Loading...
HomeMy WebLinkAbout10/13/1993 P&Z PacketCITY OF LINO LAKES PLANNING & ZONING BOARD AGENDA October 13, 1993 6:30 P.M. I. Call to Order and Roll Call: II. Approval of Minutes: September 8, 1993 III. OPEN MIKE: IV. ACTION ITEMS: A. 93-5-P, Oaks of Lino, Aspen Lane SuDdivisiol,. REVISED PLAN (staff report to be delivered Tuesday evening) , 93-17-V, 6619 Ruffed Grouse Road, Pierce & Assoc., Variance • 93-18-S, Preceptive Engineering, Apollo Drive, Site Plan Review (staff report to be delivered Tuesday evening) V. DISCUSSION ITEMS: . Clyde Rehbein Development - between Ware Road and, -Hwy 49 just south of Rehbein Bus Facility • Behm's Century Farms (Staff comments to be delivered Tuesday evening) VI. ADJOURNMENT: Planning & Zoning Board Minutes September 8, 1993 CITY OF LINO LAKES PLANNING & ZONING BOARD MINUTES I. CALL TO ORDER AND ROLL CALL: II. APPROVAL OF MINUTES: John Landers moved approval of the August 11, 1993 minutes as submitted. Tom Mesich seconded the motion. All voted aye. Motion carried. III. OPEN MIKE: No one was present to speak under open mike. IV. ACTION ITEMS: 93-5-P, Oaks of Lino, Aspen Lane, Subdivision, PUBLIC HEARING Mr. Brixius reviewed this item which is to plat a 9.32 acre tract of land into 11 single family lots. The request was continued from the last meeting of the P & Z to allow completion of a hydrology study for the area. That study has been completed and the City's Consulting Engineer TKDA has indicated that buildable areas are feasible in the plat provided: a. RCWD approved the wetland mitigation plans b. The lowest basement elevations can be raised to meet City standards - an adjustment of up to 2.5' on some lots c. The roadway elevations can be raised to provide adequate cover over proposed storm sewers. Mr. Brixius again outlined the staff report and recommended approval of the preliminary plat with the conditions listed in his report, the additional condition that a LOMR be pursued for the plat and the conditions outlined by TKDA. 1 Planning & Zoning Board Minutes September 8, 1993 Mr. Kirk Corson was present representing the developer and indicated that the proposal will include on site storm water ponds. He further indicated that the proposed lots will most likely be for split level homes and that they could eliminate lot 8 and add the area to 7 and 9. Mr. Schones expressed concern regarding the addition of up to 2.5 feet of fill and was generally not in favor of allowing construction within the flood zone A. After some discussion the public hearing was closed and Mr. Gelbmann made a motion to approve the request with the following conditions: 1. 100 year floodplain elevations within the plat must be identified by the applicant. All lots must provide the minimum lot area and dimensional requirements in a contiguous area above the 100 year floodplain and wetland area or water course. This will require an amendment to the FEMA Flood Insurance Rate Map. 2. The temporary cul-de-sac proposed in the southern portion of the site should be designed with a right-of-way radius of 60 feet and a pavement radius of 46 feet, consistent with City design standards. 3. The utilities plan should be subject to review and approval by the City Engineer. 4. The grading and drainage plans should be subject to review and approval by the City Engineer and the Rice Creek Watershed District. 5. The wetland mitigation plan should be subject to review and approval of the Rice Creek Watershed District. 6. The proposed mitigation area in the northwest corner of the property should be incorporated into the adjacent lots within the proposed plat. 7. Information should be provided regarding the water table depth in order to ensure quality development on each lot, and prevent future drainage problems. 8. The subdivision should be subject to review and comment by the City Park Board to determine preferred dedication requirements. 9. A tree preservation plan should be submitted which 2 Planning & Zoning Board Minutes September 8, 1993 identifies the number, location, and types of trees which will be saved, as well as specific protective measures which will be employed during construction. 10. The City will request a FEMA Map Amendment with the developer to pay all costs incurred including time spend by City Staff. Property owners/purchasers are to be notified of the Flood Zone Classification. 11. Lot 8 will be combined with lots 7 and 9 in Block 2 . Other lots deficient in lot area will be corrected to meet the minimum standards of the ordinance. John Landers seconded the Motion. On roll Call: AYES: Landers, Mesich, Gelbmann, Schaps NAYS: Schones MOTION CARRIED TO APPROVE PRELIMINARY PLAT. 93-16-s, Accu -Tool, 7540 4th Ave., Site Plan Review Mr. Brixius reviewed the staff report and indicated that this is a site plan review for an addition to a metal building located in the Apollo Business Park. Mr. Jungman would like to add a 6,000 sq. ft. addition to the existing 3,100 square foot structure. The property is zoned General Industrial G -I, and is approximately 1.6 acres in size. Staff has recommended approval of the request with the conditions listed in the staff report. Mr. Brian Wessel was present and advised the P & Z that this particular request is an important item in relation to development in the Business and Industrial Park. Mr. Wessel explained that he has been working with the owner, Mr. Jungman, and his architect, to design a building that will meet the requirements of the Code, accommodate the existing structure, set a standard for development of the area and yet be economically feasible. EDAB has reviewed this request and believes that balance has been reached and would also recommend approval of this request. Mr. Jungman briefly described the nature of his business. He has been located in Forest Lake for approximately 19 years, owns his buildings there, and manufactures small metal and plastic parts for companies such as 3M. He has purchased the building on 4th Avenue and would like to relocate his business to this site. Mr. Schones asked if there would be any noise created due to 3 Planning & Zoning Board Minutes September 8, 1993 the nature of his business and was advised that there would be none. Mr. Mesich asked about hazardous waste and was advised that there is some but it is small in amount and handled properly. There will be no floor drains in the building so ground water contamination will not be an issue. Another question was raised concerning a sprinkler system for the building and the P & Z was advised that any existing and proposed construction would be subject to the State Building Code - at this time there would not be a sprinkler requirement. After some discussion, Ed Schones made a motion to approve the request with the conditions listed in the staff report. John Landers seconded the motion. All voted aye. Motion carried. Mr. Anderson had some questions concerning paving the rear portion of the property due to future expansion. Mr. Brixius indicated that there could be some revision to the parking arrangement that would eliminate the need to park in the rear. He added that these modifications could be handled on a staff level, but advised that any parking area would have to be paved. C. PUBLIC HEARING: An Ordinance Addressing Accessory Buildings and Structures Mr. Brixius reviewed this item which is intended to increase the size of accessory buildings from 880 square feet in area for lots under 32,671 square feet to 1,000 square feet and from 960 square feet in area for lots 32,671 square feet to 1 1/4 acre to 1,100 square feet in area. The