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HomeMy WebLinkAbout01/12/1994 P&Z PacketCITY OF LINO LAKES PLANNING & ZONING BOARD AGENDA January 12, 1994 6:30 P.M. SCANNED I. Call to Order and Roll Call: II. Approval of Minutes: December 8, 1993 III. OPEN MIKE: IV. ACTION ITEMS: A. Minor Subdivision, 582 Main Street, Francis Lichtscheidl B. PUBLIC HEARING - Fox Trace, R Properties Subdivision - CONTINUATION OF PUBLIC HEARING C. PUBLIC HEARING - Willow Ponds, G. M. Development, Rezoning and Continuation of Subdivision Public Hearing - THE DEVELOPER HAS REQUESTED THAT THIS ITEM BE CONTINUED UNTIL THE FEBRUARY MEETING D. PUBLIC HEARING - Pheasant Hills 5th Addition, Preliminary Plat and Rezoning E. PUBLIC HEARING - Behm's Century Farms Rezoning and Consideration of MUSA Exchange - Rural to R-1 Residential F. PUBLIC HEARING - Lamotte/Whitcomb Rezoning of property South of Birch Street and West of 12th Ave. from R-1 Residential to R -1X Residential V. DISCUSSION ITEMS: VI. ADJOURNMENT: AGENDA ITEM IV A STAFF ORIGINATOR Mary Kay Wyland DATE January 7, 1994 TOPIC Minor Subdivision, Francis Lichtscheidl, 582 Main Street A+ 4R0uND. The item involves a minor subdivision request to split off a 1.94 acre parcel of property from a 37 acre site. The property is Zoned R-1 and the Board may recall reviewing this item in July of 1993. Since that time a new ordinance has come into effect which does provide that "a habitable single family home constructed prior to July 13, 1992 may reduce their lot size to a minimum of one acre if the balance of the property results in a parcel of ten acres..." This particular ordinance serves this site well. The balance of the site (35.xx acres) is intended for future development when utilities become available, while a family member currently resides in the existing homestead. Previous Council action, in 1985, approved the split of 5 acres from the overall parcel. However, this subdivision was not recorded. It is the staffs recommendation that splitting of the 1.94 acre parcel, rather than the previously approved 5 acres, better serves the future development of the site. To facilitate this development and the development of properties to the north/east, we would recommend that a 30' drainage and utility easement be provided along the eastern property line of the newly created 1.94 acre parcel. 1. Approve subdivision request for 1.94 acres as provided for in Ordinance No. 93-18 with the condition that a 30' drainage and utility easement be provided on the east side of the property. 2. Return to staff for further consideration. Option 1 ■ lir 'C� I®1I0 1111 d S a :.oma Mt) f�Ip ��ppp��� NID 6EbL�dkLEI�OR'G�CG.:�:.�OEM 20 1/ N 41 ik. ,; 01 I permiiii% ' i amp. iv IIMESindll II rt IUJIEjIjA R6 I TfdillIW 71I 0111111111s©ma s 1:414E 1A OUTLOB dIR PARK NORTH Gaye MVO . '1kt AA-=-Aftrftii i111A111.I P1111111� 110 0m :11111 if# sue. 1 t mo 111 1 NO. / 134 ja! 1Ili 1 I�I I11 55 S4T• / I 1 ' kstjarits, ' I . • If z 34 3 SS GEORGE WATCH GC LAI CERTIFICATE OF SURVEY KURTH SURVEYING, INC. 4007 JEFFERSON ST. N.E. GOLUMMIA HEIGHTS 66471 MamoS•Y OiwT Y T'MAT TMY •W TWT 1ASA • 7Y.&a 7 N0 OA ACPORT WAS ►ASPAASO •Y M< OA U..O•A MY OI AOC T •t rcaVt•IOM UMOOT T>t LAMB Of TMA SYA TY o/ IAAMNdOT• DATE APS �� L es4 MINNESOTA REG RATION NO. 311110L 14,113 A?R.ox. (Dv -IL-1' C) C2INt7L Re,N1LD (o•IZ-8,5(TeAc.T1/4"1L" St)RVEV z.C.:VIe,:P -1-S-55 (T=A`'i "P.-) • aVl`=D 5- (o-e),;(G:S1bL%V_Z u6DI41yoIl 1 ) NW114,SEC. 8,T.3\,R2 . SCALE I"- 00' o - IRON MONUMENT \zLUcq. L 00s. FRon LE�11� P,,iOTo MA1 t\1 _ 1. - to M to 1 tei M IA:: •��i1 \R�r\L.. • 4y CORiJESZ • 1 313.5 (vRoPa`�ED) "A" '^,i.tU ll'AlY' 'Hie north ti[f:{9-feet of the east 270.50 feet of the NorUuust Qtartcr of the Northwest Charter (NE 1/4, IA4 1/4) of Section 8, Township 31, Range 22, Andra County, ttinnesota. Subject to Main Street. Containing §:11 -Acres. 1.941- {EXts' lt-4 ) "13" "0111SIl I11:01'19Y11" '11 e +.cat 241.(X) feet of the east 511.50 feet of the north 313.5() fcx•t of the Northaist (,Carter of the Northwest (quarter of Section 8, Township 31, Range 22, Anda Cutty, Nlinnesota. Subject to Main Street. Containing 1.73 Acres. n M Council Member Kuether introduced the following Ordinance and moved its adoption: CITY OF LINO LAKES COUNTY OF ANOKA ORDINANCE NO. 93-18 AN ORDINANCE AMENDING APPENDIX Bi, ZONING ORDINANCE, SECTION 4, SUBDIVISION 17, AREAS WITHOUT SANITARY SEWER The City Council of the City of Lino Lakes, Anoka County, Minnesota does ordain: That Section 4, Subd. 17, Areas without Sanitary Sewer shall be deleted in its entirety and the following substituted therefor: Subd. 17. Areas without Sanitary Sewer (1) Except as provided for in this subdivision, the minimum single family lot is ten (10) acres. This minimum lot size shall not apply to smaller separate parcels of record in separate ownership lawfully existing prior to July 13, 1992, provided that it can be demonstrated by means satisfactory to the City that the smaller parcels will not result in groundwater, soil or other contamination which may endanger the public health. (2) Habitable single family homes constructed prior to July 13, 1992 may reduce their lot size to a minimum of one (1) acre if the balance of the property results in a parcel of ten (10) acres, or is serviced by public sewer, and it can be demonstrated by means satisfactory to the City that the division will not result in groundwater, soil or other contamination which may endanger the public health. (3) Two-family apartments and multiple family dwellings are not allowable uses. (4) Subject to the other provisions of the Zoning Ordinance, other non-residential uses may be permitted through site plan review. The minimum lot size for each principal use is ten (10)acres. This minimum lot size shall not apply to smaller separate parcels of record in separate ownership lawfully existing prior to July 13, 1992 or newly created unsewered lots in the commercial and industrial zoned districts provided the following conditions are met. (a) A site plan approval shall not be granted unless it can be demonstrated by means satisfactory to the City, that the use will not result in groundwater, soil or other contamination which may endanger the public health, will not increase future City utility service demands and expense, and will not jeopardize public safety and general welfare. (b) The commercial or industrial subdivision waives all rights of appeal of future local public improvements under the Lino Lakes City Charter. (5) All subdivisions in areas without public sanitary sewer shall be designed such that the larger non-sewered lots can be resubdivided to provide smaller sewered lots when sewer becomes available in the future. Homes and accessory buildings shall be located on these lots so as to allow for future resubdivisions. This Ordinance shall become effective immediately upon its passage and publication. ADOPTED by the Lino Lakes City Council this 11th day of October 1993. Mari yn/G. Anderson, City Clerk CITY OF LINO LAKES Vernon F. Reinert, Mayor Motion for the adoption of the foregoing ordinance was duly seconded by Council Member Neal and upon vote being taken thereon, the following voted in favor thereof: Bergeson, Elliott, Kuether, Neal, Reinert. The following voted against same: none. Whereupon said ordinance was declared duly passed and adopted. AGENDA ITEM IV B STAFF ORIGINATOR Al Brixius, Planning Consultant DATE January 7, 1994 TOPIC PUBLIC HEARING CONTINUATION Fox Trace, Preliminary Plat .............................................. BACKGROUND. SEE ATTACHED REPORT ADDITIONAL INFORMATION: A. The Rice Creek Watershed District has approved the development plan for this Preliminary plat. B. The City's Engineering Consultant TKDA, is preparing a feasibility report on extending utilities to service this proposed plat. C. The Park Board has reviewed the proposal and recommended a cash dedication in lieu of land. They have also recommended that a trail segement be provided when the property to the south developments on the APA Utility Easement if possible. OPTIONS SEE ATTACHED REPORT ATION: SEE ATTACHED REPORT Northwest Associated Consultants, Inc. URBAN P L A N N I N G • D E S I G N • M A R K E T RESEARCH PLANNING REPORT ADDENDUM TO: Mary Kay Wyland FROM: Elizabeth Stockman / Bob Kirmis / Alan Brixius DATE: 5 January 1994 RE: Lino Lakes - Fox Trace Revised Preliminary Plat FILE: 194.01 - 93.14 BACKGROUND This report is an addendum to the original Planning Report prepared by Northwest Associated Consultants, Inc. dated 6 December 1993 which reviewed the Fox Trace Preliminary Plat. Since that time, the applicants have submitted a Revised Preliminary Plat as a means of addressing the issues highlighted in the 6 December 1993 report. While there have been several positive changes to the plat, a number of issues still remain outstanding. Attached for reference: Exhibit A - Revised Utility Plan Exhibit B - Proposed Street Easement Location Exhibit C - Street Easement Detail Exhibit D - Trails Plan ISSUES ANALYSIS Lot Area. As noted previously, lot area calculations must exclude all waterbodies. The area of Lot 21, Block 2 and Lot 1, Block 1 as proposed on the original Preliminary Plat did not meet the minimum lot area requirement of 10,800 square feet. The Revised Preliminary Plat has eliminated two lots in these locations to provide the required lot area for the designated parcels. 