HomeMy WebLinkAbout5.d. Joan Anderson Requests Approval of a Lot Split Lot Combo and Rezoning 4ROSEMOUI\IT EXECUTIVE SUMMARY
PLANNING COMMISSION
Planning Commission Meeting Date: February 25, 2014
Tentative City Council Meeting Date: March 18, 2014
AGENDA ITEM: Case 14-16-LS; 14-17-LC; 14-18-RZ: Joan
Anderson Requests Approval of a Lot Split; AGENDA SECTION:
Lot Combination; and Rezoning of the Public Hearing
Properties Located at 2295 Bonaire Path.
PREPARED BY: Eric Zweber, Senior Planner AGENDA N .
r
ATTACHMENTS: Site Map; Land Use Designation Map; Site
Plan; Minor Lot Split; Certificate of Survey; APPROVED BY:
Parks and Recreation Director's
Memorandum dated February 19; City
Engineer's Memorandum dated February
20.
RECOMMENDED ACTION: Motion to recommend the City Council approve a
Rezoning from AG -Agriculture to R1-Low Density Residential.
- and -
Motion to recommend the City Council approve a Lot Combination for Joan Anderson.
- and -
Motion to recommend the City Council approve a Lot Split including Parcel A and
Parcel B, subject to the following conditions:
1. Submission and Approval of a Wetland Delineation Report and Recording of a
Conservation Easement over the wetland and wetland buffer before the
issuance of the Certificate of Occupancy for a structure on Parcel B.
2. Recording of an access easement in favor of Parcel A over the existing
driveway on Parcel B.
3. Any further subdivision of Parcel A shall require the construction of a public road
to Bonaire Path and shall require the disconnection of the joint private driveway
from Bonaire Path benefiting Parcels A and B.
4. The residential structures on Parcel A and Parcel B in their current configuration
shall connect to municipal water and sanitary sewer within ten (10) years of
these services being available at the boundary of the parcels, subject to City
Code Section 4-1B-10.
5. Payment of$6,800 (2 homes times $3,400) for Fee-in-Lieu of Park Dedication.
6. Payment of$720 (0.67 acres times $1,075) for Trunk Sanitary Sewer Charges.
7. Payment of$4,600 (0.67 acres times $6,865) for Trunk Stormwater Charges.
8. Payment of$4,355 (0.67 acres times $6,500) for Trunk Water Charges.
9. Any further subdivision shall pay additional trunk utility fees and park dedication
based on the adopted City Fees at the time of that subdivision. The property
owner will record against Parcel A future subdivision of the property will require
full payment of all city fees with a credit for the fees paid with this application.
10.Conformance with the City Engineer's Memorandum dated February 20, 2014.
SUMMARY
Joan Anderson owns two parcels with one house at 2295 Bonaire Path. The parcels are located on the
north side of Bonaire Path at the Progress Rail crossing just east of the Harmony subdivision. The
City never approved subdivision of the two parcels and therefore they are illegal non-conforming lots.
Per ordinance, a second home cannot be constructed on the property. To resolve the illegal non-
conforming status, the applicant is requesting a lot combination to create one legal lot,a lot split to
create a lot in the southeast corner of the property for her son Pete Anderson to construct a new
home, and a rezoning to LDR—Low Density Residential to bring the two new parcels into
conformance with the Comprehensive Plan and Zoning Ordinance.
Applicant: Pete Anderson
Owner: Joan Anderson
Location: 2295 Bonaire Path
Area in Acres: 23.19 Acres
Comprehensive Plan Designation: TR—Transitional Residential
Current Zoning: AG—Agricultural
Proposed Zoning: LDR—Low Density Residential
BACKGROUND
In 1982,Joan and Jerry Anderson constructed the house at 2295 Bonaire Path. At that time,Joan
Anderson purchased the northeast five (5) acres of the overall 23 acre property with an agreement for
the eventual purchase of the remaining 18 acres. As a result of this purchase agreement,Dakota
County created a five (5) acre parcel beginning about 900 feet north of Bonaire Path (then named
County Road 38). The City of Rosemount never approved this subdivision and because the two lots
do not conform to the zoning ordinance standards for the AG zoning district, the two parcels are
considered illegal non-conforming lots.
In 2013, Pete Anderson Goan and Jerry's son) applied for a building permit to construct a residence
on the 18 acre parcel. City staff informed Pete Anderson that a building permit could not be issued
for that property because of its illegal non-conforming status. To resolve this issue,Joan Anderson
has requested a rezoning of the property from AG—Agriculture to R1 —Low Density Residential, a
lot combination to return the property to its pre-1982 legal description, and a lot split to create a
second lot in the southeast corner of the combined parcels for Pete Anderson to purchase and
construct a house for him and his family.
