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HomeMy WebLinkAbout10/12/1994 P&Z PacketCITY OF LINO LAKES PLANNING & ZONING BOARD AGENDA October 12, 1994 6:30 P.M. SCANNED I. Call to Order and Roll Call: II. Approval of Minutes: September 14, 1994 III. Approval of Agenc - chancres/Additions IV. OPEN MIKE: V. ACTION ITEMS: . 94-24-P, PUBLIC HEARING, K -G Development Inc., Preliminary Plat for the Woods of Baldwin Lake II. B. 94-25-P & Z, PUBLIC HEARING, Gor-em LLC, Preliminary Plat and Rezoning from Rural to R-1 Single Family for Clearwater Creek 94-26-P, PUBLIC HEARING, Hokanson Development, Preliminary Plat and Rezoning for Marshan Townhomes. VI. DISCUSSION ITEMS: ��\ N �� scc�sr- Or .:e (t�� .:e T Behm's Century Farms/Lino Air Park - Discussion Accessory Building Ordinance VII. ADJOURNMENT: PLANNING & ZONING BOARD MINUTES SEPTEMBER 14, 1994 CITY OF LINO LAKES PLANNING & ZONING BOARD MINUTES Planning dinatga, .............................. ............................... .............................. APPROVAL OF MINUTES: Ed Schones made a motion approving the minutes of the July 13, 1994 meeting as submitted and was supported by Al Robinson. All voted aye. Motion carried. Rick Gelbmann abstained. APPROVAL OF AGENDA: Item VI B pertaining to Behm's Century Farms has been withdrawn. OPEN MIRE: No one was present to address Open Mike. PLANNING ITEMS: A. 94-21-V, St. Joseph's Church, Elm Street, Sign Variance Planning Coordinator Wyland reviewed this request which is to allow the construction of an institution identification sign, 96 square feet in area. The Code allows 24 square feet in area, therefore, the variance is for 72 square feet of sign. The staff has recommended denial for the reasons outlined in the staff report dated 9-12-94. Fr. John Fitzpatrick was present and indicated that there are 1600 families in the growing Parish, 6,000 individual members. There are 10 - 15 new families per month and the church would like a directional sign, on the freeway, to direct them. The church does not have visibility on a major roadway and has asked the County and State for permission to put up direction signs on Elm Street and Lake Drive - but they have been denied. The proposed sign could be a temporary thing because the church is anticipating expansion that would include a steeple or tower that could provide a visual directional symbol for the church. Dan Lasch was also present and indicated that the sign could be temporary and removed in 5 years. He also stated that the height would be approximately 13'. Mr. Kirmis advised the Planning & Zoning Board that a Variance is 1 PLANNING & ZONING BOARD MINUTES SEPTEMBER 14, 1994 granted as an ongoing development right and should be based on unique characteristics with no time frame. Al Robinson stated that he felt it was important for the church to have the sign due to their limited visibility. The only visibility the church has is from the freeway. A 24 square foot sign would not work. Tom Mesich agreed with Mr. Robinson and stated that a variance had been granted for a sign to FINA - why not the church. There is a unique circumstance here. Chairman Schaps stated that we should be directed by the Ordinance which calls for a 24 square foot sign. Mr. Schones agreed with Mr. Mesich and Robinson that this particular request did not seem unreasonable. After further discussion Mr. Schones made a MOTION and was supported by Al Robinson to approve the variance as requested with the condition that a sign permit be obtained, the sign be at least 10' from the property line, and the height not exceed 14'. All voted aye. Motion carried. B. 94-22-S, Anoka County Detention Center, 4th Ave. & Lilac, Site Plan Review Planning Coordinator Wyland reviewed this request which is a site plan review for the Anoka County Detention Center on 4th Avenue and Lilac. The property currently contains two juvenile detention cottages and a juvenile shelter. The request is to construct a 60 bed medium secure facility to house adult county prisoners serving terms of less than one year. Staff would recommend approval with the following conditions: 1. Proper building permits be obtained prior to construction. 2. Arrangements for sewer and water assessments be made prior to issuance of any building permits. 3. Landscaping be as outlined on the plans. 4. Parking as provided on the plan and ADA approved. 5. Utility services as approved by the City Engineer. A question was asked as to what type of criminal would be housed in the facility. Mr. Jerry Schoma indicated that there are three types. Those awaiting trail are housed in the main jail in Anoka. Those being punished but not "unsafe" will be housed in this proposed facility - they are 65% traffic violators, others are property damage crimes. The third type are federal prisoners who are jailed in Anoka. This particular facility will be between a minimum and maximum security facility. Most offenders will be serving 30 - 60 days. Mr. Schoma further explained that there is no tax revenue generated from this facility. Funding will be coming from the Federal Government via a prisoner exchange program and from the County. Mr. Schones stated that he appreciated the look of the facility - it is not "prison" looking. Mr. Landers then made a MOTION and was supported by Mr. Gelbmann to approve the request with the conditions outlined by the staff. All voted aye. Motion carried. 2 PLANNING & ZONING BOARD M MUTES SEPTEMBER 14, 1994 C. 94-23-P, Boe Ornamental, 484 Lilac Street, Minor Subdivision Planning Coordinator Wyland reviewed this request which involves the subdivision of Lot 3, Block 2, Lino Industrial Park into two parcels which are then to be added to Lots 1 and 2, Block 2, Lino Industrial Park. The staff has recommended approval of this minor subdivision request. After some discussion Al Robinson made a MOTION and was supported by Tom Mesich to approve the minor subdivision as submitted with the condition that the newly created lots be added to Lots 1 and 2, Lino Industrial Park. All voted aye. Motion carried. DISCUSSION: A. Accessory Building Ordinance: Mr. Kirmis reviewed a staff report, dated September 1, 1994, concerning Accessory Buildings. A comparison was made between the Lino Lakes ordinance and the ordinances of the City of Hugo, Lake Elmo and Circle Pines. Staff recommendation included three options: 1. No policy change 2. Expansion of the 1 1/4 - 2 1/2 acre standard to include lots 1 to 1 1/4 acre in size. 3. Adoption of a new standard, similar to that employed by Circle Pines as outlined in the staff report. Tom Mesich asked why Hugo, Lake Elmo and Circle Pines were used as comparisons - why not Columbus Township, Blaine, and Forest Lake. He indicated that he would like to see the 1 1/4 limitation dropped down to one (1) acre. Mr. Schones stated that this is a tough question and suggested that we leave the ordinance stand as it is. He indicated that he likes the open spaces, he does not want to have to look at a neighbors 800 square foot storage building. He also suggested tougher enforcement on people with junk vehicles, etc. in their yards. Kathy Nordine stated that in Washington County, when a property is subdivided and their are outbuildings on the site they must be removed as a condition of the subdivision. The City could consider a similar requirement if the concern is for future subdivision of properties with larger outbuildings. She added that the existing ordinance seems to be fairly lenient. Al Robinson stated that this has been an issue for many years. We are between a rock and a hard place and should be able to come up with some type of compromise. Maybe we should look at our neighbors - Circle Pines, Columbus and Forest Lake. Chairman Schaps suggested the Board give this matter some more thought and possible review could be incorporated into the growth study. Mr. Neil Banta was present and advise the Board that Forest Lake 3 PLANNING & ZONING BOARD MINUTES SEPTEMBER 14, 1994 allows two accessory building totalling 1500 square feet. Columbus has no limit other than 1200 sq. ft. on an attached garage. Shoreview allows a total of 1500 square feet. Tom Mesich indicated that he would like some input from the Building Inspector. This item will be continued to the next meeting. ADJOURNMENT: Upon the unanimous consent of the Board the meeting was adjourned at 8:15 p.m. 4 STAFF ORIGINATOR DATE TOPIC AGENDA ITEM V B NAC - Al Brixius October 7, 1994 PUBLIC HEARING - Clearwater Creek Rezoning & Preliminary Plat Background Gor-em L.L. Corporation has requested preliminary plat approval of a 157 lot single family subdivision entitled Clearwater Creek. The subject 121 acre site is located east of Interstate 35E and south •of Cedar Street. To accommodate the proposed subdivision, a rezoning of the subject property from R, Rural to an R-1, Single Family Residential will be necessary. Attached for reference: Exhibit A - Site Location Exhibit B Detailed Site Location Exhibit C - Area Sewer Plan (February 1994) Exhibit D Concept Plan Exhibit E - Preliminary Plat Exhibit F - Grading and Utility Plan i775 Wayzata Blvd. Suite 555 -St. Louis Park, MN 55416 • (612) 595-9636•Fax. 595-9837 Recommendation The proposed subdivision will open a new area of Lino Lakes up for development. The successful development of the residential plat will offer the City