV_-T-xx_ W-0. 'F:11 _.nl-.,p FYtI�. Cerny F.0 M fi5 ��,/I+k Itl,'MHIk �Y'+a F416 %Yjl�/ YTYuvY ■A+ 4T�I dill Ar rft TM�A I_T A'. tri•rl, ti7 :f�ll� n'Yy' �i? �>ck nY.kkyP.y I tz+17r`n r� tom..?Yti,. t � • . sk-w w 1�1 Current Site Land Use and Zoning The City's Zoning Code allows for the division of land without a platting process when the pro- posed lot division is a simple, easily described division or boundary adjustment of a previously platted lot and block of record. A minor subdivision process is still required when dividing land to ensure minimum zoning code standards are met as the City wants to ensure any newly created lots meet the minimum buildable standards. The parcel is currently zoned R-2.5, Residential Single Family. The City's 2040 Land Use Plan guides this area of the community as Low Density Planning Staff Report — Case No. MS2022-060 Tinucci Minor Subdivision November 28, 2022 Page 3 of 7 Residential, which the current zoning district meets. A condition of approval will require the com- bination of Outlot E and Parcel B which would provide the 40-foot minimum street frontage for the newly created parcel. Any new structure proposed on Parcel A would be required to meet all appropriate setbacks and zoning codes, which will be reviewed as part of the building permit process. C Zi City Boundary — — — Major Future Roadways ® Agricu4iture Preserve Rural Residential Low Density Residential - Medium Density Residential - High Density Residential — commercial - Mixed Use 2040 Land Use Plan Site Plan In order to ensure the newly created lots meet minimum buildable standards, the Applicant has submitted a preliminary Site and Grading Plan for Parcel A. The submitted plan shows that the newly created Parcel A is a buildable lot that meets minimum planning and engineering standards such as, but not limited to, grading, drainage, utility connections, building pad location, setbacks, road frontage, and driveway location. Staff conducted a preliminary review of the proposed Site and Grading Plan shown below and found that it does conform to the minimum buildable stand- ards. A more detailed review will be conducted at such time the official grading and building permits have been submitted. ter$ -' r-- L:uLlaqu (.,v,rc� Rik Preliminary Site and Grading Plan Planning Staff Report — Case No. MS2022-060 Tinucci Minor Subdivision November 28, 2022 Page 4 of 7 Transportation Access and Right -of -Way The current access for the subject parcel is located on Hadley Avenue. City standards state that each parcel is required and allowed to have one access to the public right-of-way. The Applicant has proposed that both Parcels A and B will utilize a shared driveway access using the existing curb cut on Hadley Avenue South. The proposal indicates that the existing driveway will serve the newly created Parcel A, while a new driveway is proposed to be installed to provide access to Parcel B. Any newly installed driveway must have less than a 10 percent grade, which would be reviewed as part of the permit submittal. In order for the owner of Parcel B to utilize the driveway on the property of Parcel A, a 20-foot wide ingress and egress easement as well as a Maintenance Agreement will be required to be recorded against both Parcel's A and B. Both the ingress and egress easement as well as the Shared Driveway Maintenance Agreement will be required to be recorded in conjunction with the deeds creating Parcels A and B. a �.... Gfdler: 4rlv..