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HomeMy WebLinkAbout2016-090 Council ResolutionCITY OF LINO LAKES RESOLUTION NO. 16-90 APPROVING PRELIMINARY PLAT FOR CHAVEZ PRESERVE WHEREAS, the City received a land use application for preliminary plat for Chavez Preserve hereafter referred to as "Development"; and WHEREAS, City staff completed a review of the "Development" based on the following: • Preliminary plat prepared by EG Rud & Sons, Inc. dated July 11, 2016 • Civil engineering plans prepared by Plowe Engineering, Inc. dated July 11, 2016 • Stormwater Drainage Report -Chavez Preserve prepared by Plowe Engineering, Inc. dated July 11, 2016; and WHEREAS, a public hearing was held before the Planning & Zoning Board on August 10, 2016 and the Board recommended approval of the "Development". NOW, THEREFORE BE IT RESOLVED by The City Council of The City of Lino Lakes hereby makes the following: FINDINGS OF FACT Per Subdivision Ordinance Section 1001.013, Premature Subdivision: (1) General. Any concept plan, preliminary plat or final plat deemed premature pursuant to the following criteria shall be denied by the City Council. (2) Conditions for establishing a premature subdivision. A subdivision may be deemed premature should any of the following conditions not be met. (a) Consistency with the Comprehensive Plan. Including any of the following: 1. Land use plan; 2. Transportation plan; 3. Utility (sewer and water) plans; 4. Local water management plan; 5. Capital improvement plan; and 6. Growth management policies, including MUSA allocation criteria. Chavez Preserve is consistent with the goals and policies of the comprehensive plan in regards to resource management, land use, housing, transportation and utilities as detailed in the Planning & Zoning Staff Report dated August 10, 2016. The development is also consistent with the local water management plan, capital improvement plans and growth management policies. (b) Consistency with infill policies. A proposed urban subdivision shall meet the city's infill policies: 1. The urban subdivision must be located within the Metropolitan Urban Service Area (MUSA) or the staged growth area as established by the city's Comprehensive Plan; 1 2. The cost of utilities and street extensions must be covered by one or more of the following: a. An immediate assessment to the proposed subdivision; b. One hundred percent of the street and utility costs are privately financed by the developer; c. The cost of regional and/or oversized trunk utility lines can be financed with available city trunk funds; and d. The cost and timing of the expenditure of city funds are consistent with the city's capital improvement plan. 3. The cost, operation and maintenance of the utility system are consistent with the normal costs as projected by the water and sewer rate study; and 4. The developer payments will offset additional costs of utility installation or future operation and maintenance. Chavez Preserve is consistent with infill policies. The development is within the current Utility Staging Area 1A=2008-2015. Street and utilities exist and no new street or public utilities are proposed. There is no additional cost, operation or maintenance of the utility system. (c) Roads or highways to serve the subdivision. A proposed subdivision shall meet the following requirements for level of service (LOS), as defined by the Highway Capacity Manual: 1. 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; 2. 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; 3. 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; 4. 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; 5. 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; 6. 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; 7. The LOS requirements in divisions (2)(c)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 Department 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; and 2 8. The city does not relinquish any rights of local determination. Chavez Preserve meets the requirements for level of service (LOS). The existing roads and intersections providing access to the 6 lot single family residential subdivision have structural capacity to accommodate the projected traffic. No street improvements are proposed. The city does not relinquish any rights of local determination. (d) Water supply. A proposed subdivision shall be deemed to have an adequate water supply when: 1. The city water system has adequate wells, storage or pipe capacity to serve the subdivision; 2. The water utility extension is consistent with the Lino Lakes water plan and offers the opportunity for water main looping to serve the urban subdivision; 3. The extension of water mains will provide adequate water pressure for personal use and fire protection; and 4. The rural subdivision can demonstrate that each of the proposed lots can be provided with a potable water supply. Chavez Preserve will have an adequate water supply. The site is served by an existing 6" DIP watermain located along White Pine Road. The water supply system has capacity for 5 additional single family residential homes (the existing home is served municipal water supply). (e) Waste disposal systems. A proposed subdivision shall be served with adequate waste disposal systems when: 1. The urban sewered subdivision is located inside the city's MUSA or is consistent with the MUSA allocation criteria; 2. The city has sufficient MUSA and pipe capacity to serve the subdivision if developed to its maximum density; 3. The subdivision will result in a sewer extension consistent with Lino Lakes sewer plan and capital improvement plan; 4. A rural subdivision can demonstrate that each lot can be served by an adequate sanitary sewer disposal system; and 5. A rural subdivision with a proposed communal sanitary sewer or water system has an effective long range management and maintenance program with proper financing. Chavez Preserve will be served with an adequate waste disposal system. An existing 12" PVC sanitary sewer main located along White Pine Road directly serves the development. The utility staging area is 1A (2008-2015). The sanitary sewer system has capacity for 5 additional single family residential homes (existing home is served by municipal sanitary service); and BE IT FURTHER RESOLVED by the City Council of The City of Lino Lakes hereby establishes that Chavez Preserve is not a premature subdivision; and BE IT FURTHER RESOLVED by the City Council of The City of Lino Lakes hereby establishes that Chavez Preserve shall be developed in accordance with the following: PUBLIC LAND DEDICATION The City will require cash in lieu of land dedication. 