5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595-9636•Fax. 595-9837 In spite of this positive change, two lots within the Revised Preliminary Plat do not meet minimum lot area requirements exclusive of wetland area: Lots 13 and 14 of Block 1. Lot 13 encompasses ±10,175 square feet and Lot 14 encompasses only ±8,600 square feet outside of the wetland area. In order for said Lots 13 and 14 to meet lot area standards, wetland mitigation efforts will be necessary. In this regard, a wetland mitigation plan should be submitted subject to review and approval by the City and Rice Creek Watershed District. Lot Width. At the time of original Preliminary Plat review, three lots were noted as having insufficient lot widths. The Revised Preliminary Plat has corrected this problem so that all lots are now in conformance with required lot width standards. Lot Depth. Lot 1, Block 1 and Lot 21, Block 2 contained insufficient lot depths at the time of original Preliminary Plat review. They have since been eliminated and instead combined with adjacent lots to conform with the required 145 foot lot depth standard. Lot Configuration. The orientation of all lots shown on the Revised Preliminary Plat appear to be acceptable. Lot 6, Block 3 has been eliminated, thus the problems of access, isolation, and lot area as associated with this lot no longer exist. Wetlands. The proposed plat (original and/or revised) has not been reviewed by the Rice Creek Watershed District as is required by ordinance. Their comments, as well as a wetland mitigation plan showing revised wetland boundaries and acreages should be submitted to the City for review. Any approval of the Preliminary Plat should be contingent upon these occurrences. Streets. 1. Street Vacation, As _part of the 6 December 1993 Planning Report it was stated that the vacation of the north half of 62nd Street will be required to accommodate the proposed plat. Providing it does not land lock any existing parcels, staff does not believe a through street in this location is necessary to accomplish the City's transportation objectives. Specific justification for the vacation exists in recognition of area wetland and street intersection locations. 2. Street Easement. Since the initial plat review, it was realized that a parcel of land south of the Fox Trace plat would be without access if the entire length of 62nd Street right-of-way were eliminated. Thus, further consideration should be given to this matter and vacation of the street should not occur until provision is made which allows public street access to the parcel(s) on the south side of 62nd Street. 2 To address this matter and the need for a cul-de-sac at the south end of Linda Lane, the applicant has proposed to obtain a street easement from property owners directly south of Linda Lane (see Exhibits B and C). The proposed easement is properly sized for a standard City cul-de-sac to facilitate the turning maneuvers of maintenance and emergency vehicles, as illustrated on Exhibit C. The easement represents an interim means to provide access to the south lying property and should run to the City. The easement is proposed to extend west along the United Power easement to provide street access to the land locked parcel. We would note that the location of power poles in the United Power easement will restrict the potential of putting a road in the proposed easement. To avoid potential conflicts with the existing power pole locations, the City Engineer has recommended that 60 feet of easement width be provided south of the said poles. 3. Street Configuration. As noted in the 6 December 1993 report, some concern existed in regard to the configuration of the Linda Court/Linda Lane intersection. Since review of the original preliminary plat, the Linda Court/Linda Lane intersection has been revised to a configuration which is more conducive to safe traffic circulation. Trails Plan. The City's adopted Trails Plan proposes a trailway within the United Power Association easement which borders the subject property to the south. So as to adhere to the directives of the Trails Plan, the City should consider the vacation of only the north 33 feet of the 62nd Street right-of-way (portion within subject property). The southern 33 feet of the right-of-way should then be reserved for future trailway construction. This item should be subject to further comment by the City Park Board. Grading. The previously submitted grading plan proposed that some grading take place on the property directly north of the subject site. To accommodate off-site grading efforts, an easement must be obtained. The acquisition of such an easement shall be made a condition of plat approval. RECOMMENDATION Based on the 6 December 1993 Planning Report and review of the revised preliminary plat discussed herein, we recommend that preliminary plat approval be granted for the Fox Trace subdivision subject to the following conditions which are representative of those included in the 6 December 1993 planning report but have been amended to reflect the changes addressed in the revised plat. 3 1. The City make a determination on the vacation of 62nd Street which involves a provision to establish vehicular access to all land on the south side of 62nd Street. 2. A wetland mitigation plan is submitted subject to review and comment by the City and Rice Creek Watershed District. 3. The subdivision is modified so that Lots 13 and 14 of Block 1 contain adequate minimum lot areas. 4. A cul-de-sac is provided at the southern termination of Linda Lane. The said cul-de-sac shall be constructed within an easement and granted to the City. 5. Prior to final plat approval, the plat is revised to illustrate required drainage and utility easements. 6. The submitted grading and drainage plan is subject to review and comment by the City Engineer. 7. The plat's access to T.H. 49 is approved by the Minnesota Department of Transportation. 8. The City consider retaining the southern 33 feet of the 62nd Street right-of-way for the establishment of a future trailway. This item should be subject to further comment by the Park Board. 9. The Park Board provide comment/recommendation in regard to appropriate park dedication. 10. The submitted utility plan is subject to review and comment by the City Engineer. 11. An easement is obtained which overlays that portion of the adjacent property to the north which is to be graded as part of the subject project. 12. The proposed street easement within the south lying property be reconfigured to provide 60 feet of easement width to the south of existing power pole locations. 13. The City Engineer provide comment/recommendation regarding the location of the Linda Lane cul-de-sac within an existing United Power Association easement. 14. Comments from other City staff. pc: Darrell Schneider Randy Schumacher 4 --------- FOX 7R4CE N Q Q N s.Citu of Lino Lakes .::::::.::: k ' I a iiiii:••ii ii:1a cu 20 ie 8.o � .o,0 wL ®' :_J wao,o f � � 1 Q w .a eoeoI 9 ^ T_ gm,�.IQi/ —. ' `per °I /�' � \ lin II II MI L 1 ., ( 4 1 `.- _. I11!'PiiI 8 (90t.) •M41 I.1/7k iierr� +-gym �r we.o Ayr . IY. IIi or �• �•W 9Ul.o wso 10 d i ,. yr/ �` 14311 111 1111 ie a d is 4 PII � , K ` ' \ r F4'JPOSE'] v.TE'.u�iH � �'r — L — ` WI I — i J 11 \� / _ �e�—y---- ia05E0 Su11tIPT SE'n�= VWd�Uy�ylN"•- om/ ��_ -r- ^m \ r /ms r ` 62D< P9oeresd �y, {.. R•P.ROpERffES, LVC `� u 0 CHARLES WfLOWECONSLLTNOENGNEER ...:.. .ca.cm.