ordinance will also allow up to 1,100 square feet for detached garages in areas over 1 1/4 acre in size and additionally provide an increase based on the house foundation (see ordinance). Tom Mesich suggested a procedure to allow an increase from the 1,100 such as a conditional use permit. Mr. Brixius indicated that they could put some criteria together for that. Mr. Mesich then made a motion and was supported by Mr. Schones to approve the Ordinance with the addition of a provision allowing 1,100 square feet of garage area for lots over 1 1/4 acre in size and providing a conditional use permit procedure for garage size increases based on certain criteria. All voted aye. Motion carried. (Ordinance Attached) D. PUBLIC HEARING: An Ordinance Concerning Minimum Lot Area, Unsewered Lots Mr. Brixius reviewed this amendment to the Code which would require 10 acre lots for newly created unsewered properties 4 Planning & Zoning Board Minutes September 8, 1993 and provides exemption for existing lots of record which are capable of supporting on-site septic systems. Additionally, the amendment allows existing homes to reduce their lot size if the balance of the property is 10 acres in size or is serviced by public sewer. Mr. Gelbmann made a motion recommending approval of the ordinance and was supported by John Landers. All voted aye. Motion carried. (Ordinance attached) E. PUBLIC HEARING: An Ordinance Amending the City Zoning Ordinance Concerning Buildable Lot Area Mr. Brixius explained that he has provided two options for the P & Z to consider in reference to buildable lot area. The first option is based on the P & Z recommendation that all lots must meet minimum area requirements above the 100 year floodplain and wetland boundaries. The second option provides more flexibility and allows floodplain infringement on lots provided all floodplain ordinance provisions are met. Additionally up to 10 percent of the minimum lot area required may consist of wetlands, watercourses or other unbuildable land. There was much discussion regarding this Ordinance. Ed Schones indicated that the staff has done a good job with this ordinance but questioned what the long range plan is. He is very cautious in this area and believes we need better planning than there has been in the past. We have a poor flood insurance rate map and need more information concerning high water tables. Mr. Gelbmann indicated concern that people do not understand the implications of the wetland and floodplain areas. He suggested using a figure such as 90% of the 100 year flood. We need flexibility but also assurance that we do not have flooding. After some discussion Ed Schones made a motion and was supported by John Landers to continue the public hearing on this item until the October 13, 1993 meeting of the Planning & Zoning Board. The item will also be discussed at a work session on September 30, 1993. F. Public Hearing: An Ordinance Regulating Adult Use Activities and Businesses Mr. Brixius explained that a new public hearing is being held this evening because they had received some erroneous information from the 1987 Comprehensive Plan concerning buildable area. It has now been determined that approximately 11,209 acres are developable within the City. We can not 5 Planning & Zoning Board Minutes September 8, 1993 prohibit against approximately 5% of opportunity area and have a provision for a means of policing ordinance. adult use activities, therefore, the community has been designated as determined available for such uses. We licensing adult uses which will provide the activity is also a part of this Mr. Schones and Mr. Schaps both commended Mr. Brixius for the work that has been done putting together this ordinance. Mr. Schaps added that the harm that can come from these types of uses if not regulated is great. Mr. Schones then made a motion recommending approval of the Adult Use Regulations and was supported by John Landers. All voted aye. Motion carried. V. DISCUSSION ITEMS: A. Ordinance Concerning Home Extended Business: This item will be discussed at the Planning & Zoning Work Session scheduled for Thursday, September 30, 1993 at 7:00 A.M. VI. ADJOURNMENT: Upon the unanimous consent of the Board the meeting was adjourned at 9:45 P.M. 6 CITY OF LINO LAKES PARK BOARD MEETING SEPTEMBER 7, 1993 The regular meeting of the Lino Lakes Park Board was called to order by chairperson George Lindy at 6:30 pm on Tuesday, September 7th at Lino Lakes City Hall. Roll call was taken, other members in attendance were: Bob williams, John Baumann, Ken Johnson, Joe Schmidt. Jacquelyn Farm joined the board at 7:05 pm. Also in attendance was Linda Elliott Council Member/liaison to the Park Board, Marty Asleson, Parks, Recreation and Forestry Coordinator, and Carole Kohler, Secretary Parks, Recreation and Forestry Department. APPROVAL OF MINUTES: The minutes of the August 2, 1993 meeting were approved with no corrections or additions. OPEN MIKE: Mr. Robert Benning of 6788 E. Shadow Lake Drive appeared under "Open Mike". He 's aware that Country Lakes Park is being re- designed and requested that Reshanau Lake be made more accessible to residents who want to use it. He would like a road to be made to the lake so that boats could be brought in and put in the water there. George Lindy gave a brief history of the park and explained that the grade is too shallow here for a boat landing. He also talked about the continuous silting problem involved here and the concerns of placing a boat landing too close to a swimming area. Mr. Lindy asked Mr. Benning if he had any suggestions. Mr. Benning noted that this is the only lake park in the city and feels it should be able to be used by boaters. He thinks that now is the time to put a boat landing in as long as the park is being re -designed. Right now boaters have to carry their boats 100 to 200 yards to put them in. Discussion followed where it was noted that moving the landing to another area on the lake would be nearly impossible considering the difficulty in obtaining permits. Mr. Benning stated that he would like residents who want to use the lakes in the city to be given as much consideration as those who want to use the trails and fields, etc. for other types of recreation. George Lindy thanked Mr. Benning for his interest and time and noted that his suggestions will be taken into consideration. OLD BUSINESS: Concept Plans for Country Lakes and Baldwin Lakes Park - Marty Asleson reported that Brauer and Associates has finished with the concept plans for the two parks. They will be available for public 1 CITY OF LINO LAKES PARK BOARD MEETING SEPTEMBER 7, 1993 review at City Hall and a meeting to discuss them with interested residents is scheduled for September 30th. Carole Kohler will see that a notice is put in the Quad Community newspaper. A-3 Athletic Complex Relocation - A meeting of the original Comprehensive Park Plan ad hoc committee has been scheduled for September 16th. At that time the committee will look at other sites available to locate an athletic complex as addressed in the Comprehensive Park Plan. Marty Asleson is working with Brauer & Associates on the criteria for selection and plans on taking more photographs of particular areas before the scheduled meeting. Friends of the Parks - There are currently eight people on the Board of Directors. The "Friends" will be represented at Sandburr Days this week -end. Board members are pursuing corporate sponsors. Friends of the Parks brochures will be inserted in the City Newsletters to be sent out this week. Parks and Recreation