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Home My WebLink About5.c. Request by Dean Trongard for a Simple Plat for Bacardi Ridge to Split and Recombine Two Lots EXECUTIVE SUMMARY Planning Commission Meeting: March 18, 2019 Tentative City Council Meeting: April 16, 2019 AGENDA ITEM: 19-17-SMP Request by Dean Trongard AGENDA SECTION: for a Simple Plat for Bacardi Ridge to Public Hearing Split and Recombine Two Lots PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 5.c. ATTACHMENTS: Site Location Map, Proposed Plat, Existing Conditions, Proposed APPROVED BY: K.L. Conditions, Conservation Easement Description, Easement Vacations, Aerial Photograph RECOMMENDED ACTION: Motion to recommend the City Council approve a Simple Plat for Bacardi Ridge with the following condition: 1) Conservation easements in a form acceptable to the City shall be recorded with the final plat and cover the wetland and wetland buffers as identified on the plat and associated drawings. SUMMARY The Planning Commission is being asked to consider a Simple Plat request by Dean Trongard, representing Fredric and Deborah Ruppe and Ellen Leidner, to split and recombine their existing parcels along Bacardi Avenue into a new subdivision to be named Bacardi Ridge. There are no new buildable parcels created by the plat, and it will facilitate the transfer of some of Mrs. Leidner’s existing property to her neighbor to the south. The two resulting lots will either comply with all underlying requirements for the City’s AG – Agriculture zoning district or maintain the existing property conditions. Staff is recommending approval of the request with one condition. Property Owners: Fredric and Deborah Ruppe, 12050 Bacardi Avenue and Ellen Leidner, 12006 Bacardi Avenue Applicant: Dean Trongard, Broker/Attorney, Options Real Estate, Inc. th Location: Bacardi Avenue immediately south of 120 Street Site Area in Acres: 8.75 Acres Current Zoning: AG-Agriculture BACKGROUND The two property owners requesting the proposed subdivision own parcels in the extreme northern portion of the City along Bacardi Avenue. Both parcels have been occupied by single family residences since the early 1960’; however the Ruppes’ property was originally part of a larger parcel used for th agricultural activities including mushroom farming in the early to mid-20 century. The property currently owned by the Ruppes was split off in 2002 through a subdivision called the Schlukebier Addition that created a 10+ acre buildable parcel in back of the historic farmstead. The original residence on the Ruppe parcel was torn down and replaced by a new home a little more than three years ago. Half of the old agricultural building still stands on Ruppe’s property and is currently used for storage. The Ruppes presently own 3 acres. Ellen Leidner owns 5.75 acres directly north of Ruppes land, and her property is occupied by a single- family residence and a detached residential garage of approximately 1,200 square feet. Her two parcels are bounded by Bacardi Avenue to the west and a private driveway in Inver Grove Heights to the north. There are no public road improvements north of her property; however, the private driveway is located thth immediately across from and in line with 120 Street. Any future extension of 120 Street would likely follow the private driveway corridor. The City of Rosemount recently approved a lot split/combination for Mrs. Leidner that allowed her to integrate a small strip of land immediately east of Bacardi Avenue (owned by the property owner across Bacardi Avenue) into her existing parcels. This action helped fix a long-standing issue concerning ownership of the land between the present alignment of Bacardi Avenue and Mrs. Leidner’s house. Within the last year or so the Ruppe approached Mrs. Leidner about acquiring some of her property. The result of these conversations is the proposed subdivision that would facilitate the transfer of 2.49 acres to the Ruppes while Leidner would retain 2.5 acres around her residence and garage. The new lot line between the owners follows an unusual alignment, but was designed to ensure that each resulting lot fully complies with the underlying AG – Agricultural zoning district regulations (or does not expand any existing non-conformities). In addition, the new lots were designed to either maintain or increase compliance with the dimensional standards for each lot. For instance, the proposed subdivision does not change the lot width of each parcel even though both are under the 300 feet required by the Code. Under the City’s zoning regulations, parcels must be brought into compliance when a new application is submitted (they can also maintain existing conditions), and the City should take action on a request that increases the non-conforming nature of any parcel. ISSUE ANALYIS Simple Plat The applicant is proposing a simple plat for the subdivision, which allows the City to waive some of the normal subdivision application requirements and to combine the preliminary and final plat review into one action. The proposed plat does not create any new buildable parcels, will not require any new grading activity, and will not be served by any new public improvements; therefore, many of the City’s normal application materials are not necessary for this plat. The proposed lots to be created through the subdivision will be 2.5 acres and 5.49 acres in size. The lots will continue