• r. nn, wRte 6r. wi. eu S.r. ,`v ` !�,. D SVM a—� \ V r• PROPOSED EASEMENT co 0 cif r = ...---i-, i 1 Ri I: ' i.C / 7ffftitif•� eAll� , i 'r1- r. d i f • N 9e♦ • .J r ' • S' • ., `r .' 1.•‘ Yfh `\L .Ky.r .�' It w. • M: - ec- i• :it � y I! .4 EXHIBIT 13 - PROPOSED STREET EASEMENT LOCATION Fob on aro /3S 24 #4 Gystere- 3,1 lo 5 ;o rn X w _+ C) 1ft113a. IN3WfSV3 13381S 47 So 1141/in. oF SF 4 NX - Sec. 31,7.3/, R�2 1 • 13c tzt '1 32 7U Our U.P.A. i sem nr I/89°/3•w 0 ye. rno n o p Zon; L eh mann a�D • 5-'5i • ..*!" ,0 Or4\. \J" 16116.1.1**1046 41r. *1* • RiCE LAKE Connect To Circle Pines Trail System Pedestrian/ Subdivisions 4 ';,/ As Shown 0 The Subdivis Cooperative Developer 0 C71 (Country Lakes > )(' ) \c \' < >r \•<, S /‘• A> .1 • \ •••••••••••••••••,...••••••••••,...'••••••••••.•,*, \j.:1;'•:f ei;;PO.#4.11.64 . (Shenandoah ... . Designated \ Trail Crossing 15: --"-- *-- g( MO N 1 • 71 ... ...... .......... mum* rasummui T,! • ;f35'..; ""••••• 111111111111111111111111M1 NUM MI : • . : . s . • .$*Wm, ,x.i.., 4:94; „1 - '-ifti..4Minerw.gia4MtWAVAZ' ek: '3 4 .34 Connect To Shoreview Trail System .4;4:$44:i:44:awe oggegzir.o.ko.mgai45ft:mx:imW15W.I.:1KM:if:WW,W1*SMWWWW.WMaig5s.MO373_K*Anl'gii 1111111•11111111111111111111111111M III IIII MEI NM= 04.! • ‘!, , EXHIBIT 0 - TRAILS PLAN AGENDA ITEM IV C STAFF ORIGINATOR Mary Kay Wyland DATE January 7, 1994 TOPIC Willow Ponds, Rezoning and Subdivision ACKGROUND A Public Hearing on the preliminary plat for Willow Ponds was continued at the last P & Z Meeting to allow the applicant time to apply for a rezoning of the property. That application has been made and notification sent to adjoining property owners. However, after a neighborhood meeting earlier this month the applicant has asked that the Public Hearing be postpone until the February meeting of the P & Z. He has advised the neighborhood ` of this decision. We would ask the P & Z at this time to formally open the Public Hearing on the Rezoning but continue it until the February meeting. We would also ask that the Public Hearing on the Preliminary Plat for Willow Ponds be continued until the February - that meeting is scheduled for February 9, 1994. RECO Mi ENDAT ON 1. Open Public Hearing and Continue to February 9, 1994 at 6:30 P.M. AGENDA ITEM IV D STAFF ORIGINATOR Al Brixius, Planning Consultant DATE January 7, 1994 TOPIC Pheasant Hills 5th Addition Preliminary Plat and Rezoning iOK SEE STAFF REPORT OPTIONS SEE STAFF REPORT RECO SEE STAFF REPORT Northwest Associated Consultants, Inc. URBAN P L A N N 1 N G • D E S I G N M A R K E T RESEARCH PLANNING REPORT TO: Mary Kay Wyland FROM: Stuart Roberson/Alan Brixius DATE: 5 January 1994 RE: Lino Lakes - PHEASANT HILLS FIFTH ADDITION Rezoning/Preliminary Plat FILE NO: 194.01 - 93.16 EXECUTIVE SUMMARY Background Contractor Property Development Company is requesting rezoning and a preliminary plat approval of a 36 single family lot subdivision entitled PHEASANT HILLS FIFTH ADDITION. The applicant has approximately 17.3 acres of land zoned R -1X, Single Family Residential District. It is the applicant's desire to combine his property with 8.5 acres of land currently zoned PSP, Public and Semi -Public District, for the purpose of creating a new single family subdivision. ' Attached for reference: Exhibit A - Site Survey of Rezoning Area Exhibit B - Preliminary Plat Exhibit C - Preliminary Grading Plan Exhibit D - Preliminary Utility Plan Recommendation The change of zoning is a policy decision for the City. In review of this rezoning request, we believe that it is consistent with City Comprehensive Plan land use objectives and represents a logical extension of the existing Pheasant Hills subdivision. 5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595-9636•Fax. 595-9837 Provided that the City approves the rezoning, we would recommend approval of the preliminary plat subject to the following conditions: 1. Lots 2 and 3, Block 6 be enlarged to meet minimum lot area standards for the R -1X District. 2. Proper delineation of the wetland boundaries is provided to insure the balance of the proposed lots meet R -1X standards. 3. Cul-de-sac islands shall be prohibited within cul-de-sacs which hold 60 foot right-of-way radii. 4. Cul-de-sacs be provided at the west end of Pheasant Hills Drive and the north end of Timberwolf Trail. 5. The developer provide a landscaping plan which illustrates screening along the rear lot lines of Lots 1, 2, 3, Block 1 from County Road 10. 6. Outlot A be eliminated and the wetland be incorporated into the adjoining lots with a utility and drainage easement over the wetland. 7. City Engineer approval of the grading and drainage plan. 8. Anoka County Highway Department approval of the access permit to County Road 10. 9. Satisfaction of the City's park land dedication recommendation of the Park and Recreation Committee. 10. Comments from other City staff. ISSUES ANALYSIS Rezoning Criteria. In consideration of any rezoning requests, the Planning Commission must consider the following criteria: 1. Consistency with the Comprehensive Plan. The 1987 Comprehensive Plan identifies the Pheasant Hills subdivision area for rural land uses, however, in 1992, Lino Lakes completed a Comprehensive Plan amendment which brought this land into the City's MUSA. Through this Comprehensive Plan amendment, this land was given an urban residential land use designation. The proposed R -1X rezoning is consistent with the City's urban land use designation. The proposed rezoning is also consistent with the City's Comprehensive Plan policies as follows: 2 Land Use Policies: Policy 2: A variety of residential development types is desirable and shall be encouraged in the community. Particular areas of the City shall be designated for each of the desired housing types which range from multi -family residential to rural (rural density single family). Policy 5: Where possible, land uses will be grouped together, according to similarity of their characteristics, in order to minimize potential negative impacts. Where conflicting land uses must be located adjacent to one another, steps will be taken to minimize the potential negative impacts. Policy 6: Urban development will be encouraged to locate within the areas of the community where public investments (streets, utilities, police and fire protection, parks, etc.) have already been provided to meet the needs of existing development. This policy will be promoted in an effort to maximize benefit from existing public investments. Policy 7: Areas of the City adjacent to existing sewered areas will be designated as (sewer service) expansion residential area. The City shall influence the type and design of developments so as to allow for practical, feasible future sewer extension into the area. 2 Land Use Compatibility. The area to be rezoned abuts R -1X zoning designation to the north and east. The proposed site is intended to be blended into the balance of the Pheasant Hills subdivision. No compatibility problems are anticipated. 3. Impact on Property Values. The R -1X zoning is similar to the existing Pheasant Hills subdivision. The plat design and zoning performance standards will serve to preserve the value of the adjacent,properties. 4. Traffic Impact. The proposed rezoning of 8.5 acres from PSP to R -1X will result in the creation of 15 single family lots. The site is accessed via County Road 10, a City arterial street. This street has adequate capacity to accommodate the entire 36 lot subdivision. 5 Infrastructure Impact. The proposed subdivision complies with the City infill policy. The site has access to municipal sewer and water. No capacity problems are anticipated by the rezoning and proposed plat. Blocks. The City Subdivision Ordinance stipulates that the maximum length of blocks shall be 6,500 feet. The longest block presented in this proposal is 1,180 feet lone, which is well within City regulations. 3 Lot Area. The R -1X, Single Family Executive Residential District requires a minimum lot size of 12,825 square feet. The Lino Lakes Zoning Ordinance requires that the minimum lot area be exclusive to watercourses, wetlands, and floodplains. Due to the presence of a wetland, Lots 2 and 3, Block 6 fail to meet the R -1X lot area requirement. The following indicates the net and gross area of lots that contain a wetland: Location Lot 1, Block 6 Lot 2, Block 6 Lot 3, Block 6 Net Gross 25,141 (approx.) 