HomeMy WebLinkAbout04/13/2016 P&Z PacketCITY OF LINO LAKES
PLANNING & ZONING BOARD MEETING
Wednesday, April 13, 2016
6:30 p.m.
Council Chambers
Please be courteous and turn off all electronic devices during the meeting.
A C 11 1V11 A
1. CALL TO ORDER AND ROLL CALL
2. APPROVAL OF AGENDA
3. APPROVAL OF MINUTES: March 9, 2016
4. OPEN MIKE
5. ACTION ITEMS
A. PUBLIC HEARING: Conditional Use Permit and Site Plan Review for
Veterinary Hospital for Rice Creek Animal Hospital
B. PUBLIC HEARING: Watermark PUD Residential Community
C. North Oaks PUD Concept Plan
6. DISCUSSION ITEMS
A. Outdoor Storage in Industrial Districts (Discussion Only)
B. Planning & Zoning Board Packet Delivery (Discussion Only -Board Member
Stoesz)
C. Project Updates
7. ADJOURN
Meeting guidelines on reverse side.
City of Lino Lakes Planning & Zoning Board
MEETING GUIDELINES
Open Mike — The purpose of a Board Meeting is to accomplish the business of the city.
When presenting at a meeting please remember to be respectful, and follow these
guidelines:
• Please address the meeting chair.
• State your name and address for the record.
• Please observe a 4-minute limit.
• The topic must relate to city business.
• Open Mike is for items not on the agenda.
• A spokesperson must represent a group of five or more — groups will have 8 minutes.
• The Presiding Officer may limit duplicative presentations.
• Remember, the meeting is to discuss city business only.
Public Hearing - Held as a separate item of business on the agenda. The public hearing
segment is your opportunity to tell the Board how you feel about issues scheduled to be
heard. Typically, a hearing follows these steps:
• The Presiding Officer (Chair or Vice -Chair) will announce the proposal to be reviewed and
ask for the staff report. The presiding Officer shall maintain strict order and etiquette at all
meetings.
• Staff will present their report on the proposal.
• Board members will then ask City Staff questions about the proposal.
• The Presiding Officer will then open up the public hearing for anyone present who wishes to
comment on the proposal. This is the time for the public to make comments or ask questions
about the proposal.
Comments should be limited to four (4) minutes unless further time is granted by the
Presiding Officer. All comments should be directed to the Board as a body and not to any
individual Board Member or City Staff Member unless permission is granted by the Presiding
Officer. No person shall be permitted to enter into any discussion, either directly or through a
member of the Board without the permission of the Presiding Officer.
• After everyone in the audience wishing to speak has given his/her comments, the Presiding
Officer shall close the public hearing.
• The Board will then discuss the proposal. No further public comments are allowed.
• The Board will then make a recommendation(s) and/or a decision.
When you are called upon for your comments, please step to the microphone at the
podium and state your name and address for the record.
Occasionally, the Board may continue a hearing to another meeting before taking action.
Meeting Etiquette
The Planning & Zoning Board must preserve order and decorum while the meeting
is in session. A resident shall not, by conversation or otherwise, delay or interrupt
the proceedings or the business of the Board, nor disturb any resident or Board
Member while speaking or refuse to obey the orders of the Board.
CITY OF LINO LAKES
PLANNING & ZONING BOARD MINUTES
DATE
: March 9, 2016
TIME STARTED
: 6:30 P.M.
TIME ENDED
: 7:01 P.M.
MEMBERS PRESENT
: Neil Evenson, Matt Kassner, Lou Masonick,
Michael Root, Paul Tralle (Chair), Dale Stoesz
MEMBERS ABSENT
: Perry Laden
STAFF PRESENT
: Michael Grochala, Diane Hankee, Katie Larsen
I. CALL TO ORDER AND ROLL CALL:
Chair Tralle called the Lino Lakes Planning and Zoning Board meeting to order at 6:30
p.m. on March 9, 2016.
IL APROVAL OF AGENDA y
The Agenda was approved as presented. Pe
III. APPROVAL OF MINUTES:
February 10, 2016
Mr. Masonick made a MOTION to approve the February 10, 2016 Meeting Minutes.
Motion was supported by Mr. Evenson. Motion carried 4 - 0. (Tralle and Kassner
abstained.)
IV. OPEN MIKE
Chair Tralle declared Open Mike at 6:31 p.m.
There was no one present for Open Mike.
Mr. Evenson made a MOTION to close Open Mike at 6:32 p.m. Motion was supported
by Mr. Root. Motion carried 5 - 0. (Tralle abstained.)
DRAFT MINUTES
Planning & Zoning Board
March 9, 2016
Page 2
V. ACTION ITEMS
A. PUBLIC HEARING: Rice Lake Elementary School Addition Conditional Use
Permit and Site Plan Review
Katie Larsen, City Planner, presented the staff report. Staff recommends approval of the
conditional use permit and site plan review with the following conditions:
1. All comments from the City Engineer letter dated March 3, 2016 shall be
addressed.
2. All comments from the Environmental Coordinator dated February 29,
2016 shall be addressed.
3. All comments from the Anoka County Highway Department letter dated
(to be provided) shall be addressed.
4. A Stormwater Maintenance Agreement shall be required.
5. A Site Improvement Performance Agreement shall be required.
6. A separate Sign Permit shall be submitted to the City for review and
approval.
7. Site Plan Review Worksheet:
a. Location and screening of mechanical equipment shall be
provided.
8. Sheet C2-Paving Plan:
a. "No Parking" signs shall be installed along the south side of the
driveway in front of the addition.
b. "No Parking" signs shall be installed along the north side of the
driveway 30 feet from the east entrance.
c. "Drop Off Only" only signs shall be along the north side of the
driveway.
9. Sheet C4-Utility Plan:
a. Watermain shall be located and shown on plan sheet.
10. Sheet L1-Landscape Plan
a. Sod shall be shown between the new addition and sidewalk.
b. Irrigation plan shall indicate irrigation in sod area between new
addition and sidewalk.
c. Location and species of 7 replacement trees shall be shown.
11. Sheet A -Overall Site Plan
a. Actual parking stall calculations shall be shown on plan sheet.
Mr. Stoesz questioned whether or not polling would be impacted by the addition, as the
school is a polling location. Ms. Larsen stated that she does not foresee any issues but
she will be work with the City Clerk to ensure that there is no interference. Mr. Stoesz
also asked if the school uses well or City water. Ms. Larsen discussed their water supply.
Prompted by Mr. Masonick, Ms. Larsen discussed property boundaries and the nearby
regional park.
DRAFT MINUTES
Planning & Zoning Board
March 9, 2016
Page 3
Mr. Stoesz wondered if the project will impact the safety officer and traffic routines. The
applicant confirmed that traffic patterns will not be changing.
Chair Tralle declared the Public Hearing open at 6:48 p.m.
Applicant Dan Huffman, Executive Director of Business Services, 4707 North Road,
Circle Pines, addressed board member's concerns, including polling location and
entrances as well as traffic patterns.
Mr. Kassner made a MOTION to close the Public Hearing at 6:50 p.m. Motion was
supported by Mr. Masonick. Motion carried 5 - 0. (Tralle abstained)
Mr. Root made a MOTION to recommend approval of the conditional use permit and site
plan review.
Motion was supported by Mr. Kassner. Motion carried 5 - 0. (Tralle abstained.)
VI. DISCUSSION ITEMS
A. Proiect Updates
Michael Grochala, Community Development Director, provided an update of current city
projects.
VIL ADJOURNMENT Y
Mr. Stoesz made a MOTION to adjourn the meeting at 7:01 p.m. Motion was supported
by Mr. Kassner. Motion carried 5 - 0. (Tralle abstained.)
Respectfully submitted,
Nicole DeDeyn
Community Development Administrative Assistant
DRAFT MINUTES
PLANNING & ZONING BOARD
AGENDA ITEM 5A
STAFF ORIGINATOR: Katie Larsen, City Planner
P & Z MEETING DATE: April 13, 2016
REQUEST: PUBLIC HEARING for
Conditional Use Permit and Site Plan Review
for Veterinary Hospital for Rice Creek Animal
Hospital
CASE NUMBER: CU 2016-002
APPLICANT: Rice Creek Animal Hospital
Attn: Brian Hansen
6511 Ware Road Suite #140
Lino Lakes, MN 55014
REVIEW DEADLINE:
Complete Application Date:
March 14, 2016
60-Day Review Deadline:
May 13, 2016
120-Day Review Deadline:
July 12, 2016
Planning & Zoning Board Meeting:
April 13, 2016
Environmental Board Meeting:
NA
Park Board Meeting:
NA
City Council Work Session:
May 2, 2016
City Council:
May 9, 2016
BACKGROUND
Brian Hansen submitted a Land Use Application for a conditional use permit and site
plan review for a veterinary hospital. His business, Rice Creek Animal Hospital,
currently operates at 6511 Ware Road Suite #140 in Spirit Hills Center and he would like
to relocate to 6505 Ware Road Suite #230 in Spirit Hills Center.
The following staff report is based on the plan set prepared by Krech, O'Brien, Mueller
& Associates dated March 14, 2016 and received by the City on March 14, 2016.
ANALYSIS
Rice Creek Animal Hospital currently operates at 6511 Ware Road Suite #140 in Spirit
Hills Center, a multi -tenant retail center. The current lease space is approximately 1,500
s.f. A Conditional Use Permit was approved on December 20, 2010 with Resolution No.
10-116 for a veterinary hospital. The relocation of the animal hospital to a new building
requires a new conditional use permit.
The new location is 6505 Ware Road Suite #230, also in Spirit Hills Center. The
building used to be a bank. The proposed leased space is 4,067 s.f.
Interior remodeling to accommodate the animal hospital will include a waiting area,
exam rooms, treatment area, sound proof kennel "run" and office space. The kennel
"run" area is only for sick or recovering patients. Animals will not be commercially
kenneled on site for long periods of time.
Exterior improvements include the removal of existing raised concrete curb and steel
bollards (previous bank drive-thru lane) and adding a sidewalk and main entrance
vestibule on the south side of the building. The existing canopy and support system will
remain in place. The vestibule will be 7'9" x 9'8" and exterior materials will match
existing textured CMU and EIFS. There is no increase in impervious surface.
Comprehensive Plan
The property is guided for commercial development and a veterinary hospital is
consistent with that land use designation. Goal #1, Policy #5 of the Economic
Development Plan is to integrate into neighborhoods retail and service commercial
activities that serve the neighborhood. Rice Creek Animal Hospital has developed a
client base that services the surrounding residential neighborhoods and is looking to
expand the animal hospital in the neighborhood.
Zoning
The property is zoned GB, General Business/ PDO, Planned Development Overlay. Per
Section 1007.112(8)(n), a veterinary hospital is allowed in the GB, General Business
District with an approved conditional use permit.
The required setback along CSAH 34Birch Street is 40 feet. The proposed vestibule
addition is 70 feet from the CSAH 34 property line. No additional hardcover is proposed.
Exterior building materials will be consistent with existing textured CMU and EIFS. No
additional landscaping or buffers are required.
Parking
The number of required parking spaces was re -analyzed. Per the December 20, 2010
Council Staff Report, the Spirit Hills Center was developed with 133 parking spaces.
The Shared and Peak Parking analysis in Attachment 5 indicates a requirement for 138
parking stalls. The maximum peak parking demand; however, is approximately 100
spaces between 1pm-5pm weekdays. The existing numbers of parking stalls satisfies the
parking demand.
Surrounding Parcels
Direction
Zoning ANNIL
Existing Land Use
Future Land Use
North
R-1, Single Family
Single Family
Low Density
Residential
Residential Homes
Residential
South
R-3, Medium
Townhomes
Medium Density
Density Residential
Residential
East
R-1, Single Family
Single Family
Low Density
Residential
Residential Homes
Residential
West
GB, General
Commercial
Commercial
Business
Findings of Fact
The Planning and Zoning Board shall recommend a conditional use permit and the
Council shall order the issuance of such permit only if it finds the following criteria have
been met:
1. The proposed development application has been found to be consistent with the
policies and recommendations of the Lino Lakes Comprehensive Plan including:
a. Land Use Plan.
b. Transportation Plan.
c. Utility (Sewer and Water) Plans.
d. Local Water Management Plan.
e. Capital Improvement Plan.
f. Policy Plan.
g. Natural Environment Plan.
The proposed veterinary hospital is consistent with the Comprehensive Plan. The
property is guided for commercial development and a veterinary hospital is consistent
with that land use designation. Goal #1, Policy #5 of the Economic Development Plan is
to integrate into neighborhoods retail and service commercial activities that serve the
neighborhood. The development will not burden the transportation or utility systems or
negatively impact the natural environment.
2. The proposed development application is compatible with present and future land
uses of the area.
The proposed veterinary hospital is compatible with present and future land uses of the
area. The surrounding neighborhoods are residential and commercial. The animal
hospital currently operates in a tenant space in Spirit Hills Center without incident and
has established a strong client base in the area.
3. The proposed development application conforms to performance standards herein
and other applicable City Codes.
The proposed veterinary hospital conforms to the performance standards of the City
Code with conditions as established. The plans have been reviewed by City staff.
4. Traffic generated by a proposed development application is within the capabilities
of the City when:
a. If the existing level of service (LOS) outside of the proposed subdivision
is A or B, traffic generated by a proposed subdivision will not degrade the
level of service more than one grade.
b. If the existing LOS outside of the proposed subdivision is C, traffic
generated by a proposed subdivision will not degrade the level of service
below C.
c. If the existing LOS outside of the proposed subdivision is D, traffic
generated by a proposed subdivision will not degrade the level of service
below D.
d. The existing LOS must be D or better for all streets and intersections
providing access to the subdivision. If the existing level of service is E or
F, the subdivision developer must provide, as part of the proposed project,
improvements needed to ensure a level of service D or better.
e. Existing roads and intersections providing access to the subdivision must
have the structural capacity to accommodate projected traffic from the
proposed subdivision or the developer will pay to correct any structural
deficiencies.
f. The traffic generated from a proposed subdivision shall not require City
street improvements that are inconsistent with the Lino Lakes Capital
Improvement Plan. However, the City may, at its discretion, consider
developer -financed improvements to correct any street deficiencies.
2
g. The LOS requirements in paragraphs 1. to 4. above do not apply to the I-
35W/Lake Drive or I-35E/Main St. interchanges. At City discretion,
interchange impacts must be evaluated in conjunction with Anoka County
and the Minnesota Dept. of Transportation, and a plan must be prepared to
determine improvements needed to resolve deficiencies. This plan must
determine traffic generated by the subdivision project, how this traffic
contributes to the total traffic, and the time frame of the improvements.
The plan also must examine financing options, including project
contribution and cost sharing among other jurisdictions and other
properties, that contribute to traffic at the interchange.
h. The City does not relinquish any rights of local determination.
Traffic generated by the relocated veterinary hospital is within the capabilities of the
transportation system. CSAH 34 is a minor arterial road. Rice Creek Animal Hospital
currently operates in the Spirit Hills Center that is a fully developed multi -tenant retail
center and capable of handling traffic from the proposed relocation.
5. The proposed development shall be served with adequate and safe water supply.
The proposed veterinary hospital is served with adequate and safe water supply. The
Spirit Hills Center is a fully developed multi -tenant retail center served by an 8 "
watermain and adequate water supply.
6. The proposed development shall be served with an adequate and safe sanitary
sewer system
The proposed veterinary hospital is served with an adequate and safe sanitary sewer
system. The Spirit Hills Center is a fully developed multi -tenant retail center served by
an 8" sanitary sewer and adequate sanitary system.
7. The proposed development shall not result in the premature expenditures of City
funds on capital improvements necessary to accommodate the proposed
development.
The proposed veterinary hospital shall not expend City funds.
8. The proposed development will not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any persons,
property, or the general welfare because of excessive production of traffic, noise,
smoke, fumes, glare, or odors.
The proposed veterinary hospital will not be detrimental to any persons or property. The
kennel "run " area will be soundproofed for noise. All deceased pets will be temporarily
5
held in a chest freezer and picked up daily by the Veterinary Hospital Association for
cremation.
9. The proposed development will not result in the destruction, loss, or damage of a
natural, scenic or historic feature of major importance.
The proposed veterinary hospital will not result in the destruction, loss or damage of
natural, scenic or historic features. No scenic or historic features exist in the area. Spirit
Hills Center is an existing fully developed multi -tenant retail center.
In addition to the criteria established under Section 1007.016, Conditional Use Permits,
Section 1007.112(8)(n), GB, General Business, establishes the following conditions that
shall be met:
(n) Veterinary Hospitals provided that:
All areas in which animals are confined are located indoors and are
properly soundproofed from adjacent properties.
The area where pets will be confined is in the southwest corner of the building (labeled
"run " on the floor plans) adjacent to CSAH 34/Birch Street. Soundproofing for this
room will have walls going to the deck with an additional layer of 5/8 " drywall and
sound batting insulation installed between the drywall. For the ceiling, insulating panels
above the existing drop down ceiling will also help reduce any noise pollution.
For the door, a solid core door with a large door sweep will be installed and the space
between the door and the frame will be insulated to reduce noise penetration.
2. Animal carcasses are properly disposed of in a manner not utilizing on -
site garbage facilities or incineration and the carcasses are properly refrigerated during
periods prior to disposal.
All deceased pets will be temporarily held in a chest freezer and picked up daily by
Veterinary Hospital Association for cremation.
3. An indoor animal kennel is permitted as a use accessory to the veterinary
hospital provided that:
a. The number of animals boarded shall not exceed twenty (20).
b. An indoor exercise area shall be provided to accommodate the
periodic exercising of animals boarded at the kennel. No outdoor exercising of animals
shall be permitted.
c. A ventilation system shall be designed so that no odors or organisms
will spread between wards or to the outside air and will be capable of completely
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exchanging internal air at a rate of at least twice per hour. Air temperature must be
maintained between 60 and 75 degrees Fahrenheit.
d. A room separate from the kennel area shall be provided of sufficient
size to adequately separate animals that are sick or injured from healthy animals.
e. Indoor animal kennel floors and walls shall be made of non -porous
materials or sealed concrete to make it non -porous.
f. Animal wastes shall be flushed down an existing sanitary sewer
system or enclosed in a container of sufficient construction to eliminate odors and
organisms and shall be properly disposed of at least once a day.
There will not be any commercial kenneling of animals at the veterinary hospital. The
only animals that will be housed there will be either sick patients or patients
awaiting/recovering from surgery.
4. The appropriate license is obtained from the City and the conditions of
Chapter 503 relating to the keeping of animals are satisfactorily met.
Conditions of Chapter 503 have been met.
5. All State Health Department and Minnesota Pollution Control Agency
requirements for such facilities are met.
The applicant shall obtain any necessary permits from other agencies as required.
Common Interest Community Plat
The property owner of the Spirit Hills Center is proposing a common interest community
(CIC) plat for the development in order individually sell some of the building and tenant
spaces. CIC plats are regulated by State Statute 515B and are not reviewed by the City.
Operation and maintenance of the units and common space shall be controlled by an
association as required by the CIC statutes.
Building and Sign Permits
A separate building permit and sign permit shall be required.
Site Improvement Performance Agreement
A Site Improvement Performance Agreement will not be required due to the limited
exterior site improvements proposed for the relocation of the veterinary hospital. City
SAC & WAC trunk fees will be paid with the building permit in accordance with Met
Council's SAC determination.
7
RECOMMENDATION
Staff recommends approval of the conditional use permit and site plan review for the
veterinary hospital subject to the following conditions:
1. All comments from the City Engineer letter dated April 6, 2016 shall be
addressed.
2. A building permit is required prior to construction.
3. A sign permit is required prior to installation of any new wall or monument
signage.
4. City SAC & WAC trunk fees will be paid with the building permit in accordance
with Met Council's SAC determination.
5. Exterior lighting plans and details for the vestibule addition shall be submitted.
ATTACHMENTS
1. Site Location Map
2. Aerial Map
3. Applicant Narrative
4. Plan Set
5. Shared and Peak Parking Requirements
6. City Engineer Letter dated April 6, 2016
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3 March 2016
.and Use Application Addendum
Rice Creek Animal Hospital
Proposed address:
6505 Ware Rd
Suite 230
Lino Lakes, MN
MA d 14 2016
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Please consider the plan below as the requested addendum for the Lino Lakes Land Use
Application:
Plan for Meeting the Conditions for Conditional Use Permit for Rice Creek Animal
Hospital
Section H, Number 14a. All areas in which animals are confined are located indoors
and are properly soundproofed from adjacent properties.
Response: We will not be boarding dogs at the veterinary hospital. The only animals
that will be housed there will be either sick patients or patients awaiting/recovering from
surgery. The area where the pets will be confined is marked on the second draft of the
preliminary plan towards the lower left (southwest corner). Soundproofing for this room
would have; walls going to the deck with an additional layer of 5/8" drywall and have
sound batting insulation installed between the drywall For the ceiling, insulating panels
above the existing drop down ceiling will also help reduce any noise pollution.
For the door, we will use a solid core door with a large door sweep and the space between
the door and the frame will be insulated to reduce noise penetration.
Section H, Number 14b. Animal carcasses are properly disposed of in a manner not
utilizing on -site garbage facilities or incineration and the carcasses are properly
refrigerated during periods prior to disposal.
Response: All deceased pets will be temporarily held in a chest freezer and picked up
daily by Veterinary Hospital Association for cremation.
Please do not hesitate to contact me with any additional questions or concerns.
Respectfully,
Brian Hansen, DVM
Cell: 651-315-5690
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MinnesotD 55076
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CHECKED BY: STI
DATE: 3/14/2016
REVISIONS:
PRELIMINARY:
NOT FOR
CONSTRUCTION
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SECTIDN 30, TVP. 31, 12Wr 22.
VICINITY MAP
W SCALE
SITE PLAN NOTES
1997 Uniform Building Code
1998 MSBC
CABO/ANSI A117.1-1992
1999 Minnesota Energy Code
Building Classification
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A. Occupancy
B A building or structure, or a portion thereof , for office,
professional or service -type transactions, including storage of
records and accounts; eating and di-Mking establishments wit ° c
occupant load of less than 50.