the opportunity to provide municipal utilities to the I-35/County Road 14 interchange area opening areas of commercial and industrial zoning up for economic development. This prospect is keeping with the Lino Lakes 1990 Comprehensive Plan amendment, the position set forth in the Lino Lakes/Centerville annexation dispute, and the economic development objectives of the City. In preparing for this new development opportunity, the City has undertaken the following studies: TDKA: Area Wide Utility Feasibility Study SEH: The Otter Lake Improvement and Alignment OSM: In cooperation with the City of Hugo, the City is participating in an area Storm Water Management Study These studies are anticipated to be completed in the near future. Without this information, we believe that consideration of the rezoning and preliminary plat is premature. We would recommend continuing the public hearing on Gor-em L.L. Corporation's development application until the City has received the aforementioned studies to be reviewed in conjunction with the plat. The following comments are offered in regard to the preliminary plat design: 1. The following double frontage lots are reconfigured to provide not less than 145 feet of depth: Block 1, Lots 1--6 Block 7, Lot 1 2. Submission of a landscape plan will be required to illustrate the screening of lots that about either Otter Lake Road or Cedar Street. ($0.,-V 3. The following precautions are taken in the event that adjacent southerly development does not' occur in the immediate future. a. Those lots west of Street A which receive access from Street E be excluded from the subject plat at this time and be developed as a future phase in conjunction with future southerly development. b. Provision is made to provide a possible Street E loop within the boundaries of the subject site. 2 4. A temporary cul-de-sac is provided at the southern terminus of Street A. u) 5. The City Engineer provide comment/recommendation in regard to a street width requirements. 6. An access permit is obtained from Anoka County Highway to accommodate the proposed County Road 89 access. 7. The submitted grading and drainage plan is subject to review and approval by the City Engineer. 8. The submitted utility plan is subject to review and approval by the City Engineer. 9. The Park Board provide recommendation in regard to park and trail dedication. 10. All wetlands are delineated by a person recognized as qualified to the DNR or Army Corps of Engineers. 11. All wetland related recommendations offered by the Army Corps of Engineers, Rice Creek Watershed District, and City Engineer are satisfactorily met. 12. If the subject development is to occur in phases, a phasing plan is submitted. Such plan shall be subject to City approval. 13. Comments from other City staff. ISSUES ANALYSIS Rezoning As noted previously, a rezoning of the subject site from R, Rural to R-1, Single Family Residential is necessary. Judgement Criteria. In review of rezoning requests, the Planning Commission and City Council should consider its possible adverse effects. Judgement should be based upon, but not limited to, the following factors: a. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. b. The proposed use is or will be compatible with present and future land uses of the area. c. The proposed use conforms with all performance standards contained herein. d. The proposed use can be accommodated with existing public services and will not overburden the City's service capacity. e. Traffic generation by the proposed use within capabilities of streets serving the property. 2 Comprehensive Plan. The City's 1990 Land Use Plan suggests single family residential use of the subject property. Such designation is consistent with the property's inclusion within the municipal urban service area. In this regard, the requested R-1 zoning is consistent with the City's Comprehensive Plan. Land Use Compatibility. To determine the appropriateness of the proposed use, it is considered beneficial to examine adjacent land uses and zoning designations. Direction North South East West Use Undeveloped Undeveloped Undeveloped I -35E, Undeveloped Zoning L -I, Light Industrial R, Rural NA - City of Hugo R, Rural (aoa_ 10 As evidenced above, lands which surround the subject site lie undeveloped, while the use in and of itself is compatible with surrounding uses, some question obviously must be raised in regard to the potential for premature development. This issue will be addressed in the following section of this report. Public Services. To justify the requested rezoning, findings should be made that the proposed use will not overburden the City's service capacity. As noted previously, some question exists to whether the proposed subdivision constitutes a "leap frog" development as it lies physically isolated from the City's existing urban core. In this regard, City Officials must consider the following: 1. The subject property is within the MUSA. 2. In past discussions defending possible detachment of the subject property to Centerville, the City has indicated that it holds the ability to provide services to the area. 3. According to the City Engineer, only a large development such as that being proposed makes immediate sewer and water service practical. 4. Provision of sewer and water to the subject site will create a "domino" effect and make commercial and industrial development in the area much more marketable. This concept is endorsed by the Lino Lakes EDAAB. 5. The provision of sewer and water to the proposed plat will also bring utility availability to the commercial and industrial zoned areas around the I-35/County Road 14 interchange. This area of the City becomes more marketable for economic development. This development and utility concept has bee endorsed by the EDAAB. 6. The applicant has worked closely with the area property owners to assemble land and gain consensus with a regard to the development concept. Currently, the City's consulting engineer, TKDA, is preparing an area -wide utility feasibility plan that would encompass the I -35E interchange area and the proposed Clearwater Creek plat. This utility feasibility study is anticipated to be completed by the end of October. We would suggest that it would be premature to consider the requested rezoning without the availability of the utility study. Once the study is received, the findings as to the plat's impacts on community utilities can be made. Traffic Generation. In August of this year, the City's consulting engineer, SEH, reviewed the Clearwater Creek concept plan (Exhibit D) in regard to traffic related issues. In review of the five phase, 456 lot development proposal, it was estimated that: o 2,950 trips per day would utilize County Road $4 south to the County Road J interchange. Lt1e..t ?.4 o Almost 1,600 trips per day will utilize County Road 14 to the north. O 150 trips will travel east to Elm Crest Avenue to either the east side of Bald Eagle Lake or Bald Eagle Boulevard. The review concluded that traffic ,volumes generated by the development will not create -significant traffic problems. While the proposed preliminary plat constitutes only the first phase of the development under review by the consulting engineer, it can be concluded that traffic generated by the proposed use is within the capabilities of streets which serve the subject property. SEH is currently studying the Otter Lake Road corridor to offer recommendation as to street improvement and future connection with County Road 14. This study is also anticipated to be completed by 5 the end of October. The findings of this study may provide additional information as to the traffic patterns associated with this plat. Performance Standards. As a condition of preliminary plat approval, the proposed development will be required to comply with applicable performance standards. Compliance with City development standards will further be evaluated in the preliminary plat review. Preliminary Plat Review In addition to the rezoning request, the applicant has requested simultaneous preliminary plat approval of the Clearwater Creek subdivision. In referenced to the previously submitted sketch plan, the preliminary plat under review constitutes the first phase of a multi -phase development. Blocks. According to the Ordinance, the maximum length of blocks shall be 1,500 feet. All proposed block lengths have been found to comply with City block length requirements. Density. Within R-1 Zoning Districts, the maximum number of dwelling units per buildable acre must not exceed 3.2. With a total of 157 dwelling units being proposed upon the subject 55 buildable acres (121 acres less 66 acres devoted to wetlands), the density of 2.9 units per acre is being proposed. Lot Area. Within R-1 Zoning Districts, a minimum lot area of 10,800 square feet must be provided (exclusive of wetlands). the submitted preliminary plat identifies the gross and net areas of all proposed lots. In review of the plat, all proposed lots have been found to meet minimum R-1 District lot area requirements. Lot Width. In the R-1 District, interior lots must provide not less than 80 feet of width. Corner lots in the district must not provide less than 105 feet of width. All proposed lots have been found to meet or exceed R-1 lot width requirements as measured from the setback