9,624 (approx.) 11,374 (approx.) 36,425 14,400 13,500 The aforementioned lots must be revised to provide buildable lot area to meet R -1X standards. adequate Lot Width. All of the lots within the proposed plat meet the minimum lot width of 90 feet. Lot Depth. The R -1X District allows a minimum lot depth of 135 feet, and double fronted lots are required to contain 145 feet. The lots in the proposed plat meet this requirement. Setbacks. The Zoning Ordinance requires a minimum setback of 30 feet from a residential (local) street and 40 feet from a collector or arterial street. Rear and side yard setbacks are 30 and 10 feet respectively. All of the proposed lots comply with these requirements. Streets. Review of plat streets indicate a 60 foot right-of-way in compliance with City standards. The Pondview Circle and Timberwolf Circle cul-de-sac are shown with 60 foot right-of-way radius. This cul-de-sac design is acceptable providing no cul-de-sac islands are proposed. Cul-de-sac turnarounds will be required at the west end of Pheasant Hills Drive and at the north end of Timberwolf Trail. These cul- de-sacs must be designated into the plat or the applicant could obtain easements from the adjoining properties to allow the cul-de- sacs to occur outside the plat. Access. The proposed subdivision is to be accessed by one entrance from County Road 10 (Birch Street), the second from Pheasant Hill Drive. Access permits must be obtained from the Anoka County Highway Department. 4 Outlots. The plat shows large outlots covering a wetland. The City's Subdivision Ordinance discourages outlots and requires wetlands to be incorporated into the adjoining lots and preserved through a utility and drainage easement. Grading and Drainage. A grading and drainage plan has been submitted and shall be subject to review and approval by the City Engineer. Wetlands. The applicant's proposal shows that the plat will encroach on two wetland areas. Should draining or filling be necessary for the development of this subdivision, then the rules of the Wetland Conservation Act will apply. The submission plans do not delineate the wetland in Lots 1, 2, and 3 of Block 6 of Outlot A. Also, the ordinary high water level has not been indicated. The information should be submitted for review by the City Engineer. Landscaping. In order to block visual access to Lots 1, 2, and 3 of Block 1 from County Road 10, the applicant is required to provide screening in the form of a berm and/or landscaping. Parks. The proposed park dedication will be determined by the Lino Lakes Park and Recreation Committee. CONCLUSION Based on the preceding review, the rezoning and preliminary plat is a reasonable use of the land and it is consistent with the Comprehensive Plan. Our office found the rezoning the property from PSP, Public and Semi -Public District to R -1X, Single Family Executive Residential District would serve to meet the City land use objectives which encourage the creation of single family residential lots. pc: Darrell Schneider Randy Schumacher Marty Askelson 5 • --.-• R.O.W. OF C.S.A.H. NO. 10 o too A N V 1 SCALE IN 200 FEET N.E. COR. S.E. 1\4 /N.W. 1\4. SEC.27 TRACT A 3,111434.7 IN KAU EAST LINE OF THE N W (POINT OF BEGINNING) S.W. COR OF OUTLOT A, PHEASANT HILLS PRESERVE 2N0 A00. IYITM•[-WM . worn••. -Ince ,... a...: r, w.. w...�CVUinIT A _ CITt` • IPVFV of REZONING AREA <I 0 _ J 0 BOUNDARY SURVEY 3 ' 11 • i.r.--r• - r RI • .11-11C !Nati-Noll} IC•••••••••• 1.••••••••••••• 1.1 11 1.1 11111 111 /o. "`"ItItaatriaCit""'" CITY OF /343 kbaS ILLILLILILLUI PEASANT HILLS PFESERVE FFTH ADOMCN Mit C011111JC/011 PIOPleft •••. trIVIV-tai 19 'WOW. 400 Birch elev.% 1.1•• 1.4.t••• 5.301. 111•11111•111001111111111M111111111111 PRELIMINARY PLAT 1 s,.,`.rt: 1 � int(�►/^� 4444 g)\ • ryi z V z ba.r.-r 1 +ROI 1. 1101 11[1. rat w•ww/ .▪ It WON • 0 •Neri� 1 Rw *MO 01,00 M▪ OB • t Ur • VPI 41. jtiltil Nrlw•Sr✓1 Ir • IKr MSC • MOM LORMIL . E111•4 -----'w u ' I�hLlt 11":11 ►l�►'ill ALL CITY OF rW W PHEASANT HILLS PRESERVE FIFTH ACOTION •r11• •Jr• ♦••. M. (Itt)1•21- IS w, •NN GO WO/LW 400 III•ol4 •,...I LI. L••.. M •41414 PRELIMINARY GRADING PLAN r•per bil Iw 01t* ti Cs ' ( f 1 + N10 ,A'..11 a .0111.01, 1,000.041 ▪ 0111 101,01 ra 104100. i � ro 111 O 1 • • 1-4 • wr 1.0 -_r►-� 000 1.0 0100 100 11.110,10 ✓ 1.c.1a s na. -weer 11ar rncf II11.► Dor • 11.01111. 11. YAP. • IN 9400 WA. ._i 160 n'n..sw... ..... ranx ,001 4111. Jriir.l� '•'ta111LLeY� 011;; 11 Aftup,, Irl• CITYOO F j�es` 11143�Li,.�.'' PHEASANT ELLS PREEERVEFFTH ADOMON NNW CONPANT � 1I10 O.M• •ry. M. t;1111:4.-Is"" CD r.OD.DO LI. 1.4.D1.4.D...A fl4- lIM (• {MID PRELIMINARY UTTLTTY PLAN as=3 MEMORANDUM ,( ST PAUL, MN Cl MINNEAPOLIS, MN ❑ ST CLOUD MN TO: Darrell Schneider FROM: Steve Heth DATE: January 5, 1994 RE: CHIPPEWA FALLS WI C MADISON WI Lino Lakes, Minnesota Engineering Review of Pheasant Hills Preserve Fifth Addition SEH No. A-LINOL3336.00 1. Preliminary Plat A. Boundary does not close. B. Bearing along east edge of Lot 1, Block 2, differs from bearing shown on Pheasant Hills Third Addition. C. Outlot A could be split and defined as easements to adjacent lots. 2. Grading and Drainage A. Easements - Provide adequate drainage easements for lateral lot drainage on Block 1, Lots 1, 2 and 3; Block 6, Lots 1, 2, 3, 4, 5 and 6; Block 4, Lot 2; Block 5, Lot 1 and 4. Provide drainage and utility easement for storm sewer located on Block 6, Lot 1. B. Look -out or walk -out opening elevations are too low to fit the proposed contours on the following lots: Block 2, Lots 1 and 3; Block 3, Lots 1, 2, 3, 4, 5, 6, 7, 8 and 10; Block 4, Lots 1, 2, 3, 4 and 5; Block 5, Lots 2, 3, and 4; Block 6, Lots 1, 2, 3, 4 and 5. Correct house designation or proposed contours. C. Recreation Trails - Proposed trail from Pondview Circle across Block 5 to Timberwolf Trail as shown on approved Preliminary Grading Plan does not appear. Please provide information as to why this trail was eliminated. D. Typical Street Section - Current standard for location of private utilities in common trench may be changing. Be aware that to new detail may need to be used on final plans. 3. Sanitary Sewer and Water Main A. Preliminary utility plan appears correct. tlo AGENDA ITEM IV E STAFF ORIGINATOR Al Brixius, Planning Consultant DATE January 7, 1994 TOPIC Behm's Century Farms - Rezoning and MUSA Exchange BACKGROUND SEE STAFF REPORT OPTIONS SEE STAFF REPORT 1T1 SEE STAFF REPORT P74:C Northwest Associated Consultants, Inc. URBAN P L A N N I NG • DESIGN • MARKET RESEARCH PLANNING REPORT TO: Mary Kay Wyland FROM: Bob Kirmis/Alan Brixius DATE: 30 December 1993 RE: Lino Lakes - Behms Century Farm FILE NO: 194.01 - 93.06 EXECUTIVE SUMMARY Background Mr. Gary Uhde has submitted a plan to develop a + 153 lot single family subdivision entitled Behms Century Farm. The proposed subdivision overlays approximately 94.5 acres of land located north of County Road 153 (Lilac Street) and east of County Road 531 (Sunset Road) . To accommodate the proposed development, the following approvals have been requested at this time: 1. Comprehensive Plan Amendment (Land Use Plan, MUSA boundary and Sewer Plan). - 2. Rezoning (from R, Rural to R-1, Single Family Residential). 3. Concept Plan. In considering any Comprehensive Plan amendment or rezoning, the Planning Commission and City Council should base their decision solely upon its impacts in relationship to the following criteria: 1. 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. 2. The proposed use is or will be compatible with present and future land uses of the area. 3. The proposed use conforms with all performance standards contained herein. 5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595-9636•Fax. 595-9837 4. The proposed use may be accommodated with existing public services and will not overburden the City's service capacity. 5. The fiscal impact of the proposed use provides benefit to the community. 