1-1. Nurseries for the full-time care of children under the
age of six (each accommodating more than five children).
M A building or structure, or a portion thereof, for the
display and sale of merchandise, and involving stocks of goods,
wares or merchandise, incidental to such purposes and access --le
to the public.
B. Type of Construction
V-One-hour Sprinkled
C. Location on Property
Separation on all sides
D. Allowable Floor Area
14,000 sf
14,000 separation on all sides
14,000 auto sprinklers
42,000 Allowable sf
Buildings
A 13,720
B 6,440
C 7,606
27,766
2,500 canopy
30,266 Total sf
E. Height and Number of Stories
1,2 story
Site Data
City of Lino Lakes Zoning Ordinance
163,314 sf site
58,793 sf 36% green space
(more than 25% required)
Setbacks from streets
Local street 30 ft
Collector or Arterial Street 40 ft
Parking lot/ Driveway 15 ft
Rear yard 30 ft
Parking lot 10 ft
Side Yard 10 ft
Parking lot 10 ft
Parking Spaces
30,266 sf including 10 o mezzanines/200 sf
151 required
138 designed
9 ft wide x 18 ft
24 ft wide two way aisle
Maximum slope driveway/ access: 8 ft. rise in 100 horizontal
Ail elevations are flowline elevations unless noted otherwise.
GR C FIELD #0205 4
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GRAPHIC SCALE
30 0 13 30 60
( IN FEET )
1 inch = 30 ft
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REVISIONS
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REVISED PLANS PER CITY
ENG_ 11/21/02
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REVISED PLANS PER CITY
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I HEREBY CERTIFY THAT THIS
PLAN OR SPECIFICATION WAS
PREPARED BY ME OR UNDER
MY DIRECT SUPERVISION AND
THAT I AM A DULY REGISTERED
PROFESSIONAL ENGINEER
UNDER THE LAWS OF THE
STATE OF MINNE 0 A
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W-A-T. McCULLY
DATE�4L;L� EG. N0.23138
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DATE
03 04 2002
VERTICAL SCALE HORIZ.
1"
JOB NO.
01516
BOOK PAGE
SHEET
2
Inc,R cu�rrc
CITY OF LINO LAKES
Spirit Hills Center
Shared and Peak Parking Requirements
Revised March 2016
Retail/Office
Gross
Net
Single Use
Total Spaces
Building
Suite
Tenant
Land Use
Floor
Floor
Peak Hour
Required
Area
Area
Demand
(no shared)
6501
300
Spirit Hills Liquor
General Retail
3,038
1,978
1/200
10
6501
340
American Family Insurance
General Retail
805
519
1/200
3
6501
360
Quik Stop
Motor Fuel Station
3,274
1,982
4 + 2 employees
16
6505
200
Kingdom Baking
Restaurant
1,878
995 dining
10/1000 dining + 3 employees
13
6505
230
Rice Creek Vet.
Veterinary
4,067
2,428
1/200 + 3
15
6511
100
Pizza T's
Restaurant
3,200
1800 (dining)
10/1,000 dining + 10 employees
28
6511
120
Vacant
General Retail
1,762
1,590
1/200
8
6511
140
Vacant
General Retail
1519
1590
1/200
8
6511
160
Pro. Karate
Marital Arts Studio
1519
1259
1/200
6
6511
180
Snap Fitness
Health Club
1,762
41 machines
1/2 stations + 1 employee
22
6511
190
Allure Salon
General Retail
2,229
2,033
1/200
10
Total
i
i
i
i 25,053
13,379
1
i 138
Peak Parking Demand for Key Times
Weekdays
Weekends
10
1
5
8
10
10
1
5
8
10
AM
PM
PM
PM
PM
AM
PM
PM
PM
PM
5 7 7 6 2
5 10 9 6 3
3 2 1 0 0
0 0 0 0 0
8 12 12 10 4
8 16 14 10 6
3 9 9 13 12
1 6 8 13 12
15 14 8 1 1
2 2 1 0 0
6 20 20 28 27
1 13 17 28 27
4 6 6 5 2
4 8 7 5 3
4 6 6 5 2
4 8 7 5 3
3 5 5 4 2
3 6 6 4 2
2 17 22 6 2
13 17 13 6 2
5 8 8 7 3
5 10 9 7 4
57
105
102
86
56
1 47
96
90
85
61
Spirit Hills Shared Parking.xlsx 1 3/30/2016
A
WSB
Building a legacy — your legacy. 701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763-541-4800
Fax: 763-541-1700
Memorandum
To: Katie Larsen, City Planner
From: Diane Hankee PE, City Engineer
Date: April 06, 2016
Re: Rice Creek Animal Hospital
Plan Review
WSB Project No. 2029-004
We have reviewed the Floor Plan and South Elevation — CUP Amendment Submittal for the Rice
Creek Animal Hospital in Lino Lakes, MN prepared by Krech, O'Brien, Mueller and Associates
received on March 14, 2016.
We offer the following comments that should be responded to in writing by the applicant:
GRADING, EROSION AND SEDIMENT CONTROL
1. Modification of the concrete sidewalk at the proposed vestibule addition must meet
current ADA requirements.
2. Concrete wash out area not allowed on site.
STORMWATER MANAGEMENT
1. No additional stormwater management required.
WATER SYSTEM
1. No modifications to the existing external system proposed.
SANITARY SEWER SYSTEM
1. No modifications to the existing external system proposed.
2. Revised SAC determination by the MCES required.
If you or the applicant has any questions regarding these comments, please contact Diane
Hankee at (651) 982-2430 or diane.hankee@ci.lino-lakes.mn.us.
Equal Opportunity Employer
wsbeng.com
PLANNING & ZONING BOARD
AGENDA ITEM 5B
STAFF ORIGINATOR: Katie Larsen, City Planner
P & Z MEETING DATE: April 13, 2016
REQUEST: Watermark PUD Residential Community
1. Comprehensive Plan Amendment
2. Rezoning
3. PUD Development Stage Plan/Preliminary Plat
CASE NUMBER: CP2016-001
RZ2016-001
PD2016-001
PP2016-001
APPLICANT: Mattamy Partnership
7201 Washington Avenue S.
Edina, MN 55439
REVIEW DEADLINE:
Complete Application Date:
February 1, 2016
60-Day Review Deadline:
April 1, 2016
120-Day Review Deadline:
May 31, 2016
Environmental Board Meeting:
April 27, 2016
Park Board Meeting:
April 4, 2016
Planning & Zoning Board Meeting:
April 13, 2016 & May 11, 2016
City Council Work Session:
May 2, 2016 & June 6, 2016
City Council Meeting:
June 13, 2016
BACKGROUND
The applicant has submitted a land use application for PUD Development
Stage/Preliminary Plat review. The proposed development is a PUD master planned
residential community located in the northwest quadrant of I-35E and CSAH 14/Main
Street. It contains 12 parcels totaling approximately 372 gross acres and consists of a
residential density mix of 706 single family lots and 165 townhome units totaling 871
housing units. The proposed development is called as Watermark.
The Land Use Applications are:
• Comprehensive Plan Amendment for one 10 acre parcel on the northwest corner
o Land use guidance from Urban Reserve to Mixed Use
o Sanitary District 3 to I
• Rezone property from R, Rural and R-BR, Rural -Business Reserve to PUD,
Planned Unit Development
• PUD Development Stage Plan/Preliminary Plat
The following staff report is based on the following plan sets:
• Civil plans prepared by Carlson McCain revision date March 4, 2016 and
received by the City on March 7, 2016
• Tree Preservation Plan prepared by Carlson McCain revision dated March 4, 2016
and received by the City on March 7, 2016
• Preliminary PUD Planting Plan prepared by Stantec dated January 25, 2016
• Land Use Plan prepared by Carlson McCain revision date March 4, 2016 and
received by the City on March 9, 2016
• Preliminary Plat Image Booklet dated March 18, 2016
ANALYSIS
The Watermark concept plan has been presented and reviewed several times by City
staff, Council and advisory boards over the past several years.
• May 5, 2014: Council Work Session
o Presentation by Rick Packer, Mattamy Homes
o General discussion and overview of the project
• June 2, 2014: Council Work Session
o Presentation by Rick Packer, Mattamy Homes
o Review of variety of housing styles and lot widths
• September 24, 2014: Environmental Board
o Review of land use application for Concept Plan
o General review of site development, open space corridors,
environmentally sensitive areas, historic preservation, noise, AUAR
• October 6, 2014: Park Board
o Review of land use application for Concept Plan
o General review of park, trail and sidewalks locations and community
center
• October 8, 2014: Planning & Zoning Board
o Review of land use application for Concept Plan
o General review of land use history, comprehensive plan consistency,
housing density, rezoning, subdivision ordinance, utilities, public land
dedication, AUAR
• October 9, 2014: EDAC
o Review of land use application for Concept Plan
o General review of commercial component
• November 3, 2014: Council Work Session
o Review of land use application for Concept Plan
o Summary of advisory board meetings and comments
• May 13, 2015: Planning & Zoning Board Meeting
o Presentation by Rick Packer, Mattamy Homes
o Review of architectural designs, development process and schedule
• June 10, 2015: Planning & Zoning Board Meeting
o General discussion regarding
■ Commercial development component
■ Lot widths and sizes
■ Public values
• July 6, 2015: Council Work Session
o General discussion regarding
■ Commercial development component
■ Lot widths and sizes
■ Public values
• March 23, 2016: Joint Board Meeting
o General overview of project
Existing Site Conditions
The 372 acre site is bordered by I-35E on the east and CSAH 54/20t' Avenue N. on the
west. It is approximately 1 mile in length and'/2 mile in width and consists of
predominately soybean and corn cropland with scattered farmed and partially -drained
wetlands. A small tree inventory is located in the northwest corner of the site and around
the perimeters. The site is relatively flat with elevations ranging from 900-920 feet.
Agricultural drain tile is scattered throughout the site and a 66 foot wide pipeline
easement bisects the northeast quadrant. The soils are clay and are classified as B/D that
signifies the soils are drained, and have little infiltration.
Comprehensive Plan
As reviewed and discussed during the concept plan review, Watermark is consistent with
the goals and policies of the comprehensive plan in regards to resource management, land
use, housing, transportation and utilities.
Resource Management System Plan
The Resource Management System Plan provides the conservation design framework for
the Comprehensive Plan and sustainable decisions regarding growth and development. It
provides a unified system approach to natural resource management and natural resource
based amenities.
Goals of the Resource Management System Plan include:
0 Parks, Trails, Open Space and Recreation
o Goal #1: Continue development and maintenance of recreational activities
that serve the identified needs of the community and people of all ages,
including, where possible, neighborhood parks, larger multi -use area parks
and the regional park.
o Goal #3: Develop, maintain, and connect the current and proposed trails in
the City of Lino Lakes and Rice Creek Regional Park in a manner that
preserves and sustains the natural environment.
• Natural Resources and Amenities
o Goal # 1: Identify, protect and preserve the desirable natural areas and
ecological and aquatic resources of the community.
o Goal #2: Initiate and continue vigorous collaborations and programs to
address, restore, and preserve the water quality of the region's lakes,
wetlands and other aquatic assets.
• Land Use Policies
o Goal # 1: Ensure that well -planned, quality residential, commercial,
industrial and institutional development to accommodate the city's
projected growth needs occurs in a manner that also conserves and
enhances the city's natural resources and amenities.
The Resource Management System Plan identifies the following needs in the area:
• Future neighborhood park
• Proposed designated bike route
• Trails
• Greenway system connectivity
The development addresses the required elements of a neighborhood park, trails and
greenway system.
A 5 acre public park with a 5,000 s.f recreational center is centrally located within the
development. The center includes a full sized exercise room, office space, kitchen area
and large meeting area, restrooms and outdoor patio. The facility will be used by
Watermark residents and will be HOA maintained and operated. The private park in the
townhouse development will have a tot lot. A private park in the northeast section of the
development will provide for open space and passive recreation. The private parks will
also be HOA maintained. A 2 mile network of public trails will be constructed through
the development and along CSAH 54 which is a designated bike route.
Watermark will create a multi -functional greenway corridor by integrating the
stormwater conveyance system, wetland management and open space areas and trails into
one unified system.
al
Land Use Plan
Goal #1 of the Land Use Plan is to create a unified vision and future for the city, promote
a well -planned community, prevent fragmented development, address the impacts of
development and redevelopment on natural resources, aesthetics and view corridors, and
provide balanced land use and connectivity that ensures the integration of both sides of
the regional park. Policies established to obtain this goal include:
1. Provide clearly defined incentives to achieve significant and discernable public
values not achievable under conventional development standards. These public
values include, but are not limited to:
a. Preserving open space, providing park dedication and trails, and/or
providing stormwater management areas, in excess of minimum standards
to implement the Resource Management System Plan, as amended, and
Rice Creek Watershed District's Lino Lakes Resource Management Plan,
as amended
b. Restoring/enhancing ecological systems
c. Managing stormwater using natural filtration and other ecologically based
approaches
d. Providing life -cycle and affordable housing
e. Diversifying the tax base to lessen the tax burden on residential properties
f. Providing infrastructure that benefits community beyond the project site
that would otherwise not be financially feasible
2. Identify and define incentives offered to developers for achieving specific public
values not achievable under conventional development standards. These
incentives may include, but are not limited to:
a. Reduced street and right-of-way widths
b. Trunk utility and stormwater management fee credits
c. Staging plan flexibility
3. Encourage master planning to accomplish the objectives of the Comprehensive
Plan including, but not limited to, implementing the Resource Management
System Plan, as amended, implementing Rice Creek Watershed District's Lino
Lakes Resource Management Plan, as amended, providing life -cycle housing, and
diversifying the city's tax base.
The site is referred to as Hardwood Creek in the City's Comprehensive Plan and is
guided for mixed use that allows for both commercial and/or residential uses. It requires a
residential development at 3.0 to 4.5 dwelling units per net acre, with no less than 2/3 of
the residential area reserved for low density residential development.
5
Watermark Density and Land Area Calculations
The following chart implements Met Council's formula for calculating net density.
Gross Area (acres)
372.24
Wetlands & Water Bodies
47.26
Public Parks & Open Space
62.61
Arterial ROW
5.46
Other (Undevelopable)
0.00
Net Area (acres)
256.91
# of Units
871
Gross Density (units/acre)
2.34
Net Density (units/acre)
.39
The land area calculations of the development are as follows:
LAND AREA CALCULATIONS
Acres
Gross Area =
372.24
Wetlands (remaining + mitigation) =
23.07
Lake =
24.19
Storm ponds =
19.53
Water Subtotal =
66.79
Public Park =
5.38
Public Open Space =
57.23
Private Park =
1.59
Private Open Space (TH) =
9.43
Private Open Space Roadway (TH) =
3.37
Park Subtotal=
77.00
Arterial Road ROW (CSAH 54)=
5.46
Local Road ROW =
48.88
Road ROW Subtotal=
54.34
Single Family Lots =
164.66
Townhome Lots =
9.45
Lot Area Subtotal=
174.11
0
The net density is 3.39 units per acre and over 80% of the site is reserved for low density
residential development. This is consistent with the Comprehensive Plan's guided land
use and density.
Open space makes up 39% of the Watermark development with 67 acres of wetlands,
lakes and storm ponds and 77 acres of parks and open space. Of the 706 single family
lots, 357 of them (50%) abut open space.
Watermark meets the land use goals by developing a unified master planned community
with high amenities and aesthetics and improved natural resources. As documented in
this staff report, policy objectives of achieving public values are met by integrating the
stormwater conveyance systems, wetland restoration and open space areas and trails into
a multi -functional greenway corridor. The master planned development implements the
Resource Management Plan, provides life -cycle housing, promotes a mixed use of
housing products and commercial/pedestrian connectivity and diversifies the city's tax
base
Housing Plan
Goal #1 of the Housing Plan is to ensure housing development is compatible with
existing and adjacent land uses and provides accessibility to key community features and
natural resources. Policies include linking trails to parks and lakes and ensuring
commercial and mixed -use areas are appropriately dispersed throughout the city.
Watermark is compatible with the existing adjacent residential and commercial land uses.
Trails and sidewalk link the development to parks and commercial development.
Goal #2 is to improve availability of affordable and life -cycle housing. Watermark
provides a variety of market driven housing products and styles appealing to entry-level
home buyers as well as aging populations. The proposed townhomes and single level
living products appeal to both younger and older buyers. Homeowner associations will
maintain the townhome neighborhood as well as some of the 55' single family
neighborhoods.
Economic Development
Goal #1 of the Economic Development Plan is to expand and diversify the city's tax base
by encouraging mixed -use and nodal development to lessen the tax burden on residential
properties. The Comprehensive Plan provides for an 80/20 mix of residential to
commercial development on this site. Staff has analyzed the commercial component with
brokers, commercial developers and an economic development specialist and they all
concur that this site is not a preferred location for commercial development. During the
concept review process the City Council concurred the commercial component would not
be a necessary component of the development.
7
Providing connectivity to the existing commercial property south of the development is
an important element. Trails and sidewalks will create a pedestrian corridor and link
between the residential and commercial nodes.
Transportation Plan
Goals of the Transportation Plan include providing connectivity, improving traffic flow,
ensuring safety and street maintenance and coordinating transportation systems with
adjacent jurisdictions. The I-35E Alternative Urban Areawide Review (AUAR) and
Anoka Highway Department Access Spacing Guidelines are applicable to this
development.
Streets A, B and D are consistent with the access spacing along CSAH 54/201h Avenue as
proposed in the AUAR and Anoka County Access Spacing Guidelines.
Street A is an extension of 2 1 " Avenue (minor collector) and has 80 foot right-of-way
and 38 feet back to back paved roadway. Trail will extend along the north side and
sidewalk will extend along the south side of the roadway.
Street B is the main gateway to the development and will feature an arched bridge, stone
piers, monument signs and landscaped medians. The right-of-way starts at 110 feet and
tapers to 60 feet in width with 32 feet back to back paved roadway. Sidewalk is proposed
on both sides.
Street D has 60 feet of right-of-way and 32 feet back to back of paved roadway.
Proposed By -Pass and Turn Lanes along CSAH 54
Intersection on CSAH 54
& Northbound
Southbound
Street A (73rd Ave)
Right Turn, Through and
Left Turn
Left Turn and Through
Street B (Main Entrance)
Right Turn and Through
Through/Left Turn and
By-pass
Street D (Rehbein St)
Right Turn and Through
Right Turn and Through
Local roads within the development have 60 foot right-of-way widths and 32 foot wide
paved roadways. Shorter and cul de sac roads have 60 foot right-of-way and 28 foot wide
paved roadways.
A Traffic Impact Study was prepared by Spack Consulting dated February 13, 2015 and a
Technical Memorandum Update was prepared and dated March 27, 2015. The
development is expected to generate daily 7,540 trips that are distributed at the
intersections as follows:
N.
Traffic Distribution
Intersection
Estimated Daily Trips
Street D/Rehbein
1,970
Street B/Central Location
1,930
Street A/73r1 Avenue
1,380
Street A/21 st Avenue
2,260
TOTAL
Peak Hour Level of Service
Existing Peak Hour LOS
Proposed Peak Hour LOS
Intersection
.M. Peak
P.M. Peak
A.M. Pea
P.M. Peak
_.&_
2& Ave/Street D/Rehbein St
A
A
A
A
20th Ave/Street B (Central)
-
-
A
A
201h Ave/Street A/73rd Avenue
A
A
A
A
201h Ave/Street A/Main St
B
B
C
C
2 1 " Ave/Street A/Main St
A
A
B
B
Note:AM. Peak Hour is lam to 8am and PMPeak Hour is 4: 30pm to S: 30 pm
CSAH 54 has design capacity for the daily trips and the proposed Levels of Service do
not degrade by more than one (1) LOS; therefore the subdivision is not considered
premature. However, staff has concerns regarding the section of Street D near the
intersection that has driveways directly accessing onto the road. This shall be evaluated
by the developer and reconfigured.
The traffic study and technical memo were reviewed in WSB's Plan Review Letter dated
April 6, 2016. Although the traffic study needs to be refined, WSB generally concurs
that the development can be accommodated with the roadway system proposed.
Anoka County Highway Department provided comments on March 30, 2016 regarding
trip distribution, access spacing, lane configuration and development impacts. Items to
be addressed are sight distances from new intersections and turn lanes.
The City believes the access spacing and sight distances of the 3 intersections best
utilizes exiting road alignments at 73rd Avenue and Rehbein Street, avoids wetland
impact and is consistent with the AUAR. The City and developer will continue
conversations with the County.
9
Another goal of the Transportation Plan is to promote alternative transportation such as
bicycling, walking, transit and rail. This is accomplished by incorporating 2 miles of
trails and 5 miles sidewalks throughout the development. Trails and sidewalks will also
connect the development to the Metro Transit Park and Ride and future commercial
district immediately to the south of the development.
Sanitary Sewer Plan
Goals of the sanitary sewer plan are to ensure well -planned, quality residential
development that conserves and enhances the city's natural resources and to provide an
affordable and safe sanitary sewer system.
The site is located in Sanitary Sewer District 3 (Sub -district 3B) and is ultimately served
by MCES Interceptor 76-51, a 24-inch gravity sewer in Cedar Street which is adequately
sized for the development in the district. There is one 10 acre parcel on the northwest
corner of the development that is in Sanitary Sewer District 5B.
The site spans 3 Utility Staging areas: 1A=2008-2015 (southern 2/3), 113=2015-2020
(northeml/3) and Post 2030- One (1) 10 acre parcel. A comprehensive plan amendment
will be required for the 10 acre parcel.
Water Supply Plan
A goal of the water supply plan is to provide residents affordable potable water that is
safe and of high quality for daily consumption and fire demand. The site is served by an
8" and 16" watermain. The system will be interconnected to an 8" watermain in
Centerville to provide improved fire flow and system redundancy.
WSB provided a detailed water system review memo dated March 30, 2016 that
evaluated the proposed water system and concludes the existing water supply and
distribution system can support the development.
Planning Districts
The site is located in Planning District 3 and is guided for mixed use development. The
site is also included in the I-35E Corridor Alternative Urban Areawide Review (AUAR)
with the mitigation plan. The net residential density shall not exceed 4.5 units per acre,
with no less than 2/3 of the residential area reserved for low density residential
development. This low density may include a variety of housing types (both detached and
attached).