3 5 lots x $2,500 = $12,500 BE IT FURTHER RESOLVED by The City Council of The City of Lino Lakes hereby approves the preliminary plat for Chavez Preserve subject to the following conditions: 1. Comments from WSB Plan Review letter dated August 3, 2016 shall be addressed. 2. Comments from Environmental Coordinator memo dated August 4, 2016 shall be addressed. 3. The single family home shall be removed. 4. Staff shall work with the City Attorney on drafting an agreement that will ensure removal of the structures prior to conveyance, establish a sunset date and require a cash security deposit by the developer. 5. Sheet PP, Preliminary Plat, Resource Inventory and Certificate of Survey a. An additional 7 feet of right of way shall be dedicated on the plat to provide a full 40 feet of right of way from centerline. b. The shoreland district boundary shall be shown. c. Under Building Setbacks, the Front setback shall be revised to 40 feet. d. The 2 existing garage structures shall be shown as "remove". i. This shall be shown on an applicable plan sheets. 6. Sheet C1, Grading, Drainage & ESC Plan a. Staff has concerns regarding the function and maintenance of the basin located in the front yard between Lot 5 and Lot 6 and the applicant shall re -analyze the grading plan. b. Building pads shall meet 40 foot front setback. 7. Sheet L1, Landscape Plan a. The boulevard trees shall be located in the boulevard. b. If the front yard basin remains, i. It shall be shown on the plan sheet. ii. Landscaping shall be shown. iii. A maintenance plan for the basin shall be provided. Adopted by the Council of the City of Lino Lakes this 12th day of September, 2016. The motion for the adoption of the foregoing resolution was introduced by Council Member Kusterman and was duly seconded by Council Member Manthey and upon vote being taken thereon, the following voted in favor thereof: Kusterman, Manthey, Maher, Rafferty, Reinert The following voted against same: none ATTEST: nne Bartell, Cit 4 CITY COUNCIL AGENDA ITEM 6B STAFF ORIGINATOR: Katie Larsen, City Planner MEETING DATE: September 12, 2016 TOPIC: Chavez Preserve i. Consider Resolution No. 16-90 Approving Preliminary Plat ii. Consider Resolution No. 16-104 Approving Accessory Structure Agreement VOTE REQUIRED: 3/5 INTRODUCTION Complete Application Date: July 11, 2016 60 -Day Review Deadline: September 9, 2016 120 -Day Review Deadline: November 11, 2016 Environmental Board Meeting: July 27, 2016 Park Board Meeting: NA Planning & Zoning Board Meeting: August 10, 2016 City Council Work Session: September 6, 2016 City Council Meeting: September 12, 2016 The applicant, Marcel Eibensteiner of Royal Oaks Realty, Inc., submitted a land use application for a preliminary plat called Chavez Preserve. The proposed development is a 6 lot single family residential subdivision. It contains 1 existing parcel (177 White Pine Road) that is approximately 2.18 gross acres. BACKGROUND The attached Planning & Zoning staff report dated August 10, 2016 details the project. Comprehensive Plan Chavez Preserve is consistent with the goals and policies of the comprehensive plan in regards to resource management, land use, housing, transportation and utilities. Density and Land Area Calculations The following chart implements Met Council's formula for calculating net density. Wetlands & Water Bodies Public Parks & O. en S . ace Arterial ROW Other (Undevelopable) 0.00 0.00 0.00 0.00 # of Units 6 Chavez Preserve meets land use goals by developing a single family residential subdivision that is consistent with low density residential development as guided by the Comprehensive Land Use Plan. Low density residential development allows for 1.6 to 3.9 units per net acre. The net density for the development is 2.75 units per net acre. This is consistent with density requirements. Zoning R-1, Single Family Residential Rural Residential Low Density Residential (1.6 to 3.9 units per acre) 1A=2008-2015 Zoning Requirements Min. Lot Size (upland) Min. Lot Width (feet) Min. Lot Depth (feet) 10,800 s.f. 80 135 Ave. 15,854 s.f. Vary 80-106 feet 174 2 The development is compliant with zoning, subdivision and other city ordinances. Lot widths and lot sizes exceed the minimum requirements. Accessory Structure Agreement The site has 1 existing single family home and 2 detached accessory structures. The single family home will be removed. The 2 detached accessory structures must also be removed because accessory structures are not allowed without a principal structure and the allowed square footage of attached and detached accessory structures is 1,200 s.f. The existing accessory structures plus the new attached garages exceed this limit. The applicant has requested the 2 detached accessory structures be allowed to stay for a period of time. The City Attorney drafted the attached Accessory Structure Agreement to ensure removal of the structures prior to conveyance, establish a sunset date and require a cash security deposit by the developer. RECOMMENDATION The Planning & Zoning Board held a public hearing on August 10, 2016. Public comments included concerns regarding tree removal, landscaping and building design standards. The Board voted 5-0 in favor of the preliminary plat. The Board and staff recommend approval of the preliminary plat and Accessory Structure Agreement for Chavez Preserve with the conditions listed in the resolutions. ATTACHMENTS 1. Planning & Zoning Board staff report dated August 10, 2016 2. Resolution No. 16-90 Approving Preliminary Plat 3. Preliminary Plat of Chavez Preserve 4. Resolution No. 16-104 Approving Accessory Structure Agreement 3 PLANNING & ZONING BOARD AGENDA ITEM 5B STAFF ORIGINATOR: P & Z MEETING DATE: REQUEST: CASE NUMBER: APPLICANT: REVIEW DEADLINE: Katie Larsen, City Planner August 10, 2016 PUBLIC HEARING Chavez Preserve 1. Preliminary Plat PP2016-005 Royal Oaks Realty, Inc. Attn: Marcel Eibensteiner 1000 County Road E West Shoreview, MN 55126 Complete Application Date: July 11, 2016 60 -Day Review Deadline: September 9, 2016 120 -Day Review Deadline: November 11, 2016 Environmental Board Meeting: July 27, 2016 Park Board Meeting: NA Planning & Zoning Board Meeting: August 10, 2016 City Council Work Session: September 6, 2016 City Council Meeting: September 12, 2016 BACKGROUND The applicant submitted a land use application for a preliminary plat called Chavez Preserve. The proposed development is a 6 lot single family residential subdivision. It contains 1 existing parcel (177 White Pine Road) that is approximately 2.18 gross acres. This