Quarterly Report - A document containing an assortment of information regarding the summer parks and recreation programs was distributed to the board members. This information was discussed. Marty Asleson explained the "open registration" concept. City Hall Marine Corps Project Update - It seems that this project is finally forging ahead. Marty Asleson has received approval from the Operating Engineers Union Local 49 to proceed with the project. The work will be done by the Marine Corps Support Squadron as a training exercise. Work would be done on week -ends only and could extend into the next couple of years. Marty is awaiting word from the Marine Corps as to when they will begin the project. Other Old Business: Shores of Marshan Lake - The wetlands here have not been delineated yet. Marty Asleson says there will be a boardwalk for three houses here. He noted that neighborhood residents have written a letter to the engineer requesting to have the trail moved. There will still have to be a boardwalk here though. There is money from the developer escrowed for the boardwalk. Marty will bring a follow-up report to the next meeting. Ouail Ridge - This development has been started now. There will be a boardwalk from the park area to the cul-de-sac that will go between two lots and then will continue on to the Pheasant Hills development. Marty says he is satisfied with this plan so far. Work on the boardwalk will start in the next month. He reports that he still has some concerns about boardwalks with maintenance, etc. He will bring information on this to the next meeting. 2 CITY OF LINO LAKES PARK BOARD MEETING SEPTEMBER 7, 1993 LaMotte Park - The volleyball net is ordered for this park. The Friends of the Parks will donate a bench and do some plantings. Park maintenance crews have tried to mow this park all summer, but with the excess rain it was nearly impossible. City staff has not received any comments from neighborhood residents here. Leonard and Bradley Park - The playground equipment has been ordered and the grading plan has been accepted by the adjoining property owner. Trees will be temporarily moved out and then replaced and excess dirt will be removed. Marty Asieson displayed pictures of the playground equipment. The cost will be approximately $15,000, which will fall within the proposed budget for this project. Grading will start next week and Marty is expecting that this project will be completed this Fall. Rice Lake Estates - There has been no word from the City of Circle Pines regarding this joint park. Marty Asieson explained that Jim Keinath, Circle Pines City Administrator is trying to expedite the matter. After a couple of years "we're still waiting". Dog Problems - Pet owners not cleaning up after their animals in public areas is still a problem. City staff has again received complaints from residents regarding animal wastes on city walking trails, especially those whose homes are close to the trails. Linda Elliott noted that this issue has been discussed recently a at council meeting. There is the possibility of designing a more restrictive ordinance. Marty Asieson will ask Jeanne Kenow, the Community Service Officer to come to the next meeting to discuss her observations regarding this issue with the park board. Linda Elliott mentioned that she will work with staff on this matter until there is an effective ordinance in place. NEW BUSINESS: Reshanau Lakes Estates South - Neighborhood Petition - Marty Asieson referred the board to a petition received from several residents of the Reshanau Lake Estates South neighborhood. (A copy of this petition is at the end of these minutes). They are requesting that the city regrade and seed an area of trail near their homes. They are referring to a small open area adjacent to our trail systems off of Fawn Lane. In past years when weather has been dry crews have been able to maintain the area, however, this year as in other wet years, there have been some problems. There are some depressions in the area that pond up and make it impossible to mow. Staff has obtained a quote of $320 to provide water drainage on the site. This does not include fill materials and grass seed that may have to be brought in by city crews. 3 CITY OF LINO LAKES PARK BOARD MEETING SEPTEMBER 7, 1993 Motion: After a short discussion, John Baumann made a motion to recommend to council to respond to the petition by filling the area so that city crews are able to maintain it properly in the future, the cost not to exceed $500. There was no further discussion. A vote showed all were in favor. Motion carried. OTHER NEW BUSINESS: N-14 Park (Baldwin Lake area) - Marty Asleson reports that he has been contacted by Mr. Tim Yantos who represents the Shoreview Covenant Church. Evidently the First Covenant Church of Shoreview is prepared to buy acreage here and wont need the entire area. They would then sell the rest to the city. This should fill the needs for the area park as proposed in the comprehensive plan. Marty expects the church will be bringing a concept plan to the Planning and Zoning Board soon. There are 17 acres involved here. The church will require four or five acres. A large portion of this entire parcel is wetland. Approximately 11 acres are upland. Marty stated he just wanted to keep the board apprised of happenings regarding the Baldwin Lake park. He hopes to have more information at the next meeting. ADJOURN: There was no other business. A motion was made and seconded, and upon mutual consent the meeting was adjourned at 8:20 pm. The next regular park board meeting will be Monday, October 4th. Don't forget .... the park board tour of the Wargo Nature Center is scheduled for 5:15 on October 4th prior to the park board meeting. 4 August 4, 1993 Mr. Marty Asleson City of Lino Lakes Park, Recreation, and Forestry Supervisor 1189 Main Street Lino Lakes, Minn 55014 Dear Mr. Asleson, The signatures on this letter are property owners who live adjacent to the small park owned by the City of Lino Lakes in Reshanau Lake Estates South. As you well know because of the unusual Spring and Summer the last week in July 1993 was the first time this year that the entire park area was even attempted to be mowed this year. There is still a part of the park that can't be mowed because of the standing water. Even last year when it was not as wet there was an area that could not be mowed routinely. Not only has the park area been unsitely, it has also been a haven for mosquitos and noxious weeds. What we would like to request is that the City of Lino Lakes regrade and seed the park area this Fall so that it drains properly and can be properly mowed and maintained on a regular basis starting next Spring. Your consideration and attention to this will be appreciated. We think that we've been pretty patient waiting for some action. We hope you can address this issue. ., 4&? ? ,Zli,G/7Z 111C 61,a „livid- {o 4'-ru(Dt_ AL( `NV od?