Rezoning
The Rosemount Comprehensive Plan designates these parcels (and the entire neighborhood north of
Bonaire Path and west of Bacardi Avenue) as TR: Transitional Residential and is within the
Metropolitan Urban Service Area (MUSA). This designation acknowledges the area's rolling terrain
with numerous wetlands and woodlands while allowing for development that transitions from the
urban densities of the Harmony neighborhood and the small lot rural residential neighborhoods north
of 130th Street. A trunk municipal water line is located within Bonaire Path with an 8 inch water stub
installed about 400 feet west of the Anderson driveway. City sanitary sewer is currently located about
1,300 feet east at the intersection of Bacardi Avenue and Bonaire Path and will be extended north with
reconstruction of the Bacardi Avenue later this summer. Eventually, that sewer line would be
2
extended to the west, to the Anderson property with the future development of the three properties
located between the subject property and Bacardi Avenue. Because of the distance from the site to
the existing sewer line, the new house and existing house will have their own septic systems and can
remain on those systems until ten (10) years after the properties to east develop and sewer is provided
to the Anderson property line. Hook up within 10 years of making the service available is the adopted
policy.
The current zoning of the parcels is AG—Agricultural which allows a maximum density of 1 unit per
40 acres. To allow for approval of the proposed lot split, the property needs to be rezoned to an
urban residential zoning that allows single family homes. The owner is requesting that the property be
rezoned to R1 —Low Density Residential. Staff finds that this zoning district is an appropriate zoning
designation for the current proposal of two single family homes and the future urbanized subdivision
of the property. Further subdivision would not be supported until municipal sanitary sewer is
provided to the site from the east.
Lot Combination and Lot Split
As described earlier in this memorandum, the two existing parcels are illegal non-conforming lots. To
address the illegal non-conforming status, the two parcels must be combined to recreate the pre-1982
legal description of the property. With the lot combined, the Planning Commission can evaluate the
appropriateness of the lot split to create a new 2.47 acre parcel. Staff believes this is an unusual
situation. Rarely are there illegally created lots within the community,most are considered existing
non-conformities.Additionally,much of the land within the MUSA has full access to city services.
This parcel has access to water,but not sanitary sewer, and therefore cannot be subdivided at urban
densities at this time. Further development can only occur when utilities are extended to the site. The
allowance of one additional home site, out of a 23 acre site, seems to be a reasonable request.
Driveway,Access and Future Public Road
The current structure is served by a driveway on the east side of the property. This driveway location
functions for the existing house and the future structure will not add significantly to its use. However,
this is an inappropriate location for a future public roadway if the subject property were to subdivide
further in the future. Access spacing for Bonaire Path between the railroad crossing and Bacardi
Avenue would allow only two public roads to intersect with Bonaire Path. Blackwood Avenue on the
south side of Bonaire Path is the location of one of the accesses and the second access would need to
be spaced approximately equal distant from the railroad line and Blackwood Avenue. The future
public road access would be approximately in the location of the shared driveway to the south of the
Anderson property. As mentioned earlier, 8 inch water stubs to the north and south were installed
with the Bonaire Path improvement and are located about 400 feet west of the existing driveway. The
proposed property line reflected in this application was determined using this location for a future
public road access.
The northwest property line of Parcel B begins 30 feet southeast of the 8 inch water stub and
continues to the northwest to a point where the property line touches the eastern edge of the Joan
Anderson property. This property line creates a 2.47 acre parcel and the remaining 20.72 acres will be
retained by current owner. Staff is supportive of the proposed property line for a number of reasons,
including:
1. A future public road could be constructed to Bonaire Path when subdividing Parcel A. Parcel
B would not need to be included in the future subdivision.
2. It appears the future public road would be able to be extended to the north without impacting
the existing wetland in the west central portion of the property.
3
3. A municipal water line can be connected to the 8 inch waterline stub within the future public
road right-of-way.
4. The proposed structure on Parcel B (as depicted) would allow for a future lot split to create a
lot northeast of the house that would then be able to access the future public road.
Wetland
There is a wetland approximately four (4) acres in size that is located on the west central portion of
the property. This wetland may have been a part of Keegan Lake before the railroad was constructed
or may have been created when the railroad disturbed a drainage swale leading to Keegan Lake. The
shape and size of the wetland limits the future development potential of the subject property. The
wetland extends to the east creating a 300 foot wide corridor to access the property north of the
wetland. As mentioned in the section above,a public road running parallel to the northwest property
line should be able to be constructed without impacting this wetland.