staff report is based on review of the following plan sets: • Preliminary plat prepared by EG Rud & Sons, Inc. dated July 11, 2016 • Civil engineering plans prepared by Plowe Engineering, Inc. dated July 11, 2016 • Stormwater Drainage Report -Chavez Preserve prepared by Plowe Engineering, Inc. dated July 11, 2016 1 ANALYSIS Existing Site Conditions The 2.18 acre site is located at 177 White Pine Road. The legal description is Lot 1 and Lot 2, Block 1 Arthur E. Thom Acres that was platted in 1949. The site has 1 existing single family home and 2 detached accessory structures. The house and accessory structures will be removed. A small tree stand is located along White Pine Road. The site is relatively flat with elevations ranging from 896-900 feet. The soils are fine sand and loamy fine sand, not hydric and are classified as Hydrologic Group A that signifies the soils are drained and have good infiltration. Comprehensive Plan Chavez Preserve 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: • 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 a small portion of greenway system corridor abutting the north boundary of the site that is related to the wetlands surrounding Baldwin Lake. On July 27, 2016, RCWD visited the Chavez Preserve site and found no evidence of wetlands. No wetland delineation is required. The greenway system will be protected by locating the stormwater management ponds adjacent to it. The ponds will serve multi -functional purposes by providing stormwater management and creating a wetland buffer. The storm ponds and buffer will also be protected with drainage and utility easements. No trails or parks are recommended in Resource Management Plan in this area. Chavez Preserve meets the goals of Resource Management System Plan by identifying and protecting the greenway corridor with a stormwater ponding buffer and drainage and utility easement. Land Use Plan Goal 2: Ensure that zoning and subdivision ordinances and official maps are consistent with the intent and specific direction provided within the Comprehensive Plan. Policies: 1. Ensure developers meet the standards specified within the land -use plan and official controls, including zoning and subdivision ordinances and official maps. 2. Ensure compatibility of adjacent land uses. Density and Land Area Calculations The following chart implements Met Council's formula for calculating net density. Wetlands & Water Bodies Public Parks & Oeen S.ace Arterial ROW Other (Undevelopable) # of Units 0.00 0.00 0.00 0.00 6 Chavez Preserve meets the land use goals by developing a single family residential subdivision that is consistent with low density residential development as guided by the Comprehensive Land Use Plan. Low density residential development allows for 1.6 to 3.9 units per net acre. The net density for the development is 2.75 units per net acre. This is consistent with density requirements. 3 Housing Plan Goal 1: Ensure housing development is compatible with existing and adjacent land uses and provides accessibility to key community features and natural resources. Chavez Preserve meets the goals of the Housing Plan. Existing and adjacent land uses are low density residential development and the proposed development is compatible with these land uses. Economic Development Plan The goals of the Economic Development Plan are not negatively impacted by the development of Chavez Preserve, a 6 lot single family residential subdivision. Transportation Plan Goal 1: Plan for and achieve required street improvements and connectivity throughout the City of Lino Lakes. Policies: 1. Develop a transportation plan that will identify and plan for needed public transportation options and street construction, upgrading, and related funding requirements. 2. Ensure by 2030 that main east/west and north/south transportation corridors are of good quality and allow for potential, required expansion and upgrades, i.e., widening, expanded capacity, turn lanes, and accommodating pedestrian and bicycle facilities. Goal 2: Ensure that streets and roads are as safe as possible. Policies: 1. Identify potential traffic safety problem areas and adopt plans to lessen risks as traffic volume increases along these problem stretches and intersections. Chavez Preserve meets the goals of the Transportation Plan. White Pine Road is a classified as a minor collector road. It is an east -west collector between CSAH 49 (Hodgson Road) and CSAR 32 (Ash Street). The section of White Pine Road along the proposed plat of Chavez Reserve has 73 feet right-of-way and 32 feet back to back paved roadway. No sidewalk exists in the surrounding neighborhoods and sidewalk will not be required within this subdivision. The minor collector road has capacity and structural design to accommodate residential traffic from 5 new homes (1 home currently exists on site). A traffic study is not warranted. Comment: 1. An additional 7 feet of right of way shall be dedicated on the plat to provide a full 40 feet of right of way from centerline. This will be consistent with the Rohavic Oaks Second Addition development on the south side of White Pine Road that was platted in 1990. Sanitary Sewer Plan Goal 1, Land Use Policies and Practices: 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 5, Community Facilities: Maintain the City's residents and businesses with an affordable and safe sanitary sewer system. The site is located in Sanitary Sewer District 1 (Sub -district 1A) and is ultimately served by MCES Lift Station L69. An existing 12" PVC sanitary sewer main located along White Pine Road directly serves the development. The utility staging area is IA (2008- 2015). The sanitary sewer system has capacity for 5 additional single family residential homes (existing home is served by municipal sanitary service). Chavez Preserve is consistent with the goals of conserving natural resources and maintaining an affordable system by utilizing capacity of the existing municipal sanitary sewer main. The subject site is also within the current utility staging area and no sanitary sewer main extension is required. Water Supply Plan Goal 4, Community Facilities: 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 site is served by an existing 6" DIP watermain located along White Pine Road. The water supply system has capacity for 5 additional single family residential homes (the existing home is served municipal water supply). Chavez Preserve is consistent with the goals of the water supply plan by utilizing capacity of the existing municipal water supply system. Planning Districts The site is located in Planning District 1 and is guided for low density residential development. There are no specific planning recommendations for this site. The site is located within the Baldwin resource management units (RMU). 