%xe UAL, 961 (2164a4_ ai \c? QS\qc Nath est Associated Consultants, Inc. URBAN P !. A N N S N G• iS E S 1 G N M A f; K E T � A PLANNING REPORT TO! Mary Kay Wyland FROM: Bob Kirmis/Alan Erixius DATE: 12 October 1993 RE: Lino Lakes - Oaks of Lixio FILE NO: 194.01 93.09 R E S E A R C M Lakes Sketch Pian EXECULTVESIINIONIARY Background Hokanson Development Inc. has submitted a sketch plan for a nine lot single family subdivision entitled 'Oaks of Lino Lakes". The proposed subdivision lies south of Birch Street and west of the D. Erickson Second Addition. The 9.3 acre subject site is zoned R-1, Single Family Residential. Attached for reference: Exhibit A - Site Location Exhibit B Detailed Site Location Exhibit C - Sketch Plan Recommendation Based on the following review, it is apparent that numerous physical constraints exist on the subject property which limit design alternatives which fully comply to Ordinance provisions (i.e., coal -de -sac length, lot configurations). Recognizing these constraints, our office recommends sketch plan approval of the Oaks of Lino Lakes subdivision subject to the following conditions: 1. In forthcoming preliminary platting, all applicable submission requirements are met. 5775 Wayzata Bivd. •ovuite 555 • St. Louis Park, MN 55416 - (612) 595-963Fax. 595-9837 i+.C.T- 1 2- _ - T U 1 .1-3. The applicant pursue variances for the following: a. Cul-de-sac length in excess of 500 feet (Section 303, Subd. 1(8) . b. Irregular lot shapes (Section 100..08, Subd. 6 (3). 3. City Officials determine the acceptability of the proposed lot widths of Lots 6, 7, and 8. We would recommend approval of these lots based on the physical constraints of the site. 4. All site wetlands are established as easements within abutting lots. To the extent possible, a.i significant trees on the subject site are to be preserved. 6. The proposed wetland mitigation is subject to review and comment by the Rice Creek Watershed District. 7. The City Engineer provide comment in regard to drainage and utility issues, including the need for easements. 8 The proposed subdivision is subject to review and continent by the Park Board in regard to appropriate trail and park dedication. 9. Driveways for Lots 7 and 8 are placed so as not to infringe upon required drainage or utility easements. This item should be subject to further comment by the City Engineer. 10. Comments from other City staff, ISSUES ANALYSIS Su i.viE__2 Proc ao nc , It had been the applicant's original intent to process the attached sketch plan as a preliminary plat. Because numerous preliminary plat submission requirements had not been received (i.e., grading and drainage ps.s.r_, utility plan, street cross sections, etc.), staff has recommended that the subdivision plan be considered as a sketch plan. Rather than potentially deny a preliminary plat request due to lack of information, it is believed that sketch plan consideration would be beneficial both to the City and applicant at this time (prior to further financial investment). As part of forthcoming preliminary plat consideration, all applicable submission requirements, as outlined in the City's Subdivision Ordinance, should be met. 2 Density. Within R-1 Zoning Districts, the maximum number of dwelling units per buildable acre must not exceed 3.2. While the subject subdivision entails 9.3 acres, only 3.3 acres are considered buildable. With a density of 2.73 units per buildable acre, the proposed subdivision meets R-1 density requirements. Lot Area Lots within is -1 Zoning Districts must exhibit lot areas not less than 10,800 square feet in size. This requirement excludes area below the 100 year flood elevation and designated wetlands. Mi lots have been found to exhibit at least 10,800 contiguous square feet of buildable lot area. Lilt Width, Within the R-1 Zoning District, a minimum lot width of 80 feet is required. While, all proposed lots have been found to meet Ordinance width requirements, lot frontage on Lots 6, 7, and 8 is devoted almost exclusively to wetlands. According to the Subdivision Ordinance, lots with easements protecting watercourses shall have sufficient dimensions and area above normal water levels to equal or exceed the minimums specified in the applicable district provisions. In this regard, Lots 6, 7, and 8 of the proposed subdivision may or may not comply with the cited Ordinance provision, depending on interpretation. If the Ordinance provision is understood to meat that "sufficient dimensions" refers to the lot having ample buildable area dimensions so as to construct a home, then the referenced lets would comply with the Ordinance standard. If on the other hand, the provision is understood to mean that the required 80 foot lot width (road frontage) must exclude wetland areas, then an Ordinance violation would appear to exist and an alternative wetland mitigation plan should be considered. Although the applicant is requesting a unique lot design for Lots 6 and 7, their design is responsive to the current wetland preservation rules. Both lots exceed lot area standards and provide buildable area outside adjacent wetlands and floodplains. Due to the physical constraints of the site, we would recommend that the Planning Commission give positive consideration to the design Of Lots 6 and 7. Tree Preservation The submitted exist throughout the subject site. significant trees should be pre inventory of existing trees may be concept plan notes that trees To the extent possible, all served. In this regard, an necessary. Wetland Mitiq t.9ma As shown on the submitted concept plan, wetland mitigation will be necessary to achieve the proposed subdivision design. The proposed mitigation plan should be subject to review and comment by the Rice Creek Watershed District. 3 C) -- 1 ;--''3 .TIDE 1 3 2 4. C3 ka Iireevlearae.t. According to the Subdivision Ordinance, side lot lines rust be substantially at right angles to straight street lines or radial to curved street lines. As shown on Exhibit C, Lots 6, and 7 all hold irregular lot shapes and fail to meet the cited Ordinance requirement. To accommodate the proposed lot shapes, the processing of a variance will be necessary considering the physical constraints of the subject site (wetlands, topography) justification appears to exist to warrant such a variance. Setbacks. The following setbacks are imposed in R-1 zoning Districts: Front Yard Side Yard Rear Yard pe r ,_Set'back 30 feet 10 feet 30 feet All proposed lots hold an ability to enforce required setbacks while providing ample area for home construction. To demonstrate lot buildability, specific house pad locations have been appropriately illustrated in the sketch plan. Gut -a -, The subject property is to be accessed via a westerly extension of Aspen Lane. Considering that the proposed cul-de-sac originates at the intersection of Aspen Lane and Killdeer Drive ( 140 feet east of the subject property), the proposed cul-de-sac measures e 570 feet in length. According to the Subdivision Ordinance, cul-de-sacs must not exceed 500 feet in length. To accommodate the proposed cul-de-sac length, the processing of either a FDO, planned Development Overlay or a variance will be necessary. Considering the physical features of the site, there would appear to be justification for the granting of a variance. Easements. As shown on the submitted sketch plan, a large lowland/ wetland lies in the southwestern portion of the subject property. According to the Subdivision Ordinance, water courses must be protected by easements within abutting lots. So as to fully comply with this Ordinance provision, all wetlands should be designated as easements within adjacent lots. This item should be subject to further comment by the City Engineer. Ear /nT,ai� ni. an , onThe submitted sketch plan illustrates trail locations between Lots 1 and 2 and to the southwest of Lots 2 and 3. The Park Board should provide comment in regard to the acceptability of the trail locations as well as appropriate park dedication. Drir wavy. As shown on the submitted sketch plan, Lots 6 and 7 are to be accessed via adjacent driveways. In no case may the said driveways be allowed to lie within required drainage or utility easements. This -item should be subject to further comment by the City Engineer. 