line. Lot Depth. In the R-1 District, a minimum lot depth of 135 feet is required or 145 feet if a lot has double frontage. Lot depths are measured by taking the average length of the two side property lines, as homes are typically constructed in the middle of lots. In review of the submitted preliminary plat, a number of double frontage lots fail to provide the required 145 feet of depth. Specifically, the following lots provide insufficient lot depths: Block 1, Lots 1-6 Block 7, Lot 1 6 The aforementioned lots should be reconfigured to conform to R-1 lot depth requirements. The applicant should provide a detailed landscape plan that would illustrate screening of the rear and side yards of double frontage lots and corner lots that abut collector or arterial streets. Specifically, we would recommend screening the following areas: Block 1, Lots 1-6 rear yards and Lot 22 side yard Block 2, Lot 1 side yard along Cedar Street Block 7, Lots 1-4 rear yards along Otter Lake Road Setbacks. The following table illustrates the minimum setback requirements within the R-1 Zoning District: Front Yard Side Yard Rear Yard 30 feet 10 feet 30 feet All proposed lots hold an ability to meet applicable R-1 setbacks. Streets. Generally speaking, the proposed street layout is consistent with that illustrated upon the previously submitted sketch plan and offers a positive circulation pattern. There are, however, a number of items which should be addressed as identified below: 1. Street E. Street E, as identified on the preliminary plat, is at some future point intended to provide a southerly loop connection to Street A. This connection is, however, contingent upon development of property south of the subject site. Essentially then, Street E will exist as a 1,200+ foot long cul-de-sac until southerly development occurs. In this regard, some precautions should be taken in the event that southerly development does not occur in the immediate future. Specifically, the following steps are recommended: a. Those lots west of Street A which receive access via Street E be excluded from the subject plat and be developed as a future phase in conjunction with future southerly development. b. Some provision be made to provide a potential Street E loop within the subject site, should southerly development not occur. 2. Temporary Cul -De -Sacs As a condition of subdivision approval, a temporary cul-de-sac will need to be constructed at the southern terminus of Street A. Temporary cul-de-sacs must be constructed at the full dimension of a permanent cul-de-sac. To avoid the need for a temporary cul-de-sac, the applicant may choose to plat Lots 12 and 13 of Block 5 as outlots for 7 future development phases. These lots then may be platted with the future development of the land to the south per the concept plan, or if the applicant chooses to loop Street E back to Street A in response to previous staff suggestions. 3. Street Widths. In conformance with City standards, all streets have been provided 60 feet of right-of-way (for designated local streets). Of particular issue in this matter is the appropriate classification of Street A. In review of the previously submitted site plan, it is obvious that such street will be a carrier of relatively high volumes of traffic. In this regard, the City Engineer should provide recommendation as to the need for additional right-of-way dedication. 4. Access. The subject property is to receive access from the west via County Road 84 and from the north via Cedar Street. As a condition of plat approval, a County Road access permit must be obtained from the Anoka County Highway Department. Grading and Drainage. In accordance with subdivision regulations, a grading and drainage plan has been submitted for review. The said plan will be subject to review and approval by the City Engineer. The drainage patterns in this area of Lino Lakes flows east into Hugo then returns to Lino Lakes via Clearwater Creek. As is the case with the area utilities and street improvements, an area Storm Water Management Plan is also being prepared in cooperation with the City of Hugo. The result of this study directly affects this proposed plat. We would recommend that the City continue the preliminary plat public hearing to allow this study to be completed in order to properly evaluate the storm drainage aspects. Utilities. A utility plan has been superimposed on the submitted grading and drainage plan (Exhibit F). This plan shall be subject to review and approval by the City Engineer. The acceptability of the proposed utility plan will be evaluated against the area -wide utility feasibility study currently being prepared by TKDA. Park Dedication. Per the City's Park Dedication Ordinance, the applicant is required to dedicate 10 percent of the land or cash in lieu of a land dedication. In satisfaction of these requirements, the applicant has proposed the dedication of 36.13 acres of park/trail land. The acceptability of this dedication should be subject to comment/recommendation of the Park Board. 8 Wetlands. The subject site contains a total of eight individual wetlands which overlay approximately 66 acres of land. The applicant is proposing to fill approximately .56 acres of wetland to accommodate development. As a condition of preliminary plat approval, the following wetland related conditions will be imposed: 1. All wetlands must be delineated by a qualified person recognized by the DNR, Army Corps of Engineers, etc. 2. Recommendations of the Army Corps of Engineers, Rice Creek Watershed District, and City Engineer relating to wetlands are satisfactorily met. Phasing Plan. If the subject development is to occur in phases, a specific phasing plan must be submitted. The phasing plan shall be subject to City approval. CONCLUSION With a number of studies pertinent to this subdivision being outstanding, we do not believe sufficient information is available to properly evaluate this development proposal. We understand that the various engineers' reports will likely be concluded prior to the November Planning Commission meeting. As such a continuation of the public hearing is recommended. pc: John Powell Randy Schumacher Gor-em L.L. Corporation 9 NORTH 1 MILE CITY OF LINO LAKES MINNESOTA EXHIBIT A - SITE LOCATION RE NEIL miskliti. .. ao • 'C��.3 G00 s ,� 7GZGr El Oreirdeat,,, 2 ., Ara �a�a 1 'v . o o `e .9 +• . to DO 1/ E" "41 RD bill ms :l 1111� lijitessitta Ea IPM i Its wadi% -o" 0' C[..[w ' 'rvaJsrmac •. I• PARK, 1 24 LI i • Nifit �. r i lb a i 7200 7100 7000 -- 6900 1 ov, • c rr6Px 41/4v11 O 0 0 0 . I0 • A 6800 6700 6600 6500 6400 6300 6200 W Ise EXHIBIT B - DETAILED SITE LOCATION COMPREHENSIVE SEWER PLAN SEWER DISTRICT NO. 3 A Oj�� LP E orT�. - EXHIBIT C - AREA SEWER PLAN CLEARWATER •CREEK PRELIMINARY PLAT cr•Nto•—• - LOCATION toAlt 1.01 •••• DEVELOPER: 10732 HANSON BLVD COON RAPIDS, MN. 55433 (612) 755-6554 to NI T0TAL oALA cf,or AtI A.( CAA0540( Of •LTTA...5 flLA'OAfl1OI(TIUJO 0(1C(irt.• 1/• A. t( 1.tia of 700 C 1/0 .0 r:f70 . SVC01/:: 7 0 1 .0AA 00N.To. totoo(10, Vorrt • of 33 ono, • (01..A • ....Ns CPAPWC SCALE • . 6105150 Lod Surreyor. & Civil Engineers. 11071. 101 IISTATE ( PH.SE .PHAsE II 9 9 FT- -r1 r <..o ..•, INTERSTATE.=.b NISIjWAT._ \ / / _dl "_D,EST . — a�a SE'y 9_Cj- e5E :' C V DEVELOPER: TY'Y EYYIRICH CONSTL'CTTON 2619 COON RAPIDS BLVD. COON RAPIDS, %N. 53433 (812) 755-8554 • CLEARWATER CREEK PRELIMINARY GRADING & UTILITY PLAN LOC., DEVELOPER: • ' • ' • • • ' ' •.•.• :•:':•:•:•.'.• Cor -em, LLC. 10732 RANSON BLVD COON RAPIDS, SLN. 55433 (812) 755-8554 STANDARD STREET SECTION MCI 10 SCF. • . • • - • .. • . • . . • . • • • • 0 • ft.,. : • : • '• : • : • . . . KOMP.:PO, ./• ,/, ..c 02 SICRon 21, 1, 2, • POCK ENTRANCE DETAL •42 TO N TYPICAL 5210 FENCE INSTALLATION RI:Dv-EST Land Surreyors de Clvil Eng inecrf. IDC. =SEN October 6, 1994 Ms. Mary Kay Wyland City of Lino Lakes 1189 Main Street Lino Lakes, MN 55014-2123 Dear Mary Kay: 3535 VADNAIS CENTER DRIVE, 200 SEH CENTER, ST PAUL, MN 55110 612 490-2000 800 325-2055 ARCHITECTURE • ENGINEERING • ENVIRONMENTAL • TRANSPORTATION RE: Lino Lakes, Minnesota Clearwater Creek Phase I SEH No. A-LINOL9507.00 We have completed our review of the preliminary plat for Phase 1 of the Clearwater Creek development. The following is a list of our comments and concerns. Preliminary Plat • Lots 19 through 21 in Block 7 do not satisfy the minimum area requirement. • A 20' drainage easement should be provided along the east side of Lots 13 through 16 in Block 4 to facilitate lateral drainage. • Lots 1 and 2 in Block 6 do not satisfy minimum width. • Lot 22 in Block 7 does not satisfy minimum depth. • A 20' drainage easement should be provided along the west side of Lots 1 through 6 in Block 4 to facilitate lateral drainage. • Provide drainage easement for pond adjacent to Lots 16 through 20 in Block 3. • Provide drainage easement for pond adjacent to Lot 8 in Block 1. • Provide drainage easement for storm sewer and pond adjacent to Lot 1 in Block 6. • Provide 20' easement for storm sewer adjacent to Lots 5, 24 and 25 in Block 5. • Provide drainage easement for storm sewer under trail adjacent to Lots 9 through 12, Block 1. SHORT ELLIOTT HENDRICKSON INC. MINNEAPOLIS, MN ST CLOUD, MN CHIPPEWA FALLS, WI MADISON, WI Ms. Mary Kay Wyland October 6, 1994 Page 2 Sanitary Sewer and Water Main • Lift station