5 Zoning R-1, Single Family Residential Rural Residential Low Density Residential (1.6 to 3.9 units per acre) 1A=2008-2015 Surrounding Zoning and Land Use Current Landl North R-1, Single Family Residential Rural Residential Low Density Residential South R -1X, Single Family Executive Single Family Residential Low Density Residential East R-1, Single Family Residential Single Family Residential Low Density Residential West R-1, Single Family Residential Rural Residential Low Density Residential Zoning Requirements Min. Lot Size (upland) 10,800 s.f. Ave. 15,854 s.f. Min. Lot Width (feet) 80 Vary 80-106 feet Min. Lot Depth (feet) 135 174 Building Setback (feet) -From Collector Roads 40 30 -Rear --Principal 30 30 -Side --Principal 10 10 --Accessory 5 5 Buffer Adjacent to Collector 15 foot Not applicable in front yards Impervious Surface 40% --Outside Shoreland District 40% Reviewed at building permit --Within Shoreland District 30% Reviewed at building permit Staff Comments: 1. The building setback from the collector road shall be revised to 40 feet. Building Requirements At the time of building permit, each individual single family dwelling unit will be reviewed for compliance regarding floor area, garage and design and construction standards. The existing single family home structure will be removed by the developer. Staff Comments: 1. The 2 detached accessory structures shall be removed. a. The allowed square footage of attached and detached accessory structures is 1,200 s.f. and the existing structures plus the new attached garages exceed this limit. Subdivision Ordinance Conformity with the Comprehensive Plan and Zoning Code The preliminary plat is consistent with the comprehensive plan for low density residential development and zoning code requirements for R-1, Single Family as discussed above. Blocks and Lots The preliminary plat has 1 block, 6 lots and zero outlots. Streets and Alleys No new streets are proposed with this subdivision. White Pine Road is a classified as a minor collector road. It is an east -west collector between CSAH 49 (Hodgson Road) and CSAH 32 (Ash Street). The section of White Pine Road along the proposed plat of Chavez Reserve has 73 feet right-of-way and 32 feet back to back paved roadway. 7 Staff Comment: 1. An additional 7 feet of right of way shall be dedicated on the plat to provide a full 40 feet of right of way from centerline. This will be consistent with the Rohavic Oaks Second Addition development on the south side of White Pine Road that was platted in 1990. Easements Standard drainage and utility easements at least 10 feet wide are provided along all lot lines. Wider easements at least 10 feet above the high water level of the stormwater drainage ponds are proposed in the side and rear yards. Storm Water Management and Erosion and Sediment Control Per the Stormwater Drainage Report, the existing site is mostly open flat area with an existing residential house, two out -buildings, and access from White Pine Road. The site has 3 drainage areas: • Area 1: The northwest corner of the site flows directly northwest to Baldwin Lake. • Area 2: Most of the internal site flows to a low area and then flows north to Baldwin Lake. • Area 3: Frontage that flows directly to White Pine Road Two wet basins (retention ponds) are proposed in the rear yards. One basin for rate control is proposed in the front yard between Lot 5 and Lot 6. Infiltration ponds are not suitable in this area due to high water table. Staff comments: 1. Staff has concerns regarding the function and maintenance of the basin located in the front yard between Lot 5 and Lot 6 and requests the applicant re -analyze the plan. Utilities Sanitary Sewer An existing 12" PVC sanitary sewer main located along White Pine Road directly serves the development. Five (5) sanitary sewer services are stubbed to the property. A new service shall be stubbed to Lot 5. 8 Watermain An existing 6" DIP watermain located along White Pine Road directly serves the development. Five (5) water services are stubbed to the property. A new service shall be stubbed to Lot 5. Public Land Dedication The City will require cash in lieu of land dedication. Since one (1) house already exists, fees will only be collected for 5 new lots. Chavez :Pry 5 lots x $2,500 = $12,500 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. The preliminary plat provides a tree inventory and the grading plan notes the trees proposed for removal. According to the plans, there are 31 total trees on the site and 29 trees are being removed. The 29 trees being removed are within basic use area (BUA) and no do not require replacement. The Environmental Coordinator reviewed and approved the tree plan. Landscaping Boulevard trees are required at the rate of one (1) tree per lot frontage for single family and two family lots. Six (6) boulevard trees are proposed which is compliant with the ordinance. The open areas landscaping ordinance requires 11 trees and 35 shrubs. Thirty-three (33) and 99 shrubs as proposed. The Environmental Coordinator reviewed the Landscape Plan and made comments regarding species and seed mix requirements. Environmental Assessment Worksheet (EAW) An Environmental Assessment Worksheet is not mandated. The proposed 6 single family residential units are under the 250 unattached unit thresholds. 9 Wetlands Wetland maps indicate the possibility of small wetland along the northwest boundary. No grading or structures are proposed in the area. On July 27, 2016, RCWD visited the site and found no evidence of wetlands. No wetland delineation is required. The greenway system will be preserved by locating the stormwater management ponds adjacent to it. The ponds will be multi -functional by providing stormwater management and creating a wetland buffer. The storm ponds will be protected with drainage and utility easements. Floodplain There is no floodplain on the site. Shoreland Management Overlay The site is located in a Shoreland Management Overlay district of Baldwin Lake. Baldwin Lake is a Recreational Lake with an OWHL elevation of 883.1. A setback of 75 feet from the OHWL is required for all primary and accessory structures; however, this setback does not impact any structures within the proposed development. Impervious surface coverage of 30% applies to all lots within the overlay district. Comments: 1. The shoreland management overlay district shall be shown on the preliminary plat. 