4 QCT- 1 -" 3 TLIE 1 1 4 1 0 CONCLUSION Based on the preceding review, our office recommends approval of the Oaks of Lino Lakes concept plan subject to the conditions listed in the Executive Summary of this report. pc: Darrell Schneider Randy Schumacher 5 G,C T- 1 TUE 1 3: 4 1 NORTH iimmeNNWHOMIMINHIRRON 1 MILE CITY OF LINO LAKES CITY OF LINO LAKES MINNESOTA EXHIBIT 8 - DETAILED SITE LOCATION ,44.1.4 a 44441 v.. a,,,,...„,411,64,,, j.` JV• •�.„41 .! La',giii 1'. oN I.. • •4 • ..=r •1t '1± a fl • { 1.. • 5^11 4,•�. qtr.. /t•, /11 • • 4. ass 1.• a.. Yna !i• 1#,• pt44 • 1 Sr•. ,511 ✓144 tut •' syr., S•w • AE'� k•ir1 `e L• 41.51 in vt�.•f 44411- • ir1 �'- Sri X40' 11144 S° is .; ." to ! r 1 4 • 4.114 ' rtr ►t k' At1. t t 111 1 ir•1 S 88°56'i 81,5 .41. G • ft. wa.. t 5t`Ar e A SEMEN 1' 4r4.f1Kt/!4 ti .4 1 • ,t' a; •1141 4 y Yv'S �'•S•1 ti I4: ,. 4••1 r 1.• •.t•• t• IA, i4 .r t' 4 !R. rr N1 1441,. 41 w• •4.51 1 .4. •.,,�ti SKETCH CH PLAN TKDA TOLTZ, KING, DUVALL, ANDERSON AND ASSOCIATES, INCORPORATED ENGINEERS ARCHITECTS PLANNERS MEMORANDUM Darrell Schneider To: Mary Kay Wyland Copies To: Kirk Corson Reference: 1500 MERITOR TOWER 444 CEDAR STREET SAINT PAUL, MINNESOTA 55101-2140 PHONE:612/292-4400 FAX:612/292-0083 Preliminary Grading and Drainage Review Dan Fabian Oaks of Lino Lakes From: John Powell AIP Lino Lakes, Minnesota Date: September 8, 1993 Commission No. 10414-033 We have reviewed the preliminary grading and drainage plan for the referenced subdivision which has been prepared by R. Nelson Engineering and is dated June 16, 1993. Our review was limited to performing a drainage analysis to determine whether it is possible to create buildable lot areas within the proposed subdivision. We have determined that buildable lot areas are feasible with the following assumptions: 1. The Rice Creek Watershed District approves the wetland mitigation plan as it is shown on the preliminary plan. 2. The lowest basement elevations can be raised to meet City standards. This would require an adjustment of up to 2.5' on certain lots. 3. The roadway elevations can be raised to provide adequate cover over the proposed storm sewers. If the Rice Creek Watershed District requires modifications be made to the wetland mitigation plan, the drainage analysis will be significantly impacted. This plan should be submitted for review to the Watershed District as soon as possible, however, the latter two assumptions should be addressed by the developer prior to submission to the Watershed District. JMP/mha AGENDA ITEM IV B STAFF ORIGINATOR Mary Kay Wyland DATE October 8, 1993, TOPIC 93-17 Variance, 6619 Ruffed Grouse Road Lot 6, Block 1, Quail Ridge ............................... ................................ The property in question is located in the Quail Ridge plat and was one of the first building sites built on. When the building permit was issued, a certificate of survey indicated that the garage side of the house was located 5' from the side property line as required by the Zoning Ordinance. However, upon completion of the dwelling, an "as -built" survey indicated that the house was actually 4.3" from the side property line. This encroaches 7" into both the side yard setback and a drainage easement. To provide a clear and unclouded title to the property, the builder is requesting this variance. The property owner & builder, Bill Pierce of Pierce & Associates, is also the property owner of Lot 5, Block 1, Quail Ridge immediately to the west of this subject property. Therefore, we have not asked for a letter from the adjoining property owner indicating no objections. According to Section 4, Subd. 7, "Variances from the, literal provisions of the ordinance may be granted in instances where their strict enforcement would cause undo hardship because of circumstances unique to the individual property under consideration." Staff would recommend approval of this variance request with the following Findings of Fact: 1. The property in question cannot be put to use for other than single-family purposes. 2. The plight of the landowner (actually the future landowner, as the builder is requesting this variance) is due to circumstancesnot of his making and the variance is necessary to provide clear title to the property. 3. The hardship is not due to economic considerations alone and a reasonable use of the property does exist under the terms of the ordinance. 4. Granting of the variance will not confer on the applicant any special privilege that would be denied by this ordinance to other lands, structures, or buildings in the same district. 5. The proposed action will not unreasonably diminish or impair established property values within the neighborhood. 6. The proposed actions will be in keeping with the spirit and intent of the ordinance as the area is zoned for single family development. 1. Approve variance with above outlined "Findings of Fact" 2. Return to staff for further consideration. ........................................ ........................................ ........................................ ........................................ COMMENDATIC ........................................ ........................................ Option 1 'i`IFI ►'T '; SURV E Y For: Pierce Const. • . = Denotes proposed elev. LI Denotes 11 foot offset. �.- Denotes direction of drainage. so Top of block= 902.7 Garage floor= 900.1 Basarent floor= g?s 3 c 04,0 (gown 2,40 (11 crs.) ,0 ,a lv 3 ,moo G9a 99�SItp SF 9'0,10 4i76o33'e„,,w Lot 6, Block 1, QUAIL RIDGE, Anoka County, Nh. (not of record) Dqo I. .t l$,x416 • SCALE:i Inch =.22_Fset * A;-BuilT_ 6'urue/ - x-30-93 O Denotes Iron ! Bearings shown are on an assumed datum.' Job No _z Book Page_ Ws hereby certify that this is a true end correct representation of a survey of thy boundaries of the above described land and of the location of oil buildings, if any, thereon, and 011 visible encroachments, if any, from or on said land. Dated this /ft eday of .1. e.i#. BEHBEIN COMPANIES 651 Naples St. N.E. diaine Mn. 55449-6724 by It6gr'f•7140,, Minn. Rep. No. Alif3 Te . 784-0657 • --a,twlNw:;E fwyEYE1:-� PARK 4 PARK 1 ,_ 00GE E•SENEIT W O,l1 N 39.05,,-E ° N Q1 1.00 1.1 o .' 1 Z "s 1 • ,, j N ,54'.,'21-E - ...216 74 36 7r N P9'S2,'E ',' i R7-5.: SE \ ay .:M275 ---• n1 .P IP' j Y�.. / y f s c� \•u}.W 3 . ,.: Pj • .(j�f c /i....?J ., eye>3 • 4 \`" a �� .-;•:::1-'''';::c'4';',:'''' : a'.b4 4' 4. �o '? \ 0.14,5" �4 �V J �B�JJ. y • - . '. I t=7;V::::: -..'.4:',.:'''' •--)j' i ---8;:ira. " • JJ 3a +, i• / e (:421,7 ' fia ' �-. .5 89°21.15°E it 81 188.00 -3 -- l•C---E- li 6- J1 1� pAwWwG(- \%) p, 'PS. < /E SE,E.T& ON PARK'. -00°13"2C"E 30.00. *0 NO BIRCH 5 89°21'15"E 660.32 S • EET 989.31 _. --- --- N 89°21 15"w ?R A;N:.GE Al t: U17LlT' EASEv.•(n'S SNOva i•-•;•.1 SCALE FEE: t. 6F•1 - :c 0 100 20; S: A_Ct 1 TECH _ 'c £E3- --- _- • -,:1 '101.4 N�..