at intersection of Street "A" and Cedar Street must be sized to comply with City staff study for this area. • Sanitary sewer in Street "A" must be sized to comply with City staff study for this area. • Water main in Street "A" must be sized to comply with City staff study for this area. • A municipal well must be constructed to provide water for this plat. The production goals for this well and the location must comply with the City staff study for this area. • We recommend that the water main in Street "A" be looped to connect with the water main in Street E along the south boundary of the plat. Streets and Storm Sewer • Compliance with City of Hugo storm water management plan must be proven. • Provide discharge control from southwest corner of Block 7 for waters exiting plat boundary. • Developer to provide us with surface water piping and ponding calculations. • Street "D" cul-de-sac has less than .5% slope around curb line. • Street "I" cul-de-sac has less than .5% slope around curb line. • Street "G" cul-de-sac has less than .5% slope around curb. If you have any questions concerning this review, please call me at 490-2081. Sincerely, Short Elliott Hendrickson Inc. Steven F. Heth, P.E. tlo c: John Powell, City of Lino Lakes Don Volk, City of Lino Lakes AGENDA ITEM V C STAFF ORIGINATOR NAC - Al Brixius DATE October 7, 1994 TOPIC PUBLIC HEARING - Marshan Condominiums Rezoning & Preliminary Plat EXECUTIVE SUMMARY Background Hokanson Development Inc. has submitted a preliminary plat application for Marshan Lake Townhomes to construct 18 buildings, totaling 216 units on a 23.9 acre parcel of land. The overall density of the development is 9..04 units per acre. The applicant •is also requesting a PDO, Planned Development Overlay District to allow flexibility in the City's street requirements. Further, the applicant is requesting a rezoning of a 1.6 acre parcel from the current R-4, High Density Residential District to GB General Business. The subject property is located at the intersection of Lake Drive and Aqua Lane, on Marshan Lake which is classified as a Natural Environment Lake. Attached for reference are the foliowing exhibits: Exhibit A - Site Location Exhibit B - Preliminary Plat Exhibit C - Preliminary Grading, Drainage & Utility Plan 5775 Wayzata Blvd. • Suite 555 -St. Louis Park. MN 55416 • (612) 595-9636•Fax. 595-9837 Recommendation Based on the following review, our office recommends the following: 1. While the proposed rezoning of the 1.6 acre parcel from the current R-4, High Density Residential District to GB, General Business is consistent with policies outlined in the Lino Lakes Comprehensive Plan, it is the position of our office that decisions regarding land use and zoning are policy matters to be determined by City Officials. Our office does recommend that if the City feels that the rezoning of the property is appropriate, it should only be rezoned in conjunction with final plat approval of the Marshan Townhomes project. 2. Due to insufficient information submitted for the preliminary plat application our office cannot recommend approval. In order for our office to review any proposed preliminary plat, the applicant must submit a plat which includes all proposed lots and blocks, including the proposed park and business district. 3. In regard to the Planned Development Overlay/site plan review, we find that the proposed site design attempts to maximize the development potential of the site through the use of private street and housing design that fails to comply with the R-4 green space requirements, exclusive of the dedicated park land. The result is a site that is is over -utilized, presenting concerns for traffic circulation, open space, and parking. Above the City regulations, we have been informed by the DNR that upon notification that the City must update its shoreland regulations, any development that is defined as a PUD under the new State Shoreland Statutes, must be reviewed by the DNR and comply with the new standards. Based on our review, the proposed site plan does not comply with all City performance standards and does not meet the State shoreland standards. Under these conditions, we cannot recommend approval of the PDO or site plan. The City is currently updating it Shoreland Ordinance in compliance with State Statutes. As part of this update, the City is requesting flexibility from a number of State shoreland performance standards specifically related to development density and multiple family development. To avoid the strict enforcement of the current State standards, we would advise the applicant to pursue site development after the City finalizes its Shoreland Ordinance update. 2 ISSUES ANALYSIS Rezoning As mentioned previously, the applicant is requesting a rezoning of a portion of the subject site (1.6 acres) from R-4, High Density Residential to GB, General Business. The purpose of the request is to construct a small convenience shopping mall for local residents, including the proposed multiple family development. Rezoning Evaluation Criteria. In review of rezoning requests, the Planning Commission and City Council should consider the possible adverse effects of the proposed use. Judgement must be based upon (but not limited to) the following factors: 1. The proposed action has been considered n relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. 2. The proposed use is or will be compatible with present and future land uses of the area. 3. The proposed, use conforms with all performance standards contained herein. 4. The proposed use can be accommodated with existing public services and will not overburden the City's service capacity. 5. Traffic generation by the proposed use within capabilities of streets serving the property. Comprehensive Plan. The existing land use plan, as contained within the Comprehensive Plan designates the subject site as high density residential. A goal within the Plan is to consolidate commercial areas, rather than having them scattered throughout the City. Commercial land uses are described in the Plan as follows: The location of commercial land use in a community is a sensitive issue because of the intensity of activity at commercial areas. Commercial areas tend to attract extensive traffic, generate noise and other forms of pollution as well as being major employment and tax generators for the community. If not carefully located they can create traffic problems, visual blight, and adversely effect residential areas. The types of commercial services anticipated to locate in Lino Lakes in the foreseeable future are: neighborhood shopping centers, general service type businesses and highway convenience commercial establishments. Commercial land use requires a high degree of accessibility and visibility. For this reason, areas close to the 3 intersection of major roads have been identified as commercial land use areas. Commercial land use types are proposed to be consolidated into nodal areas rather than in long linear strips. Because of the potential traffic problems that this strip commercial is likely to cause, the City has chosen to eliminate it where feasible and replace it with a few larger areas located near intersections. Consolidation in concentrated areas allows for: • Safer and more functional vehicular control (fewer access interruptions along city thoroughfares. • Efficiency - reduced shopping trips by combining many commercial businesses into one general area for potential one-stop shopping. • Minimization of potential conflicts with adjacent land use by minimizing the number of edges between commercial and residential property. Based on the preceding information, a re -zoning of a portion of the property to GB, General Business is consistent with the comprehensive plan. The site is located adjacent to an existing GB District, the proposed Marshan Townhome development will provide a good transitional zoning area, and the property is located on a highly traveled roadway. Compatibility. The Zoning Ordinance stipulates that the proposed use should be compatible with present and future land uses in the area. In determining the acceptability of the proposed zoning amendment, it is beneficial to examine surrounding land uses. The following is a listing of uses and zoning designations which surround the subject site: Direction Use Zoning North Residential (Single Family Homes) R-4 South Paint Distributer/Computer Sales GB East Undeveloped R-4 West Residential (Medium Density) R-3 As indicated above, the surrounding land uses include high density residential, and businesses with GB zoning, therefore, may be considered consistent with the surrounding land uses. Should the City approve the rezoning, any business development on the site would have to provide adequate screening and landscaping to provide a buffer to the single family homes to the north. 