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. Chavez Preserve will be developed in one phase. Grading of the site is anticipated this fall. Final Plat A land use application for final plat shall be required. FINDINGS OF FACT Per the Subdivision Ordinance Section 1001.013. Premature Subdivision: (1) General. Any concept plan, preliminary plat or final plat deemed premature pursuant to the following criteria shall be denied by the City Council. 10 (2) Conditions for establishing a premature subdivision. A subdivision may be deemed premature should any of the following conditions not be met. (a) Consistency with the Comprehensive Plan. Including any of the following: 1. Land use plan; 2. Transportation plan; 3. Utility (sewer and water) plans; 4. Local water management plan; 5. Capital improvement plan; and 6. Growth management policies, including MUSA allocation criteria. Chavez Preserve is consistent with the goals and policies of the comprehensive plan in regards to resource management, land use, housing, transportation and utilities as detailed in this report. The development is also consistent with the local water management plan, capital improvement plans and growth management policies. (b) Consistency with infill policies. A proposed urban subdivision shall meet the city's infill policies: 1. The urban subdivision must be located within the Metropolitan Urban Service Area (MUSA) or the staged growth area as established by the city's Comprehensive Plan; 2. The cost of utilities and street extensions must be covered by one or more of the following: a. An immediate assessment to the proposed subdivision; b. One hundred percent of the street and utility costs are privately financed by the developer; c. The cost of regional and/or oversized trunk utility lines can be financed with available city trunk funds; and d. The cost and timing of the expenditure of city funds are consistent with the city's capital improvement plan. 3. The cost, operation and maintenance of the utility system are consistent with the normal costs as projected by the water and sewer rate study; and 4. The developer payments will offset additional costs of utility installation or future operation and maintenance. Chavez Preserve is consistent with infill policies. The development is within the current Utility Staging Area 1A=2008-2015. No new street or public utilities are proposed. (c) Roads or highways to serve the subdivision. A proposed subdivision shall meet the following requirements for level of service (LOS), as defined by the Highway Capacity Manual: 1. 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; 11 2. 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; 3. 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; 4. 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; 5. 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; 6. 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; 7. The LOS requirements in divisions (2)(c)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 Department 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; and 8. The city does not relinquish any rights of local determination. Chavez Preserve meets the requirements for level of service (LOS). The existing roads and intersections providing access to the 6 lot single family residential subdivision have structural capacity to accommodate the projected traffic. No street improvements are proposed. The city does not relinquish any rights of local determination. (d) Water supply. A proposed subdivision shall be deemed to have an adequate water supply when: 1. The city water system has adequate wells, storage or pipe capacity to serve the subdivision; 2. The water utility extension is consistent with the Lino Lakes water plan and offers the opportunity for water main looping to serve the urban subdivision; 3. The extension of water mains will provide adequate water pressure for personal use and fire protection; and 4. The rural subdivision can demonstrate that each of the proposed lots can be provided with a potable water supply. Chavez Preserve will have an adequate water supply. The site is served by an existing 6" DIP watermain located along White Pine Road. The water supply system has capacity for 5 additional single family residential homes (the existing home is served municipal water supply). 12 (e) Waste disposal systems. A proposed subdivision shall be served with adequate waste disposal systems when: 1. The urban sewered subdivision is located inside the city's MUSA or is consistent with the MUSA allocation criteria; 2. The city has sufficient MUSA and pipe capacity to serve the subdivision if developed to its maximum density; 3. The subdivision will result in a sewer extension consistent with Lino Lakes sewer plan and capital improvement plan; 4. A rural subdivision can demonstrate that each lot can be served by an adequate sanitary sewer disposal system; and 5. A rural subdivision with a proposed communal sanitary sewer or water system has an effective long range management and maintenance program with proper financing. Chavez Preserve will be served with an adequate waste disposal system. An existing 12" PVC sanitary sewer main located along White Pine Road directly serves the development. The utility staging area is lA (2008-2015). The sanitary sewer system has capacity for 5 additional single family residential homes (existing home is served by municipal sanitary service). RECOMMENDATION Staff recommends approval of the preliminary plat for Chavez Preserve with the following conditions: 1. Comments from WSB Plan Review letter dated August 3, 2016 shall be addressed. 2. Comments from Environmental Coordinator memo dated August 4, 2016 shall be addressed. 3. The two accessory structures shall be removed. 4. Sheet PP, Preliminary Plat, Resource Inventory and Certificate of Survey a. An additional 7 feet of right of way shall be dedicated on the plat to provide a full 40 feet of right of way from centerline. b. The shoreland district boundary shall be shown. c. Under Building Setbacks, the Front setback shall be revised to 40 feet. d. The 2 existing garage structures shall be shown as "remove". i. This shall be shown on an applicable plan sheets. 5. Sheet Cl, Grading, Drainage & ESC Plan a. Staff has concerns regarding the function and maintenance of the basin located in the front yard between Lot 5 and Lot 6 and the applicant shall re -analyze the grading plan. b. Building pads shall meet 40 foot front setback. 