- 300 No A North a Associated Consultants, URBAN PLANN 1 N G • DES I G N • M A R K E T RESEARCH PLANNING REPORT TO: Mary Kay W'yland FROM: Bob Kirmis/Alan Brixius DATE: 12 October 1993 RE: Lino Lakes Perceptive Engineering Minor Subdivision/Site and Building Plan Review FILE NO: 194.01 • 93.11 EXECUTIVE SUMMARY Background Mr. Paul Fischer, on behalf of Perceptive Engineering, has submitted a request to construct a 10,000 square foot manufacturing facility upon two lots (Lots 15 and 16, Block 1) within the Liao` Industrial Park. Perceptive Engineering specializes in the manufacturing of precision machine parts. The subject site is zoned G -I, General Industrial. To accommodate the development proposal, the following approvals are necessary: 1. Minor subdivision to combine Lots 15 and 16, 'Siock 1 of the Lino Industrial Park. 2. Site and building plan review. Attached for reference Exhibit A - Site Location Exhibit B Detailed Site Location Exhibit C Proposed Industrial Park Replat/Expansi Exhibit D - Site Plan Exhibit E Building Elevations Exhibit F - Floor Plan 5775 Wayzata Btvd. • Suite 555 St, Louis Park, MN 55416 • (612) 595-9636•i ax. 595-9837 Recommendation Based fen the ensuing review, our office recommends the following: 1 . Approval of a minor subdivision to combine Lots 15 and 16, Block 1 of the Lino Industrial Park subject to the following conditions: a. The applicant agree to enter into the pending replan/ expansion of the Lino Industrial Park. b. The applicant submit a property survey which identifies existing and proposed property lines as well as proper right-of-way dedication for realigned Apollo Drive. This item should be subject to further comment by the City Engineer. c. The City Engineer provide comment in regard to the need to establish drainage and utility easements. d. Comments from other City staff. 2. Approval of site and building plans subject to the following conditions: a. Colors of proposed building material finishes be specified and approved by the City. b. Noise levels emitted from the proposed manufacturing facility do not constitute a nuisance as defined by the City Code or exceed applicable PCA standards. c. The number of facility employees is specified to confirm compliance with off-street parking requirements. d The site plan is modified to identify all off-street loading areas. e. All trash handling areas are identified on the site plan. f . All trash handling equipment is contained in a closed container. g The site plan is revised to illustrate all exterior lighting locations. Per the Ordinance, all lighting used to illuminate an off-street parking area must be arranged to reflect light away from adjoining property. h. The applicant submit a signage plan specifying sign height, size, etc. The sign plan will, be subject to City approval. 2 i. A grading and drainage plan is submitted. The plan_ shall be subject to review and comment by the City Engineer. Comments from other City staff. J ISSUES ANALYSIS Minor Subdivision Qva).i kation. To accommodate the proposed development, it is necessary to combine Lots 1S and 16, Block 1 of the Lino Industrial Park. According to Section 1001.02 (13) of the Subdivision Ordinance, a minor subdivision is defined as a subdivision which results in four or fewer parcels from one or two existing parcels. As such, the proposed lot combination qualifies as a minor subdivision subject to applicable processing requirements. Indugt .ial Park ? �p1 .t.6. The City of Lino Lakes currently has plans to replat a portion of the Lino industrial Park and expand to the southwest. The plan basically involves the realignment ent of Apollo Drive and reconfiguration of several existing lots. The park expansion will, however, have minimal effect on the subject property. As a condition of minor subdivision approval, the applicant should agree to enter into the pending replat of the industrial park. $ubmi,ssion Requirements. As a condition of minor subdivision approval, the applicant should submit a property survey which identifies existing and proposed property lines, as well as proper right-of-way dedication for realigned Apollo Drive. Easements, Currently; no drainage and utility easement exists between Lots 15 and 16. As such, easement vacation will not be necessary. Property Conff raon It should be noted that the existing dimensions of Lots 15 and 16 do not correspond to the dimensions noted on the submitted site plan. The proposed lot dimensions apparently are reflective of the pending realignment of Apollo Drive. As noted previously, a property survey should be submitted which illustrates existing and proposed property lines. LotLng_t_aLmjaporgamititAll. According to the Zoning Ordinance, lots within G -I, General Industrial Zoning Districts must have a minimum lot size of three acres. Currently, both Lots 15 and 16 hold lot sizes of 46,0001- square feet. Thus, their combination still results in a non -conforming situation. As such, all lots within the industrial park exist as legal non -conformities. 3 -- 1 :2 -- 3 TUE 1 �.. s� In regard to ion -conforming use and structures, the Ordinance states that a lawful non -conforming use may be changed only to a use which decreases its noxi -conformity. In this regard, the proposed lot co+.bination will lesser: an existing non -conformity and is viewed as positive without need for a variance. Site and Building Ilan Review Sethi :he. As shown below, the (including future phase) meets requirements. Front Yard Side Yard Rear Yard Aegvi red 50 feet 10 feet 15 feet proposed manufacturing center all applicable G -I setback * Applies to future building phase Proposed 70 feet 84 feet 60 feet* �uiidin �eigb According to the Zoning Ordinance, no building within a G -I Zoning District may exceed 45 feet in height. The proposed manufacturing facility measures 16'-8" in height and complies with the Ordinance standard. Creon lar@a. The Zoning Ordinance stipulates that a minimum of 10 percent of the subject site area must be devoted to open space, yard and other landscaped area. Approximately 48 percent of the subject site is devoted to open space. As such, the Ordinance open space requirement has been satisfactorily met. LanAamatl IBu fezi ml As shown on the submitted site plan, a total of nine Colorado Spruce trees have beer proposed along the property's front lot line. Considering that the subject property does not lie adjacent to any residential or commercial properties, applicable landscaping requirements are considered minimal. Loading activities are to occur to the rear of the proposed structure and will not be visible from the adjacent right-of-way. Aesthetic Comp.tibility, The Zoning Ordinance dictates that site and building plans shall not be approved if such structures are judged aesthetically incompatible. As shown on Exhibit E, the proposed manufacturing facility is to be finished in painted rock face block with a painted horizontal accent stripe. The structure's roof will not be visible. While the proposed building materials conform to industrial building type standards set forth within the Ordinance and appear acceptable, it is recommended that finish colors be specified to ensure area compatibility. 