6. Traffic generated by the proposed use is within capabilities of streets serving the property. While citizen input on this matter is certainly welcome, it must be recognized that the above cited criteria, not citizen opinion, must serve as the basis for decision making in this matter. Attached for reference: Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit F Exhibit G Exhibit H Exhibit I Recommendation - Site Location - Detailed Site Location - Comprehensive Plan Policies - Development Location Policy - Land Use Plan - Sewer Plan - Sketch Plan - Phasing Plan - Cost Summary The City's 1987 Comprehensive Plan suggests urbanized residential growth upon the subject property by the year 2010. In this regard, the proposed development is consistent with the Comprehensive Plan. The City must, however, determine whether the requested rezoning fulfills the cited rezoning evaluation criteria and whether urban growth in this area of the City is appropriate at this time. While the availability of privately funded utilities provides some justification for approval of the requested it is only one of several items of consideration. The primary justification to approve or disapprove the rezoning is the City's Comprehensive Plan. If the City proposed rezoning to be acceptable, it should be approved the fulfillment of the following: certainly rezoning, requested finds the only upon • The City approve amendments to the City's Comprehensive Plan (Land Use Plan/MUSA and Sewer Plan). • The necessary Comprehensive Plan amendment is subject to approval by the Metropolitan Council. 2 If the City chooses to approve the requested rezoning, our office recommends approval of the submitted concept plan subject to the following conditions: 1. All lots conform to minimum R-1 lot size requirements. 2. To determine R-1 lot size conformity, specific wetland boundaries are verified. 3. The proposed Thomas Street cul-de-sac is either modified to meet maximum 500 foot length requirements or a variance is pursued. 4. The City Engineer provide comment in regard to the proposed vacation of portions of Thomas Street and Laurie Avenue. 5. The Park Board provide comment as to preferred park dedication. 6. A grading/drainage and utility plan are submitted as part of forthcoming preliminary plat consideration. The plans will be subject to review and comment by the City Engineer. 7. Drainage easements are placed over the site's wetlands. This item should be subject to review and comment by the City Engineer. 8. Consideration is given to reconfiguring the streets in the northwest area of the plat to more effectively accommodate future resubdivision of the adjacent westerly property. 9. Comments from other City staff. ISSUES ANALYSIS Rezoning/Comprehensive Plan Amendment As noted previously, all rezoning and Comprehensive Plan amendment requests should be reviewed in reference to a specific set of objective criteria as noted below: Comprehensive Plan. The City's 1987 Comprehensive Plan designates the subject property as "expansion residential" (see Exhibit E). The plan states that areas designated as "expansion residential" will be logical areas for sewer extension before the year 2010. The residential expansion areas defined in the 1987 Comprehensive Plan do not outline any scheduling for urban development or utilities other than the year 2010 date. This suggests that the growth rate and direction is anticipated to be market driven. The 3 City must consider if the 1987 planning objectives are still appropriate for this area of the City. The Behms Century Farms proposal would serve to implement the expansion residential objectives. The Planning Commission and City Council must determine, however, if the current timing of the project is appropriately based on the City's comprehensive policies, the City's infill policies, land use compatibility and City's financial capabilities. The Comprehensive Plan policies are attached as Exhibit C. Also to be recognized is a recent City resolution which establishes policy for the location of new development (see Exhibit D). The policy basically states that a new development shall be allowed to proceed only if the developer can demonstrate: a) That the cost of utility and street extensions can be covered by immediate assessment and, b) That the cost of operation and maintenance of the system will not exceed the normal costs as projected by the water and sewer rate study. c) That an up front payment or series of payments by the developer would offset any additional costs of installation and/or future operation and maintenance. As part of the rezoning consideration, findings should also be made that the proposed development is consistent with the City's 1990 Sewer Plan. To accommodate the proposed development a utility extension will be necessary. Land Use Compatibility. In considering whether the proposed use is compatible with surrounding uses, the following items should be considered: 1. Existing Land Use. The proposed development site is bounded by a variety of uses (undeveloped, single family residential, and institutional). Residential development which bounds the site exhibit lot sizes of 2M acres. Considering that the property's rural zoning designation imposes a minimum 10 acre lot size, the area is characterized by legal non- conforming lots. The applicant has indicated that homes to be constructed in the proposed subdivision are to hold values of $100,000 and up. In this regard, the proposed development is not anticipated to negatively impact area property values. 4 2. Residential Densities. Development in the subject area is characterized by unsewered residential subdivisions within 24 acre lots. While the Behms development proposes urban size lots (10,800 square feet), the property's containment of numerous wetlands significantly reduces the overall development density. In large part, such environmental features have established parameters both for the subdivision's density and physical design. In response to such features, dwelling unit clusters are separated and dispersed throughout the subject property. Also to be noted is the City's requirement that minimum lot areas exclude wetlands. In this regard, the density proposed (1.62 DU/AC) may be lessened further. The issue of urban versus rural density is a matter frequently deliberated by City Officials. In this regard, the City may wish to consider established precedent in earlier dealings of a similar nature. The subdivision under consideration exhibits a low residential density with dwelling units dispersed throughout the 94.5 acre site. The site's natural features (i.e., vegetation, wetlands) have prompted the use of cul-de-sacs within the subdivision design. The use of such cul-de-sacs should minimize any possible adverse impacts upon area property owners. 3. Phasing Plan. As shown on Exhibit H, the proposed subdivision is to be developed in six phases. The phased development approach will effectively reduce the subdivision's short term development density and will allow the developer to respond to area market demands. The Planning Commission must evaluate the density impact where smaller lots abut the larger lots and the density impact on streets in the area. 4. Existing R-1 Zoning District. A portion of the subject site (southeastern area) currently holds an R-1, Single Family Residential Zoning Designation. The R-1 zoning provides for sewered, urban sized (10,800 square feet) residential lots. Public Services. To accommodate the proposed development, public sewer service will be necessary. As part of the City's consideration of the proposed development, the following utility service related items should be considered: 1. Septic System Failures. As noted previously, sewage treatment system failures have been documented in the area. Such facilities raise genuine public health concerns in regard to potential ground water pollution. While such systems likely require replacement, associated costs may make such action difficult. The ultimate solution to failing systems may be 5 the extension of public sewer. The City must evaluate how this may be implemented in the future. 2. Sewer Plan. In considering the rezoning, findings must also be made that the proposed development is consistent with the City's adopted Sewer Plan. The subject property lies within Sewer District #2 as identified in the City's 1990 Sewer Plan (see attached Exhibit F) . To accommodate the proposed use, an amendment to the plan would be necessary to extend the utility. A description of the proposed extension is provided below. 