HomeMy WebLinkAbout2017-063 Council ResolutionCITY OF LINO LAKES
RESOLUTION NO. 17-63
APPROVING PRELIMINARY PLAT FOR HOULE ADDITION
WHEREAS, the City received a land use application for preliminary plat for Houle Addition
hereafter referred to as "Development"; and
WHEREAS, City staff completed a review of the "Development" based on the following:
• Preliminary Plans and Preliminary Plat prepared by Kaskaskia Engineering Group, LLC
dated 5/15/17
• House Building Plans prepared by Schwieters Home Design dated 2/29/17
• Soil Borings prepared by Professional Engineering Consultants dated 2/7/17; and
WHEREAS, a public hearing was held before the Planning & Zoning Board on June 14, 2017
and the Board recommended approval of the "Development".
NOW, THEREFORE BE IT RESOLVED by The City Council of The City of Lino Lakes
hereby makes the following:
FINDINGS OF FACT
Per Subdivision Ordinance Section 1001.013, Premature Subdivision:
(1) General. Any concept plan, preliminary plat or final plat deemed premature pursuant to the
following criteria shall be denied by the City Council.
(2) Conditions for establishing a premature subdivision. A subdivision may be deemed
premature should any of the following conditions not be met.
(a) Consistency with the Comprehensive Plan. Including any of the following:
1. Land use plan;
2. Transportation plan;
3. Utility (sewer and water) plans;
4. Local water management plan;
5. Capital improvement plan; and
6. Growth management policies, including MUSA allocation criteria.
Houle Addition is consistent with the goals and policies of the comprehensive plan in regards to
resource management, land use, housing, transportation and utilities as detailed in this staff
report. The development is also consistent with the local water management plan, capital
improvement plans and growth management policies.
(b) Consistency with infill policies. A proposed urban subdivision shall meet the city's infill
policies:
1. The urban subdivision must be located within the Metropolitan Urban Service Area
(MUSA) or the staged growth area as established by the city's Comprehensive Plan;
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2. The cost of utilities and street extensions must be covered by one or more of the
following:
a. An immediate assessment to the proposed subdivision;
b. One hundred percent of the street and utility costs are privately financed by the
developer;
c. The cost of regional and/or oversized trunk utility lines can be financed with available
city trunk funds; and
d. The cost and timing of the expenditure of city funds are consistent with the city's
capital improvement plan.
3. The cost, operation and maintenance of the utility system are consistent with the normal
costs as projected by the water and sewer rate study; and
4. The developer payments will offset additional costs of utility installation or future
operation and maintenance.
Houle Addition is consistent with infill policies. The development is within the current Utility
Staging Area 1A=2008-2015. No new utility or street extensions are required. The cost,
operation and maintenance of the utility system is consistent with the normal costs projected
by the water and sanitary system plans. No future utility costs are proposed.
(c) Roads or highways to serve the subdivision. A proposed subdivision shall meet the
following requirements for level of service (LOS), as defined by the Highway Capacity
Manual:
1. If the existing level of service (LOS) outside of the proposed subdivision is A or B,
traffic generated by a proposed subdivision will not degrade the level of service more than
one grade;
2. If the existing LOS outside of the proposed subdivision is C, traffic generated by a
proposed subdivision will not degrade the level of service below C;
3. If the existing LOS outside of the proposed subdivision is D, traffic generated by a
proposed subdivision will not degrade the level of service below D;
4. The existing LOS must be D or better for all streets and intersections providing access
to the subdivision. If the existing level of service is E or F, the subdivision developer must
provide, as part of the proposed project, improvements needed to ensure a level of service
D or better;
5. Existing roads and intersections providing access to the subdivision must have the
structural capacity to accommodate projected traffic from the proposed subdivision or the
developer will pay to correct any structural deficiencies;
6. The traffic generated from a proposed subdivision shall not require city street
improvements that are inconsistent with the Lino Lakes capital improvement plan.
However, the city may, at its discretion, consider developer -financed improvements to
correct any street deficiencies;
7. The LOS requirements in divisions (2)(c)1. to 4. above do not apply to the I-35W/Lake
Drive or I-35E/Main St. interchanges. At city discretion, interchange impacts must be
evaluated in conjunction with Anoka County and the Minnesota Department of
Transportation, and a plan must be prepared to determine improvements needed to resolve
deficiencies. This plan must determine traffic generated by the subdivision project, how
this traffic contributes to the total traffic, and the time frame of the improvements. The plan
also must examine financing options, including project contribution and cost sharing
among other jurisdictions and other properties that contribute to traffic at the interchange;
and
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8. The city does not relinquish any rights of local determination.
Houle Addition meets the requirements for level of service (LOS). Ruffed Grouse Road is a local
street and has capacity to accommodate 1 new single family home. No street improvements are
proposed that are inconsistent with the City's capital improvement plan. The city does not
relinquish any rights of local determination.
(d) Water supply. A proposed subdivision shall be deemed to have an adequate water
supply when:
1. The city water system has adequate wells, storage or pipe capacity to serve the
subdivision;
2. The water utility extension is consistent with the Lino Lakes water plan and offers the
opportunity for water main looping to serve the urban subdivision;
3. The extension of water mains will provide adequate water pressure for personal use and
fire protection; and
4. The rural subdivision can demonstrate that each of the proposed lots can be provided
with a potable water supply.
Houle Addition will have an adequate water supply. The subject site is served by a 6" DIP
watermain along Ruffed Grouse Road. The water supply system has capacity to handle 1 single
family home.
(e) Waste disposal systems. A proposed subdivision shall be served with adequate waste
disposal systems when:
1. The urban sewered subdivision is located inside the city's MUSA or is consistent with
the MUSA allocation criteria;
2. The city has sufficient MUSA and pipe capacity to serve the subdivision if developed
to its maximum density;
3. The subdivision will result in a sewer extension consistent with Lino Lakes sewer plan
and capital improvement plan;
4. A rural subdivision can demonstrate that each lot can be served by an adequate sanitary
sewer disposal system; and
5. A rural subdivision with a proposed communal sanitary sewer or water system has an
effective long range management and maintenance program with proper financing.
Houle Addition will be served with an adequate waste disposal system. The subject site is located
in Sanitary Sewer District 1 (Sub -district 1D) and is served by MCES Lift Station L69. An 8"
PVC sanitary sewer main extends along Ruffed Grouse Road. The sanitary system has capacity
to handle 1 single family home.
BE IT FURTHER RESOLVED by the City Council of The City of Lino Lakes hereby
establishes that Houle Addition is not a premature subdivision; and
BE IT FURTHER RESOLVED by The City Council of The City of Lino Lakes hereby
approves the preliminary plat for Houle Addition subject to the following conditions:
1. Comments from City Engineer Letter dated June 7, 2017 shall be addressed.
2. Comments from the Environmental Coordinator letter dated June 9, 2017 shall be
addressed.
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3. General Comments:
a. Any future subdivision and development of Outlot A shall require full preliminary
and final plat review and approval.
b. No principal or accessory buildings shall be constructed on Outlot A.
c. CSAH 10 shall be renamed CSAH 34 on all plan sheets.
4. Sheet 03-04, Preliminary Plat:
a. The lot area (contiguous buildable land) shall be recalculated and correctly shaded
to exclude the delineated wetland boundary plus 10 foot buffer/easement.
b. Both sheets shall show building setbacks (front, side and rear) measured to the lot
line.
c. Sheet 04 shall include the density chart with correct area calculations for each line
item.
d. The entire delineated wetland boundary shall be shown on the preliminary plat,
especially on Lot 1, Block 1.
e. Both sheets shall be revised to show the drainage and utility easements including
a 10 foot buffer extending outward from the entire delineated wetland boundary.
f. A separate plan sheet shall be submitted showing any required conservation
easements.
g. The 883.7 OHWL shall be field surveyed and shown on the plans.
h. The actual house setbacks to the OHWL of 6697 Ruffed Grouse and 6690 Ruffed
Grouse shall be shown on the plans.
i. The average of setback line of theses adjacent houses shall be shown on the plan.
j. The 75 foot shore impact zone shall be clearly marked on the Preliminary Plat
Plan Sheet 04 and Grading and Utilities Plan Sheet 05.
k. The Upland Boundary label shall be renamed Contiguous Buildable Area.
1. The Contiguous Buildable Area shall be shown and calculated 10 feet outward
from the delineated wetland boundary.
m. The civil plans and house plans shall be revised to meet the accurately calculated
average setback.
n. On the Preliminary Plat Plan Sheet 04, it shall be included under Notes that all
structures (decks, accessory structures etc.) shall meet the required OHWL
setback.
5. Sheet 05, Grading and Utilities:
a. The plan sheet indicates 470 s.f. of grading within the shore impact zone.
i. The applicant shall clarify what this is and where it is located.
b. The Upland Lot Area (42,603 s.f.) does not match the data provided on Sheet 03
and the plans shall be revised accordingly.
c. Staff has concerns the tree west of the house may be damaged during site grading.
i. The applicant shall indicate tree protection measures on the plan.
6. Landscape Plan:
a. A separate Landscape Plan shall be submitted showing the location and tree
species for one (1) boulevard tree.
7. Wetlands:
a. A WCA Notice of Decision shall be submitted to the City.
b. All plans shall be revised to reflect the WCA approved delineated boundary.
c. The entire wetland boundary on Lot 1 shall be delineated and shown on the plans.
d. If required by RCWD, the WMC 50 foot buffer area and the proposed WMC
buffer area shall be provided on a separate plan sheet.
8. Floodplain:
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a. The applicant shall provide written documentation from RCWD the 887.6 BFE is
correct.
i. If correct, this should be listed under "Notes" on the plan sheets.
b. The applicant shall verify the floodplain will not be impacted.
Adopted by the Council of the City of Lino Lakes this 10th day of July, 2017.
The motion for the adoption of the foregoing resolution was introduced by Council Member
Rafferty and was duly seconded by Council Member Maher and upon
vote being taken thereon, the following voted in favor thereof:
Rafferty, Maher, Manthey, Kusterman,
The following voted against same:
none
ATTEST:
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Jeff Reinert, M
yt