- .. ... . y ae,...'.. .. �.. i ...— M P e ... Proposed Ingress & Egress Easement Utilities and Area Charges The existing dwelling is currently served by a private well and sewer system. Any newly con- structed dwellings on Parcel A or B will be required to connect to city services. At such time the existing systems serving the existing dwelling on Parcel B fail, the existing dwelling will be required to connect to city services. In order for Parcel B to connect to City services when the existing services fail, utilities will be stubbed from Hadley Avenue to the property line between Parcels A and B. A 30-foot wide utility easement will be provided to ensure that Parcel B has access to Parcel A in order to maintain the utilities serving its property. A Maintenance Agreement will also be required to clearly state who is responsible for future maintenance of the shared portion of the utilities. The utility easement and Utility Maintenance Agreement will be required to be recorded in conjunction with the deeds creating Parcels A and B and the Applicant is required to draft these Planning Staff Report — Case No. MS2022-060 Tinucci Minor Subdivision November 28, 2022 Page 5 of 7 agreements. Sewer and water area charges were paid for as part of the Timber Ridge develop- ment, though connection fees will still be required at such time each parcel connects to City utilities. •�• fWam A .. 175 *DRES ve.we spa rr. . 1 ALA t V J Proposed Utility Easement 6524 fQM1Ai;'nAW01W. fiO.W. 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 Applicant, as part of this minor subdivision, is not proposing to dedicate land in lieu of the 2022 park dedication fee, which is $4,000 per lot. Given the proposed minor subdivision will create one additional buildable lot, the park dedication fee required to be paid prior to the issuance of a building permit will be one unit of park dedication. Number of lots Total due prior to building permit approval Park dedication fee (per lot) - $4,000.00 1 $4,000.00 Stormwater Management The City Engineer has reviewed the proposed lot division to evaluate any drainage issues that should be addressed. No grading is proposed as a part of the subdivision, although at such time a building permit for a new dwelling is proposed, a grading permit and more detailed grading plan would be required for review. Existing surface water drainage patterns are not proposed to be impacted. Area charges for the parcel were paid at the time of the Timber Ridge Plat. Planning Staff Report — Case No. MS2022-060 Tinucci Minor Subdivision November 28, 2022 Page 6 of 7 Public Hearing Notices The public hearing notice was mailed to 82 property owners within 500 feet of the proposed minor subdivision and published in the St. Paul Pioneer Press on November 16, 2022. Recommendation That the Planning Commission recommend that the City Council approve a minor subdivision sub- dividing a 4.26-acre parcel of land (6525 Hadley Avenue South) into one 2.51-acre parcel and one 1.75-acre parcel, subject to the conditions listed below: 1) Prior to the City stamping deeds for the recording of the lot split, an executed Ingress and Egress Easement, Shared Driveway Maintenance Agreement, and a Private Utility Ease- ment with a Maintenance Agreement shall be recorded against Parcel's A and B. Prior to the release of any permits for either lot, verification of