4 GGT- 1 2-`925 T L' E 1 3 33 4� NY €iVt As a condition of site and building plan approval, the proposed use must be compatible with the suerounding area in regard to noise. As such, all noise emi.tced from the subject site ;rust not constitute a nuisance as defined by Ordinance or exceed applicable PCA noise standards. Oft -Street Parkin4°. According to the Zoning Ordinance, light manufacturing facilities must provide one space for each employee or one space for each 2,000 square feet of floor area, whichever is greater. Utilizing the building Glee method of calculation, five off-street parking spaces are required of the proposed manufacturing facility as shown. below. E.1-1ding.Size 10,000 GSP Rat .o' ixd Spaces 1 for each 2,000 5 square feet With a parking supply of 18 spaces (including required handicap stall), the proposed facility appears to have ample off-street parking. As a condition of site and building plan approval, however, the number of facility employees should be specified so as to ensure compliance with the City's parking standard. Circulation. Generally speaking, the proposed circulation pattern appears well conceived. Ample space has been provided to accommodate service vehicle maneuvering. Roses.._ The subject site is to be accessed via a realigned Apollo Drive to the south. At 24 feet in width, the site's access point compiles with maximum curb cut width requirements for off-street parking areas. hooding, while it appears obvious that site loading activities are to occur to the rear of the proposed building, specific off-street loading areas should be identified on the site plan. Tra_ahr The site plan does not indicate the location of trash handling facilities. As a condition of site and building plan approval, trash handling areas should be specifically identified on the site plan. According to the Ordinance; all waste, refuse or garbage must be properly contained in a closed container designed for such purposes. Lighting. The site plan does not indicate whether lighting is to be provided to illuminate off-street parking areas. If such lighting is to be provided, specific light standard locations should be illustrated on the site plan. The Zoning Ordinance stipulates that any lighting used to illuminate an off-street parking area must be arranged to reflect light away from adjoining property. 5 'J 11- -- 1 2-9 3 Tl3EL" 1 3= 34- P ka Signs. The submitted building plans do not indicate whether signage is to be provided on the subject property. If signs are to be provided, a detailed sign plan (indicating sign size, height, location, etc.) must be submitted subject to City approval. Gradlns _ azo¢_ rain a As a condition of site and building plan approval, a grading and drainage plan should be submitted. This item should be subject to further comment by the City Engineer. CONCLUSION Based on the preceding review, our office recommends approval of the following items necessary to accommodate the subject development proposal: 1. Minor subdivision. 2. Site and building plans. The above approvals are, however, contingent upon the fulfillment of the conditions listed in the Executive Summary of this report. pc: Darrell Schneider Randy Schumacher Bill Hawkins Pete Kluegel Brian Wessel 6 OCT— 1 —S':? TUE 1 c = 14 ' CITY QF LINO LAKES NORTH 1 MILE CITY OF L NO LAKES MINNESOTA ' EXHIBIT .A SITE LOCA' u C T— 1 — - U f=. 1 - 1Z.0` kJ CO/NEf? SEC. O' -.-- LINO LAKES CORRECIIONAL F'ACiU1 LILAC Si. - S T: HWY H0. 49 �7i ti Y f i�n 00/17/V1 APOLLO BUSINESS CENTER CITY OF Ita8 APOLLO BUSINESS PARK EXIT B T C - PROPO=SED iihDU TRIAL PARK REPLATIEXPAN$IC 0CT- 1 -- u T U E )711'..gDcZ tl,"1. HT"- -_J • • APOLLO DRIVE NORTH GCr— 1 — rLiE 1 - : 3 rAg .w• SOUTH ELEVATION !/S' s T-0. rw,aww c4 -g. 6r NORTH ELEVATION �„- .. va-. 1' -0* WEST ELEVATION 1.46 �„Lc a A » t rµe,t RrOVW EAST ELEVATION El r, vb-. r -o' C AGENDA ITEM V A STAFF ORIGINATOR Mary Kay Wyland DATE October 8, 1993 TOPIC Clyde Rehbein Development - between Ware Road and Hwy 49 south of Rehbein Bus Garage This item is being placed on the P & Z Agenda as a discussion item. Mr. Rehbein will be present to review with the Board. The property in question is Zoned R-1 Residential, is located within the MUSA, and is directly south of the Rehbein Bus Garage. Utilities are currently extended to the approximate southern border of the Pine Ridge Addition north and east on Ware Road. Staff would suggest that Mr. Rehbein obtain a Wetland Delineation and have some preliminary discussion with the Rice Creek Watershed District prior to additional review by the Board. 5 �g93 oc� s esQ ccv Rice Creek watershed DATE: i° \q 33 3585 LEXINGTON AVENUE NORTH, SUITE 132 ARDEN HILLS, MINNESOTA 55126-8016 TELEPHONE (612) 483-0634 TO: C 1`� t 2Q_hhein x(05 1 tQsap} _ s lV ne. m� `SGLt-`t Board of Managers Regular Meetings: 2nd and 4th Wednesdays at Shoreview City Hall Based upon receipt of your request for a Pre -permit investigation on KATE DREWRY, District Admin. Icy `t Q -3 and subsequent review of the submitted exhibits, the BONITA TORPE, Admin. Assist. fo l l owi n j comments are made for the site located at 1 -Ll 4 9 - SUS{ Ste. e Oek, j Permit approval from the -Rice Creek Watershed District is required for this project. Permit applications may be requested at 483-0634. The officially established 100 -year flood plain elevation for this site is No 100 -year flood elevations exist for the project site; therefore, it will be neces- sary for the applicant to determine appropriate 100 -year flood plain elevations through the use of a professionally registered engineer. X The District's requirement for stormwater runoff rate control will be applicable to this site. X Wetland Act mudi If w apply and wetlands need to be avoided first, then impact minimized and mitigated in accordance with Wetland Act of 1991. No filling below the 100 -year flood plain elevation will be allowed unless compensa- tory storage is provided. Minimum building opening elevations must be at least 2 feet above the established 100 -year flood plain elevation. Drainage easements will be required over all areas lower than the established 100 - year flood plain elevation and 50 feet either side of the centerline of any officially established county or judicial ditch. Preparation of a sediment and erosion control plan with implementation schedule will be required. I 1 X I ► („,,,,4 \ a r� �l (A, � �A. (r) t Is (Ae �CLt 1c '"_\)0 041 of r � -e- (-N `tl h i �� Q h -Q CADIM ' Q e ( 11,-,�© (� 011(c.011(c. OS 5 c I '� F S c C SM Q c t lL < dl C Q e to (-an tgur ons •. Next RCWD Meeting: . Permit App. Submittal Deadline: Sincgrel RICE) CREEI�VIATERSHED DISTRICT NQS ecA 0c� S��e c> s Pecv r e c� SC�ca�� a c eaS cA\ e_ c e d s i4 e_ -k -c t n d e (NA c o K i onoc fl c a7V t o Kate Drewry District Administrator BOARD OF MANAGERS A. J. CARDINAL, SR. G.A. SANDE ROGER L. OBERG H. G. LANCASTER ANOKA COUNTY��77 RAMSEY COUNTY WASHINGTON COUNTY RAMSEY COUNTY CC : City of x.10 0 4t. OCS-MONTGOMERY WATSON Consulting Engineers 473-4224 • MICHELLE I. ULRICH Attomey 699-9845 EUGENE L. PETERSON ANOKA COUNTY . LINDA i• ,-, %, I �qp4 4' 1 eCProposed 6 /?' Pro e% y `way ¢9 "to 76 to • !11.016' NJ9 7 a O SKETCH PLAN It; For: R -Properties Inl r\ I 1 I � 1' • f{1 loo' 57 L0rs Sept .2.3'' /99. RICE LAKE RESHANAU U ANOKA -'OUNTY RVEY DRAWN REVISED REV. REV. REV. REV. REV. SEP. 1974 NOV. 1978 MAR.1980 SEP. 1981 DEC.1982 JULY 1985 DEC. 1985 REVISED REV. REV. REV. REV. REV. REV. JAN. 1987 MAY 1988 AUG. 1989 FEB. 1991 FEB. 1992 SCALE I11= 1 500' 430 REVISED REV. REV. REV. REV. REV. REV. 0 V4 MILE 3/4 LOCATION MAP SHADED AREA DENOTES PARK LOCATION 9C CIT CENTER Northwest Associated Consultants, URBAN PLANNI N C . D E S_ I G N• Sul A R K E T RESEARC MEMORANDUM TO: Lino Lakes Planning Commission FROM: Bob Kirmi.s/A1an Brixius DATE: 12 October 1993 RE: Lino Lakes - Behms Century Farm FILE NO: 194.01 - 93.06 The Behms Century Farm developer is requesting that the Linp Lakes Planning Commission informally discuss their previous request for a rezoning, Comprehensive Plan amendment, and subdivision. As an agenda discussion item, no formal action will be taken on any applications, rather the developer hopes to have a broader evaluation of the land use objectives for this area of Lino Lakes. The Behms proposal calls for the creation of approximately 160 single family lots developed upon a 95 acre tract of land located north of County Road 153 (Lilac Street) and east of County Road 531 (Sunset Road) . This effort has been specifically prompted by a concern as to whether the development of Behms Century Farm, which will require sanitary sewer service, is in the City's best interest at this particular time. In considering of the Behms Century Farms proposal, the following general questions are raised for the Planning Commission's consideration. The questions are broad in nature and deal with the general planning objectives of the City. 1. WHAT ARE TEE LONG RANGE DEVELOPMENT OBJECTI't S FOR SUBJECT AREA? In evaluating the Behms development proposal, the City should consider what uses and development densities may be appropriate within the subject area for both the short and long term. Tn evaluating this smatter, the following items should be considered: 5775 Wayzata Blvd. • suite 555 € St. Louis Park, 5416 • (612} 595-96 A omorehensiv. P1.n The City's 1987 Comprehensive Plan designates the subject property as "expansion residential" (see Exhibit A) . 