6. Sheet Ll, Landscape Plan a. The boulevard trees shall be located in the boulevard. b. If the front yard basin remains, 13 i. It shall be shown on the plan sheet. ii. Landscaping shall be shown. iii. A maintenance plan for the basin shall be provided. ATTACHMENTS 1. Site Location Map 2. Aerial Map -200' Scale 3. Aerial Map -100' Scale 4. Zoning Map 5. Future Land Use Map 6. WSB Plan Review Letter dated August 3, 2016 7. Environmental Coordinator Memo dated August 4, 2016 8. Plan Set prepared by EG Rud & Sons, Inc. and Plowe Engineering dated July 11, 2016 14 v f3ALDWIN LAKE OHWL 883.1 X100 -yr 886.1 FIRM BFE 887 EIS BFE 887 Chavez Preserve WHITE FINE RD LIII mos CHERRY LN APPLE LN PLUM LN 1iIIII B uI1111111hI SOHLgVNN NIP X11 LINDA AVE LIN Cr 7-7 z 0 0 0 z 1 MINE 0• BIRCH ST 11 vr v ARROWHEAD D VIIit/a.■■uWV . THc R a I I� VI III 11 ILINDENLN � �` IIIITT O 1 �l 111111, 44411 • v cYc� isizj 11 M Num - c � MIM‘11111 -0 0 0 1 500 1,000 R 62ND ST 2,000 Feet C;rr\ .>t 0r. LN KFS Aerial Map -100' Scale Chavez Property BALDWIN LAKE OHWL 883.1 100 yr 886.1 FIRM BFE 887 FIS_BFE187 R-1 PSP 9 171 R-1 X 143' PSP 161 2 1 1 2 2 23 17 R-1 6259 6255 6251 R-1 6241 23 6221 6227 R-1 WHITE_ F NE RD 6201 170 114 1132 9 2 R-1 X 2 234 1 ...r 6130 R -1X 126 131 133 139 WOODRIDGE LN R-1 X7---\ 1 24 2 2 6241 62 26 235 R 239 R 28, LINDA AVE 250 254 6200 R-1 2 64 4 309+ w w z w ce 68 152' 270 R 0 0 613 0 6170' Legend LinoLakesMN.DBO.ZoningDistrict Zoning Description Rural Rural Executive Single Family Residential Single Family Executive Two Family Residential Medium Density Residential High Density Residential Manufactured Home Park Limited Business am General Business - Neighborhood Business General Industrial Light Industrial Rural/Business Reserve Public Semi -Public PUD ZoningMap N ,�1t► ��1, S o r 50 00 �PO IFe�f RN0 E BALDWIN LAKE OHWL 883.1 100 -yr 886.1 FIRM BFE 887 EIS-BFE 887 LINDA AVE .- WHITE NF RD WOODRIDGE LN W w w SCHLAVIN CT 0 Z _I A CT Legend Future Land Use 2030 (Stantec) Future Land Use 2030 (Stantec) Permanent Rural Urban Reserve Low Density Sewered Residential cam•:: Medium Density Residential High Density Residential ▪ Commercial ▪ ,,,, Mixed Use ▪ Industrial ® Civic/Institutional 11111 Park and Open Space ,.z Private Airfield Right -of -Way Open Water Future Land Use MapW v,a.n fir~ S o 0 300 $,�e�, ,,, . { t>, !INCA KFS • A. WSB F.0 u:_ -c c 'e a t you:- Memorandum 0u Memorandum To: Katie Larsen, City Planner From: Diane Hankee PE, City Engineer Nick Guilliams PE, WSB & Associates Date: August 3, 2016 Re: Chavez Preserve Plan Review WSB Project No. 2988-280 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 We have reviewed the Preliminary Plat documents submitted on July 11, 2016 for Chavez Preserve, Lino Lakes, MN prepared by Westwood. The following are our review comments that should be responded to in writing by the applicant. The plans and specification shall reference the City's 2016 General Specifications and Standard Detail Plates for Street and Utility Construction, the 2013 CEAM, and the 2016 MnDOT Standard Specifications. GRADING, EROSION AND SEDIMENT CONTROL 1. Show location for temporary/permanent erosion control measures on the plan sheets as well as estimated quantities. Seven day stabilization requirement (temp/perm). 2. Add perimeter control along north side of site where drains away. 3. Show location for construction entrance. 4. Show location for stockpiles and the appropriate BMP measures for stockpile management. 5. Provide SWPPP contact/manager (contractor) as part of a SWPPP amendment. 6. Provide appropriate certification requirements for SWPPP developer. 7. The Existing Spot Elevation reads "datum???" on the legends of Sheets Cl and C3 — please state the vertical or assumed datum. 8. Sheet Cl — all proposed basins require normal water level elevations be shown. Equal Opportunity Employer wsbeng.com K \02988-280tAdm,n\Does\Plan Revw, - Preliminary Plat Ms. Katie Larsen August 2, 2016 Page 2 9. Sheet Cl — "Basin 1 Overflow" should read "Basin 1 EOF" to be consistent with the plans and modeling results. STORMWATER MANAGEMENT 1. The City will not approve stormwater management facilities located in the front yard: please relocate to the rear yards. Additional rate control could be obtained by constructing a third basin in the rear yards or by expanding the capacity of Basin 1 and/or 2. 2. Emergency overflows for Basins 1 and 2 discharge directly off site. The proposed project must not adversely affect off-site water levels, resources or private property, nor increase the potential for off-site flooding. The EOFs for Basins 1 and 2 must be redirected toward the project site or the frontage road. 3. Verify building freeboard requirements are being met: • Low floor must be a minimum of 2 feet above the 100 -year high water elevation and 4 feet above the highest known groundwater elevation. • Low entry/opening must be a minimum of 1 foot higher than the EOF. 4. Lots 1 and 2 have inconsistent floor elevations compared to Sheet Cl — please verify. 5. A vegetated 10 -ft bench with a 10H:1 V slope should be incorporated into all ponds at the transition area between the NWL and HWL. 6. Please indicate maintenance access points for all ponds on the plans. 7. Please provide the 100 -year 10 -day model runoff results. 8. Verify drainage area boundaries — White Pine Road has curb and gutter and should not be entering onto the project site. 9. The MPCA recommends a dead -storage depth of at least 4 -feet for NURP ponds: Basin 1 has a depth of 0.4 -ft and Basin 2 has a depth of 2 -ft, these ponds may not provide adequate pollutant removals and should be verified with a water quality model or designed to NURP standards. 10. Wet basins do not provide infiltration credit per RCWD rules and given the high groundwater elevations present at the site, it is unlikely that infiltration rates of 0.45 inches per hour on the basin benches would ever be achieved. Please include a discussion in the narrative how these rates will be achieved and maintained. 11. Subcatchment 4 experiences large rate increases to the southwest for all storm events. Please discuss the comment made in the Stormwater Drainage Report "no adverse impacts anticipated" for proposed Subcatchment 4. K:\02988-280Wdmin\Does\Plan Review - Preliminary Plat Ms. Katie Larsen August 2, 2016 Page 3 FLOODPLAIN 1. No comments. WETLANDS Rice Creek Watershed District is the LGU to review and approve the wetland delineation. Thus we have not reviewed for the Wetland Conservation Act (WCA). 