the recording of these documents shall be provided to the City. 2) Outlot E, Timber Ridge 4th Addition shall be combined with Lot 6 Block 2, Timber Ridge 6th Addition (Proposed Parcel B) prior to the recording of the deeds for the lot split. No permits shall be issued on either lot prior to these lots being combined; verification of the combination of these lots shall be provided to the City. 3) The park dedication fee in lieu of land dedication amounting to the annual rate applicable at the time of building permit (currently $4,000.00/unit) shall be paid to the City prior to the release of a building permit. 4) All applicable permits (i.e., building, electrical, grading, and mechanical) for the construction of a house on newly created parcel(s) must be completed, submitted, approved by the City, and paid for before any construction activities begin. Detailed construction plans must be reviewed and approved by the Building Official, Fire Marshal, and City Engineer. 5) Any structures proposed on Parcel A shall meet the minimum requirements of the zoning district. 6) Address identification for Parcels A and B shall be located adjacent to Hadley Avenue South and be plainly legible and visible from the street. Building Numbers shall follow the standards set forth in City Code 7-1-1. 7) A certificate of survey shall be required to be submitted with the building permits for Parcel A. 8) An as -built survey shall be required prior to a certificate of occupancy for a newly con- structed dwelling on Parcel A. 9) Grading and erosion control measures meeting City standards shall be utilized during con- struction or grading activity on Parcel A and Parcel B. Planning Staff Report — Case No. MS2022-060 Tinucci Minor Subdivision November 28, 2022 Page 7 of 7 10) Prior to the issuance of a certificate of occupancy for a new dwelling constructed on Parcel A, all disturbed areas shall be sodded or have ground cover established to the satisfaction of the City Engineer. 11) An escrow of $2,000.00 shall be required to be submitted with the building permits for Parcel A to ensure ground cover/sod is established after construction occurs. 12) 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. 13) At such time access is necessary for Parcel B off Timber Ridge Court, all applicable permits shall be submitted (driveway permit, right of way permit, grading permit, etc.) and driveway access to Hadley Avenue shall be removed. As part of the permit review process, review of addressing shall be required. Prepared by: Conner Jakes Associate Planner Attachments: Applicant Narrative Certificate of Survey Site and Grading Plan Proposed Utility Easement Proposed Ingress & Egress Easement Wednesday, September 28th, 2022 Minor Subdivision Written narrative explaining the reason for the application: I, Mark Tinucci Sr, would like to split my lot at 6525 Hadley Ave S, Cottage Grove, MN into two parcels with the intent to sell the north parcel to my son. Mark Tinucci Sr. CERTIFICATE OF SURVEY LAKE AND LAND SURVEYING, INC. 1200 Centre Pointe Curve, Suite 375 Mendota Heights, Minnesota 55120 Phone: 651-776-6211 Made For: Mr. Mark Tinucci Jr 369 21st Street Newport, MN 55055 / 0 /rrj Parcel A /OJy, cj 1.7530 ACRES 'P I /0 i EXISTING LEGAL DESCRIPTION: Lot 6, Block 2, TIMBER RIDGE 6TH ADDITION, Washington County, Minnesota. Proposed 10 ft. wide 1 \ `Y •- Drainage & Utility \ oEasement, typical. \ N89°27'18"E _ ra___________ \ �' Ic____________ 122.29 ' POB A s9„ 6 �` 10 ft. wide Drainage & Utility Easement I rt _--per plat of TIMBER RIDGE 6TH ADDITION, • w o na typical. o i .................. EAST LINE OF LOT 6 c, Z Well I \\ o OUSE \ 6525) A \ iItVEXISTING -ptic \ i rl \ \ ' I I I i I I i l -- WEST LINE OF LOT 6 I I i l I I SW CORNER OF LOT 6 I I IParcel B i 2.5253 ACRES I 01/ IIO \ S89°26'14"W 264.48 POC A :_:........ E, O y T&LO i I POB B 30.05 `' o. r \me N26001'32"W / I •, I � J I / (3 •/ Center line of 30 ft.' wide Mn. Pipeline' Co. a� R=18000 Easement per Elk. 190 Deeds, Bk. 248 Deeds, P. 202. P. 516 4~ C. BRC ��� _Sg6°19'38"W THE BEARINGS ARE BASED ON THE WASHINGTON COUNTY COORDINATE SYSTEM, NAD 1983(1996) ADJUSTMENT. R=60.00 4=23°38'58" C. BRG=S29°10'04"W C.=24.60 0 25 50 100 GRAPHIC SCALE 1 inch = 100 ft. SITE ADDRESS: 6525 HADLEY AVENUE SOUTH, COTTAGE GROVE, MN 55016 1 hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the state of Minnesota. Revised November 2, 2022 October 20, 2022 Jonathan L. Foraci Registered Land Surveyor Minnesota Registration No. 16464 SHEET 1 OF 2 SITE / \\ N D GRADING PLAN RST FLOOR ELEVATION = 880.19 Lll—\\,\L TOP OF BLOCK — 8]8.5D BASEMENT FLOOR ELEVATION = 869.03 GRAPHIC SCALE \ r 5 L E G E N D tim �s ®DELETE' MAIN OR SERVICE CE \\ ?H�$ SPOT =AN DENOTES WATE DENOTES STORM RN� -- DENOTES =ANIp RrR ER , - 11 DENOTES EAN F DENOTES TELECOM BOX 0 DENOTES STORM SEWER MANHOLE �Z1 "sue e RIDENOTES SANITARY SEWER MANHOLE 'ry e DO DENOTES GAS METER y "\ Y © DENOTES ELECTMETER JA`, RIC e.s _ w DENOTES UTIL POLE 4 DENOTEEl S FIRER lEAl HVDRANiILITv WIRES O� DENOTES CONCRETE SURFACE a D..O- Snce IX Feandd/Or B'iE RDAs nom Eno Es aNe l- l—ti— a SgJya DSI\�\^ l 6 t�1111111.11c v.=em y 9 nneM nr�ne tda�,Inea rWcnneT I'll omea OIL, Ln—. 83 (t996) ADJUSTMENT Nnpo RN. 55Q55 DM. Cy E3 =M• n6+v..,Y. IF LAAND NG"i LI eND xciNewxsD y Nn q AT IND GRADING PLAN is i�x AGE �R BSiie- neel numen or PROPOSED UTILITY EASEMENT Pmpasetl peso p1 Dn Pomel A Fpo, — p l", x mwry eEscI,— , EAST LINE OF LOT IT. -1 01 Lot B. Block 2. TIMBER RIDGE 6TH ADDITION, acmtdlngbto IF, lemtded plat tlieteof. \ o No1'1o'1o�E 157.23 Was CD y ...- N g rin y the fDID —1 ed Ine 01 d IT __ e Commencing at ine soulnwesl corner Df sold Lot N' inence Nortn e Fnu 0 assumed bearing, along Ua wesl line Di said LD, 8 a distance of 43T_0lg feet �D the point Ds lfi i ----- d, 64 p61 , t, F d o, W""' 7 LDt 6 Dnd -id there leFm-Im, s eeeDn eeDe D �e Dnee D E tom rDnd p deF nDss me ptn y � / / 0 Feet the—f F g y Parcel A 1.75 ACRES 9 76,366 SQ. FT. A5�� / spurHERLI LINE / RNRF BLOCK 2 �_ f-�� 2 GA,ID1n i \rc� wnixa e.vunas owrFw / --PLANT OF BEGINNING of CENTERLINE OF uTLTv EASEMENT n _ I .ww x,.wb• \ i neE 0 4 ",4 • i-Y'....—_� _.. \ °dam an', T p wA FR w+p S� AR s 5.9p _ IA e , i p p —rr- / nE JR m J � e,Dli rvpu L_ E G E N D i \ rINLuPa P SF DENOTES UNDERGROUND GAS LNE OV e w CR sEfl _ _ J —DENOTES SAN TAR YSEWER OR SERVICE Z\\ _ — v —DENNTEs'FORM SEWER TERUNE OF uTLT, EASEMENT �DENOTEI SOON FENCE d ° �— DENOTE1BIN Y�a� ��p 'w` G�M'� p DENOTES TELECOM BOX n0 0. p S boa 'aj9\s ® DENOTES'FORM SEWER MANHOLE 'ss NO NE OF LOT 6 ® DENOTES SAN TARP SEWER MANHOLE 2 J r �C��s.��V E 9�?