3. Proposed Utility Extension. The applicant has proposed to extend sanitary sewer service northward along 4th Avenue and westward along Lilac Street at his sole expense. As such, area property owners would not be required to pay for such an extension unless they request connection to the facility. The applicant has indicated the cost of utility extension has mandated the proposed residential density. The extension and sizing of proposed utilities will provide utility capacity for the surrounding proprieties without expense to the City. 4. Charter Agreements. The City's charter agreement states that property owners may hook up to city sewer service at their discretion. As such, property owners have a right to refuse associated assessment costs. This agreement limits the City's ability to extend sewer service to the area without a consensus of approval by area property owners regarding acceptance of assessments. As such, the proposed privately funded sewer extension is likely the only way such a service could be provided to the area. 5. MUSA Expansion. To accommodate the proposed development, an expansion of the MUSA or land trade will be necessary. The City should consider whether the expansion of the MUSA will result in an orderly growth pattern. A representative of the Metropolitan Council has indicated that MUSA land trades must be based on service needs and do not necessarily result in an acre for an acre land area exchange. In this regard, any land trade should be based on a "net" rather than "gross" land area basis. Fiscal Impact. As part of the rezoning consideration, findings should be made that the fiscal impact of the proposed use will provide benefit to the community. The major financial benefit to the community would be the collection of property tax from the proposed single family dwellings. It should also be noted that costs associated with utility extension would be the responsibility of the developer rather than the City. Future extension of the utility without the development would be accomplished by charter restrictions. 6 In conjunction with the concept plan submission, the applicant has prepared a summary of costs associated with the proposed development (see Exhibit F). The summary presents development costs for a 153, 103 and 36 lot development scenario. While the summary is intended to provide an accurate depiction of anticipated costs, fees, etc., it must be recognized that the submitted figures have not to date been verified by the City. Performance Standards. As part of forthcoming preliminary and final plat review, the proposed use will be required to comply with applicable performance standards. General items of issue will be discussed under the concept plan review portion of this report. Transportation. The subject subdivision would receive its access from Sunset Road to the west and Lilac Street to the south. While Carl Street, Thomas Street, and Laurie Avenue have been platted, they have not, to date, been constructed. Although some design related concerns exist in regard to the subdivision's proposed street layout, it is believed that traffic generated by the proposed use is within the capabilities of streets serving the property, specifically Lilac Street. Consistent with City policy, all proposed lots within the proposed subdivision are to be provided internal street access. Concept Plan In addition to the Comprehensive Plan amendment and rezoning requests, the applicant has also requested concept plan approval of a 153 lot single family subdivision which would overlay the property in question. Blocks. According to the Subdivision Ordinance, blocks may not exceed 1,500 feet in length. All proposed blocks have been found to comply with this standard. Lots. The subject subdivision has been designed in a manner consistent with an R-1 zoning classification. Per R-1 standards: Lot Area Lot Width -Interior -Corner Lot Depth Requirement 10,800 sq. ft. 80 feet 105 feet 135 feet So as to fully conform to minimum lot area requirements, wetland areas must be excluded in the calculation of the required 10,800 square feet minimum lot area. To determine compliance with this, the specific wetland boundaries should be depicted. If the wetland 7 boundary is correct as currently depicted, numerous lots would be deficient in terms of lot area (lot and block numbers not provided on concept plan). Concept plan approval will be contingent upon lot area compliance. Streets. The subdivision street layout is responsive to physical limitations which exist in the area (i.e., wetlands, tree massings, etc.) and are reflective of the area's available buildable land. As noted previously, the use of cul-de-sacs has been prompted by the site's natural features and are considered generally positive. While appropriate right-of-way widths (60 feet) have been provided, some concerns exist in regard to street configurations. Specific items of concern entail the following: 1. At 650 feet in length, the Thomas Street cul-de-sac exceeds the maximum 500 foot length allowed by Ordinance. Considering the physical limitations of the subject site, justification for variance approval would appear to exist. 2. Impact of the necessary vacation of a portion of Thomas Street and Laurie Avenue. This item should be subject to comment by the City Engineer. 3. Resubdivision limitations imposed on adjacent properties due to street alignments. On a positive note, all proposed lots have been provided access to local streets. Additionally, future street extensions have been integrated into the subdivision design. Parks. In preliminary review, the City Parks Director has indicated that no park dedication will be required of the proposed subdivision. The proposed subdivision should, however, be subject to review and comment by the City Park Board in regard to preferred dedication requirements. Grading and Drainage. As part of forthcoming preliminary plat submissions, a grading and drainage plan must be submitted subject to review and approval by the City Engineer. Utilities. Development of the proposed subdivision will require the extension of utilities. As part of forthcoming preliminary plat consideration, a utility plan must be submitted for review. The said plan will be subject to review and comment by the City Engineer. As noted previously, the applicant has proposed to extend sanitary sewer service northward along 4th Avenue and westward along Lilac Street at his sole expense. As a result, area property owners would not be required to pay for such an extension unless connection to the facility is requested. 8 Relationship to Airpark. As noted on the submitted concept plan, the proposed subdivision lies adjacent to the Lino Airpark. Recognizing that airplane noise and air traffic associated with the airpark may negatively impact the proposed subdivision, the applicant intends to advise future home buyers of the airpark's adjacency. Specifically, the applicant intends to do the following: 1. Show airpark's proximity on subdivision sales literature. 2. Lot purchase agreements are to disclose the airpark's proximity. 