The site spans both the Peltier and Clearwater Creek resource management units (RMU).
10
Comprehensive Plan Amendment
A Comprehensive Plan Amendment is required for one 10 acre parcel on the northwest
corner to amend the land use guidance from Urban Reserve to Mixed Use and to amend
the Sanitary Utility Staging Area from Stage 3 to Stage 1B.
If the Comprehensive Plan Amendment is approved by the City Council, staff would
prepare an application for Metropolitan Council review. The Metropolitan Council will
review the plan for compliance with the regional systems. Staff is still discussing with
Metropolitan Council staff whether the approval for such a minor change (10 acres) can
be approved administratively or will require a more formal review. Regardless, the
amendment could be processed prior to the applicant submitted for final approvals.
Zoning
The property is currently zoned R, Rural and R-BR, Rural -Business Reserve and will be
rezoned to PUD-Planned Unit Development. The PUD development process
implements the goals and policies of the comprehensive plan by providing flexibility
from the strict standards of the zoning ordinance to allow for a variety of detached single
family housing products that are in current market demand vs. standard townhome
medium density development.
Current Zoning 9r
R, Rural and R-BR, Rural -Business Reserve
Current Land Use
Agricultural and Rural Residential
Future Land Use per CP
Mixed Use (3.0 to 4.5 DU per acre)
and Urban Reserve
1A=2008-2015 (south 2/3 ),
Utility Staging Area
113=2015-2020 (northl/3),
Post 2030- One (1) 10 acre parcel
MLCCS
0
Predominately upland soils with planted or
maintained grasses
11
Surrounding Zoning and Land Use
Direction
Zoning
Current Land Use
Future Land Use
R, Rural & R-BR,
North
Rural -Business
Agricultural
Urban Reserve
Residential
GB, General
Commercial
South
Business & City of
Metro Transit Park &
Commercial
Centerville
Ride
East
R-BR, Rural
I-35E & Agricultural
Industrial
Business Reserve
West
R, Rural
Agricultural
Low -Medium -High
Density Residential
Lot Summary
Lot Width (ft)
House Type
# of Units
% of All Units
75
Single Family
177
20%
65
Single Family -Premium
54
6%
65
Single Family
247
28%
55
Single Family
144
17%
44
Single Family
84
10%
32
Townhomes
165
19%
TOTAL
F
1 874
100%
Setbacks
559, 65' and 75' Wide Lot Neighborhood
Front
25 feet
Side (garage)
7.5 feet
Side (house)
7.5 feet
Side (corner lot)
20-25 feet
Rear
25 feet
12
Townhomes
44' Wide Lot Neighborhood
Front
25 feet
Side (garage)
6 feet
Side (house)
6 feet
Side (corner lot)
20-25 feet
Rear
25
Townhome Neighborhood jllr
Base Lot Length
148.3 feet (4 unit)
180.3 feet (5 unit)
212.3 feet (6 unit)
Base Lot Width
69.2 feet
Individual Lot Width
42 & 42.3 feet (exterior lot)
32 feet (interior lot)
Building Setbacks
Front Base Lot to Curb
15 feet
Garage Door to Curb
25 feet
Front to Base Lot
10 feet
Side to Base Lot
10 feet
Rear to Base Lot
15 feet
Townhome General Design and Construction Standards
Buffer. A 20 foot wide buffer area is required adjacent to collector streets. The areas
must include a year round continuous planting screen; wall or fence and plantings; or a
combination of berm and year round continuous screening.
A 25 foot area is provided between the townhomes and Street A. The site has adequate
area set aside to accommodate the buffer. The area should be landscaped in a manner to
satisfy the buffer requirements of City Code section 1007.44 (17). This should be
accomplished using a combination of earth mounding and vegetation consisting of both
coniferous and deciduous trees and shrubs.
Screening should also be included between the south side of the development and the
adjacent commercial property to the south of the development.
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A detailed landscape plan which provides for buffer/screening shall be required with the
submittal of the Final Stage Plan for the development.
Impervious Surface Coverage Area. Impervious surfaces of the property cannot cover
more than 50% of the area in a Medium Density Residential Area or 65% in a High
Density Area. The proposed impervious surface coverage is 46.7% of the townhome
area.
The proposed impervious surface coverage area is in conformance with the ordinance
requirements.
Floor Area: The zoning ordinance requires a minimum livable floor area of 700 square
feet plus an additional 100 square feet for each bedroom. The ordinance also requires an
additional 100 square feet for utilities if no basement is present.
EMMin.
Required SF
w/Basement
Min. Required SF
w/o Basement
proposed
Single
800
900
N/A
Two Bedroom
900
1,000
N/A
Three Bedroom
1,000
1,100
1,712 — 2,198
Based on the sample floor plans the proposed units exceed the minimum floor area
requirements.
Parking. A minimum of 2 1/4 parking spaces are required for each townhome unit. Each
unit will have a two (2) car garage and off street parking in the driveway that can
accommodate two (2) additional vehicles. The project has an additional 79 guest parking
spaces distributed throughout the project area.
The proposed parking is in conformance with the ordinance requirements.
Height _ Requirements. The maximum building height cannot exceed 3 stories or thirty-six
(36) feet in height. The maximum proposed height as measured from the base of the
structure to the average height of the highest gable is 22'-24".
The proposed building heights are in conformance with the ordinance requirements.
Building Type and Construction
Staff has reviewed the housing products against the architectural standards outlined in
Section 1007.043 of the Zoning Ordinance and the expectations of a Planned Unit
Development (PUD) as noted in Section 1007.024 of the Zoning Ordinance.
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The zoning ordinance has limited building requirements for single family homes.
However, in exchange for the PUD flexibility on lot sizes, minimum housing standards
will be required in Watermark.
Single Family
Mattamy is proposing a variety of house plans and variations that are different for each
lot width classification (75-, 65-, 55- and 44-foot width). The developer has provided
floor plans and elevations for the homes, but has not provided details about the color or
material palette. Each house plan will be reviewed by the City prior to building permit to
ensure that the ordinance standards as modified by the PUD are met. However, because
this development will be constructed over a period of time, we expect that new or
modified house plans will be added to the product line and would be administratively
reviewed and approved by the City staff.
Generally, we would expect to see material samples and color palettes for all buildings
proposed in the development and a draft of the Homeowners Association documents
showing how architectural standards will be enforced. The applicant has indicated that
Mattamy has an anti -monotony code to ensure variety in the housing products, but these
materials must be submitted for staff review and City approval as part of the PUD final
stage plan and final plat for phase I of the project. The materials should ensure that the
design of homes elevations be varied with a minimum of five different styles provided in
the development and that homes in proximity to each other not look alike in terms of the
combination of color of siding, accent and roofing materials. The home under
consideration will be compared to the two homes on each side and to the three homes
directly facing it.
Furthermore, staff believes that due to the high visibility of the homes in this PUD, the
City should require a higher level of design on the single family home elevations that that
are visible from 201h Avenue (CSAH 54), Street A, Street E and the public park. While
the front elevations of the homes have articulation and a variety of materials, the side and
rear elevations of the single family homes are generally plain, flat walls. Because the
home elevations that face these facilities will be so visible, staff believes that one of the
PUD benefits of the project could be a higher level of design on these faces. This should
include, at a minimum, one of the following three additional standards for those homes
visible from these streets and park:
Window trim on rear elevations to match the dimensions of the front elevation.
For example, the front elevations of homes typically have 6-inch trim around
doors and windows, while the rear elevations often have narrower trim.
2. Incorporate frieze bands, trim and banding in complementary colors to add
interest and variety to the rear elevations.
3. Use more than one material type, or material style on the rear elevations provided
that:
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a. No single building facade shall have more than 75% of one material.
b. Different siding styles are acceptable in the same material, such as lap
siding with shakes or board and batten accents, if it is in a contrasting or
complementary color.
The developer shall provide staff with revised plans showing how the intent of these
standards will be met.
Townhomes
The townhomes do not appear meet the standards in the ordinance, which require a
minimum of-
L In case of gable roof, a minimum 18-inch roof overhang (soffit) shall be required
for all dwelling unit building plans.
2. The exterior of townhome dwelling units shall include a variation in building
materials which are to be distributed throughout the building facades and
coordinated into the architectural design of the structure to create an
architecturally balanced appearance. In addition, townhome dwelling structures
shall comply with the following requirements:
a. A minimum of 25% percent of the combined area of all building facades
of a structure shall have an exterior finish of brick, stucco and/or natural or
artificial stone.
b. Except for brick, stucco and/or natural or artificial stone, no single
building facade shall have more than 75% of one type of exterior finish.
More than one material type or style shall be used on the side and rear
elevations.
c. For the purpose of this section, the area of the building facade shall not
include area devoted to windows, entrance doors, garage doors or roof
areas.
The developer has requested design flexibility to allow for greater variation on the
individual buildings. Staff is of the opinion that design flexibility may be accommodated
by providing the following design options:
1. A minimum of 25% percent of the area of all public and private street/driveway
facing facades of a structure shall have an exterior finish of brick, or
natural/artificial stone and 2 additional siding styles
a. Different siding styles are acceptable in the same material, such as lap
siding with shakes or board and batten accents, if it is in a contrasting or
complementary color.
2. Use of more than one material type, or material style on the side and rear
elevations provided that:
a. No single building facade shall have more than 75% of one material.
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b. Different siding styles are acceptable in the same material, such as lap
siding with shakes or board and batten accents, if it is in a contrasting or
complementary color.
c. Incorporate frieze bands, trim and banding in complementary colors to add
interest and variety to the rear elevations.
3. Decorative garage doors with windows shall be used on all units.
Furthermore, staff would like the developer to provide more variety in the unit types. The
project includes 165 townhomes in 33 4- and 6- unit buildings. While the applicant offers
three different elevations, we find that they are very similar and would like to encourage
the developer to consider more variety by incorporating an urban townhome option or
another townhome style.
The developer should continue to work with staff to refine the plans to comply with the
intent of these PUD design standards. The developer shall provide detailed information to
show how these items will be met when the PUD final stage plan and final plat are
submitted.
Unit Width: The minimum required width of a townhome is 24 feet. The applicant is
proposing 32' wide units which exceed the minimum width requirements.
Garages: Each of the proposed units include, at a minimum, a 20' x 20' (400 square foot)
double garage. The zoning ordinance requires a minimum size of 540 square feet for
dwellings with no basement. The intent was to ensure adequate storage area. However,
the proposed units exceed the City's minimum floor area requirements by 600 to 1,000
square feet. Additionally, 400 square feet garages are typical of prior townhome project
approvals. Therefore, staff would propose that design flexibility be provided to
accommodate the proposal.
The developer is proposing several different housing models and product types for the
single family lots to provide customers with options and development variations.
Subdivision Ordinance
Conformity with the Comprehensive Plan and Zoning Code
The preliminary plat is consistent with the comprehensive plan for mixed use residential
development as discussed above. The PUD provides flexibility from the strict standards
of the zoning ordinance.
Blocks and Lots
The preliminary plat has 706 single family lots, 165 townhome units, 1 recreational
center lot and 16 outlots. The lots vary in width, depth and lot size as allowed per the
PUD flexibility. The recreational center lot is for a 5,000 s.f. recreational facility for the
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use by the Watermark residents. The outlots are for stormwater ponds, wetlands areas,
parks, open space and trail corridors.
A block section along Street C exceeds 1,500 feet. This length shall be reduced by
eliminating the "ghost plat" cul de sac and extending the road to the north.
The Street D block from Street C to 20th Avenue shall be re-evaluated and possibly
reconfigured. The lots abutting 20th Avenue need to meet 40 setback and number of
driveways accessing Street D should be minimized.
Streets and Alleys
CSAH 54/20th Avenue N is an "A" Minor Arterial -Reliever and Streets A, O& C provide
a north -south corridor between I-35E and CSAH 54 as identified in the Transportation
Plan. Streets A, B and D are consistent with the access spacing proposed in the I-35E
Alternative Urban Areawide Review (AUAR) and Anoka County Highway Department
Access Spacing Guidelines. Street A aligns with 73rd Street; Street B avoids wetlands
and provides opportunity for development to the west of CSAH 54 and Street D aligns
with Rehbein Street.
The local roads have 60 foot right of way widths and 28 foot wide (cul de sacs) and 32
foot wide paved road surface. Temporary cul de sacs shall be required at the end of
future street connections. Sidewalks are incorporated throughout the development.
The preliminary plat indicates 60 feet of right-of-way from CSAH 54 centerline as
required.
Several cul de sacs (Street F, K, L, P and Q) exceed 500 feet in length. These cul de sacs
shall have fire hydrants located every 300 feet and roadway width shall be 32 feet back to
back. It is suggested that Street P and Q be redesigned to create one loop vs. 2 cul de
sacs. A trail connection shall be made off the cul de sac of Street L potentially through
Lots 650-651 through the storm pond outlot to Street B.
Easements
Standard drainage and utility easements at least 10 feet wide are provided along all lot
lines. Drainage and utility easements shall also be dedicated 10 feet above the high water
level over stormwater drainage ponds. Drainage and utility easements are also shown as
being dedicated over stormwater management outlots. Conservation easements shall be
dedicated over wetlands and greenway corridors. A 66' wide private pipe line easement
extends across the northeast corner of the site.
Storm Water Management and Erosion and Sediment Control
The site currently drains to ACD 55 on the south, ACD 72 on the north and overland to
the west (existing culvert under county road). The site faces challenges for effective
stormwater management. In many cases agricultural ditch and tile networks have
significantly altered drainage basins and changed sub -watershed divides. The drainage
capacity of these existing tile networks is insufficient to convey stormwater runoff. The
site consists mostly of B/D hydrologic soils which are a combination of drained and un-
drained soils. Wetlands and high ground water table also contribute to the challenge.
Watermark will create a natural greenway corridor and regional stormwater conveyance
system through the construction 40+ acres of lakes and storm ponds and 20+ acres of
restored and created wetlands. Ultimate discharge of the site is to Peltier Lake.
Storm water management is not only a challenge for the Watermark development but also
for the entire I-35E corridor. The City is analyzing the concept of a more regional
approach to mitigate stormwater for the entire area through the preparation of the
Northeast Drainage System Study.
The site will be mass graded in 2 phases. The first phase includes the townhome
neighborhood, southwest quadrant section including the public park and the northeast 55'
wide lot neighborhood. The second phase will be the remainder of the site.
Stormwater reuse is proposed to improve efficient use of groundwater resources.
Stormwater instead of groundwater irrigation wells or treated municipal water will be
used for irrigation of the public places and townhome area.
Utilities
Public water, sanitary and storm sewer utilities will be installed within the development.
Sanitary Sewer
An 18-inch trunk sanitary sewer main extends from Main Street along 21st Avenue North
to the southern boundary of the property. A combination of 8", 10", 15" and 18" PVC
sanitary sewer pipe will serve the site. Sanitary sewer will also be stubbed under CSAH
54 to the west to accommodate future development.
Watermain
A 16-inch trunk water main extends from Main Street along 21st Avenue project North.
The site is served by an 8" and 16" watermain. The system will be interconnected to an
8" watermain in Centerville to provide improved fire flow and system redundancy.
Watermain will be stubbed to the west and east property boundaries for future
development.
Public Land Dedication
The City will require a combination of land dedication and cash in lieu of land
dedication. The development will dedicate 5.38 acres of public parkland to the City and
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1.59 acres of private parks will be credited for public land dedication. The private parks
will be owned and maintained by the HOA.
A master plan of the public park is being designed by WSB and the Park Board that
includes pickle ball and basketball courts, playground equipment, picnic area, open space
and an overlook. An extensive park trail system is also proposed throughout the
greenway corridor and along CSAH 54. The private park in the townhome neighborhood
will include a tot lot and the private park in the northeast neighborhood will be for
passive recreation.
Public park land dedication and improvement costs and trail construction costs will be
credited from the total payment in lieu. Improvements to the private parks and
recreational center will not be credited.
The public park, recreational center and certain trail sections will be constructed with the
first phase of development.
Tree Preservation
The goal of tree preservation is to minimize unnecessary loss of habitat, biodiversity and
forest resource and to replace removed trees in areas where tree cover is most critical. Per
the Tree Preservation Plan, there are 1,839 total trees on site and 1,221 are proposed to be
saved and 618 are proposed for removal. The Tree Preservation Plan identifies the basic
use area and environmentally sensitive areas and the need for 13 replacement trees for
mitigation. These 13 replacements trees will be satisfied through open space area
landscaping requirements. The Environmental Coordinator also reviewed the Tree
Preservation Plan and made suggestions for removal of hazardous or unhealthy trees.
Landscaping
Boulevard trees are required at the rate of one (1) tree per lot frontage for single family
and two family lots. Townhomes require 1 tree per 70 feet of linear feet of road frontage.
Open areas shall be landscaped. Landscape screening and buffers shall be installed along
CSAH 54, I-35E and in between the townhomes and commercial.
A preliminary planting and landscape plan was submitted indicating general planting
locations and specie types. Due to the complexity and size of the Watermark
development, detailed landscaping plans shall be required at the time of PUD Final Plan
to allow for a more effective review of grading plans and planting details.
Alternative Urban Areawide Review (AUAR)
The site is within the 2005 I-35E Corridor AUAR environmental review boundary. The
AUAR was updated in June 2015. WSB and the Environmental Board reviewed the
Watermark development with the AUAR mitigation plan and concluded the project is
20
compliant. See WSB Plan Review Letter dated April 6, 2016 for AUAR mitigation plan
review.
Archeological Study
The AUAR identified 3 areas of high potential archeological resources with the
development area. A Phase I Archaeological Survey Report was completed on July 20,
2015 by Anderson Engineering of Minnesota, LLC. These 3 areas were thoroughly
investigated and it was determined that no additional archaeological investigations were
necessary.
Noise Study
A noise study was completed on March 28, 2016 by David Braslau and Associates, Inc.
Projected traffic noise levels from I-35E and CSAH 54 were compared with MPCA
daytime and nighttime noise standards.
Landscaped berms will be constructed along both I-35E and CSAH 54. The berms along
I-35E are approximately 150 feet in width and 25 feet high. A mix of deciduous,
coniferous and shrubs will be planted near the crown.
Detailed landscape berm plans and sections are required along CSAH 54.
The Summary of Findings concludes:
Homes along Interstate 35E
Predicted daytime sound levels at residential lots along Interstate 35E are generally
within the 65 dBA standard or within modeling error. However, "nighttime" levels
between 6 and 7 am exceed the standards but exceptions to the state rules permit the
higher NAC-2 standards to be applied and the nighttime standards can be met.
Homes along CSAH 54
Predicted daytime sound levels at residential lots along CSAH 54 are just below the
daytime L10 standards. The "nighttime" levels between 6 and 7 am exceed the standards
but as with homes along Interstate 35E exceptions to the state rules permit the higher
NAC-2 standards to be applied and the nighttime standards can be met.
Minnesota Rule 7030.0050 Subp. 3. Exceptions.
The noise area classification for a land use may be changed in the following ways if the
applicable conditions are met:
B. The standards for a building in a noise area classification 2 shall be applied to a
building in a noise area classification 1 if the following conditions are met:
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(1) the building is constructed in such a way that the exterior to interior sound
level attenuation is at least 30 dB(A);
(2) the building has year-round climate control; and
(3) the building has no areas or accommodations that are intended for outdoor
activities.
Condition #1 can be met if the exterior to interior sound attenuation of the homes is 30
dBA or greater. Depending upon the building construction, glazing type and glazing
area, the 30 dBA attenuation can be provided with appropriate design.
Condition #2 will be met if the homes are provided with year-round climate control,
which is generally standard for new homes in Minnesota that comply with the state
energy code.
Condition #3 can be met if no areas are designed for nighttime outdoor use.
Wetlands
A wetland boundary delineation was approved by RCWD on September 3, 2015. An
application for wetland sequencing and preliminary wetland replacement plan were
submitted to RCWD on February 25, 2016.
According to the KJolhaug Environmental Services Wetland Permit Application dated
February 22, 2016, the wetland delineation located 28 wetlands of approximately 20
acres in size. All of the wetlands have been disturbed and degraded by a history of
subsurface tile drainage and/or agricultural use. MnRAM analysis demonstrated that no
wetland plant communities of high function are present on site and the proposed project
and proposed replacement plan will result in no net loss of wetland function.
The site is located within in the RCWD Lino Lakes Comprehensive Wetland Protection
and Management Plan boundary. A portion of the site is in the Wetland Management
Corridor (WMC).
22
Per Sheet 23 of civil plans prepared by Carlson McCain revision date March 4, 2016:
Wetland Summary
Wetland Fill 167,677 s.f.
3.85 acres
Wetland Excavation
244,154 s.f.
5.61 acres
Total Wetland Impact
411,835 s.L
9.45 acres
Wetland Mitigation
657,678 s.f.
15.10 acres
Wetland Enhancement Area
211,766 s.f
4.86 acres
WMC Buffer Area
106,803 s.f
2.45 acres
WCA Buffer Area
469,920 s.f.
10.79 acres
Floodplain
FEMA updated the Anoka County Flood Insurance Study (FIS) and Flood Insurance
Rating Map (FIRM) on December 16, 2015. The DFIRM indicates a portion of Zone A
floodplain just south of Street B. The base flood elevation shall be determined by the
applicant. A Conditional Letter of Map Revision (CLOMR) and Letter of Map Revision
(LOMR) will need to be obtained from the Federal Emergency Management Agency
(FEMA) to verify the floodplain is not impacted by development.
Growth Management Policy
Per the Comprehensive Plan (page 3-27), an annual average of 230 units per year over
each 5 year phasing period not to exceed 345 units in any 1 year is allowed. At the end
of the 5 year phasing period unallocated units will be averaged out over the next 5 years.
23
The Utility Phasing Plan provides a summary of phased lot development.
Summary 7����
Phase I 253
Phase II
139
Phase III
135
Phase IV
62
Phase V
120
Phase VI
66
Phase VII
97
For the purpose of monitoring growth management, we are assuming an average of 125
lots being platted annually lots. It is anticipated that phases will cross over multiple
years.