4 Performance Standards. The rezoning evaluation criteria stipulates that the proposed use must conform to all applicable performance standards cited within the Ordinance. The applicant has not submitted specific plans to develop this site, however, when a proposal is submitted it will be required to meet all applicable performance standards outlined within the Lino Lakes City Code. Area Depreciation. Development of the site with a small commercial development should not depreciate the value of the surrounding uses. Public Services. Public utilities are available to the site, and should not overburden the City's service capacity (i.e., police, fire, utilities, etc.). This item is subject to review and approval by the City Engineer. Traffic Generation. The traffic generated from a 1.6 acre commercial development should not negatively impact traffic on Lake Road, which is highly traveled roadway. Planned Development Overlay/Site Plan Review The submitted site plan calls for construction of eighteen (18) individual structures upon a single property, with construction of private roadways on the site. As such, a Planned Development Overlay District application is required. Under the PDO application, conventional R-4 requirements may be waived under certain circumstances. Overall the site design is crowded, roadway widths and green space are compromised in order to maximize development potential of the site. Seventy five percent (75 percent) of the site is made up of impervious surfaces. The proposed site plan provides little green space among the housing units, relying totally on the public park for open space. The crowded design raises question as to the desirability of the residential environment being created. Additionally, the City has been informed by Ed Fick of the DNR, that Lino Lakes is required to update its shoreland regulations per a state mandate. As such, all development proposals that are defined as PDO under State regulations within the Shoreland District, must meet all State Shoreland Regulations. Therefore, this application is subject to review an approval of the DNR. Density. The submitted site plan proposes 216 dwelling units upon 23.9 acres of land resulting in a gross overall density of 9.04 units per acre. Section 6, Subd. 8 2.E.iv.a. of the City Code restricts the density of multiple family residences to a maximum of 15 per acre, therefore, the 29.9 acre parcel is limited to 448 units. As mentioned, the proposal is for 216 units or 9.04 per acre, therefore, meets the Code requirement. 5 In judging the development proposal against the State Shoreland Regulations, the proposal does not meet the density requirement of 2.09 units per acre for development on a Natural Environment Lake. The DNR has stated that the proposed subdivision will be held to the State Shoreland Regulations. The City is currently in negotiation with the DNR, as part of the Shoreland Ordinance update, to allow a density greater than the existing State Regulations in the City's Shoreland District. However, until the City formally adopts the amended Shoreland Ordinance, the State can pose its regulations. Building Setbacks. To ensure compatibility with adjacent uses, all R-4 perimeter setback requirements should be maintained. As shown below, all exterior setbacks comply with R-4 standards. Front Yard Side Yard Nat. Env. Lake Required Proposed 40 feet 70 feet 20 feet 45 feet 100 feet 170 feet Section 6, Subd. 8.E of the Zoning Ordinance stipulates no structures maybe closer than 36 feet to another building. The proposed building placement conforms to this separation requirement. Building Design. Prior to final project approval, "typical" building elevations and floor plans should be submitted which identify structure height, finishing materials, and proposed dwelling unit areas. All dwelling units must meet minimum floor •Area requirements stipulated in the Ordinance. Streets. Condominiums within the proposed subdivision will gain access off of an extension of existing Stage Coach Trail. The developer is proposing an interior street arrangement off of Stage Coach Trail that will consist of private streets. Section 302.03 (10) of the Lino Lakes City Code specifically prohibits installation of private streets, however, under the PDO private streets may be allowed. In 1992, the City granted approval of private roadways within the Lino Lake Cottages development. However, Lino Lake Cottages is an elderly development which did not expect much traffic. The purpose of utilizing private streets in this instance, is to reduce the right-of-way area in order to increase the number of housing units on site. The proposal is for three main interior streets to gain access off of Stage Coach Trail. These roadways are to be paved 32 feet wide from curb -to -curb. Additional roadways will be constructed off of these three main roads and will function as driveways and be constructed 28 feet wide from curb to curb. 6 City Code requires that local streets have right-of-ways of at least 60 feet, while the proposed right-of-ways are 32 and 28 feet. The proposed paving of the 32 foot wide streets meets City Code, however, the 28 foot wide streets do not. Concern is raised over the design layout of the proposed streets. The seventy two (72) units north of the park, will be reliant upon a single cul-de-sac. The development south of the park is accessed by two roadways off of Stage Coach Trail, the paved portion of the roads are set just 20 feet back from the structures. City Code suggests that where feasible and practical, all roads and parking areas shall meet a 100 foot setback from any ordinary high water mark. In several locations the proposed construction of Stage Coach Trail will be within the 100 foot setback. It may be difficult to avoid locating the road within the 100 foot setback area due to the existing location of Stage Coach Trail. The applicant could angle the road away from Marshan Lake, however, this may result in a loss on townhomes. Off -Street Parking. According to Section 8, Subd. 1.(2)(B), an off-street parking requirement of two and one-half spaces per unit is required in the R-4 Zoning District. As calculated below, a total of 540 spaces is required. Units Parking Ratio Requirement 216 2.5 per dwelling unit 540 The subject proposal illustrates 416 designated parking spaces, including 288 indoor garage spaces, and 128 outdoor spaces. Thus, the proposed off-street parking supply is considered insufficient. However, the City has allowed tandem driveway parking (in front of -indoor garage) to be counted as parking spaces. An example was the Lino Lakes Cottage development. Within Lino Lakes Cottages, driveway stalls were included due to the fact that the development was geared toward the elderly (55 and over only), and that no storage of recreational vehicles was allowed. If driveway parking is counted in the total for the subject development, an additional 288 spaces would bring the parking spaces to 704, which would meet'the City Code. However, the proposed development does not pose any occupancy restrictions, therefore, our office recommends that adequate parking should be provided which does not include tandem parking. According to Section 8, Subd. 4 of the Zoning Ordinance, all off- street parking areas must be designed in conformance with the following performance standards: • Bituminous Surfacing • Perimeter Curbing • Parking Lot Lighting 7 • Striped Stalls • Designated Handicapped Parking Stalls (1 per 50 stalls is required) The site plan does not specify how these items will be addressed. Park Dedication. The density of the proposed subdivision is 9.04 units per acre, therefore, the applicant is required to dedicate 18 percent of the entire 29.9 acre subdivision for park dedication. Park dedication may take the form of 18 percent of the land within the subdivision or a cash in lieu of land contribution in the amount of 18 percent of the fair market value of the land. Eighteen Percent (18 percent) of the entire area is 5.38 acres. The applicant is proposing to dedicate a 3.8 acre lot to the City for park purposes. The Lino Lakes Park Board shall review the subject proposal and make a recommendation. Open Space. According to Section 6, Subd. 8.2.E.(iv.)(c) of the Lino Lakes Zoning Ordinance, at least 35 percent of the site must be devoted to green grass or open space. The applicant is proposing 5.97 acres of green area within the 23.9 acre development or 24.9 percent, which does not meet the City's minimum requirement. The lack of green space may be attributed to absence of road right-of-way, as the entire area within the road right-of- ways will be paved. As mentioned earlier, the applicant is proposing to locate as many townhomes as possible on the site, at the expense of green space and road right-of-ways. The parcel which is to be dedicated to the City for park dedication purposes does not count toward the open space requirement. In order to meet the minimum requirement the applicant must provide a revised site plan which includes an additional 2.39 acres of green -space. In a comparison of State Regulations which require 50 percent of the total project area to be preserved as open space, the proposal of 24.9 percent again falls short of the requirement. Structure Land Coverage. According to Section 6, Subd. 8.2.E.