to utilize the existing access points and driveways, and there will be no specific on-site improvements as a result of the plat. In the future, any site improvements will need to comply with the City’s zoning regulations. Public Right-of-Way Dedication Because the Leidner property has not previously been platted, the City is requiring right-of-way for all surrounding roads (and planned roads) to be dedicated with the plat. This includes the northernmost th portion of Bacardi Avenue and the half of 120 Street within the City of Rosemount. Please note that th although the City’s transportation plan depicts 120 Street as a planned future extension in this area, the dedication of right-of-way on the plat does not indicate the City has any short-term plans to build this road (which would partly be located in the City of Inver Grove Heights and displace a private driveway). The City is continuing to work with its neighboring communities on inter-jurisdictional transportation issues through the current Comprehensive Plan Update process. Lot Standards The site is currently zoned AG – Agricultural which allows lots with a minimum size of 2.5 acres if platted, with a maximum overall density of one house per 40 acres. Both lots will meet this minimum lot size standard, and the overall existing density of 2 houses on 8.75 acres (one house per 4.38 acres) will not change with the subdivision or further increase the site density. Please note that the resulting lot sizes of 2 2.5 and 5.49 acres are exclusive of the dedicated right-of-way, which also does not change the ultimate maximum number of allowed units for this area. The only other dimensional standard that is potentially impacted by the subdivision is the setback to the detached garage on the Leidner property. The subdivision will maintain the required side and rear setbacks of 30 feet for this structure from the new lot line between the two parcels. Lot Standards Lot Area Lot Width Maximum Density AG-Agriculture 2.5 Acres 300 feet 1 unit/40 Acres Current Proposed Lot Area Lot Width Lot Area Lot Width Leidner 5.75 295.03 Feet 2.5 Acres 295.03 Feet Ruppe 3 229.10 Feet 5.49 Acres 229.10 Feet Right-of-Way 0 n/a 0.76 Acres n/a Wetlands/Conservation Easements There are two designated wetlands within Bacardi Ridge, and both have been properly delineated on the proposed subdivision and existing conditions plan. The eastern-most wetland is a “Preserve”-type wetland that requires a 75-foot buffer while the other, smaller wetland is a “Manage 2” wetland requiring a 30-foot buffer. The plat includes drainage and utility easements over all wetland and wetland buffer areas, and the applicant has prepared a description for conservation easements over these areas as well. Staff is recommending a condition of approval that the conservation easements be recorded with the plat. Drainage and Utility Easements Because the Ruppe parcel was previously platted with the Schlukebier Addition it has drainage and utility easements along the front, side, and rear property lines. The applicant is proposing to vacate all of these easements and dedicate new ones with Bacardi Addition. The new plat will include 10-foot easements along front property lines and five-foot easements along side and rear property lines. Additionally, the applicant is proposing to include drainage and utility easements over all wetlands and wetland buffer areas. The City Council has been asked to vacate the old Schlukebier easements in conjunction with the plat approval. RECOMMENDATION Staff recommends approval of a Simple Plat request for the Bacardi Ridge plat with one condition. This recommendation for approval is based on the information provided to the Planning Commission. 3 Dakota County, MN Property Information March 4, 20 19 0 450 900225 ft 0 130 26065 m 1:4,800 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. CIVIL ENGINEERSLAND PLANNERSLAND SURVEYORSLANDSCAPE ARCHITECTS CIVIL ENGINEERSLAND PLANNERSLAND SURVEYORSLANDSCAPE ARCHITECTS Sheet1 of 1CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 2422 Enterprise Drive Mendota Heights, MN 55120 (651) 681-1914 www.pioneereng.comFax: 681-9488 c 2015 Pioneer Engineering, P.A. Drawn by: Cad File: Folder #: MTW 118295000-EXISTING CONDITIONS 8273 BACARDI RIDGE Fredric Ruppe and Deborah Rosen Ruppe EXISTING CONDITIONS Sheet1 of 1CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 2422 Enterprise Drive Mendota Heights, MN 55120 (651) 681-1914 www.pioneereng.comFax: 681-9488 c 2015 Pioneer Engineering, P.A. Drawn by: Cad File: Folder #: MTW 118295000-PROPOSED CONDITIONS 8273 BACARDI RIDGE Fredric Ruppe and Deborah Rosen Ruppe PROPOSED CONDITIONS SheetDescription Sketch for:1 of 1c 2015 Pioneer Engineering, P.A. CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 2422 Enterprise Drive Mendota Heights, MN 55120 (651) 681-1914 www.pioneereng.comFax: 681-9488 Fredric Ruppe and Deborah Rosen Ruppe Cad File: 118295000-CONSERVATION EASEMENT.dwg Folder #: 8273 Drawn by:MTW CONSERVATION EASEMENT BACARDI RIDGE Sheet1 of 1c 2015 Pioneer Engineering, P.A. CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 2422 Enterprise Drive Mendota Heights, MN 55120 (651) 681-1914 www.pioneereng.comFax: 681-9488 Fredric Ruppe and Deborah Rosen Ruppe Cad File: 118295000-EASEMENT VACATION.dwg Folder #: 8273 Drawn by:MTW EASEMENT VACATION BACARDI RIDGE Description Sketch for: Aerial Photograph – Bacardi Ridge Area Leidner Ruppe