�� - T OF COMMENCEMENT © NENOTES GAS MET R ems'- N m NENOTES ELECTR C METER S9. a ;� NE MOS NORTHWEST CORNER OF LOT 6 w DENOTES DILTt' POLE POINT OF BEGINNING DENOTES OVERHEAD UT LTV W RES '-\ — o Fm an rvno[ owo[ oe m L,v [asExlw, ,vp cu :x DENOTES FIRE HYDRANT �' ^°— — — — — _ _ _ _ _ DENOTES CONCRETE SURFACE - _ _ _ _ — — — — — — — — — _ _ J L POINT OCOMMENCEMENT NT N b�sy�— — — — — — 437 01 _LA� F _ sort o9 cl 225.74 N 011010_ _ D RIDGE 6 s b g it FeeD,ded ADt meFeDr, wDe g eD v xneem v g nn v 1 me eeR g� �� — wesT LINE DE LO-r e UAIIA—g lit —-- — g d, Orp s E — — _ — _ _ _ _ — — — — CENT11F1,E OE 33 FOOT WIPE PIPELINE EASEMENT minll utes 59 seconds Ein ast89 degrees 2 a distance of 164u06sfi—t sCo roes A-L M1ne DF said Lo, 6 and ss it linentliereD ter,ninpaefngree ------ — Tne centetllne a1 -1d easement 1, descnbed os follows. — ondds.ga dlstdn Ce oof 62.34 Feel to the pof 2lo, o s Ff ,ne.,0,L eL, eeto l odescr A deg,— 3Soutn 04sd 1 begtnn tog green tne,eD1, nee D1 eDd eDe —t —11 be p,DI g DF enDFtened I. t—oc- Dn IF, nDFtn y nd —It y ee GRAPHIC SCALE t �xr at 6525 Hadley Avenue South Cotta_ae Grove, MN 11 BillIF ED,I',,111RN,1pEE GIl— saMM. AN.....0 aslrv®xixcG v r No. le sr vA"Iu4611x1>565a nee, numoer or PROPOSED GRAPHIC SCALE INGRESS & EGRESS EASEMENT FDA, —1 k— —HL,, IFIBRFF1. 0"E 157.23 EAST LINE OF LOT --------- -------- 7 -- Parcel A 1.75 ACRES 76,366 SQ. FT. f / / / \\ s" L- E Lei E N D \ " DENOTES UNDEROROD NOG " / DENDIED WATER MAN oR Rv POINT of BEGINNING of cENTFRLNF of INGRESS EGRESS EASEMENT BLOCK 2 �� // - souiHERLy LINE �. DENOTES SANTARy SEWER oR vCE N - _ r. DENOTES STORMFENCER * jsN< o \ CENTERLINE INGRESS & EGRESS EASEMENT GnNe a'��'MWe CA �` �DENG1ES WDGD �� N I:- - T ,-- OF Nc _ DENOTES SON �+ E — — — Oo DENOTES TELECOM Box 9\ ,�, �\ I' -' �v— \_ _ DENOTES STORM SEWER MANHOLE E �j \ \ c's" - DENOTES SAN TARV SEWER MANHD \ e \ vamp^ °&� � © DENOTES NA, METER HE DENOTESD,F1TTPGMETE �-\ CR DENOTES EREDENOTESR HEAD HYDRANTLtt WIRES v SE A V' s �mTz2i2 9 DENOTES CONCRETE SURFACE GENTERUNE OF INGRE55 & EGRESS EASEMENT - RJ Prapasetl D-6,11on I. —I A LIST pars of Lot B Bock 2 TMBER RIDGE 8 H ADDITION, d' g I I corded pat IM1ereoi n PP NORTHERLy LINE OF LOT 6 6 ro Wasn ngton County M nn B�,fRE. Commenc ng at 1ne mut 10 --tes 10 s (s �O �O 2 assumetl oearng aong t tv the po nt of f �� ??. p0 v vas. the ne to oe d—TIRd reetoto the eoel 9 2Se \\ --PO NT 0 COMMENCEMENT LET 6ILEe nd skid 1-1 6'ne Iner t t' g seconds Enst a dnance DI �6406 Ste' THEM T NORTHWEST CO OF LOT 6 ry POINT OF BEGINNING anent EFT wde - g ntl u y osement over untler and owss the soutn y �° o\ . , T T ry T ry 10 feet Inereof n` 0 Foo 'MDE oRA NM,E & U L EAS£NEN . Pcu n n'ect to a perm "t e er , Proposed g— Eg s Easement Descry on. n\ m \^3S_ — — — — _ _ _ — J — — 50DTNWE ST CORNER OF LOT A perm 'dDNeos--t for g g s purposes w.er under and o�oss t t part o R 501 0 0 — 43E b�. ,� 01 PR o Ucmr g t tnereor Wasn ng n Co y nnesot Nng art y ar the Sy — — _ — — — N01'1010 E F\ '1 '1 'W 225.79 ��—n�eP C.-H—i g I t In S,Rt c 'd L 16' t N t 0 d g 0 0 o,nds East, a coed 1 rn, 2\ — WEST LINE OF LOT 6, East a n 6 feet to the ea 6 and sad ne Ile,. term - g s 51 m nutes 59 — —CENTERLINE OF 33 FOOT WDE Tne center ne of sod easement s desc6ed as o ows — — — — — _ — _ _ P PEL NE EASEMENT m , .1-ooNRM1 rve , n.,tl tosoutn eon, rotlius 3TDl-n-, F 35,4 HART; I degrm—ntin,m nut5dN es9o 9ssecoeL diston ngot — o— — THE BEARINGS ARE BASED ON THE WASHINGTDN DODNTy COORDINATE SISTEM, NAD 1983 (1996) A TUCTMENT. \ 191 16 19�p•5003�W i off,, / 909 / 6525 Hadley Avenue South Cottage Grove, MN DOE 111 Ali StGEE saMM. 61�4�C id"'I 1 s,hg�s„S RI �1 �rvmne,