1. Provided the LGU approves the wetland delineation, there are no proposed wetland impacts. Therefore, no wetland mitigation approval is needed. ENVIRONMENTAL 1. No comments. TRANSPORTATION 1. The right of way along White Pine Road should be extended to 40 ft as this is classified as a collector street. WATER SYSTEM 1. Update `Water Main Notes' note 2 to the following verbiage: Maintain 24 -inch minimum vertical clearance between sewer and water main crossings. Maintain 10 -foot horizontal clearance between water main and sewer. 2. Revise note for scenario where curb stops fall in driveways to read `Where curb stops fall in driveway, provide Ford Al type casting. SANITARY SEWER SYSTEM 1. Add `Sanitary Sewer Notes' note 2 that contractor shall provide X. Y and Z GPS coordinates of wye and service end. STORM SEWER SYSTEM 1. All storm sewer shall be reinforced concrete pipe. 2. Proposed storm sewer does not meet minimum grade requirements for flushing (3 fps). 3. Proposed storm sewer does not meet minimum cover requirements (2 ft). 4. Add `Storm Sewer Notes' note 3 to include the following verbiage: All joints to be wrapped with geotextile fabric (STR-11). K'\02988-280Wdmm\Docs\Plav Review - Pcelimman Pim Ms. Katie Larsen August 2, 2016 Page 4 DEVELOPMENT AGREEMENT 1. Required with final plat. PERMITS 1. NPDES Construction General Permit 2. Rice Creek Watershed Permit a. Wetland delineation per the WCA b. Wetland buffers, if applicable c. Stormwater and erosion control 3. MDH for Water System 4. MPCA Sanitary Sewer Extension 5. DNR Water Appropriation if temporary dewatering is needed. 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. K.`02988-280 Admiu\Docs\Plan Review - Prelimmary Plat Environmental Memo To: Katie Larsen From: Marty Asleson Date: August 4, 2016 Re: Environmental Board Recommendations for Chavez Development The following recommendations were made by the Environmental Board on July 27. 2016 for Chavez Preserve: • Proof that water leaving the site on the north side will not create wetter conditions for residents down -stream. • The south side has a rain garden designed into it. This rain garden is for rate control only. Environmental Board recommends they move this rain garden between the two ponds on the north. • Proposed ponds on the site will be designed into the water table. A clay liner should be used to prevent surface water contamination to the ground water. • Escrow enough money to plant one boulevard tree per frontage. • The native seed area seed must be applied by a contractor approved by the city that is knowledgeable in the cultural practices of native plants. A three year maintenance plan must be submitted for the native seed area. The plan must be approved by the City. A contractor that is knowledgeable in the cultural practices for native seeded areas must be used and approved by the city. • Trees planted in the native seed areas must be fire tolerant. Burr Oak.. and Swamp White Oak should be used. • Page 1 • Before ground disturbance occurs, all Minnesota Pollution Control issues for Construction Permit must be in place including a designated and certified inspector for the project. • Page 2 PRELIMINARY PLAT, RESOURCE INVENTORY and CERTIFICATE OF SURVEY -for- ROYAL OAKS REALTY -of- CHAVEZ PRESERVE NORTH VICINITY MAP PART OF SEC. 3) TWP. 31, RNO. 22 PROPERTY OWNERS Royal Oaks Realty, Inc. BUILDING SETBACKS R-1. SINGLE FAMILY RESIDENTIAL DISTRICT Selbocks'. Front - 30 Teel Rear a 30 feet Side - 10 feel house 5 reel garage GRAPHIC SCALE g Is 1 INCH n.317 MT 170 LOT STANDARDS 1Alnlmum lot width - 50 Teel (Tote Lor), Lan Net (comer) Mlnlmum Tal depth 135 Teel, 145 Teel double frontage Mlnlmum lot 0 10,800 **ore feel buildable land as donned by 9 1007.001 (2). Mlnlmum lowest epenMg to be 1.0 fool above EOE, Minimum Basement Fla, to be 6.0 .1 ahnva volar lords. Minimum Basement Floor to be 2,0 Teel above !AWL. DEVELOPMENT INFORMATION TOTAL NIIMRER OF SINGLE FAMILY LOTS - 6 APPROXIMATE PARCEL AREA - 95.124 .5.0./2.10 Acres AVERAGE SINGLE FAMILY LOT 512E - 15,054 S.F, PROPOSED DENSITY = 2.75 LOTS / ACRE LEGEND • DENOTES IRON MONUMENT r011N0 A5 14801(0 ❑ DENOTES CATCH BASIN •” DENOTES CURB STEP 1/5138 DENOTES EXISTING SPOT ELEV41105 DENOTES GUY WIRE V 0EN01E5 HYDRANT roar DENOTES POWER POLE O DENOTES SANITARY SEWER MANHOLE 1014 DENOTES WATER VALVE * DENOTES PIE2019ETER BY CARL ANDERSON DENOTES OVERHEAD MIRES DENOTES EXISTING WATERMAIN DENOTES EXISTING SANITARY SEWER DENOTES EXISTING STORM SEWER DENOTES RETAINING WALL DENOTES BITUMINOUS SURFACE DENOTES CONCRETE SURFACE DENOTES ADJACENT PARCEL OWNER INF00MAOON • )008 ANONA COUNTY TAX INFORMATION) saps.. r p0.o6 wile. 9,I.w C-Lci;:nr .m . "." 11 '1 X B rm® ANOKA COL)NTT, MINNESOTA (NO SCALE) -Tree Sped. Cod. ARRAbooOne C.eM.k� m PIRRIne Lag, ipecles OA ty BA, 4003 AR 4005 4007 AR 6 .941 AR 40191 AR el, AR 4014 4033 OAR 4033 AR 4031 AR 4033 AR 4034 AR 4035 AR 4036 AR 4037 PINE Arm Fill! 40. Mt 4043 0. 4013 OAK 44,13 4017 OAK AM PO 4049 RC 4050 OAK 4051 CY LOT 3 fleas EF. LbT5 MOM SY. ,6.22)—� Se • " � .nrc. E.G. RUM a SONS, INC. "9" Professional Land Surveyors wwWe,radaeln 6776 Lake Drive NE Suite 110 Lino Lakes, MN 55014 Tel. (651) 361-8200 Fax (661) 361-8701 MI.YX 50 0,5 IdAt9 le e9P JDAT[: ,/l /le MR.a ❑' DESCRIPTION BY LEGAL DESCRIPTION Thal part of Lots 1 and 2, Bleck 1, ARMOR E. THOM ACRES, Anoka County, Mk, .nnsola, IMng westerly al the East 100 feet thereof. I hereby certify that lei, survey, picto or a br mea 4 report t wax uoerdson and that Ira r a duly Registered Land Surveyor under the bye of the Stole of Minnesota, DANIEL W. ORERM610R nate: 7/11/I5 License No. 25341 T NOTES - Eleld survey woe completed by E 0. Rad end Senn, Ino. on 5/20/16. - Bearings shown ore on Anoka County datum. - Curb shote are token of the lap and bock of Curb. This s prepared without the benefit n title work. Addilloonl ental, ,,sl rctIone and/or encumbrances may eels) s other than those hereonshown Survey subject to 000101on upon receiptnl n current hila commitment or on attorneys title op on. - See Grading. Utility. Landscape Nen, by Rowe Enerneering w Ich aeenmpony these plans. PP1 CHAVZ P ,'ESERVE GRADING, DRAINAGE &ESC PLAN' LINO( LAKES, MN % I � RASN 1 OVERFLOW QEV-837.e to -FT MADE S000E0 / , •IWIllet, .1� ==-- 7,- me To 4 ��ii? I r//q.c .mew_ �em 6m p. / I m \ \ /. Ipso — as.n Roo�e.w 0 �•8ee �d 1 _e, Toone q ..e".I 8� I Pe. M; e �. u \ .. ®em.<035 n MpnItiTh 1 1 904 I • S.s. A• m �7' m ' LOW FL 89 LOW Fla 899.1 LOW OPEN -t902.3 1 P s L� e LOWWOFP[='9907.2 N (8. ]' BSM\`1,0•) OR0PR 3 FT. (B J' Kj�.o) .. 