A wetland delineation report was prepared for the Parcel B building permit,but the Wetland
Conservation Act (WCA) application could not be processed before winter. The WCA permit cannot
be processed before the wetland vegetation beings growing again,normally about May 1. The
proposed lot split is located more than 150 feet from the apparent wetland boundary and the
proposed grading for structure is more than 300 feet from the wetland edge. For these reasons, staff
is supportive of approving the lot split and issuing a building permit with a condition that applicant
receives WCA permit approval and record a conservation easement over the wetland and required
buffer before the Certificate of Occupancy is issued.
Public Utilities and Trunk Utility Area Charges
When property that has sewer and water available is subdivided, trunk utility charges are collected on
the total area of all lots created. Recognizing that small subdivisions and lot splits can occur on
property that does not presently have urban services available, the City Council adopted a
modification to the policy allowing trunk utility charges to be collected only on the lots created. The
remaining portion of the trunk utility charges will be collected during future subdivision. Since two
homes will exist after the lot split and since the Metropolitan Council requires that cities with urban
services have a minimum density of three (3) lots per acre, staff has recommended that trunk utility
charges be collected on 0.67 acres of land (two homes/three lots per acre).
The City is not expecting a future park on the portion of the property located east of the railroad
tracks. Therefore, the Parks and Recreation Director recommends collecting a fee in lieu of park
dedication for the two homes ($6,800).
RECOMMENDATION
Staff recommends approval of the Lot Combination,Lot Split and Rezoning with the conditions
provided in the Recommended Action.
4
Anderson Lot Split and Rezoning
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MINNESOTA Anderson Lot Split & Rezoning
SITE PLAN - EXHIBIT
PROPOSED OWNER: PETE AND KARI ANDERSON
PROPERTY ADDRESS: 2295 BONAIR PATH, ROSEMOUNT, MN
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se. DENOTES PROPOSED BASEMENT ELEV. FULL BASEMENT WALK OUT
c DENOTES PROPOSED GARAGE ELEV. BBSm_
969.9 PROPOSED FIRST FLOOR ELEVATION PERCENT IMPERVIOUS SURFACE COVERAGE:
.4— PROPOSED DRAINAGE PATTERN NORTH HOUSE & DRIVEWAY DIV. EAST SITE
1.9% PROPOSED DRIVEWAY GRADE 0� 0 CO 2,733 / 107,607 = 2.54%
'--N.._/ PROPOSED MAJOR CONTOUR �LNIMI
�/ PROPOSED MINOR CONTOUR Bars m Ms 6027
1 ITCH • so 7118T PROJECT NUMBER
DRAWING FILE 9027 BNDRY.DWG
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I HEREBY CERTIFY THAT THIS SURVEY.PLAN OR REPORT WAS PREPARED �7 BENCH MARK (1): TNH ALONG BONAIR PATH NW
BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY '..,I OF SE PROP CORNER HAS AN ELEVATION OF 958.28
LCENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF PER CITY OF ROSEMOUNT DATA RECEIVED 09/19/2012.
MINNESOTA.
Foster M Assures ALL BEARINGS ARE ON DAKOTA COUNTY COORDINATE SYSTEM
u'Kin s • TDSUO BBB011ICI THE WEST LINE OF THE SOUTHWEST QUARTER OF SECTION 21.