PUD Final Stage Plan/Final Plat
A land use application for PUD Final Plan/Final Plat shall be required.
FINDINGS OF FACT
The following are Findings of Fact as related to the land use decisions for the
Comprehensive Plan Amendment, Rezoning and PUD Development Stage
Plan/Preliminary Plat.
Comprehensive Plan Amendment, page 3-26 Growth Management PolicX
The applicant is requesting approval of two minor amendments to the Comprehensive
Plan:
1. Land Use Guide Plan Map Amendment. The northwestern 10 acres of the
development is a parcel that is guided Urban Reserve in the Comprehensive Plan.
The applicant is requesting that this property be re -guided to Mixed Use to be
consistent with the remainder of the project. This piece was not part of the
previous Hardwood Creek project and consequently was not included in the
original Mixed Use designation.
2. Utility Stage Plan Map Amendment. The southern 2/3 of the property is located in
the Stage I Planned Service Area (2008-2015) and the northern 1/3 of the
property is located in the Stage I service area. The applicant is requesting a map
24
amendment to modify the map for the northwestern 10 acres from Stage 3 (post
2030 service area) to the Stage 1B service area.
When considering changes to the land use and utility staging area maps, the
Comprehensive Plan directs the City to consider the following criteria:
a. The proposed development must be located within both the current and the next
ten year staging area, or five-year phase, or located adjacent to the current staging
area.
The bulk of the 372.24 acre development is classified as Mixed Use and is in either the
Stage IA or IB planned service area. The requested amendment is simply to incorporate
the northeastern 10 acres in to the project by reclassifying it as Mixed Use in the Stage
IB service area like the other adjacent land in the Watermarkproject. Adding this site to
the project is consistent with the purpose of the Mixed Use classification, which is
intended "to accommodate a mix of residential, retail, and office uses either within one
building, structure or development. Residential development may include higher density
housing options. "
b. The proposed development must be master planned. Small, piecemeal
developments do not justify redefining the ten-year staging area, or five-year
phase.
This reclassification will allow this 10-acre parcel to be master planned with the other
372 acres of the Watermark project.
c. The proposed, master planned project must provide discernable public values.
The Watermark project is a master planned, mixed residential project that will help meet
the City's lifecycle housing goals by providing housing choices for residents in Lino
Lakes with 706 single family homes and 165 townhomes. The project meets several other
discernable public values in addition to the lifecycle housing goals, by meeting the stated
goals of land use policy #5 in the Comprehensive Plan which notes that public values
include:
i. Preserving open space, providing park dedication and trails, and/or providing
stormwater management areas, in excess of minimum standards to implement the
Resource Management System Plan, as amended, and Rice Creek Watershed
District's Lino Lakes Resource Management Plan, as amended
ii. Using "Green" building and low impact development techniques
iii. Restoring/enhancing ecological systems
iv. Ensuring long term natural resource stewardship funding
V. Managing stormwater using natural filtration and other ecologically based
approaches
A. Providing life -cycle and affordable housing
vii. Diversifying the tax base to lessen the tax burden on residential properties
25
viii. Providing infrastructure that benefits community beyond the project site that
would otherwise not be financially feasible.
The project meets these public values through a number of items that are discussed
elsewhere in this report in more detail. Specifically, the developer is creating a greenway
corridor in this project where none exists today, is playing a key role in the
implementation of the Northeast Drainage Study Plan, incorporates water reuse, restores
wetlands and provides financing of the wetland replacement and monitoring for 5 years,
expands the City tax base, creates important street, sidewalk and trail connections.
d. Adequate infrastructure must be available to support development. Appropriate
analysis will determine if adequate infrastructure is available and what utility
extensions and transportation improvements are required to support new
development.
Adequate infrastructure exists or will be provided as part of this master planned
community.
e. There must be a commitment that the development will pay its proportionate
share of infrastructure improvement costs associated with development.
The developer has paid the previously assessed share of the I-35E Interchange project
($1.6 million) and will be responsible for construction of all new infrastructure within the
project.
The request from the developer is to allow development of a single family neighborhood
with a planned density of approximately 3.39 units per acre, which is consistent with the
Comprehensive Plan. Incorporating the northwestern 10 acres into the Watermark project
will require a Comprehensive Plan Amendment.
The Comprehensive Plan is a living document and when the City finds evidence to
support a change to the plan, the City Council has the discretion to make a change. This
is a policy decision for the City Council.
Section 1007.015 Administration: Amendments and Rezonings
The property is currently zoned R, Rural and R-BR, Rural -Business Reserve and shall be
rezoned to PUD-Planned Unit Development. Per Section 1007.015 (5), the Planning and
Zoning Board shall consider possible adverse effects of the proposed rezoning and its
judgement shall 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.
26
The proposed Watermark PUD master planned residential development is
consistent with the goals and policies of the comprehensive plan in regards to resource
management, land use, housing, transportation and utilities. The development upholds
the City s public values by creating a multi functional open space greenway corridor
integrated with the stormwater conveyance system, wetland management and trails.
Watermark is consistent with mixed -use land and density requirements and provides a
variety of market driven housing products that support life -cycle housing. Safe
transportation corridors and public utilities also serve the development.
(b) The proposed use is or will be compatible with present and future land uses
of the area.
The proposed Watermark development is compatible with the present and future
land uses of the area. Existing and future land use to the west is residential. Existing and
future land use to the south is commercial. This area will be accessible via pedestrian
corridors to support mixed use development. Existing land use to the north is rural
residential and guided post-2030 for urban reserve.
(c) The proposed use conforms with all performance standards contained
herein.
The proposed Watermark development conforms with all PUD performance
standards as outlined in Section 1007.024(2) General Requirements and Standards:
1. Ownership. Mattamy Partnership Inc. is the sole owner of the property.
2. Comprehensive Plan Consistency. The proposed PUD shall be consistent
with the City Comprehensive Plan.
The proposed Watermark PUD master planned residential development is
consistent with the goals and policies of the comprehensive plan in regards to resource
management, land use, housing, transportation and utilities. The development upholds
the City s public values by creating a multi functional open space greenway corridor
integrated with the stormwater conveyance system, wetland management and trails.
Watermark is consistent with mixed -use land and density requirements and provides a
variety of market driven housing products that support life -cycle housing. Safe
transportation corridors and public utilities also serve the development.
3. Public or Common Open Space.
Open space makes up 39% of the Watermark development with 67 acres of wetlands,
lakes and storm ponds and 77 acres of parks and open space. A master plan of the 5 acre
public park includes pickle ball and basketball courts, playground equipment, picnic
area, open space and an overlook. An extensive park trail system is also proposed
throughout the greenway corridor and along CSAH 54.
27
4. Operating and Maintenance Requirements for PUD Common Open
Space/Facilities.
A homeowners association shall be created and Declaration of Covenants and
Conditions shall be recorded against the property at the time of final plat. Public park
land and trail corridors will be deeded to the City. Drainage & utility easements and
conservation easements will be dedicated to the City and RCWD.
5. Utilities.
All single family and townhome utilities will be installed underground. Separate public
utilities are provided to each single family and townhome unit.
6. Roadways, Private.
Private roadways within the townhome neighborhood shall have an improved surface of
26-28 feet in width and shall be so designed as to permit the City fire trucks to provide
protection to each building.
No portion of the required private road system is used in calculating required off-street
parking space or be used for parking.
7. Development Agreement.
Development Agreements detailing developer responsibilities and securities will be
executed with each final plat.
(d) The proposed use can be accommodated with existing public services and
will not overburden the City's service capacity.
The proposed Watermark development can be accommodated with existing public
services and will not overburden the City s service capacity. The site is ultimately served
by MCES Interceptor 76-51 that is adequately sized for the development in the district.
The existing water supply and water distribution system can provide adequate water
volume and fire protection.
Section 1007.024 PUD, Planned Unit Development
Per Section 1007.024(1) Purpose and Intent, the PUD, by allowing deviation from the
strict provisions of this Ordinance related to setbacks, heights, lot area, width and depths,
yards, etc., by conditional use permit or a mixture of uses by rezoning to a PUD District,
is intended to encourage:
(a) A development pattern in harmony with the objectives of the
Comprehensive Plan.
The proposed Watermark PUD master planned residential development is
consistent with the goals and policies of the comprehensive plan in regards to resource
management, land use, housing, transportation and utilities. The development upholds
the City s public values by creating a multi functional open space greenway corridor
integrated with the stormwater conveyance system, wetland management and trails.
Watermark is consistent with mixed -use land and density requirements and provides a
variety of market driven housing products that support life -cycle housing. Safe
transportation corridors and public utilities also serve the development.
(b) Innovations in development that address growing demands for all styles of
economic expansion, greater variety in type, design, architectural standards, and siting of
structures through the conservation and more efficient use of land in such developments.
By allowing a variety of lot sizes and residential neighborhoods, Watermark is able to
provide a mix of market driven housing products and single level living that appeals to
entry-level home buyers as well as aging populations. The flexible site design also allows
for the construction of an extensive greenway corridor and storm water management
system.
(c) The preservation and enhancement of desirable site characteristics such as
existing vegetation, natural topography and geologic features and the prevention of soil
erosion.
The site has limited natural desirable site characteristics. Topography is flat agricultural
land with poorly drained soils, drain tile and limited minimal significant tree stands.
Existing low functioning wetlands will be enhanced and restored into an extensive
greenway corridor and storm water management system.
(d) A creative use of land and related physical development which allows a
phased and orderly transition of varying land uses in close proximity to each other.
Development will start from the south where public utilities exist and extend north. The
development transitions from the existing commercial property on the south boundary
north to compact townhome and 44' single family neighborhood to larger lot
neighborhoods.
(e) An efficient use of land resulting in smaller networks of utilities and streets
thereby lowering development costs and public investments.
Allowing lot widths to be based on the specific housing product versus a one size
fits all lot width provides an efficient use of land and lowers development and public
costs.
(f) Promotion of a desirable and creative environment that might be prevented
through the strict application of City zoning and subdivision regulations.
29
Watermark will create a natural greenway corridor and regional stormwater conveyance
system through the construction 40+ acres of lakes and storm ponds and 20+ acres of
restored and created wetlands.
RECOMMENDATION
Staff recommends continuation of the public hearing for PUD Development Stage
Plan/Preliminary Plat to allow further review of the project. Preliminary comments to be
addressed prior to next Planning & Zoning Board meeting are:
1. Comments from WSB Plan Review Letter dated April 6, 2016 shall be addressed.
2. Streets
a. The 24 foot wide private roads on the east side of the townhome
neighborhood along I-35E shall be 26 foot wide minimum.
b. A block section along Street C exceeds 1,500 feet.
i. This length shall be reduced by eliminating the "ghost plat" cul de
sac and extending the road to the north.
c. The Street D block from Street C to 20th Avenue shall be re-evaluated and
possibly reconfigured.
i. The lots abutting 20th Avenue need to meet 40 setback
ii. The number of driveways accessing Street D should be minimized.
iii.
d. Cul de sacs on Street F, K, L, P and Q exceed 500 feet in length
i. Fire hydrants shall be located every 300 feet
ii. Roadway width shall be 32 feet back to back
iii. Street P and Q should be redesigned to create one loop vs. 2 long
cul de sacs
iv. A trail connection shall be made off the cul de sac of Street L
potentially through Lots 650-651 through the storm pond outlot to
Street B
e. Temporary cul de sacs shall be required at the north end of Street D and at
the end of any street that terminates between development stages.
3. Utilities
a. Storm sewer pipes shall run along the side or rear property lines to the
greatest extent possible to avoid drainage & utility easements
encumbering large portions of side or rear yards.
i. For example: Lots 561, 505, 506, 255-258, etc.
4. Setbacks
a. Lot 130 and 131 require a minimum 40 feet setback along CSAH 54.
b. Twenty (20) foot side yard setbacks will only be allowed on back to back
lots.
c. Twenty (20) foot side yard setbacks shall be minimized to the greatest
extent possible.
d. For example, Lots 704, 761, 412, 128, 129 etc. shall be revised.
5. Buffer and Screen Standards
a. Detailed landscape berm plans and sections are required along CSAH 54.
all
b. Landscape screening and buffers shall be installed along CSAH 54, I-35E
and in between the townhomes and commercial.
c. Attention shall be made to the location of landscape plantings, buffer and
berms in regards to grading, storm sewer and utility location, catch basins,
etc.
d. Water re -use pump stations shall be viewed to determine if screening is
required.
6. Lot Size
a. Lot sizes for single family lots shall be continuous buildable land and at a
minimum size of the Lot Width Product x 130 feet.
i. Example:
1. 44 ft x 130 ft
= 5,720 s.f.;
2. 55 ft x 130 ft
= 7,150 s.f.;
3. 65 ft x 130 ft
=8,450 s.f.;
4. 75 ft x 130 ft
= 9,750 s.f.
b. The 100 year High Water Level shall not encroach into any yard.
c. Wetlands and buffers shall not encroach into any yards.
i. See Lot 231-232.
d. The required 10 feet drainage and utility easement above the HWL maybe
included in the lot as part of the standard D&U easement.
7. Single Family Neighborhoods
a. Detailed house architectural plans, color renderings and material palette
shall be submitted for all single family lots abutting CSAH54, Street A
and the public park.
8. Townhome Neighborhood
a. A separate plan set detailing the townhome neighborhood shall be
required.
i. Details on Sheet 43 are not for 32 foot wide townhome product.
b. Detailed architectural plans and color renderings shall be submitted for all
townhome building elevations.
9. Parks and Trails
a. Details on water fountains shall be required with PUD Final Plan.
b. A Trail Phasing Plan shall be required with PUD Development Stage Plan
c. A "trail corridor" shall be installed along one side of Street B in lieu of
sidewalk to make a connection to the park. The trail could be bituminous
or concrete.
d. Trail location needs to be evaluated between Lot 135 and wetland.
10. Wetlands and Buffers
a. The lots surrounding Outlot A shall be evaluated to verify proper wetland
buffers (10-25 feet) can be established outside of lots.
b. Wetland area calculations differ from Sheet 23 and Wetland Permit
Application. Please adjust accordingly.
11. Water Re -use
a. Irrigation system for public park, berm area and townhome open space
shall utilize stormwater re -use as recommended in the Watermark Water
Re -Use Feasibility Study.
31
12. Sheet 3: Preliminary Plat Index Sheet
a. Under Site Data, the number of Single Family Lot shall be 706 and add 1
line for Clubhouse lot to be consistent the Land Use Plan map.
13. Sheets 19-22: Site Plan
a. The scale bar is incorrect.
ATTACHMENTS
1. Applicant Narrative
2. Zoning Map
3. Future Land Use Map
4. Wetland Replacement Overview Map
5. Anoka County Transportation Division Letter dated March 30, 2016 (not
including referenced attachment)
6. Master Park Plan
7. Development Phasing Plan
8. Proposed Townhome House Plans
9. Preliminary Plat Image Booklet
32
9
EttarryHoM�s
WATERMARK
Lino Lakes, Minnesota
February 27, 2016
Background
Mattamy Homes Limited
Minneapolis Division
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Watermark, is a proposed master planned community on 372 acres generally located between
County Road 54 and Highway 35E, north of County Road 14. The neighborhood is proposed to
consist of approximately 871 units, made up of attached row townhomes and detached single
family homes on various lot sizes at different price points. The proposal will also include a
component of age targeted or single level living detached townhomes. The proposal contains a
central neighborhood park integrated into network of public open spaces, an extensive storm
water management system and a variety of different wetland complexes, both natural and
created. The concept plan and proposed house plans have been reviewed by the City Council on
two previous occasions; first in the context of the overall Lino Lakes market and secondly with a
focus on the house plans themselves.
Guiding Considerations
While there are many considerations to take into account on a proposal of this size, it is
necessary understand two factors that drive the design — stormwater management and project
scope/location.
Often, streets and blocks are designed to create sub -neighborhoods by limiting streets that cut
through sub -neighborhoods (connectivity) and building cul-de-sacs. In this proposal, it is done
primarily to create naturally draining rear yard areas, minimize City stormwater facilities,
minimize gas line crossings and allow for an extensive drainage/ponding system to meet
requirements set forth by the Rice Creek Watershed District. While decreasing the number of
homes that can be constructed, the plan allows for many more walkouts and sub -neighborhoods
— allowing for higher priced homes and more desirable (to the market) pockets of development.
Secondly, this is a large project located on a site with little amenity other than its ease of access.
To be successful, for both Mattamy and the City of Lino Lakes, a variety of products must be
introduced to address a broad spectrum of buyers while also speeding absorption. Offering a
variety of products not only makes it possible to move up the housing chain within the same
neighborhood but also gives the development a more diverse look, different architectural styles
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Minneapolis Division
and a blend of residents at different points in their life. To design a neighborhood this size with
two or three different products would create too much "sameness".
Relationship to Comprehensive Plan
Land Use. The City's Comprehensive Land Use Plan shows the property designation as Mixed
Use. Within this designation, there was allowed up to be 20% commercial with the residential
land allowed to have 4.5 du/net acre with no more than 2/3 of the residential area being 3.0
du/acre or less. Watermark has a net density of 3.45 du/acre. If all the stormwater ponds, parks,
open space, screening and wetland (natural and mitigation) areas were removed, a gross density
of 2.38 du/acre is achieved. The proposal falls well below what is allowed under the
Comprehensive Plan and significantly below the previous proposed Hardwood Creek.
Environment. Contained within the City's Comprehensive Plan is a Resource Management Plan;
this was a joint effort between the City and the RCWD. Incorporated into this was a system of
trail corridors, wetland corridors, stormwater facilities and neighborhood parks. Watermark
incorporates all these concepts into its design. The RCWD has removed its WMC designation
from the site in order to allow greater creativity and flexibility in design of the open
space/stormwater/trail corridor concepts. At this point in the design of the neighborhood, the
details of all these facilities remain to be decided but Mattamy has provided a generous land use
framework within which to accomplish the intent of the RMP.
Parks. The Comprehensive Plan contemplates a 5 acre neighborhood park integrated into an
open space system that will contain trails/sidewalks that go throughout the neighborhood as well
as continue north and west as indicated in the Comprehensive Plan. Mattamy has designed its
stormwater and open space system allowing for a trail system throughout the development,
connecting with a new trail along CR 54, pedestrian connections to the commercial areas to the
south and the proposed open space system connecting this site to Peltier Lake.
Some time ago, a concept plan was done for the central neighborhood park. Since that time,
changes to the neighborhood plan has required modifications to previously approved plan.
Mattamy and the City are working on these revisions.
The townhouse portion of the community will have a private park/playground to serve the
residents of the townhouse neighborhood. A small private neighborhood park will also be
included in northeast corner of the site to serve the neighborhood in this area. Both these parks
will be maintained by the Homeowners Association.
Mattamy Homes Limited
Minneapolis Division
The 44' wide lot neighborhood (SW corner of site), will have a small private pocket
park/playground. This will be maintained by the Homeowners Association.
As part of the private amenity offerings for Watermark, a 5000 sf recreation center will be
constructed. This will include a full-sized exercise room, some office space, small kitchen area
and a large meeting area. An outdoor patio area will be attached to the Rec Center for the use of
the Watermark residents. Like the other neighborhood amenities, this will be maintained and
operated by the HOA.
Open Space. As discussed above, there is approximately 62 acres of public park/open space
surrounding all the stormwater ponds, and existing and created wetlands that are intended to be
dedicated to the City. Additionally, there are 13 acres of private open space and 67 acres of open
water, existing and proposed wetlands.
Transportation. A transportation consultant was retained to determine traffic volumes both
within the proposal and at the periphery. This was used to determine street widths and sidewalk
locations. Mattamy has met with Anoka County regarding improvements to CR 54; these
suggestions have all been incorporated into the design of the proposal. Mattamy will be required
to make improvements to CR 54 to allow for various protected turning movements
Sidewalk is proposed on one side of all streets except on cul-de-sacs. Pedestrian facilities are
proposed on both sides of the 20th Ave. extension.
House Styles/Lot Sizes
House plans and lots sizes have been reviewed with the Council previously but will generally be
discussed again as part of this narrative. The intent of proposing many different homes and lot
sizes is to:
1. Provide different price points. The cost of a developed lot in this project is about
$1400/front foot. For each 10' of lot width, we can expect at least a $14,000 difference
in price.
2. Provide different floor plans and overall square footages. In today's market, many
people are choosing smaller, more energy efficient homes. Family sizes are getting
smaller, kids are active in many out -of -the -neighborhood activities; the yard is less
important (except in the case of the rear yard as we indicated in a previous
presentation).
Mattamy Homes Limited
Minneapolis Division
3. Help prevent monotony in the development. In addition to varying house facades,
density and lot size helps create more variety and, in many cases, sub -neighborhood
identity.
4. Increase absorption. NAHB statistics state that for every $1000 you raise the price of a
home, you lose 1500 buyers. Offering a long continuum of price ranges capture more of
the overall market, increases sales and puts more homes on the tax rolls sooner. A
struggling project is bad for both the City and Mattamy.
5. Accommodate different lifestyles. The proposed townhomes and the age targeted
(single level living) products appeal to both younger and older buyers, both in the floor
plans and the low maintenance lifestyle sometimes referred to as Lock and Leave or
Snow and Mow.
The single family product line will come in 4 different sizes and corresponding lot sizes — 44' wide
lot, 55' wide lot, 65' wide lot and 75' wide lot. Home sizes range approximately from 2000 square
feet to 3500+ square feet. The 44' and 55' wide lot will accommodate a 2 car garage; the rest will
all accommodate a 3-4 car garage. Interestingly, in a project we recently opened near Lake
Minnetonka, large percentage has been with a 2-car garage. We may be seeing some
generational changes in housing preference.
All homes with the exception of the 44' wide lots are proposed to have 25' front yard setbacks,
7.5 side yard setbacks (both) and minimum 25' rear yard setbacks. In keeping with our market
analysis, all the lots have been designed to have a 40' or greater rear yard. At this point we are
proposing the same front and rear setback for the 44' wide product but with a 6' sideyard
setback. Since all our homes are built "to the side setbacks" (as are most builders), it is interesting
to note that the percentage of open space along a block of homes actually decreases as the lot
size goes up. What is critical with narrower lots is the design of the fagade; we hope that we
have illustrated that our designs take this into consideration in past presentations.
