10/13/2021 P&Z Packet - Laserfiche WebLink

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f Y CITY �F_ 1UG0 14669 Fitzgerald Avenue North, Hugo, MN55038 (651)762-6300 www.ci.hugo.mn.us EST. 1906 October 4, 2021 City of Lino Lakes Kate Larson, City Planner 600 Town Center Parkway Lino Lakes, MN 55014 Re: Belland Farms Preliminary Plat and Site Plan Dear Ms. Larson: Thank you for the opportunity to review and comment on the Belland Farms Preliminary Plat and associated site plan and taking the time to meet with us on September 27, 2021, to discuss the applications. A few items were identified for comments. 1. Preliminary Plat. The plans show infrastructure improvements including road and utility construction for the two proposed commercial lots. There is a "ghost plat" for the remaining area of the property including additional lots. It is not clear what the phasing plan or timeline is for the other improvements or connections to local roads (Otter Lake Road and Elmcrest Avenue) for the entire property. The City of Hugo recommends a phasing plan and timing of construction of infrastructure to be required with the approval of the preliminary plat for the entire property. 2. Elmcrest Avenue (24'Avenue). The City of Lino Lakes 2040 Transportation Plan shows the proposed new extension of Otter Lake Road to Elmcrest Avenue. It would seem that this road is intended to be a County Road shared by Washington and Anoka County. The City of Hugo supports the extension of the road with the full access at CSAH 14 to accommodate the commercial and industrial development. Since the full access will be at CSAH 14 and Otter Lake Road all development traffic should be oriented towards the west. The City of Hugo recommends a corridor study to be completed including representatives from all cities and counties along the corridor. Elmcrest Avenue is a rural section local road that borders Hugo and Lino Lakes with a right-in/right-out access to CSAH 14 (CSAH 8). As it goes north, it turns into a rural section gravel road. The plans show two new access points for commercial development in Lino Lakes onto Elmcrest Avenue. West of Elmcrest Avenue the City of Lino Lakes has guided the area commercial and industrial in its 2040 Comprehensive Plan. As the properties to the north develop, the assumption would be that more access points would be made to Elmcrest Avenue. The City of Lino Lakes will have additional commercial and industrial traffic on Elmcrest Avenue. Elmcrest Avenue was not designed or built to be a main access corridor for commercial and industrial development. The City of Hugo recommends improvements be required to Elmcrest Avenue with the approval of the preliminary plat. 3. Rosemary Way. The plans show a proposed connection onto Elmcrest Avenue directly across from Rosemary Way. This connection creates a four-way intersection. This intersection has the potential to be very busy and may require intersection improvements. The existing Rosemary Way has sidewalks