(iv.) (b) of the Lino Lakes Zoning Ordinance, the area covered by any structures shall not exceed 35 percent of the total land area. The applicant is proposing 4.54 acres of green area within the 23.9 acre development or 19 percent, which meets the City's minimum requirement. Outlots. the proposed site plan indicates a strip of land between the Stage Coach Trail right-of-way and the ordinary high water line of Marshan Lake. However, there is no stated intention for the use of this land. This area will likely be platted as an Outlot. When the applicant submits a revised preliminary plat, a written statement of intention of the use of this land should accompany the proposal for review and approval of the City. 8 Landscaping. All property lines that abut a public right-of-way and R-1 Zoning District must provide a landscape buffer area not less than 20 feet in depth. The proposal does indicate adequate landscaping area along Lake Drive and the northern property line which abuts an R-1 district. However, the applicant has not submitted a landscape plan. Therefore, on the revised site plan, a detail of proposed landscaping should be submitted. Trash Handling. Section 6, Subd. 84.D. of the City Code states that all garbage containers must be placed at the rear of the premises, and may not be placed next to the street or curb or shall they be placed to interfere with use of adjoining property or cause a nuisance. Garbage areas must be screened from eye -level height. The site plan does not identify trash handling areas, therefore, the revised site plan should indicate all trash handling areas. These areas must also be demonstrated to be accessible to trash handling equipment. Snow Removal. The applicant must submit a snow removal plan identifying snow storage areas. Snow storage area may not take up any required parking spaces. Grading and Drainage/Wetlands. In accordance with subdivision regulations, the applicant has submitted a grading and drainage plan for review. All wetlands are to be protected with drainage easements. In addition, all building pad elevations should be at least three (3) feet above the high water level of the wetlands. Said plan is subject to review and approval by the City Engineer. Utility Easements. The applicant has submitted a utility plan that is subject to review and approval of the City Engineer. Development Agreement. As a condition of preliminary plat approval the applicant shall enter into a developers agreement with the City. CONCLUSION Based on the information contain within this report, the following may be concluded: 1. If the City feels that the rezoning of the 1.6 acre parcel is justified, the formal rezoning of the property should be reviewed in conjunction with final plat approval of the Marshan Townhomes project. 9 2. The applicant has submitted insufficient preliminary plat data, therefore, the applicant must submit a plat which includes all proposed lots and blocks, including the proposed park and business district prior to any formal recommendation. 3. In regard to the Planned Development Overlay (PDO)/Site Plan review, the proposal does not meet performance standards within the R-4 Zoning District or the State shoreland standards for PUD, therefore, our office recommends the request not to be approved. If the applicant wishes to pursue development of the site, a revised site plan should be submitted that meets the development standards. pc: Mary Kay Wyland Randy Schumacher Kirk Corson 10 H O R T H 1 MILE CITY OF LINO LAKES MINNESOTA VUtr1T A CIT17 1 (\C'NT I(1p1 w' / / Opal Asti ♦yam • 11 ACK SHORES PARK • 7 1 apt imp.sta 41 IMARSHAN LAKE 3 POST ROAD 5 i 4 4 i 3 i1!l '+e'0 5 1 / F i r 2 12 14 yVAP am, t /1 >,// • 474) Jf 414 444 *ZIP Artr,l � x,411 11110/0. a7Itf eke dibeibb LLi�i� 3 G` 7�r77 i '�...+_ J / y dibusIbn G` 11� +:w �P!— ii#�'ir iiiiEMIT Eno WW1 MEW NW I U 1111111 Ilir ALL :T■��^i'FT fi� !_o l211ii� w1IEZP ! 511 VW JL II ii it +II i/ it /1 1 i; 3 3 AQUA LANE TvniC,l >uT*(D *OMNnCu( lQT T—o-' 1 ffilhodhli i Lrlq/ice t��il i 10. 17f L EXHIBIT 8 - SITE PLAN 7 O 0 F z 0 Q) lig !I jC 1 .Kfa /1/41-' ELM ST. i SHURES FARK 0t MARSHAN I �\ 144 LAKE POST ROAD r •1 r A 5 4 3 1 _..�� 0 ye, 12 5 13 z J Q 7.1 • II 14 nWovivC LOT 11 IVO i •/ / i / / r ' — WI 1 —cam_ - v. AQUA LANE R'VIN(Mlt 9rrp•.1"111,1 IP Mt • GRADING & DRAINAGE u1 September 29, 1994 Ms. Mary Kay Wyland Planning Coordinator City of Lino Lakes 1189 Main Street Lino Lakes, MN 55014 Re: OSM Marshan Lake Townhomes City of Lino Lakes OSM Project No. 5521.00 Dear Ms. Wyland: Orr Schelen Mayeron& Associates, Inc. 300 Park Place Center 5775 Wayzata Boulevard Minneapolis, MN 55416-1228 612-595-5775 1-800-753-5775 FAX 595-5774 Engineers Architects Planners Surveyors We have reviewed the grading/drainage/utility plan for the above -referenced project (dated 6/14/94 as prepared by R. Nelson Engineering) according to the City of Lino Lakes Subdivision Application Checklist and Engineering Standards, and offer the following comments: Sanitary Sewer 1. Each of the proposed townhome units shall be serviced individually. 2. The plan should provide sanitary sewer service to the exception area adjacent to Lake Drive and north of the proposed general business zoning area. • 3. The proposed sanitary sewer line extension along Stagecoach Trail across Aqua Lane should be deleted. The existing forcemain and gravity sanitary sewer outlet for the Marshan Lake Townhome project will be at its capacity when this development is completed. No additional sanitary sewer capacity is available for future development to the south of Aqua Lane along this route. The feasibility report for the Marshan Lake Townhome project should consider the impacts of the development on sanitary sewer capacity for this area. Watermain 1. Each of the proposed townhome units shall be serviced individually. 2. The plan should provide watermain service to the exception area adjacent to Lake Drive located to the north of the proposed general business zoning area. 3. The 1991 City of Lino Lakes Comprehensive Water study delineates 12 -inch trunk watermain lines along the western border (Lake Drive) and southern border (Aqua Lane) of the Marshan Lake Townhome project. These trunk watermain lines will need to be constructed as part of the Marshan Lake Townhome project. J:\5521.00\CIVIL\CORRES\092994.MKW Equal Opportunity Employer Ms. Mary Kay Wyland Planning Coordinator City of Lino Lakes September 29, 1994 Page 2 4. As part of the Wenzel Farms Townhome project (located to the west of the Marshan Lake Townhome project), an eight -inch watermain stub was constructed on the west side of Lake Drive at Aqua Lane. This eight -inch watermain stub should be connected to the Marshan Lake Townhome water system to provide increased water pressure, flow and system reliability (this will require jacking across Lake Drive). Storm Sewer 1. The developer's engineer should provide OSM with the preliminary internal storm sewer system calculations for review. The internal storm sewer system should conform to the requirements of the City of Lino Lakes' Local Water Management Plan. Some of the items listed in the Local Water Management Plan that will affect the Marshan Lake Townhome project are listed as follows: Ponding areas around urban construction shall be designed for the 100 -year, 24-hour, Type II rainfall distribution. Minor drainage systems shall be designed using a 10 -year frequency rainfall. The permanent pool volume in the sediment basin should be greater than or equal to the volume of runoff from a 2.5 -inch rain storm. The sediment basin located on the west side of Stagecoach Trail does not meet this requirement. 2. The spot elevations shown in the storm water outlet ditch, located along the north property line, reflect backflow and will need to be revised. 3. The plan will need to be revised to provide adequate cover over the proposed storm sewer line which drains from the 24 -inch Lake Drive culvert to the outlet ditch in the park area along the north property line of the Marshan Lake Townhome Project. 4. Along with the reconstruction and widening of Aqua Lane, storm sewer will be required to pick up surface runoff along Aqua Lane. 5. The grading shown for the driveway located on the north side of Block 12 will require that storm sewer be constructed in this area to accommodate the storm water drainage. Streets 1. The main entrance into the Marshan Lake Townhome Project will be Aqua Lane. Currently, Aqua Lane is a 24 -foot wide bituminous rural section roadway. This section of Aqua Lane will not be able to accommodate the projected traffic demands for the Marshan Lake Townhome Project. We recommend reconstructing the section J:\5521.00\CIVIL\CORRES\092994.MKW Ms. Mary Kay Wyland Planning Coordinator City of Lino Lakes September 29, 1994 Page 3 of Aqua Lane from Lake Drive to Stagecoach Trail to a 48 -foot wide urban section roadway. This section of road will then provide for the required turning movements for the proposed business property at the intersection of Aqua Lane and Lake Drive, and for the townhome residents at the intersection of Aqua Lane and Stagecoach Trail. 2. This development proposes private streets for the internal roadway network. Private streets are not allowed in a development zoned 11-4. 3. Surmountable curb and gutter shall be required within the development. 4. An additional five feet of right-of-way shall be required along the west property boundary to allow for future construction along Lake Drive. 5. The driveway entrance and parking stalls for Block 11 of the Marshan Lake Townhome Project are located in close proximity to Lake Drive. We recommend the construction of a berm and screening between Block 11 and Lake Drive to prevent a traffic hindrance on Lake Drive from this area. 6. We recommend that the proposed garage slab elevation be a minimum of 18 inches higher than the adjacent street elevation. Several of the proposed driveways shown on the grading plan are less than 18 inches above the adjacent street and should be revised. 