The plan concentrates the more dense detached units and the townhomes on the south end of
the site where commercial uses are more likely to occur, the park -and -ride is located, and existing
townhomes are present.
Maximum Yield Plan Comoarison
It is difficult to accurately compare this proposal against the zoning ordinance in that it is guided
for mixed use and zoned agricultural. The Comprehensive Plan allows for a net residential
density of 4.5 du/acre or 1,575 units; Watermark contains 871 units. With the limiting density
Mattamy Homes Limited
Minneapolis Division
requirement that on 2/3 of the site can be no greater than 3.0 du/acre, a maximum yield would
have a unit type mix that is 44% detached (varying lot sizes) and 56% attached. Watermark's unit
type mix is 81% detached and 19% attached. The proposed net density is 3.45 du/acre excluding
wetlands. Even if all ponds, parks, stormwater ponds, wetlands and proposed open space are
excluded, the proposed density is still only 3.75 per acre; well below the 2.38 du/acre threshold.
The Comprehensive Plan allows for 70 acres of commercial. As has been discussed with the City
Council, the likelihood of this parcel becoming a type of commercial that would be acceptable to
the City is remote. 70 acres will allow for four big -box type centers; if this intensity of commercial
is interested in this intersection, it will be on any of the other three corners of CR 14 and 35E;
these corners have direct access and visibility from County Road 14. For the sake of analyzing
yield, even if the 70 acres of commercial were taken out of the density calculation, Watermark is
still only 70% of the allowable density.
Phasing
Trunk sewer and water serve the site from the south. As can be seen from the development plan,
the part of the site that offers the highest amenity (parks, open space, wetland complexes) and
greatest potential for creating an exciting arrival is in the center of the site.
It is Mattamy's intent to build a model center at the center entrance from County Road 54
offering all 5 detached home products. It is anticipated that the central pond will be constructed
along with the park and community center (discussed earlier). Ideally, this part of the
neighborhood would open in the fall of 2017 (Phase 1). At the same time, the townhome and 44'
lot neighborhood would open.
The absorption rate of the various product types will determine exact phasing but the likely
scenario is that phasing will fill in the area between the central park and townhouse area, making
use of the infrastructure installed to serve the central park area.
We expect to complete the project 8-9 years after sales start, assuming a construction pace of
100 units per year.
Summary
Watermark is a unique solution to the natural and regulatory challenges that this site presents.
Its proximity to transportation and the rest of the metro area, the surrounding open space and
recreational areas, quality schools and a broad buyer profile offer a unique locational advantage.
Mattamy Homes Limited
Minneapolis Division
At the same time, these very attributes present challenges to site planning, water resource
management, and regulatory approvals.
We believe that this plan consists of a solid framework based on sound market fundamentals,
respect for surrounding environmental features, an environmentally sensitive manner with which
to manage stormwater and a community in which people can live throughout the various phases
of their life.
We look forward to advancing the proposal and addressing more details of the design as we
proceed through preliminary PUD approvals.
Respectfully submitted,
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Mattamy Homes
Rick Packer
Director of Land Development
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Anoka County
TRANSPORTATION DIVISION
Highway
Douglas W. Fischer, PE I March 30, 2016
County Engineer
Katie A. Larsen, AICP
City Planner
City of Lino Lakes
600 Town Center Pkwy
Lino Lakes, MN 55014
RE: Review — Watermark Development Plan Traffic Impact Analysis (March,
Dear Katie,
We have reviewed the traffic impact analysis technical memorandum (dated March 25, 2016)
for the Watermark development prepared by Spack Consulting for the housing units located
along CSAH 54 (20th Avenue North), north of CSAH 14 (Main Street). This is a review of the
updated traffic study from the original Traffic Impact Study from February, 2015, also
prepared by Spack Consulting. As described in the memorandum, the updated development
will consist of 876 total housing units, maintaining the same access points, but balancing
traffic of the internal roads through adjusting the layout of the internal roadway network.
Provided below are our comments:
Traffic Counts/Trip Distribution:
Based on the traffic count numbers of the 2015 Traffic Impact Study, It appears that the traffic
count numbers, the trip distribution pattern appears to have transposed the east and west
percentage assumptions. To/from the west on Main Street is assumed to have 65% of the
trip distribution including the 1-35E interchange, while to/from east on Main Street is would
have 20% trip distribution. The 1-35E interchange traffic should be bundled with the east
distribution, not the west, therefore it appears the to/from east on Main Street would be
65% trip distribution, with 20% to/from the west on Main Street. If this is not the case, please
let us know and we can revisit our review.
Access Road Spacing:
Access to the development is proposed to be provided via three local roads to CSAH 54 (20th
Avenue North). These are located at 1) Rehbein Street, at 2) 73rd Street, and 3) at a point
halfway between Rehbein Street and 73rd Street. A fourth (4th) Access will connect to 215Y
Avenue N, which intersects CSAH 14 (Main Street).
The distance between the proposed access points on CSAH 54 (20th Avenue N.), at 2,100 to
2,300 feet, is less than Anoka County's access spacing guidelines, which calls for % mile or
2,640 feet for Minor Arterial roadways. Per the Anoka County Highway Department's (ACHD)
Development Review Process (August, 2014) Section IV. Plat/Site Plan Review, for
developments with more than 31 lots, the following should be followed (utilizing engineering
judgment):
Our passion is your safe way home!
1440 Bunker Lake Blvd. NW ♦ Andover, MN 55304-4005
Office:763-862-4200 ♦ Fax:763-862-4201 ♦ www.anokacounty.us/highway
Affirmative Action / Equal Opportunity Employer
March 30, 2016
Local roadway intersections on the county highway system are to be spaced utilizing
engineering judgment, in accordance with the current ACHD Access Spacing
Guidelines (based upon the speed limit and/or functional classification of the affected
roadway) and shall meet minimum intersection sight distance requirements to the
fullest extent possible as outlined in the Plat/Site Plan Review Procedures,
- In accordance with the above, the sight -distance from these intersections should be measured
to determine if it is satisfactory.
Access Road Intersection Lane Configuration:
Geometry at the new intersections accessing the development should be consistent with the following as
stated in the ACHD ) Development Review Process (August, 2014) Section IV. Plat/Site Plan Review:
As a part of the ACHD permit process, left and right turn lane construction on the
affected county highway shall be required at each new local street tie-in. Additional
requirements may pertain if the applicable intersection sight distance requirements
cannot be achieved at an approved local street tie-in and/or as the intensity of the
development warrants.
Cost for the design and construction of the turn lane(s) shall be borne by the
developer/City/Township. Design details for the turn lane construction shall meet
State Aid and/or ACHD standards (see the ENGINEERING PLAN REVIEW PROCESS);
- In accordance with the above, left and right turn lanes should be constructed on CSAH 54 (201n
Avenue N) at each new local street tie-in, which would include:
1) Rehbein Street
2) 73rd Street, and
3) halfway between Rehbein Street and 73rd Street.
Development Impacts:
With respect to all residential development, the ACHD Development Review Process (August, 2014),
identifies the intent and stipulations with regard to the determination of traffic impacts and
corresponding transportation improvements:
The first priority is to avoid introducing any new access points onto the county
highway system. If this is not feasible, RI/RO access (with the applicable turn lane
construction on the county highway system) is to be achieved. If this is not feasible,
full -access intersection tie-ins may be constructed in accordance with the Matrix
outlined above.
The intensity of the development and/or other inherentsafety issues may also require
the completion of a detailed Traffic Study, construction of raised median
channelization or possible full reconstruction of a portion of the affected county
highway(s) by the developer/City/Township in conjunction with the proposed
development.
Page 1 2
March 30, 2016
If traffic signals at intersections on the county highway system become warranted on
the basis of projected traffic and ACHD approves and/or requires their construction,
the developer/City/Township shall be responsible for all costs associated with the
traffic signal design, construction and maintenance.
ACHD reserves the right to exercise engineering judgment in the review of all
development proposals and vary from the Matrix outlined above as applicable.
Conclusion:
The traffic operations analysis did show that traffic operations are acceptable with mobility on
CSAH 54 being maintained. However, given the size of the development, there are measures that
will need to be addressed or implemented as stipulated in ACHD's Development Review Process
document (provided as an attachment to this comment letter).
Items to be addressed include:
The sight distance from each of the new intersections into the site from CSAH 54 (20tn
Avenue N.) should be measured to determine if it is acceptable.
Turn lanes will need to be constructed on CSAH 54 at each of the local street tie-in locations.
Thank you again for allowing us the opportunity to review this analysis and report. We hope to
continue coordinating our efforts with the City of Lino Lakes to improve transportation as your
city continues to develop. As the Watermark development proceeds, please work with Zac
Borgerding (763-862-4263) for the ACHD Engineering Plan Review process.
Provided as an attachment is the ACHD Development Review Process document referenced in
this comment letter.
Sincerely,
ABC
ack Forslund, PTP
Multimodal Planning Manager
Attachment: ACHD Development Review Process (August, 2014)
Xc:
- File copy I:\Planning\PLANS\Plan Reviews\Lino Lakes\2016
- Douglas W. Fischer, County Engineer (ACHD)
- Andrew Witter, Assistant County Engineer (ACHD)
- Jane Rose, Traffic Engineering Manager (ACHD)
- Gina Pizzo, Engineering Design Supervisor (ACHD)
- Jason Orcutt, Engineering Design Supervisor (ACHD)
- Alysa Zimmerle, Environmental Planner (ACHD)
- Zac Borgerding, Engineer 1 (ACHD)
Page 13
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_.—.—.—. .—.—.---. .—.—._. .—.—.—.—. .—.—.---. .—.—.—. .—.—.—.—. .—.—.—.--INTERSTATE HIGHWAY 35E — _ — — — — — — — — — — — — — — — — — INTERSTATE HIGHWAY 35E
" _ _ - - - ... - -.... - - ..... - .-... - -.. q
290 291 292 293 309 310 311 312 31 314 315 316 31
865 85
28 344 343 330 323 1rt ' i / 401 407 -_____ 860
286 i 357 296� 305 1 32 328327 324 - _ 400 408 416 a72 8
285 358 29 304 � 345 342
341 +I 331 326 �;�•'L lfi � �/ 399 183 409 415 417 465 466 __ T 5 359 346 332 325 i / ' / /� 184 46
294 303 7 972 52 II 464
284 360 356 302 347 333 i / 398 185
283 361 355 29 348 340 _ TLOT F/� j 397 186 413 I 470 471 6
301 334��= I 419 472 473 77 3
282 30q i� 396 411 / 462 571 474 475 6
362 354 i{I 349 / /� 187 181 412 476 r/
281 363 353 III OUI� T D 395 188 180 420 461 572 570 1_ TR T 477 478 ,�! 66 57
280 I- 352 1I 336 % \ , /j 394 189 179 421 460 569
j 279 364 , 33 337 /// 555 554 534 479 ';
365 351 339 1 190 428 426 422 459 568 Q 556 533 61
278 , 392 177 429 425 424 423 574 62
z77 36 350 g1T't - 388 389 191 430 458 575 567 535
-----__ 532 480 5
367 263 r 390 192 176-_-- QA'h� 536 531 Ij1 481 UTLOT M
''I 276 265 64 368 i ji 391 175
431 457 y 576 566 551 i 86
ti 537�
275 267 266 UTLO� 262 / 1�1 387 � T 193 174 � 432 �� 456 577 565 559 550 538 530 4a2 483 484 485 89 'ti,
274 269 268 369 1 \\ 38U3,,5� , 94 173 433 455 578 564 549 529 �` STR \�` 9
273 271 270 261 370 �`^- \ 389
\OUTLOT E O 454579 548 501 488 � 95
272 1 1`tOU OT E257 258 259 260 371 i 83�4r 172 436 ♦♦ 562 541 526 496 `OUTLOT/
255 374'/ 254 73 382 196 ♦ �, 452 \ 581 82 ♦♦ 546 542� 02 495 490 y
THE T C /
253 �—'�.� / 381 197 _ 171 437 -- __-, �� 451 / \ 583 ♦♦ , 525 503 504 494 491 � = �
252 21 275 380 r 1 , �` 450 6 584 45 543 524 505 506 492
. ' 198 / 170 438 3 634 585 ♦ 5 544
214 213 376 379 r 1ii 449 635 FT 586 ♦♦ ♦ 523 507 493 \
377 378 `� ♦ -
3
219 199 / �� 169 439 636 587 ♦
09 —
250 220 200 OUTLOT H 4q7 � 637
: I 221 _---'----� --_` 168 440 448 588 589 590 591
� ♦ � , 14 513 512 508 / ; �` �
OUTLOT F
2�R �_ 208 201 I 638 592 593 ♦ 51 510 09 UTLOT , / 441 594 521 ♦ r': 77 7
249 223 � 7
167 \ 206 205 204 203 9 640
2520 ♦1 �' 77
� 5
`\` 63 77
I ` ,' � ��UTLOT I 641 ����_ 519 ♦♦, 1787a
�I %r _.
442 685 642 518 517 ♦ ��
OUTLOT F \ _.�.\ 165 443 684 6 649 __________ \\__ 595 596 597 598 599 E.FT 0516 515 ♦ 787SrrF, 799
248 227228 '1 , 164 444 68683 652 648 J/ 500 601 878 9 9
247 � i � _ _ � 68 647 646 645 644 643 � / 602 7 79
T ; 632 631246 245 ���� OUTLOT E OUTLO 68
JbUTLOT,630 fi29 t
603 79
244 725 8
L ♦� 604
�—_-=/ 139 140 141 142 143 144 145 146 147 148 149 _
138 15 654 655 T EET 627 60 724 7979
162 8080
30 � 136 �=it;�� 161 101 74 673 657 660 661 626 60 722 7 0
241242 231� 152153 160 102 672 671 658 659 619 620 fit 625 60 / 72 790 806
_ "� � � —ter 154 155 � OUTL � G 670 62 721 72 789
624 60
240 232 '� �, 126 125 124 123 1 20 1 118 117 116 668 156 157 158 �.--- — �` 669 662 72
7zo ao7
159 103 /) 623 609
1233 \ \1 OUTLOT �'� T 667 663 / 618 719 729 OUTLOT 0 23293a 236 2'2,�I 4' / 1, 1I r) 131135343 STR12E7ET 11i5i-�_114 11`3 ��111 .�110 107 105104 68_7___6_8_8___68%9 /6j90 .6-91 693 694 698 699 655 616 '615 614 613 612 611610 715717718
II 737031 32
3
761
394T t✓ 128 96
237 O69OUTL1 J 33 34 3 73
/ ; ` 1\ ,,`` • / 700 701 702 703 705 706 707 708 70 710 711 71 713 714 4 4
_
4 { I129 ______OUTLOT OU - i I 132 � `
;i
I I OUTLOT G • r � '-----------'
130
g I 20TH AVENUE NORTH (C.S A.H. O. 54) 20 H AVENUE NO C.S.A.H. N 54 a 20TH AVENU NORTH (C.S.A4
PHASE 253 LOTS
PHASE II 139 LOTS
PHASE III 135 LOTS
1
PHASE IV 62 LOTS
/ PHASE V 120 LOTS
/ PHASE A 66 LOTS
PHASE VII 97 LOTS
872 LOTS
I
u
BENCHMARKS
NOTE:
1.MN/DOT GSID Station #92399 (0282 S) -
1.) PHASING SUBJECT TO CHANGE DUE TO z
Located at Soulhast Quadrant of intersection
of interstate 35E and County Rd. 14
MARKET CONDITIONS
Elevation = s31.47 (NAVD 88)
2.) TEMPORARY CUL—DE—SACS SHALL BE
2.MN/DOT GSiD Station #92391 (0282 L) -
INSTALLED AS REQUIRED AT PHASE
Locoted along West side of Interstate 35E,
1.4 mnee North of County Rd. 14.
LIMITS 0 100 200
400
Elevation = 909.48 (NAVD 88)
(IN FEET)
3890 Pheasant Ridge Drive NE, Rev islons:
T� Carlson Blaie , MI rep. ertify e that red byplan, me or u ifier my SiPrint t re: Br a Drawn 33D MAT 9AMY HOMES 2
• environmental Blaine, MN 65449 ar report was prepared by me or under my 1. 3/4/16 Revise Layout WATERMARK
• engineering phone: (763)489-7900 tlirec[supervisionandthatlamaduly Signature: // Designetl: B]K 7201 Washington Avenue -Suite 201 PHASING EXHIBIT -UTILITY of
McCain surveying Fax: (763)489-7969 LicensetlPmfessionalEngineerunder Lino Lakes, Minnesota
ww.carlsonmCWinTom the laws of the State of Minnesota Date: 2/29/16 LlcenseR:25063 Date: 2/29/16 Edina, MN 55439 2
save oa�e. os ob rs f.Vons�a�zi-a�ao�a�za i�no loxes oreoem\ins\enyineerinq\e neit uniiry o�asinq.ewq
MATMINNEAPOLIS_1021266_Avonlea Townhome - Inserts
Due:
01/15/2016
TT11
File Name:
MATMN_1021266_Avon Lea_Inserts_9.75x12.875
Publication:
HH
Trim:
9.75"w x 12.875"h Safety/V.O.:
0.25" x 0.25"
DPI:
300
Bleed:
.125 " Colours:
CMYK
Built:
01/15/2016 - RKL
CRAFTSMAN ELEVATION
ARCHITECT'S CHOICE OPTIONS
Basement Options
OFinished Basement
(Additional 719 Sq.Ft.)
REC. ROOM
15'0.x18'8"
BASEMENT
BEDROOM
11'10'xll'10"
UNFINISHED x
BSM B TH OnunH9 ul
r-%oe _ O O Ir'-T °IOFLEn;a
First Floor Oplions
19 Fireplace
DW
FAMILY ROOM
1T9"x12'5"
_ OPT. LOCKER- _
3 BEDROOM • 2.5 BATHROOM • 2-CAR GARAGE
Railing in Lieu of Kneewall
(First Floor)
UNEXCAVATED
MATMN 1021266 AvonLea Inserts 9.75x12.875.1ndd 1 2016-02-02 2:00 PM
FIRST FLOOR PLAN
ARCHITECT'S CHOICE OPTIONS
Second Floor Options
ORailing in Lieu of Kneewall 0 Ensuite Super Shower
(Second Floor)
I z—
I w
BEDROOM 3
9'6"(11'11")x10'0" 3
I W R D I
LAN Y O
BATH
FL
1-1
OPT. COFFERED CEILING
I I
I I
OWNER'S
SUITE
I I
13'6"x14'0"
I I
I I
L
BEDROOM 2
10'Tx10'9"
SECOND FLOOR PLAN
OEnsuite Bath Oasis
A
/
loom l
• I■■■ Off. COFFERED COMING
■■
■■■■■
�■■■■�
,
Cl COFFER. CEILING
A OWNER'S•
SUITE■SUITE
17■■■■
MIN ■■
EM
I ,11—' 'kweao
`-7n1—F 7
11
I I I II II I
II �I OPT I
OPT.
T.REC l BASEMENT
M Ij
15'0"x1BEDROOM I
11'10'xll'10'
I
'r � "ar a „
tt BASEMENT a • ES_
BAT, 1, ri"4"P°L' n.
xu aa.I IMP W �Lt ��c �J1���1
UNEXCAVATED
BASEMENT PLAN
OPTIONAL FINISHED LAYOUT
(ADDITIONAL 719 SQ-FT.)
Craftsman Elevallon
LAKEVILLE
4=11111-
The Albans
1,789 SQ. FT. -2,514 SQ. FT.
All plan illustrations are artists concept and
are no put of a legal contract. Specifications,
terms and conditions are subject to change
without notice. These floor plans and
room dimensions apply to the "Craftsman
Elevation" of this model type. Note that
plan square footages and room dimensions
may vary according to elevation and options
selected. Plan may be built as the mirror
image. Flooring illustrations are used to
show area of flooring, actual flooring type is
specified on the Community Feature Sheet.
Please consult your New Home Counselor
for more details. E.&O.E. February 2016.
Copyright 2016. Mattamy Homes
Limited. Builder's License # BC375386.