3. Subdivision deed covenants are to disclose the proximity of the airpark. The applicant's intent to fully disclose the airpark's adjacency is considered highly positive and responsible. Easements. As shown on the submitted concept plan, the subject site is intersected by several easements including a Williams pipe line. The proposed subdivision design appears generally responsive to the easements. As part of the preliminary plat, an easement should be placed over all designated wetland areas. This item should be subject to comment by the City Engineer. CONCLUSION The determination for any change in zoning or the. City's Comprehensive Plan remains a legislative policy decision to be made by the City Council. Minnesota State Statutes require a strong majority vote of the City Council to approve a land use change. If the City approves the necessary rezoning and Comprehensive Plan amendment, our office recommends that the City approve the submitted subdivision concept plan subject to the conditions listed in the Executive Summary of this report. pc: Darrell Schneider Randy Schumacher Gary Uhde John Uban 9 N O R T H 1 MILE CITY OF LINO LAKES MINNESOTA EXHIBIT - A SITE LOCATION it 1 ourLor 1 PARK ii$'Xfl pit mu EXHIBIT B - DETAILED SITE LOCATION 7/ 1 •/JJ B. Land Use and Environmental Resource Policies The Land Use and Environmental Resource Policies, in conjunction with the Land Use Plan, provide a guide for future land development decisions by the City. The following policies constitute a minor revision of the policies provided in the 1981 Comprehensive Plan. The purpose of the revision was to simplify the policies without changing the intent or content. C. Land Use Policies Policy 1: Future community development shall take into account social, economic, and environmental opportunities and constraints in an effort to provide an optimal arrangement of future land use, . activities. Policy 2: A'variety of residential development types is desireable and shall be encouraged in the community. Particular areas of the city shall be designated for each of the desired housing types which range from Multi -Family Residential to Rural (rural density single-family). Policy 3: The future development of recreational, lake, and wetland areas determinations shall be coordinated with regional and county jurisdictions to insure protection and enhancement of these areas. Policy 4: Moderately intense development (residential, commercial and industrial) shall be encouraged to locate within Lino Lakes. The location of such land uses will be consistent with the availability of public facilities, thoroughfare accessibility and conformance with . established adjacent land uses. Policy 5: Where possible, land uses will be grouped. together, according to similarity of their characteristics, ip order to minimize potential negative impacts. Where conflicting land uses must be located adjacent to one another, steps will be taken to minimize the potential negative impacts. Policy 6: Urban development will be encouraged to locate within the areas of the community where public investments (streets, utilities, police and fire protection, parks, etc.) have already been provided to meet the needs of existing development. This policy will be promoted in an effort to maximize benefit from existing public investments. • Policy 7: Areas of the city adjacent to existing sewered areas will be designated as (sewer service) Expansion Residential area. .The city shall influence the type and design of developments so as to allow for practical, feasible future sewer extension into the area. Policy 8: Encourage integrated community or neighborhood based commercial centers to develop as service nodes and discourage strip development. . EXHIBIT C - COMPREHENSIVE PLAN POLICIES D. Environmental Resources Policies Policy 1: All development in natural or environmentally sensitive areas shall conform to local, metropolitan,.state and federal regulations and policies. Policy 2: Environmental assessments and environmental impact statements shall be prepared when required for developments of the type described in the Rules and Regulations of the Minnesota Environmental Board. Policy 3: Steep slopes and areas performing essential natural functions should be maintained as permanent open space. The significant stands of trees and understory on erodible slopes• shall be maintained in their natural state or replaced according to an approved planting plan. Policy 4: A final grading and restoration plan will be included as part of the soil extraction operators special use permit. Policy 5: Any proposed shoreland alteration, channel, filling, or dredging shall be referred to the Minnesota Department of Natural Resources for their comment and review. Policy 6: The city shall encourage utilization of existing wetlands to fulfill local storm drainage functions within their natural hydrologic functions. Policy 7: Any alteration which would inhibit the role of wetlands . from performing essential natural functions should•not be allowed. The city will refer development proposals to the Rice Creek Watershed District when appropriate., Policy 8:. The city shall establish adequate areas for the temporary storage and controlled release of surface water so as to prevent the flooding of downstream development. Policy 9: The city shall encourage Anoka County to keep the county drainage ditches which pass through Lino Lakes in good order. Policy 10: The city, in conjunction with the Minnesota and Anoka County Historical Societies will strive to preserve all significant historical and archeological sites within the city. The city will refer to the Minnesota Historical Society any development proposals which might potentially interrupt any recorded or potential sites in the Chain -of -Lakes Park Archeological District. Policy 11: The city will encourage and cooperate with Anoka County in preserving the Rice Lake Rookery and in taking the necessary actions in maintaining its unique habitat by controlling development and use of adjacent lands. Polic 12: The city shall direct development away from areas r ent ied as offering unique fish or wildlife habitat, if feasible. -17- Policy 13: The city shall support and encourage conservation efforts of other groups and agencies in protecting and managing unique fish and wildlife habitat. Policy 14: The design of city parks shall respond to site resources such as woodlands, wetlands, steep slopes, etc. • -05 Council Member Kuether introduced the following resolution and moved its adoption: CITY OF LINO LAKES RESOLUTION NO. 92 - 85 POLICY FOR THE LOCATION OF NEW DEVELOPMENT WHEREAS, the City has made a substantial investment in utility and street systems, and WHEREAS, there is a commitment to the Bondholders for the financing of the existing utility and street systems to prioritize revenues from connections to the existing system, and WHEREAS, the City has limited planned sewer capacity as managed by the Metropolitan Waste Control Commission (MT/CC) and the Metropolitan Council, and WHEREAS, the City has limited resources in providing services relative to population growth including administration, engineering, public works, police, fire and parks, and WHEREAS, the City is limited by the City Charter in the financing of City Improvements, and WHEREAS, there are limitations to the availability of Municipal State Aid Funds to construct collector streets, and WHEREAS, the extension of utilities beyond the limits of the present system has a significant financial impact on debt borrowing ratios and is more costly than filling in areas already served from an initial cost standpoint as well as operation and maintenance costs over future years, and WHEREAS, in response to the requirements of the City Charter the financing of improvements involves a delicate balance of development effectiveness in comparison to the costs of extending utilities and constructing new streets, and WHEREAS, comprehensive studies and the annual audit have shown and continue to show that the costs of operating the sewer and water system are difficult to balance with the revenue collected from the rate system even though City sewer and water rates are high relative to other Metropolitan Area Cities, EXHIBIT D - DEVELOPMENT LOCATION POLICY Resolution No. 92 - 85 Page -2- NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF LINO LAKES, ANOKA COUNTY, MINNESOTA: That all new developments must be located within the Municipal Urban Services Area (MUSA) as established by the City's Comprehensive Plan, and That all new developments must be analyzed for their impact on utility and street system costs both from the initial cost standpoint and operation and maintenance, and That a new development shall be allowed to proceed only if the developer can demonstrate: a). That the cost of utility and street extensions can be covered by immediate assessment and, b). That the cost of operation and maintenance of the system will not exceed the normal costs as projected by the water and sewer rate study. c). That an upfront payment or series of payments by the developer would offset any additional costs of installation and/or future operation and maintenance. Adopted by the City Council this 13th day of July, 1992. Vernon F. Reinert, Mayor aivy,,t,h., . -1- Al Lem ilyji G' Anderson, Clerk -Treasurer The motion for adoption of the foregoing resolution was duly seconded by Council Member Neal and upon vote being taken thereon, the following voted in favor thereof: Neal, Kuether, Reinert, Elliott, Bergeson. The following voted against same: none. Whereupon said resolution was declared passed and adopted. FIGURE A-4 LAND USE • • • • Mt X a...