31Bn•d: r•01 IS=MTh US TOWNSHIP 115, RANGE 19, IS ASSUMED TO BEAR N00'02'34•W
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U*•n•a#: 47223 Doan 01/23/2014 7•Ir/i VERTICAL DATUM: NGVD 1929 (PER CITY OF ROSEMOUNT)
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MINOR LOT S UBDI VISION
PROPOSED OWNER: PETE AND KARI ANDERSON
PROPERTY ADDRESS: 2295 BONAIR PATH,
ROSEMOUNT, MN
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PROVIDED LEGAL DESCRIPTIONS: PROPOSED LEGAL DESCRIPTIONS:
PARCEL k
Per abstract of title by Dakota County Abstract Company,doted That port of Government Lot Two(2),Section Twenty-one(21).Township One hundred
October 21, 1985: fifteen(115),Range Nineteen(19),lying northerly of the centerline of County Rood 38,
excepting therefrom the following
That part of Government Lot Two(2),Section Twenty-one(21),
Township One hundred fifteen(115),Range Nineteen(19).lying Commencing at a point where the West line of said Government Lot Two(2)Intersects
northerly of the centerline of County Rood 38,excepting therefrom the centerline of County Rood 30. Id point being 851.4 feet North of the Southwest
the following: comer of cold Government Lot Two o(2),thence Southeasterly along the centerline of
sold road,said centerline forming an angle of 60'45•with the Weet line of Rail
Commencing at o point where the West line of said Government Lot Government Lot Two(2).a distance of 143.7 feet to the point of
Two(2)Intersects the centerline of County Rood 38,sold point beginning of the property to be described,thence of right angles to said centerline
being 851.4 feet North of the Southwest corner of so Id Government Northeasterly 233.0 feet;thence Southeasterly of right angle and parallel with sold
Lot Two 2,thence Southeasterly along the centerline of said rood, d 200 feet to o point which Is 50 feet westerly of the westerly right of way Ilne of
() y a 9 the Chicago,Milwaukee,St.Paul ond Pacific Railroad Company,thence Southerly
Bald centerline forming on angle of 60'45'with the West line of said and parallel and 50 feet distant from the•ld railroad right of way the 248.4 feet
Government Lot Two(2),o distance of 143.7 feet to the point of more or lees to the centerline of said County Rood,thence Northwesterly along sold
beginning of the property to be described,thence at right angles rood 285.8 feet to the point of beginning;
to said centerline Northeasterly 233.0 feet; thence Southeasterly of And Further Excepting therefrom the right of way of the Chicago,Milwaukee,St.Paul
50 angle erl parallel with said road of w feet to a point Chicago,la and Pacific Rolrnod Company,
50 feel westerly of the westerly right of way line of the Chicago,
M{Iwoukee,St.Paul and Pacific Railroad Company,thence Southerly NORTH And Further Excepting That part of Government Lot Two(2),Section Twenty-one(21),
and parallel and 50 feet distant from the sold railroad right of way 15),YOU Township One hundred fifteen(115),Range Nineteen(19),lying northerly of the
line 248.4 feet more or less to the centerline of said County Road, 0 too centerline of County Rood 38,1 ed as follows:
thence Northwesterly along said rood 285.8 feet to the point of
beginning; rIrMIMINMJ Beginning al the southeast cam f said Government Lot 2; thence South 89 degrees
And Further Excepting therefrom the right of of the Chic �C QI la7 50 minutes 49 seconds West,a distance of 8.05 feet; thence North 57 degrees 30
tip g g way o ago, I DICE . 200 MT minutes 03 seconds West,a distance of 192.11 feet thence North 54 de 10
Milwaukee,St.Paul and Pacific Railroad Company, minutes 40 seconds Weet,a distance of 104.73 feet:thence North 35 deegrees 49
minutes 20 East,a distance of 549.07 feet,to the east line of Goverment Lot 2;
And Further Excepting the North 400.0 feet of the East 544.50 thence South DO degrees 08 minutes 30 seconds West.along sold east line,o
feet of Government Lot Two(2),Section Twenty-one(21),Township distance of 857.82 feet,to the point of beginning.
One hundred fifteen(115),Range Nineteen(19),Dakota County, And also o non-exclusive easement for purposes of Ingress to and egress hen the
Minnesota,according to the Government Survey thereof. area above described,over and across the East 33.00 feet of Government Lot 2,
Section 21,Township 115,Range 19.Dakota County.Minnesota.except the north
Per Warranty Deed-Document No.586192: 069.38 feet thereof.
The North 400.00 feet of the East 544.50 feet of Government Lot Two(2), PARCEL B:
Section Twenty-one(21), Township One Hundred Fifteen(115),Range That part of Government Lot Two(2),Section Twenty-one(21),Township One hundred
Nineteen(19),Dakota County,Minnesota.
fifteen(115),Range Nineteen(19),lying northerly of the centerline of County Rood 38.
ne follows:
And also a non-exclusive easement for purposes of ingress to and egress Beginning at the southeast corner of cold Government Lot 2:thence South 89 degrees
from the tract above described,over and across the East 33.00 feet of 50 minutes 49 seconds West,a distance of 8.05 feet; thence North 57 degrees 30
Government Lot 2,Section 21,Township 115,Range 19,Dakota County, minutes 03 seconds Weet,o distance of 192.11 feet thence North 54 degrees 10
Minnesota,except the North 400.00 feet thereof. minutes 40 seconds West,a distance of 184.73 feet thence North 35 deegrees 49
minutes 20 East,a distance of 549.87 feet,to the east line of Goverment Lot 2;
thence South 00 degrees 08 minutes 30 seconds West,along said east line,o
PROPOSED AREA: distance of 657.82 feet.to the point of beginning.