MATMN 1021266 AvonLea Inserts 9.75xl2.875.indd 2 2016-02-02 2:00 PM
Preliminary Plat Image Booklet
�j Carlson
McCain
�Stantec � WATERMARK
Existing Aerial and Site Location Map
74
20th Avenue (CSAH 5mw-—
This booklet is for illustrative purposes only. See construction documents for details
Existing Conditions Exhibit
®- Denotes Found Aro G. ly Section Monument p - Denotes Telephone aox - Denate6 Sole 6orfng/rest Nola. by others LEGEND — - — - DN10tes OvoiMeod Ut611y Line ----------- - Dendlee Mafn Trsak DratnlYe - Denotes LaTdaagpfng .. - Derwtea Controlled Right et 1.) Chatte nk IW&OT Rfghl-af-Way f ce !n the Beorrngs sheam herein are based on the
EG ® NOTES: Saxth Ilne at the Soxthweat oxarter of
• - Denolas Fgwnd iron Papa, os noted `a - Denolea UtAIly P.J. rm - Denotes Fl—d End Section - + — + - - Denotes Undsryrwnd Td----------- Access per Doc Nos. 339552 svumea. corner of the sv md pain 1 Is t0.2 ft.
eptaone - -Denotes PriargEv Drvint�Te - Der les GYeret SurFace 232643 West d/ boxndary line, as shown. srac0on 13, Tgwn>$ap 31, R-ge 22, which
- Denotes Ngnd Hors Denoted Strom Monhole - Denatu EMstlng Gum'd Post is ossum.d to boor SBB•57'27"W
O -Donates Set Jr. Pipe, Morketl with RLS 40.361 aQ, - - • — +- -Denotes lMdergraunIII' Ges — . — . — - Der k- Existing Fence, as noted _ Denotes Connate Sarfoce Denotes Wetlontla d1 set- [ed by
- Denotes Guy W. H - Dehdtea Goa V.I. [> - Denotes EA.H'q Goa Meter I� [__] Npihavg Enriwnmental StNrioss, Ina- 2.) Erfstfng aslldMga an subfect property to be
De^oles Mta4elwg * 59g^ - Denvtee Ora'"d Utlky Uhe z
d - Denotes MOYbos _ - DNrtotea EWating_WNI — - Denvtn Bituminous Surf— remoead
SaU7HWEST QUA�a T ER — ` WORTHEAS7 — — — — — — -- — — y 0 tea 20o i0a
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q 4s - - 4'D8e43'}5- C,U J' S Eaa1 Ilse f the Souu t`h ea9t� 1
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m.• - _ tl.� - -- - of Section 13. $
LAI
00°32'31"L r rvwns _ A 'r E h' U E ' ,' I�.S.:.F9. Sit (F.K-A. =SA.H PO �L$+22
' Sw lnwes[ aumaror section 12, w -2GTN A:EI."" :: — — — — — ss rw..x �} nrr-! E, A ^ CC"y-�
west f:na of the so„tAwa'si-, :� r _ — — — '+ IGSA.if. 7 �: 34% N00°2233 W Wea[ Duar[u twos ar secuo,r---'---I>�a= lMe of the sar.tn.al I _ 03 J-t '� ua_Lh .rn r1°rr l r �r,Li: rr�l rr f c� r L�
tWorler e! ! 5actron 13, -_31. Ren4a 22. Clad the Narinwesl corner rJLL ' �"`� VL! Y 1 L i "t. 1.� I rTI1.Lv
)_• +^C'IA IrC' �_s3 r,. n� I IxX.A. '"$.AkT. �� �:1 .___µ'eat line of the warlhwesl tS TawaShip 31, Range 22 CVY[pr er SCaf1al 13, .y G• W D A C; L; o. •e '
fownxlp 3r, eRorrgo 72 I:i hirTLKt_hrr�7 ew of 5ectidl 13 (Cast Iron Yaaumen tf fh*y . OW+IER��'��JJ (Cwl iron Momrmen!) loama'tip 31. ROn3e 72 j�j
t3 �1=i Tl�� + NI [ - I pL LF I HALL L1EN Duarte of 1. T-9 13, PAL L 1yd<e I ><< O{V21ER' _ 1 It F7 @@ 41 HALL 1E7EEL Townah� 31, Rmge 77 O.M R' IS rdl /;, En v Vl ry n{JV! t ILJI v n nnf rrnh r
GEORGE R BAf�ARA a BCR Lj M. tfi3t-22-11-tIL17t PrO: rh31-21-IT-LOL2 P10: a4-3T-22-f4-7u^a01 ANZO WC '!#!S <C U <C
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ViCINI�YIMAPy IL IV I ' I I AW I .�
CAFI]'I KSI'iRP1A]k Thin port of Ne Souahwaol rnemaer o1 We Soelheos[ Woter of Sectlm 12. lomdalp 31 Rmge 22. Moto cro'ly MInne-W, lying Wesl�Hy at Ine s lh Half at the Nmlhwwt Wmtar of the Southwoat Quarter. 5cdlon 13, Township 31 Ncrth, Range 22 West, eacepl the Neat 50 tml Mneof, Ana1w
rleelany right a oay of Hiarelote Hlghwoy 35E oM Sou holy of the Eoelsly exlenelm M the North Ilne M [he South Half of [he North Hal of Cw t' ..—sat.
��-- 1 (NO SCALE) lne swtn Ndt al the Soon Ndi e1 Ine xermwest never, Becalm 1% Ta.aunlp 31 North, Range xs wart, nnrke cawaty, fe,anmrxa. R1e saalh Nell W the southwest Wa-te• of 1,,IU,1 12� Ahl7
- - A.av nNG
Sou Nweat plotter o1 the Salglwesl Oumter, Section 13. Townshp 31 Nath. Range 22 West. except the Westerly Fltty Teel therwl, AnoNo County.
I I I I Tne NVIb Hdf or the See to Hdf M the lbrpwall Wvler. $eel"m 13. Taweng 31 NVNx Ranee 22 YkSt. Moko Caunlx N;nne3oW Tho1 pot[ of the Nermeost 4eraer of 5ecxm 13, iownshlp 31. Range 22, lyng West of Ine Wertedy IY,gnI of way tfx of Freewoy 35T, an ere Mfinesato.
County. Mt�neeota. A4a2
I !.r r I "., /Aax
Ins S m NMI of I rverth Ndl 0 the horlaweet Wener, Seethe 13. Tewanp 31 NI Rmge 22 welt w,eke C ht% Wtole as TV# The North 3M feel W the South 3/4 at the Soelhwesl 1/4 of the S lhweat 1/4 of Becton 12, T.Aalp 31, Range 22, Anoka
�,nty, Mlnrrawla.
Thw xwln null o11M Nato nor al In. SRaln.nt Worley. Section 13. Ta.nyap 3t, Rmge 22 VI Andes Cown ty, u,n,yaaW_
,nr pe er of a /AV
AW
h.
Half
ftif
nr-c•'1lfr,rWt .W-OO lfepl aloene xpinfnpl el uq rvertand}'e,yne elduxeat p�aep, xmin, Tvtge 22 west, wrAe lbnlx twieaalq elaepl tnr Nertn 66e,nh feel 01Ih hdl of the Northwal Gwrbr of xae Swlhweat Worley, Section 13, Tmnahlp 31, Ronga Z2 Weet, Anako CounlY� Mlnneaatd 1. MN/DOTBENCHMARKS 2i9 O28z s) - TOTAL SITE AREA. „'�ITE DATA ... "'ks7z.24 AG
•,,• AMP Located al 'iouMaat wadrant of mteraeatm EXISTING ZONING•-••-•R-BR RURAL BUSINESS RESERVE
'xath 3/4 of the swtn 1/2 N the Swthwat I/4 al stcxm 12, Ta rgap 31, Ring. 22, Aoowa Caa"tx—troate, e 1 the xptn 3" raet of Bhs saplh 3/4 ar lh. of Intcatate 35E and County Rd. 14 {
3wthwat 1/4 of the seupweal 1/4 ark des eaceplkaq Ine awth 305 reel al the Swthwwl I/4 of the sawlhnea! 1/4 exaptlnp lne Nvin 135 kel of It. Ykel 15h The 6eutheert quarter of the Seutnwest querlr at Seet;en 13, Td nanip .]I 11vah, Ree a 22 west, a iIh I otlleh Irm Eleratlan a 831-4] HAVD ✓38 EXISTING ZONING-------------------------------R RURAL
Seutheeeaeny of a line run parelln asN entl tllSten! 100 feet Ndahweeledy el the fdl_Ing tlnerlhetl Ilne, entltml. pine erteneee Seupweeledy, ( !p )
921e 4.c .N. fC `++.4.!r. hv. 3e) r..l W thw swtn ]e5 rest of the Swtl.•rrt Wvl•: d In• swth.eat G,wtF of s•cRe. e2, Ta..,..lp 31, 1xa„y. 22, Maea Cw•ty, u:,.•salo- beg1'I of a pen! en the SmM Ilne of Bald stall- 13, dletent 2MB.] feel Eoat of the S.Ildh-at comer thereof; there run NertheoslMy of 2-MN/DOT GSID Slotlon e.,2391 (0282 L) -
c," of Lino Lokea, Make Cw fy, MN 4� an ngla of n 4egrses 0$ —too 65 r—es wRn wi4 Samoa Ine $64 loot; ehprcn 4sext to the tale as a , do" 00-1...... (epta Loepted otonq West .[do Or Intent.[. 35E,
SeoNona 12 A: 13, Townehr, 31, Rmge 22 mgle 9 degree! 43 miauta 35 ..,.ael tar 972.6 feet ma 1- -e to-Ioatk,q. Maw. C—l' ..'—sate. 1.4 miles North of Co ty Rd. 14.
n't swp' 3e5 NN of IM SWJI Wart, p tnr SwNNsI W4,10 a tn9 g Nyth 145 Hel of the west IMPfart el Iho a th =I Imt of the gar,hwasl Ellrulimr - 909.48 [NAYD lib)
Warty of the s moeea O Mrhlr of 3ectler 12, To»nanb 31, Rmge 22, Meka t My, Mhnewto. AW
This booklet is for illustrative purposes only. See construction documents for details
2
Land Use Plan
INTERSTATE HIGHWAY NO. 35�
-------------------------------------------------- ----------------------------
- - - `
?OTH AVENUE
NORTH (
SAH 54)
N
_
I Iwl
I
LEGEND
SITE DATA
00
0 75' SINGLE FAMILY LCTS
177
PARK
TOTAL SITE AREA
TOTAL ROW AREA
f372.24 AC.
f54.34 AC.
TOTAL LOT AREA
SINGLE FAMILY LOTS
f174.11 AC.
iI54.65 AC.
O
Ilx
¢
65' SINGLE FAMILY/PREMIUM LOTS
54
O PUBLIC OPEN SPACE
20TH AVENUE NORTH
INTERNAL ROW
i5.46 AC.
±48.S8 AC.
TOWN40ME LCTS
TOTAL NUMBER OF LOTS/UNITS
i9.45 AC.
372
m
1n
I
I w
65' SINGLE FAMILY LOTS
247
PRIVATE OPEN SPACE
WATER AREA f66.79 AC.
SINGLE FAMILY LOTS
706
4
Q
�
m
_ 55' SINGLE FAMILY LCTS
144
WE TLAN D% REM AININ G/MITIGATION)—t
PRIVATE OPEN SPACE RDWY LAKE
23.07 AC.
124.19 AC.
rOWNHOME UNITS
CLUBHOUSE LOT
165
1
�
Z
w
_
_LAKE (HI)
STORM PONDS
t19.53 AC.
MINIMUM HOUSE SETBACK DATA:
Q
_ 44' SINGLE FAMILY LOTS
84
PARK AREA
f77.00 AC.
FRONT
25 FT.
m
U
0 STORM PONDS
P11641C PARK
35.36 AC.
SIDE (44)
6 FT.
_ 36� TOWNHOME UNITE
165
PUBLIC OPEN SPACE
t57.23 AC.
SIDE 55' 65'.75'
C )
7.5 Fr,
r
WETLANDS
PRIVATE PARKS
i1.59 AC.
SIDE CORNER
20 or 25 FT.
2
(REM AINI NG/M I TI GATION)
PRIVATE OPEN SPACE
29.43 AC.
REAR SETBACK
25 FT.
3
PRIVATE OPEN SPACE RCWY
33.37 AC.
Z
0 100 200 400
IN FEET )
l-
3
This booklet is for illustrative purposes only. See construction documents for details
Master Plan
Legend
75'
Lots 1
177 -
65'
Lots (premium) 0
54 _
65'
Lots 0
247
55'
Lots 0
144
44'
Lots 0
84
30'
Townhome
165 4
This booklet is for illustrative purposes only. See construction documents for details
— = - Highway No. 35 E
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r Wetland (typical)
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. ( R Pond
Pond ,f G
Pond
iq Wetland (typical)
20th Avenue (CSAH 54)
Trail and Sidewalk Plan
Legend
i
Sidewalk (+/- 35,500 LF) _
Trail (+/- 16,500 LF)
6
0
This booklet is for illustrative purposes only. See construction documents for details
Future Commercial Development and Pedestrian Connections
_ T , Legend
g
�t s
-.�✓ « as 'par',', * . ° .f �, - _ -►
Future
Development
77
Park and Ride
1
r Watermark Trail
Adjacent Trail F — +
7
This booklet is for illustrative purposes only. See construction documents for details
60
IMMI. ■
.o
M
M
L<tm►� 100' '�MAIAFAFA& 60' A W1. 1 Ie1��1//►►
Typical Street Section Exhibit
a]
R/W
/4" OF TOPSOIL
IND CURB
REMAINING R/W
B619 CONCRETE
CURB & GUTTER
— 14'
0.02'/F
a y.
— 2B'
SOD W/4" OF TOPSOIL
4' BEHIND CURB
SEED & MULCH REMAINING R/W
MOUNTABLE
CONCRETE CURB
GUTTER
T/C — q—.04
Aw
1 UU' k/vv -�70' B/H
(WITH MEDIAN)
i
--- 56'
28' —
C.04'
SOD W/4" OF TOPSOIL-J
8612 (T)P-OUT)
CONCRETE CURB & CUTTER
PAVEMENT SECTION
1.5"—TYPE LVWL45WOLI BITUMINOUS WLAR COURSE
BITUMINOUS TACK COAT
2"—TYPE LVNW35030B BITUMINOUS BASE COURSE
5" CLASS 5 AGGREGATE BASE
24' MIN SELECT GRANULAR BORROW (MNDOT 3149)
Caw
28' B/E
�,�1
0.02'/FT i = t 2.0% MIN L _p 02�/FT
CONCRETE SIOLWA SOD W/4" OF TOPSOIL
(SEE DETAIL) 4' BEHIND CURB
SEED & MULCH REMAINING R/W
MOUNTABLE
CONCRETE CURS
GLITTER
T/C — CL
- D
(WITH SIDEWALK)
R/V4
� R/W
0' 30'
�iE' ---tHITUMINOUS
:TACK
6 "0
0.04'/FT 16
D.02'/eT
CONCRETE SIDEWALK
(SLL DETAIL) SOD W/4" OF TOPSOIL
4" OF TOPSOIL (SEE PLANS FOR LOCATIONS) 4 BEHIND CURB
SEED & MULCH REMAINING R/W
N
MOUNTABLE
08 BITUMINOUS WEAR COURSE CONCRETE CURB
AT GUTTER
2"—TYPE LVNW3503DB BITUMINOUS BASE COURSE T/C
5" CLASS 5 AGGREGATE BASE
24" MIN SELECT GRANULAR BORROW (MNDOT 3149)
SOD W/4" OF TOPSOi
PAVEMENT SECTION
1.5"-TYPE LVWE45CZOE BITUMINCUS WEAR COURSE
BITUMINOUS TACK COAT
-2'-TYPE LVNW350306 BITUMINOUS BASE COURSE
-5' CLASS 5 AGGREGATE BASE
24" MIN SELECT GRANULAR BORROW (MNDOT 3149)
60' N j'u', 28' 8
(WITH SIDEWALK)
30'
�— CONCRETE SIDEWALK
(SLE DLTAI L)
SOD W/4" OF TOPSCIL (SEE PLANS FOR LOCATIONS)
PAVEMENT SECTION
-1.5"-TYPE LVWE45D308 BITUMINCUS WEAR COURSE
-BITUMINOUS TACK COAT
-2"—TYPE LVNW350308 BITUMINOUS BASE COURSE
.5" CLASS 5 AGGREGATE BASE
24' MIN SELECT GRANULAR BORROW (MNDOT 3149)
%J RW _16,
R/W (WITH MEDIAN) R/W
0' 4p'
2.0% MIN '
BITUMINOUS TRAIL i— CONCRETE SIDEWALK
(SEE DETAIL) (SEE DETAIL)
SOD W/4" OF TOPSOIL
8612 (TIP —OUT)
B618 CONCRETE CONCRETE CURB & GUTTER
CURB & GUTTER PAVEMENT SECTION
1-5"—TYP£ LVWE45030B BITUMINOUS WEAR COURSE
BITUMINOUS TACK COAT
2--TYPE LVNW380303 BITUMINOUS BASE COURSE
5" CLASS 5 AGGREGATE BASE
24" MIN SELECT GRANULAR BORROW (MNDOT 3149)
(:F)
R/w RfO
c
0'
1' 8� 12' ) 10'
0 04• T
4US TRAIL] y
:E DETAIL)
8618 CONCRETE
CURB & GUTTER
40'
2.0� MIN 0.04'/FT
CONCRETE SIDEWALK
(SEE DETAIL)
SOD W/4" OF TOPSOIL
PAVEMENT SECTION
1.5'—TYPE LVWE450308 BITUMINOUS WEAR COURSE
BITUMINOUS TACK COAT
-2"—TYPE LYNW350308 BITUMINOUS BASE COURSE
S" CLASS 5 AGGREGATE BASE
24" MIN SELECT GRANULAR BORROW (MNBCT 3149)
This booklet is for illustrative purposes only. See construction documents for details
Lot Area Exhibit
�- ,�, F-_�
I I Iwl � I
II I Ixl� I
I ICI I
I I I
I
INTERSTATE HIGHWAY NO. 35�
-----
0 RI OR LARGER (198 LOTS)
AVERAGE LOT SIZE — 13,O68 SO, FT.
NOTE:
R1 LOT AREA MINIMUM 10,800 SQ. FT.
R2 LOT AREA MINIMUM = 7,500 SQ. FT.
rlll'H AVPA\l.h: .VUXT11 [f:S:Ali :, 1 )
BETWEEN R1 AND R2 (426 LOTS)
AVERAGE LOT SIZE = 9,384 SQ. FT.
I I I ICI
I I ICI
II
z
0 100
200
44
(
IN FEEF
10
This booklet is for illustrative purposes only. See construction documents for details
Sanitary Sewer Exhibit
INTERSTATE HIGHWAY 35E
DIRECTIONAL DItR1 .....„
SMITM" SEMEN
LEGEND
16" SANITARY SEWER
10" SANITARY SEWER
8" SANITARY SEWER
PROPOSED
EXISTING
0 200 400 000
12
This booklet is for illustrative purposes only. See construction documents for details
Watermain Exhibit
LEGEND
16" WATERMAIN
S" WATERMAIN
PROPOSED
rrrr � r�
EXISTING 8" W 77A MN (71777L )
EXISTING 0 200 400 800
13
This booklet is for illustrative purposes only. See construction documents for details
nw
FA
m
'1
I�
Variety of Lot Sizes and Home Styles for any Generation
/ V
44' Lot Site Plan
14
This booklet is for illustrative purposes only. See construction documents for details
Variety of Lot Sizes and Home Styles for any Generation
IIIIII[IIIIIII Illlllllllillll
�.
75' Lot Site Plan
Streetscape Image
15
This booklet is for illustrative purposes only. See construction documents for details
Model Home Streetscape
7N.
W 'T
Model Home Site Plan
Streetscape Image
IR
This booklet is for illustrative purposes only. See construction documents for details
Amenitie
s
Entry Enlargement
rr i
Arched "Faux" Bridge
with Special Paving
3'x3' Stone Pier Entry
Monuments
Entry Street Lights
Entry Monument Sign
Entry Landscape
Treatment
Fountain/Water Feature
Roundabout Entry
Monument Sign
City Park
Sales Center
Model Center Parking
Model Homes
Recreational Center
I►
17
This booklet is for illustrative purposes only. See construction documents for details
Recreational Center Concept
st
a
i T
� ti
Recreational Center Site Plan
1
Southwest View
Southeast View
This booklet is for illustrative purposes only. See construction documents for details
Typical Berm Plan and Section
W
M
0
,-r
Cr
O
Q Pond
i 8' Trail
CID 920-- -- _----_----_ _-----_—_---
4e5_—— — — — — —— _----------------'y----- — \,Ce
4E0--___--_—— — — — — — — — — — — — — — — — —T —
�s — —-----—— — — — — ——
SECTION A - A'
Plan - Eastern Edge of Site
Landscape Buffer 35E SOUTHBOUND LANE
(Deccous trees, coniferious trees & shrubs)
Existing Trees,
(Location varies)
Existing Wetland
----3-------
lpe_____________— __—____—____--___ ________ ___9M
— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — - 945
.I - ----
Berm Section
19
This booklet is for illustrative purposes only. See construction documents for details
Monument Location and Images
Y' ` 'b
-' �. . '-
Bridge Entry Option
DI
Entry Monument Sign
20
This booklet is for illustrative purposes only. See construction documents for details
Full Bridge Water Feature and Sign
Optional feature
on bridge deck,
north side
21
This booklet is for illustrative purposes only. See construction documents for details
rl
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PLANNING & ZONING BOARD
AGENDA ITEM 5C
STAFF ORIGINATOR:
P & Z MEETING DATE
REQUEST:
CASE NUMBER:
APPLICANT:
REVIEW DEADLINE:
Katie Larsen, City Planner
April 13, 2016
PUD Concept Plan Review
North Oaks Company
PC2015-001
North Oaks Company, LLC
Attn: Christine Heim
5959 Centerville Road Suite 200
North Oaks, MN 55127
Original Complete Application Submittal:
September 14, 2015
Revised Application Submittal:
March14, 2016
60-Day Review Deadline:
May 13, 2016
120-Day Review Deadline:
July 12, 2016
Planning & Zoning Board Meeting:
April 13, 2016
Environmental Board Meeting:
NA
Park Board Meeting:
NA
City Council Work Session:
May 2, 2016
BACKGROUND
The applicant originally submitted a land use application for PUD Concept Plan review
on September 14, 2015. The applicant has submitted a revised PUD Concept Plan based
on staff and Board comments.
The proposed development is a PUD master planned residential community located south
of County Road J/Ash Street, west of CSAH 2 1 /Centerville Road and north of Wilkinson
Lake Boulevard. It contains 2 parcels totaling approximately 46 gross acres and consists
of the following residential density mix:
Original Submittal
September 2015
Revised Submittal
March 2016
Single Family Lots
27 lots
29 lots
Twin Homes
34 units
(17 twin buildings)
30 units
(15 twin buildings)
Senior Housing Rental MF
75-100 units
147 units
TOTAL UNIT COUNT
136-161
Nor -
206
Future land use applications may include:
• Rezone property from R, Rural to PUD, Planned Unit Development
• PUD Development Stage Plan/Preliminary Plat
• PUD Final Plan/Final Plat
The following staff report is based on the following:
• Revised concept plan prepared by Sathre-Bergquist, Inc. dated March 14, 2016,
revised April1, 2016
• Certificate of Survey prepared by Kurth Surveying, Inc. dated April 1, 2016
• Traffic Impact Study prepared by Spack Consulting dated January 22, 2016
• Technical Memorandum prepared by Spack Consulting dated February 9, 2016
• Marketing Study prepared by Maxfield Research & Consulting dated March 4,
2016
Previous staff reports include:
• October 14, 2015 Planning & Zoning Board
• October 28, 2015 Environmental Board
• November 5, 2015 and December 3, 2015 EDAC
ANALYSIS
Comprehensive Plan and Housing Density
The revised concept proposes 29 single family homes, 15 twin homes (30 units total) and
147 senior housing rentals totaling 206 housing units. These senior rentals would be
similar to the existing brownstones located at Waverly Gardens to the south.