� 1id-( Lp.nFbn . .J. MAP OF CITIES OF LINO -LAKES, CENTERVILLE, a PART OF CIRCLE PINES Eap.n.lon R.•Id.n1Ql WWI f444•All.t cF Multi F.mlly Comm.:Gill -1S- ac R•d...bper. nl Conm.tc1.1 �PS Puwhc S.ml-Pub1k kfdwlli.l EXHIBIT E - LAND USE PLAN DTVI§1'0 t- /0' /9 PROP GRAVITY SEWER GEORGE PROP _ C It A EXHIBIT F - SEWER PLAN LINO R PARK FHA s+- PN z. as Lt.rt, Pk -?...14 La P 14' 4 '2Z L c4 . K C 13 Ptj• '4 1-7 ). 3 s LINC3 AIR DARK PL ►9Y4-- )i�- 1 -11:.'2.7• NVld ONISVHd i { BEHM'S CENTURY FARM Description 153 103 36 Tax Base ($110,000) $16,800,000 $11,300,000 $4,000,000 Annual Tax (1.8%) $302,400 $203,400 $72,000 Park $76,500 $51,500 $7,000 Permit $310,590 $209,000 $73,000 City $137,700 $92,700 $32,400 Water & Sewer $306,000 $162,000 $0 350 - BEH M'S CENTURY FARM Cost Fees PARK PERMIT CITY WATER & SEWER ANNUAL PROPERTY TAX w 0 0 350 300 250 -o 200 ct5 0 E 150 100 50 0 BEHM'S CENTURY FARM Cost Fees Annual Tax 1.8%) Park Permit FEES City Water & Sewer 153 HOMES 103 HOMES 36 HOMES BEHM'S CENTURY FARM Cost Fees 350-7 300-'........ 250 -o 200 c o U o H 150 100 50 \`' Park [,:, xlsm Permit FEES City Water & Sewer 153 HOMES 103 HOMES 36 HOMES BEHM'S CENTURY FARM Taxes Tax Base ($110,000) TAX Annual Tax (1.8%) 153 103 36 0 U 350—' 300' BEH M'S CENTURY FARM Cost Fees 250' p 200' c c� 0 150' 100' 50-' 153 103 HOMES 36 PARK 11111 PERMIT CITY WATER & SEWER BEHM'S CENTURY FARM Taxes TAX BASE ANNUAL PROPERTY TAX r . , • •syr= ;. 1' .an r.1s? i 1.,Wal.`k.. 4-127°A. V401 'h . .itb P y. * i' / i••'\� { FR UNWAY SAFETY AREA r}I RUNWAY LINO AIR PARK 0 SO 100 200 304) .00 r G.._.(. 5..1. IIA eo.1 i f iI-, I r i4 Q EXHIBIT G - SKETCH PLAN STAFF ORIGINATOR DATE TOPIC BACKGROUND AGENDA ITEM IV F Al Brixius, Planning Consultant January 7, 1994 Lamotte/Whitcomb Rezoning from R-1 to R -1X Staff will be prepared to discuss this item in more detail at the meeting. ..................................... OPTI iNS . Set Public Hearing to Adopt proposed Ordinance 2. Return to Staff for further consideration Option U[NAC Northwest Associated Consultants, Inc. URBAN PLANNING -DESIGN -MARKET RESEARCH PLANNING REPORT TO: Mary Kay Wyland FROM: Cary Teague/Alan Brixius DATE: 5 January 1994 RE: Lino Lakes - Lamotte Whitcomb FILE NO: 194.02 - 93.21 BACKGROUND Over the past several months, the City has been considering the appropriateness of the 12,825 square foot, buildable land/lot size requirement in the R -1X District, due to the recent consideration of property rezoning of the Lamotte Whitcomb property, and the wetland/buildable area requirement. In considering this issue, three items were discussed, as outlined in the memo from our office dated 30 November 1993. These items were as follows: Defining "buildable land"; Comparing lot area and lot width requirements in the R-1 and R -1X Zoning District; Diversity of housing within the City. A result of these discussions is the attached Zoning Ordinance Amendment. RECOMMENDATION Our office recommends that the City adopt the proposed ordinance amendment (attached) which creates a minimum gross and net lot size requirement in the R -1X Zoning District. ANALYSIS After discussions regarding the above mentioned issues with City staff and the Planning Commission, our office has drafted an amendment -to the minimum lot size requirement for single family homes within the R -1X Zoning. District. The amendment creates a minimum "gross lot size" and minimum "net lot size" requirement in 5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595-9636•Fax. 595-9837 the R -1X Zoning District. The "net" requirement of 10,800 square feet, excludes wetlands, flood plain and steep slopes. The "gross" requirement of 12,825 square feet includes wetlands, flood plain and steep slopes. These minimum net requirements offer this district development flexibility as it contains numerous wetland areas. Under the ordinance amendment, a lot could be created in the R -1X Zoning District which contains just 10,800 square feet of "buildable land" (assuming at least 2,025 square feet is wetland or flood plain). Current regulations, requires new lots to contain at least 12,825 square feet of buildable land. Given the significant amount of wetland within the City of Lino Lakes, the new regulation will create a larger density of development within the R -1X District, as the required buildable land for each lot is 2,025 square feet less than current requirements. At the same time, the amendment will not effect the R -1X Zoning District goal of attracting larger, higher value homes. This is due to the fact that the minimum requirements for structure size, lot width, lot depth, and setbacks are not effected by this proposed ordinance amendment. In effect, the proposal will offer a larger number of higher valued homes within the R -1X Zoning District. pc: Darrell Schneider Randy Schumacher 2 CITY OF LINO LAKES COUNTY OF ANOKA ORDINANCE NO. AN ORDINANCE AMENDING THE ZONING ORDINANCE, SECTION 4, SUBD. 5 "R - 1X" SINGLE-FAMILY EXECUTIVE RESIDENTIAL DISTRICT. The City Council of the City of Lino Lakes, Anoka County, Minnesota does ordain: Section 1. Section 4, Subd. 5 (2) of the Lino Lakes Zoning Ordinance is hereby amended to read as follows: (2) Lot and Yard Requirements (A) Minimum lot 3izc: 12,825 3quarc fcct 1re'iCle4t5 V:4�i.N, 3:{.'W.V'..: • iM:Ma.V+..W.i:K�:•}}i:.A[i.'r1:Ya:isV.Lii}.�'.vAx)w'A.�.:ti�V:✓'...v�!.vr Section 2. This Ordinance shall take effect immediately upon its passage and publication according to the City Charter. PASSED this day of , 1994. ATTEST: Marilyn G. Anderson, City Clerk Vernon F. Reinert, Mayor 600 700 800 900 WOWED ARCA a.pT[, MAK LOC/Ta. MuSR 1000 1100 MAP 1200 1300 OF 1400 15 LINO- L AGENDA ITEM IV G STAFF ORIGINATOR Mary Kay Wyland DATE January 12, 1994 TOPIC James Keefe, Minor Subdivision 6300 Rolling Hills Drive 8ACKQROUND Mr. Keefe is the owner of approximately37.5 acres of property at the north end of Rolling Hills Drive. The property is Zoned Rural - Executive and utilities are not available to serve the site. His home currently sits on this parcel of property and in the process of refinancing the mortgage company indicated they would not process the refinance on more than 10 acres. Mr. Keefe is, therefore, requesting permission to split 10 acres from the balance of his site. The minimum lot size in an R -X District is 10 acres. The 10 acres proposed to be split is located in the center of the northern portion of the lot and would appear to be a landlocked parcel. We would suggest that Mr. Keefe be required to provide an easement, for roadway purposes, through the southern portion of the lot, on the existing driveway, to insure access to the new parcel. We would further recommend that this condition be waived, at this time, to allow immediate recording of the subdivision for refinancing purposes. Should Mr. Keefe decide to keep the parcels separate and eventually sell the larger parcel, we would require the easement to be recorded. Mr. Keefe has indicated that his only interest in obtaining the subdivision is to satisfy his mortgage company and that following the closing he will be rejoining the two parcels for tax purposes. OPTII 1. Approve minor subdivision with the condition that an easement, for roadway purposes, be provided over the existing driveway to service the newly created 10 acre parcel. (with a waiver of this requirement unless the property should be offered for sale) •2.: Return to staff for further consideration. R cpwAENDATION Option 1 January 10, 1994 TO WHOM IT MAY CONCERN: This letter is intended to advise the City of Lino Lakes and Anoka County, that it is my intention to split 10 acres from the balance of Parcel No. 36-31-22-12-0001 for the sole purpose of refinancing my existing home at 6300 Rolling Hills Drive. I do not intend to sell and/or transfer ownership of the balance of the property and, in fact, plan to recombine the properties upon closing of my mortgage refinance. Sincerely, mes Keefe 6300 Rolling Hi Lino Lakes, MN 55110 ve Center of Section 36 88' 1310.56 660.0Y 000.0G 6E0 00 House and outbuilding locations 1985. Ciorporction dated April from oerial photo by Morkhurd I House / / / NE cor-ne- of Section 7)6 • i\c/ V. _ 5 583625' E