7. The existing contours should be shown on the exception area adjacent to Lake Drive in -the area of the proposed two -foot retaining walls. If you have any questions regarding the above comments, please contact ane at 595-5694. Sincerely, ORR-SCHELEN-MAYERON & ASSOCIATES, INC. Brian J. Bourassa, P.E. Project Manager ,-c&L,AAA& c: Kirk Corson, Hokanson Development, Inc. Roger Nelson, R. Nelson Engineering John Powell, Interim City Engineer, TKDA Alan Brixius, Northwest Associated Consultants, Inc. I:\5521.00\CIVIL\CORRES\092994.MKW AGENDA ITEM V A STAFF ORIGINATOR NAC - Al Brixius DATE October 7, 1994 TOPIC PUBLIC HEARING —Woods of Baldwin Lake II Preliminary Plat EXECUTIVE SUMMARY BACKGROUND K -G Development has submitted a preliminary platapplicationfor the Woods of Baldwirn Lake 2nd Addition to divide a 5.6 acre property into 13 single family lots. The property is located in the southeast corner of the intersection of White Pine Road and Baldwin Lake Road, The property lies within the R 1X, Single .Family Executive Residential District. Attached for reference are the following exhibit Exhibit A - Site Location Exhibit B- Preliminary Plat Exhibit C - Preliminary Grading, Drainage and Utility Plan RECOMMENDATION Based on the following review, our office recommends approval of the Woods of Baldwin Lake 2nd Addition preliminary plat, subject to the following conditions, 1. The Grading, Drainage, and Utility Plan is subject to review and approval by the City Engineer and the Rice Creek Watershed District_ 2. Utility easements must be provided on the Final Plat, and be at least 10 feet wide, centered on rear and other lot lines. Said easements are also subject to review and approval of the City Engineer. 5775 Wayzata BIS. • Suite 555 St. Louis Park, MN 55416 • (612) 5 9 36 -Fax. 595-9837 OCT -06-1994 12:06 NAC 612 595 9837 P.02/82 3. A11 building pad elevations must be at least 3 feet above the high water level of the wetlands. 4. The applicant must make a cash contribution in the amount of 10 percent of the fair market value of the subject property to satisfy the park dedication requirement. 5. The applicant shall enter into a development agreement with the City. 6. Comments by other City Staff. ISSUES ANALYSIS Lot Sizes... The smallest lot within the proposed subdivision is 12,825 square feet in size, which meets the minimum lot size requirement for lots within the R -1X Zoning District. Average lot size within the development is 16,838 square feet. In addition, all lots contain at least 12,825 square feet of land above wetlands and/or flood plain elevations. Lot 4, Block 1, is encumbered by a large wetland that is protected by a drainage easement. This lot contains 15,400 square feet of land above the wetland. Lot Width. In the R -1X District, the minimum lot width requirement is 90 feet_ The narrowest lot width proposed is 90 feet, therefore, all of the proposed lots meet or exceed the requirement. Lot Depth. Within the R -1X District, the minimum lot depth is 135 feet. Lot depths are measured by taking the average length of the two side property lines, as homes are constructed typically in the middle of lots. As such, all of the proposed lots meet the above mentioned minimum requirements, as the shallowest lot is 135 feet deep. Setbacks. The following table illustrates the minimum setback requirements within the R -1X Zoning District. The proposed building pads on all proposed lots within the proposed Woods of Baldwin Lake 2nd Addition, meet the minimum setback requirements. Reautred R -1X Setbacks Front Yard Side Yard Rear Yard 2 30 Feet 10 Feet 30 Feet TOTAL P.02 OCT -06-1994 10:44 NAC 612 595 9837 P.04/07 Streets. Lots within the proposed subdivision will gain access off of exiting White Pine Road and Baldwin Lake Road. In addition Woodridge Lane will be extended from Woods of Baldwin Lake 1st Addition, westward to connect with Baldwin Lake Road. The developer will be responsible for construction of the extension, which as proposed, meets the City's 60 foot minimum requirement for right-of-way. The proposed roadway construction will improve circulation in the area as Woodridge Lane will now become a through street_ Park Dedication- The Lino Lakes Park Commission has reviewed the proposed subdivision with regard to park dedication and recommended that the developer make a park dedication contribution of cash in lieu of land, in the amount of 10 percent of the fair market value of the subject property. Grath d Drainage/Wet1Ands. In accordance with subdivision regulations, the applicant has submitted a grading and drainage plan for review. All wetlands are to be protected with drainage easements. In addition, all building pad elevations should be at least three feet above the high water level of the wetlands. Said. plan is subject to review and approval by the City Engineer. Utility. Easements. The preliminary plat does not contain utility easements, therefore, must be included on the final plat. Said easements must be at least 10 feet wide, centered on rear and other lot lines. Said easements are also subject to review and approval of tree City Engineer. Development Agreement. As a condition of preliminary plat approval the applicant shall enter into a developers agreement with the City. CONCLUSION Based on the preceding review, our office recommends approval of the proposed preliminary plat for Woods of Baldwin Lake 2nd Addition, subject to the conditions outlined herein. cc: Mary Kay Wyland Randy Schumacher Rocky Goertz 3 OCT -06-1994 10:44 1,PC 612 595 9837 P.05/07 WORTH 1 MILE CITY OF LINO LAKES MINNESOTA EXHIBIT A - SITE LOCATION OCT -06-1994 10:45 MC 612 595 9837 P.06/07 EXHIBIT 8 - PRELIMINARY PLAT 2,0 1;1101 m wear,/ d �♦ WOODS OF BALDWIN LAKE 2ND ADDITION C ILr of Lino Lake C. r 1 e ' rdllMlt=Fii: imelwem okAjth461. !II6142MIM1.N1r 11Wmaantriad i+i4'44___ Le .,d.b,- viN.+rl 1. 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I4'611, T NW. 1 M'1'L, a I' M 4 14. ccmer4 mTW. hsrrikY.lr..i.. 4 K'Lur IIx'.2:1,!1411: 47»..1a pve.I .r114Q1ur. term.. x4441 Leila A,. 3.1/:, ///,?,,V4 moikemme /NrE Jff ION"' I i 0 LD 14 I- u1 Q1 Fi 4L} C11 elson Engineering Mk 1g Ia11 isHUT'Ix 41, 0474 a 14Ie 1PM. 4411 C.10 1 LU Woods o1 Baldwin Lake and Prelminary Grading, Drainage & tltllity 1 EXHIBIT C - GRADING & DRAINAC4E P1 AN T .a ENGINEERS - ARCHITECTS - PLANNERS MEMORANDUM To: TOLTZ,. KIND, DUVALL, ANDERSON AND ASSOC(ATE8, INCORPORATED 1600 P1PER JAFFRAY PLAZA 444 CEDAR trtMET GF TT PAUL. MP $ 8RTAss1a1814O PFHONE:61 iYZ92-4400 FAX.RT21292.G083 Mary Kay Wyland Reference: Engineering Copies To: Woods onialdwin Lake From: John Powell 2nd Addition Lino Lakes - AWL ltate: October 6. 1994 Commission No. 10414-943 We have reviewed the Preliminary Grading, Drainage and Utility Plan for the referenced subdivision prepared by R. Nelson Engineering with the latest revision date of September 19, 1994. Our comments are as follows: Sanitary Sewer: I . Sanitary sewer services are to be provided to all lots within the subdivision. Services should also be extended to lots abutting the improvements which are buildable or already have houses built. 2. The existing house on Block 2, Lot 1, cannot be served by these improvements as it exists. 3. Areas near the upstream end of the proposed extensions will require insulation. Watermain: 1. Water services are to be provided to all lots within the subdivision and to those lots abutting the improvements which are buildable or have houses built 2. The watennain should be extended to the south edge of the plat along Baldwin 1 -Ake Road with a hydrant placed at the end for flushing purposes. Storm Sewer: 1. Drainage easements must be provided along the side and rear lot lines within Block 1 2 The City requires a minimum culvert size of 18", the pipe crossing Baldwin lake Road should reflect this. 3. The discharge rare from the detention pond must be controlled. The impact of this discharge onto the adjoining property must be determined. 4. Drainage computations and storm sewer design must be reviewed and approved by TKDA and the Rice Creek Watershed District to verify compliance with applicable drainage requirements. 5. The silt fence placement locations for erosion control should be more clearly labeled. Memorandum Page 2 6. Storm sewer pipe sizes, inverts, slopes, and materials are not shown. 7. The baffled weir on the sedimentation pond outlet needs to be tied into the embankment. Streets: 1. The typical roadway section which shows the private utility placement locations is not current. 2. The curb grade on Baldwin Lake Road should be set to maintain the existing drainage patterns as much as possible. 3. The homes along the north side of White Pine Road will particularly be affected by the roadway construction due to their close proximity. 4. TKDA is currently developing a proposed alternative roadway section which would reduce the impact on adjacent wetlands. If accepted by the City, it would be applicable to portions of both Woodridge Lane and Baldwin Lake Road where curb installation is not a necessary part of the storm sewer system Miscellaneous 1. A neighborhood meeting with the property owners abutting the street and utility improvements should be held to discuss the project in more detail, possibly including estimated assessments for utility connection. 