DENSITY CALCULATIONS
Parcel B
West
Parcel A
East
Total
Gross Area (acres)
19.96
25.61
45.57
Wetlands &Water Bodies
9.01
0.00
9.01
Public Parks & Open Space
0.00
0.00
0.00
Arterial ROW
0.83
2.83
3.66
Other (Undevelopable)
Net Area (acres)
2.50
0.00
22.78
2.50
Guided Per
High Density
Residential
Mixed Use
Total
Comprehensive Plan
Required Net Density
6.0 to 10.0 units
8.0-15.0 units
per acre
per acre
Required # Housing Units
46-76
182-342
228-418
Proposed # Housing Units
206
Gross Density (units/acre)
4.52
Net Density (units/acre)
6.78
Based on the information submitted on the certificate of survey and concept plan, the
development requires a minimum of 228 housing units which equates to approximately
7.5 units per net acre. The current proposal is 206 housing units at 6.78 units per net
acre. The proposed development does not meet density requirements; however, there are
open space areas near the wetlands that may be placed under a conservation easement.
These areas could possibly be subtracted from the gross area.
Rezoning
The property is currently zoned R, Rural and requires rezoning to PUD-Planned Unit
Development. The PUD provides flexibility from the strict standards of the R-1, Single
Family, R-2 Two Family Residential District and R-3 Medium Density Residential
District to allow for a variety of detached single family and twin home housing products
that are in current market demand vs. standard townhome medium density development.
The PUD flexibility also compliments walkable neighborhoods, protects greenway
corridors and reduces the development footprint and impervious surface area.
The rezoning is consistent with the Comprehensive Plan and meets the purpose and intent
of the PUD by encouraging:
• Innovations in development that address growing demands for all styles of
economic expansion, greater variety in type, design, architectural standards, and
siting of structures through the conservation and more efficient use of land in such
developments.
• The preservation and enhancement of desirable site characteristics such as
existing vegetation, natural topography and geologic features and the prevention
of soil erosion.
• An efficient use of land resulting in smaller networks of utilities and streets
thereby lowering development costs and public investments.
Zoning and Land Use
Current Zoning
R, Rural
Current Land Use
Agricultural
Future Land Use per CP
High Density Residential (6.0-10.0 DU per acre)
Mixed Use (8.0 to 15.0 DU per acre)
Utility Staging Area
1A=2008-2015
MLCCS
Not planted agricultural land
Zoning Requirements and Standards
The PUD mixed use provides flexibility from the strict standards of the R-1, Single
Family Residential, R-2 Two Family Residential District and R-3 Medium Density
Residential District. More detailed information is required to analyze each housing
component in regards to lot sizes, lot widths and depths and setbacks.
Building setback is shown at 30 feet along interior local road and at 50 feet along CSAH
32/Ash Street and CSAH 21/Centerville Road. Rear setbacks are listed at 30 feet;
however, the plans indicate varying setbacks and are confusing to read. This will need to
be clarified.
al
Building Design Standards
More information is required regarding the proposed single family, townhome and senior
rental building design standards. All housing units shall meet the minimum building
design standards as established in the zoning ordinance.
Surrounding Zoning and Land Use
Direction
Zoning
Current Land Use
Future Land Use
North
R, Rural
Agricultural
Low Density
Residential
City of North Oaks
Waverly Gardens
City of North Oaks
South
(Residential &
Presbyterian Homes,
(Residential &
Commercial)
Tria Restaurant and
Commercial)
business offices
East
R-X, Rural
Rural Residential and
Permanent Rural and
Executive
Agricultural
Commercial
West
R Rural and Lake
Agricultural
Medium -High Density
Wilkinson
Residential
Subdivision Ordinance
Blocks and Lots
The single family lots are shown at 70 feet in width with varying lots sizes from 9,101 s.f.
to 15,299 s.f.
Lot dimensions are not provided for the twin homes.
The multi -family senior rental parcel is 7.9 acres.
Additional comments:
• Lots shall not extend into the stormwater ponds. Rear lot lines may extend up to
but may not across the 100 year HWL elevation.
• Lots shall not extend into wetland conservation buffer.
• Lot dimensions shall be provided for the twin homes.
• No single family buildable lot area shall be less than 8,750 s.f. (70' x 125')
• No twin home buildable lot area shall be less than 7,500 s.f. (60' x 125')
• More information is needed on both the twin homes and senior rentals.
• Depending on the improvements needed for CR J/Centerville Road intersection,
the driveway to the senior rentals may need to be relocated.
• Block length shall not exceed 1,5001.f.
• Blocks over 900 feet require 10 foot wide pedestrian corridor.
• Landscape buffer is required along CSAH 32/Ash Street and CSAH
21/Centerville Road.
5
Streets and Alleys
CSAH 32/Ash Street and CSAH 21/Centerville Road are "A" Minor Arterial -Expander
roads. The interior roads have 60 foot right of way widths and 32 foot wide paved road
surface. A right in/right out is proposed from CSAH 32/Ash Street. Government agency
interests in the transportation system surrounding the development include City of Lino
Lakes, White Bear Township, City of North Oaks, Anoka County and Ramsey County.
A Traffic Impact Study was completed by Spack Consulting on January 22, 2016. A
Technical Memo was completed on February 9, 2016. The development is forecasted to
generate 956 trips. The TIS indicates LOS F at the CR J(Wilkinson Lake
Blvd)/Centerville Road and suggests a southbound turn lane or roundabout as possible
mitigation solutions.
Anoka County Highway Department provided preliminary comments via email on March
18, 2016 requesting 60 feet of right-of-way, eastbound right turn lanes and westbound
bypass lane construction at the local road tie-in on Ash St, and improvements to the
intersections of Ash St/Centerville Rd and Centerville Rd/CR J.
MnDOT responded on March 29, 2016 and had no comments on the project.
WSB also provided comments in their April 4, 2016 letter regarding evaluation of site
access intersections, internal access to senior rental development and need for future
improvements at Centerville Road and Wilkinson Lake Boulevard.
Additional comments:
• Further conversations will be required with the multiple government agencies to
address traffic control needs at the intersection of CSAH 21/Centerville Road, CR
J/Ash Street and Wilkinson Lake Boulevard.
• Trail shall be extended north -south in the wetland buffer behind the single family
lots to Wilkinson Lake Boulevard and provide connection to the existing groomed
trail to the south.
• Cross sections will be required for each type of street section that identifies street
width, sidewalks, trails, boulevard widths, street tree plantings and utility
• CSAH 32 and CSAH 21 right of way shall be a minimum of 60 feet from
centerline.
o Additional right of way may be required for intersection improvements.
Easements
Standard drainage and utility easements at least 10 feet wide shall be provided along all
lot lines. Drainage and utility easements shall also be dedicated over stormwater
management facilities 10 feet above the HWL. Conservation easements shall be required
over wetlands and greenway corridors.
Con
A 70 foot wide private utility easement extends across the southwest corner of the site. A
15 foot wide Access/Maintenance and Trail Easement also extends across the southwest
corner of the site. A gravel road exists over this easement for access and maintenance to
the existing sanitary sewer main. St. Paul Water Works also owns a 50 foot wide strip of
land across the northwest corner of the site.
Stormwater Management and Erosion and Sediment Control
The concept plan depicts 5 stormwater treatment ponds. The site consists of both A and
B/D hydrologic soils which are a combination of drained and un-drained soils.
Wilkinson Lake has been designated as an impaired water by the MPCA for nutrients.
Based on the approved Total Maximum Daily Load (TMDL) requirements water care
should be taken to improve water quality entering the lake. Infiltration of stormwater is
required where feasible. The City stormwater management performance standards also
dictate that stormwater runoff be conveyed in facilities open to the atmosphere rather
than enclosed pipes. The opportunity to connect the proposed pond system with a
vegetated corridor rather than pipe should be evaluated.
Additional comments:
• A stormwater management plan and erosion and sediment control plan in
accordance with Chapter 1011 shall be required.
Utilities
Public water, sanitary and storm sewer utilities will be installed within the development.
The site is located in Sanitary Sewer District 4 (Sub -district 4A) and is ultimately served
by White Bear Township.
An existing gravity and force main sanitary sewer bisects the southwest corner of the site.
This was installed to serve the North Oaks Rapp Farms development and is connected
with White Bear Township.
An existing watermain also bisects the site and serves the North Oaks Rapp Farms.
Public water will also be served by White Bear Township.
Additional comments:
• A Joint Powers Agreement between Lino Lakes and White Bear Township will be
required for watermain and sanitary sewer service.
• The existing watermain and sanitary sewer main will need to be relocated since
several of the single family lots are shown over the utilities.
7
Public Land Dedication
The City will require cash in lieu of land dedication. Public trails shall be considered
along the wetland and utility access drive. Any required trail construction costs will be
credited from the total payment in lieu.
The Park Board reviewed the concept plan on November 2, 2015. The Board agreed the
trail placement along the current maintenance/access road would be in a good location for
a connection and would be beneficial to the community.
Tree Preservation
A Tree Preservation and Mitigation Plan is not required for this development. The area
has been farmed and no desirable trees exist within the basic use area. A few desirable
trees may exist along the wetland but these will be protected by a conservation easement
and not impacted by construction.
Landscaping
Boulevard trees are required at the rate of one (1) tree per lot frontage for single family
and two family lots. Townhomes and multi -family properties require 1 tree per 70 feet of
linear feet of road frontage. Open areas shall be landscaped. Landscape screening and
buffers shall be installed along CSAH 32/Ash Street and CSAH 21/Centerville Road.
Noise mitigation techniques and berms along CSAH 32/Ash Street and CSAH
21/Centerville Road shall be required at the time of development. The landscape plans
shall comply with Section 1007.043 (17), Required Screening, Landscaping and Buffer
Yards of the zoning ordinance.
Comprehensive Plan
Resource Management System
The Resource Management System Plan identifies the following needs in the area:
• Designated Bike Route along CSAH 32/Ash Street and CSAH 2 1 /Centerville
Road
• Trails along CSAH 21/Centerville Road
• Greenway system
A trail should be incorporated into the development along the wetland through the
greenway corridor. The greenway system extends throughout the site along Lake
Wilkinson which coincides with the existing floodplain and wetland areas and will be
utilized for storm water management and trail corridors. Conservation easements shall be
required to protect the corridor.
N.
Land Use Plan
Per the City's Comprehensive Plan, the project site is guided for both High Density
Residential (6.0-10.0 DU per acre) and Mixed Use (8.0 to 15.0 DU per acre).
Approximately 60 percent of the Mixed Use area is expected to accommodate residential
development at approximately 8 to 15 units per acre. The remaining 40 percent is to
accommodate commercial development. North Oaks Company is proposing all
residential development and no commercial.
Per page 3-17 of the Comprehensive Plan, the mix of commercial and residential uses
will vary for each site. It is important to note that the mixed -use percentages are
preliminary and are intended to serve as a guide for future decision -making. As plans for
specific mixed use areas are refined, suggested density, total units, and the
residential/commercial split may be revised. To best serve the community's changing
needs and market conditions, flexibility in these areas is essential. Gross and net
acreages for mixed use development represent the potential for new mixed use
development, and do not account for existing mixed use development projects in the city.
See discussion below under Economic Development Plan.
Housing Plan
Goals of the Housing Plan are:
• Goal 3: Ensure housing development is compatible with existing and adjacent
land uses and provides accessibility to key community features and natural
amenities.
• Goal 5: Improve availability of affordable and life -cycle housing.
• Goal 6: Enhance opportunities for senior housing.
The proposed development is consistent with the goals of the Housing Plan by providing
life -cycle and senior housing. Trail corridors and sidewalks shall provide access to
natural amenities and commercial nodes.
Economic Development Plan
Goals of the Economic Development Plan are:
• Goal 1: Expand and diversify the city's tax base by encouraging mixed -use and
nodal development to lessen the tax burden on residential properties.
• Goal 2: Work with developers to identify innovative strategies for attracting entry
level and smaller entrepreneurial businesses to Lino Lakes.
• Goal 3: Attract and encourage new light industrial, high tech, business and
professional services enterprises and maintain and expand existing businesses in
Lino Lakes.
I
• Goal 4: Promote efficient, planned commercial and industrial expansion within
the City's growth areas, accessible to public infrastructure and transportation.
• Goal 5: Promote Lino Lakes' location within the metropolitan region as an
advantage in doing business.
Per the Comprehensive Plan, the mixed use guidance for the east parcel allows for a
residential/commercial mix of 60/40. North Oaks Company is proposing all residential
development and no commercial.
A market study for retail potential was completed by Maxfield Research & Consulting on
March 4, 2016. The study defined the Market Area and analyzed traffic volumes,
population & household data, household incomes, consumer expenditures and retail
market conditions. The market study notes:
• The subject site is not located on a major thorough fare.
• There is no concentration of retail at this location.
• The current 10,000 ADT (vehicle trips) supports existing Holiday Station, hair
salon and restaurants.
• Page 17 suggests the site could support about 5,000 s.f. of destination retailer.
• Page 18 suggests the site could capture 5% of the retail growth from 2016-2025.
This equates to 14,350 s.f. of retail space.
• Page 19 states, "we might recommend a limited amount of additional retail that
could be supported in conjunction with the existing restaurant".
• Page 19 states, "until there is a higher population density in the immediate
vicinity of the site, attracting additional retail to this location is likely to be
challenging".
Additional comments:
• The need for commercial development needs to be further discussed.
• The PUD ordinance could provide language allowing flexibility for the 7 acre
senior rental parcel for residential or commercial development.
Transportation Plan
Goals of the Transportation Plan are:
• Goal 1: Plan for and achieve required street improvements and connectivity
throughout the City of Lino Lakes.
• Goal 2: Ensure that streets and roads are as safe as possible.
• Goal 3: Improve traffic flow despite increase in traffic numbers.
• Goal 4: Ensure that local streets are maintained (or reconstructed to) an
acceptable level.
• Goal 5: Reduce unnecessary traffic on Lino Lakes' streets and roads.
10
• Goal 6: Promote alternative transportation such as bicycling, walking, transit and
rail.
• Goal 7: Maintain and coordinate the transportation system with adjacent
communities, Anoka County, Washington County, Metropolitan Council and
Mn/DOT.
The proposed development provides consistency with the Comprehensive Plan by
incorporating sidewalks and trails, connecting public access to CSAH 32/Ash Street and
making necessary improvements to the intersection of CSAH 21/Centerville Road.
The inclusion of sidewalks and trails are critical for pedestrian connectivity to nearby
commercial nodes. Retail businesses, restaurants, and a movie theater exist within a'/4
mile of the subject site.
Sanitary Sewer Plan
Goals of the Sanitary Sewer Plan are:
• Goal 1: Identify, protect and preserve the desirable natural areas and ecological
and aquatic resources of the community.
• Goal 2: Initiate and continue vigorous collaborations and programs to address,
restore, and preserve the water quality of the regions lakes, wetlands and other
aquatic assets.
• Goal 3: Ensure that well -planned, quality residential, commercial, industrial and
institutional development to accommodate the City's projected growth needs
occurs in a manner that also conserves and enhances the city's natural resources
and amenities.
• Goal 4: Identify and work cooperatively with the state and other local
government entities to develop approaches for addressing potential ecological
challenges and threats that could adversely affect Lino Lakes.
• Goal 5: Maintain the City's residents and businesses with an affordable and safe
sanitary sewer system.
The proposed development is consistent with the Sanitary Sewer Plan by providing
sanitary services to undeveloped areas in a planned manner. Public sanitary sewer will
be installed within the development. The site is located in Sanitary Sewer District 4
(Sub -district 4A) and is ultimately served by White Bear Township. An existing gravity
and force main sanitary sewer bisects the southwest corner of the site. This was installed
to serve the North Oaks Rapp Farms development and is connected with White Bear
Township. Sanitary sewer service will be through a joint powers agreement with White
Bear Township.
Water Supply System Plan
Goals of the Water Supply System Plan are:
11
• Goal 1: Provide the City's residents and businesses with affordable potable water
that is safe and of high quality for daily consumption and fire demand.
The proposed development is consistent with the Water Supply System Plan. Public
water main will be installed with the development. Municipal water will be provided
from White Bear Township into the future until development progresses far enough north
to allow connection to the Lino Lakes system.
Community Facilities Plan
The only community facilities proposed with the development are possible trails.
Planning Districts
The development is located in Planning District 4.
Overall Recommendations include:
• A gateway should be considered at the intersection of Centerville Road and
County Road J (Ash Street).
• Work with White Bear Township to create Joint Powers Agreements for
municipal utility service.
• Pursue a full interchange at I-35E and County Road J (Ash Street).
• Work with Anoka County and Ramsey County to ensure appropriate access
management on County Road J (Ash Street).
Mixed Use Areas Guidance and Recommendations:
The site is expected to develop as an extension of the mixed use multi -family and
commercial development south of the municipal boundary, in the City of North Oaks.
Commercial development in White Bear Township fronts County Road J (Ash Street) all
the way to the freeway.
The site is surrounded by Centerville Road, County Road J (Ash Street), and Wilkinson
Lake. Wilkinson Lake is classified as a Natural Environment Lake under the Minnesota
shoreland management rules. This lake is small and often appears to be a wetland or
even a dry prairie rather than a lake. Any development design must include careful
consideration to water quality and potential impacts on the lake.
Approximately 60 percent of the Mixed Use area is expected to accommodate residential
development at approximately 8 to 15 units per acre. The remaining 40 percent is to
accommodate commercial development.
12
Environmental Review Record
The proposed development may require a Mandatory Environmental Assessment
Worksheet (EAW). The residential unit analysis must be conducted on all contiguous
land the developer owns which includes the North Oaks Company property to the west of
the project site.
The applicant shall confirm with the Minnesota Environmental Quality Board if an EAW
is required.
Wetlands
The concept plan indicates wetlands along Lake Wilkinson. Wetland delineations have
been completed and approved by VLAWMO. The wetland delineation report and
VLAWMO approval shall be required with the PUD Development Stage
Plan/Preliminary Plat. Conservation easements 50 feet from the delineated boundary
shall be required for wetland buffer.
Floodplain
The 1982 FEMA Flood Insurance Rating Map (FIRM) was updated in December 2015.
The 2015 DFIRM indicates Zone A flood plain on the subject property. A Base Flood
Elevation is required to be determined, using detailed methods acceptable by the Federal
Emergency Management Agency (FEMA). This will be used in setting the low floor
elevations. A FEMA Letter of Map Revision (LOMR) is required for this site. It is
highly recommended that the LOMR process be started immediately with a Conditional
Letter of Map Revision application.
Shoreland District
The subject property is located within the Shoreland Management Overlay District of
Wilkinson Lake and Amelia Lake. Both lakes have been established as natural
environment lakes by the DNR. The proposed development provides a transition from
lower density (single family lots) along Wilkinson Lake and the wetlands to higher
densities along CSAH 21 (twin homes and townhouse). The regulations of the shoreland
district (Chapter 1102) shall apply to the entire development. The specific regulations of
the PUD shoreland district (Section 1102.13) shall apply to the twin home and townhome
development.
Growth Management Policy
Per the Comprehensive Plan (page 3-27), an annual average of 230 units per year over
each 5 year phasing period not to exceed 345 units in any 1 year is allowed. At the end
of the 5 year phasing period unallocated units will be averaged out over the next 5 years.
A phasing plan shall be required to insure consistency with this requirement.
13
PUD Development Stage Plan/Preliminary Plat
The City's review and comments on the concept plan's relation to the Comprehensive
Plan and development regulations does not grant any rights to the applicant to develop
the property as depicted by the concept plan.
A land use application for PUD Development Stage Plan/Preliminary Plat shall be
required.
Additional comments:
General:
• North Oaks Company, LLC owns approximately 60 acres of land to the west of
the proposed development. A ghost plat or master development plan consistent
with required residential densities shall be submitted for this area.
• North Oaks Company, LLC should consider including this property in the plat as
an outlot for future development to eliminate remnant parcels and fragmented
growth.
• North Oaks Company, LLC should also consider working with St. Paul Water
Works on the potential on deeding their property to North Oaks Company and
obtaining an easement.
Certificate of Survey:
• Ash Street should be labeled CSAH 32/CR J/Ash Street.
• Centerville Road should be labeled CSAH 2 1 /Centerville Road.
Concept Plan
• The concept plan is difficult to read with the numerous and varying line colors.
• More detail regarding the brownstone development such as access, parking, open
space etc. shall be provided.
• Density Tables shall be revised.
• The parking lot to the senior rental parcel should be relocated more internal to the
site to provide a better gateway opportunity to the city.
RECOMMENDATION
Staff recommends submission of a Land Use Application for PUD Development Stage
Plan/Preliminary Plat addressing all comments noted in the staff report.
14
ATTACHMENTS
1. Site Location Map
2. Aerial Map
3. Certificate of Survey dated April 1, 2016
4. Revised Concept Plan dated March 14, 2016 and revised on April 1, 2016
5. North Oaks Company, LLC Narrative
6. City Engineer's Letter dated April 4, 2016
7. Environmental Board comments dated October 28, 2015
15
Aerial Map N
T Y �` ' O Feet
North Oaks Development Concept Plan 0 250 500 1,000
N KE 101612015
i ,-� •p.x. II
NORTH LINE, SEI/4, SEI/4, SEC. 34,T.31^22'- \
S/ Iff
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� ah - . N 89°27.03"E 560.78
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N 89°45'55"E 615.13
........... r..:. �. �:::. �. �:::.: WAY EASEMENT �. .........:. �:.. .......--
.............. ROADENT:.�.�:::.