4 jj )Iii LOW FL�:'9.7 LOW OPEN -902.9 (B.)' BSMT LO•J 1 � 25 FT.OM - LR=899.2 : LOW FL= LOW OPEN99072.A (B.3' gSMi LO.) CROP GARi. 19 1 ®( - ,' $ '7151* •^'_ g}y�; B DROP hR 'd•( -'R ., PI I � i i ➢O (e.3 arm WO•)[^^' ae ," 'OP SUE. • wS 117 GAR 0 CUA i (B.] SSW LO.) j `44 ORO MP a p- Si FF�� LAO%R; R&D'--, I �® !! OIG R�Int n .m effi m ( , L' I . Th---_-_--- i e.n \ I RE e.l°' d . I r„ ei L-- - LINDA AVgNW \1 ---1-- /e LEGEND EXISTING ORNOTEAD O1 E TRIC Ox SMI° 18,83x008 NT AL • EMSTI"0 ELECTRON R«91AL ROL ETTS/TNO MEET OM MONO STOPM START EXISTING IRON MAIN OISTNO SANITARY SOLER 0 83 0 EARTNO STORM MAW. trismc GATE NSW rrsr.o.orroor NWT RAMOSE OWING CORTINA onzvor WON'T/ omsRmm 93"083 S O 2 TOW OWLE O PROPOSED CATON SARIN • nmOSEO rtwo-["0 SECTION -0 20- pRoposE0 cosmos PROROSED SST FENCE RLTL: PR«oR[N RIP -NAP DRAMARE RAP 0 PROPOSED 3030 PROTECTOR NW.wR¢ ox�Tn e�x[wn ,xm Tol GENERAL NOTES NIC ZA),`«T" K nX,40=I"ALia 1,2,04 R,CORMATION SNORT ON ISERE DRAWEES DONLETURNO 0330 1,L DETERMINATION AS70 TImE°"ANO LOCATION « MMITRS AS NECESSARY70 AVOID 2) CALOA'RIIO FrOR FO«RE S STINO UTILITIES TOCA0wln PRIOR ,0 ANT EXCAVATIONS. RE." R PO EnBNNR ER OP 1i t°[ ANP ,<"ER a NATE" 8,113RR"w gRwA,IRNEus a�R°w�Kx,T:wALI "a .[ ALLOSE° dE Noliry 030 0'""110 OF RR MORN PRIOR TO ME COU03003 E"T « TI„'S won «Heol WE«�R0”" ANTI *0 83 81D840020 33305. t PRL 3 2 gAIN I cuARDIAN I � It."14f."14% t4 OITIMINOUS NOTES 2aS4f." IKN IS CMIMOt"80 ,27,M7,4!""' "'AAA"' AS """"Ora P) 5AWO1Nl DOSING 90000e00J5 AND CONCRETE COTO TO PROOF 3) RESTORE 8510"8[0 STREET TO OMSTMO OR SET/ER SECTION. GRADING, DRAINAGE., EROSION CONTROL NOTES PMCT .DRaER(OCTISCONTRACTOR S"OLw ROCK ST El/TRANCE RIAIECOORDINATE qLT P°v,MNEE"L.:. Nt«t5A. R L°CAL Carol a u . `"'" L I'IsP°"'1wN «ALL ERORa Z,V. M ',11L4,rT°°I"A"xv" 41., . SA 135 3001383008 S'AL. 3"1084 010E "T000 08 AN ARCA-RT-NN.A Mono tots [00580211ELTCMPOA"R) 0 EROSION CONTROL PROTECTOROas PERMANENT CHER MOM SEVEN (7) OARS (90193#) 3M7AROOM0L [30'010 C0NTR7N RS r0 R 500007010. i9ixO0NF0 PEx ALL LMVart REWMF90F50.1IC"Sis;EV510 80 •000.0 PROVIDE INLET 9EOIMENT CIX11N0L 00R STORM SEWER INLETS )NAT MILL REfiEIVE SITE RUN-OFF,(TW) (DETAIL GEN -19) arAZ' RI= (u 1rmSE1i RTI[".) TYPICAL LOT LAYOUT STINACI DRAINAGE Anom Ip-Tt PAST PACK OF PAS memo MM. Know what's Wow. CaII be* you d10. RICPERTT trA•L MADE DRAWN IS, OSSION TOT CMCSOM, RPM NO, SB -T 828 ORwI JULY101, Dote 8 3595 9 W Q w 0 W Ki C N d S 2 U 0 zP PREFORM R0YAL OANB REALTY FLAMINGGIM A ENGIN.... PLOWE ENGINEERING, INC. 0110 EMS DANE War., LAN seois Pte: AITNl.eia'M NORTH L-1•� I INCH Tr 30 ERSE C1 CHAVEZ PRESERVE UTILITY PLAN LINO LAKES, MN 8" PVC W/ RODENT GUARD INV -898,00 4 C.Y. CLASS 2 RIP -RAP W/ CEOTERI110 FILTER FABRIC ///:, 005041 f LINDA AVE NW 4 0 l$(ir 394ER!J CURD STOPS FALL IN • MWAY, PR0N0E DATE VALVE w/ SovER coo) "Xt/. t ocx,TO T A' of n LOT 1 IOW FL -899.4 LOT -3- 1 11 1 1 129'-8' PVC - O 0.395 LOT -4- — LOT5 LOW FIm099 LOW FL, 899.1 LOW 07E4=902.3 LOW FL.899.7 LOW OPEN..902.0 5015140 4' SAN (NOT FIELD 001 LOW FL -900.0 LOW OPEN -903.2 LOW 11.900.2 LOW OPEN -503.1 ADD 11 CORP ER151100 40 (1A WAIN 08 AETCAL) 1' COPPER PIPE CURB 19)0 J -I ATOM To — 0.0PE 0 E01EN7 - ACO (LOT 1) ADD EIE N AT END OF NO ITARY - MIND0 MP`)C 551i10 0 e 0.05905. (LFII 5) ---_.. 0 04 WH TE PINE RD [SLATING I; NYORAN b: B' DIA NYLOPLA5T 59 W INLET LEGEND STING OVERHEAD racmc ▪ 11.1INO POLE ENISTINO STORM SORER ▪ V.A. SANITARY SEWill ® COSTING STORY 40001" g [REPRO DPn�OnWD 1119014 7,( En5TN0 11.010", m 105000 SANITARY 50510 MANHOLE ___. �.ElOSSNO CONTOUR 114105170 ENISTING FENCE ® PROPOSED STOMA N SAmO� 8 • PROPOSED CATCH en. • P00010100 FLARED -END SECTION —o;B— DPD"D CONTOUR ED SILT EKE PPOrOSED tkRPROPOSED RIP -RAP DRAINAGE AMA" 0 PROPOSED INLET PRO„C1ON (E.3) PROPONO SPCA 01.10AVON MISTING 5' DIP WATERT ISTN0 12" PVC SANITARY GENERAL NOTES 1011IN7PAAWTSwN SMWr S ,x[Y URAw0N05 DOxCERNNO 7,R OR uE OfnaMnorAMATA 7=1, ILT15 R5 N"[9TRRY To SE OEMS 0)150 5,I rD.DAMAGE TO :STND D,ARES LOCATIONS ROAR 10 AN. ESDNYATDNS 11000L SOC ns E COFDRA 00 ,NE 010 STANDARD SPE0F0011010 TM _ 7N01801050081408414 WAnR 04100000410440195404100108010004400150044008010 84511 ',1SD,SIX Rus 705ADS,AWSJD 80 AnS.000 EMISTNG 35'- fi" DIP W01E84001 1 WATER MAIN NOTES EWS,Wa QrxrtR Z..',OMY=11/a 0in5A MPEixD[STv I i0 mT I wTDN SERE SEWER (SANITARY 00 5,18x) X101 00N,.TN 44011I4011 1.5.10 DOVER T7 ,DP 00 ALL WATER MAN PIPE. SANITARY SEWER NOTES EC:D«`ll080 o DP"YTm;°{;'A"Taa'DxDTI. ENOTN"R D, Ex. STORM SEWER NOTES :Na rvOnry fx 5004 OCE ANv 0"51800005 PRIOR ,0 A0Y P5,440ET10 S 14 O0 ,IOC: 0000 s W0 Two C z5,,7 6 .Nr.,"=, ,g"., ,„rgrg „, wul"",,,r"R O 0.585 CONNECT TO E1511No (INV 897.35) 8 10.0 8'" 7441 PVC O 0.005 r r qLK Know what's below. CBI( before you dig. onm Rt NLS 11, 20,9 PREPARED FOR: ROYAL OAKS REALTY RITEGINEERING EN PLOWE ENGINEERING, INC. NORTH C3 CHAVEZ PRESERVE LANDSCAPE PLAN LINO LAKES, MN 5EE0 MIOP%EN 33-9SPA4)CE 0/ 01500) SEED SEE0 OPEN S5840 MIN PACE W/ 010100 33-94) 7 .777 � 1l o BOULEVARD I 'RE 2 TREES J z/// ,/,_ _--- LOT 2 ----- RDiANCAL MRK EIKE WPC OM SOT 3 MUNN 00/1 o NM. ,/'fix•/v I --- LOT 4 -- ./�i�l// --.. _LOT b OM IIKNKRRY WIN ,New fig• / /�_, LOT i IN LOT B e 9,imt Npa HO MET NMLE Aar Nn'Ewa.. NI PROPOSED MUM° 11.5 SKAIN LEGEND PE"01E5 APPRO0. LODAMAI 0r PROPOSED 9aAE401t0 TREE DENOTES APPROX. LOCATION OF PROPOSED OPEN SPACE WEE O (00(05000004004902 110" Or OEN01E5 OPEN AREA LANDSCAPE NOTES 'RurMry roe[ -,/Y-v Al e alaNiNO 40 Pr n AECMe40 RM OTOS NR[ Pon p1 BOULEVARD TREES BOULEVARD I 'RE 2 TREES TREES REWIRED: PER LOT PER CORNER LOT RDiANCAL MRK EIKE WPC OM MUNN 00/1 o NM. © RRa M xCM'ANRw OWa' (n.W .ch rA.E PIESTA SUM NAM I ORSAar KRT.. MAPLE a* VNMaed OM IIKNKRRY WIN ,New 1.5, CAL. KIR OM AN Mom ne o 9,imt Npa HO MET NMLE Aar Nn'Ewa.. NI PROPOSED MUM° 11.5 SKAIN 1) 100orlf r R SA 094 SPECIES 2) Warr ORAFNrAE cnwaRAlpPp OR 0 AMR 4)00 NOIR 0000 309 Or Rax[vARO TREES CAN K OP T OPEN AREA LANDSCAPE CALCULATIONS OPEN SPACE REQUIREMENTS LARGE DRE 9 - I PER/2000 5F LARGE SHRUBS - 3 PER/2000 SF SWAPS DOTADE LARCE TREES REQUIRED "Zara" NORMEAST lEoco 11,OW 20 TOTAL 55 OPEN AREA - TREES COMM AL Ana WIZ ROOT /WE RAO SHAY/ 11111 OAK OPEN AREA -SHRUBS O COMM[ ROOT 11TI POt Minas bicolor Na A RNpt Nos %,Nne cod (n N 005 ILL PISCO NAM NAME nEnnerurn NCAME005 NIKE NACNKRRY S. 10 VaM11.111W1 411E, CAROMAL 000E000 Cama, whoa'CeTNR' KAM dSOPART Asala nNnMrye Walt 9V PROPOSED OPEN AKA SHIRES WORN KN. LIAN Outran Eantann NORTHERN COD OM Our= wive ASIERCAN MCI Me Pam* MIR MEN Selple N1Pe RD NMYI NAR[ Antr Ne 30 PROPOSED OPER MEP TREES 00040)000 m 00 8*0 E«N 9904 SPECIES cI � MAr PRwR TD 011. Ms1.aMIaM f 000 000 00 " 00(4008 EDC"0100Mort 084 Know whale below. Call before you dig. 10-1822 �o TATE, 8 H0PARE12 Fon: ROYAL OAKS REALTY BITE A ENGINEERING PLOWE ENOINEENINO.IND. NORTH I won nu PEET L1 J