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 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 if the current timing of the project is appropriate based on the City's comprehensive policies, the City's infill policies, land use compatibility and City's financial capabilities. The comprehensive policies are attached as Exhibit B. 2. IS THE PROPOSED USE COMPATIBLE WI= SURROUNDING USES? In considering whether the proposed use 3.s compatible with surrounding uses, the following items should be considered: A. pxistincr Lang. 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 2 acres. B. Re,,.eidenti 1 Den$ t ie_ ._ Development in the subject area is characterized by unsewered residential subdivisions within 25 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. The Planning Commission :rust evaluate the density impact where smaller lots abut the larger lots and the density impact on streets in the area. C. rxisting R-1 ZQning D strict, 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. 2 D. Develc ::en t Righty. To accommodate the proposed development, an R-1 zoning, designation will be necessary. It should be recognized that the "R-1" District holds different development performance standards than the "R" District zoning which bounds the site (i.e., accessory building standards, etc.). As such, a determination should be made as to whether the expansion of the "R-1" District will negatively impact the surrounding "R" District or vice versa. 3. HOW WILL THE PROPOSED DEVELOPMENT IMPACT 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: A. $epti9 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 the extension of public sewer. The City must evaluate how this may be implemented in the future. B. ,rawer plan. The subject property lies within Sewer District #2 as identified in the City's 1990 Sewer Plan (see attached Exhibit C) . To accommodate the proposed use, an amendment to the plan would be necessary. C. Charter Agreements, As mentioned previously, a City 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. D. 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. 3 S? tngTo accommodate the proposed. development, an expansion of the MSA will be necessary. The City should considera,whether the expansiony�of the M`JSA will result t in an orderly growth pattern. If you have any questions or comments regarding this material, please advise. pc: Darrell Schneider Randy Schumacher Mary Kay Wyland FIGURE A-4 } 1neer ta`xof{ CITIES OF LINO-- LAKES, CENTERVILLE, & PART OF CIRCLE PINES f41444%4fief#nue1 UtDOS li**1001141 Wi1S1 f4miI :. camfhtfot! "70 a .s•-.flo.. t 14601141 1141 1-n P { t:. m1•F, we EXH BITr A 8. Land Use and Environmental Resource Policies The Land Use and Environmental Resource Policies, in conjunction with the Land Use Plana 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. Polis • 4: Moderately intense development (residential, commercial and nustr al) 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, accorng 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 takers 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 8 JD ill ,1—_ ..,-.-%ti _t " sir. 4 ¢7 4. ...�....- , t.e Fye.; ' ,i. .': • "«d • • rpt "S '! d,j »,_,e.I.V..,—.1.S."" X49•• ,rRG"' A`I1 !1 SEWER • •y �' ; �1','' iTY tON. f:. 11 '. - _�j Fes► WAS�1`EWA`f -- g B . 7.,:i•• ,; 1: ; TREATME - as�'�" . 1 ,..1..••,�...if , ,F,N I,lTV • 4 Lo ACHAellil AT R1 CtS7CA , '4 PROP GRAVITY SEWER 1111 1. s�r�l.11•• 40, No fi GEORGE (fi 'i i tJ I itf 1 PROF ii 'J.� ' Jam! It. -, 4,4 EXHIBIT C D. Environmental Resources Policies Polis 1: Al: development in natural or environmentally sensitive areas snail conform to local, metropol i tans• stave and federal regulations and policies. Policy Z: 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. Polio 3: Steep slopes and areas performing essential natural .unct-onns 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. Polio' 4 : A final' grading and restoration plan will be included as part o the soil extraction operators special use permit. Polis 5: Any proposed shoreland alteration, channel, filling, or dre ging 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. Polio 10: The city, in conjunction witfi the Minnesota and Anoka o unty4istorical 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, Polis 11: The city will encourage and cooperate with Anoka County in presery ng the Rice Lake Rookery and in taking the necessary actions in maintaining its unique habitat by controlling development and use of adjacent lands. Poli] 1L: The city shall direct development away from areas aeent� ed as offering unique fish or wildlife habitat, if feasible. Policy 13: The city shall supe rt and encour Ge conservation efforts of other groups and agencies protecting and r anagjng unique fish and wildlife habitat. Policy 14: The design of city parks shall respond to site resources such as woodlands, wetlands, steep slopes, etc. [CARL STRFFT r 0 100 200 400 Grephac. Scale lin Feet) LIMO AIR PARK 12 r r i r L0.IC STREET r t r 1 L0.1C STREET wavy- it RI (Io.cs.E) Lora gpt$T &! EII pie,* s.c Lor$ 53 Tnr» t • 30 ME Wel ''P F/1.. • Sed -r4 less rotrAN 1o,$Dv s.F. uP ND c Pr (....)..1.1 1 1 1 °rapines Soule to ,..0 LIW AIR PARK fi�is's�cr 15 • ,_. :1yam,. • 131 5 op 16 7 r • L EP 26 7 E9 28 29 rfl 12 ^14 9 Hi15 16 rfi {7 6 r1 LJ 18 19 Fri 5 U 1 rk LJ 128 3 LH , I Fri21 2 LP 22 16 —P 117 L118 7 (1 uLJ 4 3 n 2 r i r r 1 r L1IJ STT 2 Z 2.4 Ac 1.61-3 I tai I. ors 03 1"orr'f“- z N. 0 1Z 2:e;": m 0 Wz! _! k r NeioiZ W>sTL040 Fr 1..c.. s ID L,ors t $s M ,0i ,W WQc.PNP pert (4 1 21 19 17 16 LAD AIR PARK LDJ AIR PARK 8 100 200 I -1"..i 1 G-ephtee Seale (In feet( 400 LLI 13 LILAC BMW .. Laic S,N•ET 20+ fk. Lars Legs 163 TorAL 16 r17 I ' ' 18 19 rfl tun �2l 9j22 181 9 6 7 6 5 r LH 10� 3 2 t a H»,rott tOgtri-AHn ALL. • 5 Lors &Ess rhiA� 10,Soo S_f- ufg• p 4P . ALS -W3 rieridZt€ S•660r01510 0 prIcN OCTOBER l :3 , 1993 Attention: Mary Kay City of LinoLakes Panning & Zoning Commission We are Jay and Sue Moll or and reside at 7806 Sunset. Avenue on 63 acres Tying just n{ rt -h and ad lucent to the I;reposed of b th BBeivas C ntury Farms for water and sewer. We are very strongly in favor of the sewer and water for the Behrns and :are sure the City Engineer would agree that. because of the high wster tulle in the area it would he of benefit to the ecology o1: the hand and the city as a whole. We purchased our ;i•operty- in 1984 as an investment and were told thc_ri 1'y the city that Sewer and water was 5 to 10 years away which substantially pacts our propert f ;and we would like to exerc1.se tate right to tet the most Froin our investment.. Thank yon for read:i r_g uud letter and giving us the opportunity express our views. Sue and Jay Molitor 7806 Sunset Avenue I,inolakes, Mn. Phone 180-1298