................. .33-- ROADWAY EASEY....................................... _
. - _... ..3S _ .. ....... ... ............................... .. CENTERL .................. _ _ _ ............: :... DIE ALiGNYENT F ...::..:.. !OM ...i...:.:. ............:...::::. �. �:::. �. �:::. �.: ::
f _ ................ ..::. �. �:::. �. �::.,>.� RAMSEY C0. HIG AY
...............•.�... �. �:::. �. �:::.:. �. � NXWW DEFT. :::::::::::::�'w..::::::. ::::::. .: \ PROJECT N0. 26-63
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SCALE IN FEET
1" = 100•
0 100 200 300
BEARINGS SHOWN ARE ON THE RAMSEY COUNTY
COORDINATE SYSTEM, 1991 ADJUSTMENT
0 = IRON SET AND CAPPED 20270
e = IRON PIPE FOUND
• = RAMSEY COUNTY CAST IRON MONUMENT
9w = 10 FOOT CONTOUR LINE FROM MARKHURD AERIAL TOPO - 1992
92t = 2 FOOT CONTOUR LINE FROM MARKHURD AERIAL TOPO - 19925
-Y.- = EDGE OF WET LAND - 201 DELINEATION BY KJOLHAUG ENV. SERVICES
fP�
A = WET LAND FLAG d NUMBER- 2015 DELINEATION BY KJOLHAUG
-0_ = POWER POLE
= OVERHEAD POWER LINES AND CABLE TV
' = EXISTING WATER MAIN
= EXISITING SANITARY SEWER
- F - = EXISITING FORCE MAIN
= SAND\GRAVEL SURFACE
= BITUMINOUS SURFACE
OTAL EXISTING BOUNDARY AREA BREAKDOWNS
TAL BOUNDARY = 1,984,960+ SO.FT. \ 45.57 ACRES
NTERVILLE d ASH STREET - 33' R/W = 91, 060+ SO. FT.\2.09 ACRES
PROXIMATE WETLAND AREA = 392,470+ SO. FT.\ 9.01 ACRES
PROXIMATE UPLAND AREA = 1,501,440+ SO. FT.\ 34.47 ACRES (net minus r/w)
AREA BREAKDOWNS - PARCEL "A"
TOTAL BOUNDARY - I, 11.1, 660t SO. FT.\ 25.61 ACRES
-� � � � 1 1 ', '•1 'g{ I � �•' � - - _ -�_.� � ';I:. \ CENTERVILLE d ASH STREET ROW BREAKDOWN
go, �^ ♦"� EXISTING 33' ROW 7I,800t SO.FT.\ 1.65 ACRES
K I' \♦ �, li""' / N ADDITIONAL 27' ROW : 5I,3IOt SO.FT.\ 1.18 ACRES
fr+F-�I�fi /�11 \ `1 \'♦ 1 I }IIl,/s/ % PARCEL "A" TOTAL 60' ROW - 123, 110> SO. FT.\ 2.83 ACRES
NET BUILDABLE AREA - 992,530± SO. FT.\22.78 ACRES
O
AREA BREAKDOWNS -PARCEL "B "
TOTAL BOUNDARY -
869, 300t SO.FT.\ 19.96 ACRES
y-.y ASH STREET ROW BREAKDOWN
EXISTING 33' ROW - I9,260z SO. FT.\ 0.44 ACRES
ADDITIONAL 27' ROW = I6, 890s SO.FT.\ 0.39 ACRES
•• � '. '1 � TOTAL 60' ROW = 36, I50s SO.FT.\ 0.83 ACRES
• (' J 'APPROX WET LAND AREA = 392,470t SO.FT.\ 9.01 ACRES
50' WET SETBACK AREA = I08,700t SO.FT.\ 2.50 ACRES
1
� � tal T11 yy Qw 1 ; '� i• NET BUILDABLE AREA = 33I, 980t SO.FT.\ 7.62 ACRES
WETLAND 1 8
AREA=257,41D*_ SO.FTA5.91 AC.
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CITY OF LINO LAKES
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COMBINED PROPERTY DESCRIPTION FOR PRELIMINARY PLAT
e-I !1 �' - PID NO 35-31-008 (150002 (NO ADDRESS) AND PID NO s
} \ / 34-31-22-44-0008 (1556 ASH STREET) ..�9
e99.7 1;1 '`♦ J; 11'I - - - - - - -I u ON
�, •\ ♦ / PARCEL A
That part of Government Lot 5, S coon 35, T.31, R.22, lying
(/ \
41f k \ ',y ', '•\ \` •,♦ V /, ��- -J% '•\ / / \ westerly of the centerline of Centerville Road.9L
\ sb'/ I •�. t'� '\ �l �.\ •1 / I<.5.\ And: I aaa
\\ - v� _ ♦ �' I _�� PARCEL B I `u L
That part of the E1/2 of the SE 1,(4 of the SE1/4 of
Section 34 T.30 R.22 lying southeasterly of the _
\ \ 'A3 I •t (' ' St. Paul Water Works Right of Wa .
-BENCHMARK: U. S. G. S. brass disk In concrete
Be Td�.' stamped -C-25" 501 north of Ash Street d
- f / 1251- east of Centervtl le Road.
=_J 'Sf' N\\�` \4 J �-" •,\ 1 l Elevation = 930.01 (N.G.V.D., 1929)
R'J13 J •/ / \\ ♦ - CENTERLINE OF 35' EASEMENT TO R.GP.A. (DOC. N0. 252067, BOOK 610, PAGE 66)- \
°99 z_/ fi \ o� oRE �9- exE oI+F eReDla - a -
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Parcel A
Gross Area (acres)
25.61
Wetlands & Water Bodies
0.0
Public Parks & Open Space
0.0
Proposed Arterial ROW
1.18
Existing Arterial ROW
1.65
Other(Undevelopable)
0.0
Net Area acres
22.78
Number of Units
189
Gross Densi units/acre
7.37
Net Density units/acre
8.30
Parcel B
Gross Area (acres)
19.96
Wetlands & Water Bodies
9.01
Public Parks & Open Space
0.0
Proposed Arterial ROW
0.39
Existing Arterial ROW
0."
Other (Undevelopable)
2.50
Net Area acres
7.62
Number of Units
17
Gross Densit units/acre
0.85
Net Densit units/acre
2.23
Density Table -
Parcels A and B
Gross Area (acres)
45.57
Wetlands & Water Bodies
9.01
Public Parks & Open Space
0.0
Proposed Arterial ROW
1.57
Existing Arterial ROW
2.09
Other(Undevelopable)
2.5
Net Area acres
30.4
Number of Units
206
Gross Density units/acre
4.52
Net Density units/acre
6.78
Design Data:
70' Villa Lots - 29
Twins - 30
Presbyterian - 147
Total Unit Count- 206
60' ROW
32' B-B Street Width
fysb - 30'
sysb - 5' /10'
\-------------- rysb-30'
1 Tree every 70 ft
\� 1' Tree per lot
PtD: 35-31-22-33-00" Assumptions:
ADDRESS: 1697 ASH ST
Are¢ 256 m.
Presbyterian Homes Site Plan (by others)
Wetland Buffer - 50 ft
I
\1 Ash St & Centerville Rd
\ Additional ROW - 27 ft (60' total)
Setback - 50 ft
�j
iNORTH
100 50 0 50 100 200
�e®ood
SCALE IN FEET
U.
DRAWING NAME I NO. BY I DATE I
REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF
I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS
SCR
CITY PROJECT NO.
FILE NO.
BASE_HAWKINS _ _ _ _ _ _
_ _
_ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT
— — -- —
PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT
Eas
`
--
SITE PLAN 031416
64500-014
DRAWN BY
SATHRE-BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT
SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY
AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE
LAWS OF THE STATE OF MINNESOTA.
F
o
SATHRE-BERGQUIST, INC.
ERJ
— -- ---
----------------
INDEMNIFY SATHRE-BERGQUIST, INC. OF ALL RESPONSIBILITY.
u2i
N
LINO LAKES,
HAWKINS PARCEL
SP1
CHECKED BY
SATHRE-BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE
.S, /�i✓��
m .,,,
y 150 SOUTH BROADWAV WAYZATA, MN. 55391 (952) 47G6000
RSM
— USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING
Robert 8. M Is[ad, P.E.
`�
��
M I N N E SOTA
NORTH OAKS COMPANY
DATE
— -- ---
----------------
FROM ILLEGITIMATE USE.
Date: 03 I �( I Lic. No. 4I-/�LB
RS
p�
09/10/15
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II
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s.sc 1 --- as
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-
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/15
a P �. \v', _ Density Table
J % / Hn 914 I 1' \ 1
--- -- L-- + �— -- I'
r•
I -,
24\
Gross Area (acres)
45.5
Wetlands & Water Bodies
6.9
Public Parks & Open Space
0.9
Proposed Arterial ROW
1.6
Existing Arterial ROW
1.6
Other (Undevelopable)
3.1
Net Area acres
29.2
Number of Units
206
Gross Densit units/acre
4.5
Net Density units/acre
7.1
\
NML-902 -- 1` HML-923
Annae 9 z a2
AvexVr4Le�sd
\ SS \t 6
Design Data:
w
w
\11
1 _ - _
i
\ -.
70' Villa Lots - 29
Twins - 30
1 27,
,
\\\I
Presbyterian- 147
Total Unit Count- 206
/
'
WSTLAI
D
��.
�r
___
'1----=
60'ROW
32' B-B Street Width
9_
ML1921
fy b 30'
I
1
--------
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s sb- 5'/10'
Y
rysb-30'
61 .I.
.I. o� Ali 1V
147 Its
VA
PHASE 1
PHASE z
\ \
1 T70 ft
Tree every
C '
�\
PfD: 35 31 yyP-33 ➢➢➢4
\�\,:
1' Tree per lot
Assumptions:
I
I _
\ \ ADDIt2Stt 1b9Y ASR ST
\
I
Presbyterian Homes Site Plan (by others)
Wetland Buffer - 50 ft
�i
1
Ash St & Centerville Rd
Additional ROW 27 ft
/
>
- (60'total)
Setback - 50 ft
I
' >
ITT
-_ --
N N
I 1
100 50 0 5o 100 Zoo
rRI_�fLfLfl�SIALplpFEET
p 8
DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO.
BASE_HAWKINS _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I 6Rs S� — CONCEPT PLAN 031416
AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE �RAF' 64500-014
DRAWNBY SATHRE-BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USEWITHOUT o SATHRE-BERGQUIST, INC.
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-- ------------------- INDEMNIFY SATHRE-BERGQUIST, INC. OF ALL RESPONSIBILITY. ,/ ,,�^/��
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SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY
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I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS
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CITY PROJECT NO.
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HAWKINS PARCEL
NORTH OAKS COMPANY
FILE NO.
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DRAWN BY
—
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SATHRE-BERGOUIST,INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT
SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY
AMA DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE
LAWS OF THE STATE OF MINNESOTA.
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INDEMNIFY INC. RESPONSIBILITY.
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LINO LAKES,
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SATHRE-BERGOUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE
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USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING
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C4'F P`'�
M I N N ESOTA
NORTH OAKS COMPANY
Robert S. M Isfad, P.E.
09/10/15
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Date: 03 II-( I Lic. No. Z�,L-/�L&
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C O M P
March 14, 2016
City of Lino Lakes
600 Town Center Parkway
Lino Lakes, Minnesota 55014
COAKS
A N Y LLC
Re: Planned Unit Development General Concept Plan for:
PIN# 34-31-22-44-0008 and PIN# 35-31-22-33-0002
Ladies and Gentlemen,
North Oaks Company, LLC hereby submits for review our revised General Concept Plan for a Planned
Unit Development. The property is bounded on the north by Ash Street, on the east by Centerville Road,
on the south by Wilkinson Boulevard and the west by Wilkinson Lake. The eastern parcel is zoned Mixed
Use and the western parcel is zoned High Density Residential. The parcels are presently being used for
agriculture.
We are proposing developing a combination of single townhomes and twin townhomes: The singles
would be arranged along the western edge of the property, with walkouts towards Wilkinson Lake and in
the center with walkouts toward a storm treatment pond. The twin townhomes would be arranged around
the perimeter along Ash Street and Centerville Road, buffered from traffic by berms and landscaping.
We are in discussions with Presbyterian Homes to sell or co -develop the southern seven plus acres for
rental Brownstones similar to the existing Brownstones located at Waverly Gardens. The townhomes and
rental apartments will be designed for empty nesters.
Along the north side of Ash Street are single-family homes, zoned Low Density Residential. Across
Centerville Road to the east are single-family homes, zoned Rural Land Use and Low Density
Residential. On the south side of Wilkinson _Boulevard, in North Oaks, are Waverly Gardens, a
Presbyterian Homes' facility, Tria Restaurant, and business offices. This is zoned Commercial. At the
5959 Centerville Road, Suite 200 °North Oaks, MN USA 55127 • t: 651-484-3361 • f: 651-484-2704 • www.northoaks.com
intersection of Centerville Road and County Road J. the parcels on the northeast and southeast corners are
also zoned Commercial.
The total area of the two parcels is 45.57 acres with approximately 27 acres of buildable area. We are
proposing 29 single townhomes and 30 twin homes. Presbyterian Homes is proposing 147 Brownstone
senior rental apartments on the southeast corner.
The site will be accessed from Wilkinson Boulevard at the south and aright -in right -out from Ash Street
at the north.. The Brownstones will have a separate entrance off of Wilkinson Lake Boulevard.
The townhomes will all be in a home owners' association that will manage and maintain the property for
the benefit of the development. The rental apartments will not be included in the home owners'
association. Management and maintenance of this area will be by Presbyterian Homes.
Soil testing studies are underway.. Wetland delineations have, been completed and we have received
approval from VLAWMO.
We have addressed all additions and revisions as requested by staff and Lino Lake Boards. Included are:
• A traffic study and a market analysis for potential commercial have been completed and copies
have been provided to staff.
• The housing density has been increased to meet Lino Lakes' minimum density.
• Two trails have been added; one around the wetland to the west and one to connect to the
southeast intersection leading to the existing commercial development.
• An open system water treatment train has been added where possible.
• Surmountable curbs are proposed to facilitate movement of Blanding's turtles.
• Proof of wells being sealed has been provided to staff.
• This project should not require a mandatory EAW based on "Mandatory EAW Categories"
• The Stormwater Pollution Prevention Plan will be provided with our Preliminary Plan submittal.
We believe that our proposed development complies with Lino Lakes' ordinances and fits well into its
Comprehensive an 2030 Proposed Land Use. We would like to start site development in the summer of
2016. Our intention is to complete the entire project atone time.
We have submitted the nonrefundable fee of $100.00 and an escrow amount of $2,500.00 required for the
Concept Plan Review.
We look forward to presenting this plan to you and responding to your comments and questions.
Very Truly Yours,
T i?
Christine L. Heim
Vice President, Planning
& Assocengineering • planning • environmental • construction
Memorandum
To: Katie Larsen, City Planner
From: Diane Hankee PE, City Engineer
Date: April 4, 2016
Re: North Oaks Company PUD Concept Plan
WSB Project No. 2988-080
701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763-541-4800
Fax: 763-541-1700
We have reviewed the Concept Plan for North Oaks PUD in Lino Lakes, MN prepared by
Sathre-Bergquist, Inc. received on March 14, 2016.
The following comments should be incorporated in the preliminary plat design, and a written
response to comments provided:
GRADING, EROSION AND SEDIMENT CONTROL
1. There are no erosion and sediment control comments at this time, a review will be completed
once the preliminary plat is submitted.
2. With the preliminary plat submittal a geotechnical evaluation shall be submitted, and it
should include also the recommended infiltration rates and R-values.
STORMWATER MANAGEMENT
1. A stormwater review will be completed with the preliminary plat submittal.
2. The City of Lino Lakes Stormwater Ordinance will govern the design requirements for
infiltration, rate control and stormwater quality. The watershed, VLAWMO is not a
permitting authority for stormwater.
3. The minimum storm sewer pipe size shall be 15-inch.
4. Wilkinson Lake is an impaired water with a TMDL implementation plan. The
implementation plan shall be coordinated with this project through VLAWMO.
5. A 50 foot buffer is required and to be shown around lakes and wetlands.
FLOODPLAIN
1. A Base Flood Elevation is required to be determined, using detailed methods acceptable by
the Federal Emergency Management Agency (FEMA). This will be used in setting the low
floor elevations and for #2 below.
2. A FEMA Letter of Map Revision (LOMR) is required for this site. It is highly recommended
that the LOMR process be started immediately with a Conditional Letter of Map Revision
application.
Ms. Katie Larsen
April 4, 2016
Page 2
WETLANDS
1. The preliminary plat submittal shall include an approved wetland delineation and mitigation
plan as applicable.
ENVIRONMENTAL
1. The applicant shall provide documentation as to whether an Environmental Assessment
Worksheet (EAW) is required.
WATER SYSTEM
1. There is an existing watermain that runs through the site serving the City of North Oak's
Rapp farm development. This system will need to be relocated based on the current
proposed layout.
2. The City of Lino Lakes' existing water system is significantly north of the proposed
development and water service could be supplied from White Bear Township via a Joint
Powers Agreement until Lino Lakes' system is extended.
3. In conformance with the City's Comprehensive plan, a 12 inch watermain will need to loop
through the site making a north -south connection.
4. The water system interconnect with White Bear Township will be at the southeast corner of
the site.
SANITARY SEWER SYSTEM
1. There is an existing sanitary sewer forcemain (parallel to the watermain mentioned in #1
above) that runs through the west side of the site and is pumped into a 10 inch gravity line.
This system currently serves the City of North Oak's Rapp farm development. This system
will need to be relocated based on the current proposed layout.
2. The property is within sewer District 4, which is proposed to be serviced by a White Bear
Township trunk sewer line. An 18 inch trunk sewer is located in the southeast corner of the
site. The City will need to work with White Bear Township to determine the appropriate
connection point to serve this property and the remainder of District 4.
3. A noted within the Comprehensive Sanitary Sewer Plan a Joint Powers Agreement with
White Bear Township will need to be in place for the sanitary sewer service. This agreement
will need to identify MCES SAC units and an associated fee structure.
TRANSPORTATION
1. The roadway alignment and profile shall meet MnDOT specifications for a 30 mph roadway
or the design speed.
2. The roadway typical section shall meet the City's standard.
3. The site needs to access into a public roadway. Wilkinson Lake Blvd is owned by
Presbyterian Homes of North Oaks which is a private roadway. To access this roadway will
require a public roadway easement obtained by the developer.
SACommunity Development\ProjectsTi nning Cases\Norfi Oaks Company PUD Concept Plan\Staff Repws\20160413 PZ (Concept Plan v2)\6 20160404 Memo
Ms. Katie Larsen
April 4, 2016
Page 3
4. The Traffic Study was reviewed, and the following comments shall be addressed:
a. The analysis did not evaluate the site access intersections to determine the lane
geometrics at each location.
b. The access to the Senior Living facility on Wilkinson Lake Blvd is very close to
Centerville Road. It should be analyzed to determine if there are any issues between it
and Centerville Road. Access should be on the internal roadways as feasible.
c. Anoka County has provided preliminary comments on for the proposed development.
A formal review letter is anticipated in the next few weeks. Their preliminary
comments included "You can anticipate that we will require 60ft of ROW along the
AC routes, EB RTL and WB bypass lane construction at the local road tie-in on Ash
St, and improvements to the intersections of Ash St/Centerville Rd and Centerville
Rd/CR Jshould be considered for completion in conjunction with the development.
(should roundabout or turn lane/traffic signal construction be completed in
conjunction with the development?). Also, we will likely note that operations in the
CSAH 54/CR JII35EICR 84 interchange area are poor, particularly during peak
periods and there are currently no planned or funded improvements that we are
aware of for this interchange area "
d. We concur with the analysis methodology and results. However, the conclusion that
no improvements should be provided at the Centerville Rd and Wilkinson Lake
Blvd/CR J intersection should be reexamined, as also identified by Anoka County.
Even though the intersection is currently at LOS F, the addition of the site traffic will
add to the deficiencies and therefore improvements should be considered with the
development.
5. The proposed trail and sidewalk system are shown on the plans, and there are no comments
at this time.
DEVELOPMENT AGREEMENT
1. A development Agreement is required with the final plat.
2. The roadway and municipal utilities shall be within dedicated public right of way.
PERMITS
1. Anoka County Right of Way & Access
2. White Bear Township & City of North Oaks
3. RCPA Electric
4. St. Paul Water Works
5. FEMA - Letter of Map Revision
6. NPDES Construction General Permit
7. BWSR & DNR for wetland impacts
8. MDH for Water System
9. MCES and MPCA for Sanitary Sewer
If you or the applicant has any questions regarding these comments, please contact Diane
Hankee at (651) 982-2430 or diane.hankee@ci.lino-lakes.mn.us.
SACommunity Development\ProjectsTi nning Cases\Norfi Oaks Company PUD Concept Plan\Staff Repws\20160413 PZ (Concept Plan v2)\6 20160404 Memo
ENVIRONMENTAL BOARD
Summary/North Oaks Company
From the Meeting on October 28, 2015
STAFF ORIGINATOR: Marty Asleson, Environmental Coordinator
MEETING DATE: October 28, 2015
Summary: Environmental Board North Oaks Concept Plan
Discussion and Recommendations
The Environmental Board met on October 28, 2015 to discuss the North Oaks Concept
Plan. The following Environmental Board recommendations were made concerning the
North Oaks Concept Plan:
• Ensure the Shoreland Overlay District rules are addressed in the Preliminary Plat
• An open system (not piped) surface water treatment train approach to stormwater
conveyance be designed into the plan.
• Concern for an active area for Blanding's Turtle be designed into the site,
including dropped curbing, and into the open surface water treatment train design,
and/or into the Wetland Preservation Zone design. Education materials for
residents in the form of a brochure should be given to new residents, and signs for
Blanding's turtle should be posted in areas along treatment train areas and
wetland preservation areas. (Similar to Marshan Meadow's signs).
• Native plants (grasses and forbs) should be designed into surface water treatment
train areas and Wetland Preservation Zone areas.
• Signs must be posted for wetland buffer areas
• Normal landscaping of one boulevard tree per frontage be implemented into street
design
• Zoning requirements for berming and landscape be approved by the
Environmental Board
• Proof that all preexisting wells have been sealed and septic systems removed
should be provided
• A Stormwater Pollution Prevention Plan for North Oaks must address all of the
Minnesota Pollution Control's requirements for a SWPPP.
• Data must be provided concerning the requirement for EAW or not.
• 50 foot wetland buffers must be designed into the plan.