2. Some residents along the proposed extension of White Pine Road currently have Baldwin Take Road addresses. If you have any questions, please contact me. JMP/mha TO: FROM: DATE: SUBJECT: MEMORANDUM Planning & Zoning Board Mary Kay Wyland October 12, 1994 Misc. Planning & Zoning Items - Item V C, Public Hearing for Hokanson Development - Marshan Townhomes, has been withdrawn by the applicant. See attached letter. This item will be reviewed by the P & Z at a later date. - We have had a request by Michelle speak under Open Mike. - The City has "frozen" building development pending resolution entrance to the subdivision. Whitney, 7651 Lake Drive, to permits to the Quail Ridge of the dirt pile at the - The Public Notice for the Woods of Baldwin Lake II plat incorrectly stated that Woodcrest Avenue rather than Woodridge Lane would be extended as a part of the plat. The incorrect notice appeared in the paper and was corrected the following week. The notification that went out to adjoining property owners indicated the correct verbiage. The City Attorney has determined that the public notice adequate. - ADDITIONAL COMMENTS REGARDING ACCESSORY BUILDINGS: The Building Inspector, Pete Kluegel, stated that "he backs the existing Accessory Building Ordinance 100%". He would not be in favor of a revision to that ordinance. A telephone Forest survey today indicated the following: Lake 1,500 sq. ft. total allowed, limit of 1,000 sq. ft. per building Forest Lake Twnshp Detached buildings limited to 1,000 sq. ft. (this does not include attached garages). Limit remains the same from 15,000 square feet up to 10 acres. Columbus Twnshp Less than 2 1/2 acres = 1,800 sq. ft. total if no attached garage. If property contains attached garage then the limit on detached is 1,200 sq. ft. Northwest Associated Consultants, Inc. URBAN PLANNING • D E S I G N • M A R K E T RESEARCH MEMORANDUM RECFilicry SEP - CITY ng• i !Mr 1 A VCQ TO: Mary Kay Wyland FROM: Dan Licht/Alan Brixius DATE: 1 September 1994 RE: Lino Lakes - Accessory Building Ordinance Review FILE NO: 194.02 - 94.13 Background Following a denial of a variance request, by Mr. Neil Banta, the City Council at their 25 July 1994 meeting directed staff to review the accessory building section of the Zoning Ordinance, in particular Section 4, Subd. 7 (9) (G) which deals with accessory building specifications for lots 32,671 acres to less than 11,4 acres in size. Attached for reference: Exhibit A - Submitted Site Plan Analysis 32,671 Square Feet to 1% Acre Ordinance. The current ordinance regulating accessory building space for lots 32,671 square feet to less than 11,4 acres in size allows for a total combined attached/detached accessory building space of 1,100 square feet or 90% of the size of the house foundation, whichever is greater. 11/1 Acre to 2% Acre Ordinance. This ordinance applies only to properties in rural districts. The provisions of this ordinance allows for several detached structures, regardless of attached accessory space. The ordinance allows for a maximum 800 square foot storage building, plus a maximum 120 square foot tool shed, plus a maximum 1,100 square foot detached garage provided no attached garage exists. Therefore, the maximum combined accessory storage allowed within this ordinance is 2,020 square feet. 5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595-9636•Fax. 595-9837 Space Allowance. The following figures are offered as reference for the size requirements of several types of garages. Square Garage Type Dimensions Footage Single car garage 24' x 12' 200 1-1/2 car garage 24' x 18' 433 2 car garage 24' x 24' 575 2-1/2 car garage 24' x 30' 720 3 car garage 24' x 36' 864 The current Lino Lakes Zoning Ordinance allows for 1,100 square feet of accessory building space. Thus, the current standard would allow for a three car garage plus an additional 236 square feet of storage space. Staff believes that this is sufficient space for urban residential purposes. Banta Variance Request. This review of the accessory building ordinance was prompted by a request for variance by Mr. Neil Banta. Mr. Banta requested a variance from the accessory building ordinance for 1 to 11,E acre lots. The variance was to allow the expansion of accessory storage space from 1,328 square feet to 1,712 square feet. This additional accessory storage space was to be the expansion of an existing 528 square foot attached garage to a 912 square foot three car garage. Mr. Banta also has an 800 square feet detached storage building on the property. When this home was built, the ordinance allowed for an 800 square feet storage building and attached accessory space. This ordinance was amended to the current standard in 1992. The variance request was denied on the basis of no unique physical hardship. However, the Planning Commission and City Council instructed staff to review the ordinance to investigate possibly enlarging the accessory building size requirements. Comparison with Other Cities. Provided for comparison are the following accessory building space allowances from several cities with one acre residential districts. These figures are for a combination of attached/detached accessory buildings. City Maximum Allowable Space Lino Lakes Hugo 1,100 square foot maximum combined attached/detached accessory building space. 1,000 square foot attached garage space plus 640 square feet of detached accessory storage. 2 City Maximum Allowable Space Lake Elmo Circle Pines 1,000 square feet of combined attached/detached accessory building space. 1,000 square foot attached garage, plus a maximum square footage of 15% of the rear yard space as detached accessory storage. Under these ordinances, only Circle Pines would allow the detached accessory building space proposed by Mr. Banta. The existing 792 square foot accessory building is less than 15 percent of the approximate rear yard based upon the following calculations. The area of the rear yard must be estimated as staff did not possess a detailed site plan to calculate the depth of the rear yard. Staff assumed a house length of 40 feet, then added the 107 foot front setback, which was then subtracted from the total lot depth. The approximate depth of the rear yard is 109 feet. Therefore the approximate area of the rear yard is (109' x 185' lot width) 20,165 square feet. Under the Circle Pines Ordinance, the rear yard would be able to accommodate approximately a 3,025 square foot building. Suburban Area. The area in which these accessory building standards are applied is generally Suburban, large lot residential. It is the intent of the accessory building ordinance to maintain this suburban character. As urban expansion continues and sewer becomes available, it is expected that these large suburban lots will be subdivided to accommodate the increased demand for land, further urbanizing the area. An increase in the amount of accessory building space, staff believes, is not in keeping with the suburban character. In addition, increasing the amount of accessory building space allowed might make future subdivision difficult. Summary 1. The 1,100 maximum square footage is sufficient to allow for a three car garage plus a small detached accessory storage building. 2. When compared with the accessory building ordinances of Hugo, Circle Pines and Lake Elmo, only Circle Pines would allow the accessory building space requested by Mr. Banta. 3 3. The area which these accessory buildings standards are applied is generally suburban. However, it is expected that in the future, sewer will be made available and that these large suburban lots will be subdivided to accommodate increased urban expansion. Therefore, any expansion of accessory building space would not be in keeping with the expected urban character of the area. Recommendation Based upon the previous summary, staff believes that the current accessory building requirements are satisfactory and should not be altered to increase the amount of accessory building space permitted. Regardless of where the maximum accessory building standard is established, the City will always receive applications to extend the requirements. Because staff believes this is a policy issue best decided by City officials, our office offers the following options: a. No policy change. b. The expansion of the 11,( - 2% acre standard to include lots 1 to 1' acres in size. c. Adoption of a new standard, similar to that employed by Circle Pines, as outlined in this report. Conclusion Staff position with regards to this review of the accessory building standard is that these areas are designated for future urbanization and that any expansion of accessory building space would be contradictory to this anticipated use. Staff believes that the current ordinance standards allow for sufficient accessory building space associated with suburban residential uses. However, staff believes that this issue is a policy matter to be determined by City officials. Therefore, staff offers several options to consider which are outlined in the summary section of this memorandum. 4 /4? 7c /f • • • /7 2 / A' • 2C. 6. 75— " /o/ '2 tA - r ,1 • /(. 7 EXHIBIT A :1