PARCEL A: 20.72 ACRES PROJECT NUMBER 8D27
PARCEL B: 2.47 ACRES DRAWING FILE 8027 BNDRY.DVG
I HEREBY CERTIFY THAT 7143 SURVEY,PLAN OR REPORT WAS PREPARED `, v, Denotes ion monument found
BY NE OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY
LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF 0 Denotes*PK"set In bituminous roadway
MINNESOTA. 0 Denotes Iron monument set
Foale.MaycaAsacefades, ALL BEARINGS ARE ON DAKOTA COUNTY COORDINATE SYSTEM
IllM IMMO • Duo BCBrt= THE WEST LINE OF THE SOUTHWEST QUARTER OF SECTION 21,
Signed: read raw ram Dc TOWNSHIP 115• RANGE 19, IS ASSUMED TO BEAR N00'02'34"W
Theresa K.Fodder am -NM
Lksnn/: 47223 Dates 01/23/2014 welt/wa=seN VERTICAL DATUM: NGVD 1929 (PER CITY OF ROSEMOUNT)
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1 0" 11, , i CERTIFICATE OF SURVEY
PETE AND KARI ANDERSON ilii- : .)
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2295 BONAIRE PATH, ROSEMOTJNT. MINNESOTA OW 11
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1 gagg. I 4 4 ..4 I 1 BOUNDARY / TOPOGRAPHY / SITE PLAN
C ROSEMOUNT
PARKS AND RECREATION
M E M O R A N D U M
To: Kim Lindquist, Community Development Director
Eric Zweber, Senior Planner
Jason Lindahl, Planner
Andy Brotzler, Public Works Director/City Engineer
Phil Olson, Assistant City Engineer
From: Dan Schultz, Parks and Recreation Director
Date: February 19, 2014
Subject: Anderson Lot Split/Lot Combination
Staff recently reviewed the plans for the Anderson Lot Split/Lot Combination and has the following
comments:
• Staff is recommending the City of Rosemount collect parks dedication fees for the two new
lots being created.The current rate for residential dedication is $3,400 per unit.The
dedication for two new lots would be $6,800 (2 lots x 3,400 per unit).
Please let me know if you have any questions about this memo.
4 ROSEMOUNT
PUBLIC WORKS
MEMORANDUM
DATE: February 20, 2014
TO: Eric Zweber, Senior Planner
CC: Kim Lindquist, Community Development Director
Andrew Brotzler, Director of Public Works/City Engineer
Dan Schultz, Parks and Recreation Director
Christine Watson, Public Works Coordinator
Kathie Hanson, Planning Department Secretary
FROM: Phil Olson, Assistant City Engineer
RE: Anderson Lot Split Engineering Review
SUBMITTAL:
Plans were prepared by Foster Mayers Associates and are dated January 23, 2014. Engineering
review comments were generated from the following documents included in the submittal:
• Site plans
• Minor Lot Subdivision
• Certificate of Survey
DEVELOPMENT FEES:
1. The property owner shall pay trunk area charges as follows based on an area of 0.67 acres:
• Trunk Sanitary Sewer charges: $720 (0.67 acres times $1,075)
• Trunk Stormwater charges: $4,600 (0.67 acres times $6,865)
• Trunk Water charges: $4,355 (0.67 acres times $6,500)
2. Any further subdivision shall pay additional trunk utility fees based on the adopted City Fees
at the time of that subdivision.
SITE PLAN COMMENTS:
3. The Pete Anderson and Joan Anderson homes shall connect to municipal water and sanitary
sewer within ten (10) years of these services being available at the boundary of the parcels,
subject to City Code Section 4-1B-10.
4. Submittal and approval of a wetland delineation report and recording of a conservation
easement over the wetland and wetland buffer are required before the issuance of the
Certificate of Occupancy for the Pete Anderson house.
5. Any further subdivision of Parcel A shall require the construction of a public road to
Bonaire Path. The intersection location at Bonaire Path should be positioned to allow a
single intersection with a future roadway connection south of Bonaire Path. This location is
along the western property line of the Pete Anderson property. At that time, the joint Pete
Anderson and Joan Anderson driveway is required to be disconnected from Bonaire Path
and a connection to the new public road is required.
6. Any further subdivision of Parcel A will require the entire site to meet the City's stormwater
quantity, quality, and infiltration requirements,including Parcel B